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Item2 - Staff Report with Exhibits 1 through 13. 15365 Santella Court 1yr ext
PREPARED BY: Erin Walters 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: 02/28/2024 ITEM NO: 2 DATE: February 23, 2024 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Requesting Approval of a One-Year Time Extension to an Existing Architecture and Site Application (S-18-052) to Construct a New Single-Family Residence, Site Work Requiring a Grading Permit, and Removal of Large Protected Trees on a Vacant Property Zoned HR-2-1/2:PD. Located at 15365 Santella Court. APN 527-09-036. An Environmental Impact Report (EIR) was Prepared for the Planned Development and was Certified by the Town Council on December 19, 2005. No Further Environmental Analysis is Required for the Individual Lot Development. Property Owner: Christian and Hellen Olgaard. Applicant: Hari Sripadanna. Project Planner: Erin Walters. RECOMMENDATION: Consider approval of a request for a one-year time extension to an existing Architecture and Site Application (S-18-052) to construct a new single-family residence, site work requiring a grading permit, and removal of large protected trees on a vacant property zoned HR-2-1/2:PD, located at 15365 Santella Court. PROJECT DATA: General Plan Designation: Hillside Residential Zoning Designation: HR-2 1/2 : PD Applicable Plans & Standards: General Plan; Hillside Development Standards and Guidelines Parcel Size: 2 acres PAGE 2 OF 8 SUBJECT: 15365 Santella Court/S-24-002 DATE: February 23, 2024 S:\PLANNING COMMISSION REPORTS\2024\02-28-2024\Item 2 - 15365 Santella Court - 1 yr ext\Staff Report. 15365 Santella Court 1yr ext.docx PROJECT DATA (continued): Surrounding Area: CEQA: An Environmental Impact Report (EIR) was prepared for the Planned Development and was certified by the Town Council on December 19, 2005. No further environmental analysis is required for the individual lot development. FINDINGS: ▪ An Environmental Impact Report (EIR) was prepared for the Planned Development and was certified by the Town Council on December 19, 2005. No further environmental analysis is required for the individual lot development. ▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations). ▪ The project is in compliance with the Hillside Development Standards and Guidelines (HDS&G). ▪ The project is in compliance with the Hillside Specific Plan. ▪ The project is in compliance with Planned Development Ordinance 2237. ▪ There would be no legal impediment to granting a new application for the same approval as required by Section 29.20.325(b) of the Town Code for granting a one -year time extension. ▪ The conditions originally applied or new conditions to be applied as part of the extension approval are adopted to any new facts concerning the proposed project as required by Section 29.20.325(b) of the Town Code for granting a one-year time extension. 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. Existing Land Use General Plan Zoning North Residential Hillside Residential HR-2 ½ South Residential Hillside Residential HR-2 ½:PD East Residential Hillside Residential HR-2 ½:PD West Residential Hillside Residential HR-2 ½:PD PAGE 3 OF 8 SUBJECT: 15365 Santella Court/S-24-002 DATE: February 23, 2024 S:\PLANNING COMMISSION REPORTS\2024\02-28-2024\Item 2 - 15365 Santella Court - 1 yr ext\Staff Report. 15365 Santella Court 1yr ext.docx BACKGROUND: The subject property is lot 9 in the Highlands of Los Gatos, a 19-lot Planned Development (PD), originally approved by the Town Council in 2005. The property is at the north end of Santella Court (Exhibit 1). On March 17, 2015, the Town Council approved Ordinance 2237, a request to modify the existing PD to allow the use of color averaging for non-visible homes within the development. On January 8, 2020, the Planning Commission considered and unanimously approved Architecture and Site Application S-18-052, requesting to construct a new single-family residence on the subject vacant lot and the removal of large protected trees (Attachment 1 of Exhibit 4). The verbatim minutes are included in Attachment 2 of Exhibit 4. On January 17, 2020, the decision by the Planning Commission was appealed to the Town Council (Attachment 4 and 5 of Exhibit 4). The appeal was based in part on the appellant’s concern about the inclusion of retaining walls and exterior features of the home in the elevation drawing for the purposes of the visibility analysis. At this meeting, the Town Council voted to refer an evaluation of Chapter II. (Constraints Analysis), Section B. of the HDS&G, regarding the visibility analysis to the Policy Committee. On March 3, 2020, the Town Council considered and unanimously denied the appeal of the decision of the Planning Commission approving a request for construction of a new single- family residence and removal of large protected trees on a vacant property (Exhibits 4, 5, 6 and 7). The Architecture and Site Application expires two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. In order to vest an approval, building permits must be issued and the first foundation inspection must be completed. On March 3, 2022, the Architecture and Site Application’s two-year expiration date was extended by an additional two years due to the COVID-19 Urgency Ordinance, resulting in a new expiration date of March 3, 2024. The applicant has requested a one-year extension to the existing Architecture and Site Application (S-18-052). PAGE 4 OF 8 SUBJECT: 15365 Santella Court/S-24-002 DATE: February 23, 2024 S:\PLANNING COMMISSION REPORTS\2024\02-28-2024\Item 2 - 15365 Santella Court - 1 yr ext\Staff Report. 15365 Santella Court 1yr ext.docx PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject site is a vacant lot located on the northern end of Santella Court (Exhibit 1). Single-family homes are located to the north, east, and south of the subject property. Vacant property is located to the west of the subject property. B. Project Summary The applicant proposes to construct a new 5,840 -square foot single-family home, with 5,529 square feet of living area, 756 square feet of below grade area, and a 711 -square foot attached garage. The proposed house would be located at the northern end of the vacant hillside property and would have a maximum height of 22 feet. The project proposes a contemporary architectural style to blend with the natural surroundings. Proposed materials include a green roof with single ply membrane roofing, steel fascia, iron and gray colored stone cladding panels, and oxidized metal aluminum doors and windows. The applicant has provided a project description (Exhibit 9) and letter of justification (Exhibit 10) for additional information regarding the proposed project. Proposed site improvements include a driveway, fire truck turn around, swimming pool, and patios. The development plans are provided in Exhibit 13. The project is consistent with the Zoning, General Plan, applicable HDS&G, Hillside Specific Plan, and Highlands PD Ordinance 2237. The proposed project does not require any exceptions. C. Zoning Compliance A single-family residence is permitted in the HR-2½:PD zone. The proposed residence is in compliance with the allowable floor area for the property. Additionally, the proposed residence is in compliance with height, setbacks, and on-site parking requirements. DISCUSSION: A. One Year Extension The applicant has requested a one-year extension to the existing Architecture and Site Application (S-18-052) as the application will expire on March 3, 2024, unless vested. The applicant has provided a request for a one-year extension (Exhibit 8). Pursuant to Section 29.20.325 (a) of the Town Code, reasonable extensions of time not exceeding one (1) year may be granted by the body having jurisdiction to grant the original PAGE 5 OF 8 SUBJECT: 15365 Santella Court/S-24-002 DATE: February 23, 2024 S:\PLANNING COMMISSION REPORTS\2024\02-28-2024\Item 2 - 15365 Santella Court - 1 yr ext\Staff Report. 15365 Santella Court 1yr ext.docx DISCUSSION (continued): application. Extensions are valid only if approved before the pending expiration date and are measured from that date. Repeated extensions may be granted, and new conditions imposed. Pursuant to Section 29.20.325 (a) of the Town Code, before granting an extension of time the deciding body must find from the evidence: 1. There would be no legal impediment to granting a new application for the same approval. Staff Response: The scope of the project remains the same. Since the March 2020 approval of the application both Santa Clara County Fire regulations and the Town’s Hillside Development Standards and Guidelines definition of elevation have changed. The modified regulations have been addressed and are described in Sections B and D below. There would be no legal impediment to granting a new application for the same approval. 2. The conditions originally applied or new conditions to be applied as part of the extension approval are adopted to any new facts concerning the proposed project. Response: The recommended Conditions of Approval have been updated to meet current Fire, Building, Engineering and Planning regulations and requirements (Exhibit 3). B. Fire Access The subject parcel is located in the Very High Fire Hazard Severity Zones (VHFHSZ) of the Local Responsibility Area (LRA) and is subject to the July 1, 2021, California Public Resource Code 4290 (PRC 4290) requirements. PRC 4290 requirements require modifications to the width of existing roads, existing road surfaces, fire truck turnarounds, and the lengths of dead-end roads. An Alternative Materials, Methods of Construction, or Modification of Code (AMMR) was approved by the Santa Clara County Fire Department (SCCFD) to meet the PRC4290 requirements for secondary access for a dead-end road. The approved AMMR will utilize an existing Emergency Vehicle Access Easement (EVAE) from Shady to Shannon Road. The recommended Conditions of Approval (Exhibit 3) include roadway, and other improvements for fire safety that will be required as a result of this coordination with the SCCFD. C. Tree Impacts On October 17, 2023, the Town’s Consulting Arborist revisited the site and provided two addendums to the original arborist report providing the current condition of the trees on PAGE 6 OF 8 SUBJECT: 15365 Santella Court/S-24-002 DATE: February 23, 2024 S:\PLANNING COMMISSION REPORTS\2024\02-28-2024\Item 2 - 15365 Santella Court - 1 yr ext\Staff Report. 15365 Santella Court 1yr ext.docx DISCUSSION (continued): site (Exhibit 11). Based on the Arborists review of the current conditions there were no changes to previous assessment and no changes in tree conditions. D. Visibility The applicant submitted an updated the Visibility Analysis to reflect the current tree conditions at the site (Exhibit 12) as required by HDS&G. The project’s updated Visibility Analysis calculates the elevation of the building based on the October 2020 amended HDS&G definition of “elevation” as described below: Chapter II. (Constraints Analysis), Section B. Visibility Analysis,1. Viewing areas: h. An elevation is defined as the visible building elevations of a home, not including exterior features such as walls, decks, and detached accessory structures. The applicant’s updated Visibility Analysis illustrates that the proposed home would not be visible from the southwest corner of the intersection of Blossom Hill Road and Los Gatos Boulevard viewing area and would be 20% percent visible from the Los Gatos – Almaden Road/Selinda Way (across from Leigh High School) viewing area. Pursuant to the HDS&G, a visible home is defined as a single-family residence where 24.5 percent or more of an elevation can be seen any of the Town’s established viewing areas. Therefore, the proposed residence is not considered a visible home per the HDS&G . E. CEQA Determination An Environmental Impact Report was prepared for the Planned Development and was certified by the Town Council on December 19, 2005. No further environmental analysis is required for the individual lot development. PUBLIC COMMENTS: Story poles and signage were installed on the site and written notice was sent to property owners and tenants located within 500 feet of the subject property. As of the drafting of this report, no comments from the public have been received. CONCLUSION: A. Summary The applicant is requesting approval of a one-year time extension to an existing Architecture and Site Application (S-18-052) to construct a single-family residence, site work PAGE 7 OF 8 SUBJECT: 15365 Santella Court/S-24-002 DATE: February 23, 2024 S:\PLANNING COMMISSION REPORTS\2024\02-28-2024\Item 2 - 15365 Santella Court - 1 yr ext\Staff Report. 15365 Santella Court 1yr ext.docx CONCLUSION (continued): requiring a grading permit and removals of large protected trees on a vacant lot within the Highlands PD. The project is consistent with the Zoning, General Plan, applicable HDS&G, Hillside Specific Plan, and Highlands PD Ordinance 2237. The proposed project does not request any exceptions. B. Recommendation Based on the analysis above, staff recommends approval of the one-year extension of the Architecture and Site 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 no further environmental analysis is required (Exhibit 2); 2. Make the finding the project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations) (Exhibit 2); 3. Make the finding that the project is in compliance with the Hillside Development Standards and Guidelines (Exhibit 2); 4. Make the finding that the project is in compliance with the Hillside Specific Plan (Exhibit 2); 5. Make the finding that the project is in compliance with the Highlands Planned Development Ordinance 2237 (Exhibit 2); 6. Make the finding that there would be no legal impediment to granting a new application for the same approval as required by Section 29.20.325(b) of the Town Code for granting a one-year time extension (Exhibit 2); 7. Make the finding that the conditions originally applied or new conditions to be applied as part of the extension approval are adopted to any new facts concerning the proposed project as required by Section 29.20.325(b) of the Town Code for granting a one-year time extension (Exhibit 2); 8. Make the required considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 2); and 9. Approve Architecture and Site Application S-24-002 with the conditions contained in Exhibit 3 and the development plans in Exhibit 13. 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 8 OF 8 SUBJECT: 15365 Santella Court/S-24-002 DATE: February 23, 2024 S:\PLANNING COMMISSION REPORTS\2024\02-28-2024\Item 2 - 15365 Santella Court - 1 yr ext\Staff Report. 15365 Santella Court 1yr ext.docx EXHIBITS: 1. Location Map 2. Required Findings and Considerations 3. Recommended Conditions of Approval 4. March 3, 2020 Town Council Staff Report and Attachments 1-14 5. March 3, 2020 Town Council Desk Item 6. March 3, 2020 Town Council Meeting Minutes 7. Resolution 2020-005 8. Request for One Year Extension 9. Project Description 10. Letter of Justification 11. Consulting Town Arborist’s Addendum November 27 2023 and February 5, 2024 12. Updated Visibility Analysis 13. Development Plans SHADY LNAVENIDA LAGOSANTELLA CTAVENIDA CRESTA15365 Santella Court 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 –February 28, 2024 REQUIRED FINDINGS AND CONSIDERATIONS FOR: 15365 Santella Court Architecture and Site Application S-24-002 Requesting Approval of a One-Year Time Extension to an Existing Architecture and Site Application (S-18-052) to Construct a New Single-Family Residence, Site Work Requiring a Grading Permit, and Removal of Large Protected Trees on a Vacant Property Zoned HR- 2-1/2:PD. An Environmental Impact Report (EIR) was Prepared for the Planned Development and was Certified by the Town Council on December 19, 2005. No Further Environmental Analysis is Required for the Individual Lot Development. APN 527-09-036. PROPERTY OWNER: Christian and Hellen Olgaard. APPLICANT: Hari Sripadanna. FINDINGS Required findings for CEQA: ■ An Environmental Impact Report (EIR) was prepared for the Planned Development and was certified by the Town Council on December 19, 2005. Required technical reviews (arborist, architect and geotechnical) have been completed for the project and no further environmental analysis is required for this application. Required compliance with the Zoning Regulations: ■ The project meets the objective standards of Chapter 29 of the Town Cod e (Zoning Regulations). Compliance with Hillside Development Standards and Guidelines (HDS&G): ■ The project is in compliance with the HDS&G. Compliance with Hillside Specific Plan ■ The project is in compliance with the Hillside Specific Plan in that it is a single-family residence being developed on an existing parcel. The proposed development is consistent with the development criteria included in the Specific Plan. Compliance with the approved Planned Development ■ The project is in compliance with the approved Planned Development (Ordinance 2237). EXHIBIT 2 Required Findings for One-Year Time Extension ■ There would be no legal impediment to granting a new application for the same approval as required by Section 29.20.325(b) of the Town Code for granting a one -year time extension. ■ The conditions originally applied or new conditions to be applies as part of the extension approval are adopted to any new facts concerning the proposed project as required by Section 29.20.325(b) of the Town Code for granting a one-year time extension. CONSIDERATIONS: 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. N:\DEV\FINDINGS\2024\Santella, 15365 _1 Year Ext - Findings- PC 02-28-24.docx PLANNING COMMISSION – February 28, 2024 CONDITIONS OF APPROVAL 15365 Santella Court Architecture and Site Application S-24-002 Requesting Approval of a One-Year Time Extension to an Existing Architecture and Site Application (S-18-052) to Construct a New Single-Family Residence, Site Work Requiring a Grading Permit, and Removal of Large Protected Trees on a Vacant Property Zoned HR-2-1/2:PD. An Environmental Impact Report (EIR) was Prepared for the Planned Development and was Certified by the Town Council on December 19, 2005. No Further Environmental Analysis is Required for the Individual Lot Development. APN 527-09-036. PROPERTY OWNER: Christian and Hellen Olgaard. APPLICANT: Hari Sripadanna. 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 listed below and in substantial compliance with the plans approved and noted as received by the Town on February 28, 2026. Any changes or modifications to the approved plans shall be approved by the Community Development Director, the Development Review Committee, the Planning Commission, or Town Council, 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. The lighting plan shall be reviewed during building plan check. 4. EXTERIOR COLOR: The exterior colors of the house shall not exceed an average light reflectivity value of 30 and shall blend with the natural vegetation in conformance with the approved PD Ordinance 2237. 5. LRV DEED RESTRICTION: Prior to the issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder’s Office that requires all exterior colors to be maintained in conformance with the approved PD Ordinance. 6. GENERAL: 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. MAINTENANCE AGREEMENT: Following the issuance of a certificate of occupancy, the property owner shall execute a five-year maintenance agreement with the Town that the property owner agrees to protect and maintain the trees shown to remain on the EXHIBIT 3 approved plans, trees planted as part of the tree replacement requirements, and guarantees that said trees will always be in a healthy condition during the term of the maintenance agreement. 8. TREE DEED RESTRICTION: Prior to issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder’s Office that identifies the on-site trees that were used to provide screening in the visibility analysis and requires their replacement if they die or are removed. 9. 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. 10. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations made by Richard Gessner, identified in the Arborist report, dated as received November 29, 2018, the supplemental Arborist report, dated as received August 20, 2019, the addendum dated as received on November 27, 2023, and February 5, 2024, respectively, on file in the Community Development Department. A Compliance Memorandum shall be prepared by the applicant and submitted with the building permit application detailing how the recommendations have or will be addressed. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. 11. TREE FENCING: Protective tree fencing shall be placed at the drip line of existing trees and shall remain through all phases of construction. Fencing shall be six-foot-high cyclone attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. Include a tree protection fencing plan with the construction plans. 12. REPLACEMENT TREES: New trees shall be planted to mitigate the loss of trees being removed. The number of trees and size of replacement trees shall be determined using the canopy replacement table in the Town Code. Town Code requires a minimum 24- inch box size replacement tree. New trees shall be double staked with rubber ties and shall be planted prior to final inspection and issuance of occupancy permits. 13. LANDSCAPE PLAN: The final landscape plan shall comply with the Hillside Development Standards and Guidelines criteria for planting (ornamental planting shall be confined to areas within 30 feet of the house, inclusive of decks, patios and driveway). 14. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan, including landscape and irrigation plans and calculations, shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. The final landscape plan shall be reviewed by the Town’s consultant prior to issuance of building permits. 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. 15. PROPERTY FENCE: All new fencing shall comply with Town Code Section 29.40.0315 at building permit stage, unless an exception is granted by the Community Development Director. 16. BMP IN-LIEU FEE: A Below Market Price (BMP) in-lieu fee (6% of the building valuation as determined by the Building Official) shall be paid by the developer prior to issuance of an occupancy permit for the new residence. 17. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 18. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 19. NESTING BIRDS: To avoid impacts to nesting birds, the removal of trees and shrubs shall be minimized to the greatest extent feasible. Construction activities that include any tree removal, pruning, grading, grubbing, or demolition shall be conducted outsi de of the bird nesting season (January 15 through September 15) to the greatest extent feasible. If this type of construction starts, if work is scheduled to start or if work already occurring during the nesting season stops for at least two weeks and is scheduled to resume during the bird nesting season, then a qualified biologist shall conduct a pre - construction surveys for nesting birds to ensure that no nests would be disturbed during project construction. If project-related work is scheduled during the nesting season (February 15 to August 30 for small bird species such as passerines; January 15 to September 15 for owls; and February 15 to September 15 for other raptors), a qualified biologist shall conduct nesting bird surveys. Two surveys for active nests of such birds shall occur within 14 days prior to start of construction, with the second survey conducted with 48 hours prior to start of construction. Appropriate minimum survey radius surrounding each work area is typically 250 feet for passerines, 500 feet for smaller raptors, and 1,000 feet for larger raptors. Surveys shall be conducted at the appropriate times of day to observe nesting activities. If the qualified biologist documents active nests within the project site or in nearby surrounding areas, an appropriate buffer between each nest and active construction shall be established. The buffer shall be clearly marked and maintained until the young have fledged and are foraging independently. Prior to construction, the qualified biologist shall conduct baseline monitoring of each nest to characterize “normal” bird behavior and establish a buffer distance, which allows the birds to exhibit normal behavior. The qualified biologist shall monitor the nesting birds daily during construction activities and increase the buffer if birds show signs of unusual or distressed behavior (e.g. defensive flights and vocalizations, standing up from a brooding position, and/or flying away from the nest). If buffer establishment is not possible, the qualified biologist or construction foreman shall have the authority to cease all construction work in the area until the young have fledged and the nest is no longer active. 20. SPECIAL-STATUS BATS: Approximately 14 days prior to tree removal or structure demolition activities, a qualified biologist shall conduct a habitat assessment for bats and potential roosting sites in trees to be removed, in trees within 50 feet of the development footprint, and within and surrounding any structures that may be disturbed by the project. These surveys will include a visual inspection of potential roosting features (bats need not be present) and a search for presence of guano within the project site, construction access routes, and 50 feet around these areas. Cavities, crevices, exfoliating bark, and bark fissures that could provide suitable potential nest or roost habitat for bats shall be surveyed. Assumptions can be made on what species is present due to observed visual characteristics along with habitat use, or the bats can be identified to the species level with the use of a bat echolocation detector such as an “Anabat” unit. Potential roosting features found during the survey shall be flagged or marked. If no roosting sites or bats are found, a letter report confirming absence will be prepared and no further measures are required. If bats or roosting sites are found, a letter report and supplemental documents will be prepared prior to grading permit issuance and the following monitoring, exclusion, and habitat replacement measures will be implemented: a. If bats are found roosting outside of the nursery season (May 1 through October 1), they will be evicted as described under (b) below. If bats are found roosting during the nursery season, they will be monitored to determine if the roost site is a maternal roost. This could occur by either visual inspection of the roost bat pups, if possible, or by monitoring the roost after the adults leave for the night to listen for bat pups. If the roost is determined to not be a maternal roost, then the bats will be evicted as described under (b) below. Because bat pups cannot leave the roost until they are mature enough, eviction of a maternal roost cannot occur during the nursery season. Therefore, if a maternal roost is present, a 50-foot buffer zone (or different size if determined in consultation with the CDFW) will be established around the roosting site within which no construction activities including tree removal or structure disturbance will occur until after the nursery season. b. If a non-breeding bat hibernaculum is found in a tree or snag scheduled for removal or on any structures scheduled to be disturbed by project activities, the individuals will be safely evicted, under the direction of a qualified bat biologist. If pre - construction surveys determine that there are bats present in any trees to be removed, exclusion structures (e.g. one-way doors or similar methods) shall be installed by a qualified biologist. The exclusion structures shall not be placed until the time of year in which young are able to fly, outside of the nursery season. Information on placement of exclusion structures shall be provided to the CDFW prior to construction. If needed, other methods conducted under the direction of a qualified bat biologist could include: carefully opening the roosting area in a tree or snag by hand to expose the cavity and opening doors/windows on structures, or creating openings in walls to allow light into the structures. Removal of any trees or snags and disturbance of any structures will be conducted no earlier than the following day (i.e., at least one night will be provided between initial roost eviction disturbance and tree removal/structure disturbance). This action will allow bats to leave during dark hours, which increases their chance of finding new roosts with a minimum of potential predation. 21. ARCHAEOLOGICAL RESOURCES AND HUMAN REMAINS: a. In the event that archaeological traces are encountered, all construction within a 50 - meter radius of the find will be halted, the Community Development Director will be notified, and an archaeologist will be retained to examine the find and make appropriate recommendations. b. If human remains are discovered, the Santa Clara County Coroner will be notified. The Coroner will determine whether or not the remains are Native American. If the Coroner determines the remains are not subject to his authority, he will notify the Native American Heritage Commission, who shall attempt to identify descendants of the deceased Native Americans. c. If the Community Development Director finds that the archaeological find is not a significant resource, work will resume only after the submittal of a preliminary archaeological report and after provisions for reburial and ongoing monitoring are accepted. Provisions for identifying descendants of a deceased Native American and for reburial will follow the protocol set forth in CEQA Guidelines Section 15064.5( e). If the site is found to be a significant archaeological site, a mitigation program will be prepared and submitted to the Community Development Director for consideration and approval, in conformance with the protocol set forth in Public Resources Code Section 21083.2. d. A final report shall be prepared when a find is determined to be a significant archaeological site, and/or when Native American remains are found on the site. The final report will include background information on the completed work, a description and list of identified resources, the disposition and curation of these resources, any testing, other recovered information, and conclusions. 22. DUSKY-FOOTED WOODRATS: This project will implement the following standard measures to minimize impacts on woodrats and active woodrat nests on the project site. • PRECONSTRUCTION SURVEY. A qualified biologist will conduct a preconstruction survey for San Francisco dusky-footed woodrat nests within 30 days of the start of work activities. If active woodrat nests are determined to be present in, or within 10 feet of the impact areas, the conditions below (Avoidance and/or Nest Relocation) will be implemented, as appropriate. If no active woodrat nests are present on or within 10 feet of impact areas, no further conditions are warranted. • AVOIDANCE. Active woodrat nests that are detected within the work area will be avoided to the extend feasible. Ideally, a minimum 10-foot buffer will be maintained between project activities and woodrat nests to avoid disturbance. In some situations, a small buffer may be allowed if, in the opinion of a qualified biologist, nest relocation (below) would represent a greater disturbance to the woodrats than the adjacent work activities. • NEST RELOCATION. If avoidance of active woodrat nests within and immediately adjacent to (within 10 feet of) the work areas is not feasible, then nest materials will be relocated to suitable habitat as close to the project site as possible (ideally, within or immediately adjacent to the project site). Relocation efforts will avoid the peak nesting season (February-July) to the maximum extent feasible. Prior to the start of construction activities, a qualified biologist will disturb the woodrat nest to the degree that all woodrats leave the nest and seek refuge outside of the construction area. Disturbance of the woodrat nest will be initiated no earlier than one hour before dusk to prevent the exposure of woodrats to diurnal predators. Subsequently, the biologist will dismantle and relocate the nest mate rial by hand. During the deconstruction process, the biologist will attempt to assess if there are juveniles in the nest. If immobile juveniles are observed, the deconstruction process will be discontinued until a time when the biologist believes the juveniles will be capable of independent survival (typically after 2 to 3 weeks). A no-disturbance buffer will be established around the nest until the juveniles are mobile. The nest may be dismantled once the biologist has determined that adverse impacts on the juveniles would not occur. 23. 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, includin g 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, cou rt 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 indem nity obligation. 24. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 25. PERMITS REQUIRED: A Building Permit is required for the construction of the new single - family residence and attached garage. Additional Building Permits will be required for all detached structures such as swimming pools and retaining walls supporting a surcharge. A separate Building Permit will be required for the Photovoltaic System required by the California Energy Code. 26. 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. 27. 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. 28. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 29. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 30. 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 Ci vil Engineer specializing in soils mechanics. 31. 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. 32. 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 33. 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. 34. 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. 35. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.40.020. Please provide information on the plans if a backwater valve is required and the location of the installation. The To wn of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. 36. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 37. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface High Fire Area and must comply with Section R337 of the 2019 California Residential Code, Public Resources Code 4291 and California Government Code Section 51182. 38. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a California licensed Landscape Architect in conformance with California Public Resources Code 4291 and California Government Code Section 51182. 39. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Landscape Architect certifying the landscaping and vegetation clearance requirements have been completed per the California Public Resources Code 4291 and Government Code Section 51182. 40. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available online at www.losgatosca.gov/building. 41. 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. 42. 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. Engineering Division 43. 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 and/or Applicant'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 and/or Applicant's expense. 44. 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. 45. PRIOR APPROVALS: All conditions per prior approvals (including Ordinance 2147, etc.) shall be deemed in full force and affect for this approval. 46. 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. 47. ENCROACHMENT PERMIT: All work in the public right -of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Owner/Applicant to obtain any necessary encroachment permit s 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. 48. 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. 49. PUBLIC WORKS INSPECTIONS: The Owner and/or Applicant 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. 50. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner and/or Applicant or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner and/or Applicant 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 and/or Applicant or their representative shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 51. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 52. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be requir ed. 53. 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. 54. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any grading or building permits. 55. 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 and/or Applicant’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. 56. 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 studies imposed by the Planning Commission or Town Council shall be funded by the Owner and/or Applicant. 57. GRADING PERMIT: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). After the preceding Architecture and Site Application has been approved by the respective deciding body, the grading permit application (with grading plans and associated required materials and plan check fees) shall be made to the Engineering Division of the Parks and Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location(s), driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). Prior to Engineering signing off and closing out on the issued grading permit, the Owner/Applicant’s soils engineer shall verify, with a stamped and signed letter, that the grading activities were completed per plans and per the requirements as noted in the soils report. A separate building permit, issued by the Building Department, located at 110 E. Main Street, is needed for grading within the building footprint. 58. GRADING ACTIVITY RESTRICTIONS: Upon receipt of a grading permit, any and all grading activities and operations shall not commence until after/occur during the rainy season, as defined by Town Code of the Town of Los Gatos, Sec. 12.10.020, (October 15-April 15), has ended. 59. COMPLIANCE WITH HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES: All grading activities and operations shall be in compliance with Section III of the Town’s Hillside Development Standards and Guidelines. All development shall be in compliance with Section II of the Town’s Hillside Development Standards and Guidelines. 60. DRIVEWAY: The driveway conform to existing pavement on Santella Court shall be constructed in a manner such that the existing drainage patterns will not be obstructed. 61. CONSTRUCTION EASEMENT: Prior to the issuance of a grading or building permit, it shall be the sole responsibility of the Owner and/or Applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the grading herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit. 62. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits, whichever comes first, the Owner and/or Applicant shall: a. Design provisions for surface drainage; b. Design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and c. Provide a recorded copy of any required easements to the Town. 63. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a grading permit/building permit. 64. 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. 65. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the commencement of any site work, the general contractor shall: a. Along with the Owner and/or Applicant, 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. 66. 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. 67. SOILS REPORT: One copy 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. 68. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be conducted for the project to determine the surface and sub-surface conditions at the site and to determine the potential for surface fault rupture on the site. The geotechnical study shall provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections. All recommendations of the investigation shall be incorporated into project plans. 69. SOILS REVIEW: Prior to Town approval of a development application, the Owner and/or Applicant’s engineers shall prepare and submit a design-level geotechnical and geological investigation for review by the Town’s consultant, with costs borne by the Owner and/or Applicant, and subsequent approval by the Town. The Owner and/or Applicant’s soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. Approval of the Owner and/or Applicant’s soils engineer shall then be conveyed to the Town either by submitting a Plan Review Letter prior to issuance of grading or building permit(s). 70. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Owner and/or Applicant’s soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing shall be documented in an “as -built” letter/report prepared by the Owner and/or Applicant’s soils engineer and submitted to the Town before a certificate of occupancy is granted. 71. 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 and/or Applicant’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 and/or Applicant. 72. DEDICATIONS: The following shall be dedicated by separate instrument. The dedication shall be recorded before any grading or building permits are issued: a. A Private Ingress Egress Easement (PIEE), twenty (20) feet in width, for the benefit of the neighboring Lot 8 to the west (15371 Santella Court; APN 527-09-035). b. Storm drainage and sanitary sewer easements, as required. 73. 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. 74. FRONTAGE IMPROVEMENTS: The Owner and/or Applicant shall be required to improve the project’s public frontage (right-of-way line to centerline and/or to limits per the direction of the Town Engineer) to current Town Standards. These improvements may include but not limited to curb, gutter, sidewalk, driveway approach(es), curb ramp(s), signs, pavement, raised pavement markers, thermoplastic pavement markings, storm drain facilities, traffic signal(s), street lighting (upgrade and/or repaint) etc. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 75. UTILITIES: The Owner and/or Applicant 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 and/or Applicant is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 76. PRIVATE EASEMENTS: Agreements detailing rights, limitations and responsibilities of involved parties shall accompany any proposed private easement. Access driveway shall be within the recorded access easement. A new private access easement shall be recorded, and a copy of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department, prior to issuance of a grading or building permit. A realigned access driveway shall be completed prior to the issuance of grading or building permit. 77. CURB AND GUTTER REPAIR: The Owner and/or Applicant 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 n o additional compensation shall be allowed therefore. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the T own before a Certificate of Occupancy for any new building can be issued. 78. DRIVEWAY APPROACH: The Owner and/or Applicant shall install one (1) Town standard residential driveway approach. The new driveway approach 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. 79. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080, 26.10.065, and 29.40.030. 80. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of any building or grading permits, the Owner/Applicant shall pay the project's proportional share of transportation improvements needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit is issued. A fee of $46,585.71 shall be paid before issuance of any grading or building permit. 81. PRECONSTRUCTION PAVEMENT SURVEY: Prior to issuance of any grading or building permit, the Owner and/or Applicant shall complete a pavement condition survey documenting the extent of existing pavement defects using a smartphone video (in Landscape orientation only) or digital video camera. The survey shall extend through the Highlands of Los Gatos, from entry to the end of the Santella Court cul-de-sac. The results shall be documented in a report and submitted to the Town for review. 82. POSTCONSTRUCTION PAVEMENT SURVEY: The Owner and/or Applicant shall complete a pavement condition survey to determine whether road damage occurred as a result of project construction. Rehabilitation improvements required to restore the pavement to pre-construction condition and strength shall be determined using State of California procedures for deflection analysis. The results shall be documented in a report and submitted to the Town for review and approval before a Certificate of Occupancy for any new building can be issued. The Owner and/or Applicant shall be responsible for completing any required road repairs prior to release of the faithful performance bond. 83. 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. 84. 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. P rior 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. 85. CONSTRUCTION HOURS: All construction activities, including the delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays. The Town may authorize, on a case-by-case basis, alternate construction hours. The Owner and/or Applicant shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 86. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceed ing 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 a ny point outside of the property plane shall not exceed eighty-five (85) dBA. 87. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of 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 a minimum the Earth Movement Plan, Project Schedule, employee parking, construction staging area, materials storage area(s), concrete washout(s) and proposed outhouse location(s). Please refer to the Town’s Construction Management Plan Guidelines document for additional information. 88. WVSD (West Valley Sanitation District): 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. 89. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Building Official. The Tow n 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. 90. BEST MANAGEMENT PRACTICES (BMPs): The Owner and/or Applicant is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be maintained and be placed for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Removal of BMPs (temporary removal during construction activities) shall be replaced at the end of each working day. Failure to comply with the construction BMP will result in the issuance of correction notices, citations, or stop work orders. 91. STORMWATER DEVELOPMENT RUNOFF: All new development and redevelopment projects are subject to the stormwater development runoff requirements. The Owner and/or Applicant or their design consultant shall submit a stormwater control plan and implement conditions of approval that reduce stormwater pollutant discharges through the construction, operation and maintenance of treatment measures and other appropriate source control and site design measures. Increases in runoff volume and flows shall be managed in accordance with the development runoff requirements. 92. REGULATED PROJECT: The project is classified as a Regulated Project per Provision C.3.b.ii. and is required to implement LID source control, site design, and stormwater treatment on-site in accordance with Provisions C.3.c. and C.3.d.. 93. 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. 94. GREEN ROOF: A Green roof may be considered biotreatment systems that treat roof runoff only if they meet certain minimum specifications. The green roof system planting media shall be sufficiently deep to provide capacity within the pore space of the media for the required runoff volume specified by Provision C.3.d.i.(1), in addition to supporting the long-term health of the vegetation selected for the green roof, as specified by a landscape architect or other knowledgeable professional. 95. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous domestic waste materials to be deposited in such a manner or location as to constitute a threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful discharges to storm drains include, but are not limited to: discharges from toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or vehicle cleaning. 96. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 97. 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 sha ll be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three (3) times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 98. 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. 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. 99. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any grading or building permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. 100. 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. 101. WATER FEATURES: New swimming pools, hot tubs or spas shall have a connection to the sanitary sewer system, subject to West Valley Sanitation District’s authority and standards, to facilitate draining events. Discharges from these features shall be directe d to the sanitary sewer and are not allowed into the storm drain system. 102. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 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. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or do wn slope property. 103. STORM WATER MANAGEMENT PLAN: A storm water management shall be included with the grading permit application for all Group 1 and Group 2 projects as defined in the amended provisions C.3 of the Municipal Regional Stormwater NPDES Permit, Order R2 - 2015-0049, NPDES Permit No. CAS612008. The plan shall delineate source control measures and BMPs together with the sizing calculations. The plan shall be certified by a professional pre-qualified by the Town. In the event that the storm water measures proposed on the Planning approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The Owner and/or Applicant may elect to have the Planning submittal certified to avoid this possibility. 104. STORM WATER MANAGEMENT PLAN CERTIFICATION: Certification from the biotreatment soils provider is required and shall be given to Engineering Division Inspection staff a minimum of thirty (30) days prior to delivery of the material to the job site. Addition ally deliver tags from the soil mix shall also be provided to Engineering Division Inspection staff. Sample Certification can be found here: http://www.scvurppp- w2k.com/nd_wp.shtml?zoom_highlight=BIOTREATMENT+SOIL. 105. 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. 106. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. The Owner and/o r Applicant'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 and/or Applicant's expense. 107. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously. 108. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 109. 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. 110. NOTE: The subject property is located within the Very High Fire Hazard Severity Zone (VHFHSZ) of the Local Responsibility Area (LRA). Pursuant to California Public Resources Code (PRC) 4290, the California Board of Forestry and Fire Protection is required to “…adopt regulations implementing minimum fire safety standards related to defensible space” applicable to “the perimeters and access to all residential, commercial, and industrial building construction.” In 2018, the Legislature passed and the Governor signed SB 901 (Dodd), which expanded the applicability of the regulations promulgated under PRC 4290 to land in the Local Responsibility Area (LRA) Very High Fire Hazard Severity Zone. All comments below that result from PRC 4290 are identified by **. Where a conflict exists between local & 4290 requirements, the more stringent requirement shall apply. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 111. WIDTH: (As Noted on Sheet C9) (a) All roads shall be constructed to provide a minimum of two ten (10) foot traffic lanes, not including shoulder and striping. These traffic lanes shall provide for two-way traffic flow to support emergency vehicle and civilian egress, unless other standards are provided in this article or additional requirements are mandated by local jurisdictions or local subdivision requirements. Vertical clearances shall conform to the requirements in California Vehicle Code section 35250. (b) All one- way roads shall be constructed to provide a minimum of one twelve (12) foot traffic lane, not including shoulders. The local jurisdiction may approve one -way roads. (1) All one-way roads shall, at both ends, connect to a road with two traf fic lanes providing for travel in different directions, and shall provide access to an area currently zoned for no more than ten (10) residential units. (2) In no case shall a one -way road exceed 2,640 feet in length. A turnout shall be placed and constructed at approximately the midpoint of each one-way road. (c) All driveways shall be constructed to provide a minimum of one (1) ten (10) foot traffic lane, fourteen (14) feet unobstructed horizontal clearance, and unobstructed vertical clearance of thirteen feet, six inches (13' 6”). California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2 Articles 1 -5, § 1273.01. 112. ROAD SURFACES: (a) Roads shall be designed and maintained to support the imposed load of fire apparatus weighing at least 75,000 pounds and provide an aggregate base. (b) Driveways and road and driveway structures shall be designed and maintained to support at least 40,000 pounds. (c) Project proponent shall provide engineering specifications to support design, if requested by the local authority having jurisdiction. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1- 5, § 1273.02. 113. GRADES: (a) At no point shall the grade for all roads and driveways exceed 16 percent. (b) The grade may exceed 16%, not to exceed 20%, with approval from the local authority having jurisdiction and with mitigations to provide for same practical effect. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1- 5, § 1273.03. 114. RADIUS: (a) No road or road structure shall have a horizontal inside radius of curvature of less than fifty (50) feet. An additional surface width of four (4) feet shall be added to curves of 50-100 feet radius; two (2) feet to those from 100-200 feet. (b) The length of vertical curves in roadways, exclusive of gutters, ditches, and drainage structures designed to hold or divert water, shall be not less than one hundred (100) feet. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1- 5, § 1273.04. 115. TURNAROUND: (As Noted on Sheet C5) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length. (c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Wher e the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building. (e) Each dead-end road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320-foot intervals. (e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1 -5, § 1273.05. 116. DEAD-END ROADS: (Request of Exception approval shown on sheet C9) (a) The maximum length of a dead-end road, including all dead-end roads accessed from that dead-end road, shall not exceed the following cumulative lengths, regardless of the number of parcels served: parcels zoned for less than one acre - 800 feet. Parcels zoned for 1 acre to 4.99 acres - 1,320 feet. Parcels zoned for 5 acres to 19.99 acres - 2,640 feet. Parcels zoned for 20 acres or larger - 5,280 feet. All lengths shall be measured from the edge of the road surface at the intersection that begins the road to the end of the road surface at its farthest point. Where a dead-end road crosses areas of differing zoned parcel sizes requiring different length limits, the shortest allowable length shall apply. (b) See 14 CCR § 1273.05 for dead-end road turnaround requirements. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.08. 117. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet A100) Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.12 whichever is the more restrictive and Sections 903.2.14 through 903.2.21. For the purposes of this section, firewalls and fire barriers used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. 1. An automatic sprinkler system shall be provided throughout all new buildings and structures, other than Group R occupancies, except as follows: a. Buildings and structures not located in any Wildland -Urban Interface and not exceeding 1,200 square feet of fire area. b. Buildings and structures located in any Wildland-Urban Interface Fire Area and not exceeding 500 square feet of fire area. c. Group S-2 or U occupancies, including photovoltaic support structures, used exclusively for vehicle parking which meet all of the following: i. Noncombustible construction. ii. Maximum 5,000 square feet in building area. iii. Structure is open on not less than three (3) sides nor 75% of structure perimeter. iv. Minimum of 10 feet separation from existing buildings, or similar structures, unless area is separated by fire walls complying with California Building Code 706. d. Canopies, constructed in accordance with CBC 406.7.2, used exclusively for weather protection of vehicle fueling pads per CBC 406.7.1 and not exceeding 5,000 square feet of fire area. 2. An automatic sprinkler system shall be installed throughout all new buildings with a Group R fire area. Exception: Accessory Dwelling Unit, provided that all of the following are met: a. The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 65852.2. b. The existing primary residence does not have automatic fire sprinklers. c. The accessory dwelling unit does not exceed 1,200 square feet in size. d. The unit is on the same lot as the primary residence. e. The unit meets all apparatus access and water supply requirements of Chapter 5 and Appendix B of the 2022 California Fire Code. 3. An approved automatic fire sprinkler system shall be installed in new manufactured homes (as defined in California Health and Safety Code Sections 18007 and 18009) and multifamily manufactured homes with two dwelling units (as defined in California Health and Safety Code Section 18008.7) in accordance with Title 25 of the California Code of Regulations. 4. An automatic sprinkler system shall be installed throughout existing buildings with a Group R fire area when additions are made causing the fire area to exceed 3,600 square feet. Exception: Additions where all of the following are met: a. Building addition does not exceed 500 square feet. b. The resultant structure meets all water supply requirements of Chapter 5 and Appendix B of the 2022 California Fire Code. 5. An automatic sprinkler system shall be provided throughout existing Group A, B, E, F, L, M, S and U buildings and structures, when additions are made that increase the fire area to more than 3,600 square feet or that create conditions described in Sections 903.2.1 through 903.2.18. 6. Any change in the character of occupancy or in use of any building with a fire area equal to or grea ter than 3,600 square feet which, in the opinion of the fire code official or building official, would place the building into a more hazardous division of the same occupancy group or into a different group of occupancies and constitutes a greater degree of life safety 1 or increased fire risk 2 , shall require the installation of an approved fire automatic fire sprinkler system. 118. FIRE DEPARTMENT (ENGINE) DRIVEWAY TURNAROUND REQUIRED: (As Noted on Sheet C5) Provide an approved fire department engine driveway turnaround with a minimum radius of 40 feet outside. Maximum grade in any direction shall be a maximum of 5%. Installations shall conform with Fire Department Standard Details and Specifications D- 1. CFC Sec. 503. 119. FIRE APPARATUS (ENGINE)ACCESS DRIVEWAY REQUIRED: (Letter received) An access driveway shall be provided having an all-weather surface of either asphalt, concrete or other engineered surface capable of supporting 75,000 pounds and approved by a civil engineer. It shall have a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum turning radius of 40 feet outside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. 120. REQUIRED FIRE FLOW: (Letter received) The minimum require fireflow for this project is 1125 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3] 121. 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 letters. Numbers shall be a minimum of 6 inches 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. 122. 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. 123. 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. 124. 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] N:\DEV\CONDITIONS\2024\Santella 15365- 1 YR EXT - COA- A&S- PC - 02-28-24 - DRAFT.docx PREPARED BY: Erin Walters Associate Planner Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS COUNCIL AGENDA REPORT MEETING DATE: 03/03/2020 ITEM NO: 6 DATE: February 27, 2020 TO: Town Council FROM: Joel Paulson, Community Development Director SUBJECT: Consider an appeal of a Planning Commission decision approving a request for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 1/2:PD. APN 527-09-036. Architecture and Site Application S-18-052. Project Location: 15365 Santella Court. Property Owner: Christian and Hellen Olgaard. Applicant: Hari Sripadanna. Appellant: David Weissman. RECOMMENDATION: Adopt a resolution denying an appeal of a Planning Commission decision approving Architecture and Site Application S-18-052. BACKGROUND: The subject two-acre vacant property is lot 9 in the Highlands of Los Gatos, a 19-lot Planned Development (PD), originally approved by the Town Council in 2005. The property is at the north end of Santella Court (see Exhibit 1 of Attachment 1). The proposed Architecture and Site application was forwarded to the Planning Commission to allow additional consideration of the hillside home, which is the largest in terms of square footage in the Highlands PD and approaches the threshold for a visible home per the Hillside Development Standards and Guidelines (HDS&G). On January 8, 2020, the Planning Commission unanimously approved the Architecture and Site application. On January 17, 2020, the decision by the Planning Commission was appealed to the Town Council by an interested person, David Weissman (Attachment 4). EXHIBIT 4 PAGE 2 OF 6 SUBJECT: 15365 Santella Court/S-18-052 DATE: February 27, 2020 BACKGROUND (continued): Pursuant to the Town Code, any interested person as defined by Section 29.10.020 may appeal to the Council any decision of the Planning Commission. For residential projects an interested person is defined as “a person or entity who owns property or resides within 1,000 feet of a property for which a decision has been rendered and can demonstrate that their property will be injured by the decision.” The appellant meets the requirements. Pursuant to Town Code Section 29.20.280, the appeal must be heard within 56 days of the Planning Commission hearing and in this case, by March 4, 2020. The Council must at least open the public hearing for the item and may continue the matter to a date certain if the Council does not complete its deliberations on the item. On December 17, 2019, the Town Council adopted an ordinance amending Chapter 29 (Zoning Regulations) of the Town Code regarding the land use appeal process . Pursuant to Town Code Section 29.20.295, in the appeal, and based on the record, the appellant bears the burden to prove that there was an error or abuse of discretion by the Planning Commission as required by Section 29.20.275. If neither is proved, the appeal should be denied. If the appellant meets the burden, the Town Council shall grant the appeal and may modify, in whole or in part, the determination from which the appeal was taken or, at its discretion, return the matter to Planning Commission. If the basis for granting the appeal is, in whole or in part, information not presented to or considered by the Planning Commission, the matter shall be returned to the Planning Commission for review. The appellant submitted a revised appeal form on January 29, 2020 (Attachment 5), which reflects the adopted Town Code land use appeal process language. DISCUSSION: A. Project Summary The applicant proposes to construct a new 5,840-square foot single-family home, with 5,529 square feet of living area, 756 square feet of below grade area, and a 711-square foot attached garage. The maximum height of the project is 22 feet. The project proposes a contemporary architectural style to blend with the natural surroundings. Proposed materials include a green roof with single ply membrane roofing, steel fascia, iron and gray colored stone cladding panels, and oxidized metal aluminum doors and windows. Proposed site improvements include a driveway, fire truck turn around, swimming pool, patios, and fire pit. As proposed, the project would create the largest home in terms of countable square footage in the Highlands PD at 5,840-square feet. However, the proposed project would PAGE 3 OF 6 SUBJECT: 15365 Santella Court/S-18-052 DATE: February 27, 2020 DISCUSSION (continued): not be the largest home in terms of square footage in the immediate area, as the adjacent downhill residence is larger. Due to the property configuration and downward sloping topography of the subject site, the proposed residence would be located below the street level of Santella Court. The project is consistent with the Zoning, General Plan, applicable HDS&G, Hillside Specific Plan, and Highlands PD Ordinance 2237. The proposed project does not require any exceptions. B. Planning Commission On January 8, 2020, the Planning Commission received the Staff Report (Attachment 1), opened the public hearing, and considered testimony from the applicant and the public. One resident spoke in support of the project and one spoke in opposition. After asking questions of the applicant, the Planning Commission closed the public hearing and discussed the project. The Commission approved the application with a 7-0 vote. Attachment 2 contains the verbatim minutes. C. Appeal to Town Council The decision of the Planning Commission was appealed on January 17, 2020, by an interested person, David Weissman (Attachments 4 and 5). The appellant provided his reasons for the appeal, which are listed below followed by staff analysis in italic font. 1. There was error or abuse of discretion by the Planning Commission: The Town has no written guidelines as to what can be included in a building elevation. The HDS&G do not include written guidelines regarding what can be included in an elevation. Staff is tentatively scheduled to bring this matter to the Town Council Policy Committee in March. The HDS&G were adopted by the Town Council in 2004 and in 2017 Town Council amended Chapter II of the HDS&G regarding the visibility analysis. Chapter II, Section B, of the HDS&G outlines steps that shall be taken in completing a visibility analysis and defines a visible home as a single-family residence where 24.5 percent or more of an elevation can be seen from any of the Town’s established viewing areas, and/or as determined by the Community Development Director. Percentages shall be rounded to the nearest whole number. PAGE 4 OF 6 SUBJECT: 15365 Santella Court/S-18-052 DATE: February 27, 2020 DISCUSSION (continued): The applicant, Srusti Architects, prepared a visibility analysis for the subject property following the methodology required in the HDS&G (Attachment 8). The visibility analysis illustrates that the northwest elevation of the proposed home would not be visible from the Blossom Hill Road and Los Gatos Boulevard viewing areas; and the northeast elevation would be 24 percent visible from the Selinda Way and Los Gatos-Almaden Road viewing area (Attachment 12). The applicant included all vertical planar elements in the 3,825 square-foot northeast elevation, including 890 square feet of connected vertical site elements, as described in Attachment 6. The applicant provided a photograph from a 50 MM lens representing the visibility of the proposed residence from the naked eye and a photograph from a 300 MM lens representing an up-close perspective and help identify any visible story poles, netting, trees, and/or shrubbery as required by the HDS&G from the Selinda Way and Los Gatos- Almaden Road viewing area (Attachment 12, pages 13 and 28). Visible homes are limited to a maximum height of 18 feet . The majority of the project is 18 feet or less in height, with the exception of the thermal chimney. Should the Town Council determine that the home is visible, a height exception for the thermal chimney could be granted or the Town Council could require the height to be reduced to 18 feet. 2. The Planning Commission’s decision is not supported by substantial evidence in the record: a. Confusion in the visibility analysis. At the January 8, 2020 Planning Commission public hearing, the appellant pointed out labeling inconsistences in the visibility analysis (Attached 1, Exhibit 10, pages 20, 22, and 23) and in the development plans landscape table (Attachment 1, Exhibit 12, Sheet L- 3.0). The tree tables had inadvertently listed six trees to remain that were to be removed, and one tree to be removed that was to remain. The inconsistences did not affect the results of the visibility analysis. The Planning Commission was made aware of the inconsistences and voted unanimously to approve the application. The applicant has revised the visibility analysis and development plans (Attachments 12 and 13) to correct the inconsistences. b. A third-party consultant should redo this analysis. Per Chapter II, Section B of the HDS&G, the Community Development Director shall determine if the use of a third-party consultant is required to peer review an applicant’s visibility analysis. PAGE 5 OF 6 SUBJECT: 15365 Santella Court/S-18-052 DATE: February 27, 2020 DISCUSSION (continued): The visibility analysis was conducted in compliance with procedures established to fully understand the impacts of the proposed project, and the Community Development Director did not require a peer-review of the visibility analysis. PUBLIC COMMENTS: Written notice of the Town Council hearing was sent to property owners and tenants within 500 feet of the subject property. The appellant submitted a supplemental letter, received on February 26, 2020 (Attachment 14). At the time of this report’s preparation, the Town has not received any public comment. CONCLUSION: A. Recommendation For the reasons stated in this report, it is recommended that the Town Council uphold the decision of the Planning Commission and adopt a resolution denying the appeal and approving the application with the required findings and considerations (Attachment 9, Exhibit A), conditions of approval (Attachment 9, Exhibit B), and development plans (Attachment 13). B. Alternatives Alternatively, the Town Council could: 1. Adopt a resolution (Attachment 10) to grant the appeal and remand the application back to the Planning Commission with specific direction; 2. Adopt a resolution granting the appeal and denying the application (Attachment 11); or 3. Continue the application to a date certain with specific direction. Attachments: 1. January 8, 2020 Planning Commission Staff Report, with Exhibits 1-12 2. January 8, 2020 Planning Commission Verbatim Minutes 3. Applicant’s Handout provided at January 8, 2020 Planning Commission Meeting 4. Appeal of Planning Commission decision, received January 17, 2020 5. Appeal of Planning Commission decision, received January 29, 2020, revised form 6. Applicant’s Response to Appeal, received February 6, 2020 7. Lot 10 Visibility Analysis, referenced in applicant’s response to appeal PAGE 6 OF 6 SUBJECT: 15365 Santella Court/S-18-052 DATE: February 27, 2020 8. Hillside Development Standards and Guidelines, Chapter II, Section B. Visibility Analysis 9. Draft Resolution to Deny Appeal and Approve Project, with Exhibits A and B 10. Draft Resolution to Grant Appeal and Remand Project to Planning Commission 11. Draft Resolution to Grant Appeal and Deny Project 12. Visibility Analysis approved at 01-08-20 Planning Commission meeting with revised notes 13. Development Plans approved at 01-08-20 Planning Commission meeting with revised notes 14. Letter from appellant, received February 26, 2020 N:\DEV\TC REPORTS\2020\Santella Ct 15365- Appeal\Staff Report.Santella Court 15365 - APPEAL.docx PREPARED BY: Erin Walters 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: 01/8/2020 ITEM NO: 2 DATE: January 3, 2020 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Architecture and Site Application S-18-052. Project Location: 15365 Santella Court. Applicant: Hari Sripadanna. Property Owner: Christian and Hellen Olgaard. Project Planner: Erin Walters. Requesting approval for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 1/2:PD. APN 527-09-036. RECOMMENDATION: Approval, subject to the recommended Conditions of Approval. PROJECT DATA: General Plan Designation: Hillside Residential Zoning Designation: HR-2½:PD Applicable Plans & Standards: General Plan; Hillside Development Standards and Guidelines Parcel Size: 2 acres Surrounding Area: Existing Land Use General Plan Zoning North Residential Hillside Residential HR-2½ South Residential Hillside Residential HR-2½:PD East Residential Hillside Residential HR-2½:PD West Undeveloped Hillside Residential HR-2½:PD ATTACHMENT 1 PAGE 2 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020 CEQA: An Environmental Impact Report (EIR) was prepared for the Planned Development and was certified by the Town Council on December 19, 2005. No further environmental analysis is required for the individual lot development. FINDINGS: As required by the Hillside Development Standards and Guidelines that the project complies with the Hillside Development Standards and Guidelines. As required by the Hillside Specific Plan. As required by Planned Development Ordinance 2237. 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 lot 9 in the Highlands of Los Gatos, a 19-lot Planned Development (PD), originally approved by the Town Council in 2005. On March 17, 2015, the Town Council approved Ordinance 2237, a request to modify the existing PD to allow the use of color averaging for non-visible homes within the development. The property is at the north end of Santella Court (see Exhibit 1). The Architecture and Site application has been referred to the Planning Commission to allow additional consideration of the hillside home, which is the largest in terms of square footage in the Highlands PD and approaches the threshold for a visible home per the Hillside Development Standards and Guidelines (HDS&G). PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject site is a vacant lot located on the northern end of Santella Court (Exhibit 1). Single-family homes are located to the north, east, and south of the subject property. Vacant property is located to the west of the subject property. PAGE 3 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020 PROJECT DESCRIPTION (continued): B. Project Summary The applicant is proposing to construct a new 5,840-square foot two-story single-family residence with an attached garage. The proposed house would be located at the northern end of the vacant hillside property. The proposed residence would have a maximum height of 22 feet. The project does not require any exceptions to the HDS&G. C. Zoning Compliance A single-family residence is permitted in the HR-2½:PD zone. The proposed residence is in compliance with the allowable floor area for the property. Additionally, the proposed residence is in compliance with height, setbacks, and on-site parking requirements. DISCUSSION: A. Architecture and Site Analysis The applicant is proposing to construct a new 5,840-square foot single-family home, with 5,529 square feet of living area, 756 square feet of below grade area, and a 711- square foot attached garage. A floor area table for countable square footage for the proposed home is shown below. Floor Area Table Proposed Square Footage Counts as FAR Lower Level 2,696 2,696 Upper Level 2,833 2,833 Subtotal 5,529 5,529 Below Grade* 756 0 Attached Garage** 711 311 Total 5,840 s.f. * 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. ** Pursuant to the HDS&G a garage up to 400 square feet in area is not included in the floor area ratio calculation. PAGE 4 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020 DISCUSSION (continued): The project proposes a contemporary architectural style to blend with the natural surroundings. Proposed materials include a green roof with single ply membrane roofing, steel fascia, iron and gray colored stone cladding panels, and oxidized metal aluminum doors and windows, see Sheet A118 of Exhibit 12. A color and materials board will be available at the public hearing. Please see the applicant’s project description (Exhibit 4) and letter of justification (Exhibit 5) for additional information regarding the proposed project. B. Building Design The Town’s Consulting Architect reviewed the proposed contemporary style project (Exhibit 7). The Consulting Architect had no issues or concerns and stated in the report, “that the proposed design would be similar to the recently approved home at 15358 Santella Court.” The Consulting Architect also stated, “that in contrast to the adjacent house which has its upper floor at street level, this proposed house would be located substantially down the hillside and the house forms step down the hillside slopes, as specified in the HDS&G.” Additionally, the Consulting Architect reported the project incorporates high quality materials and details and had no recommendations for changes. C. Height The proposed location of the residence is at a lower grade than the street level and appears as one-story from Santella Court and two-stories at the side and rear elevations. The maximum height of the proposed residence is 22 feet where the maximum allowed height for homes in the hillside area is 25 feet. Per the HDS&G, the maximum height of a building’s tallest elevation shall not exceed 35 feet measured from the lowest part of the building to the highest point. The proposed residence would have a maximum low to high height of 28 feet. Building Height Proposed Allowed per HDS&G Height 22 ft. 25 ft. max. Low to High Height 28 ft. 35 ft. max. PAGE 5 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020 DISCUSSION (continued): D. Neighborhood Compatibility The Highlands PD contains one and two-story residences and includes a mix of architectural styles. Lot sizes within the Planned Development and immediate area range from 1.09 to 5.05 acres. Based on Town and County records, the total countable square footage for residences located in the Highlands PD and the immediate area range from 4,881 square feet to 6,009 square feet. The applicant is proposing a residence with 5,840 of total countable square footage on a two-acre parcel, resulting in the largest home in terms of square footage in the Highlands PD. The adjacent residence at 15500 Francis Oaks Way, located outside of the Highlands PD to the north and at a grade approximately 110 feet below subject property, is larger than the proposed house with 6,009 of countable square feet. Pursuant to the HDS&G, the maximum house square footage for the lot size is 6,000 square feet. The table below reflects current conditions of the homes in the immediate area and in the Highlands PD. The homes in the immediate area are highlighted. Immediate Area and Highlands Planned Development PD Lot Address House SF *Garage SF **Total Countable SF Site SF FAR 1 15685 Shady Ln. 4,457 904 4,961 89,226 0.05 2 15672 Shady Ln. 4,652 737 4,989 94,220 0.05 3 15644 Shady Ln. 4,796 1,172 5,568 176,242 0.03 4 15657 Shady Ln. 4,169 1,120 4,889 99,566 0.04 5 15615 Shady Ln. 4,658 740 4,989 80,730 0.06 6 15315 Santella Ct. 4,534 817 4,951 75,006 0.06 7 15343 Santella Ct. Vacant N/A N/A N/A 66,336 N/A 8 15371 Santella Ct. Vacant N/A N/A N/A 65,886 N/A 10 15358 Santella Ct. Under Construction 4,401 876 4,877 114,871 0.04 11 15330 Santella Ct. 4,625 746 4,971 60,493 0.08 12 15310 Santella Ct. 4,660 1,011 5,271 60,493 0.08 13 15415 Santella Ct. Vacant N/A N/A N/A 45,467 N/A 14 15574 Shady Ln. 4,574 784 4,958 83,402 0.05 15 15588 Shady Ln. 4,508 802 4,910 62,078 0.07 16 15602 Shady Ln. 4,331 950 4,881 65,913 0.07 PAGE 6 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020 *The garage square footage numbers in the table include 400 square feet of exempt square footage. **The total square footage numbers in the table do not include below grade square footage or a garage up to 400 square feet in area. The proposed residence would not be the largest FAR in the Highlands PD or the immediate neighborhood. The proposed residence would be the largest home in terms of square footage in the Highlands PD, however, it would not be the largest in terms of square footage in the immediate neighborhood. The applicant has provided justification for proposing the largest home in terms of square footage in the Highlands PD in Exhibit 5. The proposed location of the house is at a lower elevation than the existing homes located at street level, therefore reducing the visibility of the residence from street view. E. Site Design The subject property is a triangular-shaped corridor lot sloping downward from the north end of Santella Court. The property takes access though a private driveway downhill to the proposed site of the residence. A performance standard of the Highlands Planned Development requires, “new homes to be sited within the grading envelopes shown of the Official Development Plans unless it can be demonstrated that another location is more appropriate for the lot. The burden of proof is on the applicant to justify any deviation from the approved grading envelope.” The applicant has provided justification for siting the home north of the approved grading envelope (Page 5 of Exhibit 5). Due to the corridor lot shape and length of the private driveway, the Santa Clara County Fire Department requires a fire engine turnaround area that does not exceed five percent slope. The building was sited further north to accommodate the required fire engine turnaround area and to accommodate a 17-percent driveway slope for fire engine access, which has been approved by the Santa Clara County Fire Department. The applicant designed a linear mass for the home to minimize impact to existing trees and reduce site grading. The proposed building location is located within the site’s Least Restrictive Development Area (LRDA) per the HDS&G. 17 15630 Shady Ln. 4,712 686 4,998 92,771 0.05 18 15685 Gum Tree Ln. 4,590 807 4,997 179,921 0.03 19 15675 Gum Tree Ln. 4,602 765 4,967 93,552 0.05 9 15365 Santella Ct. 5,530 711 5,840 87,475 0.06 N/A 15500 Francis Oaks Wy 5,897 512 6,009 219,978 0.03 PAGE 7 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020 DISCUSSION (continued): F. Tree Impacts The development plans were reviewed by the Town’s Consulting Arborist (Exhibit 8). The project proposes to remove fourteen protected trees, of which five are considered to be large protected trees. The initial arborist report included fifteen trees to be removed; however, the applicant has since modified the plans to retain tree #665. The fourteen protected trees (Blue Oaks - #652, #653, #656, #660, #662, #668, #671, #675, #676, #677, #679, #680, and #690 and Coast Live Oak - #691), are proposed to be removed to accommodate the proposed residence, driveway, and fire truck turn around. If the project is approved, replacement trees would be required to be planted pursuant to Town Code. An Addendum report was prepared by the Consulting Arborist regarding the health of the existing trees located along the rear and side downward slope of the lot proposed to remain. The Consulting Arborist was not able to get close enough to inspect the health and condition of each individual tree due to the dense and nearly impenetrable brush. However, the Consulting Arborist was able to provide an evaluation of the grouping of trees based on their size, color, and crown. The Arborist stated that the area contains a stand of Coast Live Oaks, approximately 25 to 35 feet tall that would appear to be considered to be in good condition with dense crowns and normal foliar color and size. Along the northwest portion on the lower slope there are three Blue Oaks, approximately 30 feet tall, that are in fair to good condition (Exhibit 9). Tree protection measures are incorporated as conditions of approval (Exhibit 3) to protect the trees proposed to remain on the subject property and within the development area. G. Visibility Pursuant to the HDS&G, a visible home is defined as a single-family residence where 24.5 percent or more of an elevation can be seen from any of the Town’s established viewing areas. The applicant’s visibility analysis illustrates that the proposed home would not be visible from the southwest corner of the intersection of Blossom Hill Road and Los Gatos Boulevard viewing area and would be 24 percent visible from the northwest corner of the of Selinda Way and Los Gatos - Almaden Road viewing area (Exhibit 10). Pursuant to the requirements of the View Analysis section of the HDS&G, the applicant installed story poles on-site that identified the proposed building. PAGE 8 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020 DISCUSSION (continued): The applicant took photographs of the project site from the established viewing platform located at the Northwest corner of Los Gatos-Almaden Road and Selinda Way with a 50 MM and a 300 MM lens. The photographs and computer modeling were then aligned to determine the areas of the proposed residence that would be visible, excluding any trees that are proposed to be removed or are in poor condition (Exhibit 10). The existing trees that have been identified in the photographs as providing screening for the proposed single- family residence are rated in good or fair condition and are proposed to remain. As discussed in the Tree section of the report, the Consulting Arborist was not able to get close enough to the stand of trees along the rear and side downward slope to inspect the health and condition of each individual tree; however, overall, he found the grouping of Coast Live Oaks and Blue Oaks to be in fair to good condition with dense crowns and normal foliar color and size. The applicant has labeled the trees included on the subject property in the Visibility Analysis as X1, X2, Y1, Y2, Y3, Z5, and Z3. Three trees used in the Visibility Analysis, trees Z2, Z4, and Z6 are not located on the subject property (Sheet 17 of Exhibit 10). The applicant’s methodology complies with the current methodology to not use trees in poor condition in the Visibility Analysis. H. Neighbor Outreach The applicant reached out to their neighbors and provided copies of the three responses they received (Exhibit 11). I. CEQA Determination An Environmental Impact Report was prepared for the Planned Development and was certified by the Town Council on December 19, 2005. No further environmental analysis is required for the individual lot development. PUBLIC COMMENTS: Story poles and signage were installed on the site and written notice was sent to property owners and tenants located within 500 feet of the subject property. No public comments were received by 11:00 a.m., Friday, January 3, 2020. PAGE 9 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020 CONCLUSION: A. Summary The applicant is requesting approval of an Architecture and Site application to construct a single-family residence on a vacant lot within the Highlands PD. As proposed, the project would create the largest home in terms of countable square footage in the Highlands PD with a proposed 5,840-square foot residence. However, the proposed project would not be the largest home in terms of square footage in the immediate area as the adjacent downhill residence is larger. Due to the property configuration and downward sloping topography of the subject site the proposed residence would be located below street level from Santella Court. The project is consistent with the Zoning, General Plan, applicable HDS&G, Hillside Specific Plan, and Highlands PD Ordinance 2237. The proposed project does not request any exceptions. B. Recommendation Based on the analysis above, staff recommends approval of the Architecture and Site 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 no further environmental analysis is required (Exhibit 2); 2. Make the finding that the project is in compliance with the Hillside Development Standards and Guidelines (Exhibit 2); 3. Make the finding that the project is in compliance with the Hillside Specific Plan (Exhibit 2); 4. Make the finding that the project is in compliance with the Highlands Planned Development Ordinance 2237 (Exhibit 2); 5. Make the required considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 2); and 6. Approve Architecture and Site Application S-18-052 with the conditions contained in Exhibit 3 and the development plans in Exhibit 12. 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 10 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020 EXHIBITS: 1. Location Map 2. Required Findings and Considerations (one sheet) 3. Recommended Conditions of Approval (16 sheets) 4. Project Description, received on December 11, 2019 (two sheets) 5. Letter of Justification, received December 16, 2019 (14 sheets) 6. Project Data (one sheet) 7. Consulting Architect’s Report, received November 14, 2018 (six sheets) 8. Consulting Arborist’s Report, dated November 29, 2018 (37 sheets) 9. Consulting Arborist’s Addendum Report, dated August 20, 2019 (eight sheets) 10. Visibility Analysis, received December 10, 2019 (28 sheets) 11. Applicant’s neighbor outreach efforts, received November 18, 2019 (four sheets) 12. Development Plans, received November 15, 2019 (29 sheets) SHADY LNAVENIDA LAGOFRANCIS OAKS WY SANTELLA D RSANTELLA CTAVENIDA CRESTA15365 Santella Court 0 0.250.125 Miles ° EXHIBIT 1 This Page Intentionally Left Blank PLANNING COMMISSION –January 8, 2020 REQUIRED FINDINGS & CONSIDERATIONS FOR: 15365 Santella Court Architecture and Site Application S-18-052 Requesting approval for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 1/2:PD. APN 527-09-036. PROPERTY OWNER: Christian and Hellen Olgaard APPLICANT: Hari Sripadanna FINDINGS Required findings for CEQA: ■An Environmental Impact Report (EIR) was prepared for the Planned Development and was certified by the Town Council on December 19, 2005. Required technical reviews (arborist, architect and geotechnical) have been completed for the project and no further environmental analysis is required for this application. Compliance with Hillside Development Standards and Guidelines (HDS&G): ■The project is in compliance with the HDS&G. Compliance with Hillside Specific Plan ■The project is in compliance with the Hillside Specific Plan in that it is a single-family residence being developed on an existing parcel. The proposed development is consistent with the development criteria included in the Specific Plan. Compliance with the approved Planned Development ■The project is in compliance with the approved Planned Development (Ordinance 2237). CONSIDERATIONS: Considerations in review of Architecture & Site applications: ■As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. N:\DEV\FINDINGS\2020\Santella 15365.doc EXHIBIT 2 This Page Intentionally Left Blank PLANNING COMMISSION – January 8, 2020 CONDITIONS OF APPROVAL 15365 Santella Court Architecture and Site Application S-18-052 Requesting approval for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 1/2:PD. APN 527-09-036. PROPERTY OWNER: Christian and Hellen Olgaard APPLICANT: Hari Sripadanna 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 listed below and in substantial compliance with the plans approved and noted as received by the Town on November 15, 2019. Any changes or modifications to the approved plans shall be approved by the Community Development Director, the Development Review Committee, the Planning Commission, or Town Council, 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. The lighting plan shall be reviewed during building plan check. 4.EXTERIOR COLOR: The exterior colors of the house shall not exceed an average light reflectivity value of 30 and shall blend with the natural vegetation in conformance with the approved PD Ordinance 2237. 5.LRV DEED RESTRICTION: Prior to the issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder’s Office that requires all exterior colors to be maintained in conformance with the approved PD Ordinance. 6.GENERAL: 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.MAINTENANCE AGREEMENT: Following the issuance of a certificate of occupancy, the property owner shall execute a five-year maintenance agreement with the Town that the property owner agrees to protect and maintain the trees shown to remain on the approved plans, trees planted as part of the tree replacement requirements, and guarantees that said trees will always be in a healthy condition during the term of the maintenance agreement. 8.TREE DEED RESTRICTION: Prior to issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder’s Office that identifies the on-site trees that were used to provide screening in the visibility analysis EXHIBIT 3 and requires their replacement if they die or are removed. 9. 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. 10. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations made by Richard Gessner, identified in the Arborist report, dated as received November 29, 2018, and the supplemental Arborist report, dated as received August 20, 2019, respectively, on file in the Community Development Department. A Compliance Memorandum shall be prepared by the applicant and submitted with the building permit application detailing how the recommendations have or will be addressed. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. 11. TREE FENCING: Protective tree fencing shall be placed at the drip line of existing trees and shall remain through all phases of construction. Fencing shall be six-foot-high cyclone attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. Include a tree protection fencing plan with the construction plans. 12. REPLACEMENT TREES: New trees shall be planted to mitigate the loss of trees being removed. The number of trees and size of replacement trees shall be determined using the canopy replacement table in the Town Code. Town Code requires a minimum 24- inch box size replacement tree. New trees shall be double staked with rubber ties and shall be planted prior to final inspection and issuance of occupancy permits. 13. LANDSCAPE PLAN: The final landscape plan shall comply with the Hillside Development Standards and Guidelines criteria for planting (ornamental planting shall be confined to areas within 30 feet of the house, inclusive of decks, patios and driveway). 14. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan, including landscape and irrigation plans and calculations, shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. The final landscape plan shall be reviewed by the Town’s consultant prior to issuance of building permits. 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. 15. BMP IN-LIEU FEE: A Below Market Price (BMP) in-lieu fee (6% of the building valuation as determined by the Building Official) shall be paid by the developer prior to issuance of an occupancy permit for the new residence. 16. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 17. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 18. 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. 19. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 20. PERMITS REQUIRED: A Building Permit is required for the construction of the new single- family residence and attached garage. Additional Building permits will be required for all detached structures such as swimming pools and retaining walls supporting a surcharge. 21. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2017, are the 2016 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12. These codes are applicable on Building Applications up to December 20, 2019. Effective January 1, 2020 the 2019 California Building Standard Code, California Code of Regulations Title 24, Parts 1-12, as amended by the Town of Los Gatos, will be applicable. 22. 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. 23. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 24. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24” x 36”, maximum size 30” x 42”. 25. 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. 26. 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. 27. 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 28. 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. 29. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61: a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs, located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars if needed in the future. b. All passage doors shall be at least 32-inch doors on the accessible floor level. c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing, no more than 1 inch out of plane with the immediate interior floor level and with an 18 inch clearance at interior strike edge. d. A door buzzer, bell or chime shall be hard wired at primary entrance. 30. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. 31. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II approved appliance or gas appliance per Town Ordinance 1905. Tree limbs shall be cut within 10 feet of chimneys. 32. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 33. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface High Fire Area and must comply with Section R337 of the 2016 California Residential Code, Public Resources Code 4291 and California Government Code Section 51182. 34. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a California licensed Landscape Architect in conformance with California Public Resources Code 4291 and California Government Code Section 51182. 35. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Landscape Architect certifying the landscaping and vegetation clearance requirements have been completed per the California Public Resources Code 4291 and Government Code Section 51182. 36. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building. 37. BLUE PRINT 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 at the Building Division Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at www.losgatosca.gov/building. 38. 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 AND PUBLIC WORKS: Engineering Division 39. 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 and/or Applicant'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 and/or Applicant's expense. 40. 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. 41. PRIOR APPROVALS: All conditions per prior approvals (including Ordinance 2147, etc.) shall be deemed in full force and affect for this approval. 42. 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. 43. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Owner/Applicant 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. 44. 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. 45. PUBLIC WORKS INSPECTIONS: The Owner and/or Applicant 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. 46. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner and/or Applicant or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner and/or Applicant 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 and/or Applicant or their representative shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 47. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 48. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 49. 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. 50. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any grading or building permits. 51. 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 and/or Applicant’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. 52. 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 studies imposed by the Planning Commission or Town Council shall be funded by the Owner and/or Applicant. 53. GRADING PERMIT: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). After the preceding Architecture and Site Application has been approved by the respective deciding body, the grading permit application (with grading plans and associated required materials and plan check fees) shall be made to the Engineering Division of the Parks and Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location(s), driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). Prior to Engineering signing off and closing out on the issued grading permit, the Owner/Applicant’s soils engineer shall verify, with a stamped and signed letter, that the grading activities were completed per plans and per the requirements as noted in the soils report. A separate building permit, issued by the Building Department, located at 110 E. Main Street, is needed for grading within the building footprint. 54. GRADING ACTIVITY RESTRICTIONS: Upon receipt of a grading permit, any and all grading activities and operations shall not commence until after/occur during the rainy season, as defined by Town Code of the Town of Los Gatos, Sec. 12.10.020, (October 15-April 15), has ended. 55. COMPLIANCE WITH HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES: All grading activities and operations shall be in compliance with Section III of the Town’s Hillside Development Standards and Guidelines. All development shall be in compliance with Section II of the Town’s Hillside Development Standards and Guidelines. 56. DRIVEWAY: The driveway conform to existing pavement on Santella Court shall be constructed in a manner such that the existing drainage patterns will not be obstructed. 57. CONSTRUCTION EASEMENT: Prior to the issuance of a grading or building permit, it shall be the sole responsibility of the Owner and/or Applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the grading herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit. 58. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits, whichever comes first, the Owner and/or Applicant shall: a) design provisions for surface drainage; and b) design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and c) provide a recorded copy of any required easements to the Town. 59. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a grading permit/building permit. 60. 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. 61. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the commencement of any site work, the general contractor shall: a. Along with the Owner and/or Applicant, 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. 62. 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. 63. SOILS REPORT: One copy 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. 64. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be conducted for the project to determine the surface and sub-surface conditions at the site and to determine the potential for surface fault rupture on the site. The geotechnical study shall provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections. All recommendations of the investigation shall be incorporated into project plans. 65. SOILS REVIEW: Prior to Town approval of a development application, the Owner and/or Applicant’s engineers shall prepare and submit a design-level geotechnical and geological investigation for review by the Town’s consultant, with costs borne by the Owner and/or Applicant, and subsequent approval by the Town. The Owner and/or Applicant’s soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. Approval of the Owner and/or Applicant’s soils engineer shall then be conveyed to the Town either by submitting a Plan Review Letter prior to issuance of grading or building permit(s). 66. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Owner and/or Applicant’s soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing shall be documented in an “as-built” letter/report prepared by the Owner and/or Applicant’s soils engineer and submitted to the Town before a certificate of occupancy is granted. 67. 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 and/or Applicant’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 and/or Applicant. 68. DEDICATIONS: The following shall be dedicated by separate instrument. The dedication shall be recorded before any grading or building permits are issued: a. A Private Ingress Egress Easement (PIEE), twenty (20) feet in width, for the benefit of the neighboring Lot 8 to the west (15371 Santella Court; APN 527-09-035). b. Storm drainage and sanitary sewer easements, as required. 69. PUBLIC IMPROVEMENTS: The following improvements shall be installed by the Owner and/or Applicant. Plans for those improvements shall be prepared by a California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor & Materials Security before the issuance of any grading or building permits or the recordation of a map. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. a. Santella Court: 2” overlay from the middle of the cul-de-sac to the northern lip of gutter, or alternative pavement restoration measure as approved by the Town Engineer. 70. 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. 71. FRONTAGE IMPROVEMENTS: The Owner and/or Applicant shall be required to improve the project’s public frontage (right-of-way line to centerline and/or to limits per the direction of the Town Engineer) to current Town Standards. These improvements may include but not limited to curb, gutter, sidewalk, driveway approach(es), curb ramp(s), signs, pavement, raised pavement markers, thermoplastic pavement markings, storm drain facilities, traffic signal(s), street lighting (upgrade and/or repaint) etc. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 72. UTILITIES: The Owner and/or Applicant 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 and/or Applicant is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 73. PRIVATE EASEMENTS: Agreements detailing rights, limitations and responsibilities of involved parties shall accompany any proposed private easement. Access driveway shall be within the recorded access easement. A new private access easement shall be recorded, and a copy of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department, prior to issuance of a grading or building permit. A realigned access driveway shall be completed prior to the issuance of grading or building permit. 74. CURB AND GUTTER REPAIR: The Owner and/or Applicant shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town standards. New curb and gutter shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 75. DRIVEWAY APPROACH: The Owner and/or Applicant shall install one (1) Town standard residential driveway approach. The new driveway approach 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. 76. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080, 26.10.065, and 29.40.030. 77. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of any building or grading permits, the Owner/Applicant shall pay the project's proportional share of transportation improvements needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit is issued. The fee shall be paid before issuance of any grading or building permit. The final traffic impact mitigation fee for this project shall be calculated from the final plans using the current fee schedule and rate schedule in effect at the time the building permit is issued, using a comparison between the existing and proposed uses. 78. PRECONSTRUCTION PAVEMENT SURVEY: Prior to issuance of any grading or building permit, the Owner and/or Applicant shall complete a pavement condition survey documenting the extent of existing pavement defects using a smartphone video (in Landscape orientation only) or digital video camera. The survey shall extend through the Highlands of Los Gatos, from entry to the end of the Santella Court cul-de-sac. The results shall be documented in a report and submitted to the Town for review. 79. POSTCONSTRUCTION PAVEMENT SURVEY: The Owner and/or Applicant shall complete a pavement condition survey to determine whether road damage occurred as a result of project construction. Rehabilitation improvements required to restore the pavement to pre-construction condition and strength shall be determined using State of California procedures for deflection analysis. The results shall be documented in a report and submitted to the Town for review and approval before a Certificate of Occupancy for any new building can be issued. The Owner and/or Applicant shall be responsible for completing any required road repairs prior to release of the faithful performance bond. 80. 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. 81. 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. 82. CONSTRUCTION HOURS: All construction activities, including the delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays. The Town may authorize, on a case-by-case basis, alternate construction hours. The Owner and/or Applicant shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 83. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 84. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of 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 a minimum the Earth Movement Plan, Project Schedule, employee parking, construction staging area, materials storage area(s), concrete washout(s) and proposed outhouse location(s). Please refer to the Town’s Construction Management Plan Guidelines document for additional information. 85. WVSD (West Valley Sanitation District): 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. 86. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Building Official. The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve as 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. 87. BEST MANAGEMENT PRACTICES (BMPs): The Owner and/or Applicant is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be maintained and be placed for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Removal of BMPs (temporary removal during construction activities) shall be replaced at the end of each working day. Failure to comply with the construction BMP will result in the issuance of correction notices, citations, or stop work orders. 88. STORMWATER DEVELOPMENT RUNOFF: All new development and redevelopment projects are subject to the stormwater development runoff requirements. The Owner and/or Applicant or their design consultant shall submit a stormwater control plan and implement conditions of approval that reduce stormwater pollutant discharges through the construction, operation and maintenance of treatment measures and other appropriate source control and site design measures. Increases in runoff volume and flows shall be managed in accordance with the development runoff requirements. 89. REGULATED PROJECT: The project is classified as a Regulated Project per Provision C.3.b.ii. and is required to implement LID source control, site design, and stormwater treatment on-site in accordance with Provisions C.3.c. and C.3.d.. 90. 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. 91. GREEN ROOF: A Green roof may be considered biotreatment systems that treat roof runoff only if they meet certain minimum specifications. The green roof system planting media shall be sufficiently deep to provide capacity within the pore space of the media for the required runoff volume specified by Provision C.3.d.i.(1), in addition to supporting the long-term health of the vegetation selected for the green roof, as specified by a landscape architect or other knowledgeable professional. 92. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous domestic waste materials to be deposited in such a manner or location as to constitute a threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful discharges to storm drains include, but are not limited to: discharges from toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or vehicle cleaning. 93. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 94. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three (3) times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 95. 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. 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. 96. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any grading or building permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. 97. 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. 98. WATER FEATURES: New swimming pools, hot tubs or spas shall have a connection to the sanitary sewer system, subject to West Valley Sanitation District’s authority and standards, to facilitate draining events. Discharges from these features shall be directed to the sanitary sewer and are not allowed into the storm drain system. 99. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 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. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 100. STORM WATER MANAGEMENT PLAN: A storm water management shall be included with the grading permit application for all Group 1 and Group 2 projects as defined in the amended provisions C.3 of the Municipal Regional Stormwater NPDES Permit, Order R2- 2015-0049, NPDES Permit No. CAS612008. The plan shall delineate source control measures and BMPs together with the sizing calculations. The plan shall be certified by a professional pre-qualified by the Town. In the event that the storm water measures proposed on the Planning approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The Owner and/or Applicant may elect to have the Planning submittal certified to avoid this possibility. 101. STORM WATER MANAGEMENT PLAN CERTIFICATION: Certification from the biotreatment soils provider is required and shall be given to Engineering Division Inspection staff a minimum of thirty (30) days prior to delivery of the material to the job site. Additionally deliver tags from the soil mix shall also be provided to Engineering Division Inspection staff. Sample Certification can be found here: http://www.scvurppp-w2k.com/nd_wp.shtml?zoom_highlight=BIOTREATMENT+SOIL. 102. 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. 103. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. The Owner and/or Applicant'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 and/or Applicant's expense. 104. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously. 105. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 106. FIRE SPRINKLERS REQUIRED: An automatic residential fire-sprinkler system shall be installed in one-and two-family dwellings as follows: In all new one-and two-family dwellings and in existing one-and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: A one-time addition to an existing building that does not total more than 1,000 square feet of building area. Note: The owner(s), occupant(s), and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modifications or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application, and appropriate fees to this department for review and approval prior to beginning their work. CFC Section 313.2 as adopted and amended by LGTC. 107. 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). 2016 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 108. CONSTRUCTION FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chapter 33. 109. FIRE DEPARTMENT (ENGINE) DRIVEWAY TURNAROUND REQUIREMENT: Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Maximum grade in any direction shall be a maximum of 5%. Installations shall conform with Fire Department Standard Details and Specifications D-1. CRF Sec. 503. 110. FIRE APPARATUS (Engine) ACCESS DRIVEWAY REQUIRED: Provide an access driveway with a paved all-weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, and a maximum slope of 15%. Installations shall conform to the Fire Department Standard Details Specifications D-1 and CFC Section 503. The proposed driveway slope of 17.2% exceeds the maximum of 15% and has received approval for a variance from the Fire Marshal’s Office on 04/18/18. 111. WILDLAND-URBAN INTERFACE: This project is located within the designated Wildland- Urban Interface Fire Area. The building construction shall comply with the provisions of Section R327 of the California Residential Code or the California Building Code (CBC) Chapter 7A., as applicable. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning Department for related landscape plan requirements. 112. 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 letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other signs or means shall be used to identify the structure. Address numbers shall be maintained. CFC Section 505.1 N:\DEV\CONDITIONS\2020\Santella 15365- PC COA- A&S- 01-08-20 draft.docx 18524 Montpere Way, Saratoga, CA 95070 ph.: 408 507-8138 www.srustiarchitects.com 1 Dec,11 2019 Re: Olgaard Residence-Project Description Letter. Site Address:15365 Santella Court; APN: 527-09-036 Architecture and Site Application:S-18-052. Dear Planning Commissioners Community Development Department. Town of Los Gatos The project scope involves development of a downward sloping, south facing, 2-acre vacant lot. This natural setting of an undulating hillside with existing mature oak trees, offers city views from specific locations. The site features a long narrow area from the Santella Court cul-de- sac, toward the south, that widens to a triangular shape spreading in the east-west direction. The site is in a HR-2½: Planned Development Zone at the end of Santella Court. The proposed site design features a private driveway from Santella Court, sloping down about 30 feet to the fire truck turn around space, in front of the home’s garage. From here a winding stair path leads to the front entrance and a side yard that opens to a patio and pool towards the north-east side of the property. This low-profile home with a linear building form follows the site contours and levels so that the structure appears integrated into the hill side. This two-level home will appear as a single-story home, to most of the neighbors as 3 sides of the lower level are tucked the into the hill. The roof rises with the hill and most of the roof would be only 15 feet from the grade level. This house siting has minimal impact to the existing grading and vegetation. The north south orientation of the home harvests the maximum amount of solar energy to achieve net zero energy use. This two-level, 4 bed, 4 1/2 bath and 3 car garage, single family dwelling of has 5,840 sf. of countable floor area including 756 sf below grade space (exempt from countable floor area), in an HR-2½: Planned Development Zone, would be a LEED certified home as well. Much of the home space will be at the lower level with private spaces such as bedrooms, media and family rooms and a wine cellar in addition to a garage. The upper level will have an entry foyer, kitchen, dining and living spaces. This building will be clad with sintered stone panels of natural, earth toned colors. The entry door will have a wood finish and the windows and garage door frames will feature a dark oxidized metal finish. A majority of the landscaping adjacent to the building will include native, drought tolerant plants and most of the site will remain in its natural state preserving the existing oak trees and other surrounding vegetation. EXHIBIT 4 18524 Montpere Way, Saratoga, CA 95070 ph.: 408 507-8138 www.srustiarchitects.com 2 Thank you for the project review. If you have any questions, or need any additional information please contact me at your earliest convenience. Sincerely Hari Sripadanna AIA Srusti Architects P - 408-507-8138 hari@srustiarchitects.com We collaborate to create sustainable spaces. www.srustiarchitects.com Date: Dec 16, 2019 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 1 Re: Olgaard Residence- Project Justification Letter Site Address:15365 Santella Court; APN: 527-09-036. Architecture & Site Application# S-18-052. Dear Planning Commissioners Community Development Department. Town of Los Gatos On behalf of Christian and Helen Olgaard, I am pleased to present this new sustainable (green) design project, featuring net zero energy use. From the very beginning of our collaboration with the Town of Los Gatos, your knowledgeable planning and engineering staff helped us understand the Hillside Development Standards and Guidelines and the Town’s desire to preserve the natural hillside environment. We consulted with your staff early on and through our frequent meetings, they prepared us for this comprehensive compliance design review process. Our design team also had the support and willingness of our clients to design a creative and innovative contemporary sustainable home that brings the outdoor natural hillside environment, indoors in a seamless way. As a result of this collaborative process we had minimal revisions to the overall original design concept and are able to create a home design that meets all requirements without any exceptions. The proposed single-family home design to be developed on a vacant lot has two-levels, 4 bedrooms, 4 1/2 baths and a 3 car-garage, and has 5,840 sf. of countable floor area including 756 sf below grade space (exempt from countable floor area), in an HR-2½: Planned Development Zone This letter details the factors that lead to this design, how it complies with the Hillside Development Standards and Guidelines and addresses any specific concerns raised by the planning staff. The attached building plans and additional exhibits are provided as supporting information. EXISTING PROPERTY DESCRIPTION The site is a part of the planned development of Highlands of Los Gatos subdivision that includes approximately 66 acres of custom hillside residential lots, accessed from Shady Lane and Gum Tree Lane. This 2-acre vacant property, located on the north end of Santella Court, presents great opportunities and some constraints that we carefully studied and mapped before any placement of the proposed home was considered. The project scope involves development of a downward sloping, south facing flag lot with a natural setting of undulating hillsides and mature oak trees. In contrast to the other street level homes on Santella court, this proposed house would be located substantially lower on the hillside and accessed through a private driveway. From here, the lot widens to a triangular shape spreading in the east-west direction. The site is surrounded by dense clusters of mature coast live oak and blue oak trees along its slopes with a small relatively clear and level area in the middle that extends to the rear. The tree inventory by the arborist contains 44 trees (with some undocumented along inaccessible slopes) in either good or fair condition, 4 trees in poor health, and one that fell due to natural causes after EXHIBIT 5 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 2 the arborist report was prepared. The land tapers off to a steeper slope along the perimeter of the property. Due to these steep 30% slopes surrounding the site, the LRDA is limited to the level area in the midsection of the property. DESCRIPTION OF PROPOSED DESIGN Site design Given all the opportunities and constraints, and with considerable deliberation, we chose a linear form for the house, and a winding sloped driveway. We chose these forms for their adaptability to the shape of the site grading contours and to minimize tree removal. The private driveway from Santella Court slopes down to the fire truck turnaround/visitor parking area in front of the home’s garage. From here a winding stair path leads to the front entrance located on the upper level. The visitor parking area also leads to a side yard at the lower level that opens to a patio and pool towards the north-east side of the property. The site and hillside slopes are stable and geotechnically suitable for the proposed structure as outlined in the geologist report, which has been approved through the peer review. Articulation of the building mass We designed the linear form to start as a single story at the garage, and to rise to a two- story volume towards the rear. This shape enables screening of the larger mass by tall trees along the north and the west property lines, that form a dense cluster around the building. There are 15 trees, including the 4 trees in poor health, mostly along the interior of the site that shall be removed to construct the residence and driveway. This low-profile home with a linear horizontal building form follows the site contours and levels so that the structure appears integrated into the hill side. At the north end of the property, as the site grading contours turn, so does the building form, creating a backdrop for the terraces and patio areas to follow. This approach i.e. stepping the terrain along the contours reduces the amount of grading required and integrates the building into the site. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 3 Building Features The building roof form picks up on the undulating site profile, combining sloped and flat roofs in an alternating rhythm. The alternating flat roof sections as one continuous sculptural unifying roof form, feature live green roofing and the sloped roof sections provide for photovoltaics. Much of the home will be at the lower level with private spaces such as bedrooms, media and family rooms and a wine cellar in addition to a garage. The upper level will have an entry foyer, kitchen, dining and living spaces that offer spectacular views of the distant hills. The contemporary home design with doors and windows that open to the outdoor spaces merge them seamlessly with the indoors to take advantage of the natural beauty of the site and the moderate weather we all enjoy in California. The house wraps around the entry courtyard with operable windows situated to catch the summer breezes from the west to naturally cool the house. The exterior skin of the home consists of an insulated rain-screen system clad with sintered stone panels. These earth toned panels run every 2 ft. with varying widths throughout the home to emphasize horizontal nature of the building form. The aluminum windows and door frames will feature a dark oxidized metal finish with similar interplay of horizontal and vertical lines of the stone cladding system. The glazing will have low light and heat reflective coating to reduce glare and increase the thermal performance of the home. Site grading The driveway design became a critical factor in site layout, and was defined by the narrow and steep terrain, existing trees, firetruck turnaround space requirements. We took advantage of the level changes in the terrain to create floor levels that closely followed the adjacent grades. As the land dipped and flattened out at the firetruck turn around space, we set the lower floor garage height 4ft. (max. allowed cut) below grade to reduce the appearance of a larger mass. Then as the terrain rose higher to towards the rear of the property, we set the upper floor level close to the higher terrain level. A series of serpentine shaped steps rise with the existing grade to access the upper level concealing the lower level floor below and effectively making the building appear as a single-story home. As the terrain slopes more gradually on the east side of the home, we created terraces that follow contour grades, that open to the lower floor level. The upper floor level was able to access the outdoor deck set close to the higher terrain level on the west side of the home. This approach reduced the cut and fill volumes and height of retaining walls. Sustainable (green) design As all sustainable efforts should begin with passive strategies our initial efforts focused on the sustainable site design practices such as •Building orientation, passive solar design and shading and cooling from existing vegetation. •High performance thermal envelope (insulated building skin), 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 4 •Low reflective, dual glazed, low E windows, and doors that allow natural light natural and cross ventilation, •Green roof to keep the home cool protect from forest fires and filter the roof rain runoff. In addition, our clients have set project goals for LEED Gold or Platinum (green building) certification and a net zero energy use for the home. As these are highly ambitious goals, we incorporated a photovoltaic system and a geothermal system combined with a ceiling radiant heating and cooling system. COMPLIANCE WITH HILLSIDE DEVELOPMENT STANDARDS & GUIDELINES In addition to what was identified above, the proposed home specifically addresses the Hillside Development Standards and Guidelines as follows: Justification for home size in the immediate neighborhood The proposed home is both smaller in total size and smaller in appearance compared to others in the neighborhood. This home area when below grade area is also considered, is smaller than the neighborhood homes. To illustrate the point, we have attached a neighborhood floor area comparison sheet that show the floor areas including below grade area. For example, the home at 15310 Santella Ct. has 5,671 sf. Floor area, which is smaller to the proposed home with 5,840 sf. of floor area. However, if the below grade area is included the total home floor area for 15310 Santella Ct. is 7,425 sf. which is larger than the total area of this proposed home of 6,596 sf. This neighborhood home is on a relatively level lot and all of the home’s upper mass is visible to the observer. Therefore, to reduce the appearance of a large home size, more of the area was allocated to the below grade. See picture below (courtesy -Redfin website). 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 5 This proposed home would be located substantially lower on the hillside in contrast to the other street level homes on Santella court. This home is on a sloped lot and the design reduces the appearance of a larger home due to the home siting and the articulation of the massing. (see rendering on previous page). This slender shape, split-level design and low-profile home with the roof close to the ground, will appear smaller than a traditional home with traditional hip and gable roofs, even with a large below grade area. We have attached the neighborhood comparison data for your reference. Siting of the home After detailed evaluation of the site conditions, we situated the home further north than the location indicated in the approved PD development plans. The image below shows the original location shown in the PD development plans overlaid by our proposed home location. Below are several compelling reasons: ●Due to the flag lot shape and the narrow access exceeding 150 ft. in length, we were required by the Santa Clara County Fire Department to create a fire engine truck turn around space of 55 ft. X 75 ft. with the grade level of the turnaround space not to exceed 5%. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 6 ●The building location was pushed further north to accommodate the required the firetruck turnaround space and driveway length at the maximum allowed 17% grade slope. ●We chose a linear mass for the home to minimize the impact of the building footprint on the existing tree locations. This enabled us to preserve many native oak trees, increase the tree screening and reduce visibility of the home to the neighborhood. ●The linear building form also followed the site grading contour levels to have the house sit at a lower level, reduce site grading and overall building height. We achieved this by partially building into the hill side to maximum depth of 4 ft. cut at the exterior patios and driveways so that the structure appears as an integrated part of the environment. ●The north south orientation of the home allows the maximum amount of solar energy to be harvested. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 7 Project visibility analysis We have done an exhaustive study of the site, the surrounding topography, screening of the matures trees in the vicinity, and the visibility of the project from the viewing areas. Blossom Hill/LG Blvd. and Selinda Way/LG Almaden Rd. viewing areas were identified as the two viewing areas nearest to the project from where the home could be potentially seen. Our initial studies with the computer model indicated that the project wouldn’t be seen from Blossom Hill /LG Blvd intersection viewing area due to dense tree cover. This fact was later confirmed by the subsequent pictures taken after the story-poles are installed. We then focused on our study on the Selinda Way/LG Almaden Rd. viewing area. When we studied the cross section of the topography of the hillsides and the ridges from the Selinda Way/LG Almaden Rd., it became obvious why this project site wouldn’t be seen from anywhere nearby. Due to a secondary ridge in front of the site, the home wouldn’t be seen, unless the observer is a mile or more away. As shown in the illustration below, the view is blocked when an observer comes within a mile of the project. The property it is barely visible with a naked eye when seen from a mile away. This picture below is taken from Selinda Way/LG Almaden Rd. intersection, which is further than a mile away. To get an unobstructed view we took the 50mm lens picture (below) from the Lee high school fence. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 8 To clearly see this site, one would need 300 mm telephoto lens standing a mile or more away, as it is not possible to see it closer due to the ridge in the front. Our subsequent detailed analysis indicated that only a portion of the home that is less than 24% would be seen with a 300 mm telephoto lens. This fact was confirmed by subsequent pictures taken after story-poles were installed as shown in the image below. Therefore, this home would not be considered a visible home per the HDS&G. A full and comprehensive visibility screening analysis is provided along with this letter. Grading for driveway and visitor parking As previously mentioned, the narrow and steep terrain at the entrance of the site effects the configuration of the driveway. •As the land dips and flattens out after the driveway, we utilized the shallow terrain to create the firetruck turn around space, and guest parking. Staying close to the terrain and utilizing the shallow grade allowed us to meet the fire truck turn-around space clearances and grading slope (5% maximum) and the HDS&G cut and fill requirements. •The 5% slope of the firetruck turn around space enabled us to set the home’s lower floor height 4ft. below grade to reduce the appearance of a larger mass. •Then as the terrain rose higher to towards the rear of the property, we set the upper floor level close to the higher terrain level. •A series of serpentine shaped steps rise with the existing grade to access the upper level masking the lower level floor below and effectively making the building appear as a single-story home. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 9 We requested a driveway slope of 17%, versus the typical 15%, for the following reasons; •A driveway slope of 15% would cause the lower parts of the driveway at the fire truck turnaround space to exceed the 3ft. maximum fill requirement of HDS&G. •A driveway slope of 15% would also require the home to move further north due to fire truck turnaround space requirements and that would encroach into the rear setback area. A 17% slope brings the firetruck turn around space closer to the cul- de-sac and locates it in the shallow existing terrain area (relatively free of mature trees) and makes the grading compliant with HDS&G requirements. •We met with the Fire Marshal early in the design process and have his consent for a 17% slope for the driveway, We worked with the lot #8 design team to facilitate a lower desired driveway access level for their site, as it is shared with this neighbor. Neighbor friendly, site design •Privacy of the neighbors is protected by dense surrounding vegetation and the additional landscape screening proposed along the north property line. •All the upper level doors windows and outdoor areas face away from neighbors’ properties. •Outdoor activity areas at the lower level are designed to face eastern side of the property which is further away from the immediate neighbors. These outdoor activity areas are also surrounded by dense vegetation. •All four adjacent neighbors have reviewed the design drawings and have no concerns regarding the design. Sustainable design The sustainable design features of this home include a net zero energy design and LEED certification. The homes orientation takes advantage of the clear area in front of the home for integrating the photovoltaic system into the sloping roof. All the living and active spaces at the upper level open to the south-southeast orientation to allow winter sun in and the deep overhangs over openings protect them from summer heat gain. The home wraps around the entry courtyard to capture summer breezes for cross ventilation. The clearstory windows at the high level create a stack effect like a chimney to let warm air out while drawing in cooler air from the lower level. The home has a rainscreen wall system with sintered stone panel cladding. It breathes much like our skin, with an airgap behind the exterior cladding to let moisture 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 10 accumulated within the building to escape outside while the inner layers of high- performance insulation reduce building heat gain or loss. The live roof will feature succulent plants that collect and filter rainwater, while keeping the home cool. Once these plants are well established, they can survive with minimal irrigation. To reduce the overall carbon footprint of the building, all systems shall be run only with electricity, and no natural gas HVAC equipment shall be utilized. This 48,400 kwh/year photovoltaic (PV) system for the home shall be designed to offset 100% of the anticipated energy usage of the home its occupants, on an annual basis. In other words, the roof mounted photovoltaic system will generate enough electricity for heating of domestic hot water, pool and jacuzzi, cooking, heating /cooling of the house, lighting and other home energy loads, and two electric vehicles. The geothermal system utilizes the earth’s constant temperature of 60° F to pre-heat or cool the water for the electric heat pump and domestic hot water. This pump further cools or warms this water and circulates it throughout the house ceiling panels. This radiant heating and cooling system is highly energy efficient. Among all other stringent requirements for the LEED certification we are considering rainwater harvesting and grey water for toilets & landscape irrigation. Our current estimation of LEED V4 for Homes certification credits totaled 76.5 points, close to certification thresholds for LEED Gold or Platinum. Fire safety The home design incorporates the following fire safety measures and complies with stringent Wildlife Urban Interface standards and HDS&G; •Fire rated exterior envelope with ceramic panel exterior cladding. •All steel structure with concrete slab foundation and retaining walls. •Fire sprinkler system. •Tempered exterior glazing. •Undersides of roofs and decks are either enclosed or protected with noncombustible materials. •Live green roof with succulent plants. •The 100 feet defensible space for landscaping. •An18 ft. wide firetruck access road and location of turn-around space deep into the property for firefighting access. •Drought tolerant landscaping with underbrush cleared. Building height, bulk and mass This home is on a sloped lot and can reduce the appearance of larger home due to the home siting and the articulation of the massing. This low-profile home with slender shape, split-level design and a continuous roof that stays closer to the ground, will appear like a single-story home. The following design strategies are utilized to minimize bulk and mass: •The linear form of the home starts at the garage as a single story and rises up to a two-story volume towards the rear. This shape enables screening of the larger mass 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 11 by tall trees along the north and the west property lines, reducing the impact of a taller mass. •The varying flat and sloped roof forms follow the hill slopes with deep overhangs to reinforce horizontality, making the home appear smaller. •The live roof blends with varied site terrain patterns in its form, color and texture. •Most of the roof follows the site slopes at a 17 ft maximum height from the adjacent grade. A small portion culminates as a clearstory element in the roof composition at 22 ft from the adjacent grade. This small clearstory roof area is only 15% of the overall roof area and is setback from the exterior face. This is the only element of the building that is higher than the rest of the roof but is very critical to the roof form, massing composition and indoor air circulation. Selective use of glazing This contemporary home is designed to have a strong connection to outdoor spaces and bring in the natural beauty of the site. The doors and windows with dark oxidized aluminum frames are integrated with the rhythms and patterns of the exterior sintered stone panels to articulate the exterior massing and make the home appear smaller, lighter, slender and delicate. They are integral part of the exterior building skin and the architectural composition. The solid surface of the exterior panels with low LRV surface material values is punctuated by the window openings used selectively at critical locations. The solid form with its projections, roof awnings and recesses reduces the continuity of the glazing. They are deliberately placed to frame the views of the distant hills and away from neighbors to protect their privacy. The dense tree cover and surrounding hill side ridges also shields them from all lower level views. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 12 Materials and colors All materials colors and textures conform with HDS&G. See images above. The two primary exterior sintered stone (like ceramic tile) cladding panels are of earth tones and warm gray and oxidized iron colors and have only LRV values of only 17 and 12. Stained concrete retaining wall have a LRV value of 13. All are maintenance free durable materials. Exposed metal surfaces shall be painted to compliment adjacent materials or anodized to a dark color. The glazing we specified is a low reflective and energy efficient coating. The live roof system will have the same colors and textures of the native vegetation. The cumulative LRV of the home is 13. Landscaping & retaining walls The landscape design plays a key role in creating the seamless merger of indoor-outdoor spaces. The interior spaces open directly to the terraces covered with natural travertine stone or wood decking. The terrace levels set closely to the existing grades minimize cut and fill quantities and reduce the height of the retaining walls. The driveway surface is asphalt up to the home’s entry gate, and then paved tile to support the fire trucks and vehicular traffic in front of the home. All site retaining walls are equal to or less than 4 ft in height. They will be constructed with stained textured concrete walls that have a natural appearance and allow water to seep through weep holes. Most of the landscaping is specified to be native Californian, deer resistant and drought tolerant. The landscaping is also designed to blend in with the native landscaping and 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 13 most of the property will kept in its natural state in perpetuity. The underbrush will be cleared to reduce wildfire hazard including the creation of 100 ft defensible space for planting. All outdoor spaces, seating areas and the pool are located away from the neighbors to maintain privacy of the neighbors as well as the homeowners. CONCLUSION This design has been envisioned and developed from the beginning to enhance and elevate the natural beauty of the hill side environment. The home is designed to integrate into the land become part of the harmonious natural order. The design closely follows Hillside Development Standards and Guidelines in its intent, scale, colors, massing and overall design. Sincerely Hari Sripadanna AIA C-30730 Srusti Architects P - 408-507-8138 hari@srustiarchitects.com We collaborate to create sustainable spaces. www.srustiarchitects.com Neighborhood Compatibility- 15365 Santella Ct. (Lot 9) Lot Address Date Approved House Garage Area (400sf. exempt) Floor Area Below Grade Area Current Status 1 15685 Shady Lane 4/29/2014 4,457 504 4,961 3,191 Occupied 2 15672 Shady Lane 7/3/2012 4,652 337 4,989 1,490 Occupied 3 15644 Shady Lane 12/11/2013 4,796 1,172 5,568 3,224 Occupied 4 15657 Shady Lane 7/30/2013 4,169 1,120 4,889 4,519 Occupied 5 15615 Shady Lane 12/18/2012 4,658 340 4,998 2,370 Occupied 6 15315 Santella Ct. 7/30/2012 4,534 417 4,951 Occupied 7 15343 Santella Ct. N/A N/A N/A N/A N/A Vacant 8 15371 Santella Ct. N/A N/A N/A N/A N/A Vacant 10 15358 Santella Ct 11/03/2017 4,401 476 4,877 965 Under Construction 11 15330 Santella Ct. 1/8/2013 4,625 346 4,971 2,566 Occupied 12 15310 Santella Ct. 2/13/2013 4,660 611 5,271 2,154 Occupied 13 15415 Santella Ct. N/A N/A N/A N/A N/A Vacant 14 15574 Shady Lane 7/10/2012 4,574 384 4,958 2,583 Occupied 15 15588 Shady Lane 12/18/2012 4,508 402 4,910 3,190 Occupied 16 15602 Shady Lane 8/14/2012 4,331 550 4,881 1,429 Occupied 17 15630 Shady Lane 8/20/2013 4,712 286 4,998 2,390 Occupied 18 15685 Gum Tree Lane 7/3/2012 4,590 407 4,997 2,048 Occupied 19 15675 Gum Tree Lane 2/26/2013 4,602 365 4,967 3,039 Occupied 9 15365 Santella Ct. Proposed Project 5,530 310 5,840 756 Pending 15500 Francis Oaks Way 11/06/00 5,897 512 6,409 790 Occupied 15365 Santella Court – Lot 9 PROJECT DATA EXISTING CONDITIONS PROPOSED PROJECT REQUIRED/ PERMITTED Zoning district HR-2 1/2 : PD same - Land use Vacant single family residence - General Plan Designation Hillside Residential same Lot size (sq. ft.) Gross Lot Area 87,475 sq. ft. same 40,000 sq. ft. minimum Driveway Arm 6,797 sq. ft. same Gross Lot Area minus arm 80,678 sq. ft. same Average Slope 31.18% same Net Lot Area 32,271 sq. ft. same Exterior materials: $siding - stone cladding paneling $window - aluminum dark oxidized metal finish $roofing - single ply membrane/green roof Building floor area: $Lower Level - 2,696 sq. ft. - $Upper Level - 2,833 sq. ft. - $garage - 711 sq. ft.-400 sq. ft.= 311 sq. ft. 400 sq. ft. exempt $total (excluding 400 s.f. garage) - 5,840 sq. ft. 6,000 s.f. max $Below grade square footage (BGSF) - 756 sq. ft. exempt House Setbacks (ft.): $front - 266 ft 30 ft min. $rear - 25 ft 25 ft min. $side - 66 ft 20 ft min. $side - 106 ft. 20 ft min. House Max. Height (ft) - 22 ft. 25 ft. max. Parking: Garage Parking Spaces - 3 Uncovered Guest Parking Spaces - 3 Total Parking Spaces 6 4 min. Sewer or septic - Sewer - Protected Tree Removal - 14 - EXHIBIT 6 This Page Intentionally Left Blank November 14, 2018 Mr. Azhar Kahn Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 15365 Santella Court Dear Azhar: I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows: Neighborhood Context The site is located at the end of Santella Court, a cul-de-sac at the top of this planned hillside subdivision. Several Estate Style homes have already been constructed and there is one other vacant parcel at the end of this cul-de-sac to be devel- oped in the future. Photographs of the site and surrounding neighborhood are shown on the following page. EXHIBIT 7 15358 Santella Court Design Review Comments May 5, 2017 Page 2 Adjacent Lot 10 to the RightView to this Lot and Adjacent Lot 8 to the left Nearby House on Santella Court Another Subdivision home Nearby House on Santella Court House on Santella Court Another Subdivision home 15358 Santella Court Design Review Comments May 5, 2017 Page 3 Concerns and Recommendations The house would be located on one of the lots at the end of the Santella Court cul-de-sac. It would be similar in site foot- print to other nearby completed homes, as shown on the air photo diagram below. The proposed house is designed in a Contemporary Style, as shown in the applicant’s elevations and sketch renderings below and on the following pages. Proposed Front Elevation facing Santella Court Proposed Rear Elevation facing Downhill 15358 Santella Court Design Review Comments May 5, 2017 Page 4 Proposed Right Side Elevation Proposed Left Side Elevation 15358 Santella Court Design Review Comments May 5, 2017 Page 5 The proposed design would be similar to the recently approved home at 15358 Santella Court (see sketch below). In contrast to the adjacent house which has its upper floor at street level, this proposed house would be locate substan- tially down the hillside, as shown on the site section below. Proposed Site Section Front Elevation of New House to the Immediate Right 15358 Santella Court Design Review Comments May 5, 2017 Page 6 The house forms step down the hillside slopes, as specified in the Hillside Standards and Design Guidelines, and it incor- porates high quality materials and details. I have no recommendations for changes. Azhar, please let me know if you have any questions, or if there are other issues that I did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon Tree Inventory, Assessment, and Protection 15365 Santella Court Los Gatos, CA 95032 Prepared for: Town of Los Gatos November 29, 2018 Prepared By: Richard Gessner ASCA - Registered Consulting Arborist ® #496 ISA - Board Certified Master Arborist® WE-4341B ISA - Tree Risk Assessor Qualified CA Qualified Applicators License QL 104230 © Copyright Monarch Consulting Arborists LLC, 2018 EXHIBIT 8 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Table of Contents Summary 1 ............................................................................................................... Introduction 1 ........................................................................................................... Background 1 ............................................................................................................ Assignment 1 ............................................................................................................. Limits of the assignment 2 ........................................................................................ Purpose and use of the report 2 ................................................................................ Observations 3 ......................................................................................................... Tree Inventory 3 ......................................................................................................... Analysis 4 ................................................................................................................. Discussion 5 ............................................................................................................. Condition Rating 5 ..................................................................................................... Suitability for Conservation 6 .................................................................................... Expected Impact Level 7 ........................................................................................... Mitigation for Removals 10 ........................................................................................ Tree Protection 11 ..................................................................................................... Conclusion 15 .......................................................................................................... Recommendations 16 ............................................................................................. Pre-construction and Planning Phase 16 .................................................................. Construction and Post-Construction Phase 16 ........................................................ Bibliography 17 ........................................................................................................ Glossary of Terms 18 ............................................................................................... Appendix A: Tree Inventory Map and Site Plan 20 ................................................ A1: Driveway entrance 20 .......................................................................................... A2: Driveway and Hammerhead 21 ........................................................................... A3: Residence 22 ...................................................................................................... Appendix B: Tree Inventory and Assessment Tables 23 ...................................... B1: Inventory and Assessment 23 ............................................................................. B2: Appraisal Summary 25 ........................................................................................ Appendix C: Photographs 27 .................................................................................. C1: Existing access 27 .............................................................................................. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 2 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 C2: Building area 28 .................................................................................................. C3: Building area 29 .................................................................................................. C4: Building area 30 .................................................................................................. Appendix D: Tree Protection Guidelines 31 ........................................................... Section 29.10.1005. - Protection of Trees During Construction 31 ........................... Tree Protection Zones and Fence Specifications 31 ................................................. All persons, shall comply with the following precautions 31 ..................................... Monitoring 32 ............................................................................................................ Root Pruning 32 ......................................................................................................... Boring or Tunneling 32 ............................................................................................... Tree Pruning and Removal Operations 32 ................................................................. Appendix E: Tree Protection Signs 33 .................................................................... E1: English 33 ............................................................................................................ E2: Spanish 34 ........................................................................................................... Qualifications, Assumptions, and Limiting Conditions 35 ................................... Certification of Performance 36............................................................................. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 2 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Summary The proposed project is located at the end of Santella Court on the vacant lot. The inventory contains 44 trees comprised of 2 different species (coast live oak (Quercus agrifolia) and blue oak (Quercus douglasii)). Nine oaks are considered Large Protected, thirty-five are Protected, and none are Exempt. Most of the trees are in either good or fair condition and the suitability ratings mirror the condition ratings. Fifteen trees will require removal to construct the residence and driveway as proposed. One tree was rated as moderate-highly impacted, 7 moderate, 5 moderate-low and 16 will not be affected. Five of the fifteen to be highly impacted are Large Protected Trees (668, 675, 676, 677 and 691). The removals would require some combination of sixty-eight 24 inch box or thirty-four 36 inch box replacements. Tree protection for this project would consist of a modified Type I scheme with the retained trees all located around the perimeter of the site. A total of 44 trees were appraised for a rounded depreciated value of $242,700.00 using the Trunk Formula Method. 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 and structure), and suitability for preservation ratings. Affix aluminum number tags on the trees for reference on site and on plans. •Provide tree protection specifications, guidelines, and impact ratings for trees that may be affected by the project. •Provide appraised values. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Limits of the assignment •The information in this report is limited to the condition of the trees during my inspection on November 26, 2018. No tree risk assessments were performed. •Tree heights and canopy diameters are estimates. •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. Table 1: Plans Reviewed Checklist Plan Date Sheet Reviewed Source Notes Existing Site Topographic Map or A.L.T.A with tree locations No Proposed Site Plan October 19, 2018 A101 Sruti Architects Demolition Plan No Construction Staging No Grading and Drainage August 5, 2018 L1.0 L2.0 L2.2 David Fox & Company Utility Plan and Hook-up locations No Exterior Elevations Landscape Plan Irrigation Plan No T-1 Tree Protection Plan No Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 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). The inventory contains 44 trees comprised of 2 different species. Nine oaks are considered Large Protected , thirty-five are Protected , and none are Exempt . The chart below list the 1 2 3 species and their relative quantities (Chart 1). Large protected tree means any oak (Quercus spp.), California buckeye (Aesculus californica), or Pacific madrone 1 (Arbutus menziesii) which has a 24-inch or greater diameter (75-inch circumference); or any other species of tree with a 48-inch or greater diameter (150-inch circumference). Protected tree means a tree regulated by the Town of Los Gatos as set forth in Section. 29.10.0960, Scope of 2 protected trees. A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference).3 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 36 Quantity 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Analysis Tree appraisal was performed according to the Council of Tree & Landscape Appraisers Guide for Plant Appraisal 9th Edition, 2000 (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 Method” (Appendix B). “Trunk Formula Method” is calculated as follows: Basic Tree Cost = (Appraised tree trunk increase X Unit tree cost + Installed tree cost) Appraised Value = (Basic tree cost X Species % X Condition % X Location %). The trunk formula valuations are based on four tree factors; species, size (trunk cross sectional area), condition, and location. There are two steps to determine the overall value. The first step is to determine the “Basic Tree Cost” based on size and species rating which is determined by the Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. The second part is to depreciate the value according to the location and condition of the trees. The condition assessment and percentages are defined in the “Condition Rating” section of this report. The condition ratings deviate from the Guide’s condition assessment numerical rating system. The reason for this deviation is the Guide’s assessment criteria fails to account for significant health or structural issues creating high percentages for tree with either significant structural defects or health problems that could ultimately lead to failure or irreversible decline. Location rating is an average of three factors; site, contribution, and placement. Site is determined by the relative property value where the trees are planted. The residential site would be classified as “very high” value with a 90 percent rating compared to similar sites in the area (ISA, 2000). Contribution and placement is determined by the function and aesthetics the trees provide for the site and their location on the property. The percent of contribution and placement can range from 10 to 100 percent depending on the trees influence to the value of the property. These percentages ranged from 0 to 90 percent in my assessment. A total of 44 trees were appraised for a rounded depreciated value of $242,700.00 using the Trunk Formula Method (Appendix B2). 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 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Discussion Condition Rating A tree’s condition is a determination of its overall health, structure, and form. The assessment considered both the health and structure 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. Most of the trees are in either good or fair condition and three are simply in poor shape. The tree composition is typical for the area with naturally occurring mostly unmaintained oaks. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 36 Quantity 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Suitability for Conservation A tree’s suitability for conservation is determined based on its health, structure, age, species and disturbance tolerances, proximity to cutting and filling, proximity to construction or demolition, and potential longevity using a scale of good, fair, or poor (Fite, K, and Smiley, E. T., 2016). Trees with good suitability have good vigor, structural stability, and potential longevity after construction. •Good = Trees with good health, structural stability and longevity. •Fair = Trees with fair health and/or structural defects that may be mitigated through treatment. These trees require more intense management and monitoring, and may have shorter life spans than those in the good category. •Poor = Trees in poor health with significant structural defects that cannot be mitigated and will continue to decline regardless of treatment. The species or individual may possess characteristics that are incompatible or undesirable in landscape settings or unsuited for the intended use of the site. The suitability ratings mirror the condition ratings for this assignment. I did not consider construction impact as part of the suitability rating at this point. The trees grow here naturally and would be considered to have relatively good suitability for retention absent of significant health or structural problems. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 6 36 Quantity 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 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. There are fifteen trees that will require removal to construct the residence and driveway as constituted (Chart 4). One tree was rated as moderate-highly impacted, 7 moderate, 5 moderate- low and 16 will not be affected. Five of the fifteen to be highly impacted are Large Protected Trees (668, 675, 676, 677 and 691). Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 7 36 Quantity 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 The table below lists the trees that will be required to be removed (Table 2). Table 2: Trees Expected to be Removed Tree Species Number Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition and Suitability Whats Causing Impact Potential Mitigation blue oak (Quercus douglasii) 652 12 25 Fair Driveway Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 653 13 30 Fair Driveway Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 656 16.5 30 Fair Driveway Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 660 12 30 Good Wall - Construction Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 662 19 40 Good Building footprint Six 24 inch box trees; or three 36 inch box trees blue oak (Quercus douglasii) 665 12 25 Good Retaining wall and Construction Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 668 10, 18 35 Poor Building footprint Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 671 12 25 Fair Building footprint Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 675 13, 12 30 Fair Building footprint Four 24 inch box trees or two 36 inch box trees coast live oak (Quercus agrifolia) 676 24 40 Poor Construction - Retaining Wall - Marked Retain Six 24 inch box trees; or three 36 inch box trees coast live oak (Quercus agrifolia) 677 19, 20, 18 50 Fair House Six 24 inch box trees; or three 36 inch box trees Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 8 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 blue oak (Quercus douglasii) 679 13 25 Good Driveway - Tag missing Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 680 14 25 Fair Driveway - Tag missing Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 690 16 30 Fair Driveway Four 24 inch box trees or two 36 inch box trees coast live oak (Quercus agrifolia) 691 24 45 Poor Driveway Six 24 inch box trees; or three 36 inch box trees Tree Species Number Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition and Suitability Whats Causing Impact Potential Mitigation Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 9 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Mitigation for Removals The table below indicates the recommended replacement values (Table 3). There are nine trees that would require either four 24 inch box or two 36 inch box per tree and four requiring six 24 inch box or three 36 inch box replacements. The removals would require some combination of sixty-eight 24 inch box or thirty-four 36 inch box replacements. Alternatively it may be possible to create an approved landscape plan or provide an in-lieu payment. 1To measure an asymmetrical canopy of a tree, the widest measurement shall be used to determine canopy size. 2Often, it is not possible to replace a single large, older tree with an equivalent tree(s). In this case, the tree may be replaced with a combination of both the Tree Canopy Replacement Standard and in-lieu payment in an amount set forth by Town Council resolution paid to the Town Tree Replacement Fund. 3Single Family Residential Replacement Option is available for developed single family residential lots under 10,000 square feet that are not subject to the Town’s Hillside Development Standards and Guidelines. All 15-gallon trees must be planted on-site. Any in-lieu fees for single family residential shall be based on 24” box tree rates as adopted by Town Council. 4Replacement Trees shall be approved by the Town Arborist and shall be of a species suited to the available planting location, proximity to structures, overhead clearances, soil type, compatibility with surrounding canopy and other relevant factors. Replacement with native species shall be strongly encouraged. Replacement requirements in the Hillsides shall comply with the Hillside Development Standards and Guidelines Appendix A and Section 29.10.0987 Special Provisions--Hillsides. Table 3: Town of Los Gatos Tree Canopy - Replacement Standard Canopy Size of Removed Tree (1)Replacement Requirement (2) (4) Single Family Residential Replacement Option (3) (4) 10 feet or less Two 24 inch box trees Two 15 gallon trees More than 10 feet to 25 feet Three 24 inch box trees Three 15 gallon trees More than 25 feet to 40 feet Four 24 inch box trees or two 36 inch box trees Four 15 gallon trees More than 40 feet to 55 feet Six 24 inch box trees; or three 36 inch box trees Not available Greater than 55 feet Ten 24 inch box trees; or five 36 inch box trees Not available Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 10 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Tree Protection Typically there are three different tree protection schemes which are called Type I, Type II and Type III trunk protection only (Figures 1, 2, and 3). 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 (Figure 3). Both the ISA Best Management Practices: Root Management, 2017 and ISA Best Management Practices: Managing trees during construction, second edition, 2016 indicate linear cuts should be beyond six times the trunk diameter distance when affected on only one side. Tree protection for this project would consist of a modified Type I scheme with the retained trees all located around the perimeter of the site. The tree protection fence should be placed no closer than six times the trunk diameter distances in feet and preferably twelve. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 11 36 City of Davis Tree Protection Standards Warning Warning Warning Type III Tree Protection (to be used only with approval of the City Arbrorist Type I Tree Protection Type II Tree Protection Tree fencing is required and shall be installed before demolition, grading or construction begins. Tree Protection During Construction Any sidewalk or curb replacement requires approval by Public Works Street Sidewalk Yard Fencing must provide public passage while protecting all land in TPZ. Warning 8.5x11-inch warning signs on each side Plant Strip 2-inches of orange plastic fencing overlaid with 2-inch thick wooden slats Any trenching requires approval, Typical TPZ Either 10 X tree diameter or 10-feet, whichever is greater Approved by:Rev By Date Scale: NTS PA # Date Dwg No. 6-foot high chain link fence, typical Tree Protection Zone (TPZ) circle shown in gray (radius of TPZ equals 10 times the diameter of the tree or 10-feet, whichever is greatest) Restricted work activity area: any proposed work that may involve the disturbance of the tree’s roots requires an approved tree preservation plan of one of the three types shown in this handout. The preservation plan requires the review and approval of the City Arborist prior to work. Figure 1: Type I Tree protection with fence placed at a radius of ten times the trunk diameter. 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Restricted activity area -- see Tree Technical Manual Sec 2.15(E). Restricted trenching area -- see Tree Technical Manual Sec 2.20(C-D), any proposed trench or form work within TPZ of a protected tree requires approval from Public Works Operations. Call 650-496-5953. TPZ either 10 x Tree Diameter or 10-feet, whichever is greater Any proposed trench in TPZ requires approval See TTM 2.20 C-D for instructions 6-foot high chain link fence, typical (to be used only with approval of Public Works Operations) Tree fencing is required and shall be erected before demolition, grading or construction begins. Any inadvertant sidewalk or curb replacement or trenching requires approval Rev By Date City of Palo Alto Standard Dwg No. Approved by: Dave Dockter Date PE No. 2006 Scale: NTS 605 Tree Protection During Construction 1RWH6WUHHW7UHHV,VVXDQFHRIDSHUPLWUHTXLUHV 3XEOLF:RUNV2SHUDWLRQVLQVSHFWLRQDQGVLJQHG DSSURYDORQWKH6WUHHW7UHH9HULILFDWLRQ679 IRUPSURYLGHG 1RWH2UGLQDQFH3URWHFWHG 'HVLJQDWHG7UHHV,VVXDQFH RIDSHUPLWUHTXLUHVDSSOLFDQWಬVSURMHFWDUERULVW ZULWWHQYHULILFDWLRQ7\SH,LVLQVWDOOHGFRUUHFWO\ DFFRUGLQJWRWKHSODQVDQG7UHH3UHVHUYDWLRQ5HSRUW 2-inches of Orange Plastic Fencing overlaid with 2-inch Thick Wooden Slats Detailed specifications are found in the Palo Alto Tree Technical Manual (TTM) (www.cityofpaloalto.org/trees/) Warning Warning Warning 8.5x11-inch Warning Signs one each side Fencing must provide public passage while protecting all other land in TPZ. For written specifications associated with illustrations below, see Public Works Specifications Section 31 Fence distance to outer branches or TP Z 12/14/92 Restricted use for trees in sidewalk cutout tree wells only For all Ordinance Protected and Designated trees, as detailed in the site specific tree preservation report (TPR) prepared by the applicant’s project arborist as diagramed on the plans. Y ard Side walk Parkway Strip Street D.D.01 08/04/04 02 D.D.08/10/06 0 DWH Warning SPECIAL INSPECTIONS PLANNING DEPARTMENT TREE PROTECTION INSPECTIONS MANDATORY PAMC 8.10 PROTECTED TREES. CONTRACTOR SHALL ENSURE PROJECT SITE ARBORIST IS PERFORMING REQUIRED TREE INSPECTION AND SITE MONITORING. PROVIDE WRITTEN MONTHLY TREE ACTIVITY REPORTS TO THE PLANNING DEPARTMENT LANDSCAPE REVIEW STAFF BEGINNING 14 DAYS AFTER BUILDING PERMIT ISSUANCE. BUILDING PERMIT DATE: ______________________ _______ DATE OF 1ST TREE ACTIVITY REPORT: ___ _____________ CITY STAFF: ___________________________ ___________ REPORTING DETAILS OF THE MONTHLY TREE ACTIVITY REPORT SHALL CONFORM TO SHEET T-1 FORMAT, VERIFY THAT ALL TREE PROTECTION MEASURES ARE IMPLIMENTED AND WILL INCLUDE ALL CONTRACTOR ACTIVITY, SCHEDULED OR UNSCHEDULED, WITHIN A TREE PROTECTION ROOT ZONE. NON-COMPLIANCE IS SUBJECT TO VIOLATION OF PAMC 8.10.080. REFERENCE: PALO ALTO TREE TECHNICAL MANUAL, SECTION 2.00 AND ADDENDUM 11. http://www.cityofpaloalto.org/civica/filebank/blobdload.asp?BlobID=6460 otlA olaP fo ytiC !nalP eht fo traP s’tI - noitcetorP eerT !thgir boj eht od sbus dna swerc ruoy erus ekaM c morf raelc erutcurts gnihcnarb dna yponac egailof eht gnipeek yb meht tcetorp ot laitnesse era seert dnuora serusolcne decneF ,seitivitca dna slairetam ,tnempiuqe yb tcatno hw ni )ZPT( enoZ noitcetorP eerT eht gniyfitnedi dna ,etats detcapmoc-non dna tcatni na ni snoitidnoc lios dna stoor gnivreserp ,detcirtser era seitivitca dna dettimrep si ecnabrutsid lios on hci .devorppa esiwrehto sselnu .eert detaluger a fo ZPT eht nihtiw srucco ytivitca tcejorp nehw teehs siht ot dedda eb tsum troper noitcetorp eert devorppa nA eht weiver ,tnempoleved gnirud noitcetorp dna seert detaluger s'otlA olaP no noitamrofni deliated roF launaM lacinhceT eerT ytiC ./seert/gro.otlaolapfoytic.www ta dnuof )MTT( 1-TteehS noitcurtsnI noitcetorP eerT laicepS otlA olaP fo ytiC )dedeen sa gnidda( teehs siht no dedivorp ecaps eht ot dedda eb llahs stroper detaler-eert rehto llA .egaP dnegeL ro xednI teehS tcejorP no )s(teehs siht edulcnI ta dedaolnwod eb nac 1-T fo ypoc A Apply Tree Protection Report on sheet(s) T-2 Use addtional “T” sheets as needed TNEMETATS ERUSOLCSID EERTOTLAOLAP FO YTIC eunevA notlimaH 052 ,noisiviD gninnalP 10349AC,otlAolaP 1442-923 )056( gro.otlaolapfoytic.www//:ptth cilbup dna etavirp no detacol seert niatrec fo noitcetorp dna erusolcsid seriuqer ,040.01.8 retpahC ,edoC lapicinuM otlA olaP timrep gnidliub llaynapmocca tsum tnemetats erusolcsid detelpmoc A.snalp etis devorppa no nwohs ebyeht taht dna ,ytreporp .ytivitca tnempoleved rehto ro ,snoitacilppa timrep gnidarg ro noitilomed lla ,krowroiretxe edulcni taht snoitacilppa :SSERDDA YTREPORP______________________________________________________________________ detalugeR ereht erA1ONSEY?ytreporp eht ot tnecajda ro no seert)4noitceS ot deecorp ,on fI( ].elbacilppa erehw kcehc ro/dna elcric esaelP .tnacilppaeht yb detelpmoc eb TSUM 4 -1 snoitceS[ .ylppa taht esoht kcehC ?seert eht era erehW .1 )seert retemaid ”4 revo gniwohs dettimbus eb tsum snalP( ytreporp eht nO etis tcejorp eht gnignahrevo ytreporp tnecajda nO )seerT teertS( enil ytreporp fo ’03 nihtiwtnemesae yaw-fo-thgir ro pirts retnalp ytiC eht nI* *seert teertS1erusolcne decnef a yb noitcetorp laiceps eriuqer edivorp tsumuoy ,timrep yna gniviecer ot roirP .snoitcurtsnidehcattaeht rep, t deriuqer fo noitcepsni rof 3595-394 ta snoitarepO skroW cilbuPgnillacyb mrofnoitacifireV noitcetorP eerT teertS dezirohtua naIII ro II ,I epy .)506# liateD dehcatta ees( gnicnef detcetorP yna ereht erA .21detangiseD ro1?seerTSEY)elbacilppa erehwkcehC(ON )s( eerT detcetorP )s( eerTdetangiseD ytreporp eht gnignahrevo ro nO ?seert eseht fo )retemaid knurt eht semit 01 suidar(?enilpird eht nihtiwgnidarg ro ytivitca ereht sI .3ONSEY a ,seY fItropeRnoitavreserP eerTMTTees( weiver ffats rof dettimbus dna tsirobra deifitrec ASI na yb deraperp eb tsum2.)52.6 noitceS , .stnemeriuqeR nalP etiS rep ,”!nalP eht fo traPsti ,noitcetorP eerT:,1-T teehS ot troper siht hcattA stnemeriuqeR nalP etiS eht erA .4**?detelpmoc ON SEY yponacdnaretemaid knurt derusaem eht wohs tsum snalP )1(:gniwollof eht eriuqer tnempoleved gnirudseertdetalugeRfo noitcetorP** - 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Restricted activity area -- see Tree Technical Manual Sec 2.15(E). Restricted trenching area -- see Tree Technical Manual Sec 2.20(C-D), any proposed trench or form work within TPZ of a protected tree requires approval from Public Works Operations. Call 650-496-5953. TPZ either 10 x Tree Diameter or 10-feet, whichever is greater Any proposed trench in TPZ requires approval See TTM 2.20 C-D for instructions 6-foot high chain link fence, typical (to be used only with approval of Public Works Operations) Tree fencing is required and shall be erected before demolition, grading or construction begins. Any inadvertant sidewalk or curb replacement or trenching requires approval Rev By Date City of Palo Alto Standard Dwg No. Approved by: Dave Dockter Date PE No. 2006 Scale: NTS 605 Tree Protection During Construction 1RWH6WUHHW7UHHV,VVXDQFHRIDSHUPLWUHTXLUHV 3XEOLF:RUNV2SHUDWLRQVLQVSHFWLRQDQGVLJQHG DSSURYDORQWKH6WUHHW7UHH9HULILFDWLRQ679 IRUPSURYLGHG 1RWH2UGLQDQFH3URWHFWHG 'HVLJQDWHG7UHHV,VVXDQFH RIDSHUPLWUHTXLUHVDSSOLFDQWಬVSURMHFWDUERULVW ZULWWHQYHULILFDWLRQ7\SH,LVLQVWDOOHGFRUUHFWO\ DFFRUGLQJWRWKHSODQVDQG7UHH3UHVHUYDWLRQ5HSRUW 2-inches of Orange Plastic Fencing overlaid with 2-inch Thick Wooden Slats Detailed specifications are found in the Palo Alto Tree Technical Manual (TTM) (www.cityofpaloalto.org/trees/) Warning Warning Warning 8.5x11-inch Warning Signs one each side Fencing must provide public passage while protecting all other land in TPZ. For written specifications associated with illustrations below, see Public Works Specifications Section 31 Fence distance to outer branches or TP Z 12/14/92 Restricted use for trees in sidewalk cutout tree wells only For all Ordinance Protected and Designated trees, as detailed in the site specific tree preservation report (TPR) prepared by the applicant’s project arborist as diagramed on the plans. Y ard Side walk Parkway Strip Street D.D.01 08/04/04 02 D.D.08/10/06 0 DWH Warning SPECIAL INSPECTIONS PLANNING DEPARTMENT TREE PROTECTION INSPECTIONS MANDATORY PAMC 8.10 PROTECTED TREES. CONTRACTOR SHALL ENSURE PROJECT SITE ARBORIST IS PERFORMING REQUIRED TREE INSPECTION AND SITE MONITORING. PROVIDE WRITTEN MONTHLY TREE ACTIVITY REPORTS TO THE PLANNING DEPARTMENT LANDSCAPE REVIEW STAFF BEGINNING 14 DAYS AFTER BUILDING PERMIT ISSUANCE. BUILDING PERMIT DATE: ______________________ _______ DATE OF 1ST TREE ACTIVITY REPORT: ___ _____________ CITY STAFF: ___________________________ ___________ REPORTING DETAILS OF THE MONTHLY TREE ACTIVITY REPORT SHALL CONFORM TO SHEET T-1 FORMAT, VERIFY THAT ALL TREE PROTECTION MEASURES ARE IMPLIMENTED AND WILL INCLUDE ALL CONTRACTOR ACTIVITY, SCHEDULED OR UNSCHEDULED, WITHIN A TREE PROTECTION ROOT ZONE. NON-COMPLIANCE IS SUBJECT TO VIOLATION OF PAMC 8.10.080. REFERENCE: PALO ALTO TREE TECHNICAL MANUAL, SECTION 2.00 AND ADDENDUM 11. http://www.cityofpaloalto.org/civica/filebank/blobdload.asp?BlobID=6460 Figure 2: Type II Tree protection with fence placed along the sidewalk and curb to enclose the tree. Image City of Palo Alto 2006. Figure 3: Type III Tree protection with trunk protected by a barrier to prevent mechanical damage. Image City of Palo Alto 2006. 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 The table below lists the trees and the recommended protection distances or zones of no disturbance (Table 4). Table 4: Recommended Protection Distances Tree Species Number Trunk Diameter (in.) Expected Impact Whats Causing Impact 6 X DBH Radius (ft.) 12 times DBH Radius (ft.) blue oak (Quercus douglasii) 1 15 Low 7.5 15 blue oak (Quercus douglasii) 2 13 Low 6.5 13 blue oak (Quercus douglasii) 620 11 Low 5.5 11 blue oak (Quercus douglasii) 622 13 Moderate Driveway Wall 6.5 13 blue oak (Quercus douglasii) 623 11 Low 5.5 11 blue oak (Quercus douglasii) 624 11 Low 5.5 11 blue oak (Quercus douglasii) 626 10, 8 Low 5 10 blue oak (Quercus douglasii) 627 12 Low 6 12 blue oak (Quercus douglasii) 628 15 Moderate- Low Driveway 7.5 15 blue oak (Quercus douglasii) 629 17 Moderate- Low Driveway 8.5 17 coast live oak (Quercus agrifolia) 630 12 Moderate- Low Driveway 6 12 coast live oak (Quercus agrifolia) 634 16, 13, 15,16 Low 8 16 blue oak (Quercus douglasii) 652 12 High Driveway 6 12 blue oak (Quercus douglasii) 653 13 High Driveway 6.5 13 blue oak (Quercus douglasii) 654 14 Low 7 14 blue oak (Quercus douglasii) 655 12 Moderate Driveway 6 12 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 12 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 blue oak (Quercus douglasii) 656 16.5 High Driveway 8.25 16.5 blue oak (Quercus douglasii) 657 7, 11, 10 Moderate Driveway Wall 5 10 blue oak (Quercus douglasii) 658 21 Moderate Driveway Wall 10.5 21 blue oak (Quercus douglasii) 659 12 Low 6 12 blue oak (Quercus douglasii) 660 12 High Wall - Construction 6 12 blue oak (Quercus douglasii) 661 18 Low 9 18 blue oak (Quercus douglasii) 662 19 High Building footprint 9.5 19 blue oak (Quercus douglasii) 663 12 Low 6 12 blue oak (Quercus douglasii) 664 18 Low 9 18 blue oak (Quercus douglasii) 665 12 High Retaining wall and Construction 6 12 blue oak (Quercus douglasii) 666 18 Low 9 18 coast live oak (Quercus agrifolia) 667 14 Low 7 14 blue oak (Quercus douglasii) 668 10, 18 High Building footprint 9 18 blue oak (Quercus douglasii) 669 19 Moderate- High Retaining wall and Construction 9.5 19 coast live oak (Quercus agrifolia) 670 18, 12, 6, 12 Low 6 12 blue oak (Quercus douglasii) 671 12 High Building footprint 6 12 Tree Species Number Trunk Diameter (in.) Expected Impact Whats Causing Impact 6 X DBH Radius (ft.) 12 times DBH Radius (ft.) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 13 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 blue oak (Quercus douglasii) 675 13, 12 High Building footprint 6 12 coast live oak (Quercus agrifolia) 676 24 High Construction - Retaining Wall - Marked Retain 12 24 coast live oak (Quercus agrifolia) 677 19, 20, 18 High House 9 18 coast live oak (Quercus agrifolia) 678 19, 21,16, 24 Moderate 8 16 blue oak (Quercus douglasii) 679 13 High Driveway - Tag missing 6.5 13 blue oak (Quercus douglasii) 680 14 High Driveway - Tag missing 7 14 blue oak (Quercus douglasii) 681 12 Moderate Driveway - Tag missing 6 12 blue oak (Quercus douglasii) 682 15 Moderate Driveway Hammerhead 7.5 15 blue oak (Quercus douglasii) 690 16 High Driveway 8 16 coast live oak (Quercus agrifolia) 691 24 High Driveway 12 24 coast live oak (Quercus agrifolia) 692 18 Moderate- Low Driveway 9 18 blue oak (Quercus douglasii) 693 17 Moderate- Low Driveway 8.5 17 Tree Species Number Trunk Diameter (in.) Expected Impact Whats Causing Impact 6 X DBH Radius (ft.) 12 times DBH Radius (ft.) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 14 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Conclusion The inventory contains 44 trees comprised of 2 different species (coast live oak and blue oak). Nine oaks are considered Large Protected, thirty-five are Protected, and none are Exempt. Most of the trees are in either good or fair condition and three are simply in poor shape and the suitability ratings mirror the condition ratings. The trees grow here naturally and would be considered to have relatively good suitability for retention absent of significant health or structural problems. There are fifteen trees that will require removal to construct the residence and driveway as proposed. One tree was rated as moderate-highly impacted, 7 moderate, 5 moderate-low and 16 will not be affected. Five of the fifteen to be highly impacted are Large Protected Trees (668, 675, 676, 677 and 691). The removals would require some combination of sixty-eight 24 inch box or thirty-four 36 inch box replacements. Tree protection for this project would consist of a modified Type I scheme with the retained trees all located around the perimeter of the site. The tree protection fence should be placed no closer than six times the trunk diameter distances in feet and preferably twelve. A total of 44 trees were appraised for a rounded depreciated value of $242,700.00 using the Trunk Formula Method. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 15 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Recommendations Pre-construction and Planning Phase 1.Place tree numbers and tree protection fence locations and guidelines on the plans including the grading, drainage, and utility plans. Create a separate plan sheet that includes all protection measures labeled “T-1 Tree Protection Plan.” 2.Place tree protection fence around those to remain a radial distance of 6 to 12 times the trunk diameter distances (Table 4, Pg 12). 3.Provide a landscape plan that accounts for the loss in tree canopy to include in tabular form the required replacements in accordance with the Town’s Tree Canopy Replacement Standard. 4.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. 5.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. 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. 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. Construction and Post-Construction Phase 1.Monitor the health and structure of all trees for any changes in condition. 2.Perform any other mitigation measures to help ensure long term survival. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 16 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 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, 2012. Print. Costello, Laurence Raleigh, Bruce W. Hagen, and Katherine S. Jones. Oaks in the urban landscape: selection, care, and preservation. Oakland, CA: University of California, Agriculture and Natural Resources, 2011. 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 Arboriculture1998. 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 17 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 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. 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. Topping: Inappropriate pruning technique to reduce tree size. Cutting back a tree to a predetermined crown limit, often at internodes. 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. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 18 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Trunk Formula Method: 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 19 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Appendix A: Tree Inventory Map and Site Plan A1: Driveway entrance Sheet taken from L1 (Red circles indicate removals/highly impacted) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 20 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 A2: Driveway and Hammerhead Sheet taken from L1 (Red circles indicate removals/highly impacted) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 21 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 A3: Residence Sheet taken from L2 (Red circles indicate removals/highly impacted) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 22 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Appendix B: Tree Inventory and Assessment Tables B1: Inventory and Assessment Table 5: Inventory and Assessment Tree Species Number Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition and Suitability Expected Impact Los Gatos Large Protected Tree blue oak (Quercus douglasii)1 15 30 Good Low No blue oak (Quercus douglasii)2 13 30 Good Low No blue oak (Quercus douglasii)620 11 25 Good Low No blue oak (Quercus douglasii)622 13 25 Good Moderate No blue oak (Quercus douglasii)623 11 25 Good Low No blue oak (Quercus douglasii)624 11 25 Good Low No blue oak (Quercus douglasii)626 10, 8 25 Fair Low No blue oak (Quercus douglasii)627 12 25 Good Low No blue oak (Quercus douglasii)628 15 35 Fair Moderate- Low No blue oak (Quercus douglasii)629 17 40 Good Moderate- Low No coast live oak (Quercus agrifolia) 630 12 18 Fair Moderate- Low No coast live oak (Quercus agrifolia) 634 16, 13, 15,16 45 Fair Low Yes blue oak (Quercus douglasii)652 12 25 Fair High No blue oak (Quercus douglasii)653 13 30 Fair High No blue oak (Quercus douglasii)654 14 25 Good Low No blue oak (Quercus douglasii)655 12 25 Good Moderate No blue oak (Quercus douglasii)656 16.5 30 Fair High No blue oak (Quercus douglasii)657 7, 11, 10 35 Good Moderate Yes blue oak (Quercus douglasii)658 21 40 Good Moderate No blue oak (Quercus douglasii)659 12 30 Good Low No blue oak (Quercus douglasii)660 12 30 Good High No blue oak (Quercus douglasii)661 18 35 Good Low No blue oak (Quercus douglasii)662 19 40 Good High No Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 23 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 blue oak (Quercus douglasii)663 12 25 Fair Low No blue oak (Quercus douglasii)664 18 40 Good Low No blue oak (Quercus douglasii)665 12 25 Good High No blue oak (Quercus douglasii)666 18 30 Fair Low No coast live oak (Quercus agrifolia) 667 14 30 Fair Low No blue oak (Quercus douglasii)668 10, 18 35 Poor High Yes blue oak (Quercus douglasii)669 19 45 Fair Moderate- High No coast live oak (Quercus agrifolia) 670 18, 12, 6, 12 45 Fair Low Yes blue oak (Quercus douglasii)671 12 25 Fair High No blue oak (Quercus douglasii)675 13, 12 30 Fair High Yes coast live oak (Quercus agrifolia) 676 24 40 Poor High Yes coast live oak (Quercus agrifolia) 677 19, 20, 18 50 Fair High Yes coast live oak (Quercus agrifolia) 678 19, 21,16, 24 50 Fair Moderate Yes blue oak (Quercus douglasii)679 13 25 Good High No blue oak (Quercus douglasii)680 14 25 Fair High No blue oak (Quercus douglasii)681 12 25 Fair Moderate No blue oak (Quercus douglasii)682 15 35 Fair Moderate No blue oak (Quercus douglasii)690 16 30 Fair High No coast live oak (Quercus agrifolia) 691 24 45 Poor High Yes coast live oak (Quercus agrifolia) 692 18 35 Fair Moderate- Low No blue oak (Quercus douglasii)693 17 35 Good Moderate- Low No Tree Species Number Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition and Suitability Expected Impact Los Gatos Large Protected Tree Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 24 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 B2: Appraisal Summary Table 6: Appraisal Summary Tree Species Number Trunk Diameter Condition Location Species Rating Rounded Value blue oak (Quercus douglasii)1 15 75.0%63.33%90.00%$6,000.00 blue oak (Quercus douglasii)2 13 75.0%63.33%90.00%$4,520.00 blue oak (Quercus douglasii)620 11 75.0%63.33%90.00%$3,280.00 blue oak (Quercus douglasii)622 13 75.0%63.33%90.00%$4,520.00 blue oak (Quercus douglasii)623 11 75.0%63.33%90.00%$3,280.00 blue oak (Quercus douglasii)624 11 75.0%63.33%90.00%$3,280.00 blue oak (Quercus douglasii)626 10, 8 50.0%63.33%90.00%$3,020.00 blue oak (Quercus douglasii)627 12 75.0%63.33%90.00%$3,870.00 blue oak (Quercus douglasii)628 15 50.0%63.33%90.00%$3,980.00 blue oak (Quercus douglasii)629 17 75.0%63.33%90.00%$7,600.00 coast live oak (Quercus agrifolia) 630 12 50.0%63.33%90.00%$1,560.00 coast live oak (Quercus agrifolia) 634 16, 13, 15,16 75.0%63.33%90.00%$15,460.00 blue oak (Quercus douglasii)652 12 50.0%63.33%90.00%$3,010.00 blue oak (Quercus douglasii)653 13 50.0%63.33%90.00%$5,200.00 blue oak (Quercus douglasii)654 14 75.0%63.33%90.00%$5,200.00 blue oak (Quercus douglasii)655 12 75.0%63.33%90.00%$4,800.00 blue oak (Quercus douglasii)656 16.5 50.0%63.33%90.00%$1,420.00 blue oak (Quercus douglasii)657 7, 11, 10 75.0%63.33%90.00%$18,750.00 blue oak (Quercus douglasii)658 21 75.0%63.33%90.00%$3,870.00 blue oak (Quercus douglasii)659 12 75.0%63.33%90.00%$8,500.00 blue oak (Quercus douglasii)660 12 75.0%63.33%90.00%$9,500.00 blue oak (Quercus douglasii)661 18 75.0%63.33%90.00%$2,580.00 blue oak (Quercus douglasii)662 19 75.0%63.33%90.00%$8,500.00 blue oak (Quercus douglasii)663 12 50.0%63.33%90.00%$3,870.00 blue oak (Quercus douglasii)664 18 75.0%63.33%90.00%$5,700.00 blue oak (Quercus douglasii)665 12 75.0%63.33%90.00%$3,480.00 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 25 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 blue oak (Quercus douglasii)666 18 50.0%63.33%90.00%$910.00 coast live oak (Quercus agrifolia) 667 14 50.0%63.33%90.00%$3,770.00 blue oak (Quercus douglasii)668 10, 18 25.0%63.33%90.00%$8,300.00 blue oak (Quercus douglasii)669 19 50.0%63.33%90.00%$720.00 coast live oak (Quercus agrifolia) 670 18, 12, 6, 12 50.0%63.33%90.00%$12,200.00 blue oak (Quercus douglasii)671 12 50.0%63.33%90.00%$6,300.00 blue oak (Quercus douglasii)675 13, 12 75.0%63.33%90.00%$12,200.00 coast live oak (Quercus agrifolia) 676 24 25.0%63.33%90.00%$2,090.00 coast live oak (Quercus agrifolia) 677 19, 20, 18 50.0%63.33%90.00%$6,700.00 coast live oak (Quercus agrifolia) 678 19, 21,16, 24 50.0%63.33%90.00%$11,300.00 blue oak (Quercus douglasii)679 13 75.0%63.33%90.00%$2,580.00 blue oak (Quercus douglasii)680 14 50.0%63.33%90.00%$2,580.00 blue oak (Quercus douglasii)681 12 50.0%63.33%90.00%$5,000.00 blue oak (Quercus douglasii)682 15 50.0%63.33%90.00%$5,700.00 blue oak (Quercus douglasii)690 16 50.0%63.33%90.00%$4,510.00 coast live oak (Quercus agrifolia) 691 24 25.0%63.33%90.00%$5,600.00 coast live oak (Quercus agrifolia) 692 18 50.0%63.33%90.00%$2,980.00 blue oak (Quercus douglasii)693 17 75.0%63.33%90.00%$4,510.00 Tree Species Number Trunk Diameter Condition Location Species Rating Rounded Value Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 26 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Appendix C: Photographs C1: Existing access Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 27 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 C2: Building area Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 28 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 C3: Building area Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 29 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 C4: Building area Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 30 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Appendix D: Tree Protection Guidelines 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). 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. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 31 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 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. 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 32 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 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 33 36WarningTree Protection ZoneThis Fence Shall Not Be Removed And Is Subject To Penalty According ToTown Code 29.10.1025 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 E2: Spanish Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 34 36CuidadoZona De Arbol PretejidoEsta valla no podrán ser sacados Y está sujeta a sanción en función de Código Ciudad del 29.101025 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 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 35 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 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 ISA Tree Risk Assessor Qualified CA Qualified Applicators License QL 104230 Copyright © Copyright 2018, 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 36 36 This Page Intentionally Left Blank 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 August 15, 2019 Erin Walters Associate Planner Community Development Department 110 E Main Street Los Gatos CA 95030 I was asked to locate and inspect the indicated additional trees down slope on 15365 Santella Court (Appendix A). The trees were to be assessed as part of the visibility analysis to help determine their condition. One tree had previously been labeled #244 “blue oak” which is in fact a 36 inch trunk diameter coast live oak (Quercus agrifolia). I tried to locate the trees based on the provided map but the area is very dense with poison oak (Toxicodendron diversilobum) and is nearly impenetrable without a machete and/or Tyvek suit. The area where the trees are located to the northeast is a dense stand of coast live oaks (Quercus agrifolia). The composition of plants are typical for this area and there are the usual oak woodland species such as poison oak, manzanita (Arctostaphylos sp.), and coyote brush (Baccharis pilularis). The majority of trees are naturally occurring coast live oaks, most with multiple trunks approximately 8-10 inches in diameter, and are about 25 to 35 feet tall with 25 to 35 foot canopy diameters. This is stand of trees along the northeast portion of the site is in good condition with dense crowns and normal foliar color and size (Appendix B). Along the northwest portion there were three trees on the lower slope indicated in the plan which are all blue oak (Quercus douglasii) with trunk diameters about 10 to 12 inches and are approximately 30 feet tall with crown diameters of about 30 feet. These trees are in fair to good condition growing amongst the stand indicated as #1 and #2 in my original report. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B ISA Tree Risk Assessor Qualified CA Qualified Applicators License QL 104230 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 1 8 EXHIBIT 9 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 Appendix A: Aerial image provided for assessment Snapshot not to scale from A120 dated October 19, 2018 provided by Srusti Architecture. The trees in pink are indicated in this report. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 2 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALRD A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EA SEM EN TUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RIV A T E S C E N I C E A S E M E N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WI DE SHARED DRI WAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48'BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2'PROPERTY LI NE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PR OPERTY LINE 34.00'PROPERTY LINE153.12'PROPERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D. SID E Y A R D SETB A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D. SID E Y A R D S ETB A C K 2 0'-0"PRO V ID ED SETBA C K66'-0"P R O VID E D SETB A C K 1 0 6'-0" D RIVEW A Y G A TESee La nd scape D raw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A TE OF DESNECIL TCETIHCRA - RSNAVAGAHB ANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1 Site Plan with missing arborist information 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 Appendix B: Photographs B1:Tree 244 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 3 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALR D A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675 Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660 Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EA SEM EN TUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RI V A T E S C E N I C E A S E ME N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657 Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WIDE SHARED DRI WAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48'BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3 .5 2' P R OP E R T Y LI N E 3 3 3 .5 2'PROPERTY LINE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PR OPERTY LINE 34.00'PROPERTY LINE153.12'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D . SI D E Y A R D S E T B A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D . SID E Y A R D S ETB A C K 2 0'-0"PRO V ID ED SETBA C K66'-0"P R O VI D E D S ETB A C K 1 0 6'-0" D RIVEW AY G A TESee Landscape D raw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A T E OF DESNECIL TCETIHCRA - RSNAVAGAH BANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1 Site Plan with missing arborist information 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 B2: Oaks along the west side Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 4 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALR D A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675 Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660 Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EA SEM EN TUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RI V A T E S C E N I C E A S E ME N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657 Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WIDE SHARED DRIWAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48' BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3 .5 2' P R OP E R T Y LI N E 3 3 3 .5 2' P R OP E R T Y LI N E 3 3 3.5 2'PROPERTY LINE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PR O PERTY LINE 34.00'PROPERTY LINE153.12'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D . SI D E Y A R D S E TB A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D . SI D E Y A R D S ET B A C K 2 0'-0"PRO VID ED SETBA C K66'-0"P R O VI D E D S E TB A C K 1 0 6'-0" D RIVEW A Y G A TESee Landscape D raw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A TE OF DESNECIL TCETIHCRA - RSNAVAGAH BANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1Site Plan with missing arborist information 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 B3: Northeast area Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 5 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALR D A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675 Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660 Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EA SEM EN TUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RIV A T E S C E NI C E A S E ME N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657 Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WI DE SHARED DRIWAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48'BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2'PROPERTY LINE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PROPERTY LINE 34.00'PROPERTY LINE153.12'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D . SID E Y A R D SETB A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D. SID E Y A R D SETB A C K 2 0'-0"PRO VID ED SETBA C K66'-0"P R O VID E D SETB A C K 1 0 6'-0" D RIVEW A Y G A TESee Landscape D raw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A TE OF DESNECIL TCETIHCRA - RSNAVAGAH BANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1 Site Plan with missing arborist information 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 B4: North side beyond the fence Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 6 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALRD A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675 Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660 Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EA SEM ENTUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RI V A T E S C E N I C E A S E ME N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657 Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WI DE SHARED DRIWAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48'BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3 .5 2' P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2'PROPERTY LI NE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PR OPERTY LINE 34.00'PROPERTY LINE153.12'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D . SID E Y A R D SETB A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D . SID E Y A R D SETB A C K 2 0'-0"PRO V ID ED SETBA C K66'-0"P R O VID E D SETB A C K 1 0 6'-0" D RIVEW AY G A TESee Landscape Draw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A TE OF DESNECIL TCETIHCRA - RSNAVAGAH BANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1 Site Plan with missing arborist information 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 B5: North side down slope Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 7 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALRD A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675 Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660 Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EA SEM ENTUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RI V A T E S C E N I C E A S E M E N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657 Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WIDE SHARED DRI WAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48'BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2'PROPERTY LINE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PR OPERTY LINE 34.00'PROPERTY LINE153.12'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D . SID E Y A R D S ETB A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D . SID E Y A R D SETB A C K 2 0'-0"PRO V ID ED SETBA C K66'-0"P R O VID E D SETB A C K 1 0 6'-0" D RIVEW AY G A TESee Landscape Draw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A TE OF DESNECIL TCETIHCRA - RSNAVAGAH BANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1 Site Plan with missing arborist information 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 B6: Blue oaks west side Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 8 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALR D A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675 Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660 Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EASEM EN TUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RI V A T E S C E N I C E A S E ME N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657 Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WIDE SHARED DRIWAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48'BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3 .5 2' P R OP E R T Y LI N E 3 3 3 .5 2' P R OP E R T Y LI N E 3 3 3.5 2'PROPERTY LINE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PR O PERTY LINE 34.00'PROPERTY LINE153.12'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D . SI D E Y A R D S E TB A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D . SI D E Y A R D S E TB A C K 2 0'-0"PRO V ID ED SETBAC K66'-0"P R O VID E D S ETB A C K 1 0 6'-0" D RIVEW A Y G ATESee Landscape D raw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A T E OF DESNECIL TCETIHCRA - RSNAVAGAH BANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1 Site Plan with missing arborist information (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE Existing Site Conditions & Visibility / Tree Screening Analysis EXHIBIT 10 (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Blossom Hill/LG Blvd. and Selinda Way/LG Almaden Rd. viewing areas were identified as the nearest to the project from where the home could be potentially seen. N 12/9/2019 2 Location of Viewing Areas & Project Site (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 3 12/9/2019 Blossom Hill/LG Blvd. viewing Area is about 1.36 miles away & 316 feet lower than project site Cross Section of Topography from the observation area to the project site Location of Viewing Areas & Project SiteTerrain blocks the view of the site unless the observer is at least a mile away Viewing Area Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 4 Selinda Wy/LG Almaden Rd. viewing Area is about 1.43 miles away & 462 feet lower than project site 12/9/2019 Cross Section of Topography from the observation area to the project site Location of Viewing Areas & Project SiteTerrain blocks the view of the site unless the observer is at least a mile away Site Location Viewing Area (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 5 Site Location 12/9/2019 Project site seen with a naked eye (50 mm lens), 500 feet closer from Blossom Hill /LG Blvd intersection.Project Site Photographs from Viewing Areas (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 6Project site seen with a telephoto (300 mm)lens,500 feet closer from Blossom Hill /Los Gatos Blvd intersection, when story poles were installed. 12/9/2019 Project Site Photographs from Viewing AreasSite Location Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 7Project site seen with a naked eye (50 mm lens) at Blossom Hill /LG Blvd intersection. 12/9/2019 Project Site Photographs from Viewing AreasSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Project Site Photographs from Viewing Areas12/9/2019 8Project site seen with a telephoto (300 mm) lens from Blossom Hill /Los Gatos Blvd intersection, when story poles were installed. Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 9 12/9/2019 Project site seen with a naked eye (50 mm lens), 500 feet away from Blossom Hill /LG Blvd intersection.Project Site Photographs from Viewing AreasSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 10Project site seen with a telephoto (300 mm) lens, 500 feet away from Blossom Hill /Los Gatos Blvd intersection, when story poles were installed. 12/9/2019 Project Site Photographs from Viewing AreasSite LocationSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Project Site Photographs from Viewing Areas12/9/2019 11Project site seen with a naked eye (50 mm lens), 500 feet closer from Selinda Way/LG Almaden Rd. intersection. Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 12Project site seen with a telephoto (300 mm)lens,500 feet closer from Selinda Way/LG Almaden Rd. intersection. 12/9/2019 Project Site Photographs from Viewing AreasSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 13Project site seen with a naked eye (50 mm lens) at Selinda Way/LG Almaden Rd. intersection. This picture was taken at Lee Highschool fence (near the observation area) to get a clear view of the site Approximate Site Location 12/9/2019 Site Location Project Site Photographs from Viewing Areas (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 14Project site seen with a telephoto (300 mm) lens, from Selinda Way/LG Almaden Rd. intersection. This picture was taken at Lee Highschool fence (near the observation area) to get a clear view of the site. 12/9/2019 Project Site Photographs from Viewing AreasSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 15Project site seen with a naked eye (50 mm lens) 500 feet away from Selinda Way/LG Almaden Rd. intersection. 12/9/2019 Project Site Photographs from Viewing AreasSite Location Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Project Site Photographs from Viewing Areas12/9/2019 16Project site seen with a telephoto (300 mm) lens, 500 feet away from Selinda Way/LG Almaden Rd. intersection. Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 17 12/9/2019 Site Plan (Trees used for Visibility Analysis) (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 18 12/9/2019 Site Plan (Trees used for Visibility Analysis) (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 12/9/2019 19 N0 25 50 675244684676677678679 680 656685Y3Y1Y2 X1 X2Z6 669 Z4 Z2 Z3 Z5 668 670 Aerial View from North662 664 663 661 Trees used for screening are identified with an orange outline. Trees proposed to be removed are identified by red outline (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Aerial view from South20 N 0 25 50 674 Z4670669668Z2 Z3 Z6 X2671 Y3 Y2Y1 Lot 10 Z5 676 675 244 656 680 679 622 X1 678 12/9/2019 657 677658 Trees used for screening are identified with an orange outline. Trees proposed to be removed are identified by red outline (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 12/9/2019 21 Blossom Hill Rd. Way View Analysis Existing GradeBuilding Outline Existing Grade +694’0”Blossom Hill 300 mm telephoto lens ViewRoofline +710’0” (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Blossom Hill 300 mm telephoto lens View12/9/2019 22 675 660 626676 677 622 624 626 661 663 664 662669668 671670 Due to dense healthy tree cover & only a few trees proposed to be removed, 0% of the home surface would be seen from Blossom Hill Observation Area Blossom Hill Rd. Way View Analysis Area of Visible Home =0 sf= 0% (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 View from Francis Oaks Road12/9/2019 23 674 Z4 670668671X1675244 Lot 10 669679 680 678 Z6 Trees used for screening are identified with an orange outline. Trees proposed to be removed are identified by red outline Selinda Way View Analysis (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Elevation from Selinda Way Observation Area12/9/2019 24 Selinda Way View Analysis (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Selinda Way 300 mm telephoto lens View12/9/2019 25 Existing Grade Roofline +710’0” Existing Grade +694’0” Selinda Way View Analysis (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Selinda Way 300 mm telephoto lens View26 12/9/2019 Building Area seen 917 sf. < 24% Building Area 3,825 sf. Roofline +710’0” Existing Grade +694’0” Selinda Way View Analysis (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Enlarged Selinda Way Telephoto Lens View27 674 Z4 Z5 Trees below 670 668 671 Y3 675679 680 244 677678 X2 X1 Z6 Trees below 674 Z2 Z3 Total surface area of the building elevation = 3,825 sf. Area of Visible Home =917 sf= 24% 12/9/2019 670 Y1 Y2 669 Building area seen after tree removal 917 sf. < 24% Selinda Way View Analysis (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Rendering of the home seen by 300 mm lens12/9/2019 28Unless the observer is at least a mile away from the site, it cannot be seen. Given that distance one cannot distinguish the home with a naked eye. This home with low LRV surface material values, even when seen with 300 mm telephoto lens, it will have very little impact to the hillside views, from Selinda Way viewing area. Selinda Way View Analysis Re: Olgaard Residence- Neighborhood Outreach for the Proposed Design Site Address:15365 Santella Court; APN: 527-09-036. Architecture & Site Application# S-18-052. Date: Nov 18, 2019 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-18-052. 1 Dear Planning Commissioners Community Development Department. Town of Los Gatos Below is the summary of neighborhood outreach. We have communicated with neighbors on all adjacent properties and sent them the drawings for review. They are •Rizwan Ahmed on Lot # 8,15371 Santella Ct. •Luis Felipe Visoso Lomelin on Lot #10, 15358 Santella Ct. •Tina and Eldon Mayer at Lot #4, 15657 Shady Lane. •Mark Russell at 15500 Francis Oaks way. All of them received the design drawings and did not express any concerns regarding the project design. We have attached all neighborhood notification letters we received so far. Sincerely Hari Sripadanna AIA C-30730 Srusti Architects P - 408-507-8138 hari@srustiarchitects.com We collaborate to create sustainable spaces. www.srustiarchitects.com EXHIBIT 11 PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:21:57 PMA000Title Sheet1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032O L G A A R D R E S I D E N C E(APN): 527-09-036. 15365 SANTELLA COURT, LOS GATOS CALIFORNIA 95032PLANNING DEPARTMENT DEVELOPMENT APPLICATIONEXHIBIT 12 DWA1011SIM101A1011Ref1Ref1Ref1Ref01View Name1/8" = 1'-0"1tNorth Arrow (Direction)Align Symbol(refers to adjacent plane)Detail Call Out(refers to view &Sheet Number)Grid Bubble(reference line call out)Datum Point or Work Pointor Control PointBuilding Section Call Out(Identifies section cut location,view direction & refersview and sheet number)Building Wall(Screened line indicate "existing"dashed lines indicate"for demolition")View Reference Symbol(indicates location of the View & Sheet numbers)View Call Out(indicates the number & scale of the drawing view)Window Symbol & Tag(indicates the location& type of the window)Door Symbol and Tag(indicates the location, direction and type of the swing door)Sliding Door Symbol and Tag(indicates the location, type of the sliding door)Vanity Unit Lavatory Faucets: ≤1.5 gpmWall Hung Water Closet. Max. 1.28 Gallons per Flush) W/ concealed cisternBath Tub101Roof DrainCook TopDish WasherFloor DrainLinear Shower DrainHose bibShower Head, 2GPM Max.Built-in Double OvenRefrigeratorRange Exhaust hoodClothes WasherClothes Dryer1A101SIMNameElevation1AY1Y64X1H292 SFB131'-2"318 SFB219 SFB416 SFB3410 SFL1500 SFL21130 SFL7137 SFL4109 SFL5710 SFG1230 SFL34'-7 1/2"17'-8"115 SFL831'-3 1/2"6'-6"65 SFL6X429'-6"16'-3 1/2"6'-8"9'-11"22'-11 1/2"17'-8 1/2"19'-0"34'-9 1/2"14'-3"14'-0 1/2"9'-7"7'-3 1/2"11'-4 1/2"9'-7 1/2"22'-4"8'-11 1/2"112 SFB58'-9"1AY1Y64X1H382 SFU1793 SFU254 SFU3240 SFU11241 SFU4537 SFU5273 SFU611 SFU723 SFU954 SFU10225 SFU813'-4 1/2"11'-1"22'-2 1/2"4'-10"17'-0"14'-0"8'-3"6'-3"17'-2"16'-1"7'-2"28'-2 1/2"28'-7 1/2"14'-10 1/2"18'-9"6'-3 1/2"X4PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:22:00 PMA100Project Data Sheet1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032SPEC. SPECIFICATIONSS STAINLESS STEELSSD SEE STRUCTURAL DRAWINGSSTD STANDARDSTL STEELSTRUCT. STRUCTURALSYM. SYMMETRICALT&B TOP & BOTTOMT.C. TOP OF CURBT.O. TOP OFT.O.C. TOP OF CURB/CONCRETET.O.G. TOP OF GRADET.O.P. TOP OF PARAPET/TOP OF PLATET.O.S. TOP OF STEEL/TOP OF SLABT.O.W. TOP OF WALLT.P.D. TOILET PAPER DISPENSERT.S. TUBE STEELT.V. TELEVISIONTHK. THICKTYP. TYPICALU.O.N. UNLESS OTHERWISE NOTEDUC. UNDERCUTV.I.F. VERIFY IN FIELDW.C. WATER CLOSETW.H. WATER HEATERW.P. WATER PROOFW.S. WEATHER STRIPPINGW/ WITHW/O WITHOUTWD WOODWDW WINDOWWSCT WAINSCOTWWM WELDED WIRE MESHNA NOT APPLICABLEO.C. ON CENTERO.F.C.I. OWNER FURNISHEDCONTRACTOR INSTALLEDO.F.O.I. OWNER FURNISHED OWNERINSTALLEDO.H. OPPOSITE HANDO/ OVEROPP. OPPOSITEP.H. PANIC HARDWAREP.U.E PUBLIC UTILITY EASEMENTPAV. PAVINGPLYWD. PLYWOODR.D./O.D. ROOF DRAIN/OVERFLOW DRAINR.H.M.S. ROUND HEAD MACHINE SCREWR.H.S.M.S ROUND HEAD SHEET METALSCREWR.H.W.S. ROUND HEAD WOOD SCREWR.W.L. RAIN WATER LEADERRAD. RADIUSREF. REFERENCEREFR. REFRIGERATORREQ. REQUIREDS.C. SOLID CORES.F. SQUARE FOOTAGESCD SEE CIVIL DRAWINGSSECT. SECTIONSED SEE ELECTRICAL DRAWINGSSHT. SHEETSIM. SIMILARSMD SEE MECHANICAL DRAWINGSSMS SHEET METAL SCREWSPD SEE PLUMBING DRAWINGSF.F. FINISH FLOORF.H.M.S. FLAT HEAD MACHINE SCREWF.H.W.S. FLAT HEAD WOOD SCREWF.O. FACE OFF.O.C. FACE OF CONCRETEF.O.F. FACE OF FINISHF.O.P. FACE OF PLYWOODF.O.S. FACE OF STUDFDN. FOUNDATIONFIN. FINISHFT. FOOTFURR. FURRINGG.I. GALVANIZED IRONGA. GAUGEGALV. GALVANIZEDGYP.BD. GYPSUM BOARDH.B. HOSE BIBHGT. HEIGHTINFO. INFORMATIONINSUL. INSULATIONINT. INTERIORJB. JUNCTION BOXL.D. LANDSCAPE DRAWINGSL.H. LEFT HANDMAX. MAXIMUMMECH. MECHANICALMET. METALMFR. MANUFACTURERMIN. MINIMUMMISC. MISCELLANEOUSMTD. MOUNTEDN.I.C. NOT IN CONTRACTN.T.S. NOT TO SCALECLKG. CAULKINGCLO. CLOSETCLR. CLEARCMU CONCRETE MASONRY UNITCOL. COLUMNCONC. CONCRETECONN. CONNECTIONCONT. CONTINUOUSCTR. CENTERCTSK. COUNTERSUNKD.L. DOOR LOUVERD.S. DOWNSPOUTDBL. DOUBLEDEMO. DEMOLITIONDET. DETAILDIA DIAMETER OR ROUNDDIA. DIAMETERDIM. DIMENSIONDISP. DISPENSERDN DOWNDR. DOORE.J. EXPANSION JOINTE.O.S. EDGE OF SLABE.W. EACH WAYEA. EACHELEC. ELECTRICALELEV. ELEVATIONEQ. EQUALEQPT. EQUIPMENTEXT. EXTERIORF.A. FIRE ALARMF.D. FLOOR DRAIN" INCH/INCHES# POUND/NUMBER' FOOT/FEET(E) EXISTING(N) NEW.X BY.° DEGREES.± PLUS/MINUS@ ATA.B. ANCHOR BOLTA.C. ASPHALTIC CONCRETEA.F.F. ABOVE FINISH FLOORARCH. ARCHITECTURALB.O. BOTTOM OFB.O.F. BOTTOM OF FOOTINGB.S. BOTH SIDESBD. BOARDBLDG. BUILDINGBLK. BLOCKBLKG. BLOCKINGC.D. CIVIL DRAWINGSC.F.C.I. CONTRACTOR FURNISHEDCONTRACTOR INSTALLEDC.G. CORNER GUARDC.I. CAST IRONC.J. CONTROL JOINTC.O. CLEAN OUTC.W. COLD WATERCAB. CABINETCEM. CEMENTCER. CERAMICCL CENTER LINECLG. CEILING1 EXISTING CONSTRUCTION DATA SHOWN ON THE DRAWINGS WAS OBTAINED FROM AVAILABLE DRAWINGS AND FIELDMEASUREMENTS. THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS AND SHALL NOTIFY THE ARCHITECT OF ALLEXCEPTIONS BEFORE PROCEEDING WITH THE WORK.2 SEE ARCHITECTURAL DRAWINGS FOR LAYOUT DIMENSIONS AND ELEVATIONS EXCEPT WHERE INDICATED OTHERWISE.3 ALL DISCREPANCIES BETWEEN DRAWINGS SHALL BE CLARIFIED WITH THE ARCHITECT PRIOR TO PROCEEDING WITH WORK.4 IN THE EVENT THAT CERTAIN FEATURES OF THE CONSTRUCTION ARE NOT FULLY SHOWN OR DETAILED ON THE DRAWINGS ORCALLED FOR IN THE GENERAL NOTES, THEN THEIR CONSTRUCTION SHALL BE OF THE SAME CHARACTER AS SIMILARCONDITIONS THAT ARE SHOWN OR CALLED FOR.5 DIMENSIONS, ELEVATIONS AND EXISTING CONDITIONS SHALL BE CHECKED AND VERIFIED ON THE JOB SITE BY EACHCONTRACTOR. ERRORS, OMISSIONS, OR DISCREPANCIES SHALL BE REPORTED TO THE ARCHITECT BEFORE WORK BEGINS ORSUPPLIES ARE ORDERED6 VERIFY ELECTRICAL, MECHANICAL, FIRE ALARM, TELEPHONE AND SECURITY REQUIREMENTS BEFORE CONSTRUCTION BEGINS.8 CONTRACTOR SHALL DISPOSE OF ALL REMOVED AND/ OR DEMOLISHED MATERIAL, WASTE AND DEBRIS CAUSED BY WORK9 WORK INDICATED AS "OWNER FURNISHED, CONTRACTOR INSTALLED" (O.F.C.I.) SHALL MEET ALL APPLICABLE CODES ANDREGULATORY REQUIREMENTS INDICATED WITHIN THESE DOCUMENTS AND SHALL BE INSTALLED AND FULLY OPERATIONALPRIOR TO FINAL APPROVAL AND OCCUPANCY OF THIS PROJECT10 ALL UTILITY TRENCHES AND BUILDING PADS SHALL BE PROPERLY BACK FILLED AND COMPACTED11 PRIOR TO BUILDING PERMIT FINAL APPROVAL, THE PROPERTY SHALL BE IN COMPLIANCE WITH THE VEGETATIONMANAGEMENT REQUIREMENTS PRESCRIBED IN CALIFORNIA FIRE CODE SECTION 4906,INCLUDING CALIFORNIA PUBLICRESOURCES CODE 4291 OR CALIFORNIA GOVERNMENT CODE SECTION 51182 PER CRC R337.1.512 THIS PROJECT IS IN WILDLAND URBAN INTERFACE HIGH FIRE AREA AND MUST COMPLY WITH SECTION R337 OF THE 2016CALIFORNIA RESIDENTIAL CODE,PUBLIC RESOURCES CODE 4291 AND CALIFORNIA GOVERNMENT CODE SECTION 51182. ALLEXTERIOR BUILDING MATERIALS SHALL CONFORM TO SFM CHAPTER 12-7A MATERIALS AND CONSTRUCTION METHODS FOREXTERIOR WILDFIRE EXPOSURE SYSTEMOLGAARD RESIDENCEDEVELOPMENT OF A NEW, TWO LEVEL, SINGLE FAMILY DWELLINGPROJECT DESCRIPTIONPROPERTY & BUILDING DIMENSIONAL COMPLIANCE ZONING ASSESSOR PARCEL NUMBER:CONSTRUCTION CITY:ADDRESSTOTAL SITE AREA:OCCUPANCY TYPE:LOT NO.:HR-2 1/2; PDLos Gatos527-09-03615365 Santella CourtV-NR/ Sprinklered - V-B2 AcresR-3 Single Family Dwelling9BUILDING DATAGROSS LOT SIZEREQ'D /ALLOWEDPROPOSED"SETBACKS"MINIMUM FRONT YARD - ROADMINIMUM SIDE YARDMINIMUM SIDE YARDMINIMUM REAR YARDMAXIMUM BUILDING HEIGHTAVERAGE LOT SLOPE TOTAL UPPER LEVEL DECK AREASFLOOR AREA RATIO (F.A.R) ALLOWABLE FLOOR AREATOTAL HABITABLE BUILDING AREA (including Basement Area) COVERED PARKINGGARAGE AREAFRONT PARKING AND FIRE TRUCK TURN AROUND AREALOWER (BELOW DECK) PATIO AREABELOW GRADE AREAOFF STREET (UNENCLOSED) PARKINGFRONT DRIVE WAY AREATOTAL IMPERVIOUS SURFACE (LOT COVERAGE) AREA REMAINING HARDSCAPE AREAGROSS LOT SIZE MINUS DRIVEWAY ARMDRIVEWAY PORTION OF LOT AREA (Narrow Width)NET LOT SIZESouthEastWestNorth25'-0"22'25'0"25'0"20'0"66'0"20'0"106'0"30'0"266'0"236285 SFNA7.3%756 SF31.18%NA32,271 SF6,000 SF5,840SF711 SF890 SF3956 SF233174 SF17,617 SF5882 SF87,475 SF6,797 SF400 SF1447 SFThe Project scope involves site development, design and construction of a two level, 4 bed, 4 1/2 bath and 3 car garage, single family dwelling of 6285 sf floor area on a 2 acre, hill side, vacant lot .APPLICABLE BUILDING CODES -2016 CALIFORNIA BUILDING CODE:Part 1 Administrative CodePart 2 California Building Code (CBC), VOL. 1 & 2Part 2.5 California Residential Code (CRC)Part 3 California Electrical Code (CEC)Part 4 California Mechanical Code (CMC)Part 5 California Plumbing Code (CPC)Part 6 California Energy CodePart 8 California Historical Building CodePart 9 California Fire Code (CFC)Part 11 California Green Building Standards Code (CAL Green)Part 12 California Reference Standards CodeNation 2009 Los Gatos Town CodeAnd all other local and state laws and regulationsGOVERNING CODESABBREVIATIONSSYMBOL LEGENDGENERAL NOTESVICINITY MAPPARCEL MAP(APN): 527-09-036. Address: Lot 9,15365 Santella Court, Los Gatos CA 95032PROJECT DIRECTORYOWNERCHRISTIAN OLGAARD & HELEN OLGAARD21355 SARATOGA HILLS ROADSARATOGA CA 95070PHONE:(408) 505 7715EMAIL:CHRISTIAN@OLGAARD.COMSHEETNUMBERSHEET NAMEA000 Title SheetA100 Project Data SheetA102 SiteplanA103 Lower Level Floor PlanA104 Upper Level Floor PlanA105 Roof PlanA106 Building ElevationsA108 Building SectionsA109 Building SectionsA110 Building SectionsA115 Perspective Views-01A116 Perspective Views 02A117 Axonometric ViewsA118 Elevations with Exterior Materials IdentifiedC1 Cover SheetC2 Stormwater Pollution Prevention PlanC3 Existing TopographyC4 Grading and Drainage PlanC5 Driveway Plan and ProfileC6 Grading and Drainage PlanC7 Section and DetailsC8 Erosion Control PlanL1.0 Planting PlanL2.0 Fence Plan and Wall DetailsL2.1 Driveway Gate Plan and DetailsL2.2 DetailsL3.0 Tree PlanAllowable Floor Area & Calculation TableName Area CommentsL1410.11 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L2499.68 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L3229.70 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L4136.86 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L5108.77 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L665.41 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L71130.27 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L8114.84 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)Lower floor Area enclosed space thatexceeds 4 feet( in height) aboveadjacent grade)2695.65 SFU1381.96 SF Upper Floor AreaU2793.33 SF Upper Floor AreaU353.57 SF Upper Floor AreaU4241.28 SF Upper Floor AreaU5536.87 SF Upper Floor AreaU6273.46 SF Upper Floor AreaU710.86 SF Upper Floor AreaU8225.17 SF Upper Floor AreaU922.63 SF Upper Floor AreaU1054.34 SF Upper Floor AreaU11239.96 SF Upper Floor AreaUpper Floor Area2833.42 SFTotal Enclosed Gross Floor Area 5529.07 SF1" = 20'-0"1Lower Level Floor Area Calculation DiagramBasement Floor Area & Calculation TableName AreaCommentsB1292.24 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)B2318.14 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)B315.58 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)B418.58 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)B5111.71 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)Total Enclosed Basement Floor Area 756.25 SF1" = 20'-0"2Upper Level Floor Area Calculation DiagramARCHITECTHARI SRIPADANNA AIA LEEDAP SRUSTI ARCHITECTS18524 MONTPERE WAY SARATOGA CA 95070PHONE:(408) 507 8138EMAIL:HARI@SRUSTIARCHITECTS.COMSTRUCTURAL ENGINEERDOUG ROBERTSON, S.E.DAEDALUS STRUCTURAL ENGINEERING, 12930 SARATOGA AVENUE, STE B9, SARATOGA, CA 95070PHONE:(408) 517 0373 EMAIL:DOUG@DAEDALUS-ENG.COMLANDSCAPE ARCHITECTDAVID FOX, ASLADAVID R FOX & COMPANY. 1188 KOTENBURG AVE,SAN JOSE, CA 95125PHONE:(408) 761 0212 EMAIL:DAVID@FOXLA.NETFLOOR AREA CALCULATION DIAGRAMGarage Floor Area & Calculation TableName AreaCommentsG1710.44 SF Garage /Utilities Area (enlcosed area over 400 sf. shall be counted towards F.A.R)Total Enclosed Garage Floor Area 710.44 SFGarage Floor area Exemption 400.00 SFRemaing Garage Floor Area after Exemption= 310.44 SFPROPOSED TOTAL ALLWABLE FLOOR AREA=5529.07+310.44= 5,840 SF.CIVIL ENGINEERAMANDA (WILSON) MUSY-VERDEL HANNA-BRUNETTI7651 EIGLEBERRY STREET,GILROY ,CA 95020 PHONE: (408) 842-2173EMAIL:AMANDA@HANNABRUNETTI.COMMECH. & PLUMB. ENGINEERELECTRICAL ENGINEERLEED CONSULTANTSHANNON ALLISONALTER CONSULTING ENGINEERS1091 56th STREETOAKLAND CA, 94608PHONE: (510)-406-8535EMAIL: SHANNON@ALTERENGINEERS.COMDEFERRED SUBMITTALS1. Fire sprinkler system (NFPA 13-D 2016 Addition Standard) shall be installed throughout the entire structure under a separate permit. Fire Sprinkler Contractor shall obtain a prior approval from Water Utility Companybefore installation.2. Contractor shall furnish the design and construction and installation of an approved fire sprinkler system. The design shall be provided by an approved fire sprinkler contractor that is licensed to work in the state. 3. All labor, materials, valves, equipment and services necessary to complete the project shall be included. Layout drawings, design and equipment lists must be reviewed and approved by the Fire Marshall and the building Department prior to installation. Drawings shall show the building to be completely sprinklered throughout, all concealed areas including attic and garages.DAVID MAINO ATIUM ENGINEERING3533 YORK LN SAN RAMON, CA 94582 PHONE: (913) 961-1658EMAIL: MAINO@ATIUMENG.COMDEVIN (KURTZ) JOHNSONBRIGHT GREEN STRATEGIES INC.1717 SEABRIGHT AVE. SUITE 4, SANTA CRUZ, CA 95062PHONE: (510) 863-1109 ext. 1006EMAIL: DEVIN@BRIGHTGREENSTRATEGIES.COMFire sprinkler system (NFPA 13-D 2016 Addition Standard) shall be installed throughout the entire structure under a separate permit. Fire Sprinkler Contractor shall obtain a prior approval from Water Utility Companybefore installation.80,678 SF DN 692'-0" 694'-0" 690'-0" 692'-0" 694'-0" 686'-0" 688'-0" 690'-0" 692'-0" 694'-0" 686'-0" 688'-0" 690'-0" 692'-0" 694'-0" 690'-0" 692'-0" 694'-0" 6 9 0 '-0 " 6 9 2 '-0 " 6 9 4 '-0 " 3A1081AY1Y6X12A1094A1102A110X4F.F 688.00EXT. F.G. 694.00693.50693.5021Extent of (from #1 to #2 ) enclosed Basement area that does not extend 16'0"X16'6"Media Room12'0"X10'0"Wine Cellar4'8"X6'0"Closet5'10"X6'6"Bath11'10"X15'10 1/2"Bedroom-Hallway9'8"X13'7"Studio9'6"X7'9"Storage13'8"X8'4"Lower Foyer-Hallway15'9"X15'3"Bedroom13'0"X17'7"Lower Entry CourtyardAREA OF FILL (3ft. Max. Ht. from <E> Grade)EXT. F.G. 693.50693.50EXT. F.G. 693.50EXT. F.G. 693.50EXT. F.G. 693.5017% SLOPE15% SLOPE16% SLOPEBasement area (756.25 SF.) not be included in the floor area ratio calculation13'4"X5'11"Wet BarEXT. F.G. 694.00EXT. F.G. 694.00TOW 690.00TOW 693.00TOW 690.212A101EXT. F.G. 688.00EXT. F.G. 688.00EXT. F.G. 688.00TOW 687.753A101more than four (4) feet above the existing or finished exterior grade.15% SLOPECUTFILLLower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"2A108Y1Y2Y6Y4Y3Y52A1094A110Basement Ceiling Level 697' - 5"Basement Ceiling Level 697' - 5"To Ceiling Ht.From Finished Ext. Grade3'-5"<E> GRADE<E> GRADE<E> GRADEFILL2'-3"EXT. <E> Grade 694' - 0"CUT3'-6"Daylight Well F.G. 690' - 6"CUT6'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"3A108X3X12A110X4X2CUT6'-0"Basement Ceiling Level 697' - 5"To Ceiling Ht.From Finished Ext. Grade3'-5"FILLMAX3'-0"FILLMAX3'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:22:08 PMA101Basement Diagrams1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950323/16" = 1'-0"1Enlarged Basement Floor Plan3/16" = 1'-0"2Partial Southwest Elevation3/16" = 1'-0"3Partial Northwest ElevationLEGEND DN 592' 594' 596' 598' 600' 602' 604' 606' 608' 610' 612' 614' 616' 618' 620' 622' 624' 626' 628' 630' 632' 634' 636' 638' 640' 642' 644' 646' 648' 650' 652' 6 5 4 ' 654' 656' 656' 658' 658' 660' 660' 662' 662' 664' 664' 6 66' 666' 668' 668' 670' 670' 672' 672' 6 7 4' 674' 6 7 6' 676' 6 7 8' 678' 6 8 0' 680' 682' 682' 684' 684' 592' 592' 594' 596' 598' 600' 602' 604' 606' 608' 610' 612' 614' 616' 618' 620' 622' 624' 626' 628' 630' 632' 634' 636' 638' 640' 642' 644' 646' 648' 650' 652' 654' 656' 658' 660' 662' 664' 666' 668' 670' 672' 674' 676' 678' 680' 682' 684' 686' 688' 690' 692' 694' 696' 6 5 4 ' 6 5 6 ' 6 5 8 ' 6 6 0 ' 6 6 2 ' 664' 666' 6 6 8 ' 670' 672' 674' 67 6' 6 78' 680' 682' 684' 686' 688' 6 9 0' 6 9 2' 694' 696' 698' 700' 7 0 2 ' 704' 7 0 6' 7 0 8 ' 7 1 0 ' 7 1 2 ' 7 1 4 ' 7 1 6 ' 718' 720' 16' - 0"18' - 0"L R D A LRDALRDALRDAL R D A L R D AUTILITY EASEMENTXX#671Fair ConditionBLUE OAKX#675Fair ConditionBLUE OAKXX#662Good ConditionBLUE OAKSANTELLA CT.X#676Poor ConditionX#660Good ConditionBLUE OAKX#652Fair ConditionBLUE OAK#674Poor ConditionVALLEY OAK#668Poor ConditionBLUE OAK#682Fair ConditionBLUE OAKUTILITY EASEMENTUTILITY EASEMENTUTILITY EASEMENTLR D A LRDALRDAL R D A LRDAPRIV A TE SC EN IC EA SEM EN TPRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684Poor ConditionVALLEY OAK#683Poor ConditionBLUE OAK#685Poor ConditionVALLEY OAK#681Fair ConditionBLUE OAK#680Fair ConditionBLUE OAK#679Good ConditionBLUE OAK+680'+675'+670'+665'+692'Upper DeckLower PatioEntry StairLower Entry CourtGarage Entry/ Visitor ParkingEntry Way#653Fair ConditionBLUE OAK#654Good ConditionBLUE OAK#665Fair ConditionBLUE OAK#664Good ConditionBLUE OAK#663Fair ConditionBLUE OAK#661Good ConditionBLUE OAK#659Good ConditionBLUE OAK#667Fair ConditionCOAST LIVE OAK#666Fair ConditionBLUE OAK627Fair ConditionBLUE OAK#657Good ConditionBLUE OAK626Fair ConditionBLUE OAK#658Good ConditionBLUE OAK#670Fair Condition#669Fair ConditionBLUE OAKA1061A1064A1062A1063X#656Fair ConditionBLUE OAK624Good ConditionBLUE OAK236BLUE OAK623Good ConditionBLUE OAK622Good ConditionBLUE OAK677Good ConditionCOAST LIVE OAK1AY1Y64X1HXXLOT #9LOT #8LOT #10#244BLUE OAKBLUE OAKCOAST LIVE OAKLRDALRDAVIEW DIRECTION FROM SELINDA WAYXX4A1072A1074A1073A1075-A1076A1077A1078X620Good ConditionBLUE OAK#678Fair ConditionBLUE OAKX#691Doesn't ExistCOAST LIVE OAKX#634Fair ConditionVALLEY OAK#690Fair ConditionBLUE OAKPROPERTY LINE536.48'PROPERTY LINE536.48'BLUE OAKPROPERTY LINE30.22'P R O P ER TY LIN E3 3 3 .5 2 'P R O P ER TY LIN E 3 3 3 .5 2 'P R O P ER TY LIN E 3 3 3 .5 2 'P R O P E R T Y L I N E 9 2 .5 2 'PROPERTY LINE23.14'P R O P E R TY L I N E 15 3 .1 2 'PROPERTY LINE34.00'P R O P E R T Y L I N E 15 3 .1 2 'PROPERTY LINE410.10'PROPERTY LINE410.10'PROPERTY LINE410.10'PROPERTY LINE536.48'PROPERTY LINE410.10'REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQ D . SID EYA RD SETBA C K20'-0"PROVIDED SETBACK66'-0"PRO V ID ED SETBA C K106'-0"DRIVEWAY GATESee Landscape DrawingsTrash EnclosureVIEW DIRECTION FROM BLOSSOMHILL ROADA1181A1182A1183A1184Mailbox & Address Numbersper Santa Clara County FireDepartment StandardsASSUMED FRONTYARD PROPERTYLINER E Q U IR E DFRONT Y A R D S E TB A C K 3 0 '-0 "15358 X2Good ConditionBLUE OAKX1Good ConditionBLUE OAKZ5Good ConditionBLUE OAKZ2Good ConditionBLUE OAKZ3Good ConditionBLUE OAKY1Good ConditionBLUE OAKY2Good ConditionVALLEY OAKY4Good ConditionBLUE OAKY3Good ConditionBLUE OAKZ4Good ConditionBLUE OAKOutline of the Building Lot # 8 Driveway Entrance18'-0"Shared Driveway18'-0"Shared Driveway18'-0"Private Driveway16'-0"Roof Overhang2'-4 3/4"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:28:57 PMA102Siteplan1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321" = 20'-0"1Site PlanA1 DN DNDNDNDNDNDNDN D NDN DNDNDNDNDNDN12'0"X10'0"Wine Cellar16'0"X16'6"Media Room4'8"X6'0"Closet5'10"X6'6"Bath11'10"X15'10 1/2"Bedroom9'8"X13'7"Studio3'0"X7'0"Mech Rm.15'9"X15'3"Bedroom6'0"X9'3"Bath6'0"X5'7 1/2"Closet18'0"X15'5"Lower Family Room16'0"X17'8"Master Bedroom16'0"X9'9 1/2"Master Bath16'0"X7'7"Master Closet12'0"X8'7"Laundry16'0"X6'0"Mud Room8'9.5"X6'0"Mech/Pool Equip. Rm.8'0"X6'0"Elec. Rm22'1"X31'11"GarageLower PatioEntry StairGarage Entry/ Visitor ParkingEntry WayDrive Way1A10813'0"X17'7"Lower Entry Courtyard49'7 1/2"X12'10"Lower Patio-Outdoor Fire Place-Hallway3A1084A1082A10812DCAY1Y2Y63BEG2.24G9Y42.52.6X3X1Y3D9A1Y5F6H1A109LRDALRDALRDALRDALRDALRDALRDALRDA2A1093A1094A1091A1103A1104A11013'4"X5'11"Wet Bar9'6"X7'9"Storage13'8"X8'4"Lower Foyer2A110X4X2FPoolWest Upper Deck Abv.OW03ED02OW02ED05ED05OW02EGD01EGD02ED07ID02ID02ID03ID02ID02690.50689.00ID10ID11-HallwayED04ID02ID12ID08ID03ID06ID02ID03ID02ID03ID13ID02ID11ID05OW03CW3W02ID03ID13CW7W01CW 6W 01OW02OW02CW3W04ID03ID02ID03ID03ID03OW02CW7W02CW7W03OW02CW3W07LCW3W07R5%F.F 688.00F.F 688.002%5%5%ID09TOW 689.50ID07690.174'0"X6'2"Store RoomED06690.50690.75PROPERTY LINE333.52'A1011REAR PROPERTY SETBACK25'-0"PROPERTY LINE536.48'42" High-Metal Railing with Glass Panel Infill andWood Hand Rail(Comply w/ C.B.C 1012 & 1013)42" High-Metal Railing with Glass Panel Infill andWood Hand Rail(Comply w/ C.B.C 1012 & 1013)SID EY A R D SE TB A C K20'-0"46'-8"40'-2"6'-6"107'-10 1/2"1'-3 3/4"11'-2"15'-8"12'-3 1/2"11'-2"1'-3 3/4"16'-1 3/4"9'-2 1/2"7'-1"19'-5"3'-1 1/4"47'-6"8'-11 1/2"6'-8 1/2"5'-10"4'-2"8'-4"13'-6"39'-3"5'-9"17'-0"16'-6"ED06ID10ED06OW0333'-2 1/2"4'-6 1/2"17'-6 1/2"22'-1"Outdoor Fireplace shall comply with the CBC and the Highlands of Los Gatos CC&R’s. 680678676674672PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:53:50 PMA103Lower Level FloorPlan1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Lower Level Floor Plan11Key NotesProvide Signage that this room will not be used for sleepingA2 DND N DN DN DNDND N DN18"X15'0"Dining21'0"X15'0"Kitchen10'0"X5'0"Breakfast Nook15'0"X20'0"Upper Family Room5'6"X5'0"Toilet12'0"X12'0"Office7'2"X6'4"Bath12'0"X12'0"Bedroom4'6"X6'4"Closet16'0"X13'0"Upper Foyer22'0"X16'0"Living RoomLower PatioEntry StairLower Entry CourtyardGarage Entry/ Visitor ParkingEntry WayDrive WayLRDALRDALR D A 46'-8"40'-2"6'-6"1A1083A1084A1082A10812DCAY1Y2Y63BEG2.24G9Y42.52.6X3X1Y3D9A1Y5F6H9'-0"X17'8"Play Loft11'0"X17'8"Attic/Storage1A109689.00688.38LRDALRDALRDALRDALRDA2A1093A1094A1091A1103A1104A1102A110X4-Hallway15'6X16'4"Upper West Deck-East Upper DeckX2FCW7W05CW3W06RCW3W06LOW02ED05OW02OW02OW01OW01OW02OW02OW02OW02CW7W02CW3W03CW3W01CW2W02CW2W01CW2W04CW7W04CW 6W 02CW 6W 01CW7W01CW3W05CW8W01CW2W03ED03ID01CW9W02C W 9 W 0 1 ID05ID02ID03ID03ID04ED02697.431%695.33690.50698.883%2%5%5%5%698.94F.F 699.00ED05PoolCW 11W 02ID13694.00TOW 693.00TOW 690.21TOW 695.73689.50689.50700.00690.50690.42689.54689.00690.00690.17REAR PROPERTY SETBACK25'-0"SID EY A R D SE TB A C K20'-0"697.38107'-10 1/2"1'-3 3/4"11'-2"15'-8"12'-3 1/2"11'-2"1'-3 3/4"16'-1 3/4"9'-2 1/2"7'-1"19'-5"3'-1 1/4"47'-6"8'-11 1/2"6'-8 1/2"5'-10"4'-2"8'-4"13'-6"39'-3"5'-9"17'-0"16'-6"MOW06MOW04MOW20CW3W03PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:29:08 PMA104Upper Level FloorPlan1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Upper Level Floor Plan Upper DeckLower DeckEntry StairLower Entry CourtGarage Entry/ Visitor ParkingEntry WayDrive Way1A1083A1084A108A1061A10632A10812DCAY1Y2Y63BEG2.24G9Y42.52.6X3X1Y3D9A1Y5F6H1A109LRDALRDALRDALRDALRDALRDALRDALRDA689.00688.38698.94694.00689.50 TOW689.50 TOW2A1093A1094A1091A1103A1104A1102A110X4X2FA1071A1072A1074A1073A1075-A1077A107819%1%1%1%2%1%17%19%Class "A" Single-Ply Membrane Roofing (CoolRoof)Vegetative Green Roof SystemVegetative Green Roof SystemRoofing Ballast (white colored gravel)Roofing Ballast (white colored gravel)Roofing Ballast (white colored gravel)Vegetative Green Roof SystemVegetative Green Roof SystemRoofing Ballast (white colored gravel)Solar Photovoltaic System-(See PV Drawings)?Roof DrainSolar Photovoltaic System-(See PV Drawings)A1182A118346'-8"40'-2"6'-6"107'-10 1/2"1'-3 3/4"11'-2"15'-8"12'-3 1/2"11'-2"1'-3 3/4"16'-1 3/4"9'-2 1/2"7'-1"19'-5"3'-1 1/4"47'-6"8'-11 1/2"6'-8 1/2"5'-10"4'-2"8'-4"13'-6"39'-3"5'-9"17'-0"16'-6"711.00711.00701.00701.00701.00701.00697.78697.79716.00716.001%710.64710.64711.00711.00710.64710.64716.00716.00711.83699.00690.44711.00701.00Roof overhang projection2'-4 3/4"Roof Drain695.19689.54PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:50:17 PMA105Roof Plan1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Roof Plan Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"4A1081232.242.52.64A1093A11025' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE22'-0"<E> GRADE35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"1A108Roof's Highest Point716'-0"DCABEGG9D9A1F6H1A1093A1091A110F25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level22'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"4A1081232.242.52.64A1093A11025' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level22'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"1A108Roof's Highest Point716'-0"DCABEGG9D9A1F6H1A1093A1091A110F25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level22'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:29:34 PMA106Building Elevations1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1South Elevation1/8" = 1'-0"2East Elevation1/8" = 1'-0"3North Elevation1/8" = 1'-0"4West Elevation Lower Floor Level688'-0"Upper Floor Level699'-0"3'-0"2'-0"2'-0"1'-6"6"2'-0"2'-0"6'-0"4'-0"2'-0"3'-6"2'-0"4'-0"4'-0"8'-0"CW2W02CW2W01CW2W04CW10W01CW3W028'-0"4'-0"2'-0"OW037'-2 1/2"1'-6 3/4"2'-9"ED07ID094'-0"CW2W02CW3W03MOW206'-0"6'-0"2'-0"8'-0"6'-0"Exisiting AdjacentGrade694'-0"Upper Floor Level699'-0"6'-0"2'-0"4'-0"8'-0"13'-0"5'-8"2'-4"4'-0"4'-0"6'-0"2'-0"3'-0"3'-6"5'-0"3'-0"CW6W01ED02CW6W02CW12W038'-0"2'-0"15'-8"CW11W02CW11C01Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"8'-0"3'-0"2'-0"5'-0 3/4"5'-9"6'-0"2'-0"2'-3 3/4"4'-0"4'-0"3'-6 3/4"4'-0"4'-0"11'-6 3/4"4'-0"2'-0"6'-0"6'-0"8'-0"2'-0"3'-5 1/2"4'-0"2'-0"5'-5 3/4"6'-0"6'-0"2'-0"6'-0"2'-0"8'-0"2'-4"ED03CW2W03CW8W01CW3W05OW02OW02CW7W012'-0"4'-0"3'-0"3'-7 1/2"2'-0"4'-0"OW03CW10W01CW3W04CW7W01OW02OW02CW12W014'-0"4'-0"2'-0"3'-0"8'-0"9'-0"5'-7"CW11C01CW11W0275.9 6 °75.9 6 °Exisiting AdjacentGrade694'-0"Upper Floor Level699'-0"6'-0"2'-0"6'-0"2'-0"12'-0"12'-0"2'-0"2'-0" 4'-0"4'-0" 2'-0"CW7W04OW02CW9W02CW9W01CW12W028'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"EGD02EGD0116'-2"8'-2"8'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"2"7'-8 1/2"8'-0"2'-0"6'-0"2'-0" 4'-0"4'-0" 3'-0"13'-0"3'-0" 4'-0"4'-0" 2'-0"13'-0"2'-0"6'-0"8'-0"13'-0"3'-1 1/4" 3'-1 1/4" 3'-1 1/4" 3'-4 3/4"6'-0"2'-0"4'-0"2'-0"6'-0"8'-0"2'-0"6'-0"8'-0"2'-0"4'-0"2'-0"6'-0"3'-0" 4'-0" 2'-0"2'-0" 4'-0"2'-0"6'-0"9'-0"2'-0" 4'-0" 3'-0"9'-0"2'-0" 4'-0"4'-0" 3'-4 1/2"6'-0"4'-0"3'-4"ED06CW3W07ROW02CW3W03OW01CW3W01OW01ED05CW3W06LOW02CW3W06ROW02ED05CW7W05OW02CW10W01OW03OW02CW7W03ED02CW3W07LED05OW02ED05CW2W04ED06Exisiting AdjacentGrade694'-0"Ceiling Level709'-0"709' - 0"Roof2'-10"2'-6"15'-8"CW4W01MOW01MOW01MOW01MOW013'-11"3'-11"3'-11"3'-11"Ceiling Level709'-0"2'-6"2'-10"2'-0"CW1W01LPROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:29:35 PMA107Door WindowSchedules1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/4" = 1'-0"5South Garage Door ElevationWindow ScheduleMark Width Height CountDescriptionCommentsMOW01 3' - 9 3/4" 2'-4 1/2" 4 Motorized Awning WindowMOW04 2' - 4" 4'-10" 1 Operable Skylight with curbMOW06 2' - 4" 4'-10" 1 Operable Skylight with curbMOW14 2' - 0" 6'-0" 1 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillMOW15 2' - 0" 4'-0" 1 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillMOW16 4' - 0" 2'-0" 1 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillMOW20 1' - 10 3/4" 3'-10 3/4" 1 Casement WindowOW01 1' - 10 1/2" 3'-10 3/4" 3OW02 1' - 10 3/4" 5'-10 3/4" 13 Casement WindowOW03 3' - 10 1/2" 1'-10 1/2" 3 Awning WindowWN01 2' - 0" 4'-0" 3 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillWN02 2' - 0" 6'-0" 3 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillWN03 4' - 0" 2'-0" 3 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillGrand total: 38Curtain Wall ScheduleMark Length Height CountDescriptionCommentsCW1 W01L 6' - 0" 2'-6" 1 Fixed window with no interior horizontal mullionsCW1 W01R 6' - 0" 2'-6" 1 Fixed window with no interior horizontal mullionsCW2 W01 2' - 0" 6'-0" 1 Fixed window with interior horizontal mullion at 2'-0" Ht.CW2 W02 2' - 0" 8'-0" 1 Fixed window with interior horizontal mullion at 2'-0" Ht.CW2 W03 4' - 0" 8'-0" 1 Fixed window with interior horizontal mullion at 2'-0" Ht.CW2 W04 8' - 0" 4'-0" 2 Fixed window with interior horizontal mullion at 2'-0" Ht.CW2 W05 6' - 0" 8'-0" 1 Fixed window with interior horizontal mullion at 2'-0" Ht.CW3 W01 2' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W02 6' - 0" 5'-6" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W03 6' - 0" 6'-0" 2 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W04 6' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W05 9' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W06L 9' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W06R 9' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W07L 13' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W07R 13' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW4 W01 15' - 8" 2'-6" 1 Curtain Wall inset with motorized clearstory awning windowsCW5 W01 3' - 0" 5'-0" 1 Fixed window without corner vertical mullionCW6 W01 3' - 0" 8'-0" 2 Interior horizontal mullion at 2ft. Ht. & without corner vertical mullionCW6 W02 4' - 0" 8'-0" 1 Interior horizontal mullion at 2ft. Ht. & without corner vertical mullionCW7 W01 5' - 5 1/2" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner verticalmullionCW7 W01 5' - 7" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner verticalmullionCW7 W02 6' - 0" 8'-0" 2 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner verticalmullionCW7 W03 13' - 4" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner verticalmullionCW7 W04 12' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner verticalmullionCW7 W05 13' - 4" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner verticalmullionCW8 W01 11' - 8 1/2" 5'-0" 1 Slanted mullion on one side & without corner vertical mullionCW9 W01 6' - 9" 8'-0" 1 Segmented along a curved wall & horizontal mullion at 2-'0"Ht.CW9 W02 9' - 0" 8'-0" 1 Segmented along a curved wall & horizontal mullion at 2-'0"Ht.CW10 W01 4' - 0" 2'-0" 3 Inset Awning windowCW11 C01 3' - 6" 5'-0" 1 Curtain Wall-SlantedCW11 W02 8' - 0" 5'-8" 1 Curtain Wall-SlantedCW12 W01 8' - 0" 2'-0" 1 Louvered ventsCW12 W02 12' - 0" 2'-0" 1 Louvered ventsCW12 W03 15' - 8" 2'-0" 1 Louvered ventsGrand total: 41Door ScheduleMark Width Height FunctionCountDescriptionCommentsED01 5' - 0" 7'-9" Exterior 1 Entry Pivot Door with Side LitesED02 13' - 0" 8'-0" Exterior 2 Aluminum Insulated Glazed Sliding FoldingDoorED03 6' - 0" 8'-0" Exterior 1 Aluminum Narrow Style Insulated GlazedSwing Double DoorED04 6' - 0" 6'-8" Exterior 1 Aluminum Narrow Style Interior GlazedSwing Double DoorED05 2' - 103/4"7'-10 1/2" Exterior 4 Aluminum Narrow Style Insulated GlazedSwing Single DoorED06 3' - 0" 8'-0" Exterior 3 Aluminum Framed Flush Exterior Metal DoorED07 3' - 0" 7'-4" Exterior 1EGD01 8' - 0" 8'-6" Exterior 1 Aluminum Glazed Garage DoorEGD02 16' - 0" 8'-6" Exterior 1 Aluminum Glazed Garage DoorID01 6' - 0" 8'-0" Interior 1 Aluminum Narrow Style Interior GlazedSwing Double DoorID02 3' - 0" 8'-0" Interior 10 Solidcore Flush Wood DoorID03 2' - 6" 8'-0" Interior 10 Solidcore Flush Wood DoorID04 3' - 0" 6'-8" Interior 1 Solidcore Flush Wood DoorID05 3' - 0" 8'-0" Interior 3 Cased OpeningID06 3' - 6" 8'-0" Interior 1 Cased OpeningID07 4' - 0" 8'-0" Interior 1 Cased OpeningID08 5' - 0" 8'-0" Interior 1 Cased OpeningID09 5' - 0" 3'-8 1/2" Interior 1 Cased OpeningID10 6' - 0" 8'-0" Interior 2 Glass Sliding Double DoorID11 4' - 6" 8'-0" Interior 2 Glass Sliding Double DoorID12 4' - 0" 8'-0" Interior 1 Glass Sliding Double DoorID13 2' - 6" 8'-0" Interior 4 Sliding Pocket DoorID14 2' - 4" 8'-0" Interior 1 Glass SlidingPocket DoorID19 4' - 0" 8'-0" Interior 1 Cased OpeningID22 6' - 10" 6'-0" Interior 1ID24 6' - 10" 6'-0" Interior 1Grand total: 57 Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"16'0"X17'8"Master Bedroom13'0"X17'7"Lower Entry CourtyardRoof's Highest Point716'-0"<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE4A1081232.242.52.69'-0"X17'8"Play Loft4A1093A110-Hallway-HallwayCUT4'-0"CUT3'-3 1/2"<E> GRADE<E> GRADECUT5'-11"CUT4'-0"22'-0"2'-0"5'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"<E> GRADE<E> GRADE<E> GRADE<E> GRADE<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level2A108Y1Y2Y6Y4Y3Y522'0"X16'0"Living Room16'0"X13'0"Upper Foyer12'0"X12'0"Office18'0"X15'5"Lower Family Room9'8"X13'7"Studio16'0"X16'6"Media Room2A1094A110-East Upper Deck15'6X16'4"Upper West DeckCUT6'-0"CUT4'-0"FILL2'-9"FILL3'-0"3'-8"CUT4'-9"FILL1'-0"694.0022'-0"6'-0"5'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"1A108Roof's Highest Point716'-0"<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE<E> GRADEDCABEGG9D9A1F6H22'1"X31'11"Garage21'0"X15'0"Kitchen11'10"X15'10 1/2"Bedroom10'0"X5'0"Breakfast Nook1A10915'-0"3A1091A110-HallwayF4'-0"CUT3'-8"CUT6'-0"22'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"3A108<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE15'9"X15'3"Bedroom-Hallway13'0"X17'7"Lower Entry Courtyard15'0"X20'0"Upper Family RoomX3X12A110X4X2CUT4'-0"CUT6'-0"CUT4'-0"22'-0"CUT4'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:29:44 PMA108Building Sections1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Section 11/8" = 1'-0"3Section 31/8" = 1'-0"4Section 41/8" = 1'-0"2Section 2 Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"4A1081232.242.52.625' Ht. line parallel to<E> Grade Level<E> GRADE25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE4A10912'0"X12'0"Office16'0"X13'0"Upper Foyer3A11018'-4"18'0"X15'5"Lower Family Room-Hallway-East Upper DeckCUT4'-0"6'-0"3'-5"22'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"3A108X3X125' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE3'-5"12'0"X10'0"Wine Cellar18"X15'0"Dining16'0"X16'6"Media Room22'0"X16'0"Living Room2A110X4X23'-11"FILL2'-9"FILL2'-6"CUT5'-6"25' Ht. line parallel to<E> Grade Level<E> GRADE694.00693.5022'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"4A1081232.242.52.64A109CUT6'-0"8'9.5"X6'0"Mech/Pool Equip. Rm.22'1"X31'11"Garage3A11025' Ht. line parallel to<E> Grade LevelCUT3'-0"25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE22'-0"<E> GRADEFrom lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"1A108Roof's Highest Point716'-0"DCABEGG9D9A1F6H1A1093A1096'-11 1/2"11'0"X17'8"Attic/Storage16'0"X9'9 1/2"Master Bath9'-0"X17'8"Play Loft16'0"X17'8"Master Bedroom18'0"X15'5"Lower Family Room12'0"X12'0"Bedroom12'0"X12'0"Office15'0"X20'0"Upper Family Room15'9"X15'3"Bedroom6'0"X9'3"Bath22'1"X31'11"Garage1A110FCUT4'-0 1/2"CUT3'-5"CUT5'-7 3/4"25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE<E> GRADE22'-8"CUT3'-10"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:30:09 PMA109Building Sections1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Section 51/8" = 1'-0"2Section 61/8" = 1'-0"3Section 71/8" = 1'-0"4Section 8 Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"4A1081232.242.52.64A1093A110<E> GRADE<E> GRADE<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level18'0"X15'5"Lower Family Room12'0"X12'0"Bedroom-East Upper Deck-Hallway13'8"X8'4"Lower Foyer-HallwayCUT4'-0"CUT6'-0"CUT6'-0"22'-0"CUT4'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"2A108Y1Y2Y6Y4Y3Y52A1094A11012'0"X10'0"Wine Cellar4'8"X6'0"Closet11'10"X15'10 1/2"Bedroom15'9"X15'3"Bedroom15'0"X20'0"Upper Family Room21'0"X15'0"Kitchen18"X15'0"Dining-East Upper Deck3'-5"FILL3'-0"FILL2'-7"CUT4'-0"CUT3'-0"25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE<E> GRADECUT5'-1"CUT3'-5"22'-9 1/2"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"1A108Roof's Highest Point716'-0"DCABEGG9D9A1F6H1A1093A1091A11021'0"X15'0"Kitchen11'10"X15'10 1/2"Bedroom5'10"X6'6"Bath-Hallway9'8"X13'7"Studio-Hallway16'0"X13'0"Upper Foyer13'8"X8'4"Lower Foyer13'0"X17'7"Lower Entry Courtyard12'0"X8'7"Laundry22'1"X31'11"GarageF25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE<E> GRADECUT6'-0"CUT6'-0"4'-0"22'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"3A108X3X12A110X411'10"X15'10 1/2"Bedroom-Hallway13'4"X5'11"Wet Bar9'6"X7'9"Storage16'0"X13'0"Upper Foyer21'0"X15'0"Kitchen10'0"X5'0"Breakfast NookX225' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADECUT6'-0"22'-0"<E> GRADEFrom lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:30:39 PMA110Building Sections1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Section 91/8" = 1'-0"2Section 101/8" = 1'-0"3Section 111/8" = 1'-0"4Section 12 PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:30:41 PMA115Perspective Views-011062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032AERIAL VIEW FROM NORTH EASTVIEW FROM WESTVIEW FROM RIGHT SIDE YARDVIEW TOWARDS FRONT ENTRYVIEW FROM NORTH PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:30:43 PMA116Perspective Views 021062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032VIEW FROM EASTVIEW FROM SOUTH WESTVIEW FROM NORTH WESTVIEW FROM SOUTH EASTVIEW FROM DRIVEWAY9" PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:30:46 PMA117Axonometric Views1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032AXONOMETRIC VIEW FROM NORTH EASTAXONOMETRIC VIEW FROM NORTH WESTAXONOMETRIC VIEW FROM SOUTH EASTAXONOMETRIC VIEW FROM SOUTH WEST A4A1A1A1A2A1A1A3A3A3A1A3A3A3A3A3A3A5A5A2A2A4A1A4A4?A2A3A2A1A4A3A3A5A1A2A1A4A3A3A3A3A3A2A3A2A5A4A2A7A3A1A3A1A3A1A4A4A2A3A6A7A7A8A8A1A2A3A3A3A3A3A3A2A1A3A5A3A2A2A1A1A7PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:31:25 PMA118Elevations withExterior MaterialsIdentified1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1East Elevation with Exterior Materials Identified1/8" = 1'-0"2North Elevation with Exterior Materials Identified1/8" = 1'-0"3South Elevation with Exterior Materials Identified1/8" = 1'-0"4West Elevation with Exterior Materials IdentifiedEast Elevation of MaterialsA1 Iron Corten Sintered Stone Cladding Panel 759 SFA2 Phedra Sintered Stone Cladding Panel 303 SFA3 Glass964 SFA4 Painted steel139 SFA5 Concrete471 SFNorth Elevation of MaterialsA1 Iron Corten Sintered Stone Cladding Panel 332 SFA2 Phedra Sintered Stone Cladding Panel 358 SFA3 Glass630 SFA4 Painted Metal86 SFA5 Concrete176 SFA7 Class A Single Ply Membrane Roofing 49 SFSouth Elevation of MaterialsA1 Iron Corten Sintered Stone Cladding Panel 364 SFA2 Phedra Sintered Stone Cladding Panel 248 SFA3 Glass224 SFA4 Painted steel79 SFA5 Concrete78 SFA6 Solar Panel232 SFA7 Class A Single Ply Membrane Roofing 50 SFA8 Obscure Tempered Glass138 SFWest Elevation of MaterialsA1 Iron Corten Sintered Stone Cladding Panel 699 SFA2 Phedra Sintered Stone Cladding Panel 319 SFA3 Glass396 SFA4 Painted steel135 SFA5 Concrete302 SFA7 Class A Single Ply Membrane Roofing 85 SFLRV tableKeyNameMaterial Total SF of Material % of total SF LRV SF% x LRVA1 Iron Corten Sintered StoneCladding Panel2154 SF28.28 12.1 342.18A2 Phedra Sintered StoneCladding Panel1228 SF16.12 17 274.04A3 Glass2214 SF2911 319A4 Painted steel439 SF5.712.64 72.04A5 Concrete1027 SF13.48 13.7 184.67A6 Solar Panel232 SF310 30A7 Class A Single PlyMembrane Roofing184 SF2.41 18.1 43.62A8 Obscure Tempered Glass 138 SF1.81 20 36.2Grand total: 87616 SF1301.75Phedra Sintered Stone Cladding PanelType: Stone Cladding PanelColor: Light GrayLRV: 17Source: NeolithIron Corten Sintered Stone Cladding PanelType: Stone Cladding PanelColor: Iron corten LRV: 12.1Source: NeolithClass A Single Ply Membrane RoofingType: N/AColor: GrayLRV: 18.1Source: IB Roof systemsGlass Type: Cardinal LoE 366 dual pane Color: ClearLRV: 11Source: Cardinal Glass IndustriesPainted SteelType: N/AColor: City shadowLRV: 12.64Source: Benjamin MooreConcreteType: Board formed concreteColor: Dark gray LRV: 13.7Source: PolyflorSolar Panel Type: Solar Photovoltaic systemColor: N/ALRV: 10Source: SunPowerCumulative Building LRV : 13.01 REV.: DEC. 2015 VICINITY MAP PLAN FOR THE IMPROVEMENT OFLANDS OF OLGAARDPARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOSTOWN NOTES, PROJECT DATA, LEGEND & ABBREVIATIONSARCHITECTURE AND SITE APPLICATION NO. S-18-052REVISIONSBYDATEPROJECT NO.:SCALE:ENGR:CHECK:DRAWN:DESIGN:DATE: OCTOBER 22, 2019AMXXAMTMAS SHOWN18080SHEET INDEX C1 TOWN NOTES, PROJECT DATA LEGEND & ABBREVIATIONS C2 BLUEPRINT FOR A CLEAN BAY SHEET C3 EXISTING TOPOGRAPHY PLAN C4 SITE PLAN C5 DRIVEWAY PLAN & PROFILE C6 GRADING & DRAINAGE PLAN C7 SECTION AND DETAILS C8 EROSION CONTROL PLAN PLAN FOR THE IMPROVEMENT OF TOWN OF LOS GATOS GRADING & DRAINAGE PLANS ARCHITECTURE AND SITE APPLICATION NO. S-18-052 TOTAL SITE AREA: ____________ SF TOTAL SITE AREA DISTURBED: ____________ SF (INCLUDING CLEARING, GRADING OR EXCAVATING) EXISTING AREA (SF) PROPOSED AREA (SF) REPLACED NEW TOTAL AREA POST-PROJECT (SF) IMPERVIOUS AREA TOTAL NEW & REPLACED IMPERVIOUS AREA PERVIOUS AREA TABLE OF PROPOSED PERVIOUS AND IMPERVIOUS AREAS AB AGGREGATE BASE AC ASPHALT CONCRETE AD AREA DRAIN ARV AIR RELEASE VALVE BC BACK OF CURB BFP BACKFLOW PREVENTER BW BOTTOM OF WALL CATV CABLE TELEVISION CB CATCH BASIN CFS CUBIC FEET PER SECOND C/L CENTERLINE CMP CORRUGATED METAL PIPE CO CLEANOUT CY CUBIC YARD DCVA DOUBLE CHECK VALVE ASSEMBLY DI DROP INLET DIA DIAMETER DIP DUCTILE IRON PIPE DWY DRIVEWAY (E) EAST EG EXISTING GRADE ELEC ELECTRICAL EP EDGE OF PATH EVAE EMERGENCY VEHICLE ACCESS EASEMENT EX EXISTING FC FACE OF CURB FDC FIRE DEPARTMENT CONNECTION FF FINISHED FLOOR ELEVATION FG FINISHED GRADE FH FIRE HYDRANT FL FLOW LINE FM FORCED MAIN FS FIRE SERVICE FT FEET ABBREVIATIONS 8SHEET OF C1CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.G GAS GA GAUGE GB GRADE BREAK GM GAS METER GS GAS SERVICE HDPE HIGH-DENSITY POLYETHYLENE HP HIGH POINT IEE INGRESS/EGRESS EASEMENT IN INCH INV INVERT ELEVATION LAT LATERAL LG LIP OF GUTTER LP LOW POINT MAX MAXIMUM MH MANHOLE MIN MINIMUM MPH MILES PER HOUR (N) NORTH N.T.S. NOT TO SCALE O.C. ON CENTER O.D. OUTSIDE DIAMETER PAD PAD ELEVATION PCC PORTLAND CEMENT CONCRETE PERF PERFORATED PG&E PACIFIC GAS & ELECTRIC COMPANY PIEE PRIVATE INGRESS/EGRESS EASEMENT PL PROPERTY LINE PR PROPOSED PSDE PRIVATE STORM DRAIN EASEMENT PSE PUBLIC SERVICE EASEMENT PSSE PRIVATE SANITARY SEWER EASEMENT PUE PUBLIC UTILITY EASEMENT PVC POLYVINYL CHLORIDE R RADIUS RCP REINFORCED CONCRETE PIPE RIM RIM ELEVATION R/W RIGHT-OF-WAY (S) SOUTH S SLOPE SCC SANTA CLARA COUNTY SCCFD SANTA CLARA COUNTY FIRE DEPARTMENT SD STORM DRAIN SDCO STORM DRAIN CLEANOUT SDE STORM DRAIN EASEMENT SDMH STORM DRAIN MANHOLE SDR STANDARD DIMENSION RATIO SF SQUARE FEET SJWC SAN JOSE WATER COMPANY SS SANITARY SEWER SSCO SANITARY SEWER CLEANOUT SSE SANITARY SEWER EASEMENT SSMH SANITARY SEWER MANHOLE STD STANDARD S/W SIDEWALK TC TOP OF CURB TELE TELEPHONE TLG TOWN OF LOS GATOS TW TOP OF WALL TYP TYPICAL VCP VITRIFIED CLAY PIPE (W) WEST W WATER WM WATER METER WS WATER SERVICE WV WATER VALVE WVSD WEST VALLEY SANITATION DISTRICT XING CROSSING 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERSLAND SURVEYORSCONSTRUCTION MANAGERSHANNA-B UNTTIEST. 19107651 EIGLEBERRY STREET GILROY 95020 CALIFORNIAOFFICE (408) 842-2173 FAX (408) 842-3662EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 GENERAL NOTES 1. PROPERTY ADDRESS: 15365 SANTELLA COURT 2. PROPERTY OWNER: CHRISTIAN & HELEN OLGAARD 3. ASSESSORS PARCEL NUMBER: 527-09-018 4. EXISTING USE: VACANT 5. EXISTING ZONING: HR-2 1 2: PD 6. PROPOSED USE: SINGLE FAMILY RESIDENTIAL 7. PROPOSED ZONING: HR-2 1 2: PD 8. SITE AREA: 87,475 SQ. FT. (GROSS); DRIVEWAY: 6,797 SQ. FT.; 80,678 SQ. FT. (NET) 9. APPLICANT/DEVELOPER: CHRISTIAN & HELEN OLGAARD 10. CONSULTANTS: 11. WATER SUPPLY: SAN JOSE WATER COMPANY 12. SANITARY SEWER DISPOSAL: WEST VALLEY SANITATION DISTRICT 13. GAS AND ELECTRIC: PACIFIC GAS & ELECTRIC 14. TELEPHONE: FRONTIER COMMUNICATIONS 15. CABLE: XFINITY 16. STORM DRAIN: TOWN OF LOS GATOS 17. FIRE PROTECTION: SANTA CLARA COUNTY FIRE DEPARTMENT 18. DATUM: 19. BASIS OF BEARINGS: BEARINGS AND DISTANCES ON THESE PLANS ARE BASED ON THE "CERTIFICATE OF LOT LINE ADJUSTMENT" DOCUMENT NO. 22956909; DATED MAY 19, 2015. SANTA CLARA COUNTY RECORDER. 20. BENCHMARK INFORMATION: TOPOGRAPHIC SURVEY PROVIDED BY OWNER AND PERFORMED BY OTHERS. PROJECT BENCHMARK SET IN CULDESAC OF SANTELLA COURT A NAIL AND SHINER AT ELEVATION OF 721.01 FEET. TOWN OF LOS GATOS STANDARD GRADING NOTES 1. ALL WORK SHALL CONFORM TO CHAPTER 12 OF THE CODE OF THE TOWN OF LOS GATOS, THE ADOPTED CALIFORNIA BUILDING CODE AND THE LATEST EDITION OF THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION EXCEPT AS SPECIFIED OTHERWISE ON THESE PLANS AND DETAILS. 2. NO WORK MAY BE STARTED ON-SITE WITHOUT AN APPROVED GRADING PLAN AND A GRADING PERMIT ISSUED BY THE TOWN OF LOS GATOS, PARKS AND PUBLIC WORKS DEPARTMENT LOCATED AT 41 MILES AVENUE, LOS GATOS, CA 95030. 3.A PRE-JOB MEETING SHALL BE HELD WITH THE TOWN ENGINEERING INSPECTOR FROM THE PARKS AND PUBLIC WORKS DEPARTMENT PRIOR TO ANY WORK BEING DONE. THE CONTRACTOR SHALL CALL THE INSPECTIONS LINE AT (4080 399-5771 AT LEAST FORTY-EIGHT (48) HOURS PRIOR TO ANY GRADING OR ONSITE WORK. THIS MEETING SHOULD INCLUDE: a. A DISCUSSION OF THE PROJECT CONDITIONS OF APPROVAL, WORKING HOURS, SITE MAINTENANCE AND OTHER CONSTRUCTION MATTERS; b. ACKNOWLEDGEMENT IN WRITING THAT CONTRACTOR AND APPLICANT HAVE READ AND UNDERSTAND THE PROJECT CONDITIONS OF APPROVAL, AND WILL MAKE CERTAIN THAT ALL PROJECT SUB-CONTRACTORS HAVE READ AND UNDERSTAND THEM PRIOR TO COMMENCING WORK AND THAT A COPY OF THE PROJECT CONDITIONS OF APPROVAL WILL BE POSTED ON SITE AT ALL TIMES DURING CONSTRUCTION. 4. APPROVAL OF PLANS DOES NOT RELEASE THE DEVELOPER OF THE RESPONSIBILITY FOR THE CORRECTION OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF, DURING THE COURSE OF CONSTRUCTION OF THE IMPROVEMENTS, PUBLIC INTEREST AND SAFETY REQUIRES A MODIFICATION OR DEPARTURE FROM THE TOWN SPECIFICATIONS OR THESE IMPROVEMENT PLANS, THE TOWN ENGINEER SHALL HAVE FULL AUTHORITY TO REQUIRE SUCH MODIFICATION OR DEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE MADE. 5. APPROVAL OF THIS PLAN APPLIES ONLY TO THE GRADING, EXCAVATION, PLACEMENT, AND COMPACTION OF NATURAL EARTH MATERIALS. THIS APPROVAL DOES NOT CONFER ANY RIGHTS OF ENTRY TO EITHER PUBLIC PROPERTY OR THE PRIVATE PROPERTY OF OTHERS AND DOES NOT CONSTITUTE APPROVAL OF ANY OTHER IMPROVEMENTS. 6. EXCAVATED MATERIAL SHALL BE PLACED IN THE FILL AREAS DESIGNATED OR SHALL BE HAULED AWAY FROM THE SITE TO BE DISPOSED OF AT APPROVED LOCATION(S). 7. IT SHALL BE THE RESPONSIBILITY OF THE PERMITTEE OR CONTRACTOR TO IDENTIFY, LOCATE AND PROTECT ALL UNDERGROUND FACILITIES. PERMITTEE OR CONTRACTOR SHALL NOTIFY USA (UNDERGROUND SERVICE ALERT) AT 1-800-227-2600 A MINIMUM OF FORTY-EIGHT (48) HOURS BUT NOT MORE THAN FOURTEEN (14) DAYS PRIOR TO COMMENCING ALL WORK. 8. ALL GRADING SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY WITH THE STANDARDS ESTABLISHED BY THE AIR QUALITY MANAGEMENT DISTRICT FOR AIRBORNE PARTICULATES. 9. THE CONTRACTOR SHALL COMPLY WITH ALL LOCAL, STATE AND FEDERAL LAWS, CODES, RULES AND REGULATIONS GOVERNING THE WORK IDENTIFIED ON THESE PLANS. THESE SHALL INCLUDE, WITHOUT LIMITATION, SAFETY AND HEALTH RULES AND REGULATIONS ESTABLISHED BY OR PURSUANT TO THE OCCUPATIONAL SAFETY AND HEALTH ACT OR ANY OTHER APPLICABLE PUBLIC AUTHORITY. 10. THE GENERAL CONTRACTOR SHALL PROVIDE QUALIFIED SUPERVISION ON THE JOB SITE AT ALL TIMES DURING CONSTRUCTION. 11. 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 (ALL WALLS TO BE PERMITTED SEPARATELY AND APPLIED FOR AT THE TOWN OF LOS GATOS BUILDING DIVISION). b. TOE AND TOP OF CUT AND FILL SLOPES. 12. PRIOR TO ISSUANCE OF ANY PERMIT, THE APPLICANT'S SOILS ENGINEER SHALL REVIEW THE FINAL GRADING AND DRAINAGE PLANS TO ENSURE THAT DESIGNS FOR FOUNDATIONS, RETAINING WALLS, SITE GRADING, AND SITE DRAINAGE ARE IN ACCORDANCE WITH THEIR RECOMMENDATIONS AND THE PEER REVIEW COMMENTS. THE APPLICANT'S SOILS ENGINEER'S APPROVAL SHALL THEN BE CONVEYED TO THE TOWN EITHER BY LETTER OR BY SIGNING THE PLANS. SOILS ENGINEER ___________________________________________________ REFERENCE REPORT NO. __________________, DATED ____________, 20 ______ LETTER NO. __________, DATED ____________, 20 ___, SHALL BE THOROUGHLY COMPLIED WITH. BOTH THE MENTIONED REPORT AND ALL UPDATES/ADDENDUMS/ LETTERS ARE HEREBY APPENDED AND MADE A PART OF THIS GRADING PLAN. 13. DURING CONSTRUCTION, ALL EXCAVATIONS AND GRADING SHALL BE INSPECTED BY THE APPLICANT'S SOILS ENGINEER. THE ENGINEER SHALL BE NOTIFIED AT LEAST FORTY-EIGHT (48) HOURS BEFORE BEGINNING ANY GRADING. THE ENGINEER SHALL BE ON-SITE TO VERIFY THAT THE ACTUAL CONDITIONS ARE AS ANTICIPATED IN THE DESIGN-LEVEL GEOTECHNICAL REPORT AND/OR PROVIDE APPROPRIATE CHANGES TO THE REPORT RECOMMENDATIONS, AS NECESSARY. ALL UNOBSERVED AND/OR UNAPPROVED GRADING SHALL BE REMOVED AND REPLACED UNDER SOILS ENGINEER OBSERVANCE (THE TOWN INSPECTOR SHALL BE MADE AWARE OF ANY REQUIRED CHANGES PRIOR TO WORK BEING PERFORMED). 14. THE RESULTS OF THE CONSTRUCTION OBSERVATION AND TESTING SHOULD BE DOCUMENTED IN AN “AS-BUILT” LETTER/REPORT PREPARED BY THE APPLICANTS' SOILS ENGINEER AND SUBMITTED FOR THE TOWN'S REVIEW AND ACCEPTANCE BEFORE FINAL RELEASE OF ANY OCCUPANCY PERMIT IS GRANTED. 15. ALL PRIVATE AND PUBLIC STREETS ACCESSING PROJECT SITE SHALL BE KEPT OPEN AND IN A SAFE, DRIVABLE CONDITION THROUGHOUT CONSTRUCTION. IF TEMPORARY CLOSURE IS NEEDED, THEN FORMAL WRITTEN NOTICE TO THE ADJACENT NEIGHBORS AND THE TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT SHALL BE PROVIDED AT LEAST ONE (1) WEEK IN ADVANCE OF CLOSURE AND NO CLOSURE SHALL BE GRANTED WITHOUT THE EXPRESS WRITTEN APPROVAL OF THE TOWN. NO MATERIAL OR EQUIPMENT SHALL BE STORED IN THE PUBLIC OR PRIVATE RIGHT-OF-WAY. 16. THE CONTRACTOR SHALL INSTALL AND MAINTAIN FENCES, BARRIERS, LIGHTS AND SIGNS THAT ARE NECESSARY TO GIVE ADEQUATE WARNING AND/PROTECTION TO THE PUBLIC AT ALL TIMES. 17. OWNER/APPLICANT: CHRISTIAN & HELEN OLGAARD PHONE: 408 505-7715 18. GENERAL CONTRACTOR: ________________________ PHONE: ______________ 19. GRADING CONTRACTOR: ________________________ PHONE: ______________ 20.CUT: ±2,348 CY EXPORT: ±2,154 CY FILL: ±194 CY IMPORT: 0 CY 21. WATER SHALL BE AVAILABLE ON THE SITE AT ALL TIMES DURING GRADING OPERATIONS TO PROPERLY MAINTAIN DUST CONTROL. 22. THIS PLAN DOES NOT APPROVE THE REMOVAL OF TREES. APPROPRIATE TREE REMOVAL PERMITS AND METHODS OF TREE PRESERVATION SHALL BE REQUIRED. TREE REMOVAL PERMITS ARE REQUIRED PRIOR TO THE APPROVAL OF ALL PLANS. 23. A TOWN ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN THE PUBLIC RIGHT-OF-WAY. A STATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN STATE RIGHT-OF-WAY (IF APPLICABLE). THE PERMITTEE AND/OR CONTRACTOR SHALL BE RESPONSIBLE COORDINATING INSPECTION PERFORMED BY OTHER GOVERNMENTAL AGENCIES. 24. NO CROSS-LOT DRAINAGE WILL BE PERMITTED WITHOUT SATISFACTORY STORMWATER ACCEPTANCE DEED/FACILITIES. ALL DRAINAGE SHALL BE DIRECTED TO THE STREET OR OTHER ACCEPTABLE DRAINAGE FACILITY VIA A NON-EROSIVE METHOD AS APPROVED BY THE TOWN ENGINEER. 25. IT IS THE RESPONSIBILITY OF CONTRACTOR AND/OR OWNER 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. 26. GOOD HOUSEKEEPING PRACTICES SHALL BE OBSERVED AT ALL TIMES DURING THE COURSE OF CONSTRUCTION. SUPERINTENDENCE OF CONSTRUCTION SHALL BE DILIGENTLY PERFORMED BY A PERSON OR PERSONS AUTHORIZED TO DO SO AT ALL TIMES DURING WORKING HOURS. THE STORING OF GOODS AND/OR MATERIALS ON THE SIDEWALK AND/OR THE STREET WILL NOT BE ALLOWED UNLESS A SPECIAL PERMIT IS ISSUED BY THE ENGINEERING DIVISION. THE ADJACENT PUBLIC RIGHT-OF-WAY SHALL BE KEPT CLEAR OF ALL JOB RELATED DIRT AND DEBRIS AT THE END OF THE DAY. FAILURE TO MAINTAIN THE PUBLIC RIGHT-OF-WAY ACCORDING TO THIS CONDITION MAY RESULT IN PENALTIES AND/OR THE TOWN PERFORMING THE REQUIRED MAINTENANCE AT THE DEVELOPER'S EXPENSE. 27. GRADING SHALL BE UNDERTAKEN IN ACCORDANCE WITH CONDITIONS AND REQUIREMENTS OF THE PROJECT STORM WATER POLLUTION CONTROL PLAN AND/OR STORM WATER POLLUTION PREVENTION PLAN (SWPPP), THE TOWN OF LOS GATOS STORM WATER QUALITY MANAGEMENT PROGRAM, NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) AND ANY OTHER PERMITS/REQUIREMENTS ISSUED BY THE STATE OF CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD. PLANS (INCLUDING ALL UPDATES) SHALL BE ON-SITE AT ALL TIMES. NO DIRECT STORMWATER DISCHARGES FROM THE DEVELOPMENT WILL BE ALLOWED ONTO TOWN STREETS OR INTO THE PUBLIC STORM DRAIN SYSTEM WITHOUT TREATMENT BY AN APPROVED STORM WATER POLLUTION PREVENTION DEVICE OR OTHER APPROVED METHODS. MAINTENANCE OF PRIVATE STORMWATER POLLUTION PREVENTION DEVICES SHALL BE THE SOLE RESPONSIBILITY OF THE OWNER. DISCHARGES OR CONNECTION WITHOUT TREATMENT BY AN APPROVED AND ADEQUATELY OPERATING STORMWATER POLLUTION PREVENTION DEVICE OR OTHER APPROVED METHOD SHALL BE CONSIDERED A VIOLATION OF THE ABOVE REFERENCED PERMIT AND THE TOWN OF LOS GATOS STORMWATER ORDINANCE. TOWN OF LOS GATOS NPDES NOTES 1. SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURAL CONTROLS AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 2. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 3. APPROPRIATE BEST MANAGEMENT PRACTICES (BMPS) FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILL OR RESIDES SHALL BE IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 4. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITES AND MUST NOT BE DISCHARGED TO RECEIVING WATERS OR TO THE LOCAL STORM DRAIN SYSTEM. 5. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF THE REQUIRED BEST MANAGEMENT PRACTICES (BMPS) AND GOOD HOUSEKEEPING MEASURES FOR THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS. 6. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY, ALL CONSTRUCTION DEBRIS AND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS. 7. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT A STORM DOES NOT CARRY WASTE OR POLLUTANTS OFF OF THE SITE. DISCHARGES OF MATERIAL OTHER THAN STORMWATER (NON-STORMWATER DISCHARGES) ARE PROHIBITED EXCEPT AS AUTHORIZED BY AN INDIVIDUAL NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT OR THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTES FROM PAINTS, STAINS, SEALANTS, SOLVENTS, DETERGENTS, GLUES, LIME, PESTICIDES, HERBICIDES, FERTILIZERS, WOOD PRESERVATIVES AND ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; CONCRETE AND RELATED CUTTING OR CURING RESIDUES; FLOATABLE WASTES; WASTES FROM ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING; WASTES FROM STREET CLEANING; AND SUPERCHLORINATED POTABLE WATER FROM LINE FLUSHING AND TESTING. DURING CONSTRUCTION, DISPOSAL OF SUCH MATERIALS SHOULD OCCUR IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITE PHYSICALLY SEPARATED FROM POTENTIAL STORMWATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS. 8. DISCHARGING CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING GROUNDWATER THAT HAS INFILTRATED INTO THE CONSTRUCTION SITE IS PROHIBITED. DISCHARGING OF CONTAMINATED SOILS VIA SURFACE EROSION IS ALSO PROHIBITED. DISCHARGING NON-CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING ACTIVITIES REQUIRES A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROL BOARD. HOUSE FOOTPRINT CUT (CY)MAX CUT HEIGHT (SF) POOL DRIVEWAY / ACCESS LANDSCAPE / OUTDOOR TOTAL FILL (CY)MAX FILL DEPTH (SF)EXPORT (CY) ATTACHED GARAGE ACCESSORY BUILDING CELLAR AREA DESCRIPTION TABLE OF PROPOSED EARTHWORK QUANTITIES ±771 ±189 ±472 ±663 0 0 ±121 ±73 ±2,348 ±194 8.0 11.8 2.6 4 0 0 2.5 3 ±771 ±189 ±351 ±590 ±2,154 N/A ±253 N/A N/A 0 N/A 7.9 0 ±253 REV.: SEPT. 20168SHEET OF C2PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM NONE CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD BLUEPRINT FOR A CLEAN BAY ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 LOT 8LOT 9LOT 1010'P.S.D.E.W W W W W WWWW60'DRAINAGE EASEMENTDOC# 19705898REV.: SEPT. 20168SHEET OF C3PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM 1"=30' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD EXISTING TOPOGRAPHY ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 LOT 8LOT 9LOT 1010'P.S.D.E.W W W W W WWWW60'DRAINAGE EASEMENTDOC# 19705898REV.: SEPT. 20168SHEET OF C4PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM 1"=30' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD GRADING & DRAINAGE PLAN ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 LOT 910'P.S.D.E.WWWWWREV.: SEPT. 20168SHEET OF C5PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM 1"=10' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD DRIVEWAY PLAN & PROFILE ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 OT 810'P.S.D.E.REV.: SEPT. 20168SHEET OF C6PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM 1"=10' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD GRADING & DRAINAGE PLAN ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 5 REV.: SEPT. 20168SHEET OF C7PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM 1"=10' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD SECTION AND DETAILS ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 LOT 8LOT 9LOT 1010'P.S.D.E.WWWWWWREV.: SEPT. 20168SHEET OF C8PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM 1"=20' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD EROSION CONTROL PLAN ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 This Page Intentionally Left Blank LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 A P P E A R A N C E S: Los Gatos Planning Commissioners: Matthew Hudes, Chair Melanie Hanssen, Vice Chair Mary Badame Jeffrey Barnett Kendra Burch Kathryn Janoff Reza Tavana Town Manager: Laurel Prevetti Community Development Director: Joel Paulson Town Attorney: Robert Schultz Transcribed by: Vicki L. Blandin (619) 541-3405 ATTACHMENT 2 LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 P R O C E E D I N G S: CHAIR HUDES: We now move to the public hearings portion of our agenda and consider Item 2, which is Architecture and Site Application S-18-052. Project location: 15365 Santella Court. Applicant: Hari Sripadanna. Property owners: Christian and Hellen Olgaard. Project planner is Erin Walters. Requesting approval for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR- 2½:PD. APN 527-09-036. May I have a show of hands from Commissioners who visited the property under consideration? Any disclosures from Commissioners on this item? I understand Ms. Walters is ill and I understand that, Ms. Zarnowitz, you'll be giving the Staff Report this evening. SALLY ZARNOWITZ: Yes, thank you. This is an Architecture and Site Application to construct a new 5,840 square foot, two-story residence in the Highland Planned Development on a vacant lot there. Before you this evening also is a revised fence plan; you might want to note that it was just handed out today so it's at the dais for you. LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 The reason the application is before the Planning Commission is to allow additional consideration of the hillside home, which is the largest in terms of square footage in the Highlands PD, although not in the immediate area, and also approached a threshold for a visible home in the Hillside Development Standards and Guidelines. The project does conform to the Standards and Guidelines and Staff is recommending approval this evening with conditions included in Exhibit 3. That concludes Staff's report and we are here to answer any questions. CHAIR HUDES: Okay, thank you. Are there any questions of Staff from the Commissioners? I had one question, if I may? Is the LRDA applicable and is the proposed northern siting, which is an alternative I believe to what was in the development plan, consistent with the LRDA? SALLY ZARNOWITZ: It is consistent with the LRDA, and it is applicable. CHAIR HUDES: Okay, great. Thank you. And those are the only Staff questions I have, so I'm going to invite the Applicant to come forward. The Applicant will have five minutes to present the project and then the Applicant will also have an additional three minutes after we've heard LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 from the public. Please just state your name for the record and if you haven't submitted a card… I think actually we do have cards now. Thank you. HARI SRIPADANNA: Good evening, my name is Hari Sripadanna and I'm the architect for this project. Planning Commissioners, Planning Staff, audience, it's an honor to present this design to you guys. All of you have seen the site and I'm sure if you agree with me it's such a beautiful site and it's an honor to design a home on such a property. As I think about this project three things come to my mind, which is the wishes and needs of a homeowner that they want to have in a house, that they envision themselves living in a sustainable net zero green designed home. The Planning Commission and the Planning Department and the Staff, they're obviously concerned with the requirements that the design met and that it's a good neighbor and fit within the hillside community well and met all the design standards, and the Arts and Crafts efforts of the architect who wants to create a sustainable home and a beautiful design for the community, and sometimes these are all at cross purposes, but for this particular project we are really fortunate with our clients and the Staff that LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 I worked from the very beginning. It took us about two years to design this home and I really enjoyed working with every one of you here. It was a good, seamless collaboration that allowed us to create this project. I know there is little time. If I run out of time I will conclude the project at the end of the project conclusion. As you can see, this is the terrain of the whole entire hillside and the Town as you can see the contours. As you can see, these are the flatter parts of the Town and at the Short Road and the Blossom Hill Road the Town rises quite dramatically, and as the geological portions push these mountains up the wind and the rain erode it down so that you can see these rolling, gentle formations that made the terrain possible, which became the formula for the design of a sloping and level, sloping and level sort of a terrain. And you can see the blue lines, which became also important for our visibility analysis, and after the site slopes down it raises up gently and then dramatically falls down. As you can see, the same characteristics also follow the property. This is Santella Court and that's the north direction. The property slopes down quite dramatically as you might have seen at the site when you LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 6 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 visited today. It levels down somewhat in the middle with a clearing and then levels again up at a higher level after it raises a little bit, and then it slopes out to the hillside. The LRDA lines are one both sides and the site is surrounded by dense, mature tree clusters and a steeper slope that define the LRDA. So, taking all these measures into consideration we came up with this solution of massing, and as you can see we picked up on this idea of the land terrain sloping down and raising up and so did our masses as it sloped down and rose up. The brown areas that you see here are somewhat of the level areas and cleared areas so that we could bring our fire truck turnaround, which is required by the long driveway because of the slope. And as the building rose up we also pushed the masses towards the back so that you could get the screening of the trees that are dense clusters all around at the back. But these are the two main criteria that came about, and you can see this is how we came up with the solution where the lower floor is set at the lower level area and the upper floor is set at the higher level area and we tucked all the massing in between these stairs that LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 7 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 come into that idea, so the roof is a continuous form that unified the building together so one doesn't know where the first and second floors start and it appears like a smaller design. CHAIR HUDES: Thank you. There may be some questions at this point, and then the public will speak, then there may be opportunity for other questions as well. Commissioners, any questions? I had two questions about the Hillside Design Standards and Guidelines. The first one, did you consider putting part, or a bigger part I should say, of the residence below grade? HARI SRIPADANNA: As you can see, we have put a substantial amount of property that could be below grade. What set us for the level of the grade is the maximum height allowed already by cut and fill requirements of Los Gatos, or the lower floor which is 4' cut into the ground and that's set the level of the lower level, and the upper level was set by the upper grade where the land rose up again, and because of those two the building was already set back into the ground as far as it could be, because it will be exposed no matter which was, because the land terrain slopes out quite dramatically after the site and the LRDA is limited in the middle. LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 8 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 CHAIR HUDES: So you were balancing the amount of cut and fill with the elevation of the property? HARI SRIPADANNA: We initially proposed another two more feet to be set lower and then the Town reminded us that you need to have at least only 4' cut but not more than that at the garage entrance level. CHAIR HUDES: I see. A second question about the hillside design. I'm not as familiar with the materials that you've used as compared to some other ones, so in what way are these materials natural and consistent with the hillside design? HARI SRIPADANNA: Sure. I believe we have a materials board that we have submitted. I would be happy if you could circulate that between… So, these are like (inaudible) tile, centered stone panels that are very durable and very well finished and they're available in different types of colors and textures, and these mimic natural earth tones and textures that we picked, which is similar to a rust color and a stone pattern, and these two are the major panels that we see on the property. Anything else is more of a dark bronze metal finish. And so all the colors are very low LRV, including the retaining walls that are exposed stained concrete. LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 CHAIR HUDES: Okay, thank you. That's all I had. Yes, Vice Chair Hanssen. VICE CHAIR HANSSEN: I noticed that you are applying for LEED certification. What level? HARI SRIPADANNA: We hope to achieve LEED Platinum, which is an audacious goal, but we have so far met LEED Gold standards with our current points, and as we proceed further along there are additional points that we hope to secure and get to the Platinum, but we already achieved LEED Gold. VICE CHAIR HANSSEN: What are some of the defining features that helped you get to LEED Gold level? HARI SRIPADANNA: There are a variety of factors. We are obviously using steel for the project, which is going to be all recycled material. The concrete plaster is going to have recyclable material in it as well. And the amount of energy we are producing for this home and the (inaudible) is so efficient that very little energy would be consumed, so there are a lot of credits that we achieved through that. And we have a live green roof as well as permeable paving, which absorbs all the water, and as our civil engineers will explain we are containing all the water within the property itself so it goes back into the ground and recharges the aquifer as naturally it would. We LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 also have natural lighting, natural ventilation system, and even the pool, We are designing the pool as an energy battery that could take the heat from the home when it's hot and cool the home when we need to, or vice-versa. We are running the water underneath the solar panels to make the solar panels even more efficient. So there are a variety of factors. VICE CHAIR HANSSEN: I thank you for that. If I could ask one more question? CHAIR HUDES: Sure. VICE CHAIR HANSSEN: I did want to ask about the trees. Obviously there is a tree report, but whenever we have the new houses built in the hills there are usually a lot of trees that have to come down, so I'm wondering if you can comment about did you look at the best alternative from the trees' perspective as well as trying to get LEED Gold and get what your client wants? HARI SRIPADANNA: Yes, because when you are applying for LEED certification that's one thing that obviously they will take credits out of you for the trees we would cut, so it would be looked at very carefully, and if you look at the driveway in the beginning, the reason it turned is to save the cluster of trees that are here, and LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 11 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 all the trees that we plan to remove, at least four of them are not of good health. The fire truck turnaround radius and the driveway, we had to do a double wide so that the cars can pass each other because the entrance is so narrow. They took the majority of the trees. The house itself is so slender and snakes around the property to avoid the trees being cut, and so we did the most possible to reduce the amount of trees to be cut, and we're replacing the trees with 40 mature native California trees as well. VICE CHAIR HANSSEN: Okay, thank you. CHAIR HUDES: If I may ask a follow up, and maybe you may want to answer this later, but I walked back on the property again to take a look at specific trees and I'm going to read the numbers of certain trees that I'd like you to comment of whether they are being saved or could be saved. #668, #669, #675, #690, and #691. And if you want you can respond to that later, but I wanted to give you a heads up on those and I could give you the list of those. HARI SRIPADANNA: Okay, I would be happy to. CHAIR HUDES: Thank you. Other questions? Yes, Commissioner Barnett. COMMISSIONER BARNETT: Am I correct that the siding material is not reflective of light in your comment? LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 12 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 HARI SRIPADANNA: Could you repeat the question again? COMMISSIONER BARNETT: The siding material that's proposed is non-reflective? HARI SRIPADANNA: The siding material? The building material? COMMISSIONER BARNETT: Yes. HARI SRIPADANNA: Yeah, it's not. It's very low LRV value. COMMISSIONER BARNETT: It's not proposed to be painted? HARI SRIPADANNA: No, that's the permanent color that would always be there. CHAIR HUDES: Okay, thank you. I'm going to open this to the public now. I have a few cards, and the first one is David Weissman, and then Lee Quintana. DAVID WEISSMAN: The plans show an outdoor fireplace north of the proposed house and within 25' of the LRDA line. Now, what could possibly go wrong with putting an open fire source in the middle of an oak woodland under a flammable tree canopy? In these times of climate change I think an outdoor fireplace is a crazy idea and should be prohibited in such a setting. LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Number two. In the visibility analysis from Selinda Way the proposed house has a surface area with 24% visibility. That's pretty close to the threshold of 24.5%. How close, you might ask? Well, just an extra 20 square feet close. But even so, I was surprised to see that in their analysis the architect included as part of the total surface area the ground-level deck on the east side of the house that significantly juts out behind beyond the house's outline. I guess that in this analysis with so little room for error any way to increase the total surface area would be important. This deck extension should not be counted as part of the total surface area in such a calculation. Otherwise, why not count a flag pole, an antenna, a satellite dish, or two false chimneys that stick out and have no contribution to the visibility of the structure? This potential loophole just helps the developer. But there's a bigger problem. On page L-3.0, the Tree Plan, there are four trees that are listed as being both removed and retained, so when it came time for the visibility analysis we shouldn't be surprised that this confusion carried over to that analysis, specifically Tree #671 is used in the screening analysis on page 23 as providing screening, when on page 27 the same tree is shown as being removed. Now, I have no idea as to which way Tree LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 #671 was used in the final calculation, but I submit that this analysis needs to be redone because how can anyone have confidence in the current numbers? Plus, it is almost impossible… I will skip that. Number three. As Staff notes, as proposed the project would create the largest home in terms of countable square footage in the Highlands. The Applicant also notes that the house was moved farther north than the location indicated on the approved PD development plans. This is to accommodate the required fire engine turnaround. The Applicant then touted the proposed linear footprint as a way to save more trees. If the Applicant really wanted to save more trees, and specifically at least the three trees on the north side of the property the Chair just asked about, then they would have proposed a smaller house, a strategy that is totally encouraged by the Hillside Guidelines and should be part of this Commission's decision. CHAIR HUDES: Thank you. Any questions? Okay. Thank you. Lee Quintana. LEE QUINTANA: Lee Quintana, 5 Palm Avenue. Compared to the project that you saw at your last Planning Commission meeting for a hillside house this house is far and away a better designed house for a hillside. My LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 comments are going to be with the caveat that I did not have the opportunity to go up and actually look at the house itself or see the story poles or look at it from the design areas of the Town. However, in my opinion it does appear to be a house that is designed to fit into the hillside and to follow the topography of the hillside, and I believe that the below-grade area was used to set the house into the hillside, not as many houses have been used to both set the house into the hillside and expand the square footage, thereby increasing the grading considerably. I do have questions about the trees looking at the model and looking at the plans as to whether in fact it does meet the 100' fire safety requirements. I applaud the fact that it's a very sustainable house. The Staff Report indicates that they're considering water harvesting and grey water use but I think I heard the architect say that those are included in the design, so I'm not clear on that. And I agree, the first thing that I looked at was that the visibility is so close to the required that I just wondered whether there was a way to reduce that visibility somewhat by I think there's an area of the house that is quite tall that has 15' or 16' height in the room, although LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 the plans were not really clear on that, easy to read anyway. And as far as not being within the envelope of the PD, if I remember correctly I was on the Commission at that time and that was just to show that it was possible to get a house on the site, it was not necessarily the only place where the house could be set on the site. The last thing I would like to say is that while I agree it would be nice if the house was smaller, but it is within the parameters of the Hillside Design Guidelines. I have not seen the materials, so I don't have any comments on that, but I think because of fire safety we may have to get beyond just having natural materials. CHAIR HUDES: Thank you. Would anyone else like to speak on this project? Okay, I don't have any other cards, so I would invite the Applicant back up for three minutes. HARI SRIPADANNA: Thank you. While he starts the slide collection I would like to say that your Staff has totally reviewed the tree analysis as well as the building square footages and we have gone to extraordinary lengths to verify with the arborist as well for the tree screening, and all the trees that we show in the screening are what they have been, and the observer who has commented on that, LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 17 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 I would be happy to sit with him and go through the design. The Staff has multiple times reviewed this tree protection plan as well as screening areas and we are within allowable area guidelines and we have made all the right calculations that the Town has asked us to do so. Next. You can see these are the two areas that possibly the project would be seen and, going to the next slide, this is the point I would really like to make to everyone is what you see here is a terrain that rises up before the property begins, so anybody who would be seeing this property would be seeing it about a mile away, so all the discussions we are having are only in abstract because nobody would be traveling around the Town with a 300mm lens. So, if you go to the next slide. Same thing happens with this situation. The terrain rises up dramatically before the property begins, and this is a Google section that's available for anybody to verify. Keep going to the next slide. These are all the trees that we have kept and we have tried very hard to keep the other trees as well, but these trees require such a large DBH area, the breast diameter range, that we would not be able to keep these trees and help them survive, so unfortunately we'd have to remove what we have to remove, LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 but as the Commissioner pointed out, #669 is actually there and we've preserved it. All these trees are accounted for and the arborist has checked these trees and we have verified the height canopy and the width of all of these trees, and you can see the pictures of these trees that we have documented and they are absolutely what we present in the design. Keep going. Next slide. And as you can see, these two pictures are from the Blossom Hill area and these two pictures are from Selinda Way area. Go to the next slide, please. This is all the screening that we have calculated for. Only a small portion of this building would be seen with a 300mm camera. Next slide, please. And so only a small portion of the building would be seen with the dark materials that nobody would be able to see because of very low LRA values compared to these homes. Next slide, please. And this is what you see with the naked eye. Nobody would be able to see it closer than that, and I would like to leave you with that impression, because nobody walks around with a 300mm camera. CHAIR HUDES: Thank you. There may be some questions. Yes, Commissioner Janoff. LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 19 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 COMMISSIONER JANOFF: Yes, thank you. You mentioned in your earlier discussion that you were replacing the trees removed with 40 additional trees. Can you comment on slide #11, if you would go back two slides, would we be seeing any of the 40 new trees in this view that would represent more coverage? HARI SRIPADANNA: Yes. COMMISSIONER JANOFF: Can you point out where they may be? HARI SRIPADANNA: In this specific area we are planting three mature trees, and a lot of trees that are planted on the other side as well, but any more than that on this side area is impossible because they're so dense, and so even this coverage would be very much dramatically reduced. COMMISSIONER JANOFF: Just to follow up, please? Could you be more specific with your pointer with respect to the trees behind the house? HARI SRIPADANNA: Mmm-hmm. Can you go back one more slide out of the site plan? Yeah. One more. So, there are trees that we are planting, three mature trees that we are planting right here in this clear area, and there are quite a lot of trees that are planted in this area as well, but because this area is so dense we do not have… And then LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 20 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 we are planting some trees in this area as well, so that's the extent of what sunshine they can get. COMMISSIONER JANOFF: So, what I'm getting at, back to slide #11, which is a little bit easier to see, is the impact of a structure relative to the skyline. Oftentimes when we approach the hillside from these viewing positions what you wind up seeing as you get closer to the property isn't the elevation of the house but it's the roofline that you see quite visibly above the tree line at certain points. I'm probably on that line from Selinda to your property so I'm well aware of what happens to the skyline as these houses get sited at the very top. My question again is could you be more specific with respect to the highest elevations of the roof line behind it? Where might some of your 40 mature trees be planted? If you could show with the pointer, that would be helpful. HARI SRIPADANNA: The trees that we are talking about are planted in this area that will raise up high, and these trees are all protected to increase the visibility of the project, and all the discussion we're having right now with the 15' height is this small portion of the roof that projects out, which is only 5' higher. Otherwise, we're all within the allowable area heights and this discussion we wouldn't be even having because this wouldn't be considered LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 21 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 a visible home, because the 18' height of the roof is already applied to most of them. This small area of the roof that comes up is the part that we were asking for the visibility analysis. COMMISSIONER JANOFF: And so just to clarify, I'm looking at it from the Selinda viewing point, the general direction. HARI SRIPADANNA: This is the Selinda viewing point, between these (inaudible). COMMISSIONER JANOFF: And you're saying that the 40 additional trees you're planting are between the viewing point and front elevation of the house, but not behind it? HARI SRIPADANNA: Here as well. COMMISSIONER JANOFF: There as well? HARI SRIPADANNA: Yes, because we cannot put 40 trees in possibly. COMMISSIONER JANOFF: I wouldn't think so. HARI SRIPADANNA: Yeah. COMMISSIONER JANOFF: Okay, thank you. CHAIR HUDES: I had another question about the trees, and I know we're getting specific down to the tree number, but I approach these as a tree-by-tree basis, can we save every tree? HARI SRIPADANNA: Right. LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 22 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 CHAIR HUDES: And so just to clarify it, you said that #669 was preserved? HARI SRIPADANNA: Yeah, this one. CHAIR HUDES: Okay. And then Dr. Weissman asked the question about #671. Is that being removed or preserved? Because he pointed out that it's being counted both as screening and as remove. HARI SRIPADANNA: I would like to go back to the slides and point to the slide. CHAIR HUDES: Yeah, go ahead. HARI SRIPADANNA: If you go back to the site plan again. Any trees that we show in this area are the only trees we have counted towards the screening, and the pictures are clearly shown here of what they are. So, #671 is this particular tree, I believe. This is #670 and then #671 is somewhere nearby, and we have not counted that in the screening. It's possible if there's some typo, but… CHAIR HUDES: Okay, so it is slated to be removed? HARI SRIPADANNA: Yes. CHAIR HUDES: Okay, so that may have been an error. Other questions? Yes, Commissioner Burch. COMMISSIONER BURCH: Well, I guess to that point then there are seven errors, because there are seven trees LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 23 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 counted under trees to remain or trees to be removed. Most, I think, are pretty clear that they would obviously have been removed. I mean, they have to be removed to allow for the driveway or the home. I think the questions we're getting are when we are that razor thin to the percentage allowable visibility one tree off could mean that you're over on that. So, I would hope in good faith as you move forward that you would double check these seven, and I'm happy to list them off if you want me to and you make sure that if you are looking at removing them that they do not tip the balance of the percentage shown. HARI SRIPADANNA: Absolutely. COMMISSIONER BURCH: So, if you want a list of those later, I'm sure we can provide it to you, but I think it would be good for you to go back and double check that. HARI SRIPADANNA: I will certainly do. CHAIR HUDES: Great. Thank you. Other questions? Commissioner Barnett. COMMISSIONER BARNETT: I wonder if you have a response to the comment concerning the fire safety with the firepit? HARI SRIPADANNA: We will be complying with all the fire safety regulations and what's allowed by the Fire Department and the Building Department for putting the LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 24 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 fireplace outdoors, and that outdoor fireplace will have all the safety measure that are required by the code, and so that's one of the questions even the HOA has asked and we have provided the documentation of that and they approved that. CHAIR HUDES: Okay. Other questions? I had a question about the live roof, which is an interesting feature and it sounds like it accomplishes a number of objectives. My question about that is: Is there significant maintenance required? And we know that this house is being constructed for these clients and they will take care of it as they put a lot into the design, but homes get sold later. I'm not that familiar with this type of thing, but how easy would that be for that to fall into disrepair and become a fire hazard rather than a benefit? HARI SRIPADANNA: I can say to you from my own personal experience, my own house has a green roof and it consists of not grass but succulent plants, and these succulent plants actually stop the fire because they are so thick with water that they actually are used and are meant to be considered a fire retardant, and the Fire Department actually approves them as one of the fire retardants. The maintenance part, you would have to weed them occasionally, and that's always the case with any green LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 roof, but that weeding part is no different than mowing the lawn; it's actually less because you probably have to weed it every three months to six months and not every two weeks. CHAIR HUDES: Okay, thank you. I had another question about the geothermal, and we haven't seen that very much in other projects. How complex and how deep do you have to go to get the geothermal effect I think of 60- degrees Fahrenheit? HARI SRIPADANNA: So, we have two ways of doing geothermal. One would be doing a horizontal loop, which we have allowed for the driveway; that would be a lot more economical. But we are also looking at the possibility of going down as we drill the piers, because we would be drilling the piers at least 16' below ground. Some of these, depending on the amount of energy needed, would need to go 30-40' for them to get the amount of surface that they would need to contact the earth, but both options are possible. CHAIR HUDES: I see. So, it's part of the normal construction process you incorporate that in the piers? HARI SRIPADANNA: Correct. CHAIR HUDES: That's really interesting. Any other questions? Okay, thank you. I will now close the LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 26 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 public portion of the hearing and ask whether Commissioners have any questions of Staff? Yes, Commissioner Badame. COMMISSIONER BADAME: With respect to Dr. Weissman's comments with the deck extension, does the project meet our view analysis standards? SALLY ZARNOWITZ: Our analysis is that it did. I don't have a specific on the deck being part of that, whether if the deck weren't there—that would have been a question for the Applicant—but whether if the deck weren't there something would have been behind it anyway, but our analysis was that it did meet our standards for the view analysis. COMMISSIONER BADAME: Thank you. CHAIR HUDES: Yes, Vice Chair Hanssen. VICE CHAIR HANSSEN: Related to that question, I'm trying to remember from the last time we went through this, when we do a view analysis it's done by the Applicant, correct? And then they have to show it to Staff? SALLY ZARNOWITZ: That's correct. VICE CHAIR HANSSEN: And that you check their methodology? SALLY ZARNOWITZ: That's correct, yes, so it follows the guidelines for that as well. LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 27 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 VICE CHAIR HANSSEN: Do we have any kind of notion of like standard deviation of error, because it is very close to the limit and so if there was an error in calculation then it could put it over, but at the same time we don't want to be holding applicants to a higher standard than the one we put out there, so is it typical with these kinds of things that there could be a range of error or are we fairly confident that the numbers we've seen are correct? SALLY ZARNOWITZ: We were confident in these numbers, so I guess it would be… Again, it's before the Commission. If the Commission feels that it's too close to the 24.5%, that's up to the Commission as well. We don't know exactly. I don't think we have an exact number for the margin of error as you're saying. VICE CHAIR HANSSEN: But we do know they followed the procedure that we've outlined? SALLY ZARNOWITZ: That's correct. VICE CHAIR HANSSEN: Thank you. CHAIR HUDES: Other questions? Yes, Commissioner Badame. COMMISSIONER BADAME: So, again, if the Planning Commission wasn't comfortable with the possible margin of error but they're still within it the burden of proof is on LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 28 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 the Applicant, so if we had an issue with it they would go to Council and it's within the guidelines, so that's that? Am I correct? Burden of proof is Applicant and (inaudible)? SALLY ZARNOWITZ: Correct, and the plans are conditions, the plans have to represent the project accurately. COMMISSIONER BADAME: Thank you. SALLY ZARNOWITZ: I don't know if the attorney has anything to add, but he seems to be nodding. ROBERT SCHULTZ: I'm nodding, and I guess the other issue was the tree issue. I mean, the Staff Report is clear on I think it's page three or four that exactly the trees that are going to be removed and you have conditions that every tree will need a Tree Removal Permit, so those are the ones that are coming out even though there seems to be with one of the sheets clarification, but that shows exactly the trees that are going to be removed within the Staff Report and the conditions of approval. COMMISSIONER BADAME: Thank you. CHAIR HUDES: Vice Chair Hanssen. VICE CHAIR HANSSEN: I should have asked this of the Applicant, but since you've reviewed the (inaudible), so the house is currently…the height is 22' where 25' is allowed unless they're over the view, but I thought I heard LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 29 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 him say that there's only a small portion of the roof that was more than 18', because the mitigation would be if they were over the view to make them be at 18', but I think what I heard him say is most of the house is already at 18', is that correct? SALLY ZARNOWITZ: That is correct. There's that kind of small piece that's at the top of the roof, it's kind of like a bird's nest, or the sloping piece that's slightly higher, that's the small portion that is over the 18'. Thank you. VICE CHAIR HANSSEN: Thank you. CHAIR HUDES: Okay, other questions or comments or a motion, or how would we like to go next on this? Commissioner Burch. COMMISSIONER BURCH: I'll go ahead and start. I want to compliment the design. While it's a more modern design I think it's very sympathetic to the landscape and the way the hillside slopes, which is exactly what I feel like we keep reminding people that they're supposed to do. I believe that the materials selected will make that percentage that we are seeing that will be visible nearly disappear. I do not think that we'll notice it very much at all. LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 30 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 I do think it's unfortunate when you are that close that somebody wasn't more diligent on verifying the trees to be removed or to remain, only because it does wind up bringing a question in peoples' minds about that percentage, however, as I looked at them and just mapped them out they were clearly items that were sitting in the middle of the home or the drive, so therefore they're not to be remained and I do not think that they were probably shown on any image illustrating the visibility. I'm going to support the motion. Again, I think the design is very sympathetic to the hillsides and I'm extremely impressed with a home that is going for LEED Platinum; that's very commendable and hopefully something we see more of. CHAIR HUDES: Commissioner Janoff. COMMISSIONER JANOFF: I concur with Commissioner Badame's comments and I would also like to say it's a rare and pleasant experience to see a design come to us that doesn't try to exceed the cut and fill standards and I truly appreciate that, and I'm also happy to hear that the plantings will include trees behind the house so that continues to obscure the overall skyline of the hill. I was a proponent of the modern structure that's the neighboring property and I think it's nice to see LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 another home come into that neighborhood that reflects a more modern aesthetic, and I do think it's very, very sympathetic to the hillside contours and so I will also be supporting the motion. CHAIR HUDES: We are lacking a second for the motion. Do we have a second? COMMISSIONER BURCH: I didn't make a motion. CHAIR HUDES: Oh, I'm sorry. COMMISSIONER BURCH: I was just saying I support the application. CHAIR HUDES: I'm way ahead of it. COMMISSIONER BURCH: I wasn't so bold just yet. CHAIR HUDES: Okay. Yes, Commissioner Barnett. COMMISSIONER BARNETT: In my opinion, I'm reviewing the materials, I thought that the application is in total compliance with the Hillside Design Standards and Guidelines and that there is particular merit in the architectural design that's been noted. The sustainability and the minimization of bulk and mass I think all are to be complimented. CHAIR HUDES: Vice Chair Hanssen. VICE CHAIR HANSSEN: I agree with most of the comments that have been made and I also wanted to commend the Applicant. It's not very often that we see an LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 32 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 application where they aren't wanting to violate some aspect of our Hillside Standards and Guidelines or code and that seems to be what we're here for, so I was really glad to see that and I had to ask Staff why are we seeing this again? But I think it is prudent for them to have the additional review because the hillsides are that important to the Town of Los Gatos and the view and all of those things, so I'm glad that we had the opportunity to review this. But I think the design is great; the consulting architect had no problem with it. It looks terrific. I didn't totally understand the concept of fitting to the slope of the land until the architect explained it, but I think that's really awesome and I actually took several classes for sustainability and I know all about LEED certification and I think that's awesome and we hardly ever see it for residences, so assuming there is a motion to approve I'll be supporting it. CHAIR HUDES: Commissioner Badame. COMMISSIONER BADAME: The Planning Commission doesn't have the expertise to refute the analysis, so I'm going to go ahead and make a motion. I move to approve Architecture and Site Application S-18-053 requesting approval for construction LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 33 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2½. I can make the required findings for CEQA. I can make the findings for compliance with the Hillside Design Standards and Guidelines. I can find that it's compliant with the Hillside Specific Plan. I can make the finding that it's in compliance with the approved Planned Development, and these considerations were made in review of Architecture and Site Application Section 29.20.150 of the Town Code. CHAIR HUDES: Okay, thank you. Now do I have a second? Commissioner Tavana. COMMISSIONER TAVANA: I'll second that motion. CHAIR HUDES: Further discussion? Yes, Commissioner Barnett. COMMISSIONER BARNETT: I'm a newbie, so forgive me if I'm off course here, but the conditions of approval need to be incorporated into the motion. Is that done automatically? ROBERT SCHULTZ: Yes, you can include those also. That's a good point. CHAIR HUDES: Thank you. So, Maker of the Motion, is that included? COMMISSIONER BADAME: Yes, I believe it's automatically included. LOS GATOS PLANNING COMMISSION 1/8/2020 Item #2, 15365 Santella Court 34 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 CHAIR HUDES: And seconder? COMMISSIONER TAVANA: Second. CHAIR HUDES: Very good. I will call the question. All in favor? Opposed? Passes unanimously 7-0. Are there appeal rights? SALLY ZARNOWITZ: Yes, there are. The decision of the Planning Commission is appealable within ten days to the Town Council at the Clerk's Office and with fees paid. CHAIR HUDES: Okay, thank you. ATTACHMENT 3 ATTACHMENT 4 This Page Intentionally Left Blank ATTACHMENT 5 This Page Intentionally Left Blank Re: Olgaard Residence- Project Justification Letter Site Address:15365 Santella Court; APN: 527-09-036. Architecture & Site Application# S-18-052. Date: Feb 04, 2019 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application S-18-052. 1 Dear Los Gatos Town Council Members On behalf of Christian and Helen Olgaard, I am honored and pleased to present this new net zero energy use, sustainable (green) design project to the Town of Los Gatos. From the very beginning we worked with your knowledgeable planning and engineering staff who helped us understand the Los Gatos hill sides design guidelines and standards to preserve them in their natural state. We consulted with your staff early on and met with them frequently. We were prepared by your staff for this arduous and strict compliance design review process. Our design team also had willing support of my clients to design a creative and an innovative, contemporary, sustainable home that reflects their lifestyle, and their desire to bring in the outdoor natural hillside environment to indoors in a seamless way. As a result of this collaborative process we had very minimal revisions to the overall original design concept and were able to create a home design that met all requirements without any exceptions. The proposed single-family home, to be developed on a vacant lot has two-levels, 4 bedrooms, 4 1/2 baths and 3 car-garage, of 5,840 sf. allowable floor area and a 756 sf below grade (basement) space. This project was unanimously approved following a thorough review by the Planning Staff, and has subsequently been appealed by Dr. David Weissman, questioning the Visibility Analysis data and methodology. This letter accompanies the submitted building plans and additional exhibits for the above referenced project, and contains descriptions of the property, the neighborhood, and how it complies with the Hillside Development Standards and Guidelines, specifically for Visibility Screening Analysis. Visibility Screening Analysis Methodology Figure 1 Site and Neighborhood Terrain was modelled based on topography drawings and Google Earth ATTACHMENT 6 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION S-18-052. 2 We have done an exhaustive study of the site, the surrounding topography, screening of the mature trees in the vicinity, and the visibility of the project from the viewing areas. Our initial studies with the computer model indicated that the project wouldn’t be seen from Blossom Hill /LG Blvd intersection viewing area due to dense tree coverage. This fact was later confirmed by the subsequent pictures taken after the story-poles are installed. We then focused on our study on the Selinda Way/LG Almaden Rd. viewing area We used primarily Revit (CAD software used typical for architectural design) to build the topography and the home design in 3D. We prepared the screening analysis from the guidelines and examples provided by the Planning department. Figure 2: “Sketchup” and Google Earth were used to configure the location and altitude of the View angles Figure 3: Existing trees were documented for size, health and location form survey drawings and arborist report 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION S-18-052. 3 We modelled the topography based on data from our surveyor, neighborhood topography drawings from Davidan and Google earth’s 3d model of the whole community. We also modelled the trees based on the Arborist’s report, aerial pictures from Google earth/Bing Virtual 3d Earth and our site visits/ pictures documenting the tree size and location. Based on that data we were able to find the precise angle of the observation viewpoint one would see the building elevation. We then calculated the surface area of the building elevation and all connected mass in front of the building (including site elements such as the outdoor seating area in front of the building). We then, superimposed the 3D rendering views of the model, on pictures taken from the Selinda Way observation area with a 300mm lens after the story poles were installed. With help of the story pole outlines, we were able to locate and superimpose the 3D-rendering of the home over 300mm lens pictures from the observation area. Based on the pictures with tree screening we drew an outline of the area seen from the Selinda Way Observation area. We then deducted the visible building area, from the total area of the home elevation, to arrive at the data shown in our visibility/screening analysis. Figure 4: Elevation area (including all site elements) towards Selinda way/ L.G. Almaden Blvd. Viewing area Figure 5: Close up 3D Rendering (created in Revit) of the view from Selinda way/ L.G. Almaden Blvd. Viewing area 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION S-18-052. 4 We provided all this information to the planning staff and they have crosschecked and validated the analysis. We followed the recent precedent set by the visibility analysis of the neighboring lot #10, given to us as an example by the city staff. As shown for project at lot #10, We show all the building mass area that would be visible from the viewpoint. This logically includes the mass of the outdoor seating area, in front of the building and all site elements. In a similar scenario, a project with a large visible area of site elements, should be included, to give an accurate calculation of visible home. Analysis of Terrain Surrounding the Site When we studied the cross section of the topography of the hillsides and the ridges from the Selinda Way/LG Almaden Rd., it became obvious why this project site wouldn’t be seen from anywhere nearby. Due to a secondary ridge in front of the site, the home wouldn’t be seen, unless the observer is a mile or more away. As shown in the illustration below, the view is blocked when an observer comes within a mile of the project. Figure 7: Terrain in front of the home blocks the view of the home from nearby Figure 6: Home rendering superimposed on 300 mm lens view Selinda way/ L.G. Almaden Blvd. Viewing area 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION S-18-052. 5 This picture below is taken from Selinda Way/LG Almaden Rd. intersection (about 1.5 miles away). The property is barely visible with a naked eye. So, unless the observer is at least a mile away from the site, it cannot be seen. Given that distance one cannot distinguish the home with a naked eye. Not only does the project’s visibility analysis comply with the Hillside Development Standards and Guidelines, it also for all practical purposes, wouldn’t be seen (without a 300mm lens). Therefore, this home with low LRV surface material values, will have very little impact to the hillside views, from Selinda Way/LG Almaden Rd. viewing area. Articulation of the Building Mass This low-profile home with a linear horizontal building form follows the site contours and levels so that the structure appears integrated into the hill side. It reduces the appearance of a large mass, impact on existing grading and vegetation. Only a small portion of the roof extends beyond a height of 18feet (homes below 18 feet height wouldn’t be considered as a visible home). This roof form acts as thermal chimney and lets the winter sun in. It is critical to the homes passive cooling in the summer and warming in the winter. Figure 8: 50 mm lens view from Selinda Way/LG Almaden Rd. Proposed home is barely visible to most. Warm Air Cool Breezes Thermal Chimney Only a small portion of the roof exceeds 18feet above adjacent grade 17 feet abv. adjacent grade Figure 9: Passive Solar Design 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION S-18-052. 6 Sustainable Net Zero Energy Design The sustainable design features of this home include a net zero energy design and LEED certification. • The landscape design includes planting 40 new mature California native trees in addition to contributing to the Town Tree Replacement Fund. Most of the landscaping is specified to be native Californian, deer resistant and drought tolerant. • The design features a live green roof with integrated photovoltaic system, that filters rainwater and offset 100% of the anticipated home energy usage. • The proposed home will run on only electric power (no gas use) to reduce fossil fuel use. • A geothermal HVAC system utilizes the earth’s constant temperature of 60° F to pre-heat or cool the water for the electric heat pump and domestic hot water. • Among all other stringent requirements for the LEED certification we are considering rainwater harvesting and grey water system for landscape irrigation. • Our current estimation of LEED V4 for Homes certification credits totaled 76.5 points, close to certification thresholds for LEED Gold or Platinum. In other words the home design mitigates all the impacts of the development in terms of its size on the vegetation and grading, absorption of rain water into the ground, energy use, fire safety and visibility from the neighborhood, with a low profile, and low LRV value materials & finishes. CONCLUSION Figure 10: Sustainable Net Zero Energy Design 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION S-18-052. 7 This design has been envisioned and developed from the beginning to enhance and elevate the natural beauty of the hill side environment. The home is designed to integrate into the land and become part of the harmonious natural order. The design closely follows Hillside Development Standards and Guidelines in its intent, scale, colors, massing and overall design without any exceptions. It is unfortunate and ironic that Dr. David Weissman, chose to appeal an approval for the project’s visibility analysis, for a home that will not be seen by most in the town. We request the City Council evaluate for project for all its virtues and for its seamless integration into the hillside community and the environment and approve the project. Sincerely Hari Sripadanna AIA C-30730 Srusti Architects P - 408-507-8138 hari@srustiarchitects.com We collaborate to create sustainable spaces. www.srustiarchitects.com This Page Intentionally Left Blank LG.Almadu, Rd :!! � " r � ! Htrsh-f'loHO, ,§- l g )> !i' •"/; t t t l f i ; ..pi " -:r, An6*Way A.nr,.tWa/ ��. g 0 •SI e K�Or ! 17 VISIBILITY STUDY TAKEN FROM 50MM NAKED EYE POINT OF VIEW VIEWING PLATFORM NW CORNER LOS GATOS ALMADEN ROAD & SELINDA WAY NOTES II ,1, P f ,F� ARCH'TECTURI 135 SOUTH PARK SAN FRANCISCO CALIFORNIA 9 4 1 0 7 U . S A T 415.543.3347 F 415.543.1440 www.mh-a.com I ••• Al' JAIME GUZMAN 1W ARQ\JITECTOS VISOSO 15358 SANTELLA COURT LOS GATOS, CALIFORNIA 95032 FOR Pl.ANNING RE.VIEW RESUBMTTAL DATE SCALE A.SNOTW DRAWN BY "' JOB NUMEIER 15114 REVISIONS VISIBILITY STUDY SKA.437 .ATTACHMENT 7 ATTACHMENT 8 TOWN COUNCIL –March 3, 2020 REQUIRED FINDINGS & CONSIDERATIONS FOR: 15365 Santella Court Architecture and Site Application S-18-052 Requesting approval for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 1/2:PD. APN 527-09-036. PROPERTY OWNER: Christian and Hellen Olgaard APPLICANT: Hari Sripadanna FINDINGS Required findings for CEQA: ■ An Environmental Impact Report (EIR) was prepared for the Planned Development and was certified by the Town Council on December 19, 2005. Required technical reviews (arborist, architect and geotechnical) have been completed for the project and no further environmental analysis is required for this application. Compliance with Hillside Development Standards and Guidelines (HDS&G): ■ The project is in compliance with the HDS&G. Compliance with Hillside Specific Plan ■ The project is in compliance with the Hillside Specific Plan in that it is a single-family residence being developed on an existing parcel. The proposed development is consistent with the development criteria included in the Specific Plan. Compliance with the approved Planned Development ■ The project is in compliance with the approved Planned Development (Ordinance 2 237). CONSIDERATIONS: Considerations in review of Architecture & Site applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project . ATTACHMENT 9 – EXHIBIT A N:\DEV\TC REPORTS\2020\Santella Ct 15365- Appeal\Attachment 9 - Draft Resolution to Deny Appeal and Approve Project, Exhibit A.docx This Page Intentionally Left Blank TOWN COUNCIL – March 3, 2020 CONDITIONS OF APPROVAL 15365 Santella Court Architecture and Site Application S-18-052 Requesting approval for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 1/2:PD. APN 527-09-036. PROPERTY OWNER: Christian and Hellen Olgaard APPLICANT: Hari Sripadanna 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 listed below and in substantial compliance with the plans approved and noted as received by the Town on November 15, 2019. Any changes or modifications to the approved plans shall be approved by the Community Development Director, the Development Review Committee, the Planning Commission, or Town Council, 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. The lighting plan shall be reviewed during building plan check. 4. EXTERIOR COLOR: The exterior colors of the house shall not exceed an average light reflectivity value of 30 and shall blend with the natural vegetation in conformance with the approved PD Ordinance 2237. 5. LRV DEED RESTRICTION: Prior to the issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Reco rder’s Office that requires all exterior colors to be maintained in conformance with the approved PD Ordinance. 6. GENERAL: 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. MAINTENANCE AGREEMENT: Following the issuance of a certificate of occupancy, the property owner shall execute a five-year maintenance agreement with the Town that the property owner agrees to protect and maintain the trees shown to remain on the approved plans, trees planted as part of the tree replacement requirements, and guarantees that said trees will always be in a healthy condition during the term of the maintenance agreement. ATTACHMENT 9 – EXHIBIT B 8. TREE DEED RESTRICTION: Prior to issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder’s Office that identifies the on-site trees that were used to provide screening in the visibility analysis and requires their replacement if they die or are removed. 9. 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. 10. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations made by Richard Gessner, identified in the Arborist report, dated as received November 29, 2018, and the supplemental Arborist report, dated as received August 20, 2019, respectively, on file in the Community Development Department. A Compliance Memorandum shall be prepared by the applicant and submitted with the building permit application detailing how the recommendations have or will be addressed. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. 11. TREE FENCING: Protective tree fencing shall be placed at the drip line of existing trees and shall remain through all phases of construction. Fencing shall be six-foot-high cyclone attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. Include a tree protection fencing plan with the construction plans. 12. REPLACEMENT TREES: New trees shall be planted to mitigate the loss of trees being removed. The number of trees and size of replacement trees shall be determined using the canopy replacement table in the Town Code. Town Code requires a minimum 24- inch box size replacement tree. New trees shall be double staked with rubber ties and shall be planted prior to final inspection and issuance of occupancy permits. 13. LANDSCAPE PLAN: The final landscape plan shall comply with the Hillside Development Standards and Guidelines criteria for planting (ornamental planting shall be confined to areas within 30 feet of the house, inclusive of decks, patios and driveway). 14. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan, including landscape and irrigation plans and calculations, shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. The final landscape plan shall be reviewed by the Town’s consultant prior to issuance of building permits. 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. 15. BMP IN-LIEU FEE: A Below Market Price (BMP) in-lieu fee (6% of the building valuation as determined by the Building Official) shall be paid by the developer prior to issuance of an occupancy permit for the new residence. 16. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 17. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 18. 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. 19. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 20. PERMITS REQUIRED: A Building Permit is required for the construction of the new single - family residence and attached garage. Additional Building permits will be required for all detached structures such as swimming pools and retaining walls supporting a surcharge. 21. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2017, are the 2016 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12. These codes are applicable on Building Applications up to December 20, 2019. Effective January 1, 2020 the 2019 California Building Standard Code, California Code of Regulations Title 24, Parts 1 -12, as amended by the Town of Los Gatos, will be applicable. 22. 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. 23. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 24. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24” x 36”, maximum size 30” x 42”. 25. 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. 26. 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. 27. 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 28. 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. 29. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61: a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs, located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars if needed in the future. b. All passage doors shall be at least 32-inch doors on the accessible floor level. c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing, no more than 1 inch out of plane with the immediate interior floor level and with an 18 inch clearance at interior strike edge. d. A door buzzer, bell or chime shall be hard wired at primary entrance. 30. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. 31. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II approved appliance or gas appliance per Town Ordinance 1905. Tree limbs shall be cut within 10 feet of chimneys. 32. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 33. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface High Fire Area and must comply with Section R337 of the 2016 California Residential Code, Public Resources Code 4291 and California Government Code Section 51182. 34. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a California licensed Landscape Architect in conformance with California Public Resources Code 4291 and California Government Code Section 51182. 35. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Landscape Architect certifying the landscaping and vegetation clearance requirements have been completed per the California Public Resources Code 4291 and Government Code Section 51182. 36. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building. 37. BLUE PRINT 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 at the Building Division Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at www.losgatosca.gov/building. 38. 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 i s required prior to permit issuance. TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 39. 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 and/or Applicant'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 and/or Applicant's expense. 40. 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. 41. PRIOR APPROVALS: All conditions per prior approvals (including Ordinance 2147, etc.) shall be deemed in full force and affect for this approval. 42. 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. 43. ENCROACHMENT PERMIT: All work in the public right -of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Owner/Applicant to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacifi c 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. 44. 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. 45. PUBLIC WORKS INSPECTIONS: The Owner and/or Applicant 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 To wn's right-of-way. Failure to do so will result in penalties and rejection of any work that occurred without inspection. 46. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner and/or Applicant or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner and/or Applicant 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 and/or Applicant or their r epresentative shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 47. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 48. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a saf e manner may be required. 49. 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. 50. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any grading or building permits. 51. 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 and/or Applicant’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. 52. 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 studies imposed by the Planning Commission or Town Council shall be funded by the Owner and/or Applicant. 53. GRADING PERMIT: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). After the preceding Architecture and Site Application has been approved by the respective deciding body, the grading permit application (with grading plans and associated required materials and plan check fees) shall be made to the Engineering Division of the Parks and Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location(s), driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existin g and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). Prior to Engineering signing off and closing out on the issued grading permit, the Owner/Applicant’s soils engineer shall verify, with a stamped and signed letter, that the grading activities were completed per plans and per the requirements as noted in the soils report. A separate building permit, issued by the Building Department, located at 110 E. Main Street, is needed for grading within the building footprint. 54. GRADING ACTIVITY RESTRICTIONS: Upon receipt of a grading permit, any and all grading activities and operations shall not commence until after/occur during the rainy season, as defined by Town Code of the Town of Los Gatos, Sec. 12.10.020, (October 15-April 15), has ended. 55. COMPLIANCE WITH HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES: All grading activities and operations shall be in compliance with Section III of the Town’s Hillside Development Standards and Guidelines. All development shall be in compliance with Section II of the Town’s Hillside Development Standards and Guidelines. 56. DRIVEWAY: The driveway conform to existing pavement on Santella Court shall be constructed in a manner such that the existing drainage patterns will not be obstructed. 57. CONSTRUCTION EASEMENT: Prior to the issuance of a grading or building permit, it shall be the sole responsibility of the Owner and/or Applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the grading herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit. 58. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits, whichever comes first, the Owner and/or Applicant shall: a) design provisions for surface drainage; and b) design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and c) provide a recorded copy of any required easements to the Town. 59. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a grading permit/building permit. 60. 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. 61. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the commencement of any site work, the general contractor shall: a. Along with the Owner and/or Applicant, 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. 62. 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. 63. SOILS REPORT: One copy 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. 64. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be conducted for the project to determine the surface and sub-surface conditions at the site and to determine the potential for surface fault rupture on the site. The geotechnical study shall provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections. All recommendations of the investigation shall be incorporated into project plans. 65. SOILS REVIEW: Prior to Town approval of a development application, the Owner and/or Applicant’s engineers shall prepare and submit a design-level geotechnical and geological investigation for review by the Town’s consultant, with costs borne by the Owner and/or Applicant, and subsequent approval by the Town. The Owner and/or Applicant’s soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. Approval of the Owner and/or Applicant’s soils engineer shall then be conveyed to the Town either by submitting a Plan Review Letter prior to issuance of grading or building permit(s). 66. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Owner and/or Applicant’s soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing shall be documented in an “as -built” letter/report prepared by the Owner and/or Applicant’s soils engineer and submitted to the Town before a certificate of occupancy is granted. 67. 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 and/or Applicant’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 and/or Applicant. 68. DEDICATIONS: The following shall be dedicated by separate instrument. The dedication shall be recorded before any grading or building permits are issued: a. A Private Ingress Egress Easement (PIEE), twenty (20) feet in width, for the benefit of the neighboring Lot 8 to the west (15371 Santella Court; APN 527-09-035). b. Storm drainage and sanitary sewer easements, as required. 69. PUBLIC IMPROVEMENTS: The following improvements shall be installed by the Owner and/or Applicant. Plans for those improvements shall be prepared by a California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor & Materials Security before the issuance of any grading or building permits or the recordation of a map. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. a. Santella Court: 2” overlay from the middle of the cul-de-sac to the northern lip of gutter, or alternative pavement restoration measure as approved by the Town Engineer. 70. 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. 71. FRONTAGE IMPROVEMENTS: The Owner and/or Applicant shall be required to improve the project’s public frontage (right-of-way line to centerline and/or to limits per the direction of the Town Engineer) to current Town Standards. These improvements may include but not limited to curb, gutter, sidewalk, driveway approach(es), curb ramp(s), signs, pavement, raised pavement markers, thermoplastic pavement markings, storm drain facilities, traffic signal(s), street lighting (upgrade and/or repaint) etc. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 72. UTILITIES: The Owner and/or Applicant shall install all new, relocated, or t emporarily 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 and/or Applicant is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 73. PRIVATE EASEMENTS: Agreements detailing rights, limitations and responsibilities of involved parties shall accompany any proposed private easement. Access driveway shall be within the recorded access easement. A new private access easement shall be recorded, and a copy of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department, prior to issuance of a grading or building permit. A realigned access driveway shall be completed prior to the issuance of grading or building permit. 74. CURB AND GUTTER REPAIR: The Owner and/or Applicant shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town standards. New curb and gutter shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 75. DRIVEWAY APPROACH: The Owner and/or Applicant shall install one (1) Town standard residential driveway approach. The new driveway approach 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. 76. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080, 26.10.065, and 29.40.030. 77. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of any building or grading permits, the Owner/Applicant shall pay the project's proportional share of transportation improvements needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit is issued. The fee shall be paid before issuance of any grading or building permit. The final traffic impact mitigation fee for this project shall be calculated from the final plans using the current fee schedule and rate schedule in eff ect at the time the building permit is issued, using a comparison between the existing and proposed uses. 78. PRECONSTRUCTION PAVEMENT SURVEY: Prior to issuance of any grading or building permit, the Owner and/or Applicant shall complete a pavement condition survey documenting the extent of existing pavement defects using a smartphone video (in Landscape orientation only) or digital video camera. The survey shall extend through the Highlands of Los Gatos, from entry to the end of the Santella Court cul-de-sac. The results shall be documented in a report and submitted to the Town for review. 79. POSTCONSTRUCTION PAVEMENT SURVEY: The Owner and/or Applicant shall complete a pavement condition survey to determine whether road damage occurred as a result of project construction. Rehabilitation improvements required to restore the pavement to pre-construction condition and strength shall be determined using State of California procedures for deflection analysis. The results shall be documented in a report and submitted to the Town for review and approval before a Certificate of Occupancy for any new building can be issued. The Owner and/or Applicant shall be responsible for completing any required road repairs prior to release of the faithful performance bond. 80. 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. 81. 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. 82. CONSTRUCTION HOURS: All construction activities, including the delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays. The Town may authorize, on a case-by-case basis, alternate construction hours. The Owner and/or Applicant shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 83. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 84. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of 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 a minimum the Earth Movement Plan, Project Schedule, employee parking, construction staging area, materials storage area(s), concrete washout(s) and proposed outhouse location(s). Please refer to the Town’s Construction Management Plan Guidelines document for additional information. 85. WVSD (West Valley Sanitation District): 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. 86. 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 sew er system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Building Official. The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve as 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. 87. BEST MANAGEMENT PRACTICES (BMPs): The Owner and/or Applicant is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be maintained and be placed for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Removal of BMPs (temporary removal during construction activities) shall be replaced at the end of each working day. Failure to comply with the construction BMP will result in the issuance of correction notices, citations, or stop work orders. 88. STORMWATER DEVELOPMENT RUNOFF: All new development and redevelopment projects are subject to the stormwater development runoff requirements. The Owner and/or Applicant or their design consultant shall submit a stormwater control plan and implement conditions of approval that reduce stormwater pollutant discharges through the construction, operation and maintenance of treatment measures and other appropriate source control and site design measures. Increases in runoff volume and flows shall be managed in accordance with the development runoff requirements. 89. REGULATED PROJECT: The project is classified as a Regulated Project per Provision C.3.b.ii. and is required to implement LID source control, site design, and stormwater treatment on-site in accordance with Provisions C.3.c. and C.3.d.. 90. 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. 91. GREEN ROOF: A Green roof may be considered biotreatment systems that treat roof runoff only if they meet certain minimum specifications. The green roof system planting media shall be sufficiently deep to provide capacity within the pore space of the media for the required runoff volume specified by Provision C.3.d.i.(1), in addition to supporting the long-term health of the vegetation selected for the green roof, as specified by a landscape architect or other knowledgeable professional. 92. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause h azardous domestic waste materials to be deposited in such a manner or location as to constitute a threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful discharges to storm drains include, but are not limited to: disch arges from toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or vehicle cleaning. 93. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 94. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three (3) times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed twenty (20) mile s per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 95. 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. 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. 96. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any grading or building permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. 97. 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. 98. WATER FEATURES: New swimming pools, hot tubs or spas shall have a connection to the sanitary sewer system, subject to West Valley Sanitation District’s authority and standards, to facilitate draining events. Discharges from these features shall be directed to the sanitary sewer and are not allowed into the storm drain system. 99. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 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. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 100. STORM WATER MANAGEMENT PLAN: A storm water management shall be included with the grading permit application for all Group 1 and Group 2 projects as defined in the amended provisions C.3 of the Municipal Regional Stormwater NPDES Permit, Order R2 - 2015-0049, NPDES Permit No. CAS612008. The plan shall delineate source control measures and BMPs together with the sizing calculations. The plan shall be certified by a professional pre-qualified by the Town. In the event that the storm water measures proposed on the Planning approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The Owner and/or Applicant may elect to have the Planning submittal certified to avoid this possibility. 101. STORM WATER MANAGEMENT PLAN CERTIFICATION: Certification from the biotreatment soils provider is required and shall be given to Engineering Division Inspection staff a minimum of thirty (30) days prior to delivery of the material to the job site. Additionally deliver tags from the soil mix shall also be provided to Engineering Division Inspection staff. Sample Certification can be found here: http://www.scvurppp-w2k.com/nd_wp.shtml?zoom_highlight=BIOTREATMENT+SOIL. 102. 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. 103. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. The Owner and/or Applicant'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 and/or Applicant's expense. 104. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously. 105. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 106. FIRE SPRINKLERS REQUIRED: An automatic residential fire-sprinkler system shall be installed in one-and two-family dwellings as follows: In all new one-and two-family dwellings and in existing one-and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: A one-time addition to an existing building that does not total more than 1,000 square feet of building area. Note: The owner(s), occupant(s), and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modifications or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application, and appropriate fees to this department for review and approval prior to beginning their work. CFC Section 313.2 as adopted and amended by LGTC. 107. 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). 2016 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 108. CONSTRUCTION FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chapter 33. 109. FIRE DEPARTMENT (ENGINE) DRIVEWAY TURNAROUND REQUIREMENT: Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Maximum grade in any direction shall be a maximum of 5%. Installations shall conform with Fire Department Standard Details and Specifications D-1. CRF Sec. 503. 110. FIRE APPARATUS (Engine) ACCESS DRIVEWAY REQUIRED: Provide an access driveway with a paved all-weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, and a maximum slope of 15%. Installations shall conform to t he Fire Department Standard Details Specifications D-1 and CFC Section 503. The proposed driveway slope of 17.2% exceeds the maximum of 15% and has received approval for a variance from the Fire Marshal’s Office on 04/18/18. 111. WILDLAND-URBAN INTERFACE: This project is located within the designated Wildland- Urban Interface Fire Area. The building construction shall comply with the provisions of Section R327 of the California Residential Code or the California Building Code (CBC) Chapter 7A., as applicable. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning Department for related landscape plan requirements. 112. 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 letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other signs or means shall be used to identify the structure. Address numbers shall be maintained. CFC Section 505.1 N:\DEV\TC REPORTS\2020\Santella Ct 15365- Appeal\Attachment 9 - Draft Resolution to Deny Appeal and Approve Project, Exhibit B.docx ATTACHMENT 9 RESOLUTION 2020- RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DENYING AN APPEAL OF THE DECISION OF THE PLANNING COMMISSION APPROVING A REQUEST FOR CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE AND REMOVAL OF LARGE PROTECTED TREES ON A VACANT PROPERTY ZONED HR-2 1/2:PD. APN 527-09-036 ARCHITECTURE AND SITE APPLICATION: S-18-052 PROPERTY LOCATION: 15365 SANTELLA COURT APPELLANT: DAVID WEISSMAN APPLICANT: HARI SRIPADANNA PROPERTY OWNER: CHRISTIAN AND HELLEN OLGAARD WHEREAS, on January 8, 2020, the Planning Commission held a public hearing and considered a request for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 ½:PD. The Planning Commission approved the Architecture and Site application subject to conditions of approval; and WHEREAS, on January 17, 2020, the appellant filed an appeal of the decision of the Planning Commission approving the request for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 ½:PD; and WHEREAS, this matter came before the Town Council for public hearing on March 3, 2020, and was regularly noticed in conformance with State and Town law; and WHEREAS, the Town Council received testimony and documentary evidence from the appellant and all interested persons who wished to testify or submit documents. Town Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report for their meeting on March 3, 2020, along with any and all subsequent reports and materials prepared concerning this application. NOW, THEREFORE, BE IT RESOLVED: 1. The appeal of the decision of the Planning Commission approving a request for construction of a new single-family residence and removal of large protected trees on vacant Draft Resolution to be modified by Town Council deliberations and direction. ATTACHMENT 9 property zoned HR-2 ½:PD is denied and the application is approved; 2. The Town Council hereby adopts all findings, considerations, and conditions of approval set forth in the documents attached as Exhibits A and B; and 3. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or suc h shorter time as required by state and federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 3rd day of March, 2020, by the following vote: COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA DATE: ___________________ ATTEST: TOWN CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA DATE: ___________________ N:\DEV\TC REPORTS\2020\Santella Ct 15365- Appeal\Attachment 9 - Draft Resolution to Deny Appeal and Approve Project.docx RESOLUTION 2020-___ RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS GRANTING AN APPEAL OF THE DECISION OF THE PLANNING COMMISSION APPROVING A REQUEST FOR CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE AND REMOVAL OF LARGE PROTECTED TREES ON A VACANT PROPERTY ZONED HR-2 1/2:PD AND REMANDING THE MATTER TO THE PLANNING COMMISSION FOR FURTHER CONSIDERATION. APN 527-09-036 ARCHITECTURE AND SITE APPLICATION: S-18-052 PROPERTY LOCATION: 15365 SANTELLA COURT APPELLANT: DAVID WEISSMAN APPLICANT: HARI SRIPADANNA PROPERTY OWNER: CHRISTIAN AND HELLEN OLGAARD WHEREAS, on January 8, 2020, the Planning Commission held a public hearing and considered a request for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 ½:PD. The Planning Commission approved the Architecture and Site application subject to conditions of approval; and WHEREAS, on January 17, 2020, the appellant filed an appeal of the decision of the Planning Commission approving the request for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 ½:PD; and WHEREAS, this matter came before the Town Council for public hearing on March 3, 2020, and was regularly noticed in conformance with State and Town law; and WHEREAS, the Town Council received testimony and documentary evidence from the appellant and all interested persons who wished to testify or sub mit documents. Town Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report for their meeting on March 3, 2020, along with any and all subsequent reports and materials prepared concerning this application. ATTACHMENT 10 Draft Resolution to be modified by Town Council deliberations and direction. NOW, THEREFORE, BE IT RESOLVED: 1. The appeal of the decision of the Planning Commission approving a request for construction of a new single-family residence and removal of large protected trees on vacant property zoned HR-2 ½:PD is granted and the application is remanded to the Planning Commission for further consideration; and 2. The decision does not constitute a final administrative decision and the application s will be returned to Planning Commission for further consideration. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 3rd day of March, 2020, by the following vote: COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA DATE: ___________________ ATTEST: TOWN CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA DATE: ___________________ N:\DEV\TC REPORTS\2020\Santella Ct 15365- Appeal\Attachment 10 - Draft Resolution to Grant Appeal and Remand Project to Planning Commission.docx ATTACHMENT 11 RESOLUTION 2020-___ RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS GRANTING AN APPEAL OF THE DECISION OF THE PLANNING COMMISSION APPROVING A REQUEST FOR CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE AND REMOVAL OF LARGE PROTECTED TREES ON A VACANT PROPERTY ZONED HR-2 1/2:PD. APN 527-09-036 ARCHITECTURE AND SITE APPLICATION: S-18-052 PROPERTY LOCATION: 15365 SANTELLA COURT APPELLANT: DAVID WEISSMAN APPLICANT: HARI SRIPADANNA PROPERTY OWNER: CHRISTIAN AND HELLEN OLGAARD WHEREAS, on January 8, 2020, the Planning Commission held a public hearing and considered a request for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 ½:PD. The Planning Commission approved the Architecture and Site application subject to conditions of approval; and WHEREAS, on January 17, 2020, the appellant filed an appeal of the decision of the Planning Commission approving the request for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 ½:PD; and WHEREAS, this matter came before the Town Council for public hearing on March 3, 2020, and was regularly noticed in conformance with State and Town law; and WHEREAS, the Town Council received testimony and documentary evidence from the appellant and all interested persons who wished to testify or submit documents. Town Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report for their meeting on March 3, 2020, along with any and all subsequent reports and materials prepared concerning this application. Draft Resolution to be modified by Town Council deliberations and direction. NOW, THEREFORE, BE IT RESOLVED: 1. The appeal of the decision of the Planning Commission approving a request for construction of a new single-family residence and removal of large protected trees on vacant property zoned HR-2 ½:PD is granted and the application is denied; and 2. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by state and federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 3rd day of March, 2020, by the following vote: COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA DATE: ___________________ ATTEST: TOWN CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA DATE: ___________________ N:\DEV\TC REPORTS\2020\Santella Ct 15365- Appeal\Attachment 11 - Draft Resolution to Grant Appeal and Deny Project.docx (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE Existing Site Conditions & Visibility / Tree Screening Analysis Visibility Analysis Study-approved by Planning Commission on 01/08/20-with notes corrected on 02/12/20 ATTACHMENT 12 (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Blossom Hill/LG Blvd. and Selinda Way/LG Almaden Rd. viewing areas were identified as the nearest to the project from where the home could be potentially seen. N 2 Location of Viewing Areas & Project Site (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 3 Blossom Hill/LG Blvd. viewing Area is about 1.36 miles away & 316 feet lower than project site Cross Section of Topography from the observation area to the project site Location of Viewing Areas & Project SiteTerrain blocks the view of the site unless the observer is at least a mile away Viewing Area Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 4 Selinda Wy/LG Almaden Rd. viewing Area is about 1.43 miles away & 462 feet lower than project site Cross Section of Topography from the observation area to the project site Location of Viewing Areas & Project SiteTerrain blocks the view of the site unless the observer is at least a mile away Site Location Viewing Area (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 5 Site Location Project site seen with a naked eye (50 mm lens), 500 feet closer from Blossom Hill /LG Blvd intersection.Project Site Photographs from Viewing Areas (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 6Project site seen with a telephoto (300 mm)lens,500 feet closer from Blossom Hill /Los Gatos Blvd intersection, when story poles were installed.Project Site Photographs from Viewing AreasSite Location Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 7Project site seen with a naked eye (50 mm lens) at Blossom Hill /LG Blvd intersection.Project Site Photographs from Viewing AreasSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Project Site Photographs from Viewing Areas8Project site seen with a telephoto (300 mm) lens from Blossom Hill /Los Gatos Blvd intersection, when story poles were installed. Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 9Project site seen with a naked eye (50 mm lens), 500 feet away from Blossom Hill /LG Blvd intersection.Project Site Photographs from Viewing AreasSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 10Project site seen with a telephoto (300 mm) lens, 500 feet away from Blossom Hill /Los Gatos Blvd intersection, when story poles were installed.Project Site Photographs from Viewing AreasSite LocationSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Project Site Photographs from Viewing Areas11Project site seen with a naked eye (50 mm lens), 500 feet closer from Selinda Way/LG Almaden Rd. intersection. Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 12Project site seen with a telephoto (300 mm)lens,500 feet closer from Selinda Way/LG Almaden Rd. intersection.Project Site Photographs from Viewing AreasSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 13Project site seen with a naked eye (50 mm lens) at Selinda Way/LG Almaden Rd. intersection. This picture was taken at Lee Highschool fence (near the observation area) to get a clear view of the site Approximate Site Location Site Location Project Site Photographs from Viewing Areas (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 14Project site seen with a telephoto (300 mm) lens, from Selinda Way/LG Almaden Rd. intersection. This picture was taken at Lee Highschool fence (near the observation area) to get a clear view of the site.Project Site Photographs from Viewing AreasSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 15Project site seen with a naked eye (50 mm lens) 500 feet away from Selinda Way/LG Almaden Rd. intersection.Project Site Photographs from Viewing AreasSite Location Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Project Site Photographs from Viewing Areas16Project site seen with a telephoto (300 mm) lens, 500 feet away from Selinda Way/LG Almaden Rd. intersection. Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 17 Site Plan (Trees used for Visibility Analysis) (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 18 Site Plan (Trees used for Visibility Analysis) (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 19 N675244684676677678679 680 656685Y3Y1Y2 X1 X2Z6 669 Z4 Z2 Z3 Z5 668 670 Aerial View from North662 664 663 661 Trees used for screening are identified with an orange outline. Trees proposed to be removed are identified by red outline (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Aerial view from South20 N 674 Z4670669668Z2 Z3 Z6 X2671 Y3 Y2Y1 Lot 10 Z5 676 675 244 656 680 679 622 X1 678 657 677658 Trees used for screening are identified with an orange outline. Trees proposed to be removed are identified by red outline Red border is removed per PD review (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 21 Blossom Hill Rd. Way View Analysis Existing GradeBuilding Outline Existing Grade +694’0”Blossom Hill 300 mm telephoto lens ViewRoofline +710’0” (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Blossom Hill 300 mm telephoto lens View22 675 660 626676 677 624 623 659 661 663 664 662669668 671670 Due to dense healthy tree cover & only a few trees proposed to be removed, 0% of the home surface would be seen from Blossom Hill Observation Area Blossom Hill Rd. Way View Analysis Area of Visible Home =0 sf= 0% Tree numbers are revised per PD review (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 View from Francis Oaks Road23 674 Z4 670668671X1675244 Lot 10 669679 680 678 Z6 Trees used for screening are identified with an orange outline. Trees proposed to be removed are identified by red outline Selinda Way View Analysis Red border is added per PD review (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Elevation from Selinda Way Observation Area24 Selinda Way View Analysis (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Selinda Way 300 mm telephoto lens View25 Existing Grade Roofline +710’0” Existing Grade +694’0” Selinda Way View Analysis (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Selinda Way 300 mm telephoto lens View26Building Area seen 917 sf. < 24% Building Area 3,825 sf. Roofline +710’0” Existing Grade +694’0” Selinda Way View Analysis (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Enlarged Selinda Way Telephoto Lens View27 674 Z4 Z5 Trees below 670 668 671 Y3 675679 680 244 677678 X2 X1 Z6 Trees below 674 Z2 Z3 Total surface area of the building elevation = 3,825 sf. Area of Visible Home =917 sf= 24% 670 Y1 Y2 669 Building area seen after tree removal 917 sf. < 24% Selinda Way View Analysis (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Rendering of the home seen by 300 mm lens28Unless the observer is at least a mile away from the site, it cannot be seen. Given that distance one cannot distinguish the home with a naked eye. This home with low LRV surface material values, even when seen with 300 mm telephoto lens, it will have very little impact to the hillside views, from Selinda Way viewing area. Selinda Way View Analysis PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:21:57 PMA000Title Sheet1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032O L G A A R D R E S I D E N C E(APN): 527-09-036. 15365 SANTELLA COURT, LOS GATOS CALIFORNIA 95032PLANNING DEPARTMENT DEVELOPMENT APPLICATIONPlanning Backcheck Submittal 05: Jan. 08, 2020ATTACHMENT 13 DWA1011SIM101A1011Ref1Ref1Ref1Ref01View Name1/8" = 1'-0"1tNorth Arrow (Direction)Align Symbol(refers to adjacent plane)Detail Call Out(refers to view &Sheet Number)Grid Bubble(reference line call out)Datum Point or Work Pointor Control PointBuilding Section Call Out(Identifies section cut location,view direction & refersview and sheet number)Building Wall(Screened line indicate "existing"dashed lines indicate"for demolition")View Reference Symbol(indicates location of the View & Sheet numbers)View Call Out(indicates the number & scale of the drawing view)Window Symbol & Tag(indicates the location& type of the window)Door Symbol and Tag(indicates the location, direction and type of the swing door)Sliding Door Symbol and Tag(indicates the location, type of the sliding door)Vanity Unit Lavatory Faucets: ≤1.5 gpmWall Hung Water Closet. Max. 1.28 Gallons per Flush) W/ concealed cisternBath Tub101Roof DrainCook TopDish WasherFloor DrainLinear Shower DrainHose bibShower Head, 2GPM Max.Built-in Double OvenRefrigeratorRange Exhaust hoodClothes WasherClothes Dryer1A101SIMNameElevation1AY1Y64X1H292 SFB131'-2"318 SFB219 SFB416 SFB3410 SFL1500 SFL21130 SFL7137 SFL4109 SFL5710 SFG1230 SFL34'-7 1/2"17'-8"115 SFL831'-3 1/2"6'-6"65 SFL6X429'-6"16'-3 1/2"6'-8"9'-11"22'-11 1/2"17'-8 1/2"19'-0"34'-9 1/2"14'-3"14'-0 1/2"9'-7"7'-3 1/2"11'-4 1/2"9'-7 1/2"22'-4"8'-11 1/2"112 SFB58'-9"1AY1Y64X1H382 SFU1793 SFU254 SFU3240 SFU11241 SFU4537 SFU5273 SFU611 SFU723 SFU954 SFU10225 SFU813'-4 1/2"11'-1"22'-2 1/2"4'-10"17'-0"14'-0"8'-3"6'-3"17'-2"16'-1"7'-2"28'-2 1/2"28'-7 1/2"14'-10 1/2"18'-9"6'-3 1/2"X4PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:22:00 PMA100Project Data Sheet1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032SPEC. SPECIFICATIONSS STAINLESS STEELSSD SEE STRUCTURAL DRAWINGSSTD STANDARDSTL STEELSTRUCT. STRUCTURALSYM. SYMMETRICALT&B TOP & BOTTOMT.C. TOP OF CURBT.O. TOP OFT.O.C. TOP OF CURB/CONCRETET.O.G. TOP OF GRADET.O.P. TOP OF PARAPET/TOP OF PLATET.O.S. TOP OF STEEL/TOP OF SLABT.O.W. TOP OF WALLT.P.D. TOILET PAPER DISPENSERT.S. TUBE STEELT.V. TELEVISIONTHK. THICKTYP. TYPICALU.O.N. UNLESS OTHERWISE NOTEDUC. UNDERCUTV.I.F. VERIFY IN FIELDW.C. WATER CLOSETW.H. WATER HEATERW.P. WATER PROOFW.S. WEATHER STRIPPINGW/ WITHW/O WITHOUTWD WOODWDW WINDOWWSCT WAINSCOTWWM WELDED WIRE MESHNA NOT APPLICABLEO.C. ON CENTERO.F.C.I. OWNER FURNISHEDCONTRACTOR INSTALLEDO.F.O.I. OWNER FURNISHED OWNERINSTALLEDO.H. OPPOSITE HANDO/ OVEROPP. OPPOSITEP.H. PANIC HARDWAREP.U.E PUBLIC UTILITY EASEMENTPAV. PAVINGPLYWD. PLYWOODR.D./O.D. ROOF DRAIN/OVERFLOW DRAINR.H.M.S. ROUND HEAD MACHINE SCREWR.H.S.M.S ROUND HEAD SHEET METALSCREWR.H.W.S. ROUND HEAD WOOD SCREWR.W.L. RAIN WATER LEADERRAD. RADIUSREF. REFERENCEREFR. REFRIGERATORREQ. REQUIREDS.C. SOLID CORES.F. SQUARE FOOTAGESCD SEE CIVIL DRAWINGSSECT. SECTIONSED SEE ELECTRICAL DRAWINGSSHT. SHEETSIM. SIMILARSMD SEE MECHANICAL DRAWINGSSMS SHEET METAL SCREWSPD SEE PLUMBING DRAWINGSF.F. FINISH FLOORF.H.M.S. FLAT HEAD MACHINE SCREWF.H.W.S. FLAT HEAD WOOD SCREWF.O. FACE OFF.O.C. FACE OF CONCRETEF.O.F. FACE OF FINISHF.O.P. FACE OF PLYWOODF.O.S. FACE OF STUDFDN. FOUNDATIONFIN. FINISHFT. FOOTFURR. FURRINGG.I. GALVANIZED IRONGA. GAUGEGALV. GALVANIZEDGYP.BD. GYPSUM BOARDH.B. HOSE BIBHGT. HEIGHTINFO. INFORMATIONINSUL. INSULATIONINT. INTERIORJB. JUNCTION BOXL.D. LANDSCAPE DRAWINGSL.H. LEFT HANDMAX. MAXIMUMMECH. MECHANICALMET. METALMFR. MANUFACTURERMIN. MINIMUMMISC. MISCELLANEOUSMTD. MOUNTEDN.I.C. NOT IN CONTRACTN.T.S. NOT TO SCALECLKG. CAULKINGCLO. CLOSETCLR. CLEARCMU CONCRETE MASONRY UNITCOL. COLUMNCONC. CONCRETECONN. CONNECTIONCONT. CONTINUOUSCTR. CENTERCTSK. COUNTERSUNKD.L. DOOR LOUVERD.S. DOWNSPOUTDBL. DOUBLEDEMO. DEMOLITIONDET. DETAILDIA DIAMETER OR ROUNDDIA. DIAMETERDIM. DIMENSIONDISP. DISPENSERDN DOWNDR. DOORE.J. EXPANSION JOINTE.O.S. EDGE OF SLABE.W. EACH WAYEA. EACHELEC. ELECTRICALELEV. ELEVATIONEQ. EQUALEQPT. EQUIPMENTEXT. EXTERIORF.A. FIRE ALARMF.D. FLOOR DRAIN" INCH/INCHES# POUND/NUMBER' FOOT/FEET(E) EXISTING(N) NEW.X BY.° DEGREES.± PLUS/MINUS@ ATA.B. ANCHOR BOLTA.C. ASPHALTIC CONCRETEA.F.F. ABOVE FINISH FLOORARCH. ARCHITECTURALB.O. BOTTOM OFB.O.F. BOTTOM OF FOOTINGB.S. BOTH SIDESBD. BOARDBLDG. BUILDINGBLK. BLOCKBLKG. BLOCKINGC.D. CIVIL DRAWINGSC.F.C.I. CONTRACTOR FURNISHEDCONTRACTOR INSTALLEDC.G. CORNER GUARDC.I. CAST IRONC.J. CONTROL JOINTC.O. CLEAN OUTC.W. COLD WATERCAB. CABINETCEM. CEMENTCER. CERAMICCL CENTER LINECLG. CEILING1 EXISTING CONSTRUCTION DATA SHOWN ON THE DRAWINGS WAS OBTAINED FROM AVAILABLE DRAWINGS AND FIELDMEASUREMENTS. THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS AND SHALL NOTIFY THE ARCHITECT OF ALLEXCEPTIONS BEFORE PROCEEDING WITH THE WORK.2 SEE ARCHITECTURAL DRAWINGS FOR LAYOUT DIMENSIONS AND ELEVATIONS EXCEPT WHERE INDICATED OTHERWISE.3 ALL DISCREPANCIES BETWEEN DRAWINGS SHALL BE CLARIFIED WITH THE ARCHITECT PRIOR TO PROCEEDING WITH WORK.4 IN THE EVENT THAT CERTAIN FEATURES OF THE CONSTRUCTION ARE NOT FULLY SHOWN OR DETAILED ON THE DRAWINGS ORCALLED FOR IN THE GENERAL NOTES, THEN THEIR CONSTRUCTION SHALL BE OF THE SAME CHARACTER AS SIMILARCONDITIONS THAT ARE SHOWN OR CALLED FOR.5 DIMENSIONS, ELEVATIONS AND EXISTING CONDITIONS SHALL BE CHECKED AND VERIFIED ON THE JOB SITE BY EACHCONTRACTOR. ERRORS, OMISSIONS, OR DISCREPANCIES SHALL BE REPORTED TO THE ARCHITECT BEFORE WORK BEGINS ORSUPPLIES ARE ORDERED6 VERIFY ELECTRICAL, MECHANICAL, FIRE ALARM, TELEPHONE AND SECURITY REQUIREMENTS BEFORE CONSTRUCTION BEGINS.8 CONTRACTOR SHALL DISPOSE OF ALL REMOVED AND/ OR DEMOLISHED MATERIAL, WASTE AND DEBRIS CAUSED BY WORK9 WORK INDICATED AS "OWNER FURNISHED, CONTRACTOR INSTALLED" (O.F.C.I.) SHALL MEET ALL APPLICABLE CODES ANDREGULATORY REQUIREMENTS INDICATED WITHIN THESE DOCUMENTS AND SHALL BE INSTALLED AND FULLY OPERATIONALPRIOR TO FINAL APPROVAL AND OCCUPANCY OF THIS PROJECT10 ALL UTILITY TRENCHES AND BUILDING PADS SHALL BE PROPERLY BACK FILLED AND COMPACTED11 PRIOR TO BUILDING PERMIT FINAL APPROVAL, THE PROPERTY SHALL BE IN COMPLIANCE WITH THE VEGETATIONMANAGEMENT REQUIREMENTS PRESCRIBED IN CALIFORNIA FIRE CODE SECTION 4906,INCLUDING CALIFORNIA PUBLICRESOURCES CODE 4291 OR CALIFORNIA GOVERNMENT CODE SECTION 51182 PER CRC R337.1.512 THIS PROJECT IS IN WILDLAND URBAN INTERFACE HIGH FIRE AREA AND MUST COMPLY WITH SECTION R337 OF THE 2016CALIFORNIA RESIDENTIAL CODE,PUBLIC RESOURCES CODE 4291 AND CALIFORNIA GOVERNMENT CODE SECTION 51182. ALLEXTERIOR BUILDING MATERIALS SHALL CONFORM TO SFM CHAPTER 12-7A MATERIALS AND CONSTRUCTION METHODS FOREXTERIOR WILDFIRE EXPOSURE SYSTEMOLGAARD RESIDENCEDEVELOPMENT OF A NEW, TWO LEVEL, SINGLE FAMILY DWELLINGPROJECT DESCRIPTIONPROPERTY & BUILDING DIMENSIONAL COMPLIANCE ZONING ASSESSOR PARCEL NUMBER:CONSTRUCTION CITY:ADDRESSTOTAL SITE AREA:OCCUPANCY TYPE:LOT NO.:HR-2 1/2; PDLos Gatos527-09-03615365 Santella CourtV-NR/ Sprinklered - V-B2 AcresR-3 Single Family Dwelling9BUILDING DATAGROSS LOT SIZEREQ'D /ALLOWEDPROPOSED"SETBACKS"MINIMUM FRONT YARD - ROADMINIMUM SIDE YARDMINIMUM SIDE YARDMINIMUM REAR YARDMAXIMUM BUILDING HEIGHTAVERAGE LOT SLOPE TOTAL UPPER LEVEL DECK AREASFLOOR AREA RATIO (F.A.R) ALLOWABLE FLOOR AREATOTAL HABITABLE BUILDING AREA (including Basement Area) COVERED PARKINGGARAGE AREAFRONT PARKING AND FIRE TRUCK TURN AROUND AREALOWER (BELOW DECK) PATIO AREABELOW GRADE AREAOFF STREET (UNENCLOSED) PARKINGFRONT DRIVE WAY AREATOTAL IMPERVIOUS SURFACE (LOT COVERAGE) AREA REMAINING HARDSCAPE AREAGROSS LOT SIZE MINUS DRIVEWAY ARMDRIVEWAY PORTION OF LOT AREA (Narrow Width)NET LOT SIZESouthEastWestNorth25'-0"22'25'0"25'0"20'0"66'0"20'0"106'0"30'0"266'0"236285 SFNA7.3%756 SF31.18%NA32,271 SF6,000 SF5,840SF711 SF890 SF3956 SF233174 SF17,617 SF5882 SF87,475 SF6,797 SF400 SF1447 SFThe Project scope involves site development, design and construction of a two level, 4 bed, 4 1/2 bath and 3 car garage, single family dwelling of 6285 sf floor area on a 2 acre, hill side, vacant lot .APPLICABLE BUILDING CODES -2016 CALIFORNIA BUILDING CODE:Part 1 Administrative CodePart 2 California Building Code (CBC), VOL. 1 & 2Part 2.5 California Residential Code (CRC)Part 3 California Electrical Code (CEC)Part 4 California Mechanical Code (CMC)Part 5 California Plumbing Code (CPC)Part 6 California Energy CodePart 8 California Historical Building CodePart 9 California Fire Code (CFC)Part 11 California Green Building Standards Code (CAL Green)Part 12 California Reference Standards CodeNation 2009 Los Gatos Town CodeAnd all other local and state laws and regulationsGOVERNING CODESABBREVIATIONSSYMBOL LEGENDGENERAL NOTESVICINITY MAPPARCEL MAP(APN): 527-09-036. Address: Lot 9,15365 Santella Court, Los Gatos CA 95032PROJECT DIRECTORYOWNERCHRISTIAN OLGAARD & HELEN OLGAARD21355 SARATOGA HILLS ROADSARATOGA CA 95070PHONE:(408) 505 7715EMAIL:CHRISTIAN@OLGAARD.COMSHEETNUMBERSHEET NAMEA000 Title SheetA100 Project Data SheetA102 SiteplanA103 Lower Level Floor PlanA104 Upper Level Floor PlanA105 Roof PlanA106 Building ElevationsA108 Building SectionsA109 Building SectionsA110 Building SectionsA115 Perspective Views-01A116 Perspective Views 02A117 Axonometric ViewsA118 Elevations with Exterior Materials IdentifiedC1 Cover SheetC2 Stormwater Pollution Prevention PlanC3 Existing TopographyC4 Grading and Drainage PlanC5 Driveway Plan and ProfileC6 Grading and Drainage PlanC7 Section and DetailsC8 Erosion Control PlanL1.0 Planting PlanL2.0 Fence Plan and Wall DetailsL2.1 Driveway Gate Plan and DetailsL2.2 DetailsL3.0 Tree PlanAllowable Floor Area & Calculation TableNameAreaCommentsL1410.11 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L2499.68 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L3229.70 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L4136.86 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L5108.77 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L665.41 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L71130.27 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L8114.84 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)Lower floor Area enclosed space thatexceeds 4 feet( in height) aboveadjacent grade)2695.65 SFU1381.96 SF Upper Floor AreaU2793.33 SF Upper Floor AreaU353.57 SF Upper Floor AreaU4241.28 SF Upper Floor AreaU5536.87 SF Upper Floor AreaU6273.46 SF Upper Floor AreaU710.86 SF Upper Floor AreaU8225.17 SF Upper Floor AreaU922.63 SF Upper Floor AreaU1054.34 SF Upper Floor AreaU11239.96 SF Upper Floor AreaUpper Floor Area2833.42 SFTotal Enclosed Gross Floor Area 5529.07 SF1" = 20'-0"1Lower Level Floor Area Calculation DiagramBasement Floor Area & Calculation TableName AreaCommentsB1292.24 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)B2318.14 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)B315.58 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)B418.58 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)B5111.71 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)Total Enclosed Basement Floor Area 756.25 SF1" = 20'-0"2Upper Level Floor Area Calculation DiagramARCHITECTHARI SRIPADANNA AIA LEEDAP SRUSTI ARCHITECTS18524 MONTPERE WAY SARATOGA CA 95070PHONE:(408) 507 8138EMAIL:HARI@SRUSTIARCHITECTS.COMSTRUCTURAL ENGINEERDOUG ROBERTSON, S.E.DAEDALUS STRUCTURAL ENGINEERING, 12930 SARATOGA AVENUE, STE B9, SARATOGA, CA 95070PHONE:(408) 517 0373 EMAIL:DOUG@DAEDALUS-ENG.COMLANDSCAPE ARCHITECTDAVID FOX, ASLADAVID R FOX & COMPANY. 1188 KOTENBURG AVE,SAN JOSE, CA 95125PHONE:(408) 761 0212 EMAIL:DAVID@FOXLA.NETFLOOR AREA CALCULATION DIAGRAMGarage Floor Area & Calculation TableName AreaCommentsG1710.44 SF Garage /Utilities Area (enlcosed area over 400 sf. shall be counted towards F.A.R)Total Enclosed Garage Floor Area 710.44 SFGarage Floor area Exemption 400.00 SFRemaing Garage Floor Area after Exemption= 310.44 SFPROPOSED TOTAL ALLWABLE FLOOR AREA=5529.07+310.44= 5,840 SF.CIVIL ENGINEERAMANDA (WILSON) MUSY-VERDEL HANNA-BRUNETTI7651 EIGLEBERRY STREET,GILROY ,CA 95020 PHONE: (408) 842-2173EMAIL:AMANDA@HANNABRUNETTI.COMMECH. & PLUMB. ENGINEERELECTRICAL ENGINEERLEED CONSULTANTSHANNON ALLISONALTER CONSULTING ENGINEERS1091 56th STREETOAKLAND CA, 94608PHONE: (510)-406-8535EMAIL: SHANNON@ALTERENGINEERS.COMDEFERRED SUBMITTALS1. Fire sprinkler system (NFPA 13-D 2016 Addition Standard) shall be installed throughout the entire structure under a separate permit. Fire SprinklerContractor shall obtain a prior approval from Water Utility Companybeforeinstallation.2. Contractor shall furnish the design and construction and installation of anapproved fire sprinkler system. The design shall be provided by an approved fire sprinkler contractor that is licensed to work in the state. 3. All labor, materials, valves, equipment and services necessary to complete theproject shall be included. Layout drawings, design and equipment lists must bereviewed and approved by the Fire Marshall and the building Departmentprior to installation. Drawings shall show the building to be completelysprinklered throughout, all concealed areas including attic and garages.DAVID MAINO ATIUM ENGINEERING3533 YORK LN SAN RAMON, CA 94582 PHONE: (913) 961-1658EMAIL: MAINO@ATIUMENG.COMDEVIN (KURTZ) JOHNSONBRIGHT GREEN STRATEGIES INC.1717 SEABRIGHT AVE. SUITE 4, SANTA CRUZ, CA 95062PHONE: (510) 863-1109 ext. 1006EMAIL: DEVIN@BRIGHTGREENSTRATEGIES.COMFire sprinkler system (NFPA 13-D 2016 Addition Standard) shall be installed throughout the entire structure under a separate permit. Fire Sprinkler Contractor shall obtain a prior approval from Water Utility Companybefore installation.80,678 SFPlanning Backcheck Submittal 05: Jan. 08, 2020 DN692'-0" 694'-0" 690'-0" 692'-0" 694'-0" 686'-0" 688'-0" 690'-0" 692'-0" 694'-0" 686'-0" 688'-0" 690'-0" 692'-0" 694'-0" 690'-0" 692'-0" 694'-0" 6 9 0 '-0 " 6 9 2 '-0 " 6 9 4 '-0 " 3A1081AY1Y6X12A1094A1102A110X4F.F 688.00EXT. F.G. 694.00693.50693.5021Extent of (from #1 to #2 ) enclosed Basement area that does not extend 16'0"X16'6"Media Room12'0"X10'0"Wine Cellar4'8"X6'0"Closet5'10"X6'6"Bath11'10"X15'10 1/2"Bedroom-Hallway9'8"X13'7"Studio9'6"X7'9"Storage13'8"X8'4"Lower Foyer-Hallway15'9"X15'3"Bedroom13'0"X17'7"Lower Entry CourtyardAREA OF FILL (3ft. Max. Ht. from <E> Grade)EXT. F.G. 693.50693.50EXT. F.G. 693.50EXT. F.G. 693.50EXT. F.G. 693.5017% SLOPE15% SLOPE16% SLOPEBasement area (756.25 SF.) not be included in the floor area ratio calculation13'4"X5'11"Wet BarEXT. F.G. 694.00EXT. F.G. 694.00TOW 690.00TOW 693.00TOW 690.212A101EXT. F.G. 688.00EXT. F.G. 688.00EXT. F.G. 688.00TOW 687.753A101more than four (4) feet above the existing or finished exterior grade.15% SLOPECUTFILLLower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"2A108Y1Y2Y6Y4Y3Y52A1094A110Basement Ceiling Level 697' - 5"Basement Ceiling Level 697' - 5"To Ceiling Ht.From Finished Ext. Grade3'-5"<E> GRADE<E>GRADE<E>GRADEFILL2'-3"EXT. <E> Grade 694' - 0"CUT3'-6"Daylight Well F.G. 690' - 6"CUT6'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"3A108X3X12A110X4X2CUT6'-0"Basement Ceiling Level 697' - 5"To Ceiling Ht.From Finished Ext. Grade3'-5"FILLMAX3'-0"FILLMAX3'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:22:08 PMA101Basement Diagrams1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950323/16" = 1'-0"1Enlarged Basement Floor Plan3/16" = 1'-0"2Partial Southwest Elevation3/16" = 1'-0"3Partial Northwest ElevationLEGENDPlanning Backcheck Submittal 05: Jan. 08, 2020 DN 592' 594' 596' 598' 600' 602' 604' 606' 608' 610' 612' 614' 616' 618' 620' 622' 624' 626' 628' 630' 632' 634' 636' 638' 640' 642' 644' 646' 648' 650' 652' 6 5 4 ' 654' 656' 656' 658' 658' 660' 660' 662' 662' 664' 664' 6 66' 666' 668' 668' 670' 670' 672' 672' 6 7 4' 674' 6 7 6' 676' 6 7 8' 678' 6 8 0' 680' 682' 682' 684' 684' 592' 592' 594' 596' 598' 600' 602' 604' 606' 608' 610' 612' 614' 616' 618' 620' 622' 624' 626' 628' 630' 632' 634' 636' 638' 640' 642' 644' 646' 648' 650' 652' 654' 656' 658' 660' 662' 664' 666' 668' 670' 672' 674' 676' 678' 680' 682' 684' 686' 688' 690' 692' 694' 696' 6 5 4 ' 6 5 6 ' 6 5 8 ' 6 6 0 ' 6 6 2 ' 664' 666' 6 6 8 ' 670' 672' 674' 67 6' 6 78' 680' 682' 684' 686' 688' 6 9 0' 6 9 2' 694' 696' 698' 700' 7 0 2 ' 704' 7 0 6' 7 0 8 ' 7 1 0 ' 7 1 2 ' 7 1 4 ' 7 1 6 ' 718' 720' 16' - 0"18' - 0"L R D A LRDALRDALRDAL R D A L R D AUTILITY EASEMENTXX#671Fair ConditionBLUE OAKX#675Fair ConditionBLUE OAKXX#662Good ConditionBLUE OAKSANTELLA CT.X#676Poor ConditionX#660Good ConditionBLUE OAKX#652Fair ConditionBLUE OAK#674Poor ConditionVALLEY OAK#668Poor ConditionBLUE OAK#682Fair ConditionBLUE OAKUTILITY EASEMENTUTILITY EASEMENTUTILITY EASEMENTLR D A LRDALRDAL R D A LRDAPRIV A TE SC EN IC EA SEM EN TPRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684Poor ConditionVALLEY OAK#683Poor ConditionBLUE OAK#685Poor ConditionVALLEY OAK#681Fair ConditionBLUE OAK#680Fair ConditionBLUE OAK#679Good ConditionBLUE OAK+680'+675'+670'+665'+692'Upper DeckLower PatioEntry StairLower Entry CourtGarage Entry/ Visitor ParkingEntry Way#653Fair ConditionBLUE OAK#654Good ConditionBLUE OAK#665Fair ConditionBLUE OAK#664Good ConditionBLUE OAK#663Fair ConditionBLUE OAK#661Good ConditionBLUE OAK#659Good ConditionBLUE OAK#667Fair ConditionCOAST LIVE OAK#666Fair ConditionBLUE OAK627Fair ConditionBLUE OAK#657Good ConditionBLUE OAK626Fair ConditionBLUE OAK#658Good ConditionBLUE OAK#670Fair Condition#669Fair ConditionBLUE OAKA1061A1064A1062A1063X#656Fair ConditionBLUE OAK624Good ConditionBLUE OAK236BLUE OAK623Good ConditionBLUE OAK622Good ConditionBLUE OAK677Good ConditionCOAST LIVE OAK1AY1Y64X1HXXLOT #9LOT #8LOT #10#244BLUE OAKBLUE OAKCOAST LIVE OAKLRDALRDAVIEW DIRECTION FROM SELINDA WAYXX4A1072A1074A1073A1075-A1076A1077A1078X620Good ConditionBLUE OAK#678Fair ConditionBLUE OAKX#691Doesn't ExistCOAST LIVE OAKX#634Fair ConditionVALLEY OAK#690Fair ConditionBLUE OAKPROPERTY LINE536.48'PROPERTY LINE536.48'BLUE OAKPROPERTY LINE30.22'P R O P ER TY LIN E3 3 3 .5 2 'P R O P ER TY LIN E 3 3 3 .5 2 'P R O P ER TY LIN E 3 3 3 .5 2 'P R O P E R T Y L I N E 9 2 .5 2 'PROPERTY LINE23.14'P R O P E R TY L I N E 15 3 .1 2 'PROPERTY LINE34.00'P R O P E R T Y L I N E 15 3 .1 2 'PROPERTY LINE410.10'PROPERTY LINE410.10'PROPERTY LINE410.10'PROPERTY LINE536.48'PROPERTY LINE410.10'REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQ D . SID EYA RD SETBA C K20'-0"PROVIDED SETBACK66'-0"PRO V ID ED SETBA C K106'-0"DRIVEWAY GATESee Landscape DrawingsTrash EnclosureVIEW DIRECTION FROM BLOSSOMHILL ROADA1181A1182A1183A1184Mailbox & Address Numbersper Santa Clara County FireDepartment StandardsASSUMED FRONTYARD PROPERTYLINER E Q U IR E DFRONT Y A R D S E TB A C K 3 0 '-0 "15358 X2Good ConditionBLUE OAKX1Good ConditionBLUE OAKZ5Good ConditionBLUE OAKZ2Good ConditionBLUE OAKZ3Good ConditionBLUE OAKY1Good ConditionBLUE OAKY2Good ConditionVALLEY OAKY4Good ConditionBLUE OAKY3Good ConditionBLUE OAKZ4Good ConditionBLUE OAKOutline of the Building Lot # 8 Driveway Entrance18'-0"Shared Driveway18'-0"Shared Driveway18'-0"Private Driveway16'-0"Roof Overhang2'-4 3/4"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:28:57 PMA102Siteplan1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321" = 20'-0"1Site PlanA1Planning Backcheck Submittal 05: Jan. 08, 2020 DN DNDNDNDNDNDNDN D NDN DNDNDNDNDNDN12'0"X10'0"Wine Cellar16'0"X16'6"Media Room4'8"X6'0"Closet5'10"X6'6"Bath11'10"X15'10 1/2"Bedroom9'8"X13'7"Studio3'0"X7'0"Mech Rm.15'9"X15'3"Bedroom6'0"X9'3"Bath6'0"X5'7 1/2"Closet18'0"X15'5"Lower Family Room16'0"X17'8"Master Bedroom16'0"X9'9 1/2"Master Bath16'0"X7'7"Master Closet12'0"X8'7"Laundry16'0"X6'0"Mud Room8'9.5"X6'0"Mech/Pool Equip. Rm.8'0"X6'0"Elec. Rm22'1"X31'11"GarageLower PatioEntry StairGarage Entry/ Visitor ParkingEntry WayDrive Way1A10813'0"X17'7"Lower Entry Courtyard49'7 1/2"X12'10"Lower Patio-Outdoor Fire Place-Hallway3A1084A1082A10812DCAY1Y2Y63BEG2.24G9Y42.52.6X3X1Y3D9A1Y5F6H1A109LRDALRDALRDALRDALRDALRDALRDALRDA2A1093A1094A1091A1103A1104A11013'4"X5'11"Wet Bar9'6"X7'9"Storage13'8"X8'4"Lower Foyer2A110X4X2FPoolWest Upper Deck Abv.OW03ED02OW02ED05ED05OW02EGD01EGD02ED07ID02ID02ID03ID02ID02690.50689.00ID10ID11-HallwayED04ID02ID12ID08ID03ID06ID02ID03ID02ID03ID13ID02ID11ID05OW03CW3W02ID03ID13CW7W01CW 6W 01OW02OW02CW3W04ID03ID02ID03ID03ID03OW02CW7W02CW7W03OW02CW3W07LCW3W07R5%F.F 688.00F.F 688.002%5%5%ID09TOW 689.50ID07690.174'0"X6'2"Store RoomED06690.50690.75PROPERTY LINE333.52'A1011REAR PROPERTY SETBACK25'-0"PROPERTY LINE536.48'42" High-Metal Railing with Glass Panel Infill andWood Hand Rail(Comply w/ C.B.C 1012 & 1013)42" High-Metal Railing with Glass Panel Infill andWood Hand Rail(Comply w/ C.B.C 1012 & 1013)SID EY A R D SE TB A C K20'-0"46'-8"40'-2"6'-6"107'-10 1/2"1'-3 3/4"11'-2"15'-8"12'-3 1/2"11'-2"1'-3 3/4"16'-1 3/4"9'-2 1/2"7'-1"19'-5"3'-1 1/4"47'-6"8'-11 1/2"6'-8 1/2"5'-10"4'-2"8'-4"13'-6"39'-3"5'-9"17'-0"16'-6"ED06ID10ED06OW0333'-2 1/2"4'-6 1/2"17'-6 1/2"22'-1"Outdoor Fireplace shall comply with the CBC and the Highlands of Los Gatos CC&R’s. 680678676674672PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:53:50 PMA103Lower Level FloorPlan1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Lower Level Floor Plan11Key NotesProvide Signage that this room will not be used for sleepingA2Planning Backcheck Submittal 05: Jan. 08, 2020 DND N DN DN DNDND N DN18"X15'0"Dining21'0"X15'0"Kitchen10'0"X5'0"Breakfast Nook15'0"X20'0"Upper Family Room5'6"X5'0"Toilet12'0"X12'0"Office7'2"X6'4"Bath12'0"X12'0"Bedroom4'6"X6'4"Closet16'0"X13'0"Upper Foyer22'0"X16'0"Living RoomLower PatioEntry StairLower Entry CourtyardGarage Entry/ Visitor ParkingEntry WayDrive WayLRDALRDALR D A 46'-8"40'-2"6'-6"1A1083A1084A1082A10812DCAY1Y2Y63BEG2.24G9Y42.52.6X3X1Y3D9A1Y5F6H9'-0"X17'8"Play Loft11'0"X17'8"Attic/Storage1A109689.00688.38LRDALRDALRDALRDALRDA2A1093A1094A1091A1103A1104A1102A110X4-Hallway15'6X16'4"Upper West Deck-East Upper DeckX2FCW7W05CW3W06RCW3W06LOW02ED05OW02OW02OW01OW01OW02OW02OW02OW02CW7W02CW3W03CW3W01CW2W02CW2W01CW2W04CW7W04CW 6W 02CW 6W 01CW7W01CW3W05CW8W01CW2W03ED03ID01CW9W02C W 9 W 0 1 ID05ID02ID03ID03ID04ED02697.431%695.33690.50698.883%2%5%5%5%698.94F.F 699.00ED05PoolCW 11W 02ID13694.00TOW 693.00TOW 690.21TOW 695.73689.50689.50700.00690.50690.42689.54689.00690.00690.17REAR PROPERTY SETBACK25'-0"SID EY A R D SE TB A C K20'-0"697.38107'-10 1/2"1'-3 3/4"11'-2"15'-8"12'-3 1/2"11'-2"1'-3 3/4"16'-1 3/4"9'-2 1/2"7'-1"19'-5"3'-1 1/4"47'-6"8'-11 1/2"6'-8 1/2"5'-10"4'-2"8'-4"13'-6"39'-3"5'-9"17'-0"16'-6"MOW06MOW04MOW20CW3W03PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:29:08 PMA104Upper Level FloorPlan1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Upper Level Floor PlanPlanning Backcheck Submittal 05: Jan. 08, 2020 Upper DeckLower DeckEntry StairLower Entry CourtGarage Entry/ Visitor ParkingEntry WayDrive Way1A1083A1084A108A1061A10632A10812DCAY1Y2Y63BEG2.24G9Y42.52.6X3X1Y3D9A1Y5F6H1A109LRDALRDALRDALRDALRDALRDALRDALRDA689.00688.38698.94694.00689.50 TOW689.50 TOW2A1093A1094A1091A1103A1104A1102A110X4X2FA1071A1072A1074A1073A1075-A1077A107819%1%1%1%2%1%17%19%Class "A" Single-Ply Membrane Roofing (CoolRoof)Vegetative Green Roof SystemVegetative Green Roof SystemRoofing Ballast (white colored gravel)Roofing Ballast (white colored gravel)Roofing Ballast (white colored gravel)Vegetative Green Roof SystemVegetative Green Roof SystemRoofing Ballast (white colored gravel)Solar Photovoltaic System-(See PV Drawings)?Roof DrainSolar Photovoltaic System-(See PV Drawings)A1182A118346'-8"40'-2"6'-6"107'-10 1/2"1'-3 3/4"11'-2"15'-8"12'-3 1/2"11'-2"1'-3 3/4"16'-1 3/4"9'-2 1/2"7'-1"19'-5"3'-1 1/4"47'-6"8'-11 1/2"6'-8 1/2"5'-10"4'-2"8'-4"13'-6"39'-3"5'-9"17'-0"16'-6"711.00711.00701.00701.00701.00701.00697.78697.79716.00716.001%710.64710.64711.00711.00710.64710.64716.00716.00711.83699.00690.44711.00701.00Roof overhang projection2'-4 3/4"Roof Drain695.19689.54PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:50:17 PMA105Roof Plan1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Roof PlanPlanning Backcheck Submittal 05: Jan. 08, 2020 Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"4A1081232.242.52.64A1093A11025' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E>GRADE22'-0"<E> GRADE35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"1A108Roof's Highest Point716'-0"DCABEGG9D9A1F6H1A1093A1091A110F25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level22'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"4A1081232.242.52.64A1093A11025' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level22'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"1A108Roof's Highest Point716'-0"DCABEGG9D9A1F6H1A1093A1091A110F25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level22'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:29:34 PMA106Building Elevations1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1South Elevation1/8" = 1'-0"2East Elevation1/8" = 1'-0"3North Elevation1/8" = 1'-0"4West ElevationPlanning Backcheck Submittal 05: Jan. 08, 2020 Lower Floor Level688'-0"Upper Floor Level699'-0"3'-0"2'-0"2'-0"1'-6"6"2'-0"2'-0"6'-0"4'-0"2'-0"3'-6"2'-0"4'-0"4'-0"8'-0"CW2W02CW2W01CW2W04CW10W01CW3W028'-0"4'-0"2'-0"OW037'-2 1/2"1'-6 3/4"2'-9"ED07ID094'-0"CW2W02CW3W03MOW206'-0"6'-0"2'-0"8'-0"6'-0"Exisiting AdjacentGrade694'-0"Upper Floor Level699'-0"6'-0"2'-0"4'-0"8'-0"13'-0"5'-8"2'-4"4'-0"4'-0"6'-0"2'-0"3'-0"3'-6"5'-0"3'-0"CW6W01ED02CW6W02CW12W038'-0"2'-0"15'-8"CW11W02CW11C01Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"8'-0"3'-0"2'-0"5'-0 3/4"5'-9"6'-0"2'-0"2'-3 3/4"4'-0"4'-0"3'-6 3/4"4'-0"4'-0"11'-6 3/4"4'-0"2'-0"6'-0"6'-0"8'-0"2'-0"3'-5 1/2"4'-0"2'-0"5'-5 3/4"6'-0"6'-0"2'-0"6'-0"2'-0"8'-0"2'-4"ED03CW2W03CW8W01CW3W05OW02OW02CW7W012'-0"4'-0"3'-0"3'-7 1/2"2'-0"4'-0"OW03CW10W01CW3W04CW7W01OW02OW02CW12W014'-0"4'-0"2'-0"3'-0"8'-0"9'-0"5'-7"CW11C01CW11W0275.9 6 °75.9 6 °Exisiting AdjacentGrade694'-0"Upper Floor Level699'-0"6'-0"2'-0"6'-0"2'-0"12'-0"12'-0"2'-0"2'-0" 4'-0"4'-0" 2'-0"CW7W04OW02CW9W02CW9W01CW12W028'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"EGD02EGD0116'-2"8'-2"8'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"2"7'-8 1/2"8'-0"2'-0"6'-0"2'-0" 4'-0"4'-0" 3'-0"13'-0"3'-0" 4'-0"4'-0" 2'-0"13'-0"2'-0"6'-0"8'-0"13'-0"3'-1 1/4" 3'-1 1/4" 3'-1 1/4" 3'-4 3/4"6'-0"2'-0"4'-0"2'-0"6'-0"8'-0"2'-0"6'-0"8'-0"2'-0"4'-0"2'-0"6'-0"3'-0" 4'-0" 2'-0"2'-0" 4'-0"2'-0"6'-0"9'-0"2'-0" 4'-0" 3'-0"9'-0"2'-0" 4'-0"4'-0" 3'-4 1/2"6'-0"4'-0"3'-4"ED06CW3W07ROW02CW3W03OW01CW3W01OW01ED05CW3W06LOW02CW3W06ROW02ED05CW7W05OW02CW10W01OW03OW02CW7W03ED02CW3W07LED05OW02ED05CW2W04ED06Exisiting AdjacentGrade694'-0"Ceiling Level709'-0"709' - 0"Roof2'-10"2'-6"15'-8"CW4W01MOW01MOW01MOW01MOW013'-11"3'-11"3'-11"3'-11"Ceiling Level709'-0"2'-6"2'-10"2'-0"CW1W01LPROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:29:35 PMA107Door WindowSchedules1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/4" = 1'-0"5South Garage Door ElevationWindow ScheduleMark Width Height CountDescriptionCommentsMOW01 3' - 9 3/4" 2'-4 1/2" 4 Motorized Awning WindowMOW04 2' - 4" 4'-10" 1 Operable Skylight with curbMOW06 2' - 4" 4'-10" 1 Operable Skylight with curbMOW14 2' - 0" 6'-0" 1 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillMOW15 2' - 0" 4'-0" 1 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillMOW16 4' - 0" 2'-0" 1 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillMOW20 1' - 10 3/4" 3'-10 3/4" 1 Casement WindowOW01 1' - 10 1/2" 3'-10 3/4" 3OW02 1' - 10 3/4" 5'-10 3/4" 13 Casement WindowOW03 3' - 10 1/2" 1'-10 1/2" 3 Awning WindowWN01 2' - 0" 4'-0" 3 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillWN02 2' - 0" 6'-0" 3 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillWN03 4' - 0" 2'-0" 3 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillGrand total: 38Curtain Wall ScheduleMark Length Height CountDescriptionCommentsCW1 W01L 6' - 0" 2'-6" 1 Fixed window with no interior horizontal mullionsCW1 W01R 6' - 0" 2'-6" 1 Fixed window with no interior horizontal mullionsCW2 W01 2' - 0" 6'-0" 1 Fixed window with interior horizontal mullion at 2'-0" Ht.CW2 W02 2' - 0" 8'-0" 1 Fixed window with interior horizontal mullion at 2'-0" Ht.CW2 W03 4' - 0" 8'-0" 1 Fixed window with interior horizontal mullion at 2'-0" Ht.CW2 W04 8' - 0" 4'-0" 2 Fixed window with interior horizontal mullion at 2'-0" Ht.CW2 W05 6' - 0" 8'-0" 1 Fixed window with interior horizontal mullion at 2'-0" Ht.CW3 W01 2' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W02 6' - 0" 5'-6" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W03 6' - 0" 6'-0" 2 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W04 6' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W05 9' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W06L 9' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W06R 9' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W07L 13' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W07R 13' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW4 W01 15' - 8" 2'-6" 1 Curtain Wall inset with motorized clearstory awning windowsCW5 W01 3' - 0" 5'-0" 1 Fixed window without corner vertical mullionCW6 W01 3' - 0" 8'-0" 2 Interior horizontal mullion at 2ft. Ht. & without corner vertical mullionCW6 W02 4' - 0" 8'-0" 1 Interior horizontal mullion at 2ft. Ht. & without corner vertical mullionCW7 W01 5' - 5 1/2" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner verticalmullionCW7 W01 5' - 7" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner verticalmullionCW7 W02 6' - 0" 8'-0" 2 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner verticalmullionCW7 W03 13' - 4" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner verticalmullionCW7 W04 12' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner verticalmullionCW7 W05 13' - 4" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner verticalmullionCW8 W01 11' - 8 1/2" 5'-0" 1 Slanted mullion on one side & without corner vertical mullionCW9 W01 6' - 9" 8'-0" 1 Segmented along a curved wall & horizontal mullion at 2-'0"Ht.CW9 W02 9' - 0" 8'-0" 1 Segmented along a curved wall & horizontal mullion at 2-'0"Ht.CW10 W01 4' - 0" 2'-0" 3 Inset Awning windowCW11 C01 3' - 6" 5'-0" 1 Curtain Wall-SlantedCW11 W02 8' - 0" 5'-8" 1 Curtain Wall-SlantedCW12 W01 8' - 0" 2'-0" 1 Louvered ventsCW12 W02 12' - 0" 2'-0" 1 Louvered ventsCW12 W03 15' - 8" 2'-0" 1 Louvered ventsGrand total: 41Door ScheduleMark Width Height FunctionCountDescriptionCommentsED01 5' - 0" 7'-9" Exterior 1 Entry Pivot Door with Side LitesED02 13' - 0" 8'-0" Exterior 2 Aluminum Insulated Glazed Sliding FoldingDoorED03 6' - 0" 8'-0" Exterior 1 Aluminum Narrow Style Insulated GlazedSwing Double DoorED04 6' - 0" 6'-8" Exterior 1 Aluminum Narrow Style Interior GlazedSwing Double DoorED05 2' - 103/4"7'-10 1/2" Exterior 4 Aluminum Narrow Style Insulated GlazedSwing Single DoorED06 3' - 0" 8'-0" Exterior 3 Aluminum Framed Flush Exterior Metal DoorED07 3' - 0" 7'-4" Exterior 1EGD01 8' - 0" 8'-6" Exterior 1 Aluminum Glazed Garage DoorEGD02 16' - 0" 8'-6" Exterior 1 Aluminum Glazed Garage DoorID01 6' - 0" 8'-0" Interior 1 Aluminum Narrow Style Interior GlazedSwing Double DoorID02 3' - 0" 8'-0" Interior 10 Solidcore Flush Wood DoorID03 2' - 6" 8'-0" Interior 10 Solidcore Flush Wood DoorID04 3' - 0" 6'-8" Interior 1 Solidcore Flush Wood DoorID05 3' - 0" 8'-0" Interior 3 Cased OpeningID06 3' - 6" 8'-0" Interior 1 Cased OpeningID07 4' - 0" 8'-0" Interior 1 Cased OpeningID08 5' - 0" 8'-0" Interior 1 Cased OpeningID09 5' - 0" 3'-8 1/2" Interior 1 Cased OpeningID10 6' - 0" 8'-0" Interior 2 Glass Sliding Double DoorID11 4' - 6" 8'-0" Interior 2 Glass Sliding Double DoorID12 4' - 0" 8'-0" Interior 1 Glass Sliding Double DoorID13 2' - 6" 8'-0" Interior 4 Sliding Pocket DoorID14 2' - 4" 8'-0" Interior 1 Glass SlidingPocket DoorID19 4' - 0" 8'-0" Interior 1 Cased OpeningID22 6' - 10" 6'-0" Interior 1ID24 6' - 10" 6'-0" Interior 1Grand total: 57Planning Backcheck Submittal 05: Jan. 08, 2020 Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"16'0"X17'8"Master Bedroom13'0"X17'7"Lower Entry CourtyardRoof's Highest Point716'-0"<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E>GRADE4A1081232.242.52.69'-0"X17'8"Play Loft4A1093A110-Hallway-HallwayCUT4'-0"CUT3'-3 1/2"<E> GRADE<E>GRADECUT5'-11"CUT4'-0"22'-0"2'-0"5'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"<E>GRADE<E> GRADE<E> GRADE<E> GRADE<E>GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level2A108Y1Y2Y6Y4Y3Y522'0"X16'0"Living Room16'0"X13'0"Upper Foyer12'0"X12'0"Office18'0"X15'5"Lower Family Room9'8"X13'7"Studio16'0"X16'6"Media Room2A1094A110-East Upper Deck15'6X16'4"Upper West DeckCUT6'-0"CUT4'-0"FILL2'-9"FILL3'-0"3'-8"CUT4'-9"FILL1'-0"694.0022'-0"6'-0"5'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"1A108Roof's Highest Point716'-0"<E>GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE<E>GRADEDCABEGG9D9A1F6H22'1"X31'11"Garage21'0"X15'0"Kitchen11'10"X15'10 1/2"Bedroom10'0"X5'0"Breakfast Nook1A10915'-0"3A1091A110-HallwayF4'-0"CUT3'-8"CUT6'-0"22'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"3A108<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE15'9"X15'3"Bedroom-Hallway13'0"X17'7"Lower Entry Courtyard15'0"X20'0"Upper Family RoomX3X12A110X4X2CUT4'-0"CUT6'-0"CUT4'-0"22'-0"CUT4'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:29:44 PMA108Building Sections1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Section 11/8" = 1'-0"3Section 31/8" = 1'-0"4Section 41/8" = 1'-0"2Section 2Planning Backcheck Submittal 05: Jan. 08, 2020 Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"4A1081232.242.52.625' Ht. line parallel to<E> Grade Level<E> GRADE25' Ht. line parallel to<E> Grade Level<E>GRADE<E> GRADE4A10912'0"X12'0"Office16'0"X13'0"Upper Foyer3A11018'-4"18'0"X15'5"Lower Family Room-Hallway-East Upper DeckCUT4'-0"6'-0"3'-5"22'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"3A108X3X125' Ht. line parallel to<E> Grade Level<E>GRADE<E> GRADE3'-5"12'0"X10'0"Wine Cellar18"X15'0"Dining16'0"X16'6"Media Room22'0"X16'0"Living Room2A110X4X23'-11"FILL2'-9"FILL2'-6"CUT5'-6"25' Ht. line parallel to<E> Grade Level<E> GRADE694.00693.5022'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"4A1081232.242.52.64A109CUT6'-0"8'9.5"X6'0"Mech/Pool Equip. Rm.22'1"X31'11"Garage3A11025' Ht. line parallel to<E> Grade LevelCUT3'-0"25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE22'-0"<E> GRADEFrom lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"1A108Roof's Highest Point716'-0"DCABEGG9D9A1F6H1A1093A1096'-11 1/2"11'0"X17'8"Attic/Storage16'0"X9'9 1/2"Master Bath9'-0"X17'8"Play Loft16'0"X17'8"Master Bedroom18'0"X15'5"Lower Family Room12'0"X12'0"Bedroom12'0"X12'0"Office15'0"X20'0"Upper Family Room15'9"X15'3"Bedroom6'0"X9'3"Bath22'1"X31'11"Garage1A110FCUT4'-0 1/2"CUT3'-5"CUT5'-7 3/4"25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE<E> GRADE22'-8"CUT3'-10"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:30:09 PMA109Building Sections1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Section 51/8" = 1'-0"2Section 61/8" = 1'-0"3Section 71/8" = 1'-0"4Section 8Planning Backcheck Submittal 05: Jan. 08, 2020 Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"4A1081232.242.52.64A1093A110<E> GRADE<E>GRADE<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level18'0"X15'5"Lower Family Room12'0"X12'0"Bedroom-East Upper Deck-Hallway13'8"X8'4"Lower Foyer-HallwayCUT4'-0"CUT6'-0"CUT6'-0"22'-0"CUT4'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"2A108Y1Y2Y6Y4Y3Y52A1094A11012'0"X10'0"Wine Cellar4'8"X6'0"Closet11'10"X15'10 1/2"Bedroom15'9"X15'3"Bedroom15'0"X20'0"Upper Family Room21'0"X15'0"Kitchen18"X15'0"Dining-East Upper Deck3'-5"FILL3'-0"FILL2'-7"CUT4'-0"CUT3'-0"25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E>GRADE<E>GRADE<E> GRADECUT5'-1"CUT3'-5"22'-9 1/2"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"1A108Roof's Highest Point716'-0"DCABEGG9D9A1F6H1A1093A1091A11021'0"X15'0"Kitchen11'10"X15'10 1/2"Bedroom5'10"X6'6"Bath-Hallway9'8"X13'7"Studio-Hallway16'0"X13'0"Upper Foyer13'8"X8'4"Lower Foyer13'0"X17'7"Lower Entry Courtyard12'0"X8'7"Laundry22'1"X31'11"GarageF25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E>GRADE<E> GRADE<E> GRADECUT6'-0"CUT6'-0"4'-0"22'-0"From lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"Lower Floor Level688'-0"Upper Floor Level699'-0"Ceiling Level709'-0"Roof's Highest Point716'-0"3A108X3X12A110X411'10"X15'10 1/2"Bedroom-Hallway13'4"X5'11"Wet Bar9'6"X7'9"Storage16'0"X13'0"Upper Foyer21'0"X15'0"Kitchen10'0"X5'0"Breakfast NookX225' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E>GRADECUT6'-0"22'-0"<E> GRADEFrom lowest point of building perimeter to the highest28'-0"35' ABV. LowestBuilding Element717'-0"Exisiting AdjacentGrade694'-0"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:30:39 PMA110Building Sections1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Section 91/8" = 1'-0"2Section 101/8" = 1'-0"3Section 111/8" = 1'-0"4Section 12Planning Backcheck Submittal 05: Jan. 08, 2020 PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:30:41 PMA115Perspective Views-011062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032AERIAL VIEW FROM NORTH EASTVIEW FROM WESTVIEW FROM RIGHT SIDE YARDVIEW TOWARDS FRONT ENTRYVIEW FROM NORTHPlanning Backcheck Submittal 05: Jan. 08, 2020 PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:30:43 PMA116Perspective Views 021062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032VIEW FROM EASTVIEW FROM SOUTH WESTVIEW FROM NORTH WESTVIEW FROM SOUTH EASTVIEW FROM DRIVEWAY9"Planning Backcheck Submittal 05: Jan. 08, 2020 PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:30:46 PMA117Axonometric Views1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032AXONOMETRIC VIEW FROM NORTH EASTAXONOMETRIC VIEW FROM NORTH WESTAXONOMETRIC VIEW FROM SOUTH EASTAXONOMETRIC VIEW FROM SOUTH WESTPlanning Backcheck Submittal 05: Jan. 08, 2020 A4A1A1A1A2A1A1A3A3A3A1A3A3A3A3A3A3A5A5A2A2A4A1A4A4?A2A3A2A1A4A3A3A5A1A2A1A4A3A3A3A3A3A2A3A2A5A4A2A7A3A1A3A1A3A1A4A4A2A3A6A7A7A8A8A1A2A3A3A3A3A3A3A2A1A3A5A3A2A2A1A1A7PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 201912341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2021R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019HOA Backcheck Submittal 04: Nov 01 2019Planning Backcheck Submittal 04: Nov 15 201911/14/2019 2:31:25 PMA118Elevations withExterior MaterialsIdentified1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1East Elevation with Exterior Materials Identified1/8" = 1'-0"2North Elevation with Exterior Materials Identified1/8" = 1'-0"3South Elevation with Exterior Materials Identified1/8" = 1'-0"4West Elevation with Exterior Materials IdentifiedEast Elevation of MaterialsA1 Iron Corten Sintered Stone Cladding Panel 759 SFA2 Phedra Sintered Stone Cladding Panel 303 SFA3 Glass964 SFA4 Painted steel139 SFA5 Concrete471 SFNorth Elevation of MaterialsA1 Iron Corten Sintered Stone Cladding Panel 332 SFA2 Phedra Sintered Stone Cladding Panel 358 SFA3 Glass630 SFA4 Painted Metal86 SFA5 Concrete176 SFA7 Class A Single Ply Membrane Roofing 49 SFSouth Elevation of MaterialsA1 Iron Corten Sintered Stone Cladding Panel 364 SFA2 Phedra Sintered Stone Cladding Panel 248 SFA3 Glass224 SFA4 Painted steel79 SFA5 Concrete78 SFA6 Solar Panel232 SFA7 Class A Single Ply Membrane Roofing 50 SFA8 Obscure Tempered Glass138 SFWest Elevation of MaterialsA1 Iron Corten Sintered Stone Cladding Panel 699 SFA2 Phedra Sintered Stone Cladding Panel 319 SFA3 Glass396 SFA4 Painted steel135 SFA5 Concrete302 SFA7 Class A Single Ply Membrane Roofing 85 SFLRV tableKeyNameMaterialTotal SF of Material % of total SF LRV SF% x LRVA1 Iron Corten Sintered StoneCladding Panel2154 SF28.28 12.1 342.18A2 Phedra Sintered StoneCladding Panel1228 SF16.12 17 274.04A3 Glass2214 SF2911 319A4 Painted steel439 SF5.712.64 72.04A5 Concrete1027 SF13.48 13.7 184.67A6 Solar Panel232 SF310 30A7 Class A Single PlyMembrane Roofing184 SF2.41 18.1 43.62A8 Obscure Tempered Glass 138 SF1.81 20 36.2Grand total: 87616 SF1301.75Phedra Sintered Stone Cladding PanelType: Stone Cladding PanelColor: Light GrayLRV: 17Source: NeolithIron Corten Sintered Stone Cladding PanelType: Stone Cladding PanelColor: Iron corten LRV: 12.1Source: NeolithClass A Single Ply Membrane RoofingType: N/AColor: GrayLRV: 18.1Source: IB Roof systemsGlass Type: Cardinal LoE 366 dual pane Color: ClearLRV: 11Source: Cardinal Glass IndustriesPainted SteelType: N/AColor: City shadowLRV: 12.64Source: Benjamin MooreConcreteType: Board formed concreteColor: Dark gray LRV: 13.7Source: PolyflorSolar Panel Type: Solar Photovoltaic systemColor: N/ALRV: 10Source: SunPowerCumulative Building LRV : 13.01Planning Backcheck Submittal 05: Jan. 08, 2020 REV.: DEC. 2015 VICINITY MAP PLAN FOR THE IMPROVEMENT OFLANDS OF OLGAARDPARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOSTOWN NOTES, PROJECT DATA, LEGEND & ABBREVIATIONSARCHITECTURE AND SITE APPLICATION NO. S-18-052REVISIONSBYDATEPROJECT NO.:SCALE:ENGR:CHECK:DRAWN:DESIGN:DATE: OCTOBER 22, 2019AMXXAMTMAS SHOWN18080SHEET INDEX C1 TOWN NOTES, PROJECT DATA LEGEND & ABBREVIATIONS C2 BLUEPRINT FOR A CLEAN BAY SHEET C3 EXISTING TOPOGRAPHY PLAN C4 SITE PLAN C5 DRIVEWAY PLAN & PROFILE C6 GRADING & DRAINAGE PLAN C7 SECTION AND DETAILS C8 EROSION CONTROL PLAN PLAN FOR THE IMPROVEMENT OF TOWN OF LOS GATOS GRADING & DRAINAGE PLANS ARCHITECTURE AND SITE APPLICATION NO. S-18-052 TOTAL SITE AREA: ____________ SF TOTAL SITE AREA DISTURBED: ____________ SF (INCLUDING CLEARING, GRADING OR EXCAVATING) EXISTING AREA (SF) PROPOSED AREA (SF) REPLACED NEW TOTAL AREA POST-PROJECT (SF) IMPERVIOUS AREA TOTAL NEW & REPLACED IMPERVIOUS AREA PERVIOUS AREA TABLE OF PROPOSED PERVIOUS AND IMPERVIOUS AREAS AB AGGREGATE BASE AC ASPHALT CONCRETE AD AREA DRAIN ARV AIR RELEASE VALVE BC BACK OF CURB BFP BACKFLOW PREVENTER BW BOTTOM OF WALL CATV CABLE TELEVISION CB CATCH BASIN CFS CUBIC FEET PER SECOND C/L CENTERLINE CMP CORRUGATED METAL PIPE CO CLEANOUT CY CUBIC YARD DCVA DOUBLE CHECK VALVE ASSEMBLY DI DROP INLET DIA DIAMETER DIP DUCTILE IRON PIPE DWY DRIVEWAY (E) EAST EG EXISTING GRADE ELEC ELECTRICAL EP EDGE OF PATH EVAE EMERGENCY VEHICLE ACCESS EASEMENT EX EXISTING FC FACE OF CURB FDC FIRE DEPARTMENT CONNECTION FF FINISHED FLOOR ELEVATION FG FINISHED GRADE FH FIRE HYDRANT FL FLOW LINE FM FORCED MAIN FS FIRE SERVICE FT FEET ABBREVIATIONS 8SHEET OF C1CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.G GAS GA GAUGE GB GRADE BREAK GM GAS METER GS GAS SERVICE HDPE HIGH-DENSITY POLYETHYLENE HP HIGH POINT IEE INGRESS/EGRESS EASEMENT IN INCH INV INVERT ELEVATION LAT LATERAL LG LIP OF GUTTER LP LOW POINT MAX MAXIMUM MH MANHOLE MIN MINIMUM MPH MILES PER HOUR (N) NORTH N.T.S. NOT TO SCALE O.C. ON CENTER O.D. OUTSIDE DIAMETER PAD PAD ELEVATION PCC PORTLAND CEMENT CONCRETE PERF PERFORATED PG&E PACIFIC GAS & ELECTRIC COMPANY PIEE PRIVATE INGRESS/EGRESS EASEMENT PL PROPERTY LINE PR PROPOSED PSDE PRIVATE STORM DRAIN EASEMENT PSE PUBLIC SERVICE EASEMENT PSSE PRIVATE SANITARY SEWER EASEMENT PUE PUBLIC UTILITY EASEMENT PVC POLYVINYL CHLORIDE R RADIUS RCP REINFORCED CONCRETE PIPE RIM RIM ELEVATION R/W RIGHT-OF-WAY (S) SOUTH S SLOPE SCC SANTA CLARA COUNTY SCCFD SANTA CLARA COUNTY FIRE DEPARTMENT SD STORM DRAIN SDCO STORM DRAIN CLEANOUT SDE STORM DRAIN EASEMENT SDMH STORM DRAIN MANHOLE SDR STANDARD DIMENSION RATIO SF SQUARE FEET SJWC SAN JOSE WATER COMPANY SS SANITARY SEWER SSCO SANITARY SEWER CLEANOUT SSE SANITARY SEWER EASEMENT SSMH SANITARY SEWER MANHOLE STD STANDARD S/W SIDEWALK TC TOP OF CURB TELE TELEPHONE TLG TOWN OF LOS GATOS TW TOP OF WALL TYP TYPICAL VCP VITRIFIED CLAY PIPE (W) WEST W WATER WM WATER METER WS WATER SERVICE WV WATER VALVE WVSD WEST VALLEY SANITATION DISTRICT XING CROSSING 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERSLAND SURVEYORSCONSTRUCTION MANAGERSHANNA-B UNTTIEST. 19107651 EIGLEBERRY STREET GILROY 95020 CALIFORNIAOFFICE (408) 842-2173 FAX (408) 842-3662EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 GENERAL NOTES 1. PROPERTY ADDRESS: 15365 SANTELLA COURT 2. PROPERTY OWNER: CHRISTIAN & HELEN OLGAARD 3. ASSESSORS PARCEL NUMBER: 527-09-018 4. EXISTING USE: VACANT 5. EXISTING ZONING: HR-2 1 2: PD 6. PROPOSED USE: SINGLE FAMILY RESIDENTIAL 7. PROPOSED ZONING: HR-2 1 2: PD 8. SITE AREA: 87,475 SQ. FT. (GROSS); DRIVEWAY: 6,797 SQ. FT.; 80,678 SQ. FT. (NET) 9. APPLICANT/DEVELOPER: CHRISTIAN & HELEN OLGAARD 10. CONSULTANTS: 11. WATER SUPPLY: SAN JOSE WATER COMPANY 12. SANITARY SEWER DISPOSAL: WEST VALLEY SANITATION DISTRICT 13. GAS AND ELECTRIC: PACIFIC GAS & ELECTRIC 14. TELEPHONE: FRONTIER COMMUNICATIONS 15. CABLE: XFINITY 16. STORM DRAIN: TOWN OF LOS GATOS 17. FIRE PROTECTION: SANTA CLARA COUNTY FIRE DEPARTMENT 18. DATUM: 19. BASIS OF BEARINGS: BEARINGS AND DISTANCES ON THESE PLANS ARE BASED ON THE "CERTIFICATE OF LOT LINE ADJUSTMENT" DOCUMENT NO. 22956909; DATED MAY 19, 2015. SANTA CLARA COUNTY RECORDER. 20. BENCHMARK INFORMATION: TOPOGRAPHIC SURVEY PROVIDED BY OWNER AND PERFORMED BY OTHERS. PROJECT BENCHMARK SET IN CULDESAC OF SANTELLA COURT A NAIL AND SHINER AT ELEVATION OF 721.01 FEET. TOWN OF LOS GATOS STANDARD GRADING NOTES 1. ALL WORK SHALL CONFORM TO CHAPTER 12 OF THE CODE OF THE TOWN OF LOS GATOS, THE ADOPTED CALIFORNIA BUILDING CODE AND THE LATEST EDITION OF THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION EXCEPT AS SPECIFIED OTHERWISE ON THESE PLANS AND DETAILS. 2. NO WORK MAY BE STARTED ON-SITE WITHOUT AN APPROVED GRADING PLAN AND A GRADING PERMIT ISSUED BY THE TOWN OF LOS GATOS, PARKS AND PUBLIC WORKS DEPARTMENT LOCATED AT 41 MILES AVENUE, LOS GATOS, CA 95030. 3.A PRE-JOB MEETING SHALL BE HELD WITH THE TOWN ENGINEERING INSPECTOR FROM THE PARKS AND PUBLIC WORKS DEPARTMENT PRIOR TO ANY WORK BEING DONE. THE CONTRACTOR SHALL CALL THE INSPECTIONS LINE AT (4080 399-5771 AT LEAST FORTY-EIGHT (48) HOURS PRIOR TO ANY GRADING OR ONSITE WORK. THIS MEETING SHOULD INCLUDE: a. A DISCUSSION OF THE PROJECT CONDITIONS OF APPROVAL, WORKING HOURS, SITE MAINTENANCE AND OTHER CONSTRUCTION MATTERS; b. ACKNOWLEDGEMENT IN WRITING THAT CONTRACTOR AND APPLICANT HAVE READ AND UNDERSTAND THE PROJECT CONDITIONS OF APPROVAL, AND WILL MAKE CERTAIN THAT ALL PROJECT SUB-CONTRACTORS HAVE READ AND UNDERSTAND THEM PRIOR TO COMMENCING WORK AND THAT A COPY OF THE PROJECT CONDITIONS OF APPROVAL WILL BE POSTED ON SITE AT ALL TIMES DURING CONSTRUCTION. 4. APPROVAL OF PLANS DOES NOT RELEASE THE DEVELOPER OF THE RESPONSIBILITY FOR THE CORRECTION OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF, DURING THE COURSE OF CONSTRUCTION OF THE IMPROVEMENTS, PUBLIC INTEREST AND SAFETY REQUIRES A MODIFICATION OR DEPARTURE FROM THE TOWN SPECIFICATIONS OR THESE IMPROVEMENT PLANS, THE TOWN ENGINEER SHALL HAVE FULL AUTHORITY TO REQUIRE SUCH MODIFICATION OR DEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE MADE. 5. APPROVAL OF THIS PLAN APPLIES ONLY TO THE GRADING, EXCAVATION, PLACEMENT, AND COMPACTION OF NATURAL EARTH MATERIALS. THIS APPROVAL DOES NOT CONFER ANY RIGHTS OF ENTRY TO EITHER PUBLIC PROPERTY OR THE PRIVATE PROPERTY OF OTHERS AND DOES NOT CONSTITUTE APPROVAL OF ANY OTHER IMPROVEMENTS. 6. EXCAVATED MATERIAL SHALL BE PLACED IN THE FILL AREAS DESIGNATED OR SHALL BE HAULED AWAY FROM THE SITE TO BE DISPOSED OF AT APPROVED LOCATION(S). 7. IT SHALL BE THE RESPONSIBILITY OF THE PERMITTEE OR CONTRACTOR TO IDENTIFY, LOCATE AND PROTECT ALL UNDERGROUND FACILITIES. PERMITTEE OR CONTRACTOR SHALL NOTIFY USA (UNDERGROUND SERVICE ALERT) AT 1-800-227-2600 A MINIMUM OF FORTY-EIGHT (48) HOURS BUT NOT MORE THAN FOURTEEN (14) DAYS PRIOR TO COMMENCING ALL WORK. 8. ALL GRADING SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY WITH THE STANDARDS ESTABLISHED BY THE AIR QUALITY MANAGEMENT DISTRICT FOR AIRBORNE PARTICULATES. 9. THE CONTRACTOR SHALL COMPLY WITH ALL LOCAL, STATE AND FEDERAL LAWS, CODES, RULES AND REGULATIONS GOVERNING THE WORK IDENTIFIED ON THESE PLANS. THESE SHALL INCLUDE, WITHOUT LIMITATION, SAFETY AND HEALTH RULES AND REGULATIONS ESTABLISHED BY OR PURSUANT TO THE OCCUPATIONAL SAFETY AND HEALTH ACT OR ANY OTHER APPLICABLE PUBLIC AUTHORITY. 10. THE GENERAL CONTRACTOR SHALL PROVIDE QUALIFIED SUPERVISION ON THE JOB SITE AT ALL TIMES DURING CONSTRUCTION. 11. 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 (ALL WALLS TO BE PERMITTED SEPARATELY AND APPLIED FOR AT THE TOWN OF LOS GATOS BUILDING DIVISION). b. TOE AND TOP OF CUT AND FILL SLOPES. 12. PRIOR TO ISSUANCE OF ANY PERMIT, THE APPLICANT'S SOILS ENGINEER SHALL REVIEW THE FINAL GRADING AND DRAINAGE PLANS TO ENSURE THAT DESIGNS FOR FOUNDATIONS, RETAINING WALLS, SITE GRADING, AND SITE DRAINAGE ARE IN ACCORDANCE WITH THEIR RECOMMENDATIONS AND THE PEER REVIEW COMMENTS. THE APPLICANT'S SOILS ENGINEER'S APPROVAL SHALL THEN BE CONVEYED TO THE TOWN EITHER BY LETTER OR BY SIGNING THE PLANS. SOILS ENGINEER ___________________________________________________ REFERENCE REPORT NO. __________________, DATED ____________, 20 ______ LETTER NO. __________, DATED ____________, 20 ___, SHALL BE THOROUGHLY COMPLIED WITH. BOTH THE MENTIONED REPORT AND ALL UPDATES/ADDENDUMS/ LETTERS ARE HEREBY APPENDED AND MADE A PART OF THIS GRADING PLAN. 13. DURING CONSTRUCTION, ALL EXCAVATIONS AND GRADING SHALL BE INSPECTED BY THE APPLICANT'S SOILS ENGINEER. THE ENGINEER SHALL BE NOTIFIED AT LEAST FORTY-EIGHT (48) HOURS BEFORE BEGINNING ANY GRADING. THE ENGINEER SHALL BE ON-SITE TO VERIFY THAT THE ACTUAL CONDITIONS ARE AS ANTICIPATED IN THE DESIGN-LEVEL GEOTECHNICAL REPORT AND/OR PROVIDE APPROPRIATE CHANGES TO THE REPORT RECOMMENDATIONS, AS NECESSARY. ALL UNOBSERVED AND/OR UNAPPROVED GRADING SHALL BE REMOVED AND REPLACED UNDER SOILS ENGINEER OBSERVANCE (THE TOWN INSPECTOR SHALL BE MADE AWARE OF ANY REQUIRED CHANGES PRIOR TO WORK BEING PERFORMED). 14. THE RESULTS OF THE CONSTRUCTION OBSERVATION AND TESTING SHOULD BE DOCUMENTED IN AN “AS-BUILT” LETTER/REPORT PREPARED BY THE APPLICANTS' SOILS ENGINEER AND SUBMITTED FOR THE TOWN'S REVIEW AND ACCEPTANCE BEFORE FINAL RELEASE OF ANY OCCUPANCY PERMIT IS GRANTED. 15. ALL PRIVATE AND PUBLIC STREETS ACCESSING PROJECT SITE SHALL BE KEPT OPEN AND IN A SAFE, DRIVABLE CONDITION THROUGHOUT CONSTRUCTION. IF TEMPORARY CLOSURE IS NEEDED, THEN FORMAL WRITTEN NOTICE TO THE ADJACENT NEIGHBORS AND THE TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT SHALL BE PROVIDED AT LEAST ONE (1) WEEK IN ADVANCE OF CLOSURE AND NO CLOSURE SHALL BE GRANTED WITHOUT THE EXPRESS WRITTEN APPROVAL OF THE TOWN. NO MATERIAL OR EQUIPMENT SHALL BE STORED IN THE PUBLIC OR PRIVATE RIGHT-OF-WAY. 16. THE CONTRACTOR SHALL INSTALL AND MAINTAIN FENCES, BARRIERS, LIGHTS AND SIGNS THAT ARE NECESSARY TO GIVE ADEQUATE WARNING AND/PROTECTION TO THE PUBLIC AT ALL TIMES. 17. OWNER/APPLICANT: CHRISTIAN & HELEN OLGAARD PHONE: 408 505-7715 18. GENERAL CONTRACTOR: ________________________ PHONE: ______________ 19. GRADING CONTRACTOR: ________________________ PHONE: ______________ 20.CUT: ±2,348 CY EXPORT: ±2,154 CY FILL: ±194 CY IMPORT: 0 CY 21. WATER SHALL BE AVAILABLE ON THE SITE AT ALL TIMES DURING GRADING OPERATIONS TO PROPERLY MAINTAIN DUST CONTROL. 22. THIS PLAN DOES NOT APPROVE THE REMOVAL OF TREES. APPROPRIATE TREE REMOVAL PERMITS AND METHODS OF TREE PRESERVATION SHALL BE REQUIRED. TREE REMOVAL PERMITS ARE REQUIRED PRIOR TO THE APPROVAL OF ALL PLANS. 23. A TOWN ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN THE PUBLIC RIGHT-OF-WAY. A STATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN STATE RIGHT-OF-WAY (IF APPLICABLE). THE PERMITTEE AND/OR CONTRACTOR SHALL BE RESPONSIBLE COORDINATING INSPECTION PERFORMED BY OTHER GOVERNMENTAL AGENCIES. 24. NO CROSS-LOT DRAINAGE WILL BE PERMITTED WITHOUT SATISFACTORY STORMWATER ACCEPTANCE DEED/FACILITIES. ALL DRAINAGE SHALL BE DIRECTED TO THE STREET OR OTHER ACCEPTABLE DRAINAGE FACILITY VIA A NON-EROSIVE METHOD AS APPROVED BY THE TOWN ENGINEER. 25. IT IS THE RESPONSIBILITY OF CONTRACTOR AND/OR OWNER 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. 26. GOOD HOUSEKEEPING PRACTICES SHALL BE OBSERVED AT ALL TIMES DURING THE COURSE OF CONSTRUCTION. SUPERINTENDENCE OF CONSTRUCTION SHALL BE DILIGENTLY PERFORMED BY A PERSON OR PERSONS AUTHORIZED TO DO SO AT ALL TIMES DURING WORKING HOURS. THE STORING OF GOODS AND/OR MATERIALS ON THE SIDEWALK AND/OR THE STREET WILL NOT BE ALLOWED UNLESS A SPECIAL PERMIT IS ISSUED BY THE ENGINEERING DIVISION. THE ADJACENT PUBLIC RIGHT-OF-WAY SHALL BE KEPT CLEAR OF ALL JOB RELATED DIRT AND DEBRIS AT THE END OF THE DAY. FAILURE TO MAINTAIN THE PUBLIC RIGHT-OF-WAY ACCORDING TO THIS CONDITION MAY RESULT IN PENALTIES AND/OR THE TOWN PERFORMING THE REQUIRED MAINTENANCE AT THE DEVELOPER'S EXPENSE. 27. GRADING SHALL BE UNDERTAKEN IN ACCORDANCE WITH CONDITIONS AND REQUIREMENTS OF THE PROJECT STORM WATER POLLUTION CONTROL PLAN AND/OR STORM WATER POLLUTION PREVENTION PLAN (SWPPP), THE TOWN OF LOS GATOS STORM WATER QUALITY MANAGEMENT PROGRAM, NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) AND ANY OTHER PERMITS/REQUIREMENTS ISSUED BY THE STATE OF CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD. PLANS (INCLUDING ALL UPDATES) SHALL BE ON-SITE AT ALL TIMES. NO DIRECT STORMWATER DISCHARGES FROM THE DEVELOPMENT WILL BE ALLOWED ONTO TOWN STREETS OR INTO THE PUBLIC STORM DRAIN SYSTEM WITHOUT TREATMENT BY AN APPROVED STORM WATER POLLUTION PREVENTION DEVICE OR OTHER APPROVED METHODS. MAINTENANCE OF PRIVATE STORMWATER POLLUTION PREVENTION DEVICES SHALL BE THE SOLE RESPONSIBILITY OF THE OWNER. DISCHARGES OR CONNECTION WITHOUT TREATMENT BY AN APPROVED AND ADEQUATELY OPERATING STORMWATER POLLUTION PREVENTION DEVICE OR OTHER APPROVED METHOD SHALL BE CONSIDERED A VIOLATION OF THE ABOVE REFERENCED PERMIT AND THE TOWN OF LOS GATOS STORMWATER ORDINANCE. TOWN OF LOS GATOS NPDES NOTES 1. SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURAL CONTROLS AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 2. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 3. APPROPRIATE BEST MANAGEMENT PRACTICES (BMPS) FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILL OR RESIDES SHALL BE IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 4. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITES AND MUST NOT BE DISCHARGED TO RECEIVING WATERS OR TO THE LOCAL STORM DRAIN SYSTEM. 5. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF THE REQUIRED BEST MANAGEMENT PRACTICES (BMPS) AND GOOD HOUSEKEEPING MEASURES FOR THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS. 6. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY, ALL CONSTRUCTION DEBRIS AND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS. 7. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT A STORM DOES NOT CARRY WASTE OR POLLUTANTS OFF OF THE SITE. DISCHARGES OF MATERIAL OTHER THAN STORMWATER (NON-STORMWATER DISCHARGES) ARE PROHIBITED EXCEPT AS AUTHORIZED BY AN INDIVIDUAL NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT OR THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTES FROM PAINTS, STAINS, SEALANTS, SOLVENTS, DETERGENTS, GLUES, LIME, PESTICIDES, HERBICIDES, FERTILIZERS, WOOD PRESERVATIVES AND ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; CONCRETE AND RELATED CUTTING OR CURING RESIDUES; FLOATABLE WASTES; WASTES FROM ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING; WASTES FROM STREET CLEANING; AND SUPERCHLORINATED POTABLE WATER FROM LINE FLUSHING AND TESTING. DURING CONSTRUCTION, DISPOSAL OF SUCH MATERIALS SHOULD OCCUR IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITE PHYSICALLY SEPARATED FROM POTENTIAL STORMWATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS. 8. DISCHARGING CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING GROUNDWATER THAT HAS INFILTRATED INTO THE CONSTRUCTION SITE IS PROHIBITED. DISCHARGING OF CONTAMINATED SOILS VIA SURFACE EROSION IS ALSO PROHIBITED. DISCHARGING NON-CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING ACTIVITIES REQUIRES A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROL BOARD. HOUSE FOOTPRINT CUT (CY)MAX CUT HEIGHT (SF) POOL DRIVEWAY / ACCESS LANDSCAPE / OUTDOOR TOTAL FILL (CY)MAX FILL DEPTH (SF)EXPORT (CY) ATTACHED GARAGE ACCESSORY BUILDING CELLAR AREA DESCRIPTION TABLE OF PROPOSED EARTHWORK QUANTITIES ±771 ±189 ±472 ±663 0 0 ±121 ±73 ±2,348 ±194 8.0 11.8 2.6 4 0 0 2.5 3 ±771 ±189 ±351 ±590 ±2,154 N/A ±253 N/A N/A 0 N/A 7.9 0 ±253 REV.: SEPT. 20168SHEET OF C2PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM NONE CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD BLUEPRINT FOR A CLEAN BAY ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 LOT 8LOT 9LOT 1010'P.S.D.E.W W W W W WWWW60'DRAINAGE EASEMENTDOC# 19705898REV.: SEPT. 20168SHEET OF C3PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM 1"=30' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD EXISTING TOPOGRAPHY ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 LOT 8LOT 9LOT 1010'P.S.D.E.W W W W W WWWW60'DRAINAGE EASEMENTDOC# 19705898REV.: SEPT. 20168SHEET OF C4PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM 1"=30' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD GRADING & DRAINAGE PLAN ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 LOT 910'P.S.D.E.WWWWWREV.: SEPT. 20168SHEET OF C5PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM 1"=10' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD DRIVEWAY PLAN & PROFILE ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 OT 810'P.S.D.E.REV.: SEPT. 20168SHEET OF C6PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM 1"=10' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD GRADING & DRAINAGE PLAN ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 5 REV.: SEPT. 20168SHEET OF C7PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM 1"=10' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD SECTION AND DETAILS ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 LOT 8LOT 9LOT 1010'P.S.D.E.WWWWWWREV.: SEPT. 20168SHEET OF C8PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: OCTOBER 22, 2019 AM XX AM TM 1"=20' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 GRADING & DRAINAGE PLANS LANDS OF OLGAARD EROSION CONTROL PLAN ARCHITECTURE AND SITE APPLICATION NO. S-18-052 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 1 To: Town Council, meeting March 3, 2020 Re: 15365 Santella Court, S-18-052 From: Dave Weissman I write in regard to my appeal of the project at the above address, focusing on the building elevation of this proposed house and the Town’s recently revised Visibility Analysis Methodology. Per Los Gatos Town codes, if more than 24.5% of a building elevation is visible from a designated Town viewing area, then the house’s height is limited to 18 feet. I presented this issue at the Planning Commission hearing on January 8, 2020. Subsequently, from information supplied by the applicant, in respose to a request I made following the Commission hearing, it appears that I underestimated the extent of the problem. According to Town staff, ‘Building Elevation’, or just ‘Elevation’ is not defined anywhere in Town codes. But its definition is readily accessible in textbooks and on the Internet. Here are 2 identical, if differently worded alternatives: (1) An accurately scaled, 2-dimension drawing of any vertical surface of a building, or (2) A horizontal orthographic projection of a building on to a vertical plane, the vertical plane normally being parallel to one side of the building. Staff supplied the applicant with an example of an elevation Visibility Analysis (see Figure 1) that was recently done on the adjacent Lot 10 house. Note the pink rectangular section in Fig. 1 – that is the building elevation of the proposed Lot 10 house from the same Viewing Platform that was used for the A&S application before you. ATTACHMENT 14 2 For the proposed house on Lot 10 in Figure 1, the relevant numbers were: Visible Area: 606.6 SF Total Area: 2,306.7 SF This yields a value of 24.2% (606.6 ÷ 2306.7) SF Visible. The applicant for the A&S application under this appeal, presented the following numbers to the Town and Commission: Visible Area: 917 SF Total Area: 3,825 SF This yields a value of 23.97% (917 ÷ 3825) SF Visible, which is below the threshold of 24.5% and permits the house to be taller than 18 feet. But the new information (see Figure 2), submitted by the applicant after the Commission meeting, shows that of the claimed 3,825 SF total building elevation area, only 2,935 SF are part of the 2-dimensional vertical surface of the proposed house. The remaining 890 SF are actually “site elements below finish floor.” The elevation of the proposed house is 2,935 SF, not 3,825 SF. As the applicant says in his justification letter of February 4th: “We then calculated the surface area of the building elevation and all connected mass in front of the building (including site elements such as the outdoor seating area in front of the building).” (my emphasis). Using these corrected numbers: Visible Area: 917 SF Total Area: 2,935 SF This yields a value of 31.24% (917 ÷ 2935) SF Visible, not 23.97% as claimed by the applicant. Therefore, this house should be limited to 18’ in height since it is above the threshold of 24.5%. 3 In that same letter of February 4th, the applicant continues “As shown for project at lot #10, we show all the building mass area that would be visible from the viewpoint. This logically includes the mass of the outdoor seating area, in front of the building and all site elements (applicant’s emphasis). In a similar scenario, a project with a large visible area of site elements, should be included, to give an accurate calculation of visible home.” Previous building conventions and community standards, including those applied to adjacent Lot 10, do not include ‘site elements’ when calculating building elevation area. The applicant proposes that his standard be the new Town standard going forward. It is my understanding that the Town Council and staff are given the responsibility of making Town policy, not project applicants. Now this may be a well-designed and environmentally friendly house, but at 22’ tall, it is in violation of our Town codes. I am arguing for the process here. The Planning Commission did not grant, nor did the applicant ask for, an exception to the Hillside Guidelines for height. In fact, Commissioner Janoff expressed concern that the house’s roof extended above the ridgeline, as shown on the applicant’s own drawing (see red arrow in Figure 3): And the Hillside Guidelines, page 15, limit building heights to 18 feet on significant ridgelines where the primary building projects above the physical ridgeline. (Significant ridgelines are defined on page 15 as any hill or mountain, the uppermost part of which forms the skyline visible from any established viewing platform or area. Significant ridgelines include 4 Aztec Ridge, the ridge between Blossom Hill Road and Shannon Road, but the HDS&G do not limit significant ridgelines to just these areas). I request that my appeal be granted and that this A&S application be returned back to the Planning Commission with instructions to consider this new information regarding elevation area, and that the conventional definition of building elevation be applied here and to all future A&S applications. PREPARED BY: Erin Walters Associate Planner Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS COUNCIL AGENDA REPORT MEETING DATE: 03/03/2020 ITEM NO: 6 MEETING DATE: 03/03/2020 ITEM NO: 6 DESK ITEM DATE: March 3, 2020 TO: Mayor and Town Council FROM: Joel Paulson, Community Development Director SUBJECT: Consider an appeal of a Planning Commission decision approving a request for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 1/2:PD. APN 527-09-036. Architecture and Site Application S-18-052. Project Location: 15365 Santella Court. Property Owner: Christian and Hellen Olgaard. Applicant: Hari Sripadanna. Appellant: David Weissman. REMARKS: In response to questions from a Council Member, staff has prepared the following information. What is the exact wording staff uses to determine a building's square footage? And from what ordinance/standard/etc.? Staff utilizes both the Town Code and the Hillside Development Standards and Guidelines (HDS&G) to determine a building’s square footage. Staff utilizes Town Code Section 29.10.020, Definitions, to determine gross floor area. The following is the definition for gross floor area: Floor area, gross means the entire enclosed area of all floors that are more than four (4) feet above the proposed grade, measured from the outer face of exterior walls or in the case of party walls from the centerline. Gross floor area also includes any part of exterior balconies or walkways above the ground floor required for ingress and egress. Ornamental balconies and outside unroofed corridors not required for ingress or egress are excluded. The area of elevator shafts and stairwells is also included except on the ground floor. EXHIBIT 5 PAGE 2 OF 3 SUBJECT: 15365 Santella Court/S-18-052 DATE: March 3, 2020 REMARKS (continued): Staff also utilizes the glossary in the HDS&G, to determine gross floor area. The following is the definition for gross floor area: Floor area, gross. The entire enclosed area of all floors that are more than four (4) feet above the proposed grade, measured from the outer face of exterior walls or in case of party walls from the centerline, but excluding the following: a. Areas permanently open to the sky. b. Exterior areas under roof eaves, trellises, porches or cantilevered overhangs. c. Attics. d. Cellars. e. Garages up to 400 square feet. f. Elevators and stairwells above the first floor. g. Barns and stables. What is the exact wording staff uses to determine a building's height? And from what ordinance/standard/etc.? Staff utilizes Town Code Section 29.10.020, Definitions, to determine buil ding height. The following is the definition for height: Height means the height of all structures, excluding fences, shall be determined by the plumb vertical distance from the natural or finished grade, whichever is lower and creates a lower profile, to the uppermost point of the roof edge, wall, parapet, mansard, or other point directly above that grade. For portions of a structure located directly above a cellar, the height measurement for that portion of the structure shall be measured as the plumb vertical distance from the existing natural grade to the uppermost point of the structure directly over that point in the existing natural grade. No point of the roof or other structural element within the exterior perimeter of the structure shall extend beyond the plane established by the maximum height plane except as allowed by section 29.10.090. Which of the two appeals, or both, are at issue in agenda item 6 and why? The appellant submitted a completed appeal form on January 17, 2020 (Attachment 4). Staff requested the appellant fill out a revised appeal form which reflects the adopted Town Code land use appeal process language. The appellant submitted a revised appeal form on January 29, 2020 (Attachment 5). The appeal submitted on January 29, 2020 (Attachment 5) is the PAGE 3 OF 3 SUBJECT: 15365 Santella Court/S-18-052 DATE: March 3, 2020 REMARKS (continued): appeal the Town Council is considering for Item 6, as this appea l form reflects the adopted Town Code land use appeal process language. Attachments: Previously received with the March 3, 2020 Staff Report: 1. January 8, 2020 Planning Commission Staff Report, with Exhibits 1-12 2. January 8, 2020 Planning Commission Verbatim Minutes 3. Applicant’s Handout provided at January 8, 2020 Planning Commission Meeting 4. Appeal of Planning Commission decision, received January 17, 2020 5. Appeal of Planning Commission decision, received January 29, 2020, revised form 6. Applicant’s Response to Appeal, received February 6, 2020 7. Lot 10 Visibility Analysis, referenced in applicant’s response to appeal 8. Hillside Development Standards and Guidelines, Chapter II, Section B. Visibility Analysis 9. Draft Resolution to Deny Appeal and Approve Project, with Exhibits A and B 10. Draft Resolution to Grant Appeal and Remand Project to Planning Commission 11. Draft Resolution to Grant Appeal and Deny Project 12. Visibility Analysis approved at 01-08-20 Planning Commission meeting with revised notes 13. Development Plans approved at 01-08-20 Planning Commission meeting with revised notes 14. Letter from appellant, received February 26, 2020 N:\SHARE\COUNCIL REPORTS\2020\03-03-20\06 15365 Santella Court - Appeal\Staff Report.Santella Court 15365 - DESK ITEM.docx This Page Intentionally Left Blank 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832 www.losgatosca.gov TOWN OF LOS GATOS COUNCIL AGENDA REPORT MEETING DATE: 03/17/2020 ITEM NO: 1 Minutes of the Town Council Meeting March 3, 2020 The Town Council of the Town of Los Gatos conducted a Regular Meeting on Tuesday, March 3, 2020, at 7:00 p.m. MEETING CALLED TO ORDER AT 7:00 P.M. ROLL CALL Present: Mayor Marcia Jensen, Vice Mayor Barbara Spector, Council Member Rob Rennie, Council Member Marico Sayoc. Absent: None PLEDGE OF ALLEGIANCE Adam Moore led the Pledge of Allegiance. The audience was invited to participate. PRESENTATIONS Mayor Jensen presented a Community Champion proclamation to the American Red Cross. Executive Director Ken Toren and volunteers Sherry Oliver, Denise Ramon-Herrera, and Brad Gordon, accepted on behalf of the Red Cross and thanked the Town for their support. COUNCIL/TOWN MANAGER REPORTS Council Matters -Council Member Rennie stated he met with the staff liaison of the Valley Transportation Authority (VTA) Congestion Management Committee. -Vice Mayor Spector stated she participated in a conference call regarding the Coronavirus (COVID-19) with the County of Santa Clara and individuals on the State and Federal level; she attended the West Valley Mayors and Managers meeting; she performed a ribbon cutting at Office Revolution; and she met with the staff of the West Valley Sanitation District (WVSD). Manager Matters -Outlined the precautions the Town is taking to protect the community against the Coronavirus. -Announced the Annual Youth Commissioner and Mid-Year Adult Commissioner recruitment is underway. Adult Commissioner applications are due May 8 and Youth Commissioner applications are due May 1. EXHIBIT 6 PAGE 2 OF 8 SUBJECT: Minutes of the Town Council Meeting of March 3, 2020 DATE: March 4, 2020 CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) 1. Approve Closed Session Meeting Minutes of February 18, 2020. 2. Approve Council Meeting Minutes of February 18, 2020. 3. Adopt a resolution making determinations and approving the reorganization of an uninhabited area designated as El Gato Lane No. 4, approximately 0.49 acres, located at 15765 El Gato Lane (APN 523-27-040). Annexation Application AN19-004. Property Owner/Applicant: Ed Pearson. RESOLUTION 2020-004 4. Approve the Preliminary Design and Authorize Preparation of the Final Design for the Los Gatos Creek Trail to Highway 9 Trailhead Connector Project 18-832-4505. 5. Highway 17 Bicycle and Pedestrian Overcrossing Feasibility Study a. Approve the Project Purpose and Need b. Authorize Staff to Proceed with Design Alternatives for a Separate Bicycle and Pedestrian Overcrossing. MOTION: Motion by Council Member Sayoc to approve the Consent Items. Seconded by Council Member Rennie. VOTE: Motion passed unanimously. PUBLIC HEARINGS 6. Consider an appeal of a Planning Commission decision approving a request for construction of a new single-family residence and removal of large protected trees on a vacant property zoned HR-2 1/2:PD. APN 527-09-036. Architecture and Site Application S-18-052. Project Location: 15365 Santella Court. Property Owner: Christian and Hellen Olgaard. Applicant: Hari Sripadanna. Appellant: David Weissman. RESOLUTION 2020-005 Erin Walters, Associate Planner, presented the staff report. Opened Public Comment. David Weissman, appellant - Commented on his reasons for appealing the project. Hari Sripadanna and David Fox, applicant - Commented on the project. David Weissman - Responded to the applicant’s comments. Hari Sripadanna and David Fox - Responded to the appellant’s comments. PAGE 3 OF 8 SUBJECT: Minutes of the Town Council Meeting of March 3, 2020 DATE: March 4, 2020 Public Hearing Item #6 – continued Closed Public Comment. Council discussed the matter. MOTION: Motion by Council Member Rennie to adopt a resolution denying the appeal of the Planning Commission decision and approving the application with the required findings and considerations (Attachment 9, Exhibit A), conditions of approval (Attachment 9, Exhibit B), and development plans (Attachment 13). Seconded by Council Member Sayoc. VOTE: Motion passed unanimously. MOTION: Motion by Council Member Sayoc to ask the Policy Committee to review and determine if the definition of elevation contained in the Hillside Development Standards and Guidelines should be revised. Seconded by Council Member Rennie. VOTE: Motion passed unanimously. OTHER BUSINESS 7. Staff Recommends that the Town Council Conclude the School Bus Pilot Program at the End of Fiscal Year 2019/20. Ying Smith, Transportation and Mobility Manager, presented the staff report. Opened Public Comment. Dorice Piraino - Commented in opposition of discontinuing the program. Moshe Shaham - Commented in opposition of discontinuing the program and inquired if there were any other options or compromises that could be explored. Chetan Jog - Commented in opposition of discontinuing the program and inquired if there were any other options or compromises that could be explored. PAGE 4 OF 8 SUBJECT: Minutes of the Town Council Meeting of March 3, 2020 DATE: March 4, 2020 Other Business Item #7 – continued Kristen Linden - Commented in opposition of discontinuing the program and inquired if there were any other options or compromises that could be explored. Maria Ristow - Commented in support of discontinuing the program. Sashi Balasingam - Commented in opposition of discontinuing the program and inquired if there were any other options or compromises that could explored. Leif Linden - Commented in opposition of discontinuing the program and inquired if there were any other options or compromises that could be explored. Closed Public Comment. Council discussed the matter. MOTION: Motion by Mayor Jensen to conclude the School Bus Pilot Program. Motion failed for lack of a second. MOTION: Motion by Vice Mayor Spector to continue the School Bus Pilot Program with the current budget funding, to direct staff and the community to do further analysis and to come back to Council with transportation options to and from the our schools, to consider funding options that may include the use of Measure G funds, and not be limited by Measure B congestion relief metrics or any other specified type of financing. Seconded by Mayor Jenson. VOTE: Motion passed unanimously. Recess at 9:31 p.m. Reconvene at 9:42 p.m. 8. Approve the Connect Los Gatos Program and Community Engagement Plan. Lisa Petersen, Town Engineer/Assistant Parks and Public Works Director, presented the staff report. PAGE 5 OF 8 SUBJECT: Minutes of the Town Council Meeting of March 3, 2020 DATE: March 4, 2020 Other Business Item #8 – continued Opened Public Comment. No one spoke. Closed Public Comment. Council discussed the matter. MOTION: Motion by Council Member Sayoc to approve the Connect Los Gatos Program and Community Engagement. Seconded by Council Member Rennie. VOTE: Motion passed unanimously. 9. Term Limits Initiative a. Accept Elections Official’s Certification of the Sufficiency of the Term Limits Initiative Petition, b. Adopt a Resolution Calling the Election, and RESOLUTION 2020-006 c. Direct the Inclusion of the Preliminary Estimated Cost of the Election for the Term Limits Initiative of $54,200 in the Town Manager’s Proposed Operating Budget for Fiscal Year (FY) 2020/21. Shelley Neis, Town Clerk, presented the staff report. Opened Public Comment. No one spoke. Closed Public Comment. Council discussed the matter. MOTION: Motion by Council Member Sayoc to accept the Elections Official’s certification of the sufficiency of the Term Limits Initiative Petition, adopt a resolution calling the election (Attachment 3), and direct the inclusion of the preliminary estimated cost of the election for the Term Limits Initiative of $54,200 in the Town Manager’s Proposed Operating Budget for Fiscal Year (FY) 2020/21. Seconded by Mayor Jensen. VOTE: Motion passed unanimously. PAGE 6 OF 8 SUBJECT: Minutes of the Town Council Meeting of March 3, 2020 DATE: March 4, 2020 10. Finance Commission Initiative a. Accept Elections Official’s Certification of the Sufficiency of the Finance Commission Initiative Petition. b. Adopt a Resolution Calling the Election and Direct the Inclusion of the Preliminary Estimated Cost of the Election for the Finance Commission Initiative of $54,200 in the Town Manager’s Proposed Operating Budget for Fiscal Year 2020/21; or RESOLUTION 2020-007 c. Order Report Pursuant to California Elections Code Section 9212. Robert Schultz, Town Attorney, presented the staff report. Opened Public Comment. Lee Fagot - Commented in support of Council adopting the initiative as an Ordinance without alteration. Jak Van Nada, proponent of the initiative - Commented on the reasons for the initiative petition. Catherine Somers, Los Gatos Chamber of Commerce Executive Director - Commented in support of Council adopting the initiative as an Ordinance without alteration. Closed Public Comment. Council discussed the matter. MOTION: Motion by Council Member Rennie to accept the Elections Official’s Certification of the Sufficiency of the Finance Commission Initiative Petition and order report pursuant to California Elections Code Section 9212. Seconded by Mayor Jensen. VOTE: Motion failed 1/3. Mayor Jensen, Vice Mayor Spector, and Council Member Sayoc voting no. MOTION: Motion by Council Member Sayoc to accept the Elections Official’s Certification of the Sufficiency of the Finance Commission Initiative Petition . Seconded by Vice Mayor Spector. VOTE: Motion passed unanimously. PAGE 7 OF 8 SUBJECT: Minutes of the Town Council Meeting of March 3, 2020 DATE: March 4, 2020 Other Business Item #10 – continued MOTION: Motion by Mayor Jensen to adopt a resolution (Attachment 4) calling an election to be consolidated with the Santa Clara County General Election occurring on November 3, 2020 and direct the Town Attorney to prepare an impartial analysis of the initiative pursuant to California Elections Code Section 9280 and direct the inclusion of the preliminary estimated cost of the election for the Finance Commission Initiative of $54,200 in the Town Manager’s Proposed Operating Budget for Fiscal Year 2020/21. Seconded by Vice Mayor Spector. VOTE: Motion passed 3/1. Council Member Rennie voting no. MOTION: Motion by Council Member Sayoc to direct the Town Attorney to work on a compromise and hope that the proponents would withdraw the initiative. Seconded by Council Member Rennie. VOTE: Motion failed 2/2. Mayor Jensen and Vice Mayor Spector voting no. 11. Authorize the Town Manager to Prepare and Execute an Agreement for the Production of Music in the Park 2020, Including Any Council Direction. Arn Andrews, Assistant Town Manager, presented the staff report. Opened Public Comment. Mark Secchia - Commented on his proposal. Closed Public Comment. Council discussed the matter. MOTION: Motion by Council Member Sayoc to approve the recommendation contained in the staff report. Seconded by Vice Mayor Spector. VOTE: Motion passed unanimously. PAGE 8 OF 8 SUBJECT: Minutes of the Town Council Meeting of March 3, 2020 DATE: March 4, 2020 VERBAL COMMUNICATIONS Susan Bassi - Commented on lack of access to public records and a documentary she is doing. Ed Turner did not come forward. Robert Lipp did not come forward. Theodore Chin - Commented in opposition to the parklet going in at Montebello and Main. Claire Wilson - Commented in opposition to the parklet going in at Montebello and Main. Joanne Justis - Commented on the traffic issues on Blossom Hill Road and requested changes be made for pedestrian safety. Richard Kelso - Commented in opposition to the parklet going in at Montebello and Main and inquired how to stop the parklet from going in. Gerald Scott did not come forward. John Eichinger - Commented in opposition of the parklets and Santa Clara Valley Water District putting fluoride in the water. ADJOURNMENT The meeting adjourned at 11:44 p.m. Attest: _____________________________________ /s/ Shelley Neis, Town Clerk EXHIBIT 7 Date: Jan 31, 2024 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-24-002. 1 Re: Olgaard Residence- Request for Planning Permit Extension Site Address:15365 Santella Court; APN: 527-09-036. Architecture & Site Application# S-24-002. Community Development Department. 110 E Main St, Los Gatos, CA 95030 Dear Planning Commissioners On behalf of Christian & Helen Olgaard, we request extending the previously approved planning approval from the Town of Los Gatos. The Los Gatos Planning Commission and the City Council unanimously approved this proposal in January and March of 2020 respectively. Due to a few unavoidable circumstances, the project submission for the Building Department has been delayed. This project has ambitious goals of sustainable design, such as net-zero energy consumption, LEED Gold Level Certification targets, minimal impact to the site grading and natural vegetation, as well as high quality of design and construction. The Covid pandemic caused delays in engaging and working with consultants, such as architects from Denmark for the interior design, effort and time that went into selecting a suitable general contractor significantly impacted the project schedule. Construction document development with feedback from subcontractors and vendors is necessary for the building department submittal, which took a considerable amount of time. After consulting with the planning and building department personnel, and our general contractor, it became clear that we would not be able to meet the planning permit deadline of March 3rd, 2024. We needed to obtain a building permit for the project and start construction to pass the first building department inspection by the permit expiration date. With the guidance and guidance of your planning staff, we are resubmitting the same set of documents and drawings, which were previously approved. Furthermore, we are submitting relevant documents that demonstrate compliance with the updated Los Gatos zoning regulations and design guidelines, since the project was approved in 2020. We hope the review process will be effective and efficient to grant us the extension of the planning approval. If you have any questions, or require any additional information, please contact me at your earliest convenience. Sincerely Hari Sripadanna AIA Srusti Architects P - 408-507-8138 hari@srustiarchitects.com We collaborate to create sustainable spaces. www.srustiarchitects.com EXHIBIT 8 This Page Intentionally Left Blank Date: Jan 31, 2024 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-24-002. 1 Re: Olgaard Residence- Project Description Letter Site Address:15365 Santella Court; APN: 527-09-036. Architecture & Site Application# S-24-002. Community Development Department. 110 E Main St, Los Gatos, CA 95030 Dear Planning Commissioners The project scope encompasses the development of a downward sloping, south facing, 2-acre vacant lot. This natural setting of an undulating hillside with mature oak trees offers city views from specific locations. The site has a long narrow area from the Santella Court Cul-de- sac, towards the south, that extends to a triangular shape widening in the east-west direction. The site is in a HR-2½: Planned Development Zone at the end of Santella Court. The proposed site design features a private driveway from Santella Court, sloping down approximately 30 feet to the fire truck turn around space, in front of the home's garage. From here, a winding stair path leads to the front entrance and a side yard that extends to a patio and pool towards the north-east of the property. This low-profile residence with a linear building form follows the site contours and levels so that the structure appears integrated into the hillside. This two-level home will appear as a single-story home, to the majority of the neighbors as three sides of the lower level are tucked into the hill. The roof rises with the hill and the majority of the roof would be only 15 feet from the grade level. This house siting has a minimal impact on the existing grade and vegetation. The north south orientation of the home produces the maximum amount of solar energy to achieve net zero energy use. This two-level single-family dwelling with 4 bed, 4 1/2 bath and 3 car garage, 5,840 sf of countable floor area, and 756 sf of below grade space will be constructed, with a LEED Gold Level Certification objective, in an HR-2 ½ Planned Development Zone. Much of the home space will be at the lower level, with private spaces such as bedrooms, media and family rooms, and a wine cellar, as well as a garage. The upper level will have an entry foyer, kitchen, dining, and living areas. This building will be adorned with sintered stone panels of natural, earth-toned colors. The entry door will have a wood finish, and the windows and garage door frames will have a dark oxidized metal finish. A significant portion of the landscaping adjacent to the building will include native, drought- tolerant plants and most of the site will remain in its natural state preserving the existing oak trees and other surrounding vegetation. If you have any questions, or need any additional information please contact me at your earliest convenience. Sincerely Hari Sripadanna AIA C-30730 Srusti Architects P - 408-507-8138 hari@srustiarchitects.com We collaborate to create sustainable spaces. www.srustiarchitects.com EXHIBIT 9 This Page Intentionally Left Blank Re: Olgaard Residence- Project Justification Letter Site Address:15365 Santella Court; APN: 527-09-036. Architecture & Site Application# S-24-002. Date: Jan 31, 2024 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-24-002. 1 Dear Planning Commissioners Community Development Department. Town of Los Gatos On behalf of Christian & Helen Olgaard, we request the Town of Los Gatos to extend the previously approved planning Permit. The proposed single-family home design to be developed on a vacant lot has two-levels, 4 bedrooms, 4 ½ baths and 3 car-garage of 5,840 sf. allowable floor area and a 756 sf below grade (basement) space. The Los Gatos Planning Commission and the Town Council unanimously endorsed this proposal in January and March of 2020. Please see attached approval documents. However, due to some unavailable circumstances, the project submission for the Building Department has been delayed. With the guidance and guidance of your planners, we are resubmitting the same set of documents and drawings, which were previously approved. Furthermore, we are submitting relevant documents that demonstrate compliance with the updated Los Gatos zoning regulations and design guidelines, since the project was approved in 2020. EXISTING PROPERTY DESCRIPTION LRDA Dense clusters of mature oak trees along 30% steep slopes that surround the site Site access is through steep grade drop Solar Orientation LRDA Relatively Level and clear (vegetation) area Santella Court Figure 1 Site and Neighborhood Terrain was modelled based on topography drawings and Google Earth EXHIBIT 10 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 2 The site is part of the planned development of Highlands of Los Gatos subdivision that encompasses approximately 66 acres of custom hillside residential lots, accessed from Shady Lane and Gum Tree Lane. This 2-acre vacant property, situated on the north end of Santella Court, presents many great opportunities and some limitations that we carefully researched and mapped before any placement of the proposed residence was considered. The project scope includes the development of a downward sloping, south-facing flag lot with a natural setting of lush hillsides and oak trees. In contrast to the other street-level homes on Santella court, this proposed residence would be situated significantly lower on the hillside and accessed through a private driveway. From here, the lot reaches a triangular shape forming in the east-west direction. The site is surrounded by dense clusters of mature coast live oak and blue oak trees along its slopes, with a small relatively clear and level area that extends to the rear. The arborist's tree inventory contains 44 trees (with some undocumented along inaccessible slopes) in either good or fair condition, 4 trees in poor health, and one that fell due to natural causes after the arborist report was prepared. The land descends to a steeper slope along the perimeter of the property. Due to these steep 30% slopes surrounding the site, the LRDA is limited to the level area in the middle of the property. DESCRIPTION OF PROPOSED RESIDENCE Site Design Given all the opportunities and constraints, and with considerable deliberation, we chose a linear form for the house, and a winding driveway to reduce the slope. We chose these forms for their adaptability to the shape of the site grading contours and to reduce tree removal. The private driveway from Santella Court slopes down to the fire truck turnaround/visitor parking area in front of 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 3 the residence's garage. From here, a winding stair path leads to the front entrance and a side yard that extends to a patio and pool towards the north-east of the property. The site and hillside slopes are stable and geotechnically suitable for the proposed structure. The geologist report is included in this submission, which has been approved by peer review. Site grading The driveway design became a crucial component of the site layout, and was characterized by the narrow and steep terrain, existing trees, firetruck turnaround space requirements. We utilized the level changes in the terrain to create floor levels that closely aligned to the adjacent grades. As the land dipped and flattened out at the firetruck turn around space, we set the lower floor level 4ft (maximum permissible cut) below grade to reduce the appearance of a larger mass. As the height of the terrain increased to the rear of the property, we set the upper floor level close to the higher level. A series of serpentine shaped steps rise with the existing grade to access the upper level concealing the lower-level floor below and effectively transforming the building into a single-story home. As the terrain slopes more gradually on the east side of the home, we created terraces that adhere to contour grades, which open to the lower floor level, thus reducing cut and fill. The upper floor level was able to access the outdoor deck set close to the higher terrain level on the west side of the home. This approach reduced the cut and fill volumes and height of retaining walls. Articulation of the building mass We designed the linear form to begin as a single story at the garage, and to increase to a two-story volume towards the rear. This shape enables screening of the larger mass by tall trees along the north and the west property lines, which form a dense cluster around the building. There are 15 trees, including the 4 trees in poor condition, mostly along the exterior of the site that will be removed to 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 4 construct the residence and driveway. This low-profile residence with a linear horizontal building form follows the site contours and levels so that the structure appears integrated into the hill side. At the north end of the property, the building form turns 60 degrees after the contours, creating a backdrop for the terraces and patio areas to follow. Following the terrain along the contours, reduces the amount of grading required and integrates the building into the site. Building Features The building roof structure is based on the undulating site profile, combining sloped and flat roofs in a alternating manner. The alternating flat and sloped rhythms create a unified roof structure, consisting of live green roof and photovoltaics. Much of the home will be located at the lower level with private spaces such as bedrooms, media and family rooms, and a wine cellar, as well as a garage. The upper level will have an entry foyer, kitchen, dining, and living spaces that offer breathtaking views of the distant hills. The contemporary home design with doors and windows that open to the outdoor spaces merge them seamlessly with the indoors to maximize the enjoyment of natural settings and 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 5 the moderate weather we all enjoy in California. The house wraps around the entrance courtyard with operable windows to catch the summer breezes from the west to naturally cool the house. The exterior of the home has an insulated rain-screen system clad with sintered stone panels. These earth toned sintered stone panels are installed every 2 ft in vertical direction to emphasize the horizontal nature of the building. The aluminum windows and door frames with a dark oxidized metal finish match the horizontal and vertical lines of the stone cladding system. The glazing of doors and windows is clear to provide more natural light indoors and reduce reflection to the exteriors. This glazing has a heat reflective coating on the inner side to reduce glare and enhance the thermal performance of the home. Only a small portion of the roof extends beyond a height of 18feet to create a clearstory windows. (homes below 18 feet height wouldn’t be considered as a visible home). This roof structure is a thermal chimney, a crucial component of the home's passive solar design. It brings in cool air in the summer and warmth from low angle sun in the winter. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 6 COMPLIANCE WITH HILLSIDE DEVELOPMENT STANDARDS & GUIDELINES In addition to what was identified above, the proposed home specifically addresses the Hillside Development Standards and Guidelines as follows: Justification for home size in the immediate neighborhood The proposed home is both smaller in total size and smaller in appearance than others in the neighborhood. This home area when below-grade is also considered, is smaller than the neighborhood homes. To illustrate the point, we have created a neighborhood floor area comparison sheet that shows the floor areas including below grade areas. For example, the home at 15310 Santella Court has 5,671 sf floor area, which is smaller than the proposed home with 5,840 sf of floor area. If the below grade area is included, the total home floor area for 15310 Santella Court is 7,425 sf, which is larger than the total area of this proposed home of 6,596 sf. This neighborhood home situated on a relatively large area and all the home's upper mass is visible to the observer. To reduce the appearance of a large home size, more of the area was allocated to the below grade for this project. See picture below (courtesy -Redfin website). This home would be located significantly lower on the hillside, compared to the other street level homes on Santella court. This home design reduces the appearance of a larger residence due to the home sitting and the articulation of the massing.(see rendering on previous page). This slender shape, split-level design and low-profile home with the roof close to the ground, will appear smaller than a traditional home with traditional hip and gable roofs. We have attached the neighborhood comparison data for your reference. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 7 Siting of the home Following a detailed review of the site conditions, we placed the home further north than the location indicated in the approved PD development plans. The image below shows the original location in the PD development plans that were overlaid by our proposed home. Below are several compelling reasons: • Due to the flag lot shape and the narrow access exceeding 150 ft, we were required by the Santa Clara County fire department to construct a large fire engine truck turn around space with a shallow grade at the end of the driveway. • The building location was pushed further north to accommodate the required thefiretruck turnaround space and driveway at the maximum allowed 17%grade slope. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 8 • We chose a linear mass for the home to reduce the impact of the buildingfootprint on the existing tree locations.This enabled us to preserve many native oaktrees, increase the tree screening and reduce visibility of the home to theneighborhood. • The linear building structure also followed the site grading contour levels to have thehouse sit at a lower level, reduce site grading and overall building height. We achieved this by partially building into the hill side to maximum allowed depth of 4 ft cut, so that the structure appears as an integrated partof the terrain. • The north south direction of the home allows the maximum amount of solar energy to be harvested. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 9 Project visibility analysis We have conducted an extensive examination of the site, the surrounding landscape, the screening of mature trees in the vicinity, and the visibility of the project from the viewing areas. Blossom Hill/LG Blvd. and Selinda Way/LG Almaden Rd. viewing areas were identified as the two viewing areas nearest to the project from where the home could potentially be seen. Our initial research with the computer model indicated that the project would not be seen from Blossom Hill /LG Blvd intersection viewing area due to dense tree cover. This was later confirmed by the subsequent pictures taken after the story-poles were installed. We then focused on our study on the Selinda Way/LG Almaden Rd. viewing area. When we examined the cross section of the topography of the hillsides and the ridges from the Selinda Way/LG Almaden Road, it became evident that this project site would not be seen from anywhere nearby. The home would not be seen due to a secondary ridge in front of the site unless the observer is a mile or more away. In the illustration above, the view is blocked when an observer enters within a mile of the project. Figure 2: “Sketchup” and Google Earth were used to configure the location and altitude of the View angles. Figure 7: Terrain in front of the home blocks the view of the home from nearby. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 10 The property is barely visible with the naked eye when seen from a mile away. This picture below is taken from Selinda Way/LG Almaden Rd. intersection, which is further than a mile away. To get an unobstructed view we took the 50mm lens picture (below) from the Lee high school fence. To accurately view this site, one would need 300 mm telephoto lens standing a mile or more away, as it is not possible to see it closer due to the ridge in the front. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 11 Our subsequent detailed analysis based on the updated design guidelines and zoning regulations indicated that only a portion of the home (that is less than 24%) would be seen with a 300 mm telephoto lens. This was confirmed by subsequent images taken after story-poles were installed as shown in the images and elevations above. This home would not be considered a visible home by Los Gatos HDS&G. We included a comprehensive and comprehensive analysis of home's visibility. Grading for driveway and visitor parking As previously mentioned, the narrow and steep terrain at the entrance of the site affects the design of the driveway. • We utilized the shallow terrain to create the firetruck turn around space, and guest parking. Staying close to the terrain and utilizing the shallow grade allowed us to meet the fire truck turn-around space clearances & grading slope (5% maximum) and the HDS&G cut and fill requirements. • The 5% slope of the firetruck turn around space enabled us to set the home’s lower floor height 4ft below grade to reduce the appearance of a larger mass. • As the terrain reached the rear of the property, we set the upper floor level close to the higher terrain level. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 12 • A series of serpentine shaped steps rise with the existing grade to access the upper level, masking the lower-level floor below and effectively transforming the home into a single-story home. We requested a driveway slope of 17%, versus the typical 15%, for the following reasons- • A driveway slope of 15% would cause the lower parts of the driveway at the firetruck turnaround space to exceed the 4ft maximum fill requirement of HDS&G. • A driveway slope of 15% would also require the home to relocate further north due to the fire truck turnaround space requirements and that would encroach into the rear setback area. A 17% slope allows the firetruck to turn around space closer to the cul-de-sac and locate it in the shallow existing terrain area (relatively free of mature trees) and ensures the grading is compatible with HDS&G requirements. • We met with the Fire Marshal early in the construction process and had his consent for a 17% slope for the driveway. We also collaborated with the lot #8 design team to provide a lower desired driveway access level for their site, as it is shared with this neighbor. Neighborhood friendly, site design Privacy of the neighbors is protected by dense surrounding vegetation and the additional landscape screening proposed along the north property line. • All the upper-level doors, windows and outdoor areas face away from neighbors’ properties. • Outdoor activity areas at the lower level are designed to face the eastern side of the property which is further away from the immediate neighbors. These outdoor activity areas are also surrounded by dense vegetation. • All four adjacent neighbors have reviewed the design drawings and have no concerns regarding the design. Sustainable Design The sustainable design elements of this home include a net zero energy design and LEED certification. The homes orientation utilizes the clear shade free area in front of the home for incorporating the photovoltaic system into the sloping roof. Figure 10: Sustainable Net Zero Energy Design 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 13 Passive Solar Design All the living and active spaces at the upper level open to the south-southeast orientation to allow low angle winter sun to enter and the deep overhangs over openings protect them from summer heat gain. The home wraps around the entry courtyard to capture summer breezes for cross ventilation. The clear story windows at the high level create a stack effect such as a chimney to let warm air out while drawing cooler air from the lower level. Hi performance Thermal Envelope The home has a rainscreen wall system with sintered stone panel cladding. It breathes much like our skin, with an airgap behind the exterior cladding to let any moisture in the building escape. Layers of high-performance insulation, which are located behind airgap, reduce building heat gain or loss. Live Green Roof The live roof will feature succulent plants that collect and filter rainwater, while keeping the home cool. Once these plants are established, they can survive with low water usage, using drip irrigation in summer. Geothermal and Solar Thermal Heating Systems The home's domestic hot water, pool/jacuzzi, cooking, heating / cooling, and other home energy loads are reduced by solar thermal and geothermal systems. The geothermal system utilizes the earth's temperature of 60° F to pre-heat or cool the water for the electric HVAC heat pump. This Heat pump further cools or warms this water and circulates it throughout the home’s highly efficient radiant heating/cooling ceiling panels. Solar thermal roof panels heat the domestic hot water for daily use and pool /Spa from spring to autumn. Photovoltaic System for NET Zero Energy Use A 48,400 kwh/year photovoltaic (PV) system for the home shall be designed to offset 100% of the anticipated energy usage of the home its occupants, on an annual basis. The roof mounted photovoltaic system will provide enough electricity for all the home's energy needs, and also for charging for two electric vehicles. LEED Certification Among all other stringent requirements for the LEED certification, we are considering rainwater harvesting and grey water from showers for landscape irrigation. Our current estimation of LEED V4 for Homes certification credits totaled 76.5 points, close to certification thresholds for LEED Gold or Platinum. Fire safety The home design incorporates the following fire safety measures and complies with stringent Wildlife Urban Interface standards and HDS&G; • Fire rated exterior envelope with ceramic panel exterior cladding. • All steel structure with concrete slab foundation, floors and retaining walls. • Fire sprinkler system. • Tempered exterior glazing. • The undersides of roofs and decks are protected with noncombustible materials. • Live green roof with succulent plants. • The 100 feet defensible space for landscaping. • An18 ft. wide firetruck access road and location of turn-around space deep into the property for firefighting access. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 14 • Drought tolerant landscaping with underbrush cleared. The Fire department also reviewed the project site for its conformance of the Fire Safe Regulations, per 14 CCR § 1270.02. and approved it for construction. A copy of the approval is attached with this document. Building height, bulk and mass This home utilizes a sloped lot to reduce the appearance of larger home with home sitting and the articulation of the massing. This low-profile home with a slender shape, split-level design and a continuous roof that is close to the ground will appear as a single-story home. The following design strategies are utilized to minimize bulk and mass: • The linear form of the home begins at the garage as a single story and rises to a two-story volume towards the rear. This shape enables screening of the larger mass by tall trees along the north and the west property lines, reducing the impact of a taller mass. • The varying flat and sloped roof forms follow the hill slopes with deep overhangs to reinforce horizontality, resulting in the home appearing smaller. • The live roof blends with different site terrain patterns in its form, color, and texture. • Most of the roof adheres to the site slopes at a 18 ft maximum height from the adjacent grade. A small portion is formed as a clearstory element in the roof composition at 22 feet from the adjacent grade. This small clearstory roof area is only 15% of the overall roof area and is setback from the exterior face. This is the only element of the building that is higher than the rest of the roof, but it is crucial to the roof structure, massing composition, and indoor air circulation. Selective use of glazing This contemporary residence is designed to have a strong connection to outdoor spaces and bring in the natural beauty of the site. The doors and windows with dark oxidized aluminum frames are integrated with the rhythms and patterns of the exterior sintered stone panels to make the home appear smaller, lighter, slender and delicate. They are integral part of the exterior building skin and the architectural composition. The exterior panels with low LRV surface material values are punctuated by the window openings used selectively at critical locations. The solid structure with its projections, roof awnings and recesses reduces the continuity of the glazing. They are deliberately placed to frame the views of the distant hills and away from their neighbors to protect their privacy. The dense tree cover and surrounding hillside ridges also offers them privacy from all lower-level views. Materials and colors All materials colors and textures conform with HDS&G. See images above. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 15 The two primary exterior sintered stone (such as ceramic tile) cladding panels are of earth tones (warm gray and oxidized iron colors) have low LRV values of 17 and 12. Stained concrete retaining wall have a LRV value of 13. All are maintenance free durable materials. Exposed metal surfaces shall be painted to complement adjacent materials or anodized to a dark color. The glazing used is a low- reflective and energy-efficient coating. The live roof system will have the same colors and textures of the native vegetation. The cumulative LRV of the home is 13. Landscaping & retaining walls The landscape design is a crucial element in creating the seamless transition of indoor-outdoor spaces. The interior spaces open directly to the terraces with natural travertine stone or wood decking. The terrace levels set close to the existing grades minimize cut and fill quantities and reduce the height of the walls. The driveway surface is asphalt up to the entry gate of the home, and then paved tile to support the fire trucks and vehicular traffic in front of the home. All site retaining walls are equal to or less than 4 ft in height. They will be constructed with textured concrete walls that have a natural appearance and allow water to seep through weep holes. Most of the landscaping is specified to be native Californian, deer resistant and drought tolerant. The landscaping is also designed to complement the native landscaping and most of the property will remain in its natural state in perpetuity. The clearing of underbrush will reduce wildfire hazard by creating a 100 ft defensible space for planting. All outdoor spaces, seating areas and the pool are located away from the neighbors to maintain the privacy of the neighbors and the homeowners. CONCLUSION This design has been designed and developed from the beginning to enhance and enhance the natural beauty of the hillside area. The home is designed to be incorporated into the land to become part of the harmonious nature. The design closely adheres to Hillside Development Standards and Guidelines in its intent, scale, colors, massing, and overall design. This proposed project has already been unanimously approved both by the Los Gatos Planning commission and the City Council in January and March of 2020. This project also complies with all updated Los Gatos zoning ordinances and design guidelines, since the project’s approval in 2020. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ OLGAARD RESIDENCE-15365 SANTELLA COURT- ARCHITECTURE & SITE APPLICATION# S-24-002. 16 We hope the review process will be timely and efficient and that you will grant us the extension of the planning approval at your earliest convenience. If you have any questions, or need any additional information please contact me at your earliest convenience. Sincerely Hari Sripadanna AIA C-30730 Srusti Architects P - 408-507-8138 hari@srustiarchitects.com We collaborate to create sustainable spaces. www.srustiarchitects.com Date: Jan 31, 2024 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-24-002. 1 Re: Olgaard Residence-Letter of justification supporting location of the home & driveway grade Site Address:15365 Santella Court; APN: 527-09-036. Architecture & Site Application# S-24-002. Dear Planning Commissioners Community Development Department. Town of Los Gatos,110 E Main St, Los Gatos, CA 95030 This letter is a response to the planning department's request to justify the proposed house sitting. Proposed location of the home deferred from Condition #6 of the PD- “locate a home within the grading envelopes shown on the Official Development Plans unless it can be demonstrated that another location is more appropriate for the lot.” Following a thorough evaluation of the site conditions, we situated the home further north than the location indicated in the approved PD development plans. The image below shows the original location displayed in the PD development plans overlaid by our proposed location of the residence. 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-24-002. 2 There are several compelling reasons for this decision. See image below. • Due to the flag lot shape and the narrow access exceeding 150 feet we were required by the Santa Clara county fire department to create a fire engine truck turn around space of 55 feet by 75 feet with the grade level of the turnaround space not exceeding 5%, at end of the drive way. • We have already increased the maximum allowed driveway slope 17% to shorten the driveway, however the minimum length of the driveway for the vertical grade change of 30 feet and the firetruck turnaround space necessitated the building to be located further north. • We chose a linear mass for the home to reduce the impact of the building footprint on the existing tree locations. This enabled us to save numerous native oak trees, increase the tree screening and reduce the visual impact of the home to the neighborhood. • The linear building form also followed the site grading contour levels to provide the house with a lower level, reduce site grading and the overall building height. We achieved this by burying 18524 Montpere Way, Saratoga, CA 95070 ■ ph.# 408 507-8138 ■ www.srustiarchitects.com ■ Olgaard Residence-15365 Santella Court- Architecture & Site Application# S-24-002. 3 the home into the hillside to a maximum depth of 4 feet so that the structure appears to be an integral part of the environment. • The north south orientation of the home allows the maximum amount of solar energy to be harvested. We have set a goal of net zero energy use for this home while providing electric energy for two automobiles. Justification of the driveway slope exceeding the max allowed slope of 15 % • A driveway slope of 15% would cause the lower parts of the driveway at the firetruck turnaround space to exceed the 4ft maximum fill requirement of HDS&G. • A driveway slope of 15% would also require the home to relocate further north due to the fire truck turnaround space requirements and that would encroach into the rear setback area. A 17% slope allows the firetruck to turn around space closer to the cul-de-sac and locate it in the shallow existing terrain area (relatively free of mature trees) and ensures the grading is compatible with HDS&G requirements. • We met with the Fire Marshal early in the construction process and had his consent for a 17% slope for the driveway. We also collaborated with the lot #8 design team to provide a lower desired driveway access level for their site, as it is shared with this neighbor. I hope this clarifies our justification for minor deviations from HDSG standards. If you have any questions, or need any additional information please contact me at your earliest convenience. Sincerely Hari Sripadanna AIA Srusti Architects P - 408-507-8138 hari@srustiarchitects.com We collaborate to create sustainable spaces. www.srustiarchitects.com This Page Intentionally Left Blank 15365 Santella Court Arborist’s Addendum November 27, 2023 November 27, 2023 Erin Walters Associate Planner Community Development Department 110 E Main Street Los Gatos CA 95030 This letter is to confirm the recent site assessment for any changes in previous reports contained here within. The applicant has requested a review of specific trees and areas around the proposed site development for view obstruction purposes. On October 17, 2023 I revisited the site to review the request (Appendix A). The applicant is requesting I “document their size, height, and health as much as possible”. Based on my review of the current conditions there are no changes to previous assessments and no changes in tree condition that would affect the view platform vantage points (nothing has died or was removed that would be affected in the request). As indicated in my addendum on August 15, 2019 “I tried to locate the trees based on the provided map but the area is very dense with poison oak (Toxicodendron diversilobum) and is nearly impenetrable without a machete and/or Tyvek suit.” The aerial images provided indicate the tree crowns are dense and tree health is adequate. 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 1 4 EXHIBIT 11 15365 Santella Court Arborist’s Addendum November 27, 2023 Appendix A: Applicant Request Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 4(408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 950321711/14/2019Site Plan (Trees used for Visibility Analysis) 15365 Santella Court Arborist’s Addendum November 27, 2023 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 4(408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 9503211/14/201919N02550675244684676677678679680656685Y3Y1Y2X1X2Z6669Z4Z2Z3Z5668670Aerial View from North662664663661Trees used for screening are identified with an orange outline. Trees proposed to be removed are identified by red outline 15365 Santella Court Arborist’s Addendum November 27, 2023 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 4(408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREESCREENING ANALYSIS15365 Santella Court-Los Gatos-CA 95032Aerial view from South20N02550674Z4670669668Z2Z3Z6X2671Y3Y2Y1Lot 10Z5676675244656680679622X167811/14/2019657677658Trees used for screening are identified with an orange outline. Trees proposed to be removed are identified by red outline 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 August 15, 2019 Erin Walters Associate Planner Community Development Department 110 E Main Street Los Gatos CA 95030 I was asked to locate and inspect the indicated additional trees down slope on 15365 Santella Court (Appendix A). The trees were to be assessed as part of the visibility analysis to help determine their condition. One tree had previously been labeled #224 “blue oak” which is in fact a 36 inch trunk diameter coast live oak (Quercus agrifolia). I tried to locate the trees based on the provided map but the area is very dense with poison oak (Toxicodendron diversilobum) and is nearly impenetrable without a machete and/or Tyvek suit. The area where the trees are located to the northeast is a dense stand of coast live oaks (Quercus agrifolia). The composition of plants are typical for this area and there are the usual oak woodland species such as poison oak, manzanita (Arctostaphylos sp.), and coyote brush (Baccharis pilularis). The majority of trees are naturally occurring coast live oaks, most with multiple trunks approximately 8-10 inches in diameter, and are about 25 to 35 feet tall with 25 to 35 foot canopy diameters. This is stand of trees along the northeast portion of the site is in good condition with dense crowns and normal foliar color and size (Appendix B). Along the northwest portion there were three trees on the lower slope indicated in the plan which are all blue oak (Quercus douglasii) with trunk diameters about 10 to 12 inches and are approximately 30 feet tall with crown diameters of about 30 feet. These trees are in fair to good condition growing amongst the stand indicated as #1 and #2 in my original report. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B ISA Tree Risk Assessor Qualified CA Qualified Applicators License QL 104230 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 1 8 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 Appendix A: Aerial image provided for assessment Snapshot not to scale from A120 dated October 19, 2018 provided by Srusti Architecture. The trees in pink are indicated in this report. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 2 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALRD A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EA SEM EN TUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RIV A T E S C E NI C E A S E ME N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WI DE SHARED DRI WAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48'BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2'PROPERTY LI NE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PR OPERTY LINE 34.00'PROPERTY LINE153.12'PROPERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D. SID E Y A R D SETB A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D. SID E Y A R D S ETB A C K 2 0'-0"PRO V ID ED SETBA C K66'-0"P R O VID E D SETB A C K 1 0 6'-0" D RIVEW AY G A TESee Landscape D raw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A TE OF DESNECIL TCETIHCRA - RSNAVAGAHB ANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1 Site Plan with missing arborist information 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 Appendix B: Photographs B1:Tree 224 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 3 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALR D A LRDALRDA LRDA LRDALRDAUTILITY EASEM EN TXX#671 Fair Condition BLUE OAK X#675 Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660 Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EA SEM EN TUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RI V A T E S C E N I C E A S E ME N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657 Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WIDE SHARED DRI WAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48'BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3 .5 2' P R OP E R T Y LI N E 3 3 3 .5 2'PROPERTY LINE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PR OPERTY LINE 34.00'PROPERTY LINE153.12'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D . SI D E Y A R D S E T B A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D . SID E Y A R D S ETB A C K 2 0'-0"PRO V ID ED SETBA C K66'-0"P R O VI D E D S ETB A C K 1 0 6'-0" D RIVEW AY G A TESee Landscape D raw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A T E OF DESNECIL TCETIHCRA - RSNAVAGAH BANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1 Site Plan with missing arborist information 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 B2: Oaks along the west side Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 4 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALR D A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675 Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660 Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EA SEM EN TUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RI V A T E S C E N I C E A S E ME N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657 Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WIDE SHARED DRIWAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48' BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3 .5 2' P R OP E R T Y LI N E 3 3 3 .5 2' P R OP E R T Y LI N E 3 3 3 .5 2'PROPERTY LINE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PR O PERTY LINE 34.00'PROPERTY LINE153.12'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D . SI D E Y A R D S E TB A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D . SI D E Y A R D S ET B A C K 2 0'-0"PRO VID ED SETBA C K66'-0"P R O VI D E D S E TB A C K 1 0 6'-0" D RIVEW A Y G A TESee Landscape D raw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A TE OF DESNECIL TCETIHCRA - RSNAVAGAH BANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1Site Plan with missing arborist information 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 B3: Northeast area Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 5 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALR D A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675 Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660 Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EA SEM EN TUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RIV A T E S C E NI C E A S E ME N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657 Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WI DE SHARED DRIWAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48'BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2'PROPERTY LINE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PROPERTY LINE 34.00'PROPERTY LINE153.12'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D . SID E Y A R D SETB A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D. SID E Y A R D SETB A C K 2 0'-0"PRO VID ED SETBA C K66'-0"P R O VID E D SETB A C K 1 0 6'-0" D RIVEW A Y G A TESee Landscape D raw ing sTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A TE OF DESNECIL TCETIHCRA - RSNAVAGAH BANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1 Site Plan with missing arborist information 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 B4: North side beyond the fence Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 6 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALRD A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675 Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660 Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EA SEM ENTUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RI V A T E S C E N I C E A S E ME N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657 Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WI DE SHARED DRIWAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48'BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3 .5 2' P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2'PROPERTY LI NE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PR OPERTY LINE 34.00'PROPERTY LINE153.12'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D . SID E Y A R D SETB A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D . SID E Y A R D SETB A C K 2 0'-0"PRO V ID ED SETBA C K66'-0"P R O VID E D SETB A C K 1 0 6'-0" D RIVEW AY G A TESee Landscape D raw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A TE OF DESNECIL TCETIHCRA - RSNAVAGAH BANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1 Site Plan with missing arborist information 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 B5: North side down slope Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 7 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALRD A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675 Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660 Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EA SEM ENTUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RI V A T E S C E N I C E A S E M E N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657 Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WIDE SHARED DRI WAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48'BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2'PROPERTY LINE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PR OPERTY LINE 34.00'PROPERTY LINE153.12'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D . SID E Y A R D S ETB A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D . SID E Y A R D SETB A C K 2 0'-0"PRO V ID ED SETBA C K66'-0"P R O VID E D SETB A C K 1 0 6'-0" D RIVEW AY G A TESee Landscape D raw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A TE OF DESNECIL TCETIHCRA - RSNAVAGAH BANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1 Site Plan with missing arborist information 15365 Santella Court Oaks Around the Lower Slope Around the Site August 15, 2019 B6: Blue oaks west side Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 8 8 A106 1 A106 4 A1062 A106 3 1 A Y1 Y6 4 X1 H A118 1 X4 A107 2 A107 4 A107 3 A107 5 - A1076 A107 7 - - A107 8 A1191 A119 2 A119 3 A119 4 L RDALR D A LRDALRDA LRDA LRDALRDAUTILITY EA SEM EN TXX#671 Fair Condition BLUE OAK X#675 Fair Condition BLUE OAKXX#662 Good Condition BLUE OAK SANTELLA CT.X#676 Poor Condition COAST LIVE OAKX#660 Good Condition BLUE OAK X#652 Fair Condition BLUE OAK #674 Poor Condition VALLEY OAK#668 Poor Condition BLUE OAK #682 Fair Condition BLUE OAK UTILITY EA SEM EN TUTILITY EASEM EN TUTILITY EASEMENTL R D A LRDALRDA L RDALRDAP RI V A T E S C E N I C E A S E ME N T PRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684 Poor Condition VALLEY OAK #683 Poor Condition BLUE OAK #685 Poor Condition VALLEY OAK #681 Fair Condition BLUE OAK #680 Fair Condition BLUE OAK #679 Good Condition BLUE OAK +680'+675'+670'+665'+692' Upper Deck Lower Patio Entry Stair Lower Entry Court Garage Entry/ Visitor Parking Entry Way #653 Fair Condition BLUE OAK #654 Good Condition BLUE OAK #665 Fair Condition BLUE OAK #664 Good Condition BLUE OAK #663 Fair Condition BLUE OAK #661 Good Condition BLUE OAK #659 Good Condition BLUE OAK #667 Fair Condition COAST LIVE OAK #666 Fair Condition BLUE OAK 627 Fair Condition BLUE OAK #657 Good Condition BLUE OAK 626 Fair Condition BLUE OAK #658 Good Condition BLUE OAK #670 Fair Condition COAST LIVE OAK #669 Fair Condition BLUE OAK X#656 Fair Condition BLUE OAK 624 Good Condition BLUE OAK 236 BLUE OAK 623 Good Condition BLUE OAK 622 Good Condition BLUE OAK 677 Good Condition COAST LIVE OAK XX16' WIDE SHARED DRIWAYLOT #9 LOT #8 LOT #10PROPOSEDFRONT YARD SETBACK266'-0"REQUIREDFRONT YARD SETBACK30'-0"#244 BLUE OAK BLUE OAK BLUE OAKCOAST LIVE OAK LRDALRDABLUE OAK V IEW D IREC TION FRO M SELIN D A W A YXX620 Good Condition BLUE OAK #678 Fair Condition BLUE OAK X#691 Poor Condition COAST LIVE OAK X#634 Fair Condition COAST LIVE OAK #690 Fair Condition BLUE OAK PROPERTY LINE 536.48' PROPERTY LINE 536.48'BLUE OAK PROPERTY LINE30.22'P R OP E R T Y LI N E 3 3 3 .5 2' P R OP E R T Y LI N E 3 3 3.5 2' P R OP E R T Y LI N E 3 3 3.5 2'PROPERTY LINE92.52'PROPERTY LINE23.14'PROPERTY LINE153.12'PR O PERTY LINE 34.00'PROPERTY LINE153.12'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PRO PERTY LINE410.10'PROPERTY LINE 536.48'PRO PERTY LINE410.10'R E Q D . SI D E Y A R D S E TB A C K 2 0'-0"REQ D . SID EYA RD SETBA C K20'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"REQD. REARYARD SETBACK25'-0"R E Q D . SI D E Y A R D S E TB A C K 2 0'-0"PRO V ID ED SETBAC K66'-0"P R O VID E D S ETB A C K 1 0 6'-0" D RIVEW A Y G ATESee Landscape D raw ingsTrash Enclosure VIEW DIRECTION FROM BLOSSOMHILL ROAD PROJECT NO: DRAWN BY: CHECKED BY: OWNER: SHEET OF SHEET TITLE COPYRIGHT: SRUSTI ARCHITECTS 2019 1 2 3 4 1 2 3 4 A B C 408-507-8138 info@srustiarchitects.com C A L IFO RNIAST A T E OF DESNECIL TCETIHCRA - RSNAVAGAH BANNAD API 3 1 -2021R EN.01 NO. C-3073 0 ARCHITECT: HARI SRIPADANNA AIA LEED AP SRUSTI ARCHITECTS 18524 MONTPERE WAY SARATOGA CA 95070 PHONE:(408) 507 8138 Planning Submittal 01: Oct19 2018 7/17/2019 12:16:38 PMA120 Site Plan 1062018 Olgaard Residence Author Checker Christian & Helen Olgaard 15365 Santella Court, Los Gatos, CA 95032 1" = 30'-0"1 Site Plan with missing arborist information Tree Inventory, Assessment, and Protection 15365 Santella Court Los Gatos, CA 95032 Prepared for: Town of Los Gatos November 29, 2018 Revised December 9, 2019 Prepared By: Richard Gessner ASCA - Registered Consulting Arborist ® #496 ISA - Board Certified Master Arborist® WE-4341B ISA - Tree Risk Assessor Qualified CA Qualified Applicators License QL 104230 © Copyright Monarch Consulting Arborists LLC, 2018 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Table of Contents Summary ...............................................................................................................1 Introduction ...........................................................................................................1 Background ............................................................................................................1 Assignment .............................................................................................................1 Limits of the assignment ........................................................................................2 Purpose and use of the report ................................................................................2 Observations .........................................................................................................3 Tree Inventory .........................................................................................................3 Analysis .................................................................................................................4 Discussion .............................................................................................................5 Condition Rating .....................................................................................................5 Suitability for Conservation ....................................................................................6 Expected Impact Level ...........................................................................................7 Mitigation for Removals ........................................................................................10 Tree Protection .....................................................................................................11 Conclusion ..........................................................................................................15 Recommendations .............................................................................................16 Pre-construction and Planning Phase ..................................................................16 Construction and Post-Construction Phase ........................................................16 Bibliography ........................................................................................................17 Glossary of Terms ...............................................................................................18 Appendix A: Tree Inventory Map and Site Plan ................................................20 A1: Driveway entrance ..........................................................................................20 A2: Driveway and Hammerhead ...........................................................................21 A3: Residence ......................................................................................................22 Appendix B: Tree Inventory and Assessment Tables ......................................23 B1: Inventory and Assessment .............................................................................23 B2: Appraisal Summary ........................................................................................25 Appendix C: Photographs ..................................................................................27 C1: Existing access ..............................................................................................27 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 2 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 C2: Building area ..................................................................................................28 C3: Building area ..................................................................................................29 C4: Building area ..................................................................................................30 Appendix D: Tree Protection Guidelines ...........................................................31 Section 29.10.1005. - Protection of Trees During Construction ...........................31 Tree Protection Zones and Fence Specifications .................................................31 All persons, shall comply with the following precautions .....................................31 Monitoring ............................................................................................................32 Root Pruning .........................................................................................................32 Boring or Tunneling ...............................................................................................32 Tree Pruning and Removal Operations .................................................................32 Appendix E: Tree Protection Signs ....................................................................33 E1: English ............................................................................................................33 E2: Spanish ...........................................................................................................34 Qualifications, Assumptions, and Limiting Conditions ...................................35 Certification of Performance .............................................................................36 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 2 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Summary The proposed project is located at the end of Santella Court on the vacant lot. The inventory contains 44 trees comprised of 2 different species (coast live oak (Quercus agrifolia) and blue oak (Quercus douglasii)). Nine oaks are considered Large Protected, thirty-five are Protected, and none are Exempt. Most of the trees are in either good or fair condition and the suitability ratings mirror the condition ratings. Fifteen trees will require removal to construct the residence and driveway as proposed. One tree was rated as moderate-highly impacted, 7 moderate, 5 moderate-low and 16 will not be affected. Five of the fifteen to be highly impacted are Large Protected Trees (668, 675, 676, 677 and 691). The removals would require some combination of sixty-eight 24 inch box or thirty-four 36 inch box replacements. Tree protection for this project would consist of a modified Type I scheme with the retained trees all located around the perimeter of the site. A total of 44 trees were appraised for a rounded depreciated value of $242,700.00 using the Trunk Formula Method. 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 and structure), and suitability for preservation ratings. Affix aluminum number tags on the trees for reference on site and on plans. •Provide tree protection specifications, guidelines, and impact ratings for trees that may be affected by the project. •Provide appraised values. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Limits of the assignment •The information in this report is limited to the condition of the trees during my inspection on November 26, 2018. No tree risk assessments were performed. •Tree heights and canopy diameters are estimates. •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. Table 1: Plans Reviewed Checklist Plan Date Sheet Reviewed Source Notes Existing Site Topographic Map or A.L.T.A with tree locations No Proposed Site Plan October 19, 2018 A101 Sruti Architects Demolition Plan No Construction Staging No Grading and Drainage August 5, 2018 L1.0 L2.0 L2.2 David Fox & Company Utility Plan and Hook-up locations No Exterior Elevations Landscape Plan Irrigation Plan No T-1 Tree Protection Plan No Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 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). The inventory contains 44 trees comprised of 2 different species. Nine oaks are considered Large Protected , thirty-five are Protected , and none are Exempt . The chart below list the 1 2 3 species and their relative quantities (Chart 1). Large protected tree means any oak (Quercus spp.), California buckeye (Aesculus californica), or Pacific madrone 1 (Arbutus menziesii) which has a 24-inch or greater diameter (75-inch circumference); or any other species of tree with a 48-inch or greater diameter (150-inch circumference). Protected tree means a tree regulated by the Town of Los Gatos as set forth in Section. 29.10.0960, Scope of 2 protected trees. A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference).3 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 36 Quantity 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Analysis Tree appraisal was performed according to the Council of Tree & Landscape Appraisers Guide for Plant Appraisal 9th Edition, 2000 (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 Method” (Appendix B). “Trunk Formula Method” is calculated as follows: Basic Tree Cost = (Appraised tree trunk increase X Unit tree cost + Installed tree cost) Appraised Value = (Basic tree cost X Species % X Condition % X Location %). The trunk formula valuations are based on four tree factors; species, size (trunk cross sectional area), condition, and location. There are two steps to determine the overall value. The first step is to determine the “Basic Tree Cost” based on size and species rating which is determined by the Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. The second part is to depreciate the value according to the location and condition of the trees. The condition assessment and percentages are defined in the “Condition Rating” section of this report. The condition ratings deviate from the Guide’s condition assessment numerical rating system. The reason for this deviation is the Guide’s assessment criteria fails to account for significant health or structural issues creating high percentages for tree with either significant structural defects or health problems that could ultimately lead to failure or irreversible decline. Location rating is an average of three factors; site, contribution, and placement. Site is determined by the relative property value where the trees are planted. The residential site would be classified as “very high” value with a 90 percent rating compared to similar sites in the area (ISA, 2000). Contribution and placement is determined by the function and aesthetics the trees provide for the site and their location on the property. The percent of contribution and placement can range from 10 to 100 percent depending on the trees influence to the value of the property. These percentages ranged from 0 to 90 percent in my assessment. A total of 44 trees were appraised for a rounded depreciated value of $242,700.00 using the Trunk Formula Method (Appendix B2). 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 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Discussion Condition Rating A tree’s condition is a determination of its overall health, structure, and form. The assessment considered both the health and structure 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. Most of the trees are in either good or fair condition and three are simply in poor shape. The tree composition is typical for the area with naturally occurring mostly unmaintained oaks. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 36 Quantity 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Suitability for Conservation A tree’s suitability for conservation is determined based on its health, structure, age, species and disturbance tolerances, proximity to cutting and filling, proximity to construction or demolition, and potential longevity using a scale of good, fair, or poor (Fite, K, and Smiley, E. T., 2016). Trees with good suitability have good vigor, structural stability, and potential longevity after construction. •Good = Trees with good health, structural stability and longevity. •Fair = Trees with fair health and/or structural defects that may be mitigated through treatment. These trees require more intense management and monitoring, and may have shorter life spans than those in the good category. •Poor = Trees in poor health with significant structural defects that cannot be mitigated and will continue to decline regardless of treatment. The species or individual may possess characteristics that are incompatible or undesirable in landscape settings or unsuited for the intended use of the site. The suitability ratings mirror the condition ratings for this assignment. I did not consider construction impact as part of the suitability rating at this point. The trees grow here naturally and would be considered to have relatively good suitability for retention absent of significant health or structural problems. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 6 36 Quantity 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 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. There are fifteen trees that will require removal to construct the residence and driveway as constituted (Chart 4). One tree was rated as moderate-highly impacted, 7 moderate, 5 moderate- low and 16 will not be affected. Five of the fifteen to be highly impacted are Large Protected Trees (668, 675, 676, 677 and 691). Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 7 36 Quantity 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 The table below lists the trees that will be required to be removed (Table 2). Table 2: Trees Expected to be Removed Tree Species Number Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition and Suitability Whats Causing Impact Potential Mitigation blue oak (Quercus douglasii) 652 12 25 Fair Driveway Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 653 13 30 Fair Driveway Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 656 16.5 30 Fair Driveway Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 660 12 30 Good Wall - Construction Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 662 19 40 Good Building footprint Six 24 inch box trees; or three 36 inch box trees blue oak (Quercus douglasii) 665 12 25 Good Retaining wall and Construction Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 668 10, 18 35 Poor Building footprint Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 671 12 25 Fair Building footprint Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 675 13, 12 30 Fair Building footprint Four 24 inch box trees or two 36 inch box trees coast live oak (Quercus agrifolia) 676 24 40 Poor Construction - Retaining Wall - Marked Retain Six 24 inch box trees; or three 36 inch box trees coast live oak (Quercus agrifolia) 677 19, 20, 18 50 Fair House Six 24 inch box trees; or three 36 inch box trees Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 8 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 blue oak (Quercus douglasii) 679 13 25 Good Driveway - Tag missing Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 680 14 25 Fair Driveway - Tag missing Four 24 inch box trees or two 36 inch box trees blue oak (Quercus douglasii) 690 16 30 Fair Driveway Four 24 inch box trees or two 36 inch box trees coast live oak (Quercus agrifolia) 691 24 45 Poor Driveway Six 24 inch box trees; or three 36 inch box trees Tree Species Number Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition and Suitability Whats Causing Impact Potential Mitigation Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 9 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Mitigation for Removals The table below indicates the recommended replacement values (Table 3). There are nine trees that would require either four 24 inch box or two 36 inch box per tree and four requiring six 24 inch box or three 36 inch box replacements. The removals would require some combination of sixty-eight 24 inch box or thirty-four 36 inch box replacements. Alternatively it may be possible to create an approved landscape plan or provide an in-lieu payment. 1To measure an asymmetrical canopy of a tree, the widest measurement shall be used to determine canopy size. 2Often, it is not possible to replace a single large, older tree with an equivalent tree(s). In this case, the tree may be replaced with a combination of both the Tree Canopy Replacement Standard and in-lieu payment in an amount set forth by Town Council resolution paid to the Town Tree Replacement Fund. 3Single Family Residential Replacement Option is available for developed single family residential lots under 10,000 square feet that are not subject to the Town’s Hillside Development Standards and Guidelines. All 15-gallon trees must be planted on-site. Any in-lieu fees for single family residential shall be based on 24” box tree rates as adopted by Town Council. 4Replacement Trees shall be approved by the Town Arborist and shall be of a species suited to the available planting location, proximity to structures, overhead clearances, soil type, compatibility with surrounding canopy and other relevant factors. Replacement with native species shall be strongly encouraged. Replacement requirements in the Hillsides shall comply with the Hillside Development Standards and Guidelines Appendix A and Section 29.10.0987 Special Provisions--Hillsides. Table 3: Town of Los Gatos Tree Canopy - Replacement Standard Canopy Size of Removed Tree (1)Replacement Requirement (2) (4) Single Family Residential Replacement Option (3) (4) 10 feet or less Two 24 inch box trees Two 15 gallon trees More than 10 feet to 25 feet Three 24 inch box trees Three 15 gallon trees More than 25 feet to 40 feet Four 24 inch box trees or two 36 inch box trees Four 15 gallon trees More than 40 feet to 55 feet Six 24 inch box trees; or three 36 inch box trees Not available Greater than 55 feet Ten 24 inch box trees; or five 36 inch box trees Not available Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 10 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Tree Protection Typically there are three different tree protection schemes which are called Type I, Type II and Type III trunk protection only (Figures 1, 2, and 3). 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 (Figure 3). Both the ISA Best Management Practices: Root Management, 2017 and ISA Best Management Practices: Managing trees during construction, second edition, 2016 indicate linear cuts should be beyond six times the trunk diameter distance when affected on only one side. Tree protection for this project would consist of a modified Type I scheme with the retained trees all located around the perimeter of the site. The tree protection fence should be placed no closer than six times the trunk diameter distances in feet and preferably twelve. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 11 36 City of Davis Tree Protection Standards Warning Warning Warning Type III Tree Protection (to be used only with approval of the City Arbrorist Type I Tree Protection Type II Tree Protection Tree fencing is required and shall be installed before demolition, grading or construction begins. Tree Protection During Construction Any sidewalk or curb replacement requires approval by Public Works Street Sidewalk Yard Fencing must provide public passage while protecting all land in TPZ. Warning 8.5x11-inch warning signs on each side Plant Strip 2-inches of orange plastic fencing overlaid with 2-inch thick wooden slats Any trenching requires approval, Typical TPZ Either 10 X tree diameter or 10-feet, whichever is greater Approved by:Rev By Date Scale: NTS PA # Date Dwg No. 6-foot high chain link fence, typical Tree Protection Zone (TPZ) circle shown in gray (radius of TPZ equals 10 times the diameter of the tree or 10-feet, whichever is greatest) Restricted work activity area: any proposed work that may involve the disturbance of the tree’s roots requires an approved tree preservation plan of one of the three types shown in this handout. The preservation plan requires the review and approval of the City Arborist prior to work. Figure 1: Type I Tree protection with fence placed at a radius of ten times the trunk diameter. 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Restricted activity area -- see Tree Technical Manual Sec 2.15(E). Restricted trenching area -- see Tree Technical Manual Sec 2.20(C-D), any proposed trench or form work within TPZ of a protected tree requires approval from Public Works Operations. Call 650-496-5953. TPZ either 10 x Tree Diameter or 10-feet, whichever is greater Any proposed trench in TPZ requires approval See TTM 2.20 C-D for instructions 6-foot high chain link fence, typical (to be used only with approval of Public Works Operations) Tree fencing is required and shall be erected before demolition, grading or construction begins. Any inadvertant sidewalk or curb replacement or trenching requires approval Rev By Date City of Palo Alto Standard Dwg No. Approved by: Dave Dockter Date PE No. 2006 Scale: NTS 605 Tree Protection During Construction 1RWH6WUHHW7UHHV,VVXDQFHRIDSHUPLWUHTXLUHV 3XEOLF:RUNV2SHUDWLRQVLQVSHFWLRQDQGVLJQHG DSSURYDORQWKH6WUHHW7UHH9HULILFDWLRQ679 IRUPSURYLGHG 1RWH2UGLQDQFH3URWHFWHG 'HVLJQDWHG7UHHV,VVXDQFH RIDSHUPLWUHTXLUHVDSSOLFDQWಬVSURMHFWDUERULVW ZULWWHQYHULILFDWLRQ7\SH,LVLQVWDOOHGFRUUHFWO\ DFFRUGLQJWRWKHSODQVDQG7UHH3UHVHUYDWLRQ5HSRUW 2-inches of Orange Plastic Fencing overlaid with 2-inch Thick Wooden Slats Detailed specifications are found in the Palo Alto Tree Technical Manual (TTM) (www.cityofpaloalto.org/trees/) Warning Warning Warning 8.5x11-inch Warning Signs one each side Fencing must provide public passage while protecting all other land in TPZ. For written specifications associated with illustrations below, see Public Works Specifications Section 31 Fence distance to outer branches or TP Z 12/14/92 Restricted use for trees in sidewalk cutout tree wells only For all Ordinance Protected and Designated trees, as detailed in the site specific tree preservation report (TPR) prepared by the applicant’s project arborist as diagramed on the plans. Y ard Side walk Parkway Strip Street D.D.01 08/04/04 02 D.D.08/10/06 0 DWH Warning SPECIAL INSPECTIONS PLANNING DEPARTMENT TREE PROTECTION INSPECTIONS MANDATORY PAMC 8.10 PROTECTED TREES. CONTRACTOR SHALL ENSURE PROJECT SITE ARBORIST IS PERFORMING REQUIRED TREE INSPECTION AND SITE MONITORING. PROVIDE WRITTEN MONTHLY TREE ACTIVITY REPORTS TO THE PLANNING DEPARTMENT LANDSCAPE REVIEW STAFF BEGINNING 14 DAYS AFTER BUILDING PERMIT ISSUANCE. BUILDING PERMIT DATE: ______________________ _______ DATE OF 1ST TREE ACTIVITY REPORT: ___ _____________ CITY STAFF: ___________________________ ___________ REPORTING DETAILS OF THE MONTHLY TREE ACTIVITY REPORT SHALL CONFORM TO SHEET T-1 FORMAT, VERIFY THAT ALL TREE PROTECTION MEASURES ARE IMPLIMENTED AND WILL INCLUDE ALL CONTRACTOR ACTIVITY, SCHEDULED OR UNSCHEDULED, WITHIN A TREE PROTECTION ROOT ZONE. NON-COMPLIANCE IS SUBJECT TO VIOLATION OF PAMC 8.10.080. 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Restricted activity area -- see Tree Technical Manual Sec 2.15(E). Restricted trenching area -- see Tree Technical Manual Sec 2.20(C-D), any proposed trench or form work within TPZ of a protected tree requires approval from Public Works Operations. Call 650-496-5953. TPZ either 10 x Tree Diameter or 10-feet, whichever is greater Any proposed trench in TPZ requires approval See TTM 2.20 C-D for instructions 6-foot high chain link fence, typical (to be used only with approval of Public Works Operations) Tree fencing is required and shall be erected before demolition, grading or construction begins. Any inadvertant sidewalk or curb replacement or trenching requires approval Rev By Date City of Palo Alto Standard Dwg No. Approved by: Dave Dockter Date PE No. 2006 Scale: NTS 605 Tree Protection During Construction 1RWH6WUHHW7UHHV,VVXDQFHRIDSHUPLWUHTXLUHV 3XEOLF:RUNV2SHUDWLRQVLQVSHFWLRQDQGVLJQHG DSSURYDORQWKH6WUHHW7UHH9HULILFDWLRQ679 IRUPSURYLGHG 1RWH2UGLQDQFH3URWHFWHG 'HVLJQDWHG7UHHV,VVXDQFH RIDSHUPLWUHTXLUHVDSSOLFDQWಬVSURMHFWDUERULVW ZULWWHQYHULILFDWLRQ7\SH,LVLQVWDOOHGFRUUHFWO\ DFFRUGLQJWRWKHSODQVDQG7UHH3UHVHUYDWLRQ5HSRUW 2-inches of Orange Plastic Fencing overlaid with 2-inch Thick Wooden Slats Detailed specifications are found in the Palo Alto Tree Technical Manual (TTM) (www.cityofpaloalto.org/trees/) Warning Warning Warning 8.5x11-inch Warning Signs one each side Fencing must provide public passage while protecting all other land in TPZ. For written specifications associated with illustrations below, see Public Works Specifications Section 31 Fence distance to outer branches or TP Z 12/14/92 Restricted use for trees in sidewalk cutout tree wells only For all Ordinance Protected and Designated trees, as detailed in the site specific tree preservation report (TPR) prepared by the applicant’s project arborist as diagramed on the plans. Y ard Side walk Parkway Strip Street D.D.01 08/04/04 02 D.D.08/10/06 0 DWH Warning SPECIAL INSPECTIONS PLANNING DEPARTMENT TREE PROTECTION INSPECTIONS MANDATORY PAMC 8.10 PROTECTED TREES. CONTRACTOR SHALL ENSURE PROJECT SITE ARBORIST IS PERFORMING REQUIRED TREE INSPECTION AND SITE MONITORING. PROVIDE WRITTEN MONTHLY TREE ACTIVITY REPORTS TO THE PLANNING DEPARTMENT LANDSCAPE REVIEW STAFF BEGINNING 14 DAYS AFTER BUILDING PERMIT ISSUANCE. BUILDING PERMIT DATE: ______________________ _______ DATE OF 1ST TREE ACTIVITY REPORT: ___ _____________ CITY STAFF: ___________________________ ___________ REPORTING DETAILS OF THE MONTHLY TREE ACTIVITY REPORT SHALL CONFORM TO SHEET T-1 FORMAT, VERIFY THAT ALL TREE PROTECTION MEASURES ARE IMPLIMENTED AND WILL INCLUDE ALL CONTRACTOR ACTIVITY, SCHEDULED OR UNSCHEDULED, WITHIN A TREE PROTECTION ROOT ZONE. NON-COMPLIANCE IS SUBJECT TO VIOLATION OF PAMC 8.10.080. REFERENCE: PALO ALTO TREE TECHNICAL MANUAL, SECTION 2.00 AND ADDENDUM 11. http://www.cityofpaloalto.org/civica/filebank/blobdload.asp?BlobID=6460 Figure 2: Type II Tree protection with fence placed along the sidewalk and curb to enclose the tree. Image City of Palo Alto 2006. Figure 3: Type III Tree protection with trunk protected by a barrier to prevent mechanical damage. Image City of Palo Alto 2006. 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 The table below lists the trees and the recommended protection distances or zones of no disturbance (Table 4). Table 4: Recommended Protection Distances Tree Species Number Trunk Diameter (in.) Expected Impact Whats Causing Impact 6 X DBH Radius (ft.) 12 times DBH Radius (ft.) blue oak (Quercus douglasii) 1 15 Low 7.5 15 blue oak (Quercus douglasii) 2 13 Low 6.5 13 blue oak (Quercus douglasii) 620 11 Low 5.5 11 blue oak (Quercus douglasii) 622 13 Moderate Driveway Wall 6.5 13 blue oak (Quercus douglasii) 623 11 Low 5.5 11 blue oak (Quercus douglasii) 624 11 Low 5.5 11 blue oak (Quercus douglasii) 626 10, 8 Low 5 10 blue oak (Quercus douglasii) 627 12 Low 6 12 blue oak (Quercus douglasii) 628 15 Moderate- Low Driveway 7.5 15 blue oak (Quercus douglasii) 629 17 Moderate- Low Driveway 8.5 17 coast live oak (Quercus agrifolia) 630 12 Moderate- Low Driveway 6 12 coast live oak (Quercus agrifolia) 634 16, 13, 15,16 Low 8 16 blue oak (Quercus douglasii) 652 12 High Driveway 6 12 blue oak (Quercus douglasii) 653 13 High Driveway 6.5 13 blue oak (Quercus douglasii) 654 14 Low 7 14 blue oak (Quercus douglasii) 655 12 Moderate Driveway 6 12 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 12 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 blue oak (Quercus douglasii) 656 16.5 High Driveway 8.25 16.5 blue oak (Quercus douglasii) 657 7, 11, 10 Moderate Driveway Wall 5 10 blue oak (Quercus douglasii) 658 21 Moderate Driveway Wall 10.5 21 blue oak (Quercus douglasii) 659 12 Low 6 12 blue oak (Quercus douglasii) 660 12 High Wall - Construction 6 12 blue oak (Quercus douglasii) 661 18 Low 9 18 blue oak (Quercus douglasii) 662 19 High Building footprint 9.5 19 blue oak (Quercus douglasii) 663 12 Low 6 12 blue oak (Quercus douglasii) 664 18 Low 9 18 blue oak (Quercus douglasii) 665 12 High Retaining wall and Construction 6 12 blue oak (Quercus douglasii) 666 18 Low 9 18 coast live oak (Quercus agrifolia) 667 14 Low 7 14 blue oak (Quercus douglasii) 668 10, 18 High Building footprint 9 18 blue oak (Quercus douglasii) 669 19 Moderate- High Retaining wall and Construction 9.5 19 coast live oak (Quercus agrifolia) 670 18, 12, 6, 12 Low 6 12 blue oak (Quercus douglasii) 671 12 High Building footprint 6 12 Tree Species Number Trunk Diameter (in.) Expected Impact Whats Causing Impact 6 X DBH Radius (ft.) 12 times DBH Radius (ft.) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 13 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 blue oak (Quercus douglasii) 675 13, 12 High Building footprint 6 12 coast live oak (Quercus agrifolia) 676 24 High Construction - Retaining Wall - Marked Retain 12 24 coast live oak (Quercus agrifolia) 677 19, 20, 18 High House 9 18 coast live oak (Quercus agrifolia) 678 19, 21,16, 24 Moderate 8 16 blue oak (Quercus douglasii) 679 13 High Driveway - Tag missing 6.5 13 blue oak (Quercus douglasii) 680 14 High Driveway - Tag missing 7 14 blue oak (Quercus douglasii) 681 12 Moderate Driveway - Tag missing 6 12 blue oak (Quercus douglasii) 682 15 Moderate Driveway Hammerhead 7.5 15 blue oak (Quercus douglasii) 690 16 High Driveway 8 16 coast live oak (Quercus agrifolia) 691 24 High Driveway 12 24 coast live oak (Quercus agrifolia) 692 18 Moderate- Low Driveway 9 18 blue oak (Quercus douglasii) 693 17 Moderate- Low Driveway 8.5 17 Tree Species Number Trunk Diameter (in.) Expected Impact Whats Causing Impact 6 X DBH Radius (ft.) 12 times DBH Radius (ft.) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 14 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Conclusion The inventory contains 44 trees comprised of 2 different species (coast live oak and blue oak). Nine oaks are considered Large Protected, thirty-five are Protected, and none are Exempt. Most of the trees are in either good or fair condition and three are simply in poor shape and the suitability ratings mirror the condition ratings. The trees grow here naturally and would be considered to have relatively good suitability for retention absent of significant health or structural problems. There are fifteen trees that will require removal to construct the residence and driveway as proposed. One tree was rated as moderate-highly impacted, 7 moderate, 5 moderate-low and 16 will not be affected. Five of the fifteen to be highly impacted are Large Protected Trees (668, 675, 676, 677 and 691). The removals would require some combination of sixty-eight 24 inch box or thirty-four 36 inch box replacements. Tree protection for this project would consist of a modified Type I scheme with the retained trees all located around the perimeter of the site. The tree protection fence should be placed no closer than six times the trunk diameter distances in feet and preferably twelve. A total of 44 trees were appraised for a rounded depreciated value of $242,700.00 using the Trunk Formula Method. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 15 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Recommendations Pre-construction and Planning Phase 1.Place tree numbers and tree protection fence locations and guidelines on the plans including the grading, drainage, and utility plans. Create a separate plan sheet that includes all protection measures labeled “T-1 Tree Protection Plan.” 2.Place tree protection fence around those to remain a radial distance of 6 to 12 times the trunk diameter distances (Table 4, Pg 12). 3.Provide a landscape plan that accounts for the loss in tree canopy to include in tabular form the required replacements in accordance with the Town’s Tree Canopy Replacement Standard. 4.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. 5.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. 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. 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. Construction and Post-Construction Phase 1.Monitor the health and structure of all trees for any changes in condition. 2.Perform any other mitigation measures to help ensure long term survival. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 16 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 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, 2012. Print. Costello, Laurence Raleigh, Bruce W. Hagen, and Katherine S. Jones. Oaks in the urban landscape: selection, care, and preservation. Oakland, CA: University of California, Agriculture and Natural Resources, 2011. 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 Arboriculture1998. 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 17 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 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. 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. Topping: Inappropriate pruning technique to reduce tree size. Cutting back a tree to a predetermined crown limit, often at internodes. 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. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 18 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Trunk Formula Method: 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 19 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Appendix A: Tree Inventory Map and Site Plan A1: Driveway entrance Sheet taken from L1 (Red circles indicate removals/highly impacted) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 20 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 A2: Driveway and Hammerhead Sheet taken from L1 (Red circles indicate removals/highly impacted) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 21 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 A3: Residence Sheet taken from L2 (Red circles indicate removals/highly impacted) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 22 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Appendix B: Tree Inventory and Assessment Tables B1: Inventory and Assessment Table 5: Inventory and Assessment Tree Species Number Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition and Suitability Expected Impact Los Gatos Large Protected Tree blue oak (Quercus douglasii)1 15 30 Good Low No blue oak (Quercus douglasii)2 13 30 Good Low No blue oak (Quercus douglasii)620 11 25 Good Low No blue oak (Quercus douglasii)622 13 25 Good Moderate No blue oak (Quercus douglasii)623 11 25 Good Low No blue oak (Quercus douglasii)624 11 25 Good Low No blue oak (Quercus douglasii)626 10, 8 25 Fair Low No blue oak (Quercus douglasii)627 12 25 Good Low No blue oak (Quercus douglasii)628 15 35 Fair Moderate- Low No blue oak (Quercus douglasii)629 17 40 Good Moderate- Low No coast live oak (Quercus agrifolia) 630 12 18 Fair Moderate- Low No coast live oak (Quercus agrifolia) 634 16, 13, 15,16 45 Fair Low Yes blue oak (Quercus douglasii)652 12 25 Fair High No blue oak (Quercus douglasii)653 13 30 Fair High No blue oak (Quercus douglasii)654 14 25 Good Low No blue oak (Quercus douglasii)655 12 25 Good Moderate No blue oak (Quercus douglasii)656 16.5 30 Fair High No blue oak (Quercus douglasii)657 7, 11, 10 35 Good Moderate Yes blue oak (Quercus douglasii)658 21 40 Good Moderate No blue oak (Quercus douglasii)659 12 30 Good Low No blue oak (Quercus douglasii)660 12 30 Good High No blue oak (Quercus douglasii)661 18 35 Good Low No blue oak (Quercus douglasii)662 19 40 Good High No Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 23 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 blue oak (Quercus douglasii)663 12 25 Fair Low No blue oak (Quercus douglasii)664 18 40 Good Low No blue oak (Quercus douglasii)665 12 25 Good High No blue oak (Quercus douglasii)666 18 30 Fair Low No coast live oak (Quercus agrifolia) 667 14 30 Fair Low No blue oak (Quercus douglasii)668 10, 18 35 Poor High Yes blue oak (Quercus douglasii)669 19 45 Fair Moderate- High No coast live oak (Quercus agrifolia) 670 18, 12, 6, 12 45 Fair Low Yes blue oak (Quercus douglasii)671 12 25 Fair High No blue oak (Quercus douglasii)675 13, 12 30 Fair High Yes coast live oak (Quercus agrifolia) 676 24 40 Poor High Yes coast live oak (Quercus agrifolia) 677 19, 20, 18 50 Fair High Yes coast live oak (Quercus agrifolia) 678 19, 21,16, 24 50 Fair Moderate Yes blue oak (Quercus douglasii)679 13 25 Good High No blue oak (Quercus douglasii)680 14 25 Fair High No blue oak (Quercus douglasii)681 12 25 Fair Moderate No blue oak (Quercus douglasii)682 15 35 Fair Moderate No blue oak (Quercus douglasii)690 16 30 Fair High No coast live oak (Quercus agrifolia) 691 24 45 Poor High Yes coast live oak (Quercus agrifolia) 692 18 35 Fair Moderate- Low No blue oak (Quercus douglasii)693 17 35 Good Moderate- Low No Tree Species Number Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition and Suitability Expected Impact Los Gatos Large Protected Tree Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 24 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 B2: Appraisal Summary Table 6: Appraisal Summary Tree Species Number Trunk Diameter Condition Location Species Rating Rounded Value blue oak (Quercus douglasii)1 15 75.0%63.33%90.00%$6,000.00 blue oak (Quercus douglasii)2 13 75.0%63.33%90.00%$4,520.00 blue oak (Quercus douglasii)620 11 75.0%63.33%90.00%$3,280.00 blue oak (Quercus douglasii)622 13 75.0%63.33%90.00%$4,520.00 blue oak (Quercus douglasii)623 11 75.0%63.33%90.00%$3,280.00 blue oak (Quercus douglasii)624 11 75.0%63.33%90.00%$3,280.00 blue oak (Quercus douglasii)626 10, 8 50.0%63.33%90.00%$3,020.00 blue oak (Quercus douglasii)627 12 75.0%63.33%90.00%$3,870.00 blue oak (Quercus douglasii)628 15 50.0%63.33%90.00%$3,980.00 blue oak (Quercus douglasii)629 17 75.0%63.33%90.00%$7,600.00 coast live oak (Quercus agrifolia) 630 12 50.0%63.33%90.00%$1,560.00 coast live oak (Quercus agrifolia) 634 16, 13, 15,16 75.0%63.33%90.00%$15,460.00 blue oak (Quercus douglasii)652 12 50.0%63.33%90.00%$3,010.00 blue oak (Quercus douglasii)653 13 50.0%63.33%90.00%$5,200.00 blue oak (Quercus douglasii)654 14 75.0%63.33%90.00%$5,200.00 blue oak (Quercus douglasii)655 12 75.0%63.33%90.00%$4,800.00 blue oak (Quercus douglasii)656 16.5 50.0%63.33%90.00%$1,420.00 blue oak (Quercus douglasii)657 7, 11, 10 75.0%63.33%90.00%$18,750.00 blue oak (Quercus douglasii)658 21 75.0%63.33%90.00%$3,870.00 blue oak (Quercus douglasii)659 12 75.0%63.33%90.00%$8,500.00 blue oak (Quercus douglasii)660 12 75.0%63.33%90.00%$9,500.00 blue oak (Quercus douglasii)661 18 75.0%63.33%90.00%$2,580.00 blue oak (Quercus douglasii)662 19 75.0%63.33%90.00%$8,500.00 blue oak (Quercus douglasii)663 12 50.0%63.33%90.00%$3,870.00 blue oak (Quercus douglasii)664 18 75.0%63.33%90.00%$5,700.00 blue oak (Quercus douglasii)665 12 75.0%63.33%90.00%$3,480.00 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 25 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 blue oak (Quercus douglasii)666 18 50.0%63.33%90.00%$910.00 coast live oak (Quercus agrifolia) 667 14 50.0%63.33%90.00%$3,770.00 blue oak (Quercus douglasii)668 10, 18 25.0%63.33%90.00%$8,300.00 blue oak (Quercus douglasii)669 19 50.0%63.33%90.00%$720.00 coast live oak (Quercus agrifolia) 670 18, 12, 6, 12 50.0%63.33%90.00%$12,200.00 blue oak (Quercus douglasii)671 12 50.0%63.33%90.00%$6,300.00 blue oak (Quercus douglasii)675 13, 12 75.0%63.33%90.00%$12,200.00 coast live oak (Quercus agrifolia) 676 24 25.0%63.33%90.00%$2,090.00 coast live oak (Quercus agrifolia) 677 19, 20, 18 50.0%63.33%90.00%$6,700.00 coast live oak (Quercus agrifolia) 678 19, 21,16, 24 50.0%63.33%90.00%$11,300.00 blue oak (Quercus douglasii)679 13 75.0%63.33%90.00%$2,580.00 blue oak (Quercus douglasii)680 14 50.0%63.33%90.00%$2,580.00 blue oak (Quercus douglasii)681 12 50.0%63.33%90.00%$5,000.00 blue oak (Quercus douglasii)682 15 50.0%63.33%90.00%$5,700.00 blue oak (Quercus douglasii)690 16 50.0%63.33%90.00%$4,510.00 coast live oak (Quercus agrifolia) 691 24 25.0%63.33%90.00%$5,600.00 coast live oak (Quercus agrifolia) 692 18 50.0%63.33%90.00%$2,980.00 blue oak (Quercus douglasii)693 17 75.0%63.33%90.00%$4,510.00 Tree Species Number Trunk Diameter Condition Location Species Rating Rounded Value Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 26 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Appendix C: Photographs C1: Existing access Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 27 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 C2: Building area Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 28 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 C3: Building area Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 29 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 C4: Building area Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 30 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 Appendix D: Tree Protection Guidelines 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). 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. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 31 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 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. 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 32 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 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 33 36WarningTree Protection ZoneThis Fence Shall Not Be Removed And Is Subject To Penalty According ToTown Code 29.10.1025 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 E2: Spanish Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 34 36CuidadoZona De Arbol PretejidoEsta valla no podrán ser sacados Y está sujeta a sanción en función de Código Ciudad del 29.101025 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 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 35 36 15365 Santella Court, Los Gatos Tree Inventory, Assessment, and Protection November 29, 2018 Revised December 9, 2019 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 ISA Tree Risk Assessor Qualified CA Qualified Applicators License QL 104230 Copyright © Copyright 2018, 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 36 36 15365 Santella Court Arborist’s Addendum February 5, 2024 February 5, 2024 Erin Walters Associate Planner Community Development Department 110 E Main Street Los Gatos CA 95030 This letter is to provide clarity on the condition ratings percentages. For consistency trees are numerically rated in the middle of each rating category. The rating percentage ranges and definitions are adopted from the ISA Guide for Plant Appraisal 10th edition. The table below indicates the rating percentages for the trees in question on the site (Table 1). Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341 Table 1: Condition Percentages Tree I.D. #Condition Rating Percentage 622 Good 70% 624 Good 70% 626 Fair 50% 661 Good 70% 663 Fair 50% 664 Good 70% 669 Fair 50% 670 Fair 50% 678 Fair 50% Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 1 (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE Project Visibility Analysis for Los Gatos Planning Department Review EXHIBIT 12 (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Blossom Hill/LG Blvd. and Selinda Way/LG Almaden Rd. viewing areas were identified as the nearest to the project from where the home could be potentially seen. N 1/31/2024 2 Location of Viewing Areas & Project Site (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 3 1/31/2024 Blossom Hill/LG Blvd. viewing Area is about 1.36 miles away & 316 feet lower than project site Cross Section of Topography from the observation area to the project site Location of Viewing Areas & Project SiteTerrain blocks the view of the site unless the observer is at least a mile away Viewing Area Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 4 Selinda Wy/LG Almaden Rd. viewing Area is about 1.43 miles away & 462 feet lower than project site. 1/31/2024 Cross Section of Topography from the observation area to the project site Location of Viewing Areas & Project SiteTerrain blocks the view of the site unless the observer is at least a mile away Site Location Viewing Area (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Onsite Story Pole Installation Pictures1/31/2024 5Story pole installation was done based on planning department approval of the installation drawings. These pictures are taken after certification of the story pole installation for its accuracy by a licensed surveyor. (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 6 Site Location 1/31/2024 Project site seen with a naked eye (thru a 50 mm camera lens); 500 ft closer from Blossom Hill /LG Blvd intersection, after story poles were installed. Due to dense tree cover, even when 500 ft. closer, one cannot distinguish the home.Project Site Photographs from Viewing Areas (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 7Project site seen up close (thru 300 mm camera lens), 500 ft. closer from Blossom Hill /Los Gatos Blvd intersection, after story poles were installed. Due to dense tree cover, even when 500 ft. closer, and with a zoom lens, one cannot distinguish the home. 1/31/2024 Project Site Photographs from Viewing AreasSite LocationSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 8 1/31/2024 Project Site Photographs from Viewing AreasSite Location Project site seen with a naked eye (thru a 50 mm camera lens); from Blossom Hill /LG Blvd intersection, after story poles were installed. Due to dense tree cover, and the distance, one cannot distinguish the home with a naked eye. (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Project Site Photographs from Viewing Areas1/31/2024 9Project site seen up close (thru 300 mm camera lens), from Blossom Hill /Los Gatos Blvd intersection, after story poles were installed. Due to dense tree cover, even with a zoom lens, one cannot distinguish the home. Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 10 1/31/2024 Project Site Photographs from Viewing AreasSite Location Project site seen with a naked eye (thru 50 mm camera lens), 500 ft. away from Blossom Hill /Los Gatos Blvd intersection, after story poles were installed. Due to dense tree cover, and the distance, one cannot distinguish the home with a naked eye. (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 11Project site seen up close (thru 300 mm camera lens), 500 feet away from Blossom Hill/Los Gatos Blvd. intersection, after story poles were installed. Due to dense tree cover, even with a zoom lens, one cannot distinguish the home. 1/31/2024 Project Site Photographs from Viewing AreasSite LocationSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Project Site Photographs from Viewing Areas1/31/2024 12Project site seen with a naked eye (thru a 50 mm camera lens); 500 ft. closer from Selinda Way/LG Almaden Rd. intersection, after story poles were installed. Even when a person is 500 ft., given the distance, one cannot distinguish the home with a naked eye. Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 13Project site seen up close (thru 300 mm camera lens), 500 ft. closer from Selinda Way/LG Almaden Rd. intersection, after story poles were installed . 1/31/2024 Project Site Photographs from Viewing AreasSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 14Project site seen with a naked eye (thru a 50 mm camera lens); from Selinda Way/LG Almaden Rd. intersection (thru school property fence). Given the distance, one cannot distinguish the home with a naked eye. Approximate Site Location 1/31/2024 Site Location Project Site Photographs from Viewing Areas (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 15Project site seen up close (thru 300 mm camera lens) from Selinda Way/LG Almaden Rd. intersection, after story poles were installed. 1/31/2024 Project Site Photographs from Viewing AreasSite Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 16Project site seen with a naked eye (thru 50 mm camera lens), 500 ft. away from Selinda Way/LG Almaden Rd. intersection. Given that distance, one cannot distinguish the home with a naked eye. 1/31/2024 Project Site Photographs from Viewing AreasSite Location Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Project Site Photographs from Viewing Areas1/31/2024 17Project site seen up close (thru 300 mm camera lens), 500 feet away from Selinda Way/LG Almaden Rd. intersection. Site Location (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 18 1/31/2024 Site Plan (Trees used for Visibility Analysis) (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 19 1/31/2024 Site Plan (Trees not used for Visibility Analysis) (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 1/31/2024 20 N0 25 50 675244684676677678679 680 656685Y3Y1Y2 X1 X2Z6 669 Z4 Z2 Z3 Z5 668 670 Aerial View from North662 664 663 661 Trees used for screening are identified with an orange outline. Trees proposed to be removed are identified by red outline (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Aerial view from South21 N 0 25 50 674 Z4670669668Z2 Z3 Z6 X2671 Y3 Y2Y1 Lot 10 Z5 676 675 244 656 680 679 622 X1 678 1/31/2024 657 677658 Trees used for screening are identified with an orange outline. Trees proposed to be removed are identified by red outline (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 1/31/2024 22 Blossom Hill Rd. Way View Analysis Roof Line +710’0”Existing Grade +694’0”Blossom Hill 300 mm telephoto lens ViewBuilding Outline Due to dense, healthy tree cover & only a few trees proposed to be removed, 0% of the home surface would be seen from Blossom Hill Blossom Hill /Los Gatos Blvd intersection, even with a photo when taken 500 ft closer to the site, and with a 300 mm lens. (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Blossom Hill 300 mm telephoto lens View1/31/2024 23 675 660 676 677 622 624 626 661 663 664 662669668 671670 Blossom Hill Rd. Way View Analysis Area of Visible Home =0 sf.< 24.5% from Blossom Hill /Los Gatos Blvd. intersection (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 View from Francis Oaks Road1/31/2024 24 674 Z4 670668671X1675244 Lot 10 669679 680 678 Z6 Trees used for screening are identified with an orange outline. Trees proposed to be removed are identified by red outline Selinda Way View Analysis (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Selinda Way 300 mm telephoto lens View1/31/2024 25Roofline +710’0”Existing Grade +694’0” Selinda Way View Analysis Lot 10 Total surface area of the building elevation = 2,971 sf. Area of Visible Home =586 sf.= 20%<24.5% (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 26 1/31/2024 <E> Trees to be removed (shown in yellow) Building Area 2,971 sf. Roofline +710’0”Existing Grade +694’0” Selinda Way View Analysis Building Area seen 586 sf. =20% < 24.5% Lot 10 Total surface area of the building elevation = 2,971 sf. Area of Visible Home =586 sf.= 20%<24.5%Selinda Way 300 mm telephoto lens View (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 27 669 Z6 Trees below 670 668 671 Y3 674679 680244 677678 X2 X1 Z4, Z5 Trees below Z6 Z2 Z3 Total surface area of the building elevation = 2,971 sf. Area of Visible Home =586 sf.= 20%<24.5% 1/31/2024 670 Y1 Y2 Building area seen after tree removal 586 sf. =20% < 24.5% Selinda Way View Analysis 675 Lot 10 Selinda Way 300 mm telephoto lens View (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Elevation from Selinda Way Observation Area1/31/2024 28 Selinda Way View Analysis Total surface area of the building elevation = 2,971 sf. Area of Visible Home =586 sf.= 20%<24.5% (408) 507 8138 www.srustiarchitects.comSrusti ArchitectsOLGAARD RESIDENCE-VISIBILITY/TREE SCREENING ANALYSIS 15365 Santella Court-Los Gatos-CA 95032 Photomontage of the home seen by 300 mm lens1/31/2024 29From this observation area, (+500ft.) given that distance, one cannot distinguish the home with a naked eye. Any closer, it cannot be seen due to obstructions from natural topography. This home with low LRV surface material values, even when seen up-close (thru 300 mm telephoto lens), will have very little impact to the hillside views. Selinda Way View Analysis PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:45:36 AMA000Title Sheet1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032O L G A A R D R E S I D E N C E(APN): 527-09-036. 15365 SANTELLA COURT, LOS GATOS CALIFORNIA 95032PLANNING DEPARTMENT DEVELOPMENT APPLICATIONEXHIBIT 13 DWA1011SIM101A1011Ref1Ref1Ref1Ref01View Name1/8" = 1'-0"1tNorth Arrow (Direction)Align Symbol(refers to adjacent plane)Detail Call Out(refers to view &Sheet Number)Grid Bubble(reference line call out)Datum Point or Work Pointor Control PointBuilding Section Call Out(Identifies section cut location,view direction & refersview and sheet number)Building Wall(Screened line indicate "existing"dashed lines indicate"for demolition")View Reference Symbol(indicates location of the View & Sheet numbers)View Call Out(indicates the number & scale of the drawing view)Window Symbol & Tag(indicates the location& type of the window)Door Symbol and Tag(indicates the location, direction and type of the swing door)Sliding Door Symbol and Tag(indicates the location, type of the sliding door)Vanity Unit Lavatory Faucets: ≤1.5 gpmWall Hung Water Closet. Max. 1.28 Gallons per Flush) W/ concealed cisternBath Tub101Roof DrainCook TopDish WasherFloor DrainLinear Shower DrainHose bibShower Head, 2GPM Max.Built-in Double OvenRefrigeratorRange Exhaust hoodClothes WasherClothes Dryer1A101SIMNameElevationN1AY1Y64X1H292 SFB131'-2"318 SFB219 SFB416 SFB3410 SFL1500 SFL21130 SFL7137 SFL4109 SFL5710 SFG1230 SFL34'-7 1/2"17'-8"115 SFL831'-3 1/2"6'-6"65 SFL6X429'-6"16'-3 1/2"6'-8"9'-11"22'-11 1/2"17'-8 1/2"19'-0"34'-9 1/2"14'-3"14'-0 1/2"9'-7"7'-3 1/2"11'-4 1/2"9'-7 1/2"22'-4"8'-11 1/2"112 SFB58'-9"1AY1Y64X1H382 SFU1793 SFU254 SFU3240 SFU11241 SFU4537 SFU5273 SFU611 SFU723 SFU954 SFU10225 SFU813'-4 1/2"11'-1"22'-2 1/2"4'-10"17'-0"14'-0"8'-3"6'-3"17'-2"16'-1"7'-2"28'-2 1/2"28'-7 1/2"14'-10 1/2"18'-9"6'-3 1/2"X4PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:45:41 AMA100Project Data Sheet1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032" INCH/INCHES# POUND/NUMBER' FOOT/FEET(E) EXISTING(N) NEW.X BY.° DEGREES.± PLUS/MINUS@ ATA.B. ANCHOR BOLTA.C. ASPHALTIC CONCRETEA.F.F. ABOVE FINISH FLOORARCH. ARCHITECTURALB.O. BOTTOM OFB.O.F. BOTTOM OF FOOTINGB.S. BOTH SIDESBD. BOARDBLDG. BUILDINGBLK. BLOCKBLKG. BLOCKINGC.D. CIVIL DRAWINGSC.F.C.I. CONTRACTOR FURNISHEDCONTRACTOR INSTALLEDC.G. CORNER GUARDC.I. CAST IRONC.J. CONTROL JOINTC.O. CLEAN OUTC.W. COLD WATERCAB. CABINETCEM. CEMENTCER. CERAMICCL CENTER LINECLG. CEILING1 EXISTING CONSTRUCTION DATA SHOWN ON THE DRAWINGS WAS OBTAINED FROM AVAILABLE DRAWINGS AND FIELD MEASUREMENTS. THECONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS AND SHALL NOTIFY THE ARCHITECT OF ALL EXCEPTIONS BEFORE PROCEEDING WITH THEWORK.2 SEE ARCHITECTURAL DRAWINGS FOR LAYOUT DIMENSIONS AND ELEVATIONS EXCEPT WHERE INDICATED OTHERWISE.3 ALL DISCREPANCIES BETWEEN DRAWINGS SHALL BE CLARIFIED WITH THE ARCHITECT PRIOR TO PROCEEDING WITH WORK.4 IN THE EVENT THAT CERTAIN FEATURES OF THE CONSTRUCTION ARE NOT FULLY SHOWN OR DETAILED ON THE DRAWINGS OR CALLED FOR IN THEGENERAL NOTES, THEN THEIR CONSTRUCTION SHALL BE OF THE SAME CHARACTER AS SIMILAR CONDITIONS THAT ARE SHOWN OR CALLED FOR.5 DIMENSIONS, ELEVATIONS AND EXISTING CONDITIONS SHALL BE CHECKED AND VERIFIED ON THE JOB SITE BY EACH CONTRACTOR. ERRORS,OMISSIONS, OR DISCREPANCIES SHALL BE REPORTED TO THE ARCHITECT BEFORE WORK BEGINS OR SUPPLIES ARE ORDERED6 VERIFY ELECTRICAL, MECHANICAL, FIRE ALARM, TELEPHONE AND SECURITY REQUIREMENTS BEFORE CONSTRUCTION BEGINS.8 CONTRACTOR SHALL DISPOSE OF ALL REMOVED AND/ OR DEMOLISHED MATERIAL, WASTE AND DEBRIS CAUSED BY WORK9 WORK INDICATED AS "OWNER FURNISHED, CONTRACTOR INSTALLED" (O.F.C.I.) SHALL MEET ALL APPLICABLE CODES AND REGULATORYREQUIREMENTS INDICATED WITHIN THESE DOCUMENTS AND SHALL BE INSTALLED AND FULLY OPERATIONAL PRIOR TO FINAL APPROVAL ANDOCCUPANCY OF THIS PROJECT10 ALL UTILITY TRENCHES AND BUILDING PADS SHALL BE PROPERLY BACK FILLED AND COMPACTED11 PRIOR TO BUILDING PERMIT FINAL APPROVAL, THE PROPERTY SHALL BE IN COMPLIANCE WITH THE VEGETATION MANAGEMENT REQUIREMENTSPRESCRIBED IN CALIFORNIA FIRE CODE SECTION 4906,INCLUDING CALIFORNIA PUBLIC RESOURCES CODE 4291 OR CALIFORNIA GOVERNMENTCODE SECTION 51182 PER CRC R337.1.512 THIS PROJECT IS IN WILDLAND URBAN INTERFACE HIGH FIRE AREA AND MUST COMPLY WITH 2022 California Fire Code (CFC), SECTION R337 OFTHE 2022 CALIFORNIA RESIDENTIAL CODE,PUBLIC RESOURCES CODE 4291 AND CALIFORNIA GOVERNMENT CODE SECTION 51182. ALLEXTERIOR BUILDING MATERIALS SHALL CONFORM TO SFM CHAPTER 12-7A MATERIALS AND CONSTRUCTION METHODS FOR EXTERIOR WILDFIREEXPOSURE SYSTEMOLGAARD RESIDENCEDEVELOPMENT OF A NEW, TWO LEVEL, SINGLE FAMILY DWELLINGPROJECT DESCRIPTIONPROPERTY & BUILDING DIMENSIONAL COMPLIANCE ZONING ASSESSOR PARCEL NUMBER:CONSTRUCTION CITY:ADDRESSTOTAL SITE AREA:OCCUPANCY TYPE:LOT NO.:HR-2 1/2; PDLos Gatos527-09-03615365 Santella CourtV-NR/ Sprinklered - V-B2 AcresR-3 Single Family Dwelling9BUILDING DATAGROSS LOT SIZEREQ'D /ALLOWEDPROPOSED"SETBACKS"MINIMUM FRONT YARD - ROADMINIMUM SIDE YARDMINIMUM SIDE YARDMINIMUM REAR YARDMAXIMUM BUILDING HEIGHTAVERAGE LOT SLOPE TOTAL UPPER LEVEL DECK AREASFLOOR AREA RATIO (F.A.R) ALLOWABLE FLOOR AREATOTAL HABITABLE BUILDING AREA (including Basement Area) COVERED PARKINGGARAGE AREAFRONT PARKING AND FIRE TRUCK TURN AROUND AREA (Pervious Paving)LOWER (BELOW DECK) PATIO AREABELOW GRADE AREAOFF STREET (UNENCLOSED) PARKINGFRONT DRIVE WAY AREA (Partiial Pervious Paving)TOTAL IMPERVIOUS SURFACE (LOT COVERAGE) AREA REMAINING HARDSCAPE AREAGROSS LOT SIZE MINUS DRIVEWAY ARMDRIVEWAY PORTION OF LOT AREA (Narrow Width)NET LOT SIZESouthEastWestNorth25'-0"22'25'0" 25'0"20'0" 66'0"20'0"106'0"30'0" 266'0"2 36285 SFNA7.3%756 SF31.18%NA32,271 SF6,000 SF 5,840SF711 SF890 SF3956 SF2 33174 SF9,835 SF5882 SF87,475 SF6,797 SF400 SF1447 SFThe Project scope involves site development, design and construction of a two level, 4 bed, 4 1/2 bath and 3 car garage, single family dwelling of 6285 sf floor area on a 2 acre, hill side, vacant lot .The Current Codes, as amended & 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 as listed belowPart 1 Administrative CodePart 2 California Building Code (CBC), VOL. 1 & 2Part 2.5 California Residential Code (CRC)Part 3 California Electrical Code (CEC)Part 4 California Mechanical Code (CMC)Part 5 California Plumbing Code (CPC)Part 6 California Energy CodePart 8 California Historical Building CodePart 9 California Fire Code (CFC)Part 11 California Green Building Standards Code (CAL Green)Part 12 California Reference Standards Code2021 International Property Maintenance CodeTown Energy Reach code for New Residences:“This residence will comply with the Town’s all electric appliance, electric vehicle and energy storage system requirements in accordance with Town Code.”And all other local and state laws and regulationsAPPLICABLE BUILDING CODES ABBREVIATIONSSYMBOL LEGENDGENERAL NOTESVICINITY MAPPARCEL MAP(APN): 527-09-036. Address: Lot 9,15365 Santella Court, Los Gatos CA 95032PROJECT DIRECTORYOWNERCHRISTIAN OLGAARD & HELEN OLGAARD21355 SARATOGA HILLS ROADSARATOGA CA 95070PHONE:(408) 505 7715EMAIL:CHRISTIAN@OLGAARD.COMSHEETNUMBERSHEET NAMEA000 Title SheetA100 Project Data SheetA102 SiteplanA103 Lower Level Floor PlanA104 Upper Level Floor PlanA105 Roof PlanA106 Building ElevationsA108 Building SectionsA109 Building SectionsA110 Building SectionsA115 Perspective Views-01A116 Perspective Views 02A117 Axonometric ViewsA118 Elevations with Exterior Materials IdentifiedC1 Cover SheetC2 Stormwater Pollution Prevention PlanC3 Existing TopographyC4 Grading and Drainage PlanC5 Driveway Plan and ProfileC6 Grading and Drainage PlanC7 Section and DetailsC8 Erosion Control PlanC9 Fire Alternate Means of ComplianceL1.0 Planting PlanL2.0 Fence Plan and Wall DetailsL2.1 Entry Gate Plan and DetailsL2.2 DetailsL3.0 Tree PlanAllowable Floor Area & Calculation TableName Area CommentsL1410.11 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L2499.68 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L3229.70 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L4136.86 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L5108.77 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L665.41 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L71130.27 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)L8114.84 SF Lower floor Area enclosed space that exceeds 4 feet( in height) above adjacent grade)Lower floor Area enclosed space thatexceeds 4 feet( in height) aboveadjacent grade)2695.65 SFU1381.96 SF Upper Floor AreaU2793.33 SF Upper Floor AreaU353.57 SF Upper Floor AreaU4241.28 SF Upper Floor AreaU5536.87 SF Upper Floor AreaU6273.46 SF Upper Floor AreaU710.86 SF Upper Floor AreaU8225.17 SF Upper Floor AreaU922.63 SF Upper Floor AreaU1054.34 SF Upper Floor AreaU11239.96 SF Upper Floor AreaUpper Floor Area 2833.42 SFTotal Enclosed Gross Floor Area 5529.07 SF1" = 20'-0"1Lower Level Floor Area Calculation DiagramBasement Floor Area & Calculation TableName AreaCommentsB1292.24 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)B2318.14 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)B315.58 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)B418.58 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)B5111.71 SF Basement Area (enclosed space that does not extend 4 fee in height) above adjacent grade)Total Enclosed Basement Floor Area 756.25 SF1" = 20'-0"2Upper Level Floor Area Calculation DiagramARCHITECTHARI SRIPADANNA AIA LEEDAP SRUSTI ARCHITECTS18524 MONTPERE WAY SARATOGA CA 95070PHONE:(408) 507 8138EMAIL:HARI@SRUSTIARCHITECTS.COMSTRUCTURAL ENGINEERDOUG ROBERTSON, S.E.DAEDALUS STRUCTURAL ENGINEERING, 12930 SARATOGA AVENUE, STE B9, SARATOGA, CA 95070PHONE:(408) 517 0373 EMAIL:DOUG@DAEDALUS-ENG.COMLANDSCAPE ARCHITECTDAVID FOX, ASLADAVID R FOX & COMPANY. 1188 KOTENBURG AVE,SAN JOSE, CA 95125PHONE:(408) 761 0212 EMAIL:DAVID@FOXLA.NETFLOOR AREA CALCULATION DIAGRAMGarage Floor Area & Calculation TableName AreaCommentsG1710.44 SF Garage /Utilities Area (enlcosed area over 400 sf. shall be counted towards F.A.R)Total Enclosed Garage Floor Area 710.44 SFGarage Floor area Exemption 400.00 SFRemaing Garage Floor Area after Exemption= 310.44 SFPROPOSED TOTAL ALLWABLE FLOOR AREA=5529.07+310.44= 5,840 SF.CIVIL ENGINEERAMANDA (WILSON) MUSY-VERDEL HANNA-BRUNETTI INC.7651 EIGLEBERRY STREET,GILROY ,CA 95020 PHONE: (408) 842-2173EMAIL:AMANDA@HANNABRUNETTI.COMMECH. & PLUMB. ENGINEERELECTRICAL ENGINEERLEED CONSULTANTSHANNON ALLISONALTER CONSULTING ENGINEERS1091 56th STREETOAKLAND CA, 94608PHONE: (510)-406-8535EMAIL: SHANNON@ALTERENGINEERS.COMSEPERATE REQUIRED SUBMITTALSFire sprinkler system 1. Fire sprinkler system (NFPA 13-D 2016 Addition Standard) shall be installed throughout the entire structure under a separate permit. Fire Sprinkler Contractor shall obtain a prior approval from Water Utility Companybefore installation.2. Contractor shall furnish the design and construction and installation of an approved fire sprinkler system. The design shall be provided by an approved fire sprinkler contractor that is licensed to work in the state. 3. All labor, materials, valves, equipment and services necessary to complete the project shall be included. Layout drawings, design and equipment lists must be reviewed and approved by the Fire Marshall and the building Department prior to installation. Drawings shall show the building to be completely sprinklered throughout, all concealed areas including attic and garages.PV system Installation “A separate building permit is required for the PV system that is required by the California Energy Code Performance or Prescriptive standards. The separate PV System permit must be finaled prior to issuance of Certificate of Occupancy”. DAVID MAINO ATIUM ENGINEERING3533 YORK LN SAN RAMON, CA 94582 PHONE: (913) 961-1658EMAIL: MAINO@ATIUMENG.COMDEVIN (KURTZ) JOHNSONBRIGHT GREEN STRATEGIES INC.1717 SEABRIGHT AVE. SUITE 4, SANTA CRUZ, CA 95062PHONE: (510) 863-1109 ext. 1006EMAIL: DEVIN@BRIGHTGREENSTRATEGIES.COMFire sprinkler system (NFPA 13-D 2016 Addition Standard) shall be installed throughout the entire structure under a separate permit. Fire Sprinkler Contractor shall obtain a prior approval from Water Utility Companybefore installation.80,678 SFCLKG. CAULKINGCLO. CLOSETCLR. CLEARCMU CONCRETE MASONRY UNITCOL. COLUMNCONC. CONCRETECONN. CONNECTIONCONT. CONTINUOUSCTR. CENTERCTSK. COUNTERSUNKD.L. DOOR LOUVERD.S. DOWNSPOUTDBL. DOUBLEDEMO. DEMOLITIONDET. DETAILDIA DIAMETER OR ROUNDDIA. DIAMETERDIM. DIMENSIONDISP. DISPENSERDN DOWNDR. DOORE.J. EXPANSION JOINTE.O.S. EDGE OF SLABE.W. EACH WAYEA. EACHELEC. ELECTRICALELEV. ELEVATIONEQ. EQUALEQPT. EQUIPMENTEXT. EXTERIORF.A. FIRE ALARMF.D. FLOOR DRAINF.F. FINISH FLOORF.H.M.S. FLAT HEAD MACHINE SCREWF.H.W.S. FLAT HEAD WOOD SCREWF.O. FACE OFF.O.C. FACE OF CONCRETEF.O.F. FACE OF FINISHF.O.P. FACE OF PLYWOODF.O.S. FACE OF STUDFDN. FOUNDATIONFIN. FINISHFT. FOOTFURR. FURRINGG.I. GALVANIZED IRONGA. GAUGEGALV. GALVANIZEDGYP.BD. GYPSUM BOARDH.B. HOSE BIBHGT. HEIGHTINFO. INFORMATIONINSUL. INSULATIONINT. INTERIORJB. JUNCTION BOXL.D. LANDSCAPE DRAWINGSL.H. LEFT HANDMAX. MAXIMUMMECH. MECHANICALMET. METALMFR. MANUFACTURERMIN. MINIMUMMISC. MISCELLANEOUSMTD. MOUNTEDN.I.C. NOT IN CONTRACTN.T.S. NOT TO SCALENA NOT APPLICABLEO.C. ON CENTERO.F.C.I. OWNER FURNISHEDCONTRACTOR INSTALLEDO.F.O.I. OWNER FURNISHED OWNERINSTALLEDO.H. OPPOSITE HANDO/ OVEROPP. OPPOSITEP.H. PANIC HARDWAREP.U.E PUBLIC UTILITY EASEMENTPAV. PAVINGPLYWD. PLYWOODR.D./O.D. ROOF DRAIN/OVERFLOW DRAINR.H.M.S. ROUND HEAD MACHINE SCREWR.H.S.M.S ROUND HEAD SHEET METALSCREWR.H.W.S. ROUND HEAD WOOD SCREWR.W.L. RAIN WATER LEADERRAD. RADIUSREF. REFERENCEREFR. REFRIGERATORREQ. REQUIREDS.C. SOLID CORES.F. SQUARE FOOTAGESCD SEE CIVIL DRAWINGSSECT. SECTIONSED SEE ELECTRICAL DRAWINGSSHT. SHEETSIM. SIMILARSMD SEE MECHANICAL DRAWINGSSMS SHEET METAL SCREWSPD SEE PLUMBING DRAWINGSSPEC. SPECIFICATIONSS STAINLESS STEELSSD SEE STRUCTURAL DRAWINGSSTD STANDARDSTL STEELSTRUCT. STRUCTURALSYM. SYMMETRICALT&B TOP & BOTTOMT.C. TOP OF CURBT.O. TOP OFT.O.C. TOP OF CURB/CONCRETET.O.G. TOP OF GRADET.O.P. TOP OF PARAPET/TOP OF PLATET.O.S. TOP OF STEEL/TOP OF SLABT.O.W. TOP OF WALLT.P.D. TOILET PAPER DISPENSERT.S. TUBE STEELT.V. TELEVISIONTHK. THICKTYP. TYPICALU.O.N. UNLESS OTHERWISE NOTEDUC. UNDERCUTV.I.F. VERIFY IN FIELDW.C. WATER CLOSETW.H. WATER HEATERW.P. WATER PROOFW.S. WEATHER STRIPPINGW/ WITHW/O WITHOUTWD WOODWDW WINDOWWSCT WAINSCOTWWM WELDED WIRE MESHB1Building Dept. DN 690'-0" 690'-0" 690'-0" 690'-0" 6 9 0 '-0 " 3A1081AY1Y6X12A1094A1102A110X4F.F 688.00EXT. F.G. 694.00693.50693.5021Extent of (from #1 to #2 ) enclosed Basement area that does not extend 16'0"X16'6"Media Room12'0"X10'0"Wine Cellar4'8"X6'0"Closet5'10"X6'6"Bath11'10"X15'10 1/2"Bedroom-Hallway9'8"X13'7"Studio9'6"X7'9"Storage13'8"X8'4"Lower Foyer-Hallway15'9"X15'3"Bedroom13'0"X17'7"Lower Entry CourtyardAREA OF FILL (3ft. Max. Ht. from <E> Grade)EXT. F.G. 693.50693.50EXT. F.G. 693.50EXT. F.G. 693.50EXT. F.G. 693.5017% SLOPE15% SLOPE16% SLOPEBasement area (756.25 SF.) not be included in the floor area ratio calculation13'4"X5'11"Wet BarEXT. F.G. 694.00EXT. F.G. 694.00TOW 690.00TOW 693.00TOW 690.212A101EXT. F.G. 688.00EXT. F.G. 688.00EXT. F.G. 688.00TOW 687.753A101more than four (4) feet above the existing or finished exterior grade.15% SLOPECUTFILL688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level716' - 0"Roof's Highest Point2A108Y1Y2Y6Y4Y3Y52A1094A110Basement Ceiling Level 697' - 5"Basement Ceiling Level 697' - 5"To Ceiling Ht.From Finished Ext. Grade3'-5"<E> GRADE<E> GRADE<E> GRADEFILL2'-3"EXT. <E> Grade 694' - 0"CUT3'-6"Daylight Well F.G. 690' - 6"CUT6'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level716' - 0"Roof's Highest Point3A108X3X12A110X4X2CUT6'-0"Basement Ceiling Level 697' - 5"To Ceiling Ht.From Finished Ext. Grade3'-5"FILLMAX3'-0"FILLMAX3'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent GradePROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:45:52 AMA101Basement Diagrams1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950323/16" = 1'-0"1Enlarged Basement Floor Plan3/16" = 1'-0"2Partial Southwest Elevation3/16" = 1'-0"3Partial Northwest ElevationLEGEND DN 592.5' 594' 595.5' 597' 598.5' 600' 601.5' 603' 604.5' 606' 607.5' 609' 610.5' 612' 613.5' 615' 616.5' 618' 619.5' 621' 622.5' 624' 625.5' 627' 628.5' 630' 631.5' 633' 634.5' 636' 637.5' 639' 640.5' 642' 643.5' 645' 646.5' 648' 649.5' 651' 6 5 2 .5 ' 652.5' 6 5 4 ' 654' 6 55 .5' 655.5' 6 57 ' 657' 658.5' 658.5' 660' 660' 661.5' 661.5' 663' 663' 664.5' 664.5' 6 66 ' 666' 6 67 .5' 667.5' 669' 669' 670.5' 670.5' 672' 672' 6 7 3.5' 673.5' 6 7 5' 675' 6 7 6.5' 676.5' 6 7 8' 678' 6 7 9 . 5 ' 679.5' 6 8 1 ' 681' 682.5' 682.5' 684' 684' 592.5' 594' 595.5' 597' 598.5' 600' 601.5' 603' 604.5' 606' 607.5' 609' 610.5' 612' 613.5' 615' 616.5' 618' 619.5' 621' 622.5' 624' 625.5' 627' 628.5' 630' 631.5' 633' 634.5' 636' 637.5' 639' 640.5' 642' 643.5' 645' 646.5' 648' 649.5' 651' 652.5' 654' 655.5' 657' 658.5' 660' 661.5' 663' 664.5' 666' 667.5' 669' 670.5' 672' 673.5' 675' 676.5' 678' 679.5' 681' 682.5' 684' 685.5' 687' 688.5' 690' 691.5' 693' 694.5' 696' 697.5' 6 5 4 ' 6 5 5 .5 ' 6 5 7 ' 6 5 8 .5 ' 6 6 0 ' 6 6 1 .5 ' 6 6 3 ' 664.5' 666' 667.5' 669' 670.5' 672' 673.5' 675' 67 6.5' 6 78' 6 79.5' 681' 682.5' 684' 685.5' 687' 688.5' 6 9 0' 691.5' 6 9 3' 694.5' 696' 697.5' 699' 700.5' 7 0 2 ' 7 0 3 . 5' 705' 7 0 6 . 5' 7 0 8 ' 7 0 9 . 5 ' 7 1 1 ' 7 1 2 . 5' 7 1 4 ' 7 1 5 . 5 ' 717' 718.5' 720' 16' - 0"18' - 0"L R D A LRDALRDALRDAL R D A L R D AUTILITY EASEMENTXX#671Fair ConditionBLUE OAKX#675Fair ConditionBLUE OAKXX#662Good ConditionBLUE OAKSANTELLA CT.X#676Poor ConditionX#660Good ConditionBLUE OAKX#652Fair ConditionBLUE OAK#674Poor ConditionVALLEY OAK#668Poor ConditionBLUE OAK#682Fair ConditionBLUE OAKUTILITY EASEMENTUTILITY EASEMENTUTILITY EASEMENTLR D A LRDALRDAL R D A LRDAPRIV A TE SC EN IC EA SEM EN TPRIVATE SCENIC EASEMENTPRIVATE SCENIC EASEMENT#684Poor ConditionVALLEY OAK#683Poor ConditionBLUE OAK#685Poor ConditionVALLEY OAK#681Fair ConditionBLUE OAK#680Fair ConditionBLUE OAK#679Good ConditionBLUE OAK+680'+675'+670'+665'+692'Upper DeckLower PatioEntry StairLower Entry CourtGarage Entry/ Visitor ParkingEntry Way#653Fair ConditionBLUE OAK#654Good ConditionBLUE OAK#665Fair ConditionBLUE OAK#664Good ConditionBLUE OAK#663Fair ConditionBLUE OAK#661Good ConditionBLUE OAK#659Good ConditionBLUE OAK#667Fair ConditionCOAST LIVE OAK#666Fair ConditionBLUE OAK627Fair ConditionBLUE OAK#657Good ConditionBLUE OAK626Fair ConditionBLUE OAK#658Good ConditionBLUE OAK#670Fair Condition#669Fair ConditionBLUE OAKA1061A1064A1062A1063X#656Fair ConditionBLUE OAK624Good ConditionBLUE OAK236BLUE OAK623Good ConditionBLUE OAK622Good ConditionBLUE OAK677Good ConditionCOAST LIVE OAK1AY1Y64X1HXXLOT #9LOT #8LOT #10#244BLUE OAKBLUE OAKCOAST LIVE OAKLRDALRDAVIEW DIRECTION FROM SELINDA WAYXX4A1072A1074A1073A1075-A1076A1077A1078X620Good ConditionBLUE OAK#678Fair ConditionBLUE OAKX#691Doesn't ExistCOAST LIVE OAKX#634Fair ConditionVALLEY OAK#690Fair ConditionBLUE OAKPROPERTY LINE536.48'PROPERTY LINE536.48'BLUE OAKPROPERTY LINE30.22'P R O P ER TY LIN E3 3 3 .5 2 'P R O P ER TY LIN E3 3 3 .5 2 'P R O P ER TY LIN E3 3 3 .5 2 'P R O P E R T Y L I N E 9 2 .5 2 'PROPERTY LINE23.14'P R O P E R T Y L I N E 15 3 .1 2 'PROPERTY LINE34.00'P R O P E R T Y L I N E 15 3 .1 2 'PROPERTY LINE410.10'PROPERTY LINE410.10'PROPERTY LINE410.10'PROPERTY LINE536.48'PROPERTY LINE410.10'PROVIDED SETBACK66'-0"DRIVEWAY GATESee Landscape DrawingsTrash EnclosureVIEW DIRECTION FROM BLOSSOMHILL ROADA1181A1182A1183A1184Mailbox & Address Numbersper Santa Clara County FireDepartment StandardsASSUMED FRONTYARD PROPERTYLINER E Q U IR E DFRONT Y A R D S E TB A C K 3 0 '-0 "15358 X2Good ConditionBLUE OAKX1Good ConditionBLUE OAKZ5Good ConditionBLUE OAKZ2Good ConditionBLUE OAKZ3Good ConditionBLUE OAKY1Good ConditionBLUE OAKY2Good ConditionVALLEY OAKY4Good ConditionBLUE OAKY3Good ConditionBLUE OAKZ4Good ConditionBLUE OAKOutline of the Building Lot # 8 Driveway Entrance18'-0"Shared Driveway18'-0"Shared Driveway18'-0"Private Driveway16'-0"Roof Overhang2'-4 3/4"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:52:54 AMA102Siteplan1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321" = 20'-0"1Site PlanN DN DNDNDNDNDNDNDN D NDN DNDNDNDNDNDN12'0"X10'0"Wine Cellar16'0"X16'6"Media Room4'8"X6'0"Closet5'10"X6'6"Bath11'10"X15'10 1/2"Bedroom9'8"X13'7"Studio3'0"X7'0"Mech Rm.15'9"X15'3"Bedroom6'0"X9'3"Bath6'0"X5'7 1/2"Closet18'0"X15'5"Lower Family Room16'0"X17'8"Master Bedroom16'0"X9'9 1/2"Master Bath16'0"X7'7"Master Closet12'0"X8'7"Laundry16'0"X6'0"Mud Room8'9.5"X6'0"Mech/Pool Equip. Rm.8'0"X6'0"Elec. Rm22'1"X31'11"GarageLower PatioEntry StairGarage Entry/ Visitor ParkingEntry WayDrive Way1A10813'0"X17'7"Lower Entry Courtyard49'7 1/2"X12'10"Lower Patio-Outdoor Fire Place-Hallway3A1084A1082A10812DCAY1Y2Y63BEG2.24G9Y42.52.6X3X1Y3D9A1Y5F6H1A109LRDALRDALRDALRDALRDALRDALRDALRDA2A1093A1094A1091A1103A1104A11013'4"X5'11"Wet Bar9'6"X7'9"Storage13'8"X8'4"Lower Foyer2A110X4X2FPoolWest Upper Deck Abv.OW03ED02OW02ED05ED05OW02EGD01EGD02ED07ID02ID02ID03ID02ID02690.50689.00ID10ID11-HallwayED04ID02ID12ID08ID03ID06ID02ID03ID02ID03ID13ID02ID11ID05OW03CW3W02ID03ID13CW7W01CW 6W 01OW02OW02CW3W04ID03ID02ID03ID03ID03OW02CW7W02CW7W03OW02CW3W07LCW3W07R5%F.F 688.00F.F 688.002%5%5%ID09TOW 689.50ID07690.174'0"X6'2"Store RoomED06690.50690.75PROPERTY LINE333.52'A1011REAR PROPERTY SETBACK25'-0"PROPERTY LINE536.48'42" High-Metal Railing with Glass Panel Infill andWood Hand Rail(Comply w/ C.B.C 1012 & 1013)42" High-Metal Railing with Glass Panel Infill andWood Hand Rail(Comply w/ C.B.C 1012 & 1013)SID EY A R D SETB A C K20'-0"46'-8"40'-2"6'-6"107'-10 1/2"1'-3 3/4"11'-2"15'-8"12'-3 1/2"11'-2"1'-3 3/4"16'-1 3/4"9'-2 1/2"7'-1"19'-5"3'-1 1/4"47'-6"8'-11 1/2"6'-8 1/2"5'-10"4'-2"8'-4"13'-6"39'-3"5'-9"17'-0"16'-6"ED06ID10ED06OW0333'-2 1/2"4'-6 1/2"17'-6 1/2"22'-1"Outdoor Fireplace shall comply with the CBC and the Highlands of Los Gatos CC&R’s. 680678676674672Provide Signage that this room will not be used for sleepingB2Building Dept.PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:53:01 AMA103Lower Level FloorPlan1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Lower Level Floor PlanN11Key NotesProvide Signage that this room will not be used for sleeping DND N DN DN DNDND N DN18"X15'0"Dining21'0"X15'0"Kitchen10'0"X5'0"Breakfast Nook15'0"X20'0"Upper Family Room5'6"X5'0"Toilet12'0"X12'0"Office7'2"X6'4"Bath12'0"X12'0"Bedroom4'6"X6'4"Closet16'0"X13'0"Upper Foyer22'0"X16'0"Living RoomLower PatioEntry StairLower Entry CourtyardGarage Entry/ Visitor ParkingEntry WayDrive WayLRDALRDALR D A 46'-8"40'-2"6'-6"1A1083A1084A1082A10812DCAY1Y2Y63BEG2.24G9Y42.52.6X3X1Y3D9A1Y5F6H9'-0"X17'8"Play Loft11'0"X17'8"Attic/Storage1A109689.00688.38LRDALRDALRDALRDALRDA2A1093A1094A1091A1103A1104A1102A110X4-Hallway15'6X16'4"Upper West Deck-East Upper DeckX2FCW7W05CW3W06RCW3W06LOW02ED05OW02OW02OW01OW01OW02OW02OW02OW02CW7W02CW3W03CW3W01CW2W02CW2W01CW2W04CW7W04CW 6W 02CW 6W 01CW7W01CW3W05CW8W01CW2W03ED03ID01CW9W02C W 9 W 0 1 ID05ID02ID03ID03ID04ED02697.431%695.33690.50698.883%2%5%5%5%698.94F.F 699.00ED05PoolCW 11W 02ID13694.00TOW 693.00TOW 690.21TOW 695.73689.50689.50700.00690.50690.42689.54689.00690.00690.17REAR PROPERTY SETBACK25'-0"SID EY A R D SETB A C K20'-0"697.38107'-10 1/2"1'-3 3/4"11'-2"15'-8"12'-3 1/2"11'-2"1'-3 3/4"16'-1 3/4"9'-2 1/2"7'-1"19'-5"3'-1 1/4"47'-6"8'-11 1/2"6'-8 1/2"5'-10"4'-2"8'-4"13'-6"39'-3"5'-9"17'-0"16'-6"MOW06MOW04MOW20CW3W03PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:53:11 AMA104Upper Level FloorPlan1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Upper Level Floor PlanN Upper DeckLower DeckEntry StairLower Entry CourtGarage Entry/ Visitor ParkingEntry WayDrive Way1A1083A1084A108A1061A10632A10812DCAY1Y2Y63BEG2.24G9Y42.52.6X3X1Y3D9A1Y5F6H1A109LRDALRDALRDALRDALRDALRDALRDALRDA689.00688.38698.94694.00689.50 TOW689.50 TOW2A1093A1094A1091A1103A1104A1102A110X4X2FA1071A1072A1074A1073A1075-A1077A107819%1%1%1%2%1%17%19%Class "A" Single-Ply Membrane Roofing (CoolRoof)Vegetative Green Roof SystemVegetative Green Roof SystemRoofing Ballast (white colored gravel)Roofing Ballast (white colored gravel)Roofing Ballast (white colored gravel)Vegetative Green Roof SystemVegetative Green Roof SystemRoofing Ballast (white colored gravel)Solar Photovoltaic System-(See PV Drawings)?Roof DrainSolar Photovoltaic System-(See PV Drawings)A1182A118346'-8"40'-2"6'-6"107'-10 1/2"1'-3 3/4"11'-2"15'-8"12'-3 1/2"11'-2"1'-3 3/4"16'-1 3/4"9'-2 1/2"7'-1"19'-5"3'-1 1/4"47'-6"8'-11 1/2"6'-8 1/2"5'-10"4'-2"8'-4"13'-6"39'-3"5'-9"17'-0"16'-6"711.00711.00701.00701.00701.00701.00697.78697.79716.00716.001%710.64710.64711.00711.00710.64710.64716.00716.00711.83699.00690.44711.00701.00Roof overhang projection2'-4 3/4"Roof Drain695.19689.54PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:53:20 AMA105Roof Plan1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Roof PlanN 688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level716' - 0"Roof's Highest Point4A1081232.242.52.64A1093A11025' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE22'-0"<E> GRADE717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level1A108716' - 0"Roof's Highest PointDCABEGG9D9A1F6H1A1093A1091A110F25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level22'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level716' - 0"Roof's Highest Point4A1081232.242.52.64A1093A11025' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level22'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level1A108716' - 0"Roof's Highest PointDCABEGG9D9A1F6H1A1093A1091A110F25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level22'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent GradePROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:53:42 AMA106Building Elevations1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1South Elevation1/8" = 1'-0"2East Elevation1/8" = 1'-0"3North Elevation1/8" = 1'-0"4West Elevation 688' - 0"Lower Floor Level699' - 0"Upper Floor Level2'-0"6'-0"4'-0"2'-0"3'-6"2'-0"4'-0"4'-0"8'-0"CW2W02CW2W01CW2W04CW10W01CW3W028'-0"4'-0"2'-0"OW037'-2 1/2"1'-6 3/4"2'-9"ED07ID094'-0"CW2W02CW3W03MOW206'-0"6'-0"2'-0"8'-0"6'-0"4'-0"1'-6"5'-6"4'-0"2'-0"699' - 0"Upper Floor Level6'-0"2'-0"4'-0"8'-0"13'-0"5'-8"2'-4"4'-0" 4'-0"6'-0"2'-0"3'-0"3'-6"5'-0"3'-0"CW6W01ED02CW6W02CW12W038'-0"2'-0"15'-8"CW11W02CW11C014'-0" 4'-0" 4'-0" 3'-8"688' - 0"Lower Floor Level699' - 0"Upper Floor Level8'-0"3'-0"2'-0"5'-0 3/4"5'-9"6'-0"2'-0"2'-3 3/4"4'-0"4'-0"11'-6 3/4"4'-0"2'-0"6'-0"6'-0"8'-0"2'-0"3'-5 1/2"4'-0"2'-0"5'-5 3/4"6'-0"6'-0"2'-0"6'-0"2'-0"8'-0"2'-4"ED03CW2W03CW8W01CW3W05OW02OW02CW7W012'-0"4'-0"3'-0"3'-7 1/2"2'-0"4'-0"OW03CW10W01CW3W04CW7W01OW02OW02CW12W014'-0"4'-0"2'-0"3'-0"8'-0"9'-0"5'-7"CW11C01CW11W02699' - 0"Upper Floor Level6'-0"2'-0"6'-0"2'-0"12'-0"12'-0"2'-0"2'-0" 4'-0" 4'-0" 2'-0"CW7W04OW02CW9W02CW9W01CW12W028'-0"694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor LevelEGD02EGD0116'-2"8'-2"8'-0"3"688' - 0"Lower Floor Level699' - 0"Upper Floor Level2"7'-8 1/2"8'-0"2'-0"6'-0"2'-0" 4'-0" 4'-0" 3'-0"13'-0"3'-0" 4'-0" 4'-0" 2'-0"13'-0"2'-0"6'-0"8'-0"13'-0"3'-1 1/4" 3'-1 1/4" 3'-1 1/4" 3'-4 3/4"6'-0"2'-0"4'-0"2'-0"6'-0"8'-0"2'-0"6'-0"8'-0"2'-0"4'-0"2'-0"6'-0"3'-0" 4'-0" 2'-0"2'-0" 4'-0"2'-0"6'-0"9'-0"2'-0" 4'-0" 3'-0"9'-0"2'-0" 4'-0" 4'-0" 3'-4 1/2"6'-0" 4'-0" 3'-4"CW3W07ROW02CW3W03OW01CW3W01OW01ED05CW3W06LOW02CW3W06ROW02ED05CW7W05OW02CW10W01OW03OW02CW7W03ED02CW3W07LED05OW02ED05CW2W04ED06709' - 0"Ceiling Level2'-10"2'-6"15'-8"CW4W01MOW01MOW01MOW01MOW013'-11"3'-11"3'-11"3'-11"2'-6"2'-0" 4'-0"CW1W01L6'-0"PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:53:46 AMA107Door WindowSchedules1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/4" = 1'-0"1West Doors & Window Elevation1/4" = 1'-0"2Northwest Door & Window Elevation1/4" = 1'-0"3Northeast Door & Window elevation1/4" = 1'-0"4Southwest Doors & Window Elevation1/4" = 1'-0"5South Garage Door Elevation1/4" = 1'-0"6East Door & Window Elevation1/4" = 1'-0"7Southeast Clearstory ElevationWindow ScheduleMark Width Height Count DescriptionCommentsMOW01 3' - 9 3/4" 2'-4 1/2" 4 Motorized Awning WindowMOW04 2' - 4" 4'-10" 1 Operable Skylight with curbMOW06 2' - 4" 4'-10" 1 Operable Skylight with curbMOW14 2' - 0" 6'-0" 1 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillMOW15 2' - 0" 4'-0" 1 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillMOW16 4' - 0" 2'-0" 1 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillMOW20 1' - 10 3/4" 3'-10 3/4" 1 Casement WindowOW01 1' - 10 1/2" 3'-10 3/4" 3 <varies>OW02 1' - 10 3/4" 5'-10 3/4" 13 Casement WindowOW03 3' - 10 1/2" 1'-10 1/2" 3 Awning WindowWN01 2' - 0" 4'-0" 3 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillWN02 2' - 0" 6'-0" 3 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillWN03 4' - 0" 2'-0" 3 2 3/4"" Wall Recess with 1 1/2" Thick Wood SillGrand total: 38Curtain Wall ScheduleMark Length Height CountDescriptionCommentsCW1 W01L 6' - 0" 2'-6" 1 Fixed window with no interior horizontal mullionsCW1 W01R 6' - 0" 2'-6" 1 Fixed window with no interior horizontal mullionsCW2 W01 2' - 0" 6'-0" 1 Fixed window with interior horizontal mullion at 2'-0" Ht.CW2 W02 2' - 0" 8'-0" 1 Fixed window with interior horizontal mullion at 2'-0" Ht.CW2 W03 4' - 0" 8'-0" 1 Fixed window with interior horizontal mullion at 2'-0" Ht.CW2 W04 8' - 0" 4'-0" 2 Fixed window with interior horizontal mullion at 2'-0" Ht.CW2 W05 6' - 0" 8'-0" 1 Fixed window with interior horizontal mullion at 2'-0" Ht.CW3 W01 2' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W02 6' - 0" 5'-6" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W03 6' - 0" 6'-0" 2 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W04 6' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W05 9' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W06L 9' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W06R 9' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W07L 13' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW3 W07R 13' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht.CW4 W01 15' - 8" 2'-6" 1 Curtain Wall inset with motorized clearstory awning windowsCW5 W01 3' - 0" 5'-0" 1 Fixed window without corner vertical mullionCW6 W01 3' - 0" 8'-0" 2 Interior horizontal mullion at 2ft. Ht. & without corner vertical mullionCW6 W02 4' - 0" 8'-0" 1 Interior horizontal mullion at 2ft. Ht. & without corner vertical mullionCW7 W01 5' - 5 1/2" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner vertical mullionCW7 W01 5' - 7" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner vertical mullionCW7 W02 6' - 0" 8'-0" 2 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner vertical mullionCW7 W03 13' - 4" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner vertical mullionCW7 W04 12' - 0" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner vertical mullionCW7 W05 13' - 4" 8'-0" 1 2'0" wide Casement window inset, & an interior Horizontal Mullion at 2'-0" Ht. & without a corner vertical mullionCW8 W01 11' - 8 1/2" 5'-0" 1 Slanted mullion on one side & without corner vertical mullionCW9 W01 6' - 9" 8'-0" 1 Segmented along a curved wall & horizontal mullion at 2-'0"Ht.CW9 W02 9' - 0" 8'-0" 1 Segmented along a curved wall & horizontal mullion at 2-'0"Ht.CW10 W01 4' - 0" 2'-0" 3 Inset Awning windowCW11 C01 3' - 6" 5'-0" 1 Curtain Wall-SlantedCW11 W02 8' - 0" 5'-8" 1 Curtain Wall-SlantedCW12 W01 8' - 0" 2'-0" 1 Louvered ventsCW12 W02 12' - 0" 2'-0" 1 Louvered ventsCW12 W03 15' - 8" 2'-0" 1 Louvered ventsGrand total: 41Door ScheduleMark Width Height FunctionCountDescription CommentsED01 5' - 0" 7'-9" Exterior 1 Entry Pivot Door with Side LitesED02 13' - 0" 8'-0" Exterior 2 Aluminum Insulated Glazed Sliding Folding DoorED03 6' - 0" 8'-0" Exterior 1 Aluminum Narrow Style Insulated Glazed Swing DoubleDoorED04 6' - 0" 6'-8" Exterior 1 Aluminum Narrow Style Interior Glazed Swing Double DoorED05 2' - 10 3/4" 7'-10 1/2" Exterior 4 Aluminum Narrow Style Insulated Glazed Swing Single DoorED06 3' - 0" 8'-0" Exterior 3 Aluminum Framed Flush Exterior Metal DoorED07 3' - 0" 7'-4" Exterior 1EGD01 8' - 0" 8'-6" Exterior 1 Aluminum Glazed Garage DoorEGD02 16' - 0" 8'-6" Exterior 1 Aluminum Glazed Garage DoorID01 6' - 0" 8'-0" Interior 1 Aluminum Narrow Style Interior Glazed Swing Double DoorID02 3' - 0" 8'-0" Interior 10 Solidcore Flush Wood DoorID03 2' - 6" 8'-0" Interior 10 Solidcore Flush Wood DoorID04 3' - 0" 6'-8" Interior 1 Solidcore Flush Wood DoorID05 3' - 0" 8'-0" Interior 3 Cased OpeningID06 3' - 6" 8'-0" Interior 1 Cased OpeningID07 4' - 0" 8'-0" Interior 1 Cased OpeningID08 5' - 0" 8'-0" Interior 1 Cased OpeningID09 5' - 0" 3'-8 1/2" Interior 1 Cased OpeningID10 6' - 0" 8'-0" Interior 2 Glass Sliding Double DoorID11 4' - 6" 8'-0" Interior 2 Glass Sliding Double DoorID12 4' - 0" 8'-0" Interior 1 Glass Sliding Double DoorID13 2' - 6" 8'-0" Interior 4 Sliding Pocket DoorID14 2' - 4" 8'-0" Interior 1 Glass SlidingPocket DoorID19 4' - 0" 8'-0" Interior 1 Cased OpeningID22 6' - 10" 6'-0" Interior 1ID24 6' - 10" 6'-0" Interior 1Grand total: 571/4" = 1'-0"8Southwest Clearstory Window Elevation 688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level16'0"X17'8"Master Bedroom13'0"X17'7"Lower Entry Courtyard716' - 0"Roof's Highest Point<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE4A1081232.242.52.69'-0"X17'8"Play Loft4A1093A110-Hallway-HallwayCUT4'-0"CUT3'-3 1/2"<E> GRADE<E> GRADECUT5'-11"CUT4'-0"22'-0"2'-0"5'-0"From lowest point of building perimeter to the highest28'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level716' - 0"Roof's Highest Point<E> GRADE<E> GRADE<E> GRADE<E> GRADE<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level2A108Y1Y2Y6Y4Y3Y522'0"X16'0"Living Room16'0"X13'0"Upper Foyer12'0"X12'0"Office18'0"X15'5"Lower Family Room9'8"X13'7"Studio16'0"X16'6"Media Room2A1094A110-East Upper Deck15'6X16'4"Upper West DeckCUT6'-0"CUT4'-0"FILL2'-9"FILL3'-0"3'-8"CUT4'-9"FILL1'-0"694.0022'-0"6'-0"5'-0"From lowest point of building perimeter to the highest28'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level1A108716' - 0"Roof's Highest Point<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE<E> GRADEDCABEGG9D9A1F6H22'1"X31'11"Garage21'0"X15'0"Kitchen11'10"X15'10 1/2"Bedroom10'0"X5'0"Breakfast Nook1A10915'-0"3A1091A110-HallwayF4'-0"CUT3'-8"CUT6'-0"22'-0"From lowest point of building perimeter to the highest28'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level716' - 0"Roof's Highest Point3A108<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE15'9"X15'3"Bedroom-Hallway13'0"X17'7"Lower Entry Courtyard15'0"X20'0"Upper Family RoomX3X12A110X4X2CUT4'-0"CUT6'-0"CUT4'-0"22'-0"CUT4'-0"From lowest point of building perimeter to the highest28'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent GradePROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:53:58 AMA108Building Sections1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Section 11/8" = 1'-0"3Section 31/8" = 1'-0"4Section 41/8" = 1'-0"2Section 2 688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level716' - 0"Roof's Highest Point4A1081232.242.52.625' Ht. line parallel to<E> Grade Level<E> GRADE25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE4A10912'0"X12'0"Office16'0"X13'0"Upper Foyer3A11018'-4"18'0"X15'5"Lower Family Room-Hallway-East Upper DeckCUT4'-0"6'-0"3'-5"22'-0"From lowest point of building perimeter to the highest28'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level716' - 0"Roof's Highest Point3A108X3X125' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE3'-5"12'0"X10'0"Wine Cellar18"X15'0"Dining16'0"X16'6"Media Room22'0"X16'0"Living Room2A110X4X23'-11"FILL2'-9"FILL2'-6"CUT5'-6"25' Ht. line parallel to<E> Grade Level<E> GRADE694.00693.5022'-0"From lowest point of building perimeter to the highest28'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level716' - 0"Roof's Highest Point4A1081232.242.52.64A109CUT6'-0"8'9.5"X6'0"Mech/Pool Equip. Rm.22'1"X31'11"Garage3A11025' Ht. line parallel to<E> Grade LevelCUT3'-0"25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE22'-0"<E> GRADEFrom lowest point of building perimeter to the highest28'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level1A108716' - 0"Roof's Highest PointDCABEGG9D9A1F6H1A1093A1096'-11 1/2"11'0"X17'8"Attic/Storage16'0"X9'9 1/2"Master Bath9'-0"X17'8"Play Loft16'0"X17'8"Master Bedroom18'0"X15'5"Lower Family Room12'0"X12'0"Bedroom12'0"X12'0"Office15'0"X20'0"Upper Family Room15'9"X15'3"Bedroom6'0"X9'3"Bath22'1"X31'11"Garage1A110FCUT4'-0 1/2"CUT3'-5"CUT5'-7 3/4"25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE<E> GRADE22'-8"CUT3'-10"From lowest point of building perimeter to the highest28'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent GradePROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:54:28 AMA109Building Sections1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Section 51/8" = 1'-0"2Section 61/8" = 1'-0"3Section 71/8" = 1'-0"4Section 8 688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level716' - 0"Roof's Highest Point4A1081232.242.52.64A1093A110<E> GRADE<E> GRADE<E> GRADE25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level18'0"X15'5"Lower Family Room12'0"X12'0"Bedroom-East Upper Deck-Hallway13'8"X8'4"Lower Foyer-HallwayCUT4'-0"CUT6'-0"CUT6'-0"22'-0"CUT4'-0"From lowest point of building perimeter to the highest28'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level716' - 0"Roof's Highest Point2A108Y1Y2Y6Y4Y3Y52A1094A11012'0"X10'0"Wine Cellar4'8"X6'0"Closet11'10"X15'10 1/2"Bedroom15'9"X15'3"Bedroom15'0"X20'0"Upper Family Room21'0"X15'0"Kitchen18"X15'0"Dining-East Upper Deck3'-5"FILL3'-0"FILL2'-7"CUT4'-0"CUT3'-0"25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE<E> GRADECUT5'-1"CUT3'-5"22'-9 1/2"From lowest point of building perimeter to the highest28'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level1A108716' - 0"Roof's Highest PointDCABEGG9D9A1F6H1A1093A1091A11021'0"X15'0"Kitchen11'10"X15'10 1/2"Bedroom5'10"X6'6"Bath-Hallway9'8"X13'7"Studio-Hallway16'0"X13'0"Upper Foyer13'8"X8'4"Lower Foyer13'0"X17'7"Lower Entry Courtyard12'0"X8'7"Laundry22'1"X31'11"GarageF25' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADE<E> GRADECUT6'-0"CUT6'-0"4'-0"22'-0"From lowest point of building perimeter to the highest28'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent Grade688' - 0"Lower Floor Level699' - 0"Upper Floor Level709' - 0"Ceiling Level716' - 0"Roof's Highest Point3A108X3X12A110X411'10"X15'10 1/2"Bedroom-Hallway13'4"X5'11"Wet Bar9'6"X7'9"Storage16'0"X13'0"Upper Foyer21'0"X15'0"Kitchen10'0"X5'0"Breakfast NookX225' Ht. line parallel to<E> Grade Level25' Ht. line parallel to<E> Grade Level<E> GRADE<E> GRADECUT6'-0"22'-0"<E> GRADEFrom lowest point of building perimeter to the highest28'-0"717' - 0"35' ABV. Lowest Building Element694' - 0"Exisiting Adjacent GradePROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:55:02 AMA110Building Sections1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1Section 91/8" = 1'-0"2Section 101/8" = 1'-0"3Section 111/8" = 1'-0"4Section 12 PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:55:10 AMA115Perspective Views-011062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032AERIAL VIEW FROM NORTH EASTVIEW FROM WESTVIEW FROM RIGHT SIDE YARDVIEW TOWARDS FRONT ENTRYVIEW FROM NORTH PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:55:15 AMA116Perspective Views 021062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032VIEW FROM EASTVIEW FROM SOUTH WESTVIEW FROM NORTH WESTVIEW FROM SOUTH EASTVIEW FROM DRIVEWAY9" PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:55:23 AMA117Axonometric Views1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 95032AXONOMETRIC VIEW FROM NORTH EASTAXONOMETRIC VIEW FROM NORTH WESTAXONOMETRIC VIEW FROM SOUTH EASTAXONOMETRIC VIEW FROM SOUTH WEST A4A1A1A1A2A1A1A3A3A3A1A3A3A3A3A3A3A5A5A2A2A4A1A4A4?A2A3A2A1A4A3A3A5A1A2A1A4A3A3A3A3A3A2A3A2A5A4A2A7A3A1A3A1A3A1A4A4A2A3A6A7A7A8A8A1A2A3A3A3A3A3A3A2A1A3A5A3A2A2A1A1A7PROJECT NO:DRAWN BY:CHECKED BY:OWNER:SHEETOFSHEET TITLECOPYRIGHT: SRUSTI ARCHITECTS 202412341234ABC408-507-8138 info@srustiarchitects.comCALIFORNIAS T A TEOFDESNECILTCETIHCRA -RSNAVAGAHBANNADAPI 31-2025R EN.01NO.C-30730ARCHITECT:HARI SRIPADANNA AIA LEED APSRUSTI ARCHITECTS18524 MONTPERE WAYSARATOGA CA 95070PHONE:(408) 507 8138Planning Submittal 01: Oct19 2018Planning Backcheck Submittal 02: June12 2019Planning Backcheck Submittal 03: Sep16 2019Planning Backcheck Submittal 04: Oct 25 2019Planning Backcheck Submittal 04: Nov 15 2019Planning Permit Extention Submittal 05: Jan 08 2024January 31, 2024Planning Permit Extention Backcheck Submittal 05: Jan 31 20241/31/2024 9:55:38 AMA118Elevations withExterior MaterialsIdentified1062018Olgaard ResidenceAuthorCheckerChristian & Helen Olgaard15365 Santella Court,Los Gatos, CA 950321/8" = 1'-0"1East Elevation with Exterior Materials Identified1/8" = 1'-0"2North Elevation with Exterior Materials Identified1/8" = 1'-0"3South Elevation with Exterior Materials Identified1/8" = 1'-0"4West Elevation with Exterior Materials IdentifiedEast Elevation of MaterialsA1 Iron Corten Sintered Stone Cladding Panel 759 SFA2 Phedra Sintered Stone Cladding Panel 303 SFA3 Glass964 SFA4 Painted steel139 SFA5 Concrete471 SFNorth Elevation of MaterialsA1 Iron Corten Sintered Stone Cladding Panel 332 SFA2 Phedra Sintered Stone Cladding Panel 358 SFA3 Glass630 SFA4 Painted Metal86 SFA5 Concrete176 SFA7 Class A Single Ply Membrane Roofing 49 SFSouth Elevation of MaterialsA1 Iron Corten Sintered Stone Cladding Panel 364 SFA2 Phedra Sintered Stone Cladding Panel 248 SFA3 Glass224 SFA4 Painted steel79 SFA5 Concrete78 SFA6 Solar Panel232 SFA7 Class A Single Ply Membrane Roofing 50 SFA8 Obscure Tempered Glass 138 SFWest Elevation of MaterialsA1 Iron Corten Sintered Stone Cladding Panel 699 SFA2 Phedra Sintered Stone Cladding Panel 319 SFA3 Glass396 SFA4 Painted steel135 SFA5 Concrete302 SFA7 Class A Single Ply Membrane Roofing 85 SFLRV tableKeyNameMaterial Total SF of Material % of total SF LRV SF% x LRVA1 Iron Corten Sintered StoneCladding Panel2154 SF 28.28 12.1 342.18A2 Phedra Sintered StoneCladding Panel1228 SF 16.12 17 274.04A3 Glass 2214 SF 29 11 319A4 Painted steel 439 SF 5.7 12.64 72.04A5 Concrete 1027 SF 13.48 13.7 184.67A6 Solar Panel 232 SF 3 10 30A7 Class A Single PlyMembrane Roofing184 SF 2.41 18.1 43.62A8 Obscure Tempered Glass 138 SF 1.81 20 36.2Grand total: 8 7616 SF1301.75Phedra Sintered Stone Cladding PanelType: Stone Cladding PanelColor: Light GrayLRV: 17Source: NeolithIron Corten Sintered Stone Cladding PanelType: Stone Cladding PanelColor: Iron corten LRV: 12.1Source: NeolithClass A Single Ply Membrane RoofingType: N/AColor: GrayLRV: 18.1Source: IB Roof systemsGlass Type: Cardinal LoE 366 dual pane Color: ClearLRV: 11Source: Cardinal Glass IndustriesPainted SteelType: N/AColor: City shadowLRV: 12.64Source: Benjamin MooreConcreteType: Board formed concreteColor: Dark gray LRV: 13.7Source: PolyflorSolar Panel Type: Solar Photovoltaic systemColor: N/ALRV: 10Source: SunPowerCumulative Building LRV : 13.01 REV.: DEC. 2015 VICINITY MAP LANDS OF OLGAARDPARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOSTOWN NOTES, PROJECT DATA, LEGEND & ABBREVIATIONSREVISIONSBYDATEPROJECT NO.:SCALE:ENGR:CHECK:DRAWN:DESIGN:DATE:JANUARY 31, 2024AMXXAMTMAS SHOWN18080SHEET INDEX C1 TOWN NOTES, PROJECT DATA LEGEND & ABBREVIATIONS C2 BLUEPRINT FOR A CLEAN BAY SHEET C3 EXISTING TOPOGRAPHY PLAN C4 SITE PLAN C5 DRIVEWAY PLAN & PROFILE C6 GRADING & DRAINAGE PLAN C7 SECTION AND DETAILS C8 EROSION CONTROL / CONSTRUCTION MANAGEMENT PLAN C9 FIRE ALTERNATE MEANS OF COMPLIANCE PLAN FOR THE IMPROVEMENT OF TOWN OF LOS GATOS GRADING & DRAINAGE PLANS ARCHITECTURE AND SITE APPLICATION NO. S-24-XX TOTAL SITE AREA: ____________ SF TOTAL SITE AREA DISTURBED: ____________ SF (INCLUDING CLEARING, GRADING OR EXCAVATING) EXISTING AREA (SF) PROPOSED AREA (SF) REPLACED NEW TOTAL AREA POST-PROJECT (SF) IMPERVIOUS AREA TOTAL NEW & REPLACED IMPERVIOUS AREA PERVIOUS AREA TABLE OF PROPOSED PERVIOUS AND IMPERVIOUS AREAS AB AGGREGATE BASE AC ASPHALT CONCRETE AD AREA DRAIN ARV AIR RELEASE VALVE BC BACK OF CURB BFP BACKFLOW PREVENTER BW BOTTOM OF WALL CATV CABLE TELEVISION CB CATCH BASIN CFS CUBIC FEET PER SECOND C/L CENTERLINE CMP CORRUGATED METAL PIPE CO CLEANOUT CY CUBIC YARD DCVA DOUBLE CHECK VALVE ASSEMBLY DI DROP INLET DIA DIAMETER DIP DUCTILE IRON PIPE DWY DRIVEWAY (E)EAST EG EXISTING GRADE ELEC ELECTRICAL EP EDGE OF PATH EVAE EMERGENCY VEHICLE ACCESS EASEMENT EX EXISTING FC FACE OF CURB FDC FIRE DEPARTMENT CONNECTION FF FINISHED FLOOR ELEVATION FG FINISHED GRADE FH FIRE HYDRANT FL FLOW LINE FM FORCED MAIN FS FIRE SERVICE FT FEET ABBREVIATIONS 9SHEET OF C1CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.G GAS GA GAUGE GB GRADE BREAK GM GAS METER GS GAS SERVICE HDPE HIGH-DENSITY POLYETHYLENE HP HIGH POINT IEE INGRESS/EGRESS EASEMENT IN INCH INV INVERT ELEVATION LAT LATERAL LG LIP OF GUTTER LP LOW POINT MAX MAXIMUM MH MANHOLE MIN MINIMUM MPH MILES PER HOUR (N)NORTH N.T.S.NOT TO SCALE O.C.ON CENTER O.D.OUTSIDE DIAMETER PAD PAD ELEVATION PCC PORTLAND CEMENT CONCRETE PERF PERFORATED PG&E PACIFIC GAS & ELECTRIC COMPANY PIEE PRIVATE INGRESS/EGRESS EASEMENT PL PROPERTY LINE PR PROPOSED PSDE PRIVATE STORM DRAIN EASEMENT PSE PUBLIC SERVICE EASEMENT PSSE PRIVATE SANITARY SEWER EASEMENT PUE PUBLIC UTILITY EASEMENT PVC POLYVINYL CHLORIDE R RADIUS RCP REINFORCED CONCRETE PIPE RIM RIM ELEVATION R/W RIGHT-OF-WAY (S)SOUTH S SLOPE SCC SANTA CLARA COUNTY SCCFD SANTA CLARA COUNTY FIRE DEPARTMENT SD STORM DRAIN SDCO STORM DRAIN CLEANOUT SDE STORM DRAIN EASEMENT SDMH STORM DRAIN MANHOLE SDR STANDARD DIMENSION RATIO SF SQUARE FEET SJWC SAN JOSE WATER COMPANY SS SANITARY SEWER SSCO SANITARY SEWER CLEANOUT SSE SANITARY SEWER EASEMENT SSMH SANITARY SEWER MANHOLE STD STANDARD S/W SIDEWALK TC TOP OF CURB TELE TELEPHONE TLG TOWN OF LOS GATOS TW TOP OF WALL TYP TYPICAL VCP VITRIFIED CLAY PIPE (W)WEST W WATER WM WATER METER WS WATER SERVICE WV WATER VALVE WVSD WEST VALLEY SANITATION DISTRICT XING CROSSING 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERSLAND SURVEYORSCONSTRUCTION MANAGERSHANNA-B UNTTIEST. 19107651 EIGLEBERRY STREET GILROY 95020 CALIFORNIAOFFICE (408) 842-2173 FAX (408) 842-3662EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080 GENERAL NOTES 1.PROPERTY ADDRESS: 15365 SANTELLA COURT 2.PROPERTY OWNER: CHRISTIAN & HELEN OLGAARD 3.ASSESSORS PARCEL NUMBER: 527-09-018 4.EXISTING USE: VACANT 5.EXISTING ZONING: HR-2 1 2: PD 6.PROPOSED USE: SINGLE FAMILY RESIDENTIAL 7.PROPOSED ZONING: HR-2 1 2: PD 8.SITE AREA: 87,475 SQ. FT. (GROSS); DRIVEWAY: 6,797 SQ. FT.; 80,678 SQ. FT. (NET) 9.APPLICANT/DEVELOPER: CHRISTIAN & HELEN OLGAARD 10.CONSULTANTS: 11.WATER SUPPLY: SAN JOSE WATER COMPANY 12.SANITARY SEWER DISPOSAL: WEST VALLEY SANITATION DISTRICT 13.GAS AND ELECTRIC: PACIFIC GAS & ELECTRIC 14.TELEPHONE: FRONTIER COMMUNICATIONS 15.CABLE: XFINITY 16.STORM DRAIN: TOWN OF LOS GATOS 17.FIRE PROTECTION: SANTA CLARA COUNTY FIRE DEPARTMENT 18.DATUM: 19.BASIS OF BEARINGS: BEARINGS AND DISTANCES ON THESE PLANS ARE BASED ON THE "CERTIFICATE OF LOT LINE ADJUSTMENT" DOCUMENT NO. 22956909; DATED MAY 19, 2015. SANTA CLARA COUNTY RECORDER. 20.BENCHMARK INFORMATION: TOPOGRAPHIC SURVEY PROVIDED BY OWNER AND PERFORMED BY OTHERS. PROJECT BENCHMARK SET IN CULDESAC OF SANTELLA COURT A NAIL AND SHINER AT ELEVATION OF 721.01 FEET. TOWN OF LOS GATOS STANDARD GRADING NOTES 1.ALL WORK SHALL CONFORM TO CHAPTER 12 OF THE CODE OF THE TOWN OF LOS GATOS, THE ADOPTED CALIFORNIA BUILDING CODE AND THE LATEST EDITION OF THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION EXCEPT AS SPECIFIED OTHERWISE ON THESE PLANS AND DETAILS. 2.NO WORK MAY BE STARTED ON-SITE WITHOUT AN APPROVED GRADING PLAN AND A GRADING PERMIT ISSUED BY THE TOWN OF LOS GATOS, PARKS AND PUBLIC WORKS DEPARTMENT LOCATED AT 41 MILES AVENUE, LOS GATOS, CA 95030. 3.A PRE-JOB MEETING SHALL BE HELD WITH THE TOWN ENGINEERING INSPECTOR FROM THE PARKS AND PUBLIC WORKS DEPARTMENT PRIOR TO ANY WORK BEING DONE. THE CONTRACTOR SHALL CALL THE INSPECTIONS LINE AT (4080 399-5771 AT LEAST FORTY-EIGHT (48) HOURS PRIOR TO ANY GRADING OR ONSITE WORK. THIS MEETING SHOULD INCLUDE: a.A DISCUSSION OF THE PROJECT CONDITIONS OF APPROVAL, WORKING HOURS, SITE MAINTENANCE AND OTHER CONSTRUCTION MATTERS; b.ACKNOWLEDGEMENT IN WRITING THAT CONTRACTOR AND APPLICANT HAVE READ AND UNDERSTAND THE PROJECT CONDITIONS OF APPROVAL, AND WILL MAKE CERTAIN THAT ALL PROJECT SUB-CONTRACTORS HAVE READ AND UNDERSTAND THEM PRIOR TO COMMENCING WORK AND THAT A COPY OF THE PROJECT CONDITIONS OF APPROVAL WILL BE POSTED ON SITE AT ALL TIMES DURING CONSTRUCTION. 4.APPROVAL OF PLANS DOES NOT RELEASE THE DEVELOPER OF THE RESPONSIBILITY FOR THE CORRECTION OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF, DURING THE COURSE OF CONSTRUCTION OF THE IMPROVEMENTS, PUBLIC INTEREST AND SAFETY REQUIRES A MODIFICATION OR DEPARTURE FROM THE TOWN SPECIFICATIONS OR THESE IMPROVEMENT PLANS, THE TOWN ENGINEER SHALL HAVE FULL AUTHORITY TO REQUIRE SUCH MODIFICATION OR DEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE MADE. 5.APPROVAL OF THIS PLAN APPLIES ONLY TO THE GRADING, EXCAVATION, PLACEMENT, AND COMPACTION OF NATURAL EARTH MATERIALS. THIS APPROVAL DOES NOT CONFER ANY RIGHTS OF ENTRY TO EITHER PUBLIC PROPERTY OR THE PRIVATE PROPERTY OF OTHERS AND DOES NOT CONSTITUTE APPROVAL OF ANY OTHER IMPROVEMENTS. 6.EXCAVATED MATERIAL SHALL BE PLACED IN THE FILL AREAS DESIGNATED OR SHALL BE HAULED AWAY FROM THE SITE TO BE DISPOSED OF AT APPROVED LOCATION(S). 7.IT SHALL BE THE RESPONSIBILITY OF THE PERMITTEE OR CONTRACTOR TO IDENTIFY, LOCATE AND PROTECT ALL UNDERGROUND FACILITIES. PERMITTEE OR CONTRACTOR SHALL NOTIFY USA (UNDERGROUND SERVICE ALERT) AT 1-800-227-2600 A MINIMUM OF FORTY-EIGHT (48) HOURS BUT NOT MORE THAN FOURTEEN (14) DAYS PRIOR TO COMMENCING ALL WORK. 8.ALL GRADING SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY WITH THE STANDARDS ESTABLISHED BY THE AIR QUALITY MANAGEMENT DISTRICT FOR AIRBORNE PARTICULATES. 9.THE CONTRACTOR SHALL COMPLY WITH ALL LOCAL, STATE AND FEDERAL LAWS, CODES, RULES AND REGULATIONS GOVERNING THE WORK IDENTIFIED ON THESE PLANS. THESE SHALL INCLUDE, WITHOUT LIMITATION, SAFETY AND HEALTH RULES AND REGULATIONS ESTABLISHED BY OR PURSUANT TO THE OCCUPATIONAL SAFETY AND HEALTH ACT OR ANY OTHER APPLICABLE PUBLIC AUTHORITY. 10.THE GENERAL CONTRACTOR SHALL PROVIDE QUALIFIED SUPERVISION ON THE JOB SITE AT ALL TIMES DURING CONSTRUCTION. 11.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 (ALL WALLS TO BE PERMITTED SEPARATELY AND APPLIED FOR AT THE TOWN OF LOS GATOS BUILDING DIVISION). b.TOE AND TOP OF CUT AND FILL SLOPES. 12.PRIOR TO ISSUANCE OF ANY PERMIT, THE APPLICANT'S SOILS ENGINEER SHALL REVIEW THE FINAL GRADING AND DRAINAGE PLANS TO ENSURE THAT DESIGNS FOR FOUNDATIONS, RETAINING WALLS, SITE GRADING, AND SITE DRAINAGE ARE IN ACCORDANCE WITH THEIR RECOMMENDATIONS AND THE PEER REVIEW COMMENTS. THE APPLICANT'S SOILS ENGINEER'S APPROVAL SHALL THEN BE CONVEYED TO THE TOWN EITHER BY LETTER OR BY SIGNING THE PLANS. SOILS ENGINEER ___________________________________________________ REFERENCE REPORT NO. __________________, DATED ____________, 20 ______ LETTER NO. __________, DATED ____________, 20 ___, SHALL BE THOROUGHLY COMPLIED WITH. BOTH THE MENTIONED REPORT AND ALL UPDATES/ADDENDUMS/ LETTERS ARE HEREBY APPENDED AND MADE A PART OF THIS GRADING PLAN. 13.DURING CONSTRUCTION, ALL EXCAVATIONS AND GRADING SHALL BE INSPECTED BY THE APPLICANT'S SOILS ENGINEER. THE ENGINEER SHALL BE NOTIFIED AT LEAST FORTY-EIGHT (48) HOURS BEFORE BEGINNING ANY GRADING. THE ENGINEER SHALL BE ON-SITE TO VERIFY THAT THE ACTUAL CONDITIONS ARE AS ANTICIPATED IN THE DESIGN-LEVEL GEOTECHNICAL REPORT AND/OR PROVIDE APPROPRIATE CHANGES TO THE REPORT RECOMMENDATIONS, AS NECESSARY. ALL UNOBSERVED AND/OR UNAPPROVED GRADING SHALL BE REMOVED AND REPLACED UNDER SOILS ENGINEER OBSERVANCE (THE TOWN INSPECTOR SHALL BE MADE AWARE OF ANY REQUIRED CHANGES PRIOR TO WORK BEING PERFORMED). 14.THE RESULTS OF THE CONSTRUCTION OBSERVATION AND TESTING SHOULD BE DOCUMENTED IN AN “AS-BUILT” LETTER/REPORT PREPARED BY THE APPLICANTS' SOILS ENGINEER AND SUBMITTED FOR THE TOWN'S REVIEW AND ACCEPTANCE BEFORE FINAL RELEASE OF ANY OCCUPANCY PERMIT IS GRANTED. 15.ALL PRIVATE AND PUBLIC STREETS ACCESSING PROJECT SITE SHALL BE KEPT OPEN AND IN A SAFE, DRIVABLE CONDITION THROUGHOUT CONSTRUCTION. IF TEMPORARY CLOSURE IS NEEDED, THEN FORMAL WRITTEN NOTICE TO THE ADJACENT NEIGHBORS AND THE TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT SHALL BE PROVIDED AT LEAST ONE (1) WEEK IN ADVANCE OF CLOSURE AND NO CLOSURE SHALL BE GRANTED WITHOUT THE EXPRESS WRITTEN APPROVAL OF THE TOWN. NO MATERIAL OR EQUIPMENT SHALL BE STORED IN THE PUBLIC OR PRIVATE RIGHT-OF-WAY. 16.THE CONTRACTOR SHALL INSTALL AND MAINTAIN FENCES, BARRIERS, LIGHTS AND SIGNS THAT ARE NECESSARY TO GIVE ADEQUATE WARNING AND/PROTECTION TO THE PUBLIC AT ALL TIMES. 17.OWNER/APPLICANT: CHRISTIAN & HELEN OLGAARD PHONE: 408 505-7715 18.GENERAL CONTRACTOR: ________________________PHONE: ______________ 19.GRADING CONTRACTOR: ________________________PHONE: ______________ 20.CUT: ±2,348 CY EXPORT: ±2,154 CY FILL: ±194 CY IMPORT: 0 CY 21.WATER SHALL BE AVAILABLE ON THE SITE AT ALL TIMES DURING GRADING OPERATIONS TO PROPERLY MAINTAIN DUST CONTROL. 22.THIS PLAN DOES NOT APPROVE THE REMOVAL OF TREES. APPROPRIATE TREE REMOVAL PERMITS AND METHODS OF TREE PRESERVATION SHALL BE REQUIRED. TREE REMOVAL PERMITS ARE REQUIRED PRIOR TO THE APPROVAL OF ALL PLANS. 23.A TOWN ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN THE PUBLIC RIGHT-OF-WAY. A STATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN STATE RIGHT-OF-WAY (IF APPLICABLE). THE PERMITTEE AND/OR CONTRACTOR SHALL BE RESPONSIBLE COORDINATING INSPECTION PERFORMED BY OTHER GOVERNMENTAL AGENCIES. 24.NO CROSS-LOT DRAINAGE WILL BE PERMITTED WITHOUT SATISFACTORY STORMWATER ACCEPTANCE DEED/FACILITIES. ALL DRAINAGE SHALL BE DIRECTED TO THE STREET OR OTHER ACCEPTABLE DRAINAGE FACILITY VIA A NON-EROSIVE METHOD AS APPROVED BY THE TOWN ENGINEER. 25.IT IS THE RESPONSIBILITY OF CONTRACTOR AND/OR OWNER 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. 26.GOOD HOUSEKEEPING PRACTICES SHALL BE OBSERVED AT ALL TIMES DURING THE COURSE OF CONSTRUCTION. SUPERINTENDENCE OF CONSTRUCTION SHALL BE DILIGENTLY PERFORMED BY A PERSON OR PERSONS AUTHORIZED TO DO SO AT ALL TIMES DURING WORKING HOURS. THE STORING OF GOODS AND/OR MATERIALS ON THE SIDEWALK AND/OR THE STREET WILL NOT BE ALLOWED UNLESS A SPECIAL PERMIT IS ISSUED BY THE ENGINEERING DIVISION. THE ADJACENT PUBLIC RIGHT-OF-WAY SHALL BE KEPT CLEAR OF ALL JOB RELATED DIRT AND DEBRIS AT THE END OF THE DAY. FAILURE TO MAINTAIN THE PUBLIC RIGHT-OF-WAY ACCORDING TO THIS CONDITION MAY RESULT IN PENALTIES AND/OR THE TOWN PERFORMING THE REQUIRED MAINTENANCE AT THE DEVELOPER'S EXPENSE. 27.GRADING SHALL BE UNDERTAKEN IN ACCORDANCE WITH CONDITIONS AND REQUIREMENTS OF THE PROJECT STORM WATER POLLUTION CONTROL PLAN AND/OR STORM WATER POLLUTION PREVENTION PLAN (SWPPP), THE TOWN OF LOS GATOS STORM WATER QUALITY MANAGEMENT PROGRAM, NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) AND ANY OTHER PERMITS/REQUIREMENTS ISSUED BY THE STATE OF CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD. PLANS (INCLUDING ALL UPDATES) SHALL BE ON-SITE AT ALL TIMES. NO DIRECT STORMWATER DISCHARGES FROM THE DEVELOPMENT WILL BE ALLOWED ONTO TOWN STREETS OR INTO THE PUBLIC STORM DRAIN SYSTEM WITHOUT TREATMENT BY AN APPROVED STORM WATER POLLUTION PREVENTION DEVICE OR OTHER APPROVED METHODS. MAINTENANCE OF PRIVATE STORMWATER POLLUTION PREVENTION DEVICES SHALL BE THE SOLE RESPONSIBILITY OF THE OWNER. DISCHARGES OR CONNECTION WITHOUT TREATMENT BY AN APPROVED AND ADEQUATELY OPERATING STORMWATER POLLUTION PREVENTION DEVICE OR OTHER APPROVED METHOD SHALL BE CONSIDERED A VIOLATION OF THE ABOVE REFERENCED PERMIT AND THE TOWN OF LOS GATOS STORMWATER ORDINANCE. TOWN OF LOS GATOS NPDES NOTES 1.SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURAL CONTROLS AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 2.STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 3.APPROPRIATE BEST MANAGEMENT PRACTICES (BMPS) FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILL OR RESIDES SHALL BE IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 4.RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITES AND MUST NOT BE DISCHARGED TO RECEIVING WATERS OR TO THE LOCAL STORM DRAIN SYSTEM. 5.ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF THE REQUIRED BEST MANAGEMENT PRACTICES (BMPS) AND GOOD HOUSEKEEPING MEASURES FOR THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS. 6.AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY, ALL CONSTRUCTION DEBRIS AND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS. 7.CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT A STORM DOES NOT CARRY WASTE OR POLLUTANTS OFF OF THE SITE. DISCHARGES OF MATERIAL OTHER THAN STORMWATER (NON-STORMWATER DISCHARGES) ARE PROHIBITED EXCEPT AS AUTHORIZED BY AN INDIVIDUAL NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT OR THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTES FROM PAINTS, STAINS, SEALANTS, SOLVENTS, DETERGENTS, GLUES, LIME, PESTICIDES, HERBICIDES, FERTILIZERS, WOOD PRESERVATIVES AND ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; CONCRETE AND RELATED CUTTING OR CURING RESIDUES; FLOATABLE WASTES; WASTES FROM ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING; WASTES FROM STREET CLEANING; AND SUPERCHLORINATED POTABLE WATER FROM LINE FLUSHING AND TESTING. DURING CONSTRUCTION, DISPOSAL OF SUCH MATERIALS SHOULD OCCUR IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITE PHYSICALLY SEPARATED FROM POTENTIAL STORMWATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS. 8.DISCHARGING CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING GROUNDWATER THAT HAS INFILTRATED INTO THE CONSTRUCTION SITE IS PROHIBITED. DISCHARGING OF CONTAMINATED SOILS VIA SURFACE EROSION IS ALSO PROHIBITED. DISCHARGING NON-CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING ACTIVITIES REQUIRES A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROL BOARD. HOUSE FOOTPRINT CUT (CY)MAX CUT HEIGHT (SF) POOL DRIVEWAY / ACCESS LANDSCAPE / OUTDOOR TOTAL FILL (CY)MAX FILL DEPTH (SF)EXPORT (CY) ATTACHED GARAGE ACCESSORY BUILDING CELLAR AREA DESCRIPTION TABLE OF PROPOSED EARTHWORK QUANTITIES ±771 ±189 ±472 ±663 0 0 ±121 ±73 ±2,348 ±194 8.0 11.8 2.6 4 0 0 2.5 3 ±771 ±189 ±351 ±590 ±2,154 N/A ±253 N/A N/A 0 N/A 7.9 0 ±253 ARCITECHTURE AND SITE APPLICATION NO S-24-XXNOT FOR CONSTRUCTION PRELIMINARY PLANS REV.: SEPT. 20169SHEET OF C2PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE:JANUARY 31, 2024 AM XX AM TM NONE CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 LANDS OF OLGAARD BLUEPRINT FOR A CLEAN BAY GRADING PERMIT APPLICATION NO. GR20-153 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080ARCITECHTURE AND SITE APPLICATION NO S-24-XX LOT 8LOT 9LOT 1010'P.S.D.E.W W W W W WWWW60'DRAINAGE EASEMENTDOC# 19705898REV.: SEPT. 20169SHEET OF C3PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: AM XX AM TM 1"=30' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 LANDS OF OLGAARD EXISTING TOPOGRAPHY 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080ARCITECHTURE AND SITE APPLICATION NO S-24-XXNOT FOR CONSTRUCTIONPRELIMINARY PLANSJANUARY 31, 2024 LOT 8LOT 9LOT 1010'P.S.D.E.W W W W W WWWW60'DRAINAGE EASEMENTDOC# 19705898REV.: SEPT. 20169SHEET OF C4PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: AM XX AM TM 1"=30' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 LANDS OF OLGAARD GRADING & DRAINAGE PLAN 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080ARCITECHTURE AND SITE APPLICATION NO S-24-XXNOT FOR CONSTRUCTIONPRELIMINARY PLANSJANUARY 31, 2024 LOT 910'P.S.D.E.WWWWWREV.: SEPT. 20169SHEET OF C5PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: AM XX AM TM 1"=10' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 LANDS OF OLGAARD DRIVEWAY PLAN & PROFILE 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080ARCITECHTURE AND SITE APPLICATION NO S-24-XXNOT FOR CONSTRUCTIONPRELIMINARY PLANSJANUARY 31, 2024 LOT 810'P.S.D.E.REV.: SEPT. 20169SHEET OF C6PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: AM XX AM TM 1"=10' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 LANDS OF OLGAARD GRADING & DRAINAGE PLAN 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080ARCITECHTURE AND SITE APPLICATION NO S-24-XXNOT FOR CONSTRUCTIONPRELIMINARY PLANSJANUARY 31, 2024 REV.: SEPT. 20169SHEET OF C7PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: AM XX AM TM 1"=10' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 LANDS OF OLGAARD SECTION AND DETAILS 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080ARCITECHTURE AND SITE APPLICATION NO S-24-XXNOT FOR CONSTRUCTIONPRELIMINARY PLANSJANUARY 31, 2024 LOT 8LOT 9LOT 1010'P.S.D.E.WWWWWWARCITECHTURE AND SITE APPLICATION NO S-24-XXREV.: SEPT. 20169SHEET OF C8PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: AM XX AM TM 1"=20' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 LANDS OF OLGAARD EROSION CONTROL/CONSTRUCTION MANAGEMENT PLAN 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080NOT FOR CONSTRUCTIONPRELIMINARY PLANSJANUARY 31, 2024 REV.: SEPT. 20169SHEET OF C9PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS REVISIONS BY DATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE: AM XX AM TM 1"=20' CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 18080 LANDS OF OLGAARD FIRE ALTERNATE MEANS OF COMPLIANCE ARCITECHTURE AND SITE APPLICATION NO S-24-XX 15365 SANTELLA COURT - APN 527-09-018CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COMHB JOB NO. 18080NOT FOR CONSTRUCTIONPRELIMINARY PLANSJANUARY 31, 2024 N O R T H8RV2QA12CD3CW5VC6MR8RS5OL6PL9AD14CY25BP3PR25RW3RW4CD8RW12RV12CR8RV10CR8CR3RV11VC4BG11BG8BG1ML2HS4AH22LP21MG4LP22HS1PL3ML4SV3AB13SG26PB23ML1CY1CW20SP27CC29RW3QA7RW77SG211MR9VC3QA6CW5CD3CW8CD10CD6CW3VC3CY2RS8MR5VC2RS6CY7AM3SL1PB4AH23LP27MR6CY4VC2RS6MR19AD20OL2CW3CD5CD5RW6CR10AD3CW2CY10RV11RV11RV8RV111116161622222222Pool equip. vault24242414CY2AE6AM30SG29CR7LN30BP34CY12VCDateScaleDrawnJobOfSheetSheets.The Olgaard Residence Los Gatos CaliforniaDRFOlgaard 408-761-0212 phone david@foxla.net 50 university ave - ste. b142, los gatos, california 95030 David R. Fox & Company Landscape Architecture1-31-241"=10'-0"L1.0Planting Plan WUI Plan and Notes1162224REFERENCE NOTES SCHEDULEPLANT SCHEDULE15365 Santella Court APN 527-09-036 Note: This plant list is in conformance with low fuel varieties and theinstallation of the landscape shall comply with California PublicResources Code section 4291 numbers 1-6 and sections and CaliforniaGovernment Code section 51882 numbers 1-6. Regular maintenanceshall be performed by the homeowner as per cited code sections in thisnote. See calfire.ca.gov for information regarding creating defensiblespace.86% of all spcified trees are California natives86% of all specified shrubs are California nativesNote: Trees to replace ordnance size trees that are to be removed will beplaced as space allows. required replacement trees that cannot beplanted on site will be subject to the Town in-lieu fee 18'18'16'9182123670 680 690262627272826262925 4' Min. 4' min.10LEGENDLRDA lineProposed fence lineCast concrete wallwith earth tone stainGravel drain blanket,wrap in filter fabricConcrete patio with stoneFoundation as determinedby structural engineerPLANTER WALL AND HARDSCAPE DETAIL2DateScaleDrawnJobOfSheetSheets.The Olgaard Residence Los Gatos CaliforniaDRFOlgaard 408-761-0212 phone david@foxla.net 50 university ave - ste. b142, los gatos, california 95030 David R. Fox & Company Landscape Architecture1"=20'-0"L2.0Perimeter Fence and Details Planter Wall Detail 15365 Santella Court APN 527-09-036 910182123252627282930REFERENCE NOTES SCHEDULE301-31-24 Notes:1.No gate may be installed across a required fire department access roador driveway without prior approval of the Fire Department. A detailedplan shall be submitted for review and approval prior to commencing anywork. This requirement may be modified depending upon the complexityof the installation.2.When padlocks are used to secure gates, they shall only be of a typeapproved by the Fire Department. (See also #4)3. Gates equipped with electric control devices also shall have an overridekey switch installed. The key switch shall be of a type approved by theFire Department. (See also #4 and #10)4. Authorization forms for ordering fire department approved key switchesand padlocks shall be obtained by contacting the Fire PreventionDivision of the Fire Department.5. All electrically controlled gates shall be provided with a manual overrideto allow operation of the gate during a power outage.6. When open, gates shall not obstruct any portion of the required width ofthe driveway or access road.7. Gates shall be adequately supported to prevent dragging.8. Gates shall be operable by one person.9. Swing-style gates shall open a full 90 degrees and may swing in eitherdirection. Sliding gates shall slide parallel to the security fence.10. All manually operated gates shall be designed so they remain in theopen position when left unattended. Electrically operated gates shall beequipped with a fire department approved key switch. Activation of theswitch shall open the gate(s) and cause it to remain in the open positionuntil reset by emergency response personnel.11. Vertical clearance over the required vehicular access road or drivewayshall be not less than 13 feet 6 inches.SantellaCourt16'18212318'18'910DateScaleDrawnJobOfSheetSheets.The Olgaard Residence Los Gatos CaliforniaDRFOlgaard 408-761-0212 phone david@foxla.net 50 university ave - ste. b142, los gatos, california 95030 David R. Fox & Company Landscape Architecture1-31-241"=20'-0"L2.1Entry Gate Plan and Details15365 Santella Court APN 527-09-036 2" tube steel frameSteel panelSteel slatsCast conc. columnw/ sandblast finishHouse numbersby ownerDownwardlight sourceActuator control boxDoorKing P/N 4302-111(opposite side of column)On gate acturatorDoorKing model #6003(opposite side of gate)Gate hinges welded to columnplate (3 per gate), see section5"34"1'-10"5"34"5'-6"6'2'-4"1'-4"5"34"5'-6"6'3"Hinge (3)Hinge platesee sectionCast conc.pilastersandblastfinishMain Pilasters1'-4" 1'-4"2'-4"16'2'-4"GatesPilasters5'-10"2"Main Gates (2).25" x 3" steel slats3/4" x 1.5" center supportMetal panel7'-11"1'-3"1'-1"1"4'-7"2"4'2" tubesteel frame16'ElevationPlan ViewENTRY GATE DETAIL15365SCCFD approvedkey switch1Site Plan - 1"=20'-0"910182123REFERENCE_NOTES_SCHEDULE1L2.0ENTRY GATE DETAIL1 1'-2"3'2x6 PT fir top rail6x6 PT fir post4"x4" 10ga WWMStaple to frame2x6 PT fir kicker8'6'14" dia conc. footingWOOD AND WIRE FENCE1Bar and strike latchno lower than 60"above the ground6"3/4" solid steel pickets2" steel tube frameSelf closing hinges3 total per gate4'-0"See Detail5, sht L3.45'-4"SELF-CLOSING GATE28'5'-6"9'-6"6'9'-6"5'-6"6'1'-4"1'-4"5/8" stucco, paint to match house3/4" cement backer board6x1.625 steel stud, 20ga or heavier6x6 conc. post extension for gate2 - #5 rebar cont. thru postsw/ #4 ties @ 12" OCGate hinge set into conc. postSteel panel gateScreed8"5'-6"6x1.625 steel stud,20ga or heavier6x1.75 channel, 20 ga min.top and bottom6x1.625 steel stud,20ga or heavier6x1.75 channel, 20 ga min.top and bottom12 - #5's horiz, cont.#4 ties @ 12" OC12 - #5's horiz, cont.#4 ties @ 12" OC8" conc. slab8" conc. slab2 - #5 rebar cont. thru postsw/ #4 ties @ 12" OCPost SectionPlan View5'-6"8" conc. slab6x6 conc. post extension for gateSteel studs and channelsTRASH ENCLOSURE STRUCTURE31'-3"7'1'-3"DateScaleDrawnJobOfSheetSheets.The Olgaard Residence Los Gatos CaliforniaDRFOlgaard 408-761-0212 phone david@foxla.net 50 university ave - ste. b142, los gatos, california 95030 David R. Fox & Company Landscape Architecture1"=20'-0"L2.2Details15365 Santella Court APN 527-09-0361-31-24 1123344556677891011121314141414151515N O R T H1616Canopy from reportTrunk dia, #and conditionTree protectivefencingsee detail2" dia x 8' galv.steel fence postDrive minimum24" into soilChain link fabric2'6'6'TYPE I TREE PROTECTIVE FENCINGNTS16'DateScaleDrawnJobOfSheetSheets.The Olgaard Residence Los Gatos CaliforniaDRFOlgaard 408-761-0212 phone david@foxla.net 50 university ave - ste. b142, los gatos, california 95030 David R. Fox & Company Landscape Architecture1-31-241"=20'-0"Tree Plan Trees To RemainTree #SPCDIAH/WCondition620QD1125Good622QD1325Good623QD1125Good624QD1125Good626QD25Fair627QD1225Fair654QD1440x25Good655QD1120x20Fair657QD25x25Good658QD2140x40Good659QD1125x15Good661QD1630x25Good663QD1135x15Fair664QD1838x35Good665QD1225x22Fair666QD1718x20Fair667QA1820x20Fair669QD1945x35Fair670QA45Fair672QD510x10Fair673QD9x10Fair678QA45x45Fair681QD1240x20Fair682QD1545x30Fair683QD1845x30Poor684QD1540x25Poor685QD1235x18Poor8,10,1416,19,21,24Trees To Be RemovedTree #SPCDIAH/WCondition652QD1340x25Fair653QD1330x20Fair656QD1630x20Fair660QD1125x18Fair662QD1830x30Good668QD2240x30Fair671QD1228x18Fair674QD1322x20Fair/Poor675QD30x25Fair676QD2122x30Fair/Poor677QA30x40Good679QD1540x22Good680QD1440x22Fair691QA1630Poor690QD1630Fair12,1318,19,2012345678910111213141516REFERENCE NOTES SCHEDULETree Protection Zones and Fence Specifications1. Size and materials: Six (6) foot high chain link fencing, mounted on two-inch diametergalvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at nomore than ten-foot spacing. For paving area that will not be demolished and when stipulated in atree 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 driplinearea 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 entireplanter strip to the outer branches. Type III: Protection for a tree located in a small planter cutoutonly (such as downtown): orange plastic fencing shall be wrapped around the trunk from theground to the first branch with two-inch wooden boards bound securely on the outside. Cautionshall be used to avoid damaging any bark or branches.3. Duration of Type I, II, III fencing: Fencing shall be erected before demolition, grading orconstruction permits are issued and remain in place until the work is completed. Contractor shallfirst obtain the approval of the project arborist on record prior to removing a tree protectionfence.4. Warning Sign: Each tree fence shall have prominently displayed an eight and one-half-inch byeleven-inch sign stating: "Warning—Tree Protection Zone—This fence shall not be removed andis subject to penalty according to Town Code 29.10.1025.” Text on the signs should be in bothEnglish and Spanish (Appendix E).All persons, shall comply with the following precautions1. Prior to the commencement of construction, install the fence at the dripline, or tree protectionzone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation tobe retained which could be affected by the construction and prohibit any storage of constructionmaterials or other materials, equipment cleaning, or parking of vehicles within the TPZ. Thedripline 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 thedripline of or in drainage channels, swales or areas that may lead to the dripline of a protectedtree.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 forperiodic monitoring of the project site and the health of those trees to be preserved. The projectarborist shall be present whenever activities occur which may pose a potential threat to the healthof 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 treeduring construction so that proper treatment may be administered.L3.015365 Santella Court 8,1018,12,6,1213,12Note: Trees to replace ordnance size trees that are to be removed will beplaced as space allows. required replacement trees that cannot beplanted on site will be subject to the Town in-lieu feeNote: SPC=Species QD=Quercus Douglasii QA=Quercus AgrifoliaNote: SPC=Species QD=Quercus Douglasii QA=Quercus Agrifolia