Staff Report with Exhibits .176 Loma Alta Ave through 15
PREPARED BY: Maria Chavarin
Assistant Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 01/22/2025
ITEM NO: 2
DATE: January 17, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Demolish an Existing Single-Family
Residence, Construct a New Single-Family Residence to Exceed Floor Area
Ratio (FAR) Standards with Reduced Side Yard Setbacks, Construct an
Accessory Structure with Reduced Side Yard Setbacks, and Site Improvements
Requiring a Grading Permit on a Nonconforming Property Zoned R-1:8.
Located at 176 Loma Alta Avenue. APN 532-28-031. Architecture and Site
Application S-24-042. Categorically Exempt Pursuant to the California
Environmental Quality Act (CEQA) Guidelines, Section 15303(a): New
Construction or Conversion of Small Structures. Property Owner: The
Thornberry 2021 Revocable Trust dated November 4, 2021, and The Donald
S. Thornberry and Barbara J. Gardner Revocable Living Trust dated December
21, 2010. Applicant: Jay Plett. Project Planner: Maria Chavarin.
RECOMMENDATION:
Denial.
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: R-1:8
Applicable Plans & Standards: General Plan; Residential Design Guidelines
Parcel Size: 7,435 square feet
PAGE 2 OF 12
SUBJECT: 176 Loma Alta Avenue/S-24-042
DATE: January 17, 2025
Surrounding Area:
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act (CEQA), Section 15303(a): New Construction or
Conversion of Small Structures.
FINDINGS:
▪ The Project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act (CEQA), Section 15303(a): New
Construction or Conversion of Small Structures.
▪ As required by Section 29.10.09030 (e) of the Town Code for the demolition of an existing
residence.
▪ As required by Section 29.40.075 (c) of the Town Code for granting approval of an exception
to the FAR standards.
▪ As required by Section 29.10.265 (3) of the Town Code for modification of zoning rules on
nonconforming lots, including setback requirements.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) with the exception of requests to exceed FAR standards, for reduced side yard
setbacks for a single-family residence, and for reduced side yard setbacks for an accessory
structure.
▪ The project complies with the Residential Design Guidelines for single-family residences not
located in the hillside area.
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 Low Density Residential R-1:8
South Residential Low Density Residential R-1:8
East Residential Low Density Residential R-1:8
West Residential Low Density Residential R-1:8
PAGE 3 OF 12
SUBJECT: 176 Loma Alta Avenue/S-24-042
DATE: January 17, 2025
BACKGROUND:
The subject property is located on the south side of Loma Alta Avenue between Redhead Lane
and Loma Alta Avenue (Exhibit 1). The property is 7,435 square feet and is nonconforming as to
size, where 8,000 square feet is required for a parcel in the R-1:8 zone. In addition, the property
is nonconforming as to lot width, where the lot width is 37 feet, nine inches, where 60 feet is
required for a parcel in the R-1:8 zone.
The Architecture and Site application is being referred to the Planning Commission because
the applicant is proposing to exceed the maximum allowed floor area ratio (FAR) by 964 square
feet and is requesting reduced side yard setbacks for the main residence and a detached
garage. The residence would also have the largest FAR and largest square footage in the
immediate neighborhood based on Town and County records.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located on the south side of Loma Alta Avenue, approximately 315
feet south of the intersection with Redhead Lane (Exhibit 1). The property is approximately
7,435 square feet and is developed with an existing one-story residence with a detached
garage. The subject site and surrounding properties are comprised of single-family homes.
B. Project Summary
The applicant proposes demolition of the existing 996-square foot single-family residence
and 280-square foot detached garage, and construction of a new 2,897-square foot two-
story single-family residence and a 539-square foot detached garage (Exhibit 15). The
residence includes areas of below grade square footage, some of which would count toward
FAR as it extends beyond the footprint of the building above. A Grading Permit is required
for site work with earthwork quantities exceeding 50 cubic yards. The project requires
exceptions to FAR standards and setbacks.
C. Zoning Compliance
The subject property is 7,435 square feet, and is nonconforming as to size, where 8,000
square feet is required for a parcel in the R-1:8 zone. In addition, the property is
nonconforming as to lot width, having a width of 37 feet, nine inches, where 60 feet is
required for a parcel in the R-1:8 zone. A single-family residential use is permitted in the
R-1:8 zone. The project complies with the zoning regulations for parking, height, front and
rear setbacks, and lot coverage. The applicant requests exceptions to the zoning standards
for FAR, side setbacks for the residence, and side setbacks for the detached garage.
PAGE 4 OF 12
SUBJECT: 176 Loma Alta Avenue/S-24-042
DATE: January 17, 2025
DISCUSSION:
A. Architecture and Site Analysis
The applicant proposes demolition of the existing single-family residence and construction
of a 2,897-square foot two-story single-family residence, with 1,505-square foot of below
grade square footage, and a 529-square foot detached garage. A 521-square foot portion of
the below grade square footage is countable toward FAR as it extends beyond the footprint
of the building above. The applicant requests approval to exceed the maximum allowable
FAR by 964 square feet, discussed in Section C below. A summary of the floor area for the
existing and proposed residence is included in the following table.
The maximum height of the proposed residence is 30 feet where a maximum height of 30
feet is allowed in the R-1:8 zone. The proposed residence would be the tallest in the
immediate neighborhood based on the information provided by the applicant. The height of
the proposed detached garage is 13 feet, where 15 feet is the maximum allowed height for
an accessory structure. The immediate neighborhood is made up of one and two-story
residences. The applicant provided a streetscape diagram on Sheet A.1-1 of Exhibit 15,
illustrating the proposed height of the residence as seen from the sidewalk, in relation to
the residences in the immediate neighborhood.
The proposed residence would have a front yard setback of 16.6 feet, where 25 feet is
required, as discussed in Section E below. The proposed residence would have a right-side
yard setback of three feet where eight feet is required and a left-side yard setback of four
feet where eight feet is required.
Floor Area Summary
Existing SF Proposed SF Allowed SF Notes
Main Residence
First Floor
Second Floor
Total
Countable Below-Grade Area
Total Countable
996
--
996
--
1,684.5
1,212.5
2,897
521
3,418
--
--
2,454 max.
Exceeds Max
Allowable FAR
by 954 s.f.
Below-Grade Area* 0 984 Exempt
Garage 280 529 691
* Pursuant to Sec. 29.10.020, floor area means the entire enclosed area of all floors that are
more than four feet above the proposed grade, measured from the outer face of exterior
walls or in the case of party walls from the centerline.
PAGE 5 OF 12
SUBJECT: 176 Loma Alta Avenue/S-24-042
DATE: January 17, 2025
The applicant proposes a 529-square foot detached garage and requests an exception to
setback requirements for a side yard setback of four feet where five feet is required.
The applicant provided a Letter of Justification discussing the project (Exhibit 4).
B. Building Design
The project consists of an Italianate Victorian style residence with earth toned colors and
materials. Proposed exterior materials include: a composition shingle roof (dark gray); stone
veneer accents; wood lap siding; iron railings including a decorative widow’s walk; and
aluminum-clad wood windows (Exhibit 5).
The Town’s Consulting Architect reviewed the proposed residence on August 20, 2024
(Exhibit 6). The Consulting Architect made three recommendations to increase compatibly
with the Residential Design Guidelines. In response, the applicant made modifications to
the design of the residence addressing one of the three recommendations. In their written
response, the applicant details the design changes and provides justification regarding the
other recommendations (Exhibit 7). The Consulting Architect’s concerns and
recommendations are provided below, followed by the applicant’s response in italics.
1. The gabled entry porch extension is much larger than is typical for this architectural
style. Eliminate the projecting entry gable in favor of a simple flat front porch eave line
as is typical for this architectural style.
The gable proposed at the entry is an appropriate Italianate feature we would like to
retain. See attached photos of examples. However, consulting architect suggested the
porch should be setback farther, which we have incorporated into our design. Refer to
building elevations.”
2. The rear porch beam span is quite long for this architectural style. Add columns on the
rear porch.
Our design has incorporated the use of double columns at the rear veranda, in lieu of
single columns as suggested. We believe the use of double columns provides appropriate
support massing for the style.
3. The rear elevation metal roof is isolated and would not be consistent with the proposed
architectural style. Eliminate the rear façade metal roofing in favor of using the same
roofing as shown for the rest of the house.
No written response was provided from the applicant in Exhibit 7; however,
recommended changes were made and are reflected on Sheet A-6 of Exhibit 15.
PAGE 6 OF 12
SUBJECT: 176 Loma Alta Avenue/S-24-042
DATE: January 17, 2025
The applicant responded through design changes to one of the three recommendations
provided by the Consulting Architect. The applicant provided written justification in
response to the recommendations regarding the projecting entry gable and the rear porch
columns (Exhibit 7).
C. Neighborhood Compatibility
Pursuant to Section 29.40.075 of the Town Code, the maximum FAR for the subject
property is 0.33 (2,454 square feet). The proposed residence would have an FAR of 0.46
(3,418 square feet), exceeding the maximum allowable floor area by 954 square feet. The
table below reflects the current conditions of the homes in the immediate neighborhood:
Immediate Neighborhood Comparison
Address Zoning
House
Floor
Area
Garage
Floor
Area
Total
Floor
Area
Lot
Size
House
FAR
No. of
Stories
Exceed
FAR?
178 Loma Alta Ave R-1:8 1,300 325 1,625 8,090 0.16 2 No
180 Loma Alta Ave R-1:8 2,605
733
3,338
8,010 0.33 2 No
172 Loma Alta Ave R-1:8 2,332 630 2,962 7,132 0.33 2 No
162 Loma Alta Ave R-1:8 2,647 622 3,269 8,680 0.30 2 No
177 Loma Alta Ave R-1:8 2,227 484 2,711 6,640 0.34 2 No
179 Loma Alta Ave R-1:8 2,919 577 3,496 7,500 0.39 1 Yes by
444 sf
185 Loma Alta Ave R-1:8 1,206 0 1,206 7,500 0.16 1 No
116 Alta Heights Ct R-1:8 1,933 437 2,370 6,490 0.30 2 No
175 Loma Alta Ave R-1:8 2,357 400 2,757 6,100 0.39 2 Yes by
283 sf
176 Loma Alta Ave
(E)
R-1:8 996 280 1,276 7,435 0.13 1 No
176 Loma Alta Ave.
(P)
R-1:8 3,418 529 3,947 7,435 0.46 2 Yes by
964 sf
Based on Town and County records, the residences in the immediate neighborhood range in
size from 1,206 square feet to 2,919 square feet. The floor area ratios range from 0.16 to
0.39. The applicant proposes a 3,418-square foot residence (including 521 square feet of
countable below-grade square footage) and a 529 square foot detached garage on a 7,435-
square foot parcel. The proposed residence would be the largest in terms of square footage
and FAR in the immediate neighborhood.
Exhibit 4 contains the applicant’s Letter of Justification indicating that the proposed
residence will not be the largest residence in terms of above grade floor area or FAR in the
PAGE 7 OF 12
SUBJECT: 176 Loma Alta Avenue/S-24-042
DATE: January 17, 2025
neighborhood. The applicant’s justification includes that the proposed project has located
521 square feet of the below grade square footage outside of the building’s footprint to
accommodate the neighbors existing redwood trees. This square footage is countable per
Town Code. The applicant has designed the below grade square footage, although being
countable to the square footage and FAR, to be setback from the redwood trees, reducing
excavation and grading because the below grade square footage is located downhill behind
the house. The applicant’s justification includes that the proposed below grade square
footage does not contribute to the building’s bulk and mass.
D. Exceeding the Maximum Allowable Residential FAR
As summarized in the following table, the maximum allowable residence size for the
property is 2,454 square feet. The proposed residence exceeds the maximum allowed by
964 square feet. A 521-square foot portion of the below grade square footage is countable
per Town Code as it extends beyond the footprint of the building above. The above grade
square footage of the residence exceeds the maximum allowed by 443 square feet.
Section 29.40.075(c) of the Town Code states that the deciding body may allow a FAR in
excess of the maximum allowed FAR if the following findings can be made:
1. The design theme, sense of scale, exterior materials, and details of the proposed project
are consistent with the provisions of the landmark and historic preservation overlay
zone and the adopted residential development standards; and
2. The lot coverage, setbacks, and FAR of the proposed project is compatible with the
development on surrounding lots.
Neighborhood Compatibility - FAR
As provided in the Immediate Neighborhood Comparison table above, there are two
examples of residences in the immediate neighborhood that exceed maximum allowable
FAR. The residence at 179 Loma Alta exceeds the maximum allowable FAR by 444 square
feet and the residence at 175 Loma Alta Avenue exceeds the maximum allowable FAR by
283 square feet.
Proposed FAR
Proposed SF Allowed SF Notes
Main Residence
Total
Countable Below-Grade Area
Total Countable
2,897
521
3,418
--
--
2,454 max.
Exceeds Max
Allowable FAR
by 954 s.f.
Exempt Below-Grade Area 984 Exempt
PAGE 8 OF 12
SUBJECT: 176 Loma Alta Avenue/S-24-042
DATE: January 17, 2025
As discussed above the proposed project exceeds the maximum allowable residential FAR
by 964 square feet, with 521 square feet of the below grade square footage countable per
Town Code. The proposed above grade square footage of the residence exceeds the
maximum allowable FAR by 443 square feet. One other house in the immediate
neighborhood exceeds the maximum allowable FAR by 444 square feet.
E. Setbacks
Pursuant to Town Code, the R-1:8 zone requires a front setback of 25 feet, a rear yard
setback of 20 feet, and side yard setbacks of eight feet. Section 29.10.265 (3) of the Town
Code allows any rule of the zone, including setbacks, to be modified on a nonconforming lot
when the deciding body finds that the building and its use will be compatible with the
neighborhood. As noted, the subject property is nonconforming as to size and lot frontage.
The proposed project meets the required rear setbacks.
Front Setback - Main Residence
Pursuant to Town Code Section 29.40.050, when a lot is situated between two lots, each
having a residence that lawfully projects into the required front yard setback, the front yard
setback requirement on such lot may be the average of the front yards of the existing
buildings on the adjacent lots. This section of the Town Code was used to determine the
required front yard setback for the subject property. Exhibit 8 includes a survey showing the
locations and front setbacks of the residences on the adjacent properties. The average front
yard setback of the two adjacent residences is 16 feet, 1.8 inches where the project
proposes a front setback of 16 feet, six inches (Exhibit 15). Therefore, the proposed front
setback meets the requirements of the Town Code.
Side Setback - Main Residence
The proposed residence includes a right side yard setback of five feet and a left side yard
setback of four feet, where eight is required on either side (Exhibit 15, Sheet A-1). In their
Letter of Justification, the applicant provides eight examples of residences in the immediate
neighborhood that have reduced side yard setbacks between zero feet and five feet (Exhibit
4). The applicant has provided a Neighborhood Plan on Sheet A.1-1 of Exhibit 15 which
illustrates the reduced side yard setbacks in the immediate neighborhood. The proposed
reduced side yard setbacks are compatible with the immediate neighborhood’s pattern of
reduced setbacks.
Side Setback - Accessory Structure
The applicant is also requesting a reduced side setback of four feet where a minimum of
five feet is required for an accessory structure (detached garage) pursuant to the Town
Code, Section 29.40.015(B)(1). The applicant has provided a Neighborhood Plan on Sheet
PAGE 9 OF 12
SUBJECT: 176 Loma Alta Avenue/S-24-042
DATE: January 17, 2025
A.1-1 of Exhibit 15 which illustrates one example of a reduced accessory structure side yard
setbacks of 2 feet, six inches in the immediate neighborhood, as shown in the diagram
above. Detached accessory structures may request reduced side and rear yard setbacks up
to three feet through a Minor Residential application.
Rear Setback- Accessory Structure
Town Code, Section 29.40.065 refers to rear yards that open into an alley, allowing one-half
the width of the alley to be used in measurement of the rear yard setback. The required
rear yard setback for an accessory structure is five feet. The rear property line is adjacent to
a 19-foot wide alley. The proposed detached garage is located three feet from the property
line. When considering one-half of the alley width into the rear yard setback for the
detached garage, the garage meets the required rear yard setback.
F. Parking
Pursuant to Section 29.10.150 (c)(1) of the Town Code, a single-family residence requires
two off-street parking spaces. The applicant proposes a detached one-car garage and an
uncovered parking space accessed from the alley at the rear. The project complies with the
minimum parking requirements for a single-family residence.
G. Tree Impacts
The applicant submitted an Arborist Report prepared by Bo Firestone Trees and Gardens
providing details of the assessed trees located onsite, near the public street, and adjacent to
the subject property (Exhibit 9). The Town’s Consulting Arborist peer review this report and
recommended adoption of the report and its recommendations for the project (Exhibit 10).
Staff received comments from neighbors regarding impacts to protected trees that are
located adjacent to the subject property. One of the letters expressed concerns of life and
safety in relation to development impacts to adjacent trees (Exhibit 11). The Arborist report
by Bo Firestone Trees and Gardens indicates the necessary steps to mitigate impacts to
trees (Exhibit 9, Pages 10 and 11). Subsequently, staff received a response from the
property owner summarizing their discussion with their neighbor regarding impacts to
protected trees in relation to the basement (Exhibit 12).
PAGE 10 OF 12
SUBJECT: 176 Loma Alta Avenue/S-24-042
DATE: January 17, 2025
H. Neighborhood Outreach
The property owners have been in communication with the surrounding neighbors
regarding the proposed project. Several letters from neighbors are included in Exhibit 11.
Based on the applicant’s neighborhood outreach and the public comments received by staff
the following issues have been raised:
1. Neighborhood Compatibility – Massing, FAR and setbacks.
2. Tree Protection of Existing Trees – Chinese Elm and Redwood.
3. Drainage.
4. Privacy – Window and Balcony Placement.
5. Impacts to Views and Natural Light.
The property owner has provided responses summarizing their discussion with their
neighbor regarding existing trees and impacts of the proposed development (Exhibit 12). In
addition, the applicant provided a letter describing their neighborhood outreach (Exhibit
13). The project architect provided a letter responding to the neighbor’s concerns (Exhibit
14).
I. CEQA Determination
The Project is Categorically Exempt Pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act (CEQA), Section 15303(a): New
Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
A project sign was installed on the site and written notice was sent to property owners and
tenants located within 300 feet of the subject property. Public comments received prior to
11:00 a.m. on Friday, January 17, 2025, are included in Exhibit 11.
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application to demolish an
existing single-family residence, and construct a new two-story single-family residence. The
property is nonconforming with regards to lot size and lot width for a R-1:8 zoned parcel.
The project is in compliance with the Town Code, with the exception to the FAR standards
for the residence and the reduced side yard setback requests for the main residence and
detached garage. The proposed residence is the tallest in the immediate neighborhood. The
proposed project exceeds the maximum allowable FAR by 964 square feet, results in the
PAGE 11 OF 12
SUBJECT: 176 Loma Alta Avenue/S-24-042
DATE: January 17, 2025
largest home in the immediate neighborhood in terms of floor area and FAR and proposes
the tallest residence by height in the immediate neighborhood.
B. Recommendation
Based on the analysis above, staff recommends denial of the Architecture and Site
application based on concerns related to FAR size, neighborhood compatibility, and
consistency with the Residential Design Guidelines, as discussed in this report.
C. Alternatives
Alternatively, the Commission can:
1. Approve the application by taking the following actions:
a. Make the finding that the proposed project is categorically exempt pursuant to the
adopted Guidelines for the Implementation of the California Environmental Quality
Act, Section 15303(a): New Construction or Conversion of Small Structures
(Exhibit 2);
b. Make the findings as required by Section 29.10.09030 (e) of the Town Code for the
demolition of existing structures (Exhibit 2);
c. Make the findings as required by Section 29.40.075 (c) of the Town Code for
granting approval of an exception to the FAR standards (Exhibit 2);
d. Make the findings as required by Section 29.10.265 (3) of the Town Code for
modification of zoning rules on nonconforming lots, including setback requirements
(Exhibit 2);
e. Make the finding that the project complies with the objective standards of Chapter
29 of the Town Code (Zoning Regulations) with the exception of the requests to
exceed FAR standards, for reduced side yard setbacks for a single-family residence,
and for reduced side and rear setbacks for an accessory structure (Exhibit 2);
f. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 2);
g. Make the considerations as required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application (Exhibit 2); and
h. Approve Architecture and Site application S-24-042 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 15.
2. Approve the application with additional and/or modified conditions; or
3. Continue the matter to a date certain with specific direction.
PAGE 12 OF 12
SUBJECT: 176 Loma Alta Avenue/S-24-042
DATE: January 17, 2025
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Letter of Justification
5. Colors and Materials Board
6. Consulting Architect Report
7. Applicant’s Response to Consulting Architect Report
8. Survey with Setbacks of Adjacent Residences
9. Arborist Report by Bo Firestone & Gardens
10. Peer Review Letter by Town’s Consulting Arborist
11. Public Comments Received Prior to 1100 a.m., Friday, January 17, 2025
12. Property Owner’s Response to Public Comment
13. Applicant’s Neighborhood Outreach Summary
14. Applicant’s Response to Public Comment
15. Development Plans
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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)- Updated 08-23-23 to link to "Town Assessor Data" (sm)
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Avenue\Exhibit 2 - Required Findings and Considerations.docx
PLANNING COMMISSION – January 22, 2025
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
176 Loma Alta Avenue
Architecture and Site Application S-24-042
Consider a Request for Approval to Demolish of Existing Single-Family Residence,
Construct a New Single-Family Residence to Exceed the Floor Area Ratio (FAR)
Standards with Reduced Side Yard Setbacks, Construct an Accessory Structure with
Reduced Side Yard Setbacks, and Site Improvements Requiring a Grading Permit on a
Nonconforming Property Zoned R-1:8. APN 532-28-031. Architecture and Site
Application S-24-042. Categorically Exempt Pursuant to the California Environmental
Quality Act (CEQA) Guidelines, Section 15303(a): New Construction or Conversion of
Small Structures. Property Owner: The Thornberry 2021 Revocable Trust dated
November 4, 2021, and The Donald S. Thornberry and Barbara J. Gardner Revocable
Living Trust dated December 21, 2010. Applicant: Jay Plett. Project Planner: Maria
Chavarin.
FINDINGS
Required finding for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act (CEQA), Section
15303(a): New Construction or Conversion of Small Structures.
Required finding for the demolition of existing structures:
■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing
structures:
1. The Town's housing stock will be maintained as the single-family residence will be
replaced;
2. The existing structure has no architectural or historical significance;
3. The property owner does not desire to maintain the structure as it exists; and
4. The economic utility of the structure was considered.
Required finding to exceed floor area ratio (FAR) standards:
■ As required by Section 29.40.075(c) of the Town Code for granting an approval of an
exception to the FAR standards:
1. The design theme, sense of scale, exterior materials, and details of the proposed
project are consistent with the provisions of the Landmark and historic
Preservation Overlay Zone and the adopted residential development standards;
EXHIBIT 2
S:\PLANNING COMMISSION REPORTS\2025\01-22-2025\Item 2 - 176 Loma Alta
Avenue\Exhibit 2 - Required Findings and Considerations.docx
and
2. The lot coverage, setbacks, and FAR of the proposed project are compatible with
the development on surrounding lots.
Required finding for a setback exception on a nonconforming property:
■ As required by Section 29.10.265(3) of the Town Code for modification of zoning rules
on nonconforming lots, including setback requirements:
1. The subject property is nonconforming with regard to lot size.
2. The side setbacks of the new residence and setbacks for the accessory structure are
compatible with the neighborhood.
Required compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) except the requests to exceed the FAR standards and reduce the
required side yard setback for a single-family residence and an accessory structure.
Required compliance with the Residential Design Guidelines:
■ The project design complies with the Residential Design Guidelines for single-family
residences not in the hillside areas. The Town’s Consulting Architect has reviewed the
proposal, and recommendations were provided to address consistency with the
immediate neighborhood to which the applicant responded through design revisions
and written justification. While the proposed home would be the largest in floor area
and FAR compared to most others in the immediate neighborhood, the site is also
nonconforming as to size and width.
CONSIDERATIONS
Required considerations in review of Architecture and Site applications:
■ As required by Section 29.20.150 of the Town Code, the considerations in review of
an Architecture and Site application were all made in reviewing this project.
PLANNING COMMISSION – January 22, 2025
CONDITIONS OF APPROVAL
176 Loma Alta Avenue
Architecture and Site Application S-24-042
Consider a Request for Approval to Demolish an Existing Single-Family Residence,
Construct a New Single-Family Residence to Exceed the Floor Area Ratio FAR
Standards with Reduced Side Yard Setbacks, Construct an Accessory Structure with
Reduced Side Yard Setbacks, and Site Improvements Requiring a Grading Permit on
a Nonconforming Property Zoned R-1:8. APN 532-28-031. Architecture and Site
Application S-24-042. Categorically Exempt Pursuant to the California
Environmental Quality Act (CEQA) Guidelines, Section 15303(a): New Construction
or Conversion of Small Structures. Property Owner: The Thornberry 2021
Revocable Trust dated November 4, 2021, and The Donald S. Thornberry and
Barbara J. Gardner Revocable Living Trust dated December 21, 2010. Applicant: Jay
Plett. Project Planner: Maria Chavarin.
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC, or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to
be planted are specific subjects of approval of this plan, and must remain on the site.
6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations identified in the Arborist’s report dated July 18, 2024, prepared by Bo
Firestone trees & Gardens for the project, on file in the Community Development
Department. These recommendations must be incorporated in the building permit plans
and completed prior to issuance of a building permit where applicable.
7. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Include a tree protection plan with the
construction plans.
EXHIBIT 3
8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
9. STORY POLES/PROJECT IDENTIFICATION SIGNAGE: Story poles and/or project
identification signage on the project site shall be removed within 30 days of approval of
the Architecture & Site application.
10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the
Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
12. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement (“the Project”) from the Town shall
defend (with counsel approved by Town), indemnify, and hold harmless the Town, its
agents, officers, and employees from and against any claim, action, or proceeding
(including without limitation any appeal or petition for review thereof) against the Town
or its agents, officers or employees related to an approval of the Project, including
without limitation any related application, permit, certification, condition, environmental
determination, other approval, compliance or failure to comply with applicable laws and
regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to)
defend such Challenge as Town, in its sole discretion, determines appropriate, all at
applicant’s sole cost and expense.
Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses
(including, without limitation, staff time and in-house attorney’s fees on a fully-loaded
basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and other
litigation expenses) arising out of or related to any Challenge (“Costs”), whether incurred
by Applicant, Town, or awarded to any third party, and shall pay to the Town upon
demand any Costs incurred by the Town. No modification of the Project, any application,
permit certification, condition, environmental determination, other approval, change in
applicable laws and regulations, or change in such Challenge as Town, in its sole
discretion, determines appropriate, all the applicant’s sole cost and expense. No
modification of the Project, any application, permit certification, condition, environmental
determination, other approval, change in applicable laws and regulations, or change in
processing methods shall alter the applicant’s indemnity obligation.
13. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
14. PERMITS REQUIRED:
a. A Demolition Permit is required for the demolition of the existing single-family
residence.
b. A Building Permit is required for the construction of the new single-family residence
and detached garage.
c. An additional Building Permit is required for the construction of the detached garage.
d. A separate Building Permit will be required for the PV System and must be finaled
prior to the issuance of Certificate of Occupancy.
15. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los
Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California
Code of Regulations Title 24, Parts 1-12, including locally adopted Reach Codes.
16. CONDITIONS OF APPROVAL: The Conditions of Approval must be included on plan sheets
within the construction plans. A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
17. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
18. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
19. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building
Department Demolition Application and a Bay Area Air Quality Management District
Application for the removal of each existing structure. Once the demolition form has
been completed, all signatures obtained, and written verification from PG&E that all
utilities have been disconnected, submit the completed form to the Building Department
with the Air District’s J# Certificate, PG&E verification, and site plans showing all existing
structures, existing utility service lines such as water, sewer, and PG&E. No demolition
work shall be done without first obtaining a permit from the Town.
20. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation, and retaining wall design recommendations, shall be submitted
with the Building Permit Application. This report shall be prepared by a licensed Civil
Engineer specializing in soils mechanics.
21. SHORING: Shoring plans and calculations will be required for 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.
22. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project Building Inspector at foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the Soils Report, and that the building pad elevations and on-site retaining
wall locations and elevations have been prepared according to the approved plans.
Horizontal and vertical controls shall be set and certified by a licensed surveyor or
registered Civil Engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
23. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed), i.e., directly printed, onto a plan sheet.
24. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed
with adaptability features for single-family residences per Town Resolution 1994-61:
a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water
closets, showers, and bathtubs, located 34 inches from the floor to the center of the
backing, suitable for the installation of grab bars if needed in the future.
b. All passage doors shall be at least 32-inch-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.
25. 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 Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
26. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
27. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface High
Fire Area and must comply with Section R337 of the 2022 California Residential Code,
Public Resources Code 4291 and California Government Code Section 51182.
a. 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.
b. 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.
28. 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.
29. 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. The specification sheet is available online at
www.losgatosca.gov/building.
30. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development – Planning Division: (408) 354-6874
b. Engineering/Parks & Public Works Department: (408) 399-5771
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate school
district(s) for processing. A copy of the paid receipt is required prior to permit
issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
31. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right-of-way shall be
kept clear of all job-related mud, silt, concrete, dirt and other construction debris at the
end of the day. Dirt and debris shall not be washed into storm drainage facilities. The
storing of goods and materials on the sidewalk and/or the street will not be allowed
unless an encroachment permit is issued by the Engineering Division of the Parks and
Public Works Department. The Owner’s representative in charge shall be at the job site
during all working hours. Failure to maintain the public right-of-way according to this
condition may result in the issuance of correction notices, citations, or stop work orders
and the Town performing the required maintenance at the Owner’s expense.
32. 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.
33. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1
(Construction Plan Requirements) of the Town’s Engineering Design Standards, which are
available for download from the Town’s website
34. 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.
35. 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.
36. PUBLIC WORKS INSPECTIONS: The Owner, Applicant and/or Developer or their
representative shall notify the Engineering Inspector at least twenty-four (24) hours
before starting any work pertaining to on-site drainage facilities, grading or paving, and all
work in the Town's right-of-way. Failure to do so will result in penalties and rejection of
any work that occurred without inspection.
37. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant and/or Developer or
their representative shall repair or replace all existing improvements not designated for
removal that are damaged or removed because of the Owner, Applicant and/or Developer
or their representative's operations. Improvements such as, but not limited to: curbs,
gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic
pavement markings, etc., shall be repaired and replaced to a condition equal to or better
than the original condition. Any new concrete shall be free of stamps, logos, names,
graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed
and replaced at the Contractor’s sole expense and no additional compensation shall be
allowed therefore. Existing improvement to be repaired or replaced shall be at the
direction of the Engineering Construction Inspector and shall comply with all Title 24
Disabled Access provisions. The restoration of all improvements identified by the
Engineering Construction Inspector shall be completed before the issuance of a certificate
of occupancy. The Owner, Applicant and/or Developer or their representative shall
request a walk-through with the Engineering Construction Inspector before the start of
construction to verify existing conditions.
38. 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.
39. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
40. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance
of permits or recordation of maps.
41. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The
Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy-two
(72) hours in advance of all the proposed changes. Any approved changes shall be
incorporated into the final “as-built” plans.
42. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California and submitted to the Town Engineer for
review and approval. Additionally, any post-project traffic or parking counts, or other
studies imposed by the Planning Commission or Town Council shall be funded by the
Owner, Applicant and/or Developer.
43. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: All grading
work taking place with this application and related applications/projects within a two year
time period are considered eligible for the grading permit process and will be counted
toward the quantities used in determining grading permit requirements. In the event that,
during the production of construction drawings and/or during construction of the plans
approved with this application by the Town of Los Gatos, it is determined that a grading
permit would be required as described in Chapter 12, Article II (Grading Permit) of the
Town Code of the Town of Los Gatos, an Architecture and Site Application would need to
be submitted by the Owner for review and approval by the Development Review
Committee prior to applying for a grading permit.
44. GRADING: Any grading work, cut/fill, earthwork or combination thereof (completed or
proposed on submitted plans) on the parcel over the upcoming two-year period are
combined with regards to grading permit thresholds. This also applies to adjacent parcels
with identical owners, applicants and or developers.
45. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work
unlawfully completed shall be charged double the current fee. As a result, the required
grading permit fees associated with an application for grading will be charged accordingly.
46. 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. For sites
greater than four (4) acres in area:
a. Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles
(dirt, sand, etc.).
b. Limit traffic speeds on unpaved roads to fifteen (15) miles per hour.
c. Install sandbags or other erosion control measures to prevent silt runoff to public
roadways.
d. Replant vegetation in disturbed areas as quickly as possible.
e. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas
(previously graded areas inactive for ten days or more).
47. 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.
48. 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.
49. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
50. 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’s
representative in charge shall be at the job site during all working hours. Failure to
maintain the public right-of-way according to this condition may result in penalties and/or
the Town performing the required maintenance at the Owner’s expense
51. 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.
52. CONSTRUCTION HOURS: All improvements and 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 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays.
The Town may authorize, on a case-by-case basis, alternate construction hours. The
Owner, Applicant and/or Developer shall provide written notice twenty-four (24) hours in
advance of modified construction hours. Approval of this request is at discretion of the
Town.
53. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00
a.m. to 4:00 p.m. Saturdays, construction, alteration or repair activities shall be allowed.
No individual piece of equipment shall produce a noise level exceeding eighty-five (85)
dBA at twenty-five (25) feet from the source. If the device is located within a structure on
the property, the measurement shall be made at distances as close to twenty-five (25)
feet from the device as possible. The noise level at any point outside of the property
plane shall not exceed eighty-five (85) dBA.
54. 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, Applicant and/or Developer, setup a pre-construction meeting
with Eric Christianson, Senior Public Works Inspector echristianson@losgatosca.gov (408)
354-6824 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.
55. 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.
56. FOR PLANTERS: The Owner, Applicant and/or Developer shall apply for an encroachment
permit for the proposed planters within the public sidewalk and/or Town’s right-of-
way. The Owner, Applicant and/or Developer shall work with Parks and Public Works
Department staff to arrive at a mutually agreeable solution that addresses safety and
aesthetic issues. If no solution is reached, the vegetative screening requirement shall be
waived. A Private Improvements in the Public Right-of-Way (formerly Indemnity)
Agreement will be required if planters are proposed to be located within the Town’s right-
of-way. A copy of the recorded agreement shall be submitted to the Engineering Division
of the Parks and Public Works Department prior to the issuance of any grading or building
permits.
57. SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and/or
sidewalk requires an encroachment permit. Special provisions such as limitations on
works hours, protective enclosures, or other means to facilitate public access in a safe
manner may be required.
58. DRIVEWAY: The driveway conform to existing pavement shall be constructed in a manner
such that the existing drainage patterns will not be obstructed. The Owner, Applicant
and/or Developer shall install a 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.
59. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to
the issuance of a building permit. An arborist report may be necessary. Please contact
Tammy Robnett-Illges, Engineering Administrative Assistant trobnett-
illges@losgatosca.gov (408) 399-5771 for more information.
60. PROXIMITY OF RETAINING WALLS TO ADJACENT BUILDINGS: Prior to the issuance of a
grading or building permit, structural details for the proposed retaining walls located
immediately adjacent to or in the immediate vicinity of existing buildings on adjoining lots
shall be submitted confirming that said walls will not negatively affect the structural
integrity of these buildings.
61. GEOTECHNICAL/GEOLOGICAL RECOMMENDATIONS: The project shall incorporate the
geotechnical/geological recommendations contained in the project’s design-level
geotechnical/geological investigation as prepared by the Owner’s engineer(s), and any
subsequently required report or addendum. Subsequent reports or addendum are
subject to peer review by the Town’s consultant and costs shall be borne by the Owner,
Applicant and/or Developer.
62. UTILITIES: The Owner, Applicant and/or Developer shall install all new, relocated, or
temporarily removed utility services, including telephone, electric power and all other
communications lines underground, as required by Town Code Section 27.50.015(b). All
new utility services shall be placed underground. Underground conduit shall be provided
for cable television service. The Owner, Applicant and/or Developer is required to 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.
63. TRENCHING MORATORIUM: Trenching within a newly paved street will be allowed subject
to the following requirements:
a. The Town standard “T” trench detail shall be used.
b. A Town-approved colored controlled density backfill shall be used.
c. All necessary utility trenches and related pavement cuts shall be consolidated to
minimize the impacted area of the roadway.
d. The total asphalt thickness shall be a minimum of three (3) inches, meet Town
standards, or shall match the existing thickness, whichever is greater. The final lift
shall be 1.5-inches of one-half (½) inch medium asphalt. The initial lift(s) shall be of
three-quarter (¾) inch medium asphalt.
e. The Contractor shall schedule a pre-paving meeting with the Town Engineering
Construction Inspector the day the paving is to take place.
f. A slurry seal topping may be required by the construction inspector depending their
assessment of the quality of the trench paving. If required, the slurry seal shall extend
the full width of the street and shall extend five (5) feet beyond the longitudinal limits
of trenching. Slurry seal materials shall be approved by the Town Engineering
Construction Inspector prior to placement. Black sand may be required in the slurry
mix. All existing striping and pavement markings shall be replaced upon completion of
slurry seal operations. All pavement restorations shall be completed and approved by
the Inspector before occupancy.
64. SIDEWALK REPAIR: The Owner, Applicant and/or Developer shall repair and replace to
existing Town standards any sidewalk damaged now or during construction of this project.
All new and existing adjacent infrastructure must meet current ADA standards. Sidewalk
repair shall match existing color, texture and design, and shall be constructed per Town
Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any
concrete identified that is displaying a stamp or equal shall be removed and replaced at
the Contractor’s sole expense and no additional compensation shall be allowed therefore.
The limits of sidewalk repair will be determined by the Engineering Construction Inspector
during the construction phase of the project. The improvements must be completed and
accepted by the Town before a Certificate of Occupancy for any new building can be
issued.
65. CURB AND GUTTER REPAIR: The Owner, Applicant and/or Developer shall repair and
replace to existing Town standards any curb and gutter damaged now or during
construction of this project. All new and existing adjacent infrastructure must meet Town
standards. New curb and gutter shall be constructed per Town Standard Details. New
concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is
displaying a stamp or equal shall be removed and replaced at the Contractor’s sole
expense and no additional compensation shall be allowed therefore. The limits of curb
and 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.
66. VALLEY GUTTER REPAIR: The Owner/Applicant shall repair and replace to existing Town
standards any valley gutter damaged now or during construction of this project. All new
and existing adjacent infrastructure must meet Town standards. New valley gutter shall
be constructed per Town Standard Details. New concrete shall be free of stamps, logos,
names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be
removed and replaced at the Contractor’s sole expense and no additional compensation
shall be allowed therefore. The limits of valley gutter repair will be determined by the
Engineering Construction Inspector during the construction phase of the project. The
improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
67. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor’s property will
need to be removed and replaced to the correct location of the boundary lines before a
Certificate of Occupancy for any new building can be issued. Waiver of this condition will
require signed and notarized letters from all affected neighbors.
68. 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.
69. 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, Traffic Control Plan, Project Schedule, site
security fencing, employee parking, construction staging area, materials storage area(s),
construction trailer(s), concrete washout(s) and proposed outhouse locations. Please
refer to the Town’s Construction Management Plan Guidelines document for additional
information.
70. BEST MANAGEMENT PRACTICES (BMPs): The Owner, Applicant and/or Developer 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.
71. 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.
72. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant
emissions, the following the Bay Area Air Quality Management District (BAAQMD)-
recommended basic construction measures shall be included in the project’s grading plan,
building plans, and contract specifications:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day, or otherwise kept dust-
free.
b. All haul trucks designated for removal of excavated soil and demolition debris from
site shall be staged off-site until materials are ready for immediate loading and
removal from site.
c. All haul trucks transporting soil, sand, debris, or other loose material off-site shall be
covered.
d. As practicable, all haul trucks and other large construction equipment shall be staged
in areas away from the adjacent residential homes.
e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day, or as deemed appropriate by
Town Engineer. The use of dry power sweeping is prohibited. An on-site track-out
control device is also recommended to minimize mud and dirt-track-out onto adjacent
public roads.
f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour.
g. All driveways and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil
binders are used.
h. Post a publicly visible sign with the telephone number and person to contact at the
lead agency regarding dust complaints. This person shall respond and take corrective
action within forty-eight (48) hours. The Air District’s phone number shall also be
visible to ensure compliance with applicable regulations. Please provide the
BAAQMD’s complaint number on the sign: 24-hour toll-free hotline at 1-800-334-
ODOR (6367).
i. All excavation, grading, and/or demolition activities shall be suspended when average
wind speeds exceed twenty (20) miles per hour.
j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in
disturbed areas as soon as possible and watered appropriately until vegetation is
established.
73. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. Any storm drain inlets (public or private) directly connected to
public storm system shall be stenciled/signed with appropriate “NO DUMPING - Flows to
Bay” NPDES required language. On-site drainage systems for all projects shall include one
of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit.
These include storm water reuse via cisterns or rain barrels, directing runoff from
impervious surfaces to vegetated areas and use of permeable surfaces. No improvements
shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope
property.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
74. GENERAL: Review of this Developmental proposal is limited to acceptability of site access,
water supply and may include specific additional requirements as they pertain to fire
department operations, and shall not be construed as a substitute for formal plan review
to determine compliance with adopted model codes. Prior to performing any work, the
applicant shall make application to, and receive from, the Building Department all
applicable construction permits.
75. 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 2,
Articles 1-5, § 1273.08.
76. PRC 4290: This project deems compliance with the PRC 4290 requirements.
77. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet A-1) 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. Sprinkler required for bath main house and garage.
78. REQUIRED FIRE FLOW: (Letter received) The minimum require fireflow for this project is
500 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes
installation of automatic fire sprinklers per CFC [903.3.1.3].
79. 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.
80. 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.
81. 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.
Thornberry
176 Loma alta avenue
LOS GATOS, CA 95030
pAGE 1 OF 4
project description and justification
existing conditions
the parcel is non-conforming, zoning is r 1-8. frontage = 37'-9"
(60'-0" is required)
parcel area = 7,435 sf (8,000 sf is required)
the parcel is of narrow width and gently sloping down from
loma alta to an alley at its rear.
the existing home is non-historic, of a non-descript style with
numerous modifications that do not meet modern codes -
especially those of energy consumption - single glazed
aluminum framed windows, no insulation, etc...the owners do not
wish to retain the structure.
There are two large neighbor redwood trees adjacent
to left side of subject parcel that the proposed design
seeks to preserve by setting the basement further
downhill, away from the trees, per firestone's arborist
report.
proposed design
the new home is of a Victorian style, wholly compatible with
the immediate neighborhood styles. Specifically, this is of an
Italianate Victorian style - Italianates are almost always two
stories with narrow vertical massing - which suits this
unusually narrow site perfectly. Consulting architect
concurs.
ground floor area to upper floor area ratio: Ground floor area = 1,684.5 sf = 58%
Upper floor area = 1,212.5 sf = 42%
the whole of the basement meets the depth
requirements to be considered below grade space.
from the projects inception, we have worked closely with staff,
reviewing the design concept and were met with positive input.
EXHIBIT 4
Thornberry
176 Loma alta avenue
LOS GATOS, CA 95030
pAGE 2 OF 4
below grade/basement exception
we are seeking an exception to the basement requirement
to be located SOLELY under the conditioned living area
above it. we would like to locate the basement under a
portion of the conditioned main floor living level and the
remaining portion of the basement under the rear roof
covered veranda porch, to be in best compliance with
firestone's arborist report. The town peer reviewed
arborist is in agreement.
mature neighboring redwoods
longitudinal section
designed to be set away from the neighboring redwoods, it should
not have any detrimental effects on the trees. with the proposed
design, there will be less excavation and grading because the
basement is located downhill as the grade naturally slopes down.
this results in the basement being smaller than if under the entire
main floor.
This design does not contribute in any way to the buildings
massing and bulk.
Thornberry
176 Loma alta avenue
LOS GATOS, CA 95030
pAGE 3 OF 4
side yard setbacks
due to the severe non-conforming narrowness of
the site, we are asking for reduced side yard setbacks – see
site and floor plans for dimensions.
this is to keep consistent window width sizes which is a
characteristic of Victorian Italianates. this setback request
is consistent with the immediate neighbors and in particular
with the two homes on either side -
172 has a 4'-9" sysb
178 has a 5'-0" sysb
In addition, many neighboring homes have
non-conforming side yard setbacks - as little
as 3’-0”: 185, 179, 116, 172, 178, 180 - reference the
neighborhood plan sheet a1.1. THIS REQUEST IS
CONSISTENT WITH NEIGHBORHOOD CONDITIONS.
front yard setbacks
the proposed design meets the allowed setback requirement
when averaging the neighbors on either side. The front porch
setback has been increased 1’-6” per consulting architect
recommendation.
floor area request
the home will have neither the largest above grade floor
area or f.a.r.
* 179 loma alta = 2,919 sf f.a.r. = .39
* 177 Loma alta = 3,018 sf F.A.R. = .45
* (per county records)
(P) above grade floor area = 2,897 SF F.A.R. = .39
Total floor area w/ BELOW GRADE bsmt = 3,418 sf f.a.r. = .46
Thornberry
176 Loma alta avenue
Los gatos, ca 95030
pAGE 4 OF 4
upper bedroom terrace
this terrace does not affect neighbor privacy as it is part of a
bedroom suite only. the home next door at
176 has similar upper level and main level terraces.
also, 180 and 188 possess terraces - therefore, this
design is consistent with the neighborhood.
garage
the garage will be accessible from the alley and be
of a detached design. its area is within the allowable area limits.
Setbacks have been reduced due to the non-conformity of the
parcels width and area and is CONSISTENT with neighboring garage
conditions.
Lightwell
Due to the non-conforming narrowness of the site, the lightwell on
the homes easterly has been designed to provide light, egress and
pedestrian passage between
the homes front and rear yards. This same concept/design has been
previously approved by the planning commission at 509 bachman
and 118 olive –
both non-conforming parcels such as this.
NEIGHBOR SUPPORT
WE HAVE RECEIVED POSITIVE SUPPORT FROM THE FOLLOWING NEIGHBORS:
177 LOMA ALTA AVENUE
172 LOMA ALTA AVENUE
180 LOMA ALTA AVENUE
162 lOMA ALTA AVENUE
187 LOMA ALTA AVENUE
325 JOHNSON AVENUE
175 LOMA ALTA AVENUE
227 LOMA ALTA AVENUE
179 LOMA ALTA AVENUE
222 VISTA DEL MONTE
54 LOS GATOS BLVD
216 LOMA ALTA AVENUE
Trim ColorRoof Color
Window Sash Color
176 Loma Alta Avenue
Architect: Jay Plett 16 Lyndon Avenue #202, Los Gatos, CA 95030
Body Color
Lap Siding - size TBD
Accent Stone
Material and color board
EXHIBIT 5
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August 20, 2024
Ms. Maria Chavarin
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 176 Loma Alta Avenue
Dear Maria:
I reviewed the drawings and evaluated the neighborhood context. My comments and recommendations on
the design are as follows:
NEIGHBORHOOD CONTEXT
The site is located in an older established neighborhood of traditional style homes with a mix on one and to
story structures.. Photos of the site and existing home on the site are shown on the following page.
EXHIBIT 6
15 Hollywood Avenue
Design Review Comments
May 30, 2024 Page 2
THE SITE House immediately across Loma Alta Avenue
House to the immediate left House to the immediate right
Nearby house to the left Nearby house to the right
Nearby house across Loma Alta Avenue Nearby house across Loma Alta Avenue
15 Hollywood Avenue
Design Review Comments
May 30, 2024 Page 3
PROPOSED PROJECT
Proposed Rear Elevation
Proposed Left Side Elevation
Proposed Right Side Elevation
Proposed Front Elevation
15 Hollywood Avenue
Design Review Comments
May 30, 2024 Page 4
ISSUES AND CONCERNS
The proposed home is designed in an Italianate Victorian architectural style. While a bit unusual to see this
style replicated today, it does not seem that it would be out of place in this neighborhood of eclectic archi-
tectural style homes. However, the two story front facade eave line is taller than the predominant building
massing in its adjacent neighborhood, There are other second floor eaves of similar height nearby but they
generally have gable ends facing the street rather than full width eaves. As mitigation the front facade would
be broken by the proposed full width front porch.
If staff is comfortable with this front facade massing difference, I have only a couple of concerns with the
proposed details.
1. The gabled entry porch extension is much larger than is typical for this architectural style.
15 Hollywood Avenue
Design Review Comments
May 30, 2024 Page 5
2. The rear porch beam span is quite long for this architectural style.
3. The rear elevation metal roof is isolated and would not be consistent with the proposed architectural
style.
RECOMMENDATIONS
1. Eliminate the projecting entry gable in favor of a simple flat front porch eave line as is typical for this
architectural style.
2. Add columns on the rear porch.
3. Eliminate the rear facade metal roofing in favor of using the same roofing as shown for the rest of the
house.
15 Hollywood Avenue
Design Review Comments
May 30, 2024 Page 6
The streetscape comparison with the proposed change to the front facade is shown below.
Maria, please let me know if you have any questions or if there are any issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
JA/FLEET
THORNBERRY
176 LOMA ALTA AVENUE
LOS GATOS, CA 95030
CONSULTING ARCHITECT RESPONSE:
FRONT ENTRY GABLE
THE GABLE PROPOSED AT THE ENTRY IS AN
APPROPRIATE ITALIANATE FEATURE WE WOULD LIKE TO RETAIN. SEE ATTACHED PHOTOS OF EXAMPLES.
HOWEVER, CONSULTING ARCHITECT SUGGESTED THE PORCH SHOULD BE SETBACK FARTHER, WHICH WE HAVE
INCORPORATED INTO OUR DESIGN. REFER TO BUILDING ELEVATIONS.
REAR POSTS
OUR DESIGN HAS INCORPORATED THE USE OF DOUBLE COLUMNS AT THE REAR VERANDA, IN LIEU OF SINGLE COLUMNS AS SUGGESTED. WE BELIEVE THE USE OF DOUBLE COLUMNS PROVIDES APPROPRIATE SUPPORT MASSING FOR THE STYLE.
EXHIBIT 7
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EXHIBIT 8
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BO FIRESTONE TREES & GARDENS
2150 LACEY DR., MILPITAS, CA 95035
E: BUSARA@BOFIRESTONE.COM C: (408) 497-7158
WWW.BOFIRESTONE.COM
BUSARA FIRESTONE KAITLYN MEYER ON STAFF
#WE-8525B #WE-14992A
ARBORIST REPORT
TREE PROTECTION - BUILDING PROJECT
JULY 18, 2024
PREPARED FOR:
JESSICA AND BLAKE THORNBERRY
PROJECT ADDRESS:
176 LOMA ALTA AVE • LOS GATOS • 95030
EXHIBIT 9
176 Loma Alta Ave. • Thornberry Residence • 07/18/24
ARBORIST REPORT
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Contents
Introduction .................................................................................................................................... 1
ARBORIST ASSIGNMENT .............................................................................................................. 1
USES OF THIS REPORT ................................................................................................................. 2
LIMITATIONS ................................................................................................................................ 2
Deposit, Replacement Requirements ............................................................................................. 3
ARBORIST DEPOSIT ...................................................................................................................... 3
REQUESTED TREE REMOVALS ..................................................................................................... 3
REPLACEMENT TREES .................................................................................................................. 3
Impacts on Protected Trees ............................................................................................................ 4
TREE INVENTORY ......................................................................................................................... 4
IMPACTS OF PROPOSED WORK ................................................................................................... 4
Tree Protection Recommendations ................................................................................................ 6
PRE-CONSTRUCTION ................................................................................................................... 6
Prune Branches ....................................................................................................................... 6
Establish Tree Protection Zones (TPZ) .................................................................................... 6
TPZ Locations: ......................................................................................................................... 6
Los Gatos Tree Protection Fencing Requirements: ................................................................ 8
Prevent Root Damage ............................................................................................................. 9
DURING CONSTRUCTION ........................................................................................................... 10
Special Tree Protection Measures - Trees #74, 76 - #78, and #85 ....................................... 10
Root Pruning ......................................................................................................................... 11
Irrigation................................................................................................................................ 11
Arborist Supervision .............................................................................................................. 11
POST-CONSTRUCTION ............................................................................................................... 12
Continued Tree Care ............................................................................................................. 12
176 Loma Alta Ave. • Thornberry Residence • 07/18/24
ARBORIST REPORT
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Post-Construction Monitoring .............................................................................................. 12
Conclusion ..................................................................................................................................... 13
Glossary ......................................................................................................................................... 14
Sources .......................................................................................................................................... 17
CERTIFICATE OF APPRAISAL………………………………….………………………………………………………………….18
TREE INVENTORY (TABLE)……………………… ……………………………………………………….………………………19
APPRAISAL SUMMARY….………………………………………………………………………..………………….……….…..20
TREE PROTECTION ZONE MAP..…………………………………..……….……………………..…………………………..21
176 Loma Alta Ave. • Thornberry Residence • 07/18/24
ARBORIST REPORT
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Introduction
ARBORIST ASSIGNMENT
On April 30th, 2024, at the request of the architect, I agreed to write an Arborist Report for the
building project at 176 Loma Alta Avenue. We were consulted during the planning phase of
the project and required they meet a 6x DBH minimum proposed basement setback from the
recovering neighboring redwood trees (Sequoia sempervirens) to retain them. The design has
placed the basement in accordance with our recommendations as illustrated on sheet A1.
After my visit to the site and review of the site plans, it was my understanding that the existing
home was to be demolished. A new, two-story home with basement was to be built in its
place. A detached garage was also planned behind the home. The assessments in this report
were based off review of the following:
• Topographic Survey by Alpha Land Surveys, Inc. (dated 9/14/2023)
• Plan Set A-1 – A-6 by Jay Plett Architect (received 07/12/2024)
o Including Site Plan, Floor Plan, and Elevations
• Civil Plans C1.1 – C4.1 by C2G / Civil Consultants Group (dated 06/18/2024)
o Including Site Plan, Demolition Plan, Erosion Control Plan, and Details
I identified 10 Protected trees for inclusion in this report. No trees were requested for removal
as part of the project.
Observations and recommendations made in this report relate to the tree protection and
preservation mandates outlined in the Town of Los Gatos Tree Protection Requirements for
Planning Applications (published 7/1/17 by the Community Development Department). As
required, I have included appraisals for all protected trees potentially affected by development
activities.
176 Loma Alta Ave. • Thornberry Residence • 07/18/24
ARBORIST REPORT
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USES OF THIS REPORT
This report was written to serve as a resource for the property owner, designer, and builder. I
have provided instructions for protecting trees before, during, and after construction. You will
also find information on Town requirements as outlined in Town of Los Gatos Tree Protection
Requirements for Planning Applications (published 7/1/17 by the Community Development
Department).
Per the Town’s Tree Regulations, the inventory, pruning specifications and tree protection
zone details outlined in this report are to be copied onto a plan sheet to become part of the
final plan set, then to serve as the project’s Tree Preservation Plan, and titled as such.
LIMITATIONS
Trees assessed were limited to the scope of work identified in the assignment. I have estimated
the trunk diameters of trees with barriers to access or visibility (such as those on neighboring
parcels or behind debris). Although general structure and health were assessed, formal Tree
Risk Assessments were not conducted unless specified. Disease diagnostic work was not
conducted unless specified. All assessments were the result of ground-based, visual
inspections. No excavation or aerial inspections were performed. Recommendations beyond
those related to the proposed construction were not within the scope of work.
My tree impact and preservation assessments were based on information provided in the plans
I have reviewed to date, and conversations with the involved parties. I assumed that the
guidelines and setbacks recommended in this report would be followed. Assessments,
conclusions, and opinions shared in this report are not a guarantee of any specific outcome. If
additional information (such as engineering or landscape plans) is provided for my review,
these assessments would be subject to change.
176 Loma Alta Ave. • Thornberry Residence • 07/18/24
ARBORIST REPORT
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Deposit, Replacement Requirements
ARBORIST DEPOSIT
An arborist deposit account must be set up with the Planning Department to fund the peer
review of this report. Following completion of the project, any funds remaining in the account
will be refunded.
REQUESTED TREE REMOVALS
No trees were requested for removal as part of the project.
REPLACEMENT TREES
Trees approved for removal as part of this project must be replaced prior to final inspection by
the Building Division. The Town Planning Department will determine the number and size of
required replacement trees. Any tree on site protected by Town Code would require
replacement according to its appraised value if it is damaged beyond repair as a result of
grading, excavation or construction activities
The Town of Los Gatos strongly encourages replacement with native species. Most fruit and nut
trees, palm trees, or “nuisance” species (see section 29.10.0970(2) of the Town Code) are
generally not considered suitable replacement trees. Replacement requirements in the
Hillsides shall comply with the Hillside Development Standards and Guidelines Appendix A and
section 29.10.0987 Special Provisions—Hillsides.
If a tree or trees cannot be reasonably replanted on the subject property, the Town of Los
Gatos may approve a full or partial in-lieu fee payment. Where the payment of in-lieu fees is
approved, permits will not be issued until all in-lieu fees are paid in full. In-lieu fees would be
determined the Planning Director.
176 Loma Alta Ave. • Thornberry Residence • 07/18/24
ARBORIST REPORT
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Appraised values for all trees were calculated using the “Trunk Formula Method” as outlined in
the Council of Tree and landscape Appraisers-Guide for Plant Appraisal, 10th Edition and
supplemented with the Western Chapter ISA- Species Classification and Group Assignment
Regional Supplement.
Impacts on Protected Trees
TREE INVENTORY
This tree preservation plan includes an attached inventory of all “protected trees” with
canopies within 30 feet of the work area, which included the path of ingress and egress.
A protected tree in Los Gatos for zoning approvals included most species measuring four inches
(4”) or greater in diameter at breast height (DBH) as defined by Town Code, Division 2. Certain
native trees, such as oaks over 24 inches in diameter qualify as “large protected” trees. All
other species over 48 inches qualify as “large protected.” Fruit are nut trees less than 18 inches
are exempt from protection, as are certain nuisance species (refer to Town Code Sec.
29.10.0960).
The Tree Inventory table in this report includes each tree’s number (as shown on the TPZ map
and as tagged in the field), measurements, condition, level of impact (due to proximity to
work), tolerance to construction, and overall suitability for retainment. The inventory also
includes the appraised cost of each tree using the Trunk Formula Technique.
IMPACTS OF PROPOSED WORK
After review of the site plans, it was my understanding that the existing home was to be
demolished. A new, two-story home with basement was to be built in its place. The foundation
of the first floor of the house was to be piers with beams above grade. A detached garage was
also planned behind the home. A storm drain was also planned around the perimeter of the
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ARBORIST REPORT
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property. Anticipated impacts of the trees around the building site ranged from “very low” to
“moderate” depending on the resilience of the tree and its proximity to the work. Anticipated
impacts to trees were as follows:
• Tree #74 (15.5” southern magnolia, Magnolia grandiflora Street tree): This Street tree
would be anticipated to be “moderately” impacted by the proposed front walkway to
the house. Please see “Special Tree Protection Measures” section of this report for
guidelines on working within 6x DBH of this tree.
• Tree #75 (neighboring cherry laurel, Prunus laurocerasus), Tree #87 (neighboring olive,
Olea euorpaea), Tree #88 (neighboring coast live oak, Quercus agrifolia), and Tree #89
(Chinese pistache, Pistacia chinensis Street tree): These neighboring and Street trees
would be expected to incur “low” impacts from the proposed work (no more than 10%
root loss).
• Tree #76 (20” neighboring Chinese elm, Ulmus parvifolia): This neighboring tree would
be expected to incur a “moderate” impact from the proposed storm drain and house
(10% - 25% root loss). Please see “Special Tree Protection Measures” section of this
report for guidelines on working within 6x DBH of this tree.
• Trees #77 and #78 (neighboring redwoods): These trees would be expected to incur a
“moderate” impact (10% - 25% root loss) from the pier foundation for the first floor and
basement cut. Please see “Special Tree Protection Measures” section of this report for
guidelines on working within 6x DBH of this tree.
• Tree #85 (26” neighboring redwood): This neighboring tree would be expected to
sustain “moderate” impacts from the excavation for the proposed garage (10% - 25%
root loss). Please see “Special Tree Protection Measures” section of this report for
guidelines on working within 6x DBH of this tree.
• Trees #86 (4” purple-leaf plum, Prunus cerasifera): This tree would not be expected to
be impacted by the project (0% - 5% root loss). It would only need to be protected from
materials storage and movement throughout the site.
176 Loma Alta Ave. • Thornberry Residence • 07/18/24
ARBORIST REPORT
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The anticipated impact of construction due to proximity to work was summarized using a rating
system on the Tree Inventory (see Glossary for definitions of ratings). General species
tolerance to construction, and condition of the trees (health, form, and structure), was also
noted on the Inventory. These factors, as well as tree age, soil characteristics, and species
desirability, all factored into an individual tree’s suitability rating, as summarized on the
Inventory. Suitability of trees to be retained was rated as “high,” “moderate,” or “low.”
Tree Protection Recommendations
PRE-CONSTRUCTION
Prune Branches
I recommend that each tree that is designated to remain shall be pruned as necessary to
provide clearance for development, while maintaining a natural appearance. All tree pruning
(or removal) activities shall be performed prior to the beginning of any demolition or
development.
Pruning should be specified in writing adhering to ANSI A300 Pruning Standards and performed
according to Best Management Practices endorsed by the International Society of
Arboriculture. Pruning must be performed by a licensed and insured tree contractor and
supervised by an ISA-certified arborist or an ASCA-Registered Consulting Arborist.
Establish Tree Protection Zones (TPZ)
TPZ Locations:
Tree protection zones (TPZ) are areas of a temporary fenced tree enclosures that restrict
activity during construction. They are established and inspected prior to the start of work. No
soil disturbance is permitted unless approved and supervised by the Project Arborist. The
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recommended tree protection zones (TPZ) were shown on the attached map. See attachment
titled “TPZ I” for a diagram of generic, best-practice TPZ fencing specifications. If TPZ fencing is
not practical due to proximity to work, TPZ trunk wrap may be approved instead (see attached
specification if applicable).
Please see attached “TPZ Map” for recommended fencing locations. Recommended
protection for trees is as follows:
• Tree #74 (15.5” southern magnolia Street tree): Establish standard TPZ fencing radius
to 15 feet or the greatest extent possible as limited by the planting strip. Place fence
posts into the ground along the existing hardscape.
• Trees #75 and #76 (neighboring cherry laurel and elm): These neighboring trees may
be protected as a group within the same perimeter. Establish standard TPZ fencing
along the property line to 20 feet, or to the greatest extent possible as limited by the
work.
• Trees #77 and #78 (neighboring redwoods): Establish standard TPZ fencing with a
radius of 25 feet, or to the greatest extent possible as limited by the proposed work. TPZ
fencing may need to be adjusted during the demolition of the driveway. Restore TPZ
fencing to original location promptly upon completion.
• Trees #85 and #87 (neighboring redwood and olive): These neighboring trees would be
protected adequately by the existing wooden fence at the property line. Due to the
location of the work, an additional chain link fence at this location would not be
practical.
• Tree #86 (4” purple-leaf plum, Prunus cerasifera): Establish standard TPZ fencing with
a radius of 5 feet.
• Tree #89 (8.5” Chinese pistache Street tree): Establish standard TPZ fencing radius to
10 feet or the greatest extent possible as limited by the planting strip. Place fence posts
into the ground along the existing hardscape.
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Los Gatos Tree Protection Fencing Requirements:
Sec. 29.10.1005 - Protection of trees during construction.
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.
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.
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2. Prohibit all construction activities within the TPZ, including but not limited to:
excavation, grading, drainage and leveling within the dripline of the tree unless
approved by the Director.
3. Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials
within the dripline of or in drainage channels, swales or areas that may lead to the
dripline of a protected tree.
4. Prohibit the attachment of wires, signs or ropes to any protected tree.
5. Design utility services and irrigation lines to be located outside of the dripline when
feasible.
6. Retain the services of a certified or consulting arborist who shall serve as the project
arborist for periodic monitoring of the project site and the health of those trees to be
preserved. The project arborist shall be present whenever activities occur which may
pose a potential threat to the health of the trees to be preserved and shall document
all site visits.
7. The Director and project arborist shall be notified of any damage that occurs to a
protected tree during construction so that proper treatment may be administered.
Prevent Root Damage
Anywhere workers and vehicles will be traveling over bare ground within fifteen feet of a
tree’s dripline should have material applied over the ground to disperse the load. This may
be done by applying a six to 12-inch layer of wood chip mulch to the area. As an alternative
method that would not require mulch removal, the contractor could place plywood (>3/4-inch-
thick) or road mats over a four-inch layer of mulch. Mulch should be spread manually so as not
cause compaction or damage.
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DURING CONSTRUCTION
Special Tree Protection Measures - Trees #74, 76 - #78, and #85
1) Demolition of existing hardscape (Trees #77 and #78) should be performed in a manner
that avoids tearing roots: Using the smallest effective machinery, break up pieces of the
concrete and lift pieces up and away from trees. Cut roots embedded in paving rather
than tearing them (see instructions on root cuts).
2) Excavation guidelines for installation of drilled footings/piers (porch and foundation) –
Trees #77 and #78: When excavating or boring underneath the canopy, or within 18
feet of the trunk of Tree #77 and 12 feet of Tree #78, use hand tools within the top 36”
of the soil leaving woody roots undamaged. Under the supervision of the Project
Arborist or Town Arborist, roots encountered should be cut cleanly with a sharp, clean
sawblade perpendicular to the direction of growth (a “square cut”). The cut should be
made where the bark of the root is undamaged and intact. If roots of over two inches
(2”) are found, the Project Arborist may recommend moving the location of the footing.
3) Excavation guidelines for installation of underground drainage feature (Tree #76): Do
not trench within 10 feet of Tree #76 if possible. Consider using boring (tunneling)
machines set up outside the dripline of the tree. If trenching is necessary, use hand
tools or vacuum soil extraction in the top 36 inches of soil. Leave woody roots of one
inch or larger undamaged with bark intact. The pipes can then be pushed through the
trench or tunnel, beneath the roots. Gravel may be filled around live roots. Most roots
are found within the top 24 inches of soil.
4) Hardscaping (walkway) – Tree #74: When excavating within eight feet (8’) of this tree,
use hand tools. Leave roots encountered undisturbed if possible. Excavation depth for
installation of new landscape materials within 8 feet of tree should be no more than
four inches (4”) into existing soil grade. Do not compact native soil under paving
materials. If roots must be cut, please see section titled “Root Pruning.” No paving
materials or any excavation or grading within three feet (3’) of trunks.
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PREPARED BY: BO FIRESTONE, ISA BOARD CERTIFIED MASTER ARBORIST #WE-8525B
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5) Excavation guidelines for installation of new foundation (Tree #85): Use hand tools
only when excavating within 13 feet of the trunk of this tree within the top 36 inches of
soil depth. If roots of one-inch diameter or larger must be cut, they should be cut
cleanly with a sharp, clean sawblade perpendicular to the direction of growth (a “square
cut”). The cut should be made where the bark of the root is undamaged and intact.
Root pruning should be supervised by the Project Arborist.
Root Pruning
Roots often extend farther beyond the tree than people realize. Even outside of the fencing
protecting the critical root zone, there are roots that are important to the wellbeing of the tree.
Builders may notice torn roots after digging or trenching. If this happens, exposed ends should
be cut cleanly.
However, the best way to cut roots is to cut them cleanly before they are torn by excavating
equipment. This way, roots may be exposed by gentle excavation methods and then cut
selectively. Alternatively, a tool specifically designed to cut roots may be used to cut through
the soil on the tree-side of the excavation line prior to digging so that roots are not torn. Any
root pruning must be supervised by the project arborist.
Irrigation
Water moderately and highly impacted trees during the construction phase (in this case, all
retained trees). As a rule of thumb, provide one to two inches per month. Water slowly so that
it penetrates 18 inches into the soil, to the depth of tree roots. For native oaks (#7 and #8), do
not water during the warm dry season (June – September) as this activates oak root fungus.
Instead, make sure that the soil is sufficiently insulated with mulch (where possible). Remember
that unsevered tree roots typically extend three to five times the distance of the canopy.
Arborist Supervision
According to Town Code 29.10.1025, “the Director and project arborist shall be notified of
any damage that occurs to a protected tree during construction so that proper treatment
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may be administered.” The project arborist will also be needed 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.”
POST-CONSTRUCTION
Ensure any mitigation measures to ensure long-term survival including but not
limited to:
Continued Tree Care
Provide adequate and appropriate irrigation. As a rule of thumb, provide 1- 2 inches of
water per month. Water slowly so that it penetrates 18 inches into the soil, to the depth of the
tree roots. Native oaks usually should not be provided supplemental water during the warm,
dry season (June – September) as this activates oak root fungus. Therefore, native oaks should
only be watered October – May when rain has been scarce.
Mulch insulates the soil, reduces weeds, reduces compaction, and promotes myriad benefits
to soil life and tree health. Apply four inches of wood chips (or other mulch) to the surface of
the soil around trees, extending at least to the dripline when possible. Take care not to pile
mulch against the trunk.
Do not fertilize unless a specific nutrient deficiency has been identified and a specific plan
prescribed by the project arborist (or a consulting arborist).
Post-Construction Monitoring
Monitor trees for changes in condition. Check trees at least once per month for the first year
post-construction. Expert monitoring should be done at least every 6 months or if trees show
signs of stress. Signs of stress include unseasonably sparse canopy, leaf drop, early fall color,
browning of needles, and shoot die-back. Stressed trees are also more vulnerable to certain
disease and pest infestations. Call the Project Arborist, or a consulting arborist if these, or
other concerning changes occur in tree health.
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Conclusion
The proposed home building project at 176 Loma Alta Ave. appeared to be a valuable upgrade
to the property. If the recommendations and protection measures in this report are followed,
all trees identified for preservation would be expected to survive.
If any of the property owners, project team, or City reviewers have questions on this report, or
require Project Arborist supervision or technical support, please do not hesitate to contact me at
(408) 497-7158 or busara@bofirestone.com.
Signed,
Busara (Bo) Firestone | ISA Board Certified Master Arborist #WE-8525B | ASCA Registered
Consulting Arborist RCA #758 | ISA Qualified Tree Risk Assessor | ASCA Tree and Plant Appraisal
Qualification | Member – American Society of Consulting Arborists | Wildlife-trained Arborist
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Glossary
AGE: Relative to tree lifespan; “Young” <1/3; “Mature" 1/3 - 2/3; “Overmature" >2/3
APPRAISAL RESULT: Replacement cost of a tree calculated using Trunk Formula Technique as
described in Guide of Plant Appraisal, 10th Edition, Second Printing published 2019 by
International Society of Arboriculture.
BASIC REPRODUCTION COST: Cost of replacing the cross-sectional area of the original tree by
purchasing new trees. Based on unit tree replacement costs as given in the in "Species
Classification and Group Assignment" published by The Western Chapter of the International
Society of Arboriculture, 2004. All replacements costs based on largest commonly available
tree size as 24" box with an average cost of $172.73.
CONDITION-Ground based visual assessment of structural and physiological well-being:
"Excellent" = 81 - 100%; Good health and structure with significant size, location, or
quality.
"Good" = 61-80%; Normal vigor, full canopy, no observable significant structural
defects, many years of service life remaining.
"Fair" = 41-60%; Reduced vigor, significant structural defect(s), and/or other significant
signs of stress
"Poor" = 21- 40%; In potentially irreversible decline, structure and aesthetics severely
compromised
"Very Poor" = 6-20%; Nearly dead, or high risk of failure, negative contribution to the
landscape
"Dead/Unstable" = 0 - 5%; No live canopy/buds or failure imminent
DBH / DSH: Diameter at 4.5' above grade.
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Mathematic DBH/DSH: diameter of multitrunked tree, mathematically derived from
the combined cross-sectional area of all trunks.
EXTERNAL LIMITATIONS: Subjective rating based on limitations to the growth and utility of the
tree imposed by factors beyond the site that are out of the control of the property owner.
(Example: laws or diseases prevalent in the area, climate change)
FUNCTIONAL LIMITATIONS: Subjective rating based on limitations to the growth and utility of
the tree imposed by the site. (Example: small planting site, overhead utilities)
HEIGHT: Height of tree from ground to top of canopy.
IDEAL TPZ RADIUS: Minimum recommended tree protection radius to ensure healthy, sound
trees. Based on species tolerance, age, and size (total combined stem area). Compromising
the radius in a specific area may be acceptable as per arborist approval.
IMPACT: Anticipated impact to an individual tree including……
SEVERE - In direct conflict, removal necessary if plans proceed (distance to root cuts/fill
within 3X DBH or root loss of > 30% anticipated).
HIGH – Work planned within 6X DBH and/or anticipated root loss of 20% – 30%.
Redesign to reduce impact should be explored and may be required by municipal
reviewer. Retainment may be possible with monitoring or alternative building methods.
Health and structure may worsen even if conditions for retainment are met.
MODERATE - Ideal TPZ encroached upon in limited areas. No work or very limited work
within 6X TPZ. Anticipated root loss of 10% - 25%. Special building guidelines may be
provided by Project Arborist. Although some symptoms of stress are possible, tree is
not likely to decline due to construction related activities.
LOW - Anticipated root loss of less than 10%. Minor or no encroachment on ideal TPZ.
Longevity uncompromised with standard protection.
VERY LOW - Ideal TPZ well exceeded. Potential impact only by ingress/egress.
Anticipated root loss of 0% - 5%. Longevity uncompromised.
NONE - No anticipated impact to roots, soil environment, or above-ground parts
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SPREAD: Distance between farthest branch tips.
SUITABILITY ASSESSMENT: An individual tree's suitability for preservation considering impacts,
condition, maturity, species tolerance, site characteristics, and species desirability. (HIGH,
MODERATE, or LOW)
TOLERANCE: General species tolerance to construction (GOOD, MODERATE, or POOR) as given
in Managing Trees During Construction, Second Edition, by International Society of
Arboriculture
TREE STATUS: "Protected "- when related to zoning approvals, most species, when the DBH is
four inches or more (includes dead trees and fallen trees). "Large protected trees" – any Oak,
California Buckeye, or Pacific Madrone, when the trunk DBH is 24 inches or more. Any other
species when the DBH is 48 inches or more. Fruit trees exempt unless over 18". I used the
mathematically derived diameter of total cross-sectional area of multi-trunk trees to determine
if they qualified.
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Sources
Fite, Kelby, and E. Thomas Smiley. Managing trees during construction, second edition.
Champaign, IL: International Society of Arboriculture, 2016. Print.
ISA. Guide for Plant Appraisal, tenth edition, second printing. Savoy, IL: International Society of
Arboriculture, 2019. Print.
ISA. Guide for Plant Appraisal, tenth edition. Savoy, IL: International Society of Arboriculture,
2019. Print.
ISA. Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement.
Western Chapter ISA.
Smiley, E. Thomas, Nelda Matheny, and Sharon Lilly. Best Management Practices: Tree Risk
Assessment: International Society of Arboriculture, 2011. Print.
pg. 18
BO FIRESTONE TREES & GARDENS
2150 LACEY DR., MILPITAS, CA 95035
E: BUSARA@BOFIRESTONE.COM C: (408) 497-7158
WWW.BOFIRESTONE.COM
BUSARA FIRESTONE KAITLYN MEYER ON STAFF #WE-8525B #WE-14992A
CERTIFICATE OF APPRAISAL
I, Busara Rea Firestone, CERTIFY to the best of my knowledge and belief:
1.That the statements of fact contained in this plant appraisal are true and correct.
2.That the appraisal analysis, opinions, and conclusion are limited only by the reported assumption
and limiting conditions, and that they are my personal, unbiased professional analysis, opinions, and
conclusions.
3.That I have no present or prospective interest in the plants that are the subject of this appraisal, and
that I have no personal interest or bias with respect to the parties involved.
4.That my compensation is not contingent upon a predetermined value or direction in value that
favors the cause of the client, the amount of the value estimate, the attainment of a stipulated
result, or the occurrence of a subsequent event.
5.That my analysis, opinions, and conclusions are developed, and this appraisal has been prepared, in
conformity with the Guide for Plant Appraisal (10th edition, 2000) authored by the Council of Tree
and Landscape Appraisers.
6.That the methods found in this appraisal are based on a request to determine the value of the plants
considering reasonable factors of plant appraisal.
7.That my appraisal is based on the information known to me at this time. If more information is
disclosed, I may have further opinions.
Signed,
Busara (Bo) Firestone
ISA Board-Certified Master Arborist #WE-8525B
07/18/2024
pg. 19
THORNBERRY PROPERTY 07/18/2024
TagNumber Common Name Botanical Name DBH(inches)
math.
DBH
(inches)
Height (feet)Spread(feet)Tree Status Condition Age Species Tolerance TPZ X FCTR Ideal TPZ Radius (ft) Impact Level SuitabilityRating Prescription Appraised Value
74 Southern Magnolia Magnolia grandiflora 15.5 15.5 20 20 Protected FAIR MATURE MODERATE 12 16 MODERATE MODERATE PRESERVE $3,910
75 Cherry Laurel Prunus laruocerasus 7, 6, 4.5 10 15 20 not protected FAIR MATURE MODERATE 12 10 LOW MODERATE PRESERVE $2,760
76 Chinese Elm Ulmus parvifolia 20 20 40 50 Protected GOOD MATURE MODERATE 12 20 MODERATE LOW PRESERVE $16,600
77 Coast Redwood Sequoia sempervirens est. 36 36 85 30 Protected POOR MATURE HIGH 8 24 MODERATE LOW PRESERVE $7,200
78 Coast Redwood Sequoia sempervirens est. 24 24 70 25 Protected POOR MATURE HIGH 8 16 MODERATE LOW PRESERVE $3,210
85 Coast Redwood Sequoia sempervirens est. 26 26 55 25 Protected GOOD MATURE HIGH 8 17 MODERATE HIGH PRESERVE $11,300
86 Purple-leaf Plum Prunus cerasifera 4 4 20 10 not protected GOOD MATURE MODERATE 12 4 VERY LOW HIGH PRESERVE $470
87 Olive Olea europaea est. 11, 7, (2)
5, 4, 3, 1 16 25 30 Protected GOOD MATURE MODERATE 12 16 LOW HIGH PRESERVE $7,900
88 Coast Live Oak Quercus agrifolia est. 36 36 40 40 Large Protected GOOD MATURE HIGH 8 24 LOW HIGH PRESERVE $36,200
89 Chinese Pistache Pistacia chinensis 8.5 8.5 25 20 not protected GOOD MATURE MODERATE 12 9 LOW HIGH PRESERVE $2,990
KEY:
#Neighboring or Town Street Tree TOTAL APPRAISED VALUE $92,540
VALUE OF TREES TO REMOVE $0
VALUE OF TREES TO REMAIN $92,540
TREE INVENTORY - 176 LOMA ALTA AVE., LOS GATOS
TREE IMPACT ASSESSMENT
Prepared by Busara FirestoneISA Board Certified Master Arborist #WE-8525BRCA #758
Thornberry Property 07/18/2024
No.Common Name Botanical Name DBH(inches)Crossectioinal Area (sq. in.)
Basic
Reproduction
Cost
Condition Rating Functional limitations Notes External Limitations Notes2 Appraisal Result
74 Southern Magnolia Magnolia grandiflora 15.5 189 $12,414 50%70%near pavement and
street 90%Street tree $3,910
75 Cherry Laurel Prunus laruocerasus 7, 6, 4.5 79 $8,766 50%70%near pavement 90%property line $2,760
76 Chinese Elm Ulmus parvifolia 20 314 $35,063 75%70%near house 90%property line $16,600
77 Coast Redwood Sequoia sempervirens est. 36 1018 $53,573 25%60%near driveway,
drought-sensitive 90%property line $7,200
78 Coast Redwood Sequoia sempervirens est. 24 452 $23,810 25%60%
near driveway and
fence, drought-sensitive
90%property line $3,210
85 Coast Redwood Sequoia sempervirens est. 26 531 $27,944 75%60%
near house, fence,
pavement, drought-
sensitive
90%property line $11,300
86 Purple-leaf Plum Prunus cerasifera 4 13 $1,403 75%50%short-lived species 90%property line $470
87 Olive Olea europaea est. 11, 7, (2)
5, 4, 3, 1 201 $13,228 75%80%near fence 100%none $7,900
88 Coast Live Oak Quercus agrifolia est. 36 1018 $66,966 75%80%minor limitatons 90%property line $36,200
89 Chinese Pistache Pistacia chinensis 8.5 57 $6,333 75%70%near pavement and
street 90%Street tree $2,990
TOTAL $92,540TERMS:
APPRAISAL SUMMARY - 176 Loma Alta Ave., Los Gatos 95030 pg. 20
DEPRECIATING FACTORS
DBH: Diameter of tree trunk(s) measured at 4.5' above grade on high side, CONDITION-Ground based visual assessment of structural and physiological well-being:
"Excellent" = 81 - 100%; Good health and structure with significant size, location or qulaity.
"Good" = 61-80%; Normal vigor, full canopy, no observable significant structural defects, many years of service life
remaining.
"Fair" = 41-60%; Reduced vigor, significant structural defect(s), and/or other significant signs of stress"Poor" 21- 40% = In potentially irreversible decline, structure an aesthetics severely compromised"Very Poor" 6-20% = Nearly dead, or high risk of failure, negative contribution to the landscape "Dead/Unstable" 0 - 5% = No live canopy/buds or failure imminent
CROSSECTIONAL AREA: combined area of all trunks
BASIC REPRODUCTION COST: Cost of replacing the cross-sectional area of the original tree by
purchasing new trees. Based on unit tree replacement costs as given in the "Species Classification and Group Assignment" published by The Western Chapter of the International Society of Arboriculture, 2004. Replacement costs based on the largest commonly available tree size as a 24-inch box with a wholesale cost of $250.
FUNCTIONAL LIMITATIONS: Factors associated with the interaction of the tree with its planting
site that will affect plant growth, condition, or utility within the foreseeable future . (Example:
small planting site, crowding, species suitability)
EXTERNAL LIMITATIONS: Subjective rating based on limitations to the growth and utility of the
tree imposed by factors beyond the site that are out of the control of the property owner.
(Example: laws or diseases prevalent in the area, climate change)
APPRAISAL RESULT: Cost of tree calculated using Trunk Formula Technique as described in Guide of Plant Appraisal, 10th Edition, Second Printing published 2019 by International Society of Arboriculture.
BUSARA FIRESTONEISA-CERTIFIED ARBORIST#WE-8525A
SITE IMPROVEMENTSPLAN1" = 5'
C2.1
Date:
Scale:
Drawn:
Job:
Of Sheets
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REVISIONS BY
06.18.2024
DD/ESM
9052.01C G /CIVIL CONSULTANTS GROUP, INC.Engineers/PlannersScotts Valley, CA 950664444 Scotts Valley Drive / Suite 6831.438.44202THORNBERRY RESIDENCEA
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6 176 LOMA ALTA AVENUE, LOS GATOSAPN: 532-38-0311 2 3 4 5 6 7 8
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NEW IMPERVIOUS AREAS
DESCRIPTION AREA (SF)
BUILDING 3161
CONCRETE
TOTAL (N) IMPERVIOUS AREA
EXISTNG IMPERVIOUS AREA TBR
NET INCREASE OF IMPERVIOUS AREA
STAIR/PATIO
1.NO CHANGE TO THE PLANS SHALL BE PERMITTED WITHOUT PRIOR WRITTEN APPROVAL BY THE OWNER OR OWNERSREPRESENTATIVES AND THE CITY OF CAPITOLA.
2.CONTRACTOR SHALL VERIFY LOCATIONS, ELEVATIONS AND INVERTS OF EXISTING UTILITY PRIOR TO COMMENCEMENTOF WORK AND SHALL NOTIFY OWNER OR OWNERS REPRESENTATIVES OF VARIANCE FROM THOSE SHOWN ON THE
PLANS.
3.UNDERGROUND FACILITIES AND UTILITIES HAVE BEEN SHOWN BASED ON RECORD DRAWINGS AND VISIBLE EVIDENCE
FOUND IN FIELD. NO WARRANTY IS MADE REGARDING THE COMPLETENESS OR ACCURACY OF SUCH INFORMATION.PRIOR TO CONSTRUCTION, DETERMINE THE EXACT LOCATION OF UNDERGROUND FACILITIES AND UTILITIES, AND
PRESERVE SAME FROM DAMAGE. PRIOR TO CONSTRUCTION, VERIFY LOCATION AND ELEVATION OF EXISTING
UNDERGROUND UTILITIES AT THE CROSSING POINTS WITH PROPOSED UTILITIES. THE CONTRACTOR SHALL NOTIFYTHE OWNER OR OWNERS REPRESENTATIVES IF CONDITIONS DIFFER FROM THOSE SHOWN ON THE DRAWINGS AND
SHALL NOT BEGIN CONSTRUCTION UNTIL THE CHANGED CONDITION HAS BEEN EVALUATED. CONTACTUNDERGROUND SERVICES ALERT (USA) (1-800-227-2600) TWO (2) WORKING DAYS PRIOR TO DIGGING. REPAIR
UNDERGROUND UTILITIES DAMAGED BY CONSTRUCTION OPERATIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR
ANY AND ALL DAMAGES ASSOCIATED WITH CONTRACTOR'S FAILURE TO EXACTLY LOCATED AND PRESERVEUNDERGROUND FACILITIES AND UTILITIES.
4.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COORDINATION WITH THE APPROPRIATE UTILITY COMPANIES AND/OR
AGENCIES TO VERIFY THE EXISTENCE AND/OR LOCATION OF ALL UNDERGROUND UTILITIES PRIOR TOCOMMENCEMENT OF WORK. AND SHALL NOTIFY U.S.A. @ (800) 227-2600 AT LEAST 48-HOURS IN ADVANCE OF
EXCAVATION.
5.IF ANY INDICATIONS OF ARCHEOLOGICAL REMAINS ARE ENCOUNTERED DURING GRADING ACTIVITIES FOR ANY
DEVELOPMENT WITHIN THE PROJECT SITE, ALL WORK SHALL BE HALTED WITHIN 200 FOOT RADIUS OF THE FIND.OWNER SHALL RETAIN A QUALIFIED ARCHEOLOGIST RETAINED TO DETERMINE THE NATURE OF THE DISCOVERY AND
RECOMMEND APPROPRIATE EVALUATION PROCEDURES.
EXISTING AC
EXISTING CONCRETE
PROPOSED AC
PROPOSED CONCRETE
AC
CONCRETE SIDEWALK SECTION PER DETAIL 1, SHEET C4.1
VEHICULAR CONCRETE SECTION PER DETAIL 2, SHEET C4.1
RETAINING WALL PER DETAIL 3, SHEET C2.2
366
279
185
3991
3959
26 LF OF 6" ∅ PVC SDR-35 PIPE @ 2.0% SLOPE
72 LF OF 6" ∅ PVC SDR-35 PIPE @ 4.8% SLOPE
68 LF OF 6" ∅ PVC SDR-35 PIPE @ 8.7% SLOPE
22 LF OF 6" ∅ PVC SDR-35 PIPE @ 3.7% SLOPE
33 LF OF 6" ∅ PVC SDR-35 PIPE @ 3.0% SLOPE
11 LF OF 6" ∅ PVC SDR-35 PIPE @ 3.6% SLOPE
TYPE:
RIM=INV=448.90450.40
6" Ø
SDAD #3
TYPE:
RIM=
INV=450.17451.67
8" Ø
SDCO #1
32
TYPE:
RIM=INV=448.10449.60
6" Ø
SDAD #4
TYPE:RIM=
INV=454.15
456.1510" Ø
SDAD #1
TYPE:
RIM=
INV=453.63456.50
10" Ø
SDAD #2
TYPE:RIM=
INV=444.25
446.25
V64
SDDI #1
NOTE: THE EARTHWORK QUANTITIES SHOWN HEREON ARE
EXCLUSIVE OF WALL FOOTINGS, EXISTING PAVEMENT REMOVAL,
AND OVER EXCAVATION AND RECOMPACTION, UTILITY TRENCH SPOILS &
SOIL EXPANSION AND CONTRACTION FACTORS.
DESCRIPTION CUT (cu.yds) FILL (cu.yds)
NET VOLUME = 448 CU.YDS. OF CUT
THE ABOVE QUANTITIES ARE FOR INFORMATION PURPOSES ONLY.
THE CONTRACTOR IS RESPONSIBLE TO PROVIDE THE NECESSARY CUT
AND FILL TO ACCOMPLISH FINISH GRADE SHOWN ON THESE PLANS.
NET (cu.yds)MAX CUT (ft)HEIGHT MAX FILL (ft)HEIGHT
302 0 302(C)10.1 0
95 0 95(C)7.3 0
TOTAL 448 0 448(C)
HOUSE
GARAGE
DRIVEWAY
GROTTO/LIGHT WELL
YARD
17 0 17(C)4.3 0.3
23 0 23(C)3.3 1.6
11 0 11(C)2.9 0.4
DATE:
07/18/24
TPZ ELEMENTS DRAWN:
B. FIRESTONE
ISA BOARD CERTIFIED
MASTER ARBORIST
#WE-8525B
BASE MAP: SITE PLAN C2.1
by C2G CIVIL CONSULTANTS
GROUP
(06/18/2024)
ARBORIST REPORT
pg. 21TREE PROTECTION ZONE MAP176 LOMA ALTA, LOS GATOS, CAAs required by the Town of Los Gatos:
Pruning or root pruning must be supervised by an ISA-certified arborist or an ASCA-Regis-
tered Arborist. See Section 29.10.1010 of the Town Code for specifications to determine if a
pruning permit is required.
Tree protection fencing requirements:
1. Six-foot high chain link fencing mounted on two-inch diameter galvanized iron posts shall be
driven into the ground at least two-feet deep at no more than ten-foot spacing. When stipulat-
ed, for existing paving areas that will not be demolished, posts may be supported by concrete
base.
2. Posted eight and one-half-inch by eleven-inch sign on each tree fence stating:
“Warning – Tree Protection Zone – This fence shall not be removed and is subject to penalty
according to Town Code 29.10.1025”
3. Labeled photographs of the installed fencing shall be emailed to the project planner prior
to issuance of permits.
4. Tree protection fencing is required to remain in place throughout construction. Any pro-
tected tree on-site will require replacement according to its appraised value if it is damaged
beyond repair as a result of construction.
TPZ MAP LEGEND:
TREE TO REMAIN
TREE ON NEIGHBORS’ PROPERTY /
CITY STREET TREE
TREE PROTECTION FENCING
n
n
78
75
74
77
76
TPZ NOTE: EXISTING 6’ WOOD FENCE AT PROPERTY LINE
TO SERVE AS PROTECTION FOR TREES #85 AND #87.
86
88
85 SITE IMPROVEMENTSPLAN1" = 5'
C2.1
Date:
Scale:
Drawn:
Job:
Of Sheets
Sheet:
REVISIONS BY
06.18.2024
DD/ESM
9052.01C G /CIVIL CONSULTANTS GROUP, INC.Engineers/PlannersScotts Valley, CA 950664444 Scotts Valley Drive / Suite 6831.438.44202THORNBERRY RESIDENCEA 1 2 3 4 5 6 7 8
6 176 LOMA ALTA AVENUE, LOS GATOSAPN: 532-38-0311 2 3 4 5 6 7 8
BC
D
E
F
ABC
D
E
F
NEW IMPERVIOUS AREAS
DESCRIPTION AREA (SF)
BUILDING 3161
CONCRETE
TOTAL (N) IMPERVIOUS AREA
EXISTNG IMPERVIOUS AREA TBR
NET INCREASE OF IMPERVIOUS AREA
STAIR/PATIO
1. NO CHANGE TO THE PLANS SHALL BE PERMITTED WITHOUT PRIOR WRITTEN APPROVAL BY THE OWNER OR OWNERS
REPRESENTATIVES AND THE CITY OF CAPITOLA.
2. CONTRACTOR SHALL VERIFY LOCATIONS, ELEVATIONS AND INVERTS OF EXISTING UTILITY PRIOR TO COMMENCEMENT
OF WORK AND SHALL NOTIFY OWNER OR OWNERS REPRESENTATIVES OF VARIANCE FROM THOSE SHOWN ON THE
PLANS.
3. UNDERGROUND FACILITIES AND UTILITIES HAVE BEEN SHOWN BASED ON RECORD DRAWINGS AND VISIBLE EVIDENCE
FOUND IN FIELD. NO WARRANTY IS MADE REGARDING THE COMPLETENESS OR ACCURACY OF SUCH INFORMATION.
PRIOR TO CONSTRUCTION, DETERMINE THE EXACT LOCATION OF UNDERGROUND FACILITIES AND UTILITIES, AND
PRESERVE SAME FROM DAMAGE. PRIOR TO CONSTRUCTION, VERIFY LOCATION AND ELEVATION OF EXISTINGUNDERGROUND UTILITIES AT THE CROSSING POINTS WITH PROPOSED UTILITIES. THE CONTRACTOR SHALL NOTIFY
THE OWNER OR OWNERS REPRESENTATIVES IF CONDITIONS DIFFER FROM THOSE SHOWN ON THE DRAWINGS AND
SHALL NOT BEGIN CONSTRUCTION UNTIL THE CHANGED CONDITION HAS BEEN EVALUATED. CONTACT
UNDERGROUND SERVICES ALERT (USA) (1-800-227-2600) TWO (2) WORKING DAYS PRIOR TO DIGGING. REPAIR
UNDERGROUND UTILITIES DAMAGED BY CONSTRUCTION OPERATIONS. CONTRACTOR SHALL BE RESPONSIBLE FORANY AND ALL DAMAGES ASSOCIATED WITH CONTRACTOR'S FAILURE TO EXACTLY LOCATED AND PRESERVE
UNDERGROUND FACILITIES AND UTILITIES.
4. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COORDINATION WITH THE APPROPRIATE UTILITY COMPANIES AND/OR
AGENCIES TO VERIFY THE EXISTENCE AND/OR LOCATION OF ALL UNDERGROUND UTILITIES PRIOR TO
COMMENCEMENT OF WORK. AND SHALL NOTIFY U.S.A. @ (800) 227-2600 AT LEAST 48-HOURS IN ADVANCE OF
EXCAVATION.
5. IF ANY INDICATIONS OF ARCHEOLOGICAL REMAINS ARE ENCOUNTERED DURING GRADING ACTIVITIES FOR ANY
DEVELOPMENT WITHIN THE PROJECT SITE, ALL WORK SHALL BE HALTED WITHIN 200 FOOT RADIUS OF THE FIND.OWNER SHALL RETAIN A QUALIFIED ARCHEOLOGIST RETAINED TO DETERMINE THE NATURE OF THE DISCOVERY AND
RECOMMEND APPROPRIATE EVALUATION PROCEDURES.
EXISTING AC
EXISTING CONCRETE
PROPOSED AC
PROPOSED CONCRETE
AC
CONCRETE SIDEWALK SECTION PER DETAIL 1, SHEET C4.1
VEHICULAR CONCRETE SECTION PER DETAIL 2, SHEET C4.1
RETAINING WALL PER DETAIL 3, SHEET C2.2
366
279
185
3991
3959
26 LF OF 6" ∅ PVC SDR-35 PIPE @ 2.0% SLOPE
72 LF OF 6" ∅ PVC SDR-35 PIPE @ 4.8% SLOPE
68 LF OF 6" ∅ PVC SDR-35 PIPE @ 8.7% SLOPE
22 LF OF 6" ∅ PVC SDR-35 PIPE @ 3.7% SLOPE
33 LF OF 6" ∅ PVC SDR-35 PIPE @ 3.0% SLOPE
11 LF OF 6" ∅ PVC SDR-35 PIPE @ 3.6% SLOPE
TYPE:RIM=
INV=448.90
450.40
6" Ø
SDAD #3
TYPE:RIM=INV=450.17451.678" ØSDCO #1
32
TYPE:RIM=
INV=448.10
449.60
6" Ø
SDAD #4
TYPE:RIM=INV=454.15456.1510" ØSDAD #1 TYPE:RIM=INV=453.63456.5010" ØSDAD #2
TYPE:
RIM=INV=444.25
446.25V64
SDDI #1
NOTE: THE EARTHWORK QUANTITIES SHOWN HEREON ARE
EXCLUSIVE OF WALL FOOTINGS, EXISTING PAVEMENT REMOVAL,
AND OVER EXCAVATION AND RECOMPACTION, UTILITY TRENCH SPOILS &
SOIL EXPANSION AND CONTRACTION FACTORS.
DESCRIPTION CUT (cu.yds) FILL (cu.yds)
NET VOLUME = 448 CU.YDS. OF CUT
THE ABOVE QUANTITIES ARE FOR INFORMATION PURPOSES ONLY.
THE CONTRACTOR IS RESPONSIBLE TO PROVIDE THE NECESSARY CUT
AND FILL TO ACCOMPLISH FINISH GRADE SHOWN ON THESE PLANS.
NET (cu.yds)MAX CUT (ft)HEIGHT MAX FILL (ft)HEIGHT
302 0 302(C) 10.1 0
95 0 95(C) 7.3 0
TOTAL 448 0 448(C)
HOUSE
GARAGE
DRIVEWAY
GROTTO/LIGHT WELL
YARD
17 0 17(C) 4.3 0.3
23 0 23(C) 3.3 1.6
11 0 11(C) 2.9 0.4
87
89TPZ NOTE: EXISTING 6’ WOOD FENCE AT PROPERTY LINE
TO SERVE AS PROTECTION FOR TREE #88.TPZ NOTE: TPZ FENCING MAY NEED TO BE ADJUSTED DURING
DEMOLITION OF EXISTING DRIVEWAY. PROMPTLY RESTORE TPZ
FENCING TO ORIGINAL LOCATION UPON COMPLETION.
176 Loma Alta Avenue Arborist’s Review September 13, 2024
September 13, 2024
Maria Chavarin
Community Development Department
110 E. Main Street
Los Gatos, CA 95030
I was asked to review the plans and the applicant’s arborist report and provide findings and
recommendations. I visited the site on September 9, 2024.
The report provides all the required information expected for this type of assessment and
includes the T-1 sheet and protection instructions.
The arborist’s report was provided by Bo Firestone Trees and Gardens dated July 18, 2024
contains the required information for the proposed project.
I recommend adopting the report and recommendations for the project and that the project
arborist monitor excavations adjacent to the trees as described in the report.
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 1
EXHIBIT 10
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Intentionally
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Dear Blake and Jessica,
Matt and I are writing to share our concerns with your building plans, which we believe need to be addressed before the process goes any further. It is unfortunate that we have to do so formally like this, but we would have liked for you to come to us sooner. Our limited text exchanges led me to believe the plans would be reasonable, and after reviewing your proposal I no longer feel that way. Nevertheless, we hope that we will be able to work through these issues together.
When we first met, you told us that you want your home to be in keeping with the neighborhood, but while the architectural style is beautiful, keeping with the neighborhood is about more than the design. It is also about the size and the impact your new home will have on your neighbors, and in this respect we have several serious concerns.
We were quite taken aback that you have planned the entire site around the placement of our redwood trees without ever discussing even these critical aspects of the plan with us. As we have told you, these trees’ invasive roots and the consequent flooding caused our property massive damage, resulting in hundreds of thousands of dollars of repair costs and our being displaced from our home for five months. Considering the impact your plans may have on these extraordinarily large yet fragile trees, we would have appreciated a conversation about these trees well before you started your design plans. It seems short-sighted to plan around them when they will continue to be in a precarious location and of very fickle health depending on the climate and weather. Given the size and sensitivity of the trees, we view this concern as a life safety issue, and as such simply cannot support your plans without further analysis that ensures the safety of ourselves and our home (and frankly those of other neighbors as well). Following additional expert analysis of the risks, it may be that solutions other than those you have proposed will be deemed better for all of us.
Similarly, as I am sure you are aware, the water levels running both under and above ground through our neighborhood during rainy weather are quite high, and have resulted in flooding not only at our property, but that of others on our street as well. We are very concerned that the mass and bulk of your proposal, including the large basement, involves a significant risk of displacing water to our property and causing further flooding for us. Given the large and expensive investments we have made in the past to seek to protect our home from such further damage, we believe additional expert analysis and potential modifications to the plans accordingly need to be undertaken to ensure the safety of our home.
Beyond these critical safety concerns, we have enjoyed our historic home for more than than ten years and one of the best, most enjoyable features of our home is the partial view of the Santa Cruz Mountains on the East side of Los Gatos, along with the abundant sun we receive throughout the year into our kitchen windows and the glass door to the exterior stairs. While we had an expectation that your new structure would change some of that view, we are very surprised at the extent to which your proposed plans would obliterate any view along that side of the house, at least in part due to the exceptions you are seeking to the FAR and setback requirements that govern our area. Among the purposes of those requirements is to assure adequate light, air, and privacy to neighbors, and there is little question your new plans impinge on our property in those respects. Clearly you and your architect understand the importance of light, as you are requesting that particular feature for your basement. Perhaps an alternative solution to the problems posed by the trees could address some of these concerns as well.
We have no wish to be adversaries, nor do we think that you should not be able to build a beautiful home. However, we simply do not believe that your request to exceed the FAR and setback requirements is compatible with your surrounding properties, or with our right to continue to enjoy our property. The examples mentioned in your letter of justification are not
EXHIBIT 11
applicable to this situation, as they do not negatively impact their neighbors in the significant way this pr impact us, nor are they considered surrounding your property. In particular, is an historic home that has existed for at least 120 years. By contrast, many nearby neighbors have been refused such exceptions in the last 100 years. In any event, without getting into a back-and-forth at this time on every claimed precedent, we do not believe the extent of the sought exceptions is either reasonable toward our property or in keeping with the history of our neighborhood.
We very much would prefer if we could address these concerns between us and find reasonable compromises, rather than engage in some protracted process involving the Town. Please let us know if you share this desire for compromise.
oposal would
November 11, 2024
Dear Town of Los Gatos Planning Committee,
I am writing in support of my neighbors, Blake and Jessica, regarding their proposed building
plans for 176 Loma Alta Avenue. As a fellow resident, I am familiar with the design and
intention behind their project and can attest to their efforts to ensure their home respects the
neighborhood’s character and integrity.
Blake and Jessica have been thoughtful and conscientious in their planning, prioritizing not only
aesthetics but also the well-being of nearby properties. They have made a sincere effort to
address concerns related to size, water management, and natural landscape, including
measures to preserve the distinctive redwood trees that are a part of our community’s charm. I
believe their plans, which include mitigative efforts around drainage and flood risk,
demonstrate their commitment to minimizing any potential impact on surrounding properties.
The new home they envision will undoubtedly enhance the neighborhood, adding to its appeal
while maintaining harmony with existing structures. Their desire to accommodate
neighborhood concerns and find a balanced solution shows their dedication to the community.
I hope you will consider my perspective as a immediate neighbor resident who believes that
Blake and Jessica’s building project aligns with the best interests of our neighborhood. I fully
support their proposed plans and am confident in their commitment to a responsible and
respectful development.
Thank you for your consideration. Please do not hesitate to contact me if there are any
questions.
Sincerely,
Ayhan Mutlu
Dear Members of the Los Gatos Planning Commission,
My husband Ma: and I, along with our two children, have lived in the historic home at
for 11 years. While we support the opportunity for our neighbors to build a new home on their lot at
176 Loma Alta Avenue, as proposed the house would be inconsistent with the City’s design standards
and as a result have a significant negaIve impact on our home on the adjacent lot. We have a:empted
to work with the applicant and their architect, but they have been unwilling to make any modificaIons
to their design. As a result, we are submiLng the following comments to the Town of Los Gatos planning
staff, with the hope that the City will require modificaIons to the project to bring it into conformance
with the Town’s development standards and reduce the negaIve impacts to adjacent properIes.
Site Drainage
The proposed new home would significantly increase impervious area on the property resulIng in water
run-off that could impact our property. We have been working to find a civil engineer to evaluate the
proposal, but have not been able to find anyone thus far. Nevertheless, given the significant history of
water intrusion at our property (resulIng in significant damage and dislocaIon to us in the past), we are
extremely concerned about this issue.
Shade/Privacy Impact
As designed, the new house would significantly impact privacy and daylight for the next door property at
. The second floor includes windows that look down into our kitchen, first floor bedroom
and backyard so that we will not have privacy and adequate light in these areas. As designed, the project
does not meet the Town’s design guidelines. The reduced side yard setback makes this condiIon worse.
The new house should be redesigned to meet the minimum setbacks, provide a second floor step back,
and remove windows that provide a direct view into our home. This would make the project more
consistent with the following Town single-family residenIal design guidelines:
3.11.1 Minimize shadow impacts on adjacent proper>es
•Locate structures to minimize blocking sun access to living spaces and acIvely used outdoor
areas on adjacent homes.
3.11.2 Minimize privacy intrusions on adjacent residences
•Windows should be placed to minimize views into the living spaces and yard spaces near
neighboring homes.
•When windows are needed and desired in side building walls, they should be modest in size
and not directly opposite windows on adjacent homes.
•Where possible, second floor windows that might intrude on adjacent property privacy
should have sill heights above eye level or have frosted or textured glass to reduce visual
exposure.
Building size and bulk
As designed, the new house is excessively bulky both from the street in front and from the side yard. We
agree with the recommendaIons from the Town’s consulIng architect, but think the Town should also
consider the side elevaIon, which was not included in the consulIng architect’s le:er. Per the
consulIng architect’s recommendaIons, the project should reduce the scale of porch elements and
change roof materials to be consistent with the proposed architectural style. Steps should also be taken
to reduce the bulk of the building when viewed from the side elevaIon, which as currently designed is
not in keeping with the Italianate Victorian style.
Of parIcular concern is the size and bulk of the proposed 2nd story. Our adjacent residence includes 1-
story elements at the front façade with use of 1.5-story architectural form and step backs to minimize
the bulk and visual impact of the second story. The side façade of this proposal, in terms of massing, is
oversized and inconsistent with Italianate Victorian style.
As proposed, the project is not consistent with the following Town guidelines:
3.3.2 Height and bulk at front and side setbacks
•Avoid eave lines and roof ridge lines that are substanIally taller than the adjacent houses.
•Give special a:enIon to adapIng to the height and massing of adjacent homes. Avoid tall,
unbroken front facades when other nearby homes have more arIculated front facades with
horizontal wall plane changes.
•In neighborhoods with small homes, try to place more of the floor area on the first floor with
less area on the second floor.
•The design of two story homes constructed adjacent to one story houses should include
techniques to minimize their visual impact and provide transiIons in scale. Some
techniques include:
o Step down to one story elements near the side setbacks
o Provide substanIal side setbacks for the enIre house
o Provide substanIal second floor side setbacks
o Use hip roofs at the sides rather than gables
•Design with architectural integrity on all sides of the structure
Excep>ons and Neighborhood Incompa>bility
The project is asking to uIlize SecIon 29.10.265 (3) of the Los Gatos Town Code based on the condiIon
of the property as a non-conforming lot as it is slightly below the minimum lot size normally required in
the R-1 zone. This provision states:
Any rule of the zone including front, side and rear yard requirements may be modified by the
terms of the architecture and site approval so that the building and its use will be compaIble
with the neighborhood.
In summary, the proposed project is not compaIble with the neighborhood because it does not conform
to the Town’s ResidenIal Design Guidelines, which are specifically adopted by the Town to determine
compaIbility. Further, the applicant is proposing a larger than average house and has not demonstrated
that the requested excepIons from the Town's Zoning Code development standards are jusIfied.
Therefore, it is not appropriate to grant the project an excepIon from the side yard setback, excepIon to
the above ground FAR or other zoning standards, and the project should be modified to improve
compaIbility with the neighborhood and, in parIcular, the immediately adjacent properIes.
Respecgully,
Ma: and Allison Railo
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From:
To:
Cc:
Subject:
Date:
Blake
Maria Chavarin
Jay Plett; Anita Camozzi Jay Plett; Jessica Thornberry
Re: Letter of Concerned Neighbor: S-24-042 - 176 Loma Alta Ave.
Tuesday, November 5, 2024 11:23:42 AM
[EXTERNAL SENDER]Hi Maria,
We met with Matt and Allison Railo of 178 Loma Alta on Sunday morning (11/3) viaFacetime to listen to their concerns in reference to the letter they sent the Town.
Below is a summary of our meeting:
The issue regarding adequate drainage has been addressed with the Frenchdrains surrounding our proposed structure. The soil report and proposedbasement configuration further alleviates this issue.The proposed setbacks and FAR are not out of character with the existingstructures of the neighborhood.The massing of the main and second levels are independent from andunaffected by the placement of the basement relative to the redwoods treeson their property.Our home will not cast shadows in their direction as clearly demonstrated inthe shadow study in the plan set.
In general Jessica and I feel they will be unhappy with any proposed improvement. We don'tknow how to alleviate their concerns any further.
Best regards,
Blake & Jessica Thornberry
On Fri, Nov 1, 2024 at 1:50 PM Maria Chavarin <MChavarin@losgatosca.gov> wrote:
Hello Jay:
I am following up per our phone conversation this morning regarding options for response toconcerned neighbors. If the property owner will have a verbal communication with the
neighbor regarding the project, please forward a letter summarizing the conversation, theconcerns and how they were addressed. This letter will be in the project file and a part of the
staff report.
Thank you,
EXHIBIT 12
Maria Chavarin ● Assistant Planner
Community Development Department ● 110 E. Main Street, Los Gatos CA 95030
Ph: 408.354.6807 ● mchavarin@LosGatosCA.gov
www.losgatosca.gov ● https://www.facebook.com/losgatosca
COMMUNITY DEVELOPMENT HOURS:
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completed at the counter. For more information on permit submittal, resubmittal, and issuance, please visit
the Building and Planning webpages.
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EXHIBIT 14
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site plan 1/8" = 1'-0"thornberry family 176 Loma Alta Ave.a-1
Owners
Blake and Jessica Thornberry
176 loma alta avenue
Los gatos 916-833-3234
Particulars
Zone r1-8 non-conforming Avg slope 6.4% apn:532-28-031
Area summary
Site area Far-house = .33
Allowed floor area
*Proposed house
Main level floor area
Upper level floor area
* Above grade floor area
Below grade floor area -this
will not contribute in any way
to mass or bulk of structure
* total floor area
above grade far .39
above grade + below grade far .46
7,435 sf
2,454 sf
1,684.5 sf/58%
1,212.5 sf/42%
2,897.0 sf/100%
521.0 sf
3,418.0 sf
691.0 sf
528.5 sf
528.5 sf
garage area
Far garage = .09
Allowed garagefar
Allowed garagensa
Proposed garage
Building coverage Impervious coverage 2,432.5/ 33% 2,768.5/ 37%
07.09.24
Table of contents
9.30.24
a-1 site plan
a-1.1 neighborhood plan
tr-1 tree protection plan
a-2 main floor plan
a-3 upper floor plan
a-4 basement floor plan
a-5 roof plan
a-6 elevations (ews)
a-7 elevations (n) - section a-a
shw-1 shadow study
c1.1 existing site and demo plan
c2.1 site improvements plan
c2.3 sections and profiles
c3.1 erosion control plan
c3.2 erosion control details
c4.1 construction details
fire sprinklers required per
scc fire conditions of
approval for the project.
09.30.24
BUILDING DEPARTMENT REQUIREMENTS:
1. A separate Building permit will
be required for the Photovoltaic
System. Please add a note to the
cover sheet of the plans stating the
following, “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”.
2. oNE of the requirements of the
Town’s Energy Reach Code is that all
new homes use electricity as the only
source of energy for space heating,
water heating (including pools and
spas), cooking appliances, clothes
drying appliances, and other
features for both interior and
exterior applications. Please remove
all reference to gas appliances and
add a note to the cover sheet of the
plans stating the following, “This
residence will comply with the Town’s
all electric appliance, electric
vehicle and energy storage system
requirements in accordance with Town
Code”.
3. Emergency escape and area
wells must have a horizontal
projection and width of not less than
36”, Sheet C2.1 and C3.1.
11.04.24
EXHIBIT 15
$%&'TYPE:RIM=INV=448.90450.406" ØSDAD #3TYPE:RIM=INV=450.17451.678" ØSDCO #1TYPE:RIM=INV=448.10449.606" ØSDAD #4TYPE:RIM=INV=454.15456.1510" ØSDAD #1TYPE:RIM=INV=453.63456.5010" ØSDAD #2TYPE:RIM=INV=444.25446.25V64SDDI #1DATE: 07/18/24TPZ ELEMENTS DRAWN: B. FIRESTONEISA BOARD CERTIFIEDMASTER ARBORIST #WE-8525BBASE MAP: SITE PLAN C2.1by C2G CIVIL CONSULTANTS GROUP(06/18/2024)ARBORIST REPORT pg. 21TREE PROTECTION ZONE MAP176 LOMA ALTA, LOS GATOS, CAAs required by the Town of Los Gatos:Pruning or root pruning must be supervised by an ISA-certified arborist or an ASCA-Regis-tered Arborist. See Section 29.10.1010 of the Town Code for specifications to determine if a pruning permit is required. Tree protection fencing requirements:1. Six-foot high chain link fencing mounted on two-inch diameter galvanized iron posts shall bedriven into the ground at least two-feet deep at no more than ten-foot spacing. When stipulat-ed, for existing paving areas that will not be demolished, posts may be supported by concrete base.2. Posted eight and one-half-inch by eleven-inch sign on each tree fence stating:“Warning – Tree Protection Zone – This fence shall not be removed and is subject to penalty according to Town Code 29.10.1025”3. Labeled photographs of the installed fencing shall be emailed to the project planner priorto issuance of permits.4. Tree protection fencing is required to remain in place throughout construction. Any pro-tected tree on-site will require replacement according to its appraised value if it is damaged beyond repair as a result of construction.TPZ MAP LEGEND:TREE TO REMAIN TREE ON NEIGHBORS’ PROPERTY / CITY STREET TREETREE PROTECTION FENCINGŶŶϳϴϳϱϳϰϳϳϳϲTPZ NOTE: EXISTING 6’ WOOD FENCE AT PROPERTY LINE TO SERVE AS PROTECTION FOR TREES #85 AND #87.ϴϲϴϴϴϱϴϳϴϵTPZ NOTE: EXISTING 6’ WOOD FENCE AT PROPERTY LINE TO SERVE AS PROTECTION FOR TREE #88.TPZ NOTE: TPZ FENCING MAY NEED TO BE ADJUSTED DURING DEMOLITION OF EXISTING DRIVEWAY. PROMPTLY RESTORE TPZ FENCING TO ORIGINAL LOCATION UPON COMPLETION.OM
thornberry family 176 Loma Alta Ave.a-2
main floor plan 1/4" = 1'-0"
07.09.24
09.30.24
09.30.2411.04.24
thornberry family 176 Loma Alta Ave.a-3
upper floor plan 1/4" = 1'-0"
07.09.24
09.30.24
09.30.24
thornberry family 176 Loma Alta Ave.a-4
basement floor plan 1/4" = 1'-0"
07.09.24
09.30.24
09.30.24
thornberry family 176 Loma Alta Ave.roof plan 1/4" = 1'-0"
07.09.24
a-5
09.30.24
09.30.24
shw-1thornberry family 176 Loma Alta Ave.07.09.24
09.30.24
EXISTING SITE AND
DEMOLITION PLAN1" = 10'C1.1Date:Scale:Drawn:Job:Of SheetsSheet:REVISIONS BY06.18.2024DD/RK9060.01C G /CIVIL CONSULTANTS GROUP, INC.Engineers/Planners
Scotts Valley, CA 950664444 Scotts Valley Drive / Suite 6
831.438.4420
2
THORNBERRY RESIDENCE A123456786176 LOMA ALTA AVENUE, LOS GATOS
APN: 532-38-03112345678 BCDEFABCDEFREMOVE EXISTING BUILDINGREMOVE EXISTING CONCRETEREMOVE EXISTING FENCEREMOVE EXISTING PLANTERDEMOLITION KEY NOTESGENERAL NOTES1. ALL EXISTING IRRIGATION LINES FOUND WITHIN AREAS OF IMPROVEMENT WILL NEED TO BE REMOVED ANDRELOCATED.2. ALL UTILITY VAULTS (NOT NOTED OTHERWISE) FOUND WITHIN AREAS OF IMPROVEMENT WILL NEED TO BE ADJUSTEDTO MATCH PROPOSED FINISH SURFACE ELEVATIONS.3. TREES NOT SHOWN FOR DEMOLITION ON THIS SHEET SHALL BE PROTECTED IN ACCORDANCE WITH THE PROJECTARBORIST REPORT.EXISTING AC TO REMAINEXISTING CONCRETE TO REMAINEXISTING CONCRETE TO BE REMOVEDEXISTING AC TO BE REMOVEDLEGEND:DEMOLITION & SITE PREP. NOTES:THE CONTRACTOR SHALL INCLUDE IN THE BID THE COST OF REMOVING ANY EXISTINGSITE FEATURES AND APPURTENANCES NECESSARY TO ACCOMPLISH THE CONSTRUCTIONOF THE PROPOSED SITE IMPROVEMENTS. THE CONTRACTOR SHALL ALSO INCLUDE IN THEBID THE COST NECESSARY TO RESTORE SUCH ITEMS IF THEY ARE SCHEDULED TO REMAINAS PART OF THE FINAL SITE IMPROVEMENTS. REFER TO PLANS TO DETERMINEEXCAVATION, DEMOLITION AND TO DETERMINE THE LOCATION OF THE PROPOSED SITEIMPROVEMENTS.THE OWNER RESERVES THE RIGHT TO REVIEW ALL MATERIALS DESIGNATED FORREMOVAL AND TO RETAIN OWNERSHIP OF SUCH MATERIALS. IF THE OWNER RETAINS ANYMATERIAL THE CONTRACTOR SHALL MAKE ARRANGEMENTS WITH THE OWNER TO HAVETHOSE MATERIALS REMOVED OFF SITE AT NO ADDITIONAL COST.UNLESS SPECIFICALLY NOTED TO BE SAVED / STOCKPILED (R&S) OR REUSED / RELOCATED(R&R), ALL SITE FEATURES CALLED FOR REMOVAL SHALL BE REMOVED WITH THEIRFOOTINGS, ATTACHMENTS, BASE MATERIAL, ETC, TRANSPORTED FROM THE SITE TO BEDISPOSED OF IN A LAWFUL MANNER AT AN ACCEPTABLE DISPOSAL SITE AND AT NO COSTTO THE OWNER.ALL EXISTING SITE FEATURES TO REMAIN SHALL BE PROTECTED THROUGHOUT THECONSTRUCTION PERIOD. ANY FEATURES DAMAGED DURING CONSTRUCTION OPERATIONSSHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE OWNER'SREPRESENTATIVE AT NO ADDITIONAL COST.DURING EARTHWORK OPERATIONS, CONTRACTOR SHALL TAKE CARE TO NOT DISTURBEXISTING MATERIALS TO REMAIN, OUTSIDE THE LIMITS OF GRADING AND BACKFILL ANDSHALL TAKE WHATEVER MEASURES NECESSARY, AT THE CONTRACTOR'S EXPENSE, TOPREVENT ANY EXCAVATED MATERIAL FROM COLLAPSING. ALL BACKFILL MATERIALS SHALLBE PLACED AND COMPACTED AS SPECIFIED TO THE SUBGRADE REQUIRED FOR THEINSTALLATION OF THE REMAINDER OF THE CONTRACT WORK.IT SHALL BE THE CONTRACTOR'S OPTION, WITH CONCURRENCE OF THE OWNER, TOREUSE EXISTING GRAVEL IF IT MEETS THE REQUIREMENTS OF THE SPECIFICATIONS FORGRAVEL BORROW.ALL ITEMS CALLED FOR REMOVAL SHALL BE REMOVED TO FULL DEPTH INCLUDING ALLFOOTINGS, FOUNDATIONS, AND OTHER APPURTENANCES, EXCEPT AS SPECIFICALLYNOTED OTHERWISE.'CLEAR AND GRUB VEGETATION' SHALL INCLUDE REMOVAL OF GRASS, SHRUBS, ANDUNDERBRUSH, REMOVAL OF ROOTS, ROUGH GRADING, INSTALLATION OF LOAM (IFAPPLICABLE), FINE GRADING, SEEDING AND TURF ESTABLISHMENT BY THE CONTRACTOR.TREES DESIGNATED FOR REMOVAL SHALL BE TAGGED BY CONTRACTOR AND APPROVED BYOWNER'S REPRESENTATIVE PRIOR TO COMMENCEMENT OF CONSTRUCTION.THE STORAGE OF MATERIALS AND EQUIPMENT WILL BE PERMITTED AT LOCATIONSDESIGNATED BY OWNER OR OWNER'S REPRESENTATIVE. PROTECTION OF STOREDMATERIALS AND EQUIPMENT SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR.STRIP & STORE EXISTING TOPSOIL FOR LATER REUSE WHERE APPROPRIATE, AND ASNOTED ON PLAN, WITH APPROPRIATE EROSION AND SEDIMENT CONTROLS.LOAM / TOP SOIL DESIGNATED FOR REUSE AS GENERAL FILL SHALL BE BLENDED WITHSUITABLE BORROW MATERIAL AS SPECIFIED.THE CONTRACTOR SHALL PROTECT EXISTING TREES TO REMAIN, CONTRACTOR SHALLINSTALL TREE PROTECTION BARRIER AFTER CLEARING UNDERBRUSH AND TAKE DUE CARETO PREVENT INJURY TO TREES DURING CLEARING OPERATIONS.IMPERVIOUS AREAS TO BE REMOVEDDESCRIPTIONAREA (SF)BUILDING1335TOTAL (E) AREA TO BE REMOVED3959663CONCRETENOT USEDREMOVE EXISTING PAVERSREMOVE EXISTING DECKEXISTING PAVERS TO REMAINEXISTING PAVERS TO BE REMOVEDEXISTING DECK TO REMAINEXISTING DECK TO BE REMOVEDHTTPS://WWW.YOUTUBE.COM/WATCH?V=PO2AHZUZIEW&INDEX=4&LIST=RDEMTZWQ9PH1A_JFG1KY9ULMNWREMOVE EXISTING HEDGESAWCUT EXISTING AC PAVEMENT1632PAVERS307DECK22ACUTILITY PROVIDERSWATER:SAN JOSE WATERGAS AND ELECTRIC: PACIFIC GAS & ELECTRICSANITARY SEWER: WEST VALLEY SANITATION DISTRICTSTORM DRAIN SYSTEM: WEST VALLEY CLEAN WATER AUTHORITYTELEPHONE LANDLINES: FRONTIER COMMUNICATIONSCIVIL SHEET INDEXC1.1 - EXISTING SITE/DEMOLITION PLANC2.1 - SITE PLANC2.2 - SECTIONS & PROFILESC3.1- EROSION CONTROL PLANC3.2- EROSION CONTROL DETAILSC4.1 - CONSTRUCTION DETAILS
SITE IMPROVEMENTSPLAN1" = 5'C2.1Date:Scale:Drawn:Job:Of SheetsSheet:REVISIONS BY06.18.2024DD/RK9060.01C G /CIVIL CONSULTANTS GROUP, INC.Engineers/PlannersScotts Valley, CA 950664444 Scotts Valley Drive / Suite 6831.438.44202THORNBERRY RESIDENCEA123456786176 LOMA ALTA AVENUE, LOS GATOSAPN: 532-38-03112345678BCDEFABCDEFNEW IMPERVIOUS AREASDESCRIPTIONAREA (SF)BUILDING 3161CONCRETETOTAL (N) IMPERVIOUS AREAEXISTNG IMPERVIOUS AREA TBRNET INCREASE OF IMPERVIOUS AREASTAIR/PATIO1. NO CHANGE TO THE PLANS SHALL BE PERMITTED WITHOUT PRIOR WRITTEN APPROVAL BY THEOWNER OR OWNERS REPRESENTATIVES AND THE CITY OF CAPITOLA.2. CONTRACTOR SHALL VERIFY LOCATIONS, ELEVATIONS AND INVERTS OF EXISTING UTILITY PRIORTO COMMENCEMENT OF WORK AND SHALL NOTIFY OWNER OR OWNERS REPRESENTATIVES OFVARIANCE FROM THOSE SHOWN ON THE PLANS.3. UNDERGROUND FACILITIES AND UTILITIES HAVE BEEN SHOWN BASED ON RECORD DRAWINGSAND VISIBLE EVIDENCE FOUND IN FIELD. NO WARRANTY IS MADE REGARDING THECOMPLETENESS OR ACCURACY OF SUCH INFORMATION. PRIOR TO CONSTRUCTION, DETERMINETHE EXACT LOCATION OF UNDERGROUND FACILITIES AND UTILITIES, AND PRESERVE SAME FROMDAMAGE. PRIOR TO CONSTRUCTION, VERIFY LOCATION AND ELEVATION OF EXISTINGUNDERGROUND UTILITIES AT THE CROSSING POINTS WITH PROPOSED UTILITIES. THECONTRACTOR SHALL NOTIFY THE OWNER OR OWNERS REPRESENTATIVES IF CONDITIONS DIFFERFROM THOSE SHOWN ON THE DRAWINGS AND SHALL NOT BEGIN CONSTRUCTION UNTIL THECHANGED CONDITION HAS BEEN EVALUATED. CONTACT UNDERGROUND SERVICES ALERT (USA)(1-800-227-2600) TWO (2) WORKING DAYS PRIOR TO DIGGING. REPAIR UNDERGROUNDUTILITIES DAMAGED BY CONSTRUCTION OPERATIONS. CONTRACTOR SHALL BE RESPONSIBLEFOR ANY AND ALL DAMAGES ASSOCIATED WITH CONTRACTOR'S FAILURE TO EXACTLY LOCATEDAND PRESERVE UNDERGROUND FACILITIES AND UTILITIES.4. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COORDINATION WITH THE APPROPRIATE UTILITYCOMPANIES AND/OR AGENCIES TO VERIFY THE EXISTENCE AND/OR LOCATION OF ALLUNDERGROUND UTILITIES PRIOR TO COMMENCEMENT OF WORK. AND SHALL NOTIFY U.S.A. @(800) 227-2600 AT LEAST 48-HOURS IN ADVANCE OF EXCAVATION.5. IF ANY INDICATIONS OF ARCHEOLOGICAL REMAINS ARE ENCOUNTERED DURING GRADINGACTIVITIES FOR ANY DEVELOPMENT WITHIN THE PROJECT SITE, ALL WORK SHALL BE HALTEDWITHIN 200 FOOT RADIUS OF THE FIND. OWNER SHALL RETAIN A QUALIFIED ARCHEOLOGISTRETAINED TO DETERMINE THE NATURE OF THE DISCOVERY AND RECOMMEND APPROPRIATEEVALUATION PROCEDURES.EXISTING ACEXISTING CONCRETEPROPOSED ACPROPOSED CONCRETEACCONCRETE SIDEWALK SECTION PER DETAIL 1, SHEET C4.1VEHICULAR CONCRETE SECTION PER DETAIL 2, SHEET C4.1RETAINING WALL PER DETAIL 3, SHEET C2.23662791853991395926 LF OF 6" ∅ PVC SDR-35 PIPE @ 2.0% SLOPE72 LF OF 6" ∅ PVC SDR-35 PIPE @ 4.8% SLOPE68 LF OF 6" ∅ PVC SDR-35 PIPE @ 8.7% SLOPE22 LF OF 6" ∅ PVC SDR-35 PIPE @ 3.7% SLOPE33 LF OF 6" ∅ PVC SDR-35 PIPE @ 3.0% SLOPETYPE:RIM=INV=448.90450.406" ØSDAD #3TYPE:RIM=INV=450.17451.678" ØSDCO #132TYPE:RIM=INV=448.10449.606" ØSDAD #4TYPE:RIM=INV=454.15456.1510" ØSDAD #1TYPE:RIM=INV=453.63456.5010" ØSDAD #2TYPE:RIM=INV=444.25446.25V64SDDI #1NOTE: THE EARTHWORK QUANTITIES SHOWN HEREON AREEXCLUSIVE OF WALL FOOTINGS, EXISTING PAVEMENT REMOVAL,AND OVER EXCAVATION AND RECOMPACTION, UTILITY TRENCH SPOILS &SOIL EXPANSION AND CONTRACTION FACTORS. DESCRIPTIONCUT (cu.yds) FILL(cu.yds)NET VOLUME = 397 CU.YDS. OF CUTTHE ABOVE QUANTITIES ARE FOR INFORMATION PURPOSES ONLY.THE CONTRACTOR IS RESPONSIBLE TO PROVIDE THE NECESSARY CUTAND FILL TO ACCOMPLISH FINISH GRADE SHOWN ON THESE PLANS.NET(cu.yds)MAX CUT(ft)HEIGHTMAX FILL(ft)HEIGHT3020 302(C) 10.1095 0 95(C) 7.30 TOTAL 397 0 397(C)BASEMENTGARAGE1. ALL WORK SHALL BE IN ACCORDANCE WITH THE PROJECT'S GEOTECHNICAL REPORT.2. ALL AREAS TO RECEIVE FILL SHALL BE STRIPPED TO A DEPTH TO BE DETERMINED BY THEGEOTECHNICAL ENGINEER. ANY (E) A.C. OR P.C.C. PAVING SHALL BE SCARIFIED & REMOVED &SUBGRADE PREPARED & COMPACTED AS SHOWN IN THESE PLANS.3. ALL MATERIAL TO BE USED AS FILL WITHIN BUILDING PAD AREAS & PARKING OR DRIVEWAYAREAS TO BE FREE OF ALL VEGETATION & FOREIGN MATTER AND SHALL BE APPROVED BY THEGEOTECHNICAL ENGINEER.4. ALL BUILDING PADS TO BE COMPACTED TO 90% RELATIVE COMPACTION; DRIVEWAY & STREETAREAS TO BE COMPACTED TO 95% RELATIVE COMPACTION PER ASTM D1557 MOST RECENTEDITION.5. BUILDING PAD TO BE LEVEL SIDE-TO-SIDE, FRONT-TO-REAR, UNLESS OTHERWISE SHOWN.6. STRIPPINGS MAY BE PLACED IN PLANTING AREAS; ALL EXCESS STRIPPING SHALL BE HAULEDOFF. PAVING DEBRIS SHALL BE HAULED OFF TO AN APPROVED DISPOSAL SITE.7. ALL WORK SHOWN OR NOTED IN THESE PLANS SHALL BE IN STRICT ACCORDANCE WITH THERECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER, ALL LOCAL, STATE AND FEDERALMINIMUM STANDARDS AND THE LATEST EDITION OF THE UNIFORM BUILDING CODE.8. CONTRACTOR SHALL PROTECT ALL EXISTING SITE IMPROVEMENTS NOT IDENTIFIED FORREMOVAL DURING CONSTRUCTION. CONTRACTOR SHALL REPAIR ANY DAMAGE TO AS-NEWCONDITION AT THEIR SOLE EXPENSE.9. CONTRACTOR SHALL VERIFY ALL EXISTING SITE CONDITIONS, SITE DIMENSIONS AND GRADESPRIOR TO THE START OF CONSTRUCTION.10. ALL GRADING AND RELATED WORK SHALL BE PERFORMED IN ACCORDANCE WITH THESTANDARD REQUIREMENTS OF THE TOWN OF LOS GATOS.11. GRADING SLOPES FOR BOTH CUT AND FILL SHALL NOT EXCEED 2(H):1(V) UNDER 5-FEET INHEIGHT. GRADING SLOPES GREATER THAN 5-FEET IN HEIGHT SHALL NOT EXCEED 3(H):1(V),UNLESS OTHERWISE DIRECTED BY THE GEOTECHNICAL ENGINEER.12. ALL SOFTSCAPE GRADES ADJACENT TO (N) BUILDINGS SHALL BE 8" (MIN.) BELOW FINISHFLOOR.13. CONTRACTOR SHALL GRADE TO ENSURE DRAINAGE FLOWS AWAY FROM (N) BUILDINGS.14. ALL EXCESS EARTHWORK SHALL BE PLACED ON SITE AT AN APPROVED LOCATION.TOTAL AREA OF DISTURBANCE6071.82 SFNOTE: THE EARTHWORK QUANTITIES SHOWN HEREON AREEXCLUSIVE OF WALL FOOTINGS, EXISTING PAVEMENT REMOVAL,AND OVER EXCAVATION AND RECOMPACTION, UTILITY TRENCH SPOILS &SOIL EXPANSION AND CONTRACTION FACTORS. DESCRIPTIONCUT (cu.yds) FILL(cu.yds)NET VOLUME = 49 CU.YDS. OF CUTTHE ABOVE QUANTITIES ARE FOR INFORMATION PURPOSES ONLY.THE CONTRACTOR IS RESPONSIBLE TO PROVIDE THE NECESSARY CUTAND FILL TO ACCOMPLISH FINISH GRADE SHOWN ON THESE PLANS.NET(cu.yds)MAX CUT(ft)HEIGHTMAX FILL(ft)HEIGHTDVWY/YARD/GROTTO & LIGHT WELL47 2 49(C) 4.31.6
445450455460465445450455460465435440445450455460465435440445450455460465STA:0+00.00ELEV:449.57STA:0+11.25ELEV:449.57STA:0+20.25ELEV:448.23STA:0+26.25ELEV:446.89STA:0+28.17ELEV:446.22STA:0+00.00ELEV:444.55STA:0+28.12ELEV:444.55 STA:0+18.00ELEV:448.90STA:0+22.50ELEV:447.56
SECTIONS AND
PROFILES
1" = 5'C2.2Date:Scale:Drawn:Job:Of SheetsSheet:REVISIONS BY06.18.2024DD/RK9060.01C G /CIVIL CONSULTANTS GROUP, INC.Engineers/Planners
Scotts Valley, CA 950664444 Scotts Valley Drive / Suite 6
831.438.4420
2
THORNBERRY RESIDENCE A123456786176 LOMA ALTA AVENUE, LOS GATOS
APN: 532-38-03112345678 BCDEFABCDEFScale: 1:5MAIN RESIDENCE SECTION 11Scale: 1:5MAIN RESIDENCE SECTION 22Scale: 1:5WALL PROFILE3KEYSTONE BLOCKS (TYP)SEEINSTALL ALLANBLOCK CAP @ TW(TYP)4" CAPSEE ARCHITECTURALDRAWINGS FOR INFOSEE ARCHITECTURALDRAWINGS FOR INFO
EROSION CONTROLPLAN1" = 5'C3.1Date:Scale:Drawn:Job:Of SheetsSheet:REVISIONS BY06.18.2024DD/RK9060.01C G /CIVIL CONSULTANTS GROUP, INC.Engineers/PlannersScotts Valley, CA 950664444 Scotts Valley Drive / Suite 6831.438.44202THORNBERRY RESIDENCEA123456786176 LOMA ALTA AVENUE, LOS GATOSAPN: 532-38-03112345678BCDEFABCDEFSILT FENCEFIBER ROLLSILT FENCEINLET PROTECTIONFIBER ROLLSANITARY FACILITYMATERIALS &EQUIPMENTSTOCKPILE AREAROCKEDCONSTRUCTIONENTRANCE
EROSION CONTROL
DETAILS
NTSC3.2Scale: NTSFIBER ROLLS12" MIN4" MAX12"MINLOCATE FIBER ROLLS ON LEVEL CONTOURS SPACED ASFOLLOWS:- SLOPE INCLINATION OF 4 :1 (H:V) OR FLATTER: FIBER ROLLSSHOULD BE PLACED AT A MAXIMUM INTERVAL OF 20 FT.- SLOPE INCLINATION BETWEEN 4:1 AND 2:1 (H:V) FIBERROLLS SHOULD BE PLACED AT A MAXIMUM INTERVAL OF 15 FT.(A CLOSER SPACING IS MORE EFFECTIVE).- SLOPE INCLINATION OF 2:1 (H:V) OR GREATER: FIBERROLLS SHOULD BE PLACED AT A MAXIMUM INTERVAL OF 10 FT.(A CLOSER SPACING IS MORE EFFECTIVE).- TURN THE ENDS OF THE FIBER ROLL UP SLOPE TO PREVENTRUNOFF FROM GOING AROUND THE ROLL. STAKE FIBER ROLLSINTO A 2 TO 4 IN. DEEP TRENCH WITH A WIDTH EQUAL TOTHE DIAMETER OF THE FIBER ROLL.- DRIVE STAKES AT THE END OF EACH FIBER ROLL ANDSPACED 4 FT MAXIMUM ON CENTER.- USE WOOD STAKES WITH A NOMINAL CLASSIFICATION OF0.75 BY 0.75 IN. AND A MINIMUM LENGTH OF 24 IN.- IF MORE THAN ONE FIBER ROLL IS PLACED IN A ROW, THEROLLS SHOULD BE OVERLAPPED, NOT ABUTTED. REPAIR ORREPLACE SPLIT, TORN, UNRAVELING OR SLUMPING FIBERROLLS.IF THE FIBER ROLL IS USED AS A SEDIMENTCAPTURE DEVICE, OR AS AN EROSIONCONTROL DEVICE TO MAINTAIN SHEETFLOWS, SEDIMENT THAT ACCUMULATES INTHE BMP MUST BE PERIODICALLY REMOVEDIN ORDER TO MAINTAIN BMPEFFECTIVENESS. SEDIMENT SHOULD BEREMOVED WHEN SEDIMENT ACCUMULATIONREACHES ONE-HALF THE DESIGNATEDSEDIMENT STORAGE DEPTH, USUALLYONE-HALF THE DISTANCE BETWEEN THETOP OF THE FIBER ROLL AND THE ADJACENTGROUND SURFACE. SEDIMENT REMOVEDDURING THE MAINTENANCE MAY BEINCORPORATED INTO EARTHWORK ON THESITE OR DISPOSED AT AN APPROPRIATELOCATION.CONSTRUCTION SPECIFICATIONSVERTICAL SPACINGMEASURED ALONGTHE FACE OF THESLOPE VARIESBETWEEN 10' AND20'NOTE: INSTALLFIBER ROLL ALONGA LEVEL CONTOURINSTALL A FIBERROLL NEAR SLOPEWHERE ITTRANSITIONS INTOA STEEPER SLOPE4' MAX4' MAX4' MAX4' MAXFIBERROLLSSLOPEVARIESFIBER ROLL8" ∅ MIN3/4"X3/4"WOODSTAKESPONDING HT.STANDARD DETAILTRENCH WITH NATIVE BACKFILLSTEEL ORWOOD POST12" MIN.FLOWFLOWRUNOFF8"GRAVEL FLOW9" MAX. STORAGE HT.12" MIN.(RECOMMENDED)RUNOFFALTERNATE DETAILTRENCH WITH GRAVELPONDING HT.THE HEIGHT OF A SILT FENCE SHALL NOT EXCEED 36 INCHES. STORAGE HEIGHT SHALLNEVER EXCEED 18". THE FENCE LINE SHALL FOLLOW THE CONTOUR AS CLOSELY ASPOSSIBLE.IF POSSIBLE, THE FILTER FABRIC SHALL BE CUT FROM A CONTINUOUS ROLL TO AVOID THEUSE OF JOINTS. WHEN JOINTS ARE NECESSARY, FILTER CLOTH SHALL BE SPLICED ONLY ATA SUPPORT POST, WITH A MINIMUM 6-INCH OVERLAP AND BOTH ENDS SECURELYFASTENED TO THE POST.POSTS SHALL BE SPACED A MAXIMUM OF 10 FEET APART AND DRIVEN SECURELY INTO THEGROUND (MINIMUM OF 12 INCHES). WHEN EXTRA STRENGTH FABRIC IS USED WITHOUTTHE WIRE SUPPORT FENCE, POST SPACING SHALL NOT EXCEED 6 FEET. TURN THE ENDS OFTHE FENCE UPHILL.A TRENCH SHALL BE EXCAVATED APPROXIMATELY 4 INCHES WIDE AND 6 INCHES DEEPALONG THE LINE OF POSTS AND UPSLOPE FROM THE BARRIER.WHEN STANDARD-STRENGTH FILTER FABRIC IS USED, A WIRE MESH SUPPORT FENCESHALL BE FASTENED SECURELY TO THE UPSLOPE SIDE OF THE POSTS USING HEAVY DUTYWIRE STAPLES AT LEAST 1 INCH LONG, TIE WIRES OR HOG RINGS. THE WIRE SHALLEXTEND INTO THE TRENCH A MINIMUM OF 2 INCHES AND SHALL NOT EXTEND MORE THAN36 INCHES ABOVE THE ORIGINAL GROUND SURFACE.THE STANDARD-STRENGTH FILTER FABRIC SHALL BE STAPLED OR WIRED TO THE FENCE,AND 6 INCHES OF THE FABRIC SHALL EXTEND INTO THE TRENCH. THE FABRIC SHALL NOTEXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE. FILTER FABRICSHALL NOT BE STAPLED TO EXISTING TREES.WHEN EXTRA-STRENGTH FILTER FABRIC AND CLOSER POST SPACING ARE USED, THE WIREMESH SUPPORT FENCE MAY BE ELIMINATED. IN SUCH A CASE, THE FILTER FABRIC ISSTAPLED OR WIRED DIRECTLY TO THE POSTS.THE TRENCH SHALL BE BACKFILLED AND THE SOIL COMPACTED OVER THE TOE OF THEFILTER FABRIC.SILT FENCES PLACED AT THE TOE OF A SLOPE SHALL BE SET AT LEAST 6 FEET FROM THETOE IN ORDER TO INCREASE PONDING VOLUME.SILT FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THEIR USEFUL PURPOSE, BUTNOT BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY STABILIZED, AND ANYSEDIMENT STORED BEHIND THE SILT FENCE HAS BEEN REMOVED.INSPECTION AND MAINTENANCESILT FENCES AND FILTER BARRIERS SHALL BE INSPECTED WEEKLY AND AFTER EACHSIGNIFICANT STORM (1" IN 24 HR.). ANY REQUIRED REPAIRS SHALL BE MADEIMMEDIATELY. SEDIMENT SHALL BE REMOVED WHEN IT REACHES 1/3 HEIGHT OF THEFENCE OR 9 INCHES MAXIMUM.THE REMOVED SEDIMENT SHALL VEGETATE OR OTHERWISE STABILIZED.Scale: NTSSILT FENCE2FILTER FABRICEXTRA STRENGTHNEEDED MESHSUPPORT WITHOUTWIRENOTE:1. INSPECT AND REPAIR FENCE AFTER EACH STORM EVENT AND REMOVESEDIMENT WHEN NECESSARY.2. REMOVED SEDIMENT SHALL BE DEPOSITED AT AN AREA THAT WILL NOTCONTRIBUTE SEDIMENT OFF-SITE AND CAN BE PERMANENTLY STABILIZED.3. SILT FENCE SHALL BE REPLACED ON SLOPE CONTOURS TO MAXIMIZE PONDINGEFFICIENCY.FILTER FABRICATTACH SECURELYTO UPSTREAMSIDE OF POST.WOOD POST36" HIGH MAX4"x6" TRENCHWITH COMPACTEDBACKFILL10 FT MAX SPACING WITHWIRE SUPPORT FENCE 6FT MAX SPACING WITHOUTWIRE SUPPORT FENCECONSTRUCTION SPECIFICATIONSScale: NTSFILTREX® INLET PROTECTION3DRAIN INLET SECTIONDRAIN INLET PLANNOTES:1. ALL MATERIAL TO MEET FILTREXX® SPECIFICATIONS.2. FILTER MEDIA™ FILL TO MEET APPLICATION REQUIREMENTS.3. COMPOST MATERIAL TO BE DISPERSED ON SITE, AS DETERMINED BY ENGINEER.4. CONTRACTOR SHALL EXTEND MIRAFI 140N FABRIC 6" BEYOND CATCH BASINAFTER PLACEMENT OF GRATE5. CONTRACTOR SHALL REMOVE ALL FILTER FABRIC FROM ALL STORM DRAIN INLETSUPON COMPLETION OF PROJECTFILTREXX® 8" SOXX™CATCHBASINMIRAFI 140N FILTER FABRICSTORM GRATEWIRE TIES, (TYP.)EROSION CONTROL BMP'S’Scale: NTSSTABILIZED CONSTRUCTION ENTRANCE (ST-250)4Date:Scale:Drawn:Job:Of SheetsSheet:REVISIONS BY06.18.2024DD/RK9060.01C G /CIVIL CONSULTANTS GROUP, INC.Engineers/Planners
Scotts Valley, CA 950664444 Scotts Valley Drive / Suite 6
831.438.4420
2
THORNBERRY RESIDENCE A123456786176 LOMA ALTA AVENUE, LOS GATOS
APN: 532-38-03112345678 BCDEFABCDEFPROJECTSIZE< 1/4 ACRE< 1 ACRE< 3 ACRE> 3 ACRELENGTH OFCRUSHED ROCK3050100100ATB00050(SEE NOTE 2)ECGEOTEXTILE FABRICUNDER QUARRY SPALLSD APLAN6"AVARIESTYPICALCEX. ROADPROVIDE FULL WIDTH OFINGRESS/EGRESS AREARIGHT OF WAY15' MIN
EP
PUBLIC ROAD4" CRUSHED ROCK WITH GEOTEXTILE MATERIAL UNDERNEATH.THE MINIMUM LENGTH SHALL BE LENGTHENED AS NECCESARY TO ENSURE MATERIAL IS NOT TRACKED INTO THE PUBLICRIGHT-OF-WAY. ALTERNATIVE CONSTRUCTION ENTRANCES WILL BE ALLOWED WITH THE APPROVAL OF THE CITY ENGINEERON A CASE BY CASE BASIS, WHERE PHYSICAL SITE CONDITIONS AND SIZE DICTATE.ATB DRIVEWAY RAMP, OR SITE ACCESS ROAD 20' WIDE MIN. SEE TABLE ABOVE FOR REQUIRED LENGTH.INSTALL ORANGE BARRIER FENCE TO DIRECT TRAFFIC ONTO CONSTRUCTION ENTRANCE.INSTALL A 12" MIN. DIA. CULVERT IF A ROADSIDE DITCH IS PRESENT.NOTES:1. SURFACE WATER - ALL SURFACE WATER FLOWING OR DIVERTED TOWARD CONSTRUCTION ENTRANCES SHALL BE PIPED ACROSSTHE ENTRANCE. IF PIPING IS IMPRACTICAL, A MOUNTABLE BERM WITH 5:1 SLOPES WILL BE PERMITTED2. MAINTENANCE - THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOWING OFSEDIMENT ONTO PUBLIC RIGHT-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING AND REPAIR AND/OR CLEAN-OUT OFANY MEASURES USED TO TRAP SEDIMENT. ALL SEDIMENT SPILLED, DROPPED, WASHED OR TRACKED ONTO PUBLICRIGHT-OF-WAY MUST BE REMOVED IMMEDIATELY.3. WHEELS SHALL BE CLEANED TO REMOVE SEDIMENT PRIOR TO ENTRANCE ONTO PUBLIC RIGHT-OF-WAY. WHEN WASHING ISUSED, IT SHALL BE DONE ON AN AREA STABILIZED WITH STONE AND WHICH DRAINS INTO AN APPROVED SEDIMENT TRAPPINGDEVICE.4. PERIODIC INSPECTION AND NEEDED MAINTENANCE SHALL BE PROVIDED AFTER EACH RAIN.
CONSTRUCTION
DETAILS
NTSC4.1Scale: NTSCONCRETE SIDEWALK SECTION1(N) 4" THICK CONCRETE SLAB(2,500 PSI)FGSUBGRADE @ 95%RELATIVE COMPACTION4" THICK CLASS IIAGGREGATE BASE ROCK#4 REBAR @ 24" OC EWCHRISTYORDERINGCODEV64BOXV64-71CV64X6 ExtensionITEMDrain BoxGrate6" Reinforced Concrete - 24 per palletV64 Drain Box (18-3/8"x 18-3/8")-12 per palletADA COMPLIANT, Square, Cast Iron, 1/2" MAX GRATE OPENINGDESCRIPTIONV64X12 Extension 12" Reinforced Concrete - 12 per palletV64-71CGRATETHIS CONCRETE DRAIN BOX HAS A CAST-IN GALVANIZEDFRAME AND IS SPECIFICALLY ENGINEERED FOR DRAINAGE INMEDIUM AREAS SUCH AS PARKING LOTS, SCHOOL GROUNDS,WALKWAYS, ETC. ITS DESIGN PERMITS FINAL GRADINGMATERIAL TO "LOCK IN" & FINISH CLEAN. KNOCK-OUTSACCOMMODATE UP TO 8" O.D. PIPE. APPROXIMATEDIMENSIONS SHOWN.EXTENSIONDRAIN BOXScale: NTSV64 CHRISTY BOX 22"x22" STORM DRAIN INLET322"22"12"12"9-1/2"1-3/4"6" or 12"15-7/8"15-7/8"3/4"6-1/4"1/2"MAX18-3/8"18-3/8"11"16"16"6-1/2"GRATE OPENING NOTE:GRATES LOCATED IN THE PEDESTRIANWAY SHALL HAVE MAXIMUM 1/2-INCHWIDE OPENINGS AND NOT ALLOWPASSAGE OF 1/2" DIAMETER SPHERE.BASE NOTE:CONTRACTOR SHALL POUR CONCRETE BASE. BASE SHALL BEMINIMUM 4" THICK AND EXTEND A MINIMUM OF 2" FROM OUTEREDGE OF DRAINAGE STRUCTURE. DRAINAGE STRUCTURE SHALLBE GROUTED TO CONCRETE BASE FOR WATER TIGHT SEALPLUG12"4" MIN.12"CLASS "B" CONCRETELONG RADIUS 1/8 BENDRISER SAME AS MAIN6" MIN.12" MIN.PROVIDE RUBBER EXPANSION PLUG ASSHOWN. (FOR SEWER ONLY)FREE-RESTING CAPOVER OPENING.MATERIAL TO BE SAMEAS RISER.PEA GRAVEL6" MIN.16" MIN. DIA. COLLARCHRISTY G5 BOX OR APPROVED EQUAL.COVER MARKED WITH "STORM".FGWYE FITTINGScale: NTS4" STORM DRAIN CLEANOUT4PVC SDR 35 PIPEMEDIUM BROOM FINISH#4 @ 12" O.C.BOTH DIRECTIONS6" AB MIN. BELOW CONC.6"12"6"NOTE:1. TYPE OF CONCRETE: CLASS A2. MINIMUM 6" CLASS 2 AB, COMPACTED AT 95% RELATIVE COMPACTION.3. SEE LANDSCAPE PLAN FOR LOCATION OF SCORING AND EXPANSION JOINTS.4. DOWEL WITH #4 BARS, 24" LONG, AT 18" ON CENTERS, EMBEDDED 12" WITHEPOXY IN EDGE OF EXISTING CONCRETE.5. DOWELING & REINFORCING TO BE PROVIDED AT JOINTS. SEE LANDSCAPE PLANS6. REFER TO DETAIL 5/S0.12 FOR CONCRETE REINFORCEMENT DETAILS &DEVELOPMENT LENGTHS6"Scale: NTSVEHICULAR CONCRETE SECTION212" AB MIN. BELOW CONC.SUBGRADE SHALL BE SCARIFIED ANDRECOMPACTED AT 95% RELATIVE COMPACTION6"Date:Scale:Drawn:Job:Of SheetsSheet:REVISIONS BY06.18.2024DD/RK9060.01C G /CIVIL CONSULTANTS GROUP, INC.Engineers/Planners
Scotts Valley, CA 950664444 Scotts Valley Drive / Suite 6
831.438.4420
2
THORNBERRY RESIDENCE A123456786176 LOMA ALTA AVENUE, LOS GATOS
APN: 532-38-03112345678 BCDEFABCDEFSectionLeveling Pad DetailW6"W + 12"Elevation6" Crushed Rock orUnreinforced ConcreteLeveling Pad8" or 16"Step Note:1. The leveling pad is to be constructed of crushed stone or 2000 psi ± unreinforced concrete.1/2" x 5 1/4"Fiberglass PinsFront FaceTop of Wall Steps(2) - 4" Cap Units or(1) - 8" Cap UnitNote:1. Secure all cap units with Keystone Kapseal or equal.Compac UnitCompac ElevationCompac PlanCap Unit ElevationCap Unit Plan12" ±18"8"
4"18"10 12" ±3-Plane Split Cap Unit8" KeystoneUnit4" Cap UnitGeogrid Installation on CurvesH / 2H / 2Note:1. Check with manufacturer specifications on correct direction of orientation for geogrid to obtain proper strength.3" of Soil Fill is Required BetweenOverlapping Geogrid for ProperAnchorage (Typ.)Place Additional Pieces of GeogridWhen Angle Exceeds 20°Drainage Fill20°Additional Drainage FillExtend Wall Height / 2Geogrid Installation at CornersNote:1. Check with manufacturer specifications on correct direction of orientation for geogrid to obtain proper strength.2. Corner units recommended for outside corners. Availability May Vary.H / 4H / 4H / 2H / 2 Additional Drainage FillExtend Wall Height / 23" of Soil Fill is Required BetweenOverlapping Geogrid for ProperAnchorage (Typ.)Additional Geogrid OverlapExtend Wall Height / 4Drainage FillScale: NTSKEYSTONE RETAINING WALL TYPICAL DETAIL9H
WALL HEIGHT
GEOGRIDKEYSTONEWALL HEIGHT
H
TMGEOGRIDKEYSTONEWALL HEIGHT
H
TMCASE ACASE BCASE CLfg= 32°= 125 pcfq = 100 psf12BASIC GEOGRID PLACEMENT CHART *TYPICAL WALL SECTION TERMSTOPSOILCOMPACTEDREINFORCEDBACKFILL ZONEfgRETAINED BACKFILLfgL24"eMINIMUM AUTOMATIC SETBACK1/4" PER COURSEKEYSTONE CAP UNIT4"H x 18W x 12"DLaCRITICALFAILURE PLANESBEING ANALYZEDGEOGRIDREINFORCEMENTATTACHED TOINTERLOCKINGFIBERGLASS PINSAT KEYSTONE UNITDRAINING GRANULARCOMPACTED BASEAND BACKFILLFOUNDATION SOILfgwThhHwirf45°-2He12"Lfg= 32°= 125 pcfLfg= 32°= 125 pcfScale: NTSAREA DRAIN - 6" TERMINAL DRAIN810"±7-1/2"±FINISHEDGRADEELEV PERPLANSGRATE10" x 6" PVC BODY10" PVC INLINENYLOPLAST ORAPP'D SUBSTITUTEWATERTIGHT ADAPTER6" DOUBLE WALLHDPE PIPEWATER TIGHT COUPLERS11-1/4"±AS REQUIRED6"±INVERT10" OR 12" DOUBLE WALLHDPE PIPE (SEE PLANS FOR SPECIFIC SIZE)(TYPICAL)GRATES1/2" MAX INDIRECTIONOF TRAVELFLOWScale: NTSAREA DRAIN - 10" INLINE DRAIN5NOTE: ALL GRATES IN SIDEWALKS OR OTHERCONCRETE SURFACES SHALL BE STANDARD,LIGHT-DUTY BRONZE WITH LOCKING BAR. ALL OTHERGRATES SHALL BE STANDARD LIGHT-DUTY CAST IRONWITH LOCKING BAR.SEE DETAIL 9 ON THIS SHEET FOR CONCRETE COLLARREQUIREMENTSGRATES1/2" MAX INDIRECTIONOF TRAVELNOTE: ALL GRATES IN SIDEWALKS OR OTHERCONCRETE SURFACES SHALL BE STANDARD,LIGHT-DUTY BRONZE WITH LOCKING BAR. ALL OTHERGRATES SHALL BE STANDARD LIGHT-DUTY CAST IRONWITH LOCKING BAR.SEE DETAIL 9 ON THIS SHEET FOR CONCRETE COLLARREQUIREMENTS10"±6-1/2"±FINISHEDGRADEELEV PERPLANSGRATE10" x 6" PVC BODY10" PVC INLINENYLOPLAST ORAPP'D SUBSTITUTEWATERTIGHT ADAPTER6" DOUBLE WALLHDPE PIPESNAP COUPLERS (TYPICAL)90° ELBOW11-1/4"±AS REQUIREDINVERTFLOW"D"TO PREVENT ROTATIONENCASE ELBOW IN A6" CONCRETE FOOTINGD = DEPTH PER PLANGRATES1/2" MAXIN DIRECTIONOF TRAVELScale: NTSAREA DRAIN - 10" TERMINAL DRAIN6NOTE: ALL GRATES IN SIDEWALKS OR OTHER CONCRETESURFACES SHALL BE STANDARD, LIGHT-DUTY BRONZEWITH LOCKING BAR. ALL OTHER GRATES SHALL BESTANDARD LIGHT-DUTY CAST IRON WITH LOCKING BAR.FINISHEDGRADE6"±ELEV PER PLANSGRATE10" x 6" PVC BODYWATER TIGHT ADAPTER8" PVC INLINENYLOPLAST OFAPP'D SUBSTITUTE6" SINGLE WALL HDPE PIPE5-1/4"9"AS REQ'DSNAP COUPLER6" MAX.REDUCER WHERE PIPESIZE CHANGE ISINDICATED ON PLANSTEEVARIES 9" ± TO 20" ±INVERTFLOWScale: NTSAREA DRAIN - 6" INLINE DRAIN7GRATES1/2" MAX INDIRECTIONOF TRAVEL