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Attachment 01 part 1
TOWN OF LOS GATOS PLANNING COMMISSION STAFF REPORT Meeting Date: April 13, 2016 PRIPARED BY: APPLICATION NO: LOCATION: APPLICANT/ CONTACT PERSON: PROPERTY OWNER: APPLICATION SUMMARY: RECOMMENDATION: PROJECT DATA: CEQA: Erin Walters, Associate Planner ewaltersMlosgatosca.gov Architecture and Site Application S-14-056 ITEM NO: 4 18151 Overlook Road (located on the north side of Overlook Road, west of Wissahickon Avenue) Urban West, LLC, Nicole King Ronald M. Tate Requesting approval to demolish an existing single-family residence, to construct a new single-family residence, and obtain a grading permit on property zoned R-1:8. APN 510-40-146, DEEMED COMPLETE: March 11, 2016 FINAL DATE TO TAKE ACTION: September 11, 2016 Denial General Plan Designation: Low Density Residential Zoning Designation: R-1:8 — Single -Family Residential, 8,000-square foot lot minimum Applicable Plans & Standards: General Plan; Residential Design Guidelines 7,000 square feet Parcel Size: Surrounding Area: Existing Land Use General Plan Zoning North Residential Low Density Residential R-1 :8 East Residential Low Density Residential R-1:8 South Residential Medium Density Residential R-M:5-12 West Residential Low Density Residential R-1:8 The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. ATTACHMENT 1 Planning Commission Staff Report -Page 2 18151 Overlook Road/S-14-056 April 13, 2016 FINDINGS : CONS ID ERA TIONS : ACTION : EXHIBITS: • As required , pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, this project is Categorically Exempt, Section 15303: New Construction or Conversion of Small Structures . • As required by Section 29.10.09030(e) of the Town Code for the demolition of a single-family residence. • As required by the Residential Design Guidelines that the project complies with the Residential Design Guidelines. • As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. The decision of the Planning Commission is final unless appealed within ten days. 1. Location Map 2. Findings (one page) 3. Recommended Conditions of Approval (nine pages) 4. Project Data Sheet (two pages) 5. Applicant's Letters of Justification, received August 14 , 2014 (one page) and February 17, 2016 (four pages) 6. Town's Consulting Arborist Report , received June 1, 2015 (25 pages) 7 . Amended Town's Consulting Arborist Report, received September 21, 2015 (26 pages) 8. Original Development Plans (elevations only), received August 14, 2014 and reviewed by the Town's Consulting Architect (one page) 9. Town's Consulting Architect report, received April 29, 2015 (four pages) 10. Amended Town 's Consulting Architect Report, received August 20, 2015 (four pages) 11. Amended Town's Consulting Architect Report, received December 11, 2015 (five pages) 12. Email to Staff from Town 's Consulting Architect, received January 6 , 2016 (one page) 13. Applicant 's Outreach Letter to Neighbors , received August 5, 2015 (two pages) 14. Public Comments received by 11 :00 a .m . April 7 , 2016 (26 pages) 15. Colors and Materials, received January 6, 2016 (one page) 16. Currently proposed Development Plans, received March 11 , 2016 (12 pages) Planning Commission Staff Report -Page 3 18151 Overlook Road/S-14-056 April 13,2016 BACKGROUND: The subject site is located on the north side of Overlook Road, three properties west of the intersection ofWissahickon Avenue and Overlook Road (see Exhibit 1). The non-conforming lot is 7 ,000 square feet with an existing 1,646-square foot two-story residence and a 422 -square foot garage built in 1971 . The immediate neighborhood is a mix of single-family homes and multi-family housing and contains one and two-story homes . The applicant proposes to demolish the existing house and construct a new 2,326-square foot two-story residence with an 819-square foot cellar and a 244-square foot attached garage. The lot is non-conforming due to the lot size and lot frontage. The proposed project meets all technical requirements including parking, setbacks, height, floor area, and building coverage. The project is being forwarded to the Planning Commission because neighborhood concerns regarding mass, height, privacy and neighborhood compatibility could not be resolved . PROJECT DESCRIPTION : A . Architecture and Site Application The applicant is proposing a 2 ,326-square foot two-story residence with an 819-square foot cellar and a 244-square foot attached garage. The proposed contemporary craftsman style residence would have a maximum height of 28 feet , three inches. The proposed materials include: wood shingles, stone veneer, wood trim, wood clad windows with casings, and a composite roof. A color and material sheet is provided in Exhibit 15. A color and material board will be available at the Planning Commission meeting and Exhibit 4 includes general project data. B. Location and Surrounding Neighborhood The project site is located on the north side of Overlook Road, three properties west of the intersection ofWissahickon Avenue and Overlook Road (see Exhibit 1). Properties to the west, north, and east contain single-family residences and multi-family units exist to the south. C. Zoning Compliance The proposed project complies with the floor area, height, and building coverage limitations. The proposed project complies with setback requirements and all required parking is being provided on-site. The zoning permits a single-family residence. Planning Commission Staff Report -Page 4 18151 Overlook Road/S-14-056 April 13 , 201 6 ANALYSIS: A. Floor Area The applicant is proposing a 2 ,326-square foot two -story r esidence with an 819-square foot cellar and a 244-square foot attached garage. The following Floor Area table reflects propose d floor a rea and countable floor area pursuant to the Town Code. Total Floor Area Countable Floor Area Second Floor 946 946 First Floor 1,380 1,380 Cellar* 819 0 Garage** 244 0 Total 3,389 s.f. 2,326 s.f. * Ce lla rs are except from countable floor area. **Non-Hillside zon ed p r operties have a separate garage .floor area calculation. Based on Town and County records , the residences in the immediate area range in size from 1,876 square feet to 2 ,350 squ are feet. The floor area ratios (FAR) range from 0.25 FAR to 0.34 FAR. The proposed residence would be 2,326 square feet with a 0 .33 FAR. Pursuant to Town Code, the maximum square footage for the lot size is 2,338 square feet. The following Neighborhood Analysis table reflects current conditions of the immediate area. House House ADDRESS House Garage and garage Lot si ze FAR 18101 Overlook Road 2,159 540 2 ,699 8,000 0.27 18121 Overlook Road 1,973 420 2 ,393 8,000 0 .25 18201 Overlook Road 1,876 525 2 ,401 7,000 0 .27 18251 Overlook Road 2,350 460 2,810 7 ,000 0 .34 * 18000 Overlook Road 5,857 704 6,561 56,192 0 .10 * 17910 Ove rlook Road 1,346 550 1,896 1,296 1.04 * 17920 Overlook Road 1,346 550 1,896 1,296 1.04 * 17930 Overlook Road 1,346 550 1,896 1,296 1.04 1815 1 Overlook Road (Ex) 1,646 422 2,068 7,000 0.24 18151 Overlook Road (P) 2,326 244 2,570 7,000 0.33 *Properties in the imm ediate area that have not bee n include d in the ne ighborhood analysis du e to large or small lot size . They are not compara ble to the subject property. Planning Commission Staff Report -Page 5 18151 Overlook Road/S-14-056 April 13 , 2016 At 2,326 square feet , the proposed residence would be the second largest home in the immediate area and the second largest FAR. The proposed FAR and square footage is compatible with the immediate neighborhood. B. Tree Impacts The project site contains 15 trees (on-site and on adjacent properties); 12 are protected trees and three privet trees are exempt from regulation. The applicant is proposing to remove four protected trees . The trees include an 18-inch diameter Monterey Pine, a multi-trunk western redbud, a 5-inch diameter Evergreen Pear, and a 5-inch diameter Pacific Wax Myrtle, all in poor overall condition. The Town's Consulting Arborist prepared an arborist report for the site and recommendations for the project (Exhibit 6). The applicant made changes and addressed the Consultant's recommendations and staff forwarded the revisions to the consultant for a second review (Exhibit 7). The applicant has incorporated the Consulting Arborist's recommendations into the final development plans. If the project is approved , tree protection measures would be implemented prior to and during construction. Replacement trees would be required to be planted pursuant to Town Code. Tree protection measures are incorporated as conditions of approval (Exhibit 3) to protect the trees to remain on the subject property and within the development area. C. Architectural Considerations Staff requested that the Town's Architectural Consultant review the project (Exhibit 8) to provide recommendations regarding architecture and neighborhood compatibility. The consultant identified several recommended changes in order to bring the project into compliance with the Town's Residential Design Guidelines (Exhibit 9). The first review by the Consultant provided the following recommendation: I . Design the two fireplace chimneys to be compatible with traditional Craftsman Style home. The applicant made changes and addressed the Consultant's recommendation and staff forwarded the revisions to the Consultant for a second review (Exhibit 10). The second review by the Consultant had the following recommendation: I . The shed roof transition between the fireplace firebox and the chimney seems a bit out of character with the Craftsman Style details at the roof gable end. Design the.fireplace chimney transition to be compatible with traditional Craftsman Style homes. Planning Commission Staff Report -Page 6 18151 Overlook Road/S-14-056 April 13, 2016 The applicant made changes and addressed the Consultant's recommendation and staff forwarded the revisions to the Consultant for a third review (Exhibit 11 ). The applicant had modified the exterior materials, using shingles and stone in lieu of the stucco previously proposed. The third review by the Consultant had the following recommendations: 1. Us e traditional wood shingles rather than fiber cement shingles. 2. Increase the size of the stone column bases. 3. Use mitered shingles at all corners . Based on direction from the Consulting Architect and staff, the applicant made changes to the elevations addressing the exterior materials change. The revisions are incorporated into the final development plans included in Exhibit 16 . The Consulting Architect found that the proposed residence is scaled appropriately and is compatible with the one and two story homes in the immediate neighborhood (Exhibit 12). D. Public Outreach The project was referred to the Planning Commission because neighbors have expressed concerns regarding privacy, height, mass, and neighborhood compatibility (Exhibit 14). In August of 2015, the applicant reached out to neighbors, providing a letter of introduction (Exhibit 13) and proposed development plans. Staff received 13 response letters from neighbors acknowledging they had reviewed the project plans. Three responses expressed concerns. In addition staff received additional correspondence from three concerned neighbors (Exhibit 14). The neighbor living across the street from the subject property at 18000 Overlook Road has expressed concerns regarding on-site parking, lack of street parking on Overlook Road, architecture design quality of the proposed house, and compatibility with surrounding homes (Exhibit 14). The neighbor located to the right of the subject site at 18121 Overlook Road, has expressed concerns regarding the on-site parking, height, and mass of the building due to the narrow lot (Exhibit 14). The property to the right is at a lower grade than the subject site. The neighbor located to the rear of the site at 9 Chestnut Avenue has expressed concerns regarding privacy in their back yard , height, mass, and changing the character of the neighborhood. Exhibit 14 includes a letter from Mr. and Mrs . Kelly and photos from their backyard. The Kelly 's property is at a lower grade than the subject site . Planning Commission Staff Report - Page 7 18151 Overlook Road/S-14-056 April 13, 2016 The applicant has met on -site with the rear and side neighbors to discuss their concerns and possible ways to address the concerns as discussed in the applicants letter (Exhibit 5). The applicant corresponded via email with the neighbor across the street (Exhibit 14). Height, mass, neighborhood compatibility, and privacy are discussed in the following sections. E. Height, Mass and Neighborhood Compatibility Early in the review process the applicant installed story poles to provide a visual context of the proposed height and mass for the neighbors and staff. The applicant has also installed pieces of plywood on the rear elevation to represent the second story window placement. The existing elevation of the properties on Overlook Drive run downhill from west to east (left to right). The neighboring property to the west (left) is located at a higher elevation than the subject property and the properties to the east (right) and to the rear (north) are located at lower elevation level than the subject site. 1-r ---v7' i_ TCA,APi.9 PP.G-O55'7 Ppo.r c In order to reduce the mass of the house the second story is setback approximately 25 feet from the first story front elevation (Exhibit 16, Sheet A4). The streetscape elevation above does not provide the visual context of the 25-foot second story setback, which reduces the second story mass. The second story is setback approximately three feet on both sides from the first story, further reducing the second story mass. The proposed residence is set 55 feet, 2 inches from the rear property line, where 20 feet is required, providing additional distance from the rear neighbor. The proposed two-story residence is 28 feet, three inches tall (30 feet is allowed in the R- 1:8 zone). The proposed height is approximately four feet taller than the existing two-story residence. The applicant has proposed an average plate height for the residence ranging from 8 -1/2 feet to 9-1/2 feet. A neighbor expressed concerns that the proposed cellar was adding additional height to the structure. The applicant's engineer provided documentation explaining that the finish floor height proposed was set to meet drainage requirements and to protect the adjacent trees (Exhibit 5). Planning Commission Staff Report -Page 8 18151 Overlook Road/S-14-056 April 13, 2016 The applicant's design team explored lowering the building height of the proposed residence but stated that if that was done it would compromise the architectural style and the ability to sell the home (Exhibit 5). The Residential Design Guidelines specify that residential development shall be similar in mass, bulk, and scale to the immediate neighborhood . The applicant provides justification for the proposed residence in Exhibit 5. The Town's Consulting Architect finds the proposed project to be compatible with the scale of the immediate neighborhood (Exhibit 12). F . Privacy Neighbors have expressed concerns regarding privacy. The applicant met with the neighbor to the right ( 18121 Overlook Road) and to the rear (9 Chestnut A venue) to discuss privacy issues (Exhibit 5). Both of the neighboring properties are located at a lower elevation. Removal of Second Story Balcony The proposed residence improves privacy for both the rear and side neighbors as the existing second story balcony will be removed. Additionally, the existing home's main living space is located on the second floor and the proposed home will replace this area with a master bedroom. Window Placement and Size The proposed window placement and window size have been designed to provide privacy for the future residents and the neighboring properties . Egress windows for the front second story bedrooms have been placed on the front elevation. There are two windows on the rear elevation, one egress window for the master bedroom and one smaller frosted bathroom window. Staff suggested that the applicant consider using obscure glass in the second story rear elevation windows. The applicant will use obscure glass for the bathroom window (Exhibit 3, Condition of Approval #13), but would like to keep the master bedroom egress window clear. Landscape Screening In 2015, a tree removal permit was issued to remove a 35-inch diameter oak tree in the rear yard of the subject property due to severe root damage, which reduced the landscape screening between the subject property and rear properties. Exhibit 3, Condition of Approval #8 requires three 36-inch box trees to be planted on-site to mitigate this tree removal. One of the replacement trees must be an oak tree located in the same rear yard location where the previous oak tree was removed. Planning Commission Staff Report -Page 9 18151 Overlook Road/S-14-056 April 13 ,2016 In addition the applicant has proposed to plant additional landscape screening to address the privacy concerns . Exhibit 3, Condition of Approval #11 requires 24-gallon evergreen/drought tolerant trees/hedges be planted in the rear yard to provide a landscape privacy buffer between the properties prior to the issuance of a Certificate of Occupancy. The landscape privacy buffer shall be maintained. Modified landscape plans will be reviewed and approved prior to issuance of a building permit. G. Parking Pursuant to Section 29.10.150 of the Town Code single-family homes are required to provide two off-street parking spaces. Town Code does not require off-street parking to be covered . The proposed project provides one garage parking space and one uncovered parking space. The applicant has utilized a single car garage in the proposed design because the lot width is narrow . A two car garage would dominate the streetscape, as it currently does . The proposed one car garage allows for a covered porch entry feature on the front elevation while meeting the Town Code 's parking requirement. The project also includes a 24-foot wide driveway that will provide space for guest parking. The proposed project meets the Town Code requirements for off-street parking. H. Environmental Review The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. PUBLIC COMMENTS : Staff has received comments from the public. The body of the staff report discusses the public comments which are also included in Exhibit 14. SUMMARY AND RECOMMENDATION: A. Summary As currently proposed, the project would create a two-story contemporary craftsman style residence that meets parking requirements, setbacks, allowable floor area, lot coverage, and allowable height. The proposed house would be the second largest house in the immediate neighborhood and would be approximately four feet taller than the existing two-story house. The applicant has worked with the adjacent neighbors to try to resolve outstanding parking, privacy, height , mass, and neighborhood compatibly concerns . Planning Commission Staff Report -Page 10 18151 Overlook Road/S-14-056 April 13, 2016 Due to the proposed building size, height, and neighborhood topography the neighbor 's concerns remain regarding mass, height, privacy, and neighborhood compatibility. While staff supports the project because it meets the Zoning Code requirements and has appropriate proposed architecture staff has concerns regarding the proposed height and mass as it relates to the immediate area. B. Recommendation Staff recommends denial of the Architecture and Site application based on the height and mass of the residence in comparison to those in the immediate area. ALTERNATIVES: Alternatively, the Commission could: 1. Approve the application by taking the following actions: a. Find that the proposed project is categorically exempt, pursuant to Section 15303 of the California Environmental Quality Act as adopted by the Town (Exhibit 2); and b. Make the required findings as required by Section 29.10 .09030(e) of the Town Code for granting approval of a demolition of a single-family residence (Exhibit 2); and c. Make the finding that the project complies with the Residential Design Guidelines (Exhibit 2); and d . Make the required considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture & Site application (Exhibit 2); and e . Approve Architecture and Site Application S-15-063 with the conditions contained in Exhibit 3 and development plans included as Exhibit 16. 2 . Approve the application with additional and /or modified conditions. 3 . Continue the matter to a date certain with specific direction. Associate Planner Community Development Director JP :EW:cg cc: Urban West, LLC/ Nicole King, 22 S . Santa Cruz, 2nd Floor, Los Gatos, CA 95030 Ronald M. Tate, 22 S. Santa Cruz , 2nd Floor, Los Gatos , CA 95030 Chris Spaulding, 801 Camelia Street, Suite E., Berkeley, CA 94710 Super Structures, Inc., 1251 Dell Avenue, Campbell, CA 95008 N:\D EV\PC REPORTS\2016\0 verlo okRd 18 15 1-A&S.docx 18151 Overlook Road This Page llltentionally Left Blank PLANNING COMMISSION -April 13, 2 016 REQUIRED FINDINGS & CONSIDERATIONS FOR: 18151 Overlook Road Architecture and Site Application S-14-056 Requesting approval to demolish an existing single-family residence, to construct a new single-family residence and obtain a grading permit on property zoned R-1:8. APN 510-40- 146. PROPERTY OWNER: Ronald M. Tate APPLICANT: Urban West, LLC, Nicole King FINDINGS Required finding for CEQA: • The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303 : New Construction or Conversion of Small Structures . Required finding for the demolition of a single-family residence: • As required by Section 29.10.09030( e) of the Town Code for the demolition of a single- family residence: 1. The Town's housing stock will be maintained as the single-family residence will be replaced. 2. The existing structures have no architectural or historical significance, and are in poor condition. 3. The property owner does not desire to maintain the structures as they exist; and 4. The economic utility of the structures is limited due to the work done by a prior owner. Required Compliance with the Residential Design Guidelines: • The project is in compliance with the Residential Design Guidelines for single-family homes not in hillside residential areas. CONSIDERATIONS Required considerations in review of Architecture & Site applications: • As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. N :\DEV\FI N DI NGS\20 16\0 VERLOOKROADl 8 151.DOC X EXHIBIT 2 This Page Intentionally Left Blank PLANNING COMMISSION-April 13, 2016 CONDITIONS OF APPROVAL 18151 Overlook Road Architecture and Site Application S-14-056 Requesting approval to demolish an existing single-family residence, to construct a new single-family residence and obtain a grading permit on property zoned R-1:8. APN 510-40- 146. PROPERTY OWNER: Ronald M. Tate APPLICANT: Urban West, LLC, Nicole King 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. The lighting plan shall be reviewed during building plan check. 4. GENERAL: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed , prior to the issuance of a building or grading permit. 6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations made by Arborist Resources, identified in the Arborist's reports dated as received June 1, 2015 , and received September 21, 2015 , on file in the Community Development Department. A Compliance Memorandum shall be prepared by the applicant and submitted with the building permit application detailing how the recommendations have or will be addressed. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. 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. Refer to tree fencing requirements and other protection measures identified in the Arborist Reports prepared by Arborist Resources, identified in the Arborist' s reports dated as received June 1, 2015 , and received September 21, 2015, on file in the Community Development Department. Include a tree protection plan with the construction plans. 8. TREE REPLACEMENT: Per Tree Removal Permit Tl 5-053, plant three (3)-36" box trees on property prior to issuance of Building Final. One of the tree replacements must be an oak tree located in the same rear yard location that the previous oak tree was removed. Tree replacements require the Town Arborist's approval. EXHIBITS 9. 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. 10 . FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 11. LANDSCAPE SCREENING: 24-gallon evergreen/drought tolerant trees/hedges shall be planted in the rear yard to provide a landscape privacy buffer between properties prior to issuance of a Certificate of Occupancy. This privacy buffer shall be maintained. Modified landscape plans shall be reviewed and approved prior to issuance of a building permit. 12. ARCHITECTURAL CONSULTANT REQUIREMENTS: The developer shall implement, at their cost, the recommendation made by Cannon Design Group, identified in the Architectural Consultant reports, dated as received April 29, 2015 , August 20 , 2015 , and December 11, 2015 on file in the Community Development Department. A Compliance Memorandum shall be prepared by the applicant and submitted with the building permit application detailing how the recommendation has or will be addressed. This recommendation must be incorporated in the building permit plans, and completed prior to issuance of a building permit. 13. OBSURE GLASS: Obscure glass shall be utilized in the second story bathroom window at the rear elevation and incorporated into the building plans. 14. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit, the developer shall provide the Community Development Director with written notice of the company that will be recycling the building materials. All wood, metal, glass , and aluminum materials generated from the demolished structure shall be deposited to a company which will recycle the materials. Receipts from the company(s) accepting these materials, noting the type and weight of materials, shall be submitted to the Town prior to the Town's demolition inspection. 15. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 16. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend , indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and may be secured to the satisfaction of the Town Attorney. 17 . COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 18 . PERMITS REQUIRED: A Demolition Permit shall be required for the demolition of the existing single-family residence and detached garage and a Building Permit shall be required for the construction of the new single-family residence. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 19. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 20. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36", maximum size 30" x 42". 21. DEMOLITION REQUIREMENTS : Obtain a Building Department Demolition Application and a Bay Area Air Quality Management District Application from the Building Department Service Counter. Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, return the completed form to the Building Department Service Counter with the air District's J# Certificate, PG&E verification, and three (3) sets of site plans showing all existing structures, existing utility service lines such as water, sewer, and PG&E. No demolition work shall be done without first obtaining a permit from the Town. 22. 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. As an alternate, the necessary foundation elements can be designed by a licensed Civil Engineer to the Minimum Requirements of Chapter 4 of the 2013 California Residential Code. 23. 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 elevation 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 comer locations d. Retaining Walls 24. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS : The residence 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. b. All passage doors shall be at least 32-inches wide on the accessible floor. c. Primary entrance shall be a 36-inch wide door including a 5 'x5' level landing, no more than l /2-inch out of plane with the immediate interior floor level with an 18-inch clearance at interior strike edge. d. Door buzzer, bell or chime shall be hard wired at primary entrance. 25. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined, i.e. directly printed, onto a plan sheet. 26. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation . The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12-inches above the elevation of the next upstream manhole. 27. TOWN FIREPLACE ST AND ARDS: New wood burning fireplaces shall be an EPA Phase II approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10-feet of Chimney. 28. HAZARDOUS FIRE ZONE : The project requires a Class A Roof assembly. 29. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface Fire Area and must comply with Section R327 Materials and Construction Methods for Exterior Wildfire Exposure of the 2013 California Residential Code. 30. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a California licensed Architect or Landscape Architect in conformance with California Public Resources Code 4291 and California Government Code Section 51182. 31. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Architect or Landscape Architect certifying the landscaping and vegetation clearance requirements have been completed per the California Public Resources Code 4291 and Government Code Section 51182. 32. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www .lo s gato s ca .gov/building. 33. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County Valley Nonpoint Source Pollution Control Program Sheet (24x36) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at www .losgatosca.gov/building. 34 . APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development -Planning Division-Erin Walters ( 408) 354-6867 b. Engineering/Parks & Public Works Department-Ryan Do (408) 395-5340 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. f. Bay Area Air Quality Management District ( 415) 771-6000 TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 35. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans , Standard Specifications, and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued. The Developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the Town performing the required maintenance at the Developer's expense. 36. APPROVAL: This application shall be completed in accordance with all the conditions of approvals 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. 37. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Applicant/Developer to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and El ectric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation. Copies of any approvals or permits must be submitted to the Town Engineering Division of the Parks and Public Works Department prior to releasing any permit. 38. PUBLIC WORKS INSPECTIONS : The Developer or his/her 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 rejection of work that went on without inspection. 39. RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Developer's operations. Improvements such as , but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, ra ised pavement markers , thermoplastic pavement markings, etc. shall be repaired and replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor 's sole expense and no additional compensation shall be allowed therefore. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. The Developer shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 40. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and /or sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 41. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan review at the Engineering Division of the Parks and Public Works Department. 42. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to issuance of any permits. 43. 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. 44. GRADING PERMIT: A Grading Permit is required for all site grading and drainage work except for exemptions listed in Section 12.20 .015 of the Town Code. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks and Public Works Department lo cated at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location , driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Department on E . Main Street is needed for grading within the building footprint. 45. DRIVEWAY: The driveway conform to existing pavement on Overlook Road shall be constructed in a manner such that the existing drainage patterns will not be obstructed. 46. TREE REMOVAL: A tree removal permit is required prior to the issuance of a grading or building permit, whichever comes first. 4 7. RETAINING WALLS: A building permit, issued by the Building Department at 110 E. Main Street, may be required for on-site retaining walls. On-site walls are not reviewed or approved by the Engineering Division of Parks and Public Works. 48. UTILITIES: The Developer shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground , as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. Applicant is required to obtain approval of all proposed utility alignments from any and all utility service providers. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 49. SIDEWALK/CURB IN-LIEU FEE: A curb and sidewalk in-lieu fee shall be paid prior to issuance of a building permit. The estimated fee per the current Town Fee Schedule is $6 ,800.00 . This fee is based on 50 LF of curb at $64/LF and 225 square feet of 4.5-foot wide sidewalk at $16 /SF . The fee is subject to change every fiscal year. 50. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT): The property owner shall enter into an agreement with the Town for all existing and proposed private improvements within the Town's right-of-way. The Owner shall be solely responsible for maintaining the improvements in a good and safe condition at all times and shall indemnify the Town of Los Gatos. The agreement must be completed and accepted by the Town Attorney, and 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 permits. 51. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080, 26.10.065, and 29.40.030. 52. CONSTRUCTION STREET PARKING: No vehicle having a manufacture 's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior to approval from the Town Engineer. 53 . HAULING OF SOIL: Hauling of soil on or off-site shall not occur during the morning or evening peak periods (between 7 :00 a.m. and 9:00 a.m . and between 4:00 p.m. and 6 :00 p.m .). Prior to the issuance of a building permit, the developer shall work with the Town Building and Engineering Department Engineering 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 developer/owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required. All trucks transporting materials to and from the site shall be covered. 54. CONSTRUCTION HOURS : All subdivision improvements and site improvements construction activities, including the delivery of construction materials, labors, heavy equipment, supplies , etc., shall be limited to the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays. The Town may authorize, on a case-by- case basis, alternate construction hours. The Applicant/Subdivider shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town . 55 . WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. A sanitary sewer clean-out is required for each property at the property line or location specify by the Town . 56. SITE DESIGN MEASURES: All projects shall incorporate one or more of the following measures : a . Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas. c. Direct roof downspouts to vegetated areas . d. Use permeable pavement surfaces on the driveway, at a minimum . e. Use landscaping to treat stormwater. 57. 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 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 will 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 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 sati sfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling s oil , sand , or other loose debris shall be covered. 58 . 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. 59 . SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks . No through curb drains will be allowed. Any storm drain inlets (public or private) directly connected to public storm system shall be stenciled/signed with appropriate "NO DUMPING -Flows to Bay" NPDES required language. On-site drainage systems for all projects shall include one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to be used they shall be placed a minimum of ten (10) feet from the adjacent property line and/or right of way. 60. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of contractor and home owner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT washed into the Town 's storm drains . 61. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction . All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours . The storing of goods and/or materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division. The adjacent public right-of- way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued. The Developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the Town performing the required maintenance at the Developer's expense. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 62 . FIRE SPRINKLERS REQUIRED: An automatic residential fire sprinkler system shall be installed in one-and two-family dwellings as follows: In all new one-and two-family dwellings and in existing one-and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: A one-time addition to an existing building that does not total more than 1,000 square feet of building area. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. 63. WILDLAND-URBAN INTERFACE: This project is located within the designated Wildland Urban Interface Area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7 A. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning Department for related landscape plan requirements. 64. 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). 65. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI- 7 . Provide appropriate notations on subsequent plan submittals, as appropriate to the project. 66. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a positi on that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Addre ss numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm ). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means s hall be used to identify the structure. N:\DEV\CONDIT IONS\20 16\0verlook Road-18151.docx This Page Intentionally Left Blank Zoning district Land use General Plan Designation Lot size (sq. ft.) square feet Non -Conforming Lot Average Lot Slope Single-family residence Low Density Residential 7.7% same Single-family residence same same Ll, V'~ 06 2016 Li' G24 , f F LOS GAT( "` rG DiViSi© 8,000 sq. ft. minimum Due to size Less than 10% Hillside Area No same Exterior materials: siding wood siding Wc� tit shingles, stone veneer trim wood wood windows wood frame wood clad wffactory casings roofing composite composite Building floor area: first floor 823 s.f. 1,380 s.f. second floor 823 s.f. 946 s.f. cellar N/A 819 s.f. exempt from FAR Total Floor Area 1,646 s.f. 2,326 s.f. 2,338 s.f. max excludes garage, cellar House FAR .06 33 0.33 max. garage 422 244 661 s.f. max.. Garage FAR .06 03 0.09 max. Setbacks (ft.): front 25 ft 25 ft 25 feet minimum rear 54.54 ft 55 ft 2 in 20 feet minimum side (R) 9.83 ft 8 ft. 1 in. 8 feet minimum side (L) 11.39ft 8 ft. 1 in. 8 feet minimum Maximum height (ft.) 25 ft 28 ft-3 in. 30 feet maximum Neighborhood Cornpatiblity Building coverage (%) 17.8% 25.27% 40 percent EXH. ttaTT 4t Parking -�, -.ki�4 � ,XX,�'�--��"a..c�-r�, cY+-ss` a..-w t`:=:� �s .�,.�° � _ .„gyp, , — .�?� x �.; . ji°_ garage spaces 2 1 2 required uncovered spaces r N/A 1 Tree Removals N/A Canopy Replacement Sewer or septic Sewer Same so�I 1 �• ! ■ �� i' I URBAN PACIFIC To: Town of Los Gatos Attn: Planning Department Civic Center 110 E. Main Street Los Gatos, CA 95030 Re: 18151 Overlook Road, Los Gatos, CA Letter ofJustification From: Urban Pacific Construction, Inc. 22 S. Santa Cruz Ave., 2nd floor Los Gatos, CA 95030 408-353-0283 Hello, 8/13/14 There are several reasons why we have elected to demolish the existing home and build a new home at 18151 Overlook Road. After careful consideration we have decided, for the following reasons, that this is the best course of action for proceeding with this project. For starters, the current house is in poor condition (see Structure Condition Report), and is under utilizing the great space of the property. The cost of demolishing the home and building new is significantly cheaper than attempting to make what is there work for the end users desires. Secondly, the existing home is dated and an eye sore for this highly prestigious sought-after neighborhood. It lacks character, looks weathered, and does not fit in with the other homes on this street. The proposed new plan blends in nicely with the other homes, and provides a craftsman style of house the community likes to see. This proposed new home is in compliance with the Town's requirements, and would add great value to the architectural style of Los Gatos homes. I thank you in advance for your consideration. Sincerely, Tom Wilson 408-353-0283 N icole@urbanpac.com RECEIVED AUG 1 4 2014 TOWN OF LOS GATOS PLANNING DIVISION EXHIBIT 5 URBAN PACIFIC' CONSTRUCTION This Page Intentionally Le.ft Blank 111 flu URBAN WEST February 17, 2016 Town of Los Gatos Planning Division c/o: Erin Walters 110 E. Main Street Los Gatos, CA 95030 RE: 18151 Overlook Road - Application Erin: S--r4—vE FEB ? 4 ?016 TOWN OF LOS GATOS PLANNING DIVISION The purpose of this Letter is to address the concerns voiced by three of our neighbors regarding our proposed project located at 18151 Overlook Road. As a Bay Area native and current Los Gatos resident l understand, respect and value the importance of the planning process as a venue for neighbors to voice concerns and provide input into what will eventually become a part of their neighborhood. That being said, with the exception of Mr. Arzie, we met with both The Kellys and Kay Thompson, to walk their properties and view their concerns from their vantage points. Below are the results of those meetings. Larry Arzie Mr. Arzie's primary concern is that the house does not fit the character of the neighborhood. Mr. Arzie is entitled to his opinion however, ! have to respectfully disagree. The home we designed for the site is a Craftsman style home which not only fits in this neighborhood but in the downtown Los Gatos area. We attempted to alleviate his concerns over the "quality" of the home by sending him pictures of previous Craftsman style homes we built, His response was that they appeared to be "tract homes". Our "tract homes°' were built in Mountain View, Los Altos, and Los Altos Hills and the sale of each home exceeded the high water mark for price per square foot at the time. Additionally and arguably more importantly, the homes were received with enthusiasm and gratitude by the neighbors. Kay Thompson, 18121 Overlook Road Kay's concern was the height of the structure, the fact that the new home will be taller than the existing structure, and privacy from the first and second story windows. We were very appreciative of Ms, Thompson's willingness to meet with us and discuss her concerns. We took her concerns back to our design team and determined that there wasn't anything we could do to lower the height of the home without compromising our 22 S. SANTA CRUZ AVENUE. 24 FL00R LOS GATOS. CALIFORNIA 95030 408.399,4950 INFOCUR0ANWlEST.COM URBAN WEST ability to sell the home. Ms. Thompson's daughter also suggested that the basement was possibly the reason for the he i ght increase . We posed this question to our civil engineer who explained in the attached letter that the height increase was to meet the drainage requirements while being sensitive to the existing trees. We have offered to provide mature pri vacy screening along Ms. Thompson's side of the property to alleviate the perceived impact of the new structure . · Oavid and Rita Kelly. 9 Chestnut The Kelly's primary concern is the height of the proposed home and the visual impact into their backyard . While I understand and appreciate their concerns I don't agree that the visual impact will be as significant as they suggest. Because we will be eliminating the existing rear deck and moving the ma in living area to the downstairs, we will actually be improving privacy as the Master Bedroom is not a h i gh traffic area . Additionally, of the two windows on the upper level facing their property, one is a bathroom window that we will frost. We would prefer not to frost the egress window in the master bedroom. I would like to point out that the eventual buyer of this property is as likely to value their privacy and limit the Kelly's view into their Master Bedroom as the Kelly's are to limit the view into their living room. To further alleviate privacy concerns we have offered to plant mature landscape screening along the backside of our property. This would be a very effective way to mitigate the perceived loss of privacy from the removal of the large oak tree. In addition to and to recap some of the points made above, I would like to highlight a few more design choices we have made to be conscious of our neighbors. • Roof pitch is low • The plate height for average homes these days is 9' to 1 O'. Either remodeling or building new, homeowner's no longer want the traditional 8' plate height. Our neighbors wouldn't want it if they were remodeling . • The window placement has been carefully designed on the sides of the home to allow privacy to the closest neighbors (sides). • On the back side of the home (facing the Kelly's) we only have two windows upstairs. One is egress for the Master Bedroom. The other window is for the bathroom and could be frosted to add privacy. • The current floorplan of the home has the main living area upstairs (where the proposed Master Bedroom will go). The new floorplan will move the main living space downstairs and el iminate the outdoor deck that currently exists. This will dramatically improve the privacy for neighbors on both sides and behind . • We have offered to install privacy landscape screening to all adjacent neighbors to help reduce their view of our home. 22 S. SANTA CRUZ An£, 2" FLOOR • , , LOS GATOS. CAUFORllll 96030 '-.. I ~I 408 .399.4950 ~ INFo@UlllWMST.COM URBAN WES T Another point that I feel needs to be highlighted is the fact that the home we have des igned fits every one of the Town's guidelines. We are no t asking for a single variance or exception . We are simply trying to exercise our development rights with in the guidelines the Town has created . I would also like to point out the fact that we are a Los Gatos based company. Our offices are located at 22 S. Santa Cruz Avenue . I am resident of Los Gatos, and my 8 year old son attends Van Meter Elementary as will my 12 month old daughter when she reaches kindergarten . I make this point because the tone in some of the neighbors' letters were very negative towards us as the property developer. Perhaps some of our neighbors have had negative experiences with developers in the past. Whatever their reasons are, I would like to reassu re them and the Town that we are not a large company that isn't considerate of our neighbors. We are a father and son owned company with roots in the area extend ing back to the early 1960's . We have forged a pristine reputation by acting responsibly and consciously towards our neighbors . We feel strongly that, despite their concerns, ou r neighbors w i ll be very happy with our final product and the character and value it will add to our community . If you have any questions or concerns regarding any of the items d iscussed below please feel free to reach out via phone or email. Regards, Lance Tate , managing member Urban West, LLC 408 .399.4950 x2 office 858.401 .9810 mobile lance@urbanwest.com 22 S. SOTA CRUZ AVENll. 2• FLOOR ' I ' LOS 8A111S , CAl.IFOIUU 95030 ~, I , I 408.399.4950 ~ INFO@llRBAmsT.COll This Page Intentionally Left Blank Civi l Engineers -Land Survey o rs -Pl a nner s -Con s 1 ru c 1i on Managers January 26, 2 01 6 Lance Tate Urban West LLC 22 S . Santa Cruz Avenue Los Gatos , CA 95030 Re : 18151 Overlook D r APN 510-40 -146 Dear Mr. Tate, RECEIVED Es tabli shed 1910 Waller J. Hann a, Jr. P.E.. LS. Arnold Brunetti, P.E s --, Lf -os &:> IAN 2 7 2016 ~ ... , ''l·J OF LOS GATOS ' u-,/~NING DIVISION The finish floor height of the proposed res ide nce located at 18151 Overlook Dr was primarily based on two things : minimizing the grading around existing trees and drainage. The grades along the west property line dictated the height of the finished floor of the garage due to trees in the area . If we lowered the grade of the fin ished floor of the garage and driveway, it would potentially damage the neighboring tree . The finished floor he ight of the house was set high enough to allow for required code distanc e from wood to adjacent grade and positive dra inage to the street and existing storm drainage easements . If you have any questions , please call . Sincerely, Amanda Wilson This Page Intentionally Left Blank • ARBOR RESOURCES professional consulting arbor1sts and tree care ARBORIST REPORT 18151 OVERLOOK ROAD LOS GATOS, CALIFORNIA PROPERTY OWNER: Ronald M. Tate APPLICANT: Nicole King of Urban West, LLC ARCHITECTURE & SITE APPLICATION 5-14-056 APN 510-40-146 Submitted to: Erin Walters Community Development Department Town of Los Gatos 110 East Main Street Los Gatos, CA 95031 Prepared by: David L. Babby Registered Consulting Arborist® #399 Board-Certified Master Arborist® #WE-4001 B May 29, 2015 RECEIVED JUN 0 1 2015 S -J'-}-050 TOWN OF LOS GATOS PLANNING DIVISION EXHIBIT 6 p .o. box 25295, san mate o, cailforn1a 94402 • email: arborresou rces@comcast .ne t office: 650 .654.3351 • cell : 650.274 .3656 • licensed contractor #796763 David L. Babby, R egistered Co 11s11 /ting Arborist® May 29, 2015 SECTION 1.0 2.0 3.0 4.0 5.0 5.1 5.2 5.3 6.0 EXHIBIT A B c TABLE OF CONTENTS TITLE INTRODUCTION ............................................................................. 1 TREE COUNT AND COMPOSITION ............................................... 2 SUITABILITY FOR PRESERVATION ................................................ 4 REVIEW OF POTENTIAL IMPACTS .............................................. 5 TREE PROTECTION MEASURES ................................................ 6 Design Guidelines ........................................................................ 6 Before Demolition, Grading and Construction ........................... 9 During Demolition, Grading and Construction ........................... 9 ASSUMPTIONS AND LIMITING CONDIT IONS ............................. 12 EXHIBITS TITLE TREE INVENTORY TABLE (three sheets) SITE MAP (one sheet) PHOTOGRAPHS (four sheets) David L. Babby . Regis tered Co ns ulting Arborist® May 29, 2015 1.0 INTRODUCTION The Town of Los Gatos Community Development Department has retained me to prepare this Arboris t Report in connection with the proposed new residence, with basement. at 18151 Overlook Road , Los Gatos. Specific tasks conducted are as follows : • Visit the site, perfonned on 5/21 /15, to identify 15 "protected trees " 1 situated either within the project site, along the street frontage , or on neighboring properties and having trunks immediately adjacent to and /or canopies overhanging the site . • Determine each tree's trunk diameter at 54 inches above grade . Diameters are rounded to the nearest inch , and trees listed with more than one diameter are formed by multiple trunks . • Estimate average canopy spreads (rounded to the nearest fifth). • Ascertain each tree's health and structural integrity, and assign an overall condition rating (e.g. good , fair , poor or dead). • Rate each tree's su itability for preservation (e.g. high, moderate or low). • Obtain photographs; see Exhibit C . • Assign tree numbers in a sequential pattern, and plot those numbers and roughly approximate locations on the site map in Exhibit B (base map being Sheet Al , the Site & Drainage Plan . dated 9/22/14 , by Chri s Spaulding Architect). • Affix round-metal tags with corresponding, engraved numbers to the trunks or limbs of accessible trees . For inaccessible trees on neighboring properties, tags were affixed to wood fences adjacent to respective tree trunks. • Review the set of project plans, prepared by Chris Spaulding Architect, stamp dated 3/30/15 , to identify potential impacts to inventoried trees. • Provide measures to help avoid or mitigate impacts to retained or removed trees. • Prepare a written report containing the above information , and submit via email as a PDF document. 1 Pursuant to Section 29 .10.0960 of the Town 's Municipal Code, a "protec ted tree " has a trunk with a diameter ~4" at three feet abo ve grade. Fruit-or nut-bearing trees with trunk diameters les s than 18" are e xempt (Section 29. l 0 .0970). 18 151 O verlook Road, L os Ga tos Page 1 of 12 To wn of L os Gatos Co mmunity D evelopm ent Department David L. Bobby, R egistered Con sulting A rborist® May 29, 2015 2.0 TREE COUNT AND COMPOSITION Fift een (15) trees o f eight various species were inventoried for this report. They are sequentially numbered as #1 thru 15, and the table below identifies their names, assigned numbers, counts and percentages . 0/o OF NAME TREE NUMBER(S) COUNT TOTAL Coast live oak 6 ,7 ,11,14 4 27% Deodar cedar 1 1 7% European beech 4 1 7% Evergreen pear 5 1 7% Glossy privet 9, 10, 13 3 20% Monterey pine 2 ,8, 12 3 20% Pacific wax myrtle 3 1 7% Western redbud 3 1 7% Total 16 100% As illu strated in the above table, the tree landscape on and surrounding the site ts populated predominantly by coast live oak, followed by privet and Monterey pine. Specific information regarding each tree is presented within the table in Exhibit A. The trees' corresponding numbers and approximate locations can be viewed on the site map in Exhibit B, and photographs are presented in Exhibit C . Tree #3 , a small redbud , is s ituated within the public right-of-way along Overlook Road and is regarded as a street tree. 18151 Overlook R oad, Los Gato s Page2of12 Town of Los Gatos Com mun ity Development Depa rtment David L . Babby, Registered Consulting A rbo rist® May29, 201 5 Nine (9) trees have trunks originating on neighboring properties, and due to their proximity to the project site, were inventoried to achieve conformance with Section 29.10.0995 of the Town Code): they include #1, 4, 6-10, 12 and 13 . Ten (10) trees are not shown on the project plan s, and their locations depicted on the map in Exhibit Bare only roughly approximate and should not be construed as being surveyed ; they include #1, 4, 6-10, 12, 13 and 15 (accounts for all those on neighboring properties plus #15). Other' trees located throughout the site were not inventoried due to having trunks with diameters less than four inches . 18 151 O ve rlook Road, L os Gatos Page 3 of 12 To wn of Los Gatos Community Development D epartment David L. Babby , Regis tered Consulting Arborist® May 2 9, 2015 3.0 SUITABILITY FOR TREE PRESERVATION Each tree has been assigned either a ''high ," "moderate" or 'low" suitability for preservation rating as a means to cumulatively measure its existing health, structura l integrity, anticipated life span, location, size, particular species , tolerance to construction impacts, growing space, and safety to property and persons within striking distance . Descriptions of these ratings are presented below; the high category is comprised of no trees, the moderate category six (or 40%). and the low category nine (or 60%). High : Applies to none. These trees appear relatively healthy and structurally stable; have no apparent, significant health issues or s tructural defects; present a go od potential for contributing long-term to the site ; and require only periodic or regular care and monitoring to maintain their longevity and structural integrity. They are typically the most suitab le for retaining and in corporating into the future landscape. Moderate: Applies to trees #1, 4, 6, 8, 11 and 14 . These trees contribute to the site, but at levels less than those assigned a good suitability ; may have health and /or structural issues that can potentially be reasonably addressed and properly mitigated; and frequent care is typically required for their remaining lifespan. They might be worth retaining , if provided proper care, but not seemingly at significant expense or major design revisions. Low: Applies to trees #2, 3, 5, 7, 9, 10, 12, 13 and 15. These trees have serious or significantly weakened health and /or structural defects that are expected to worsen regardless of tree care measures employed (i .e . beyond likely recovery). Removal of those located within the site is recommended to improve the tree landscape and/or site safety. 18 15 1 O verlook Road, Los Gatos Page 4 of 12 Town of L os Gatos Community Development Dep artm ent David L. Babby , Registered Cons ulting A rbo rist® May 2 9, 2015 4.0 REVIEW OF POTENTIAL IMPACTS Implementation of the proposed design allow retention of all inventoried trees, but presents significant impacts to a few, namely #3 and 6. Tree #3 is a small redbud with a poor structure, and excavation for constructing the new driveway will extend up to its trunk; based on its condition, removal is the appropriate disposition. Tree #6 is a large coast live oak originating from the neighboring eastern property. Excavation for the proposed lightwell along the home's east side will result in severe root loss, and as a result, subject the tree to instability and/or premature decline. To avoid this , the lightwell design requires revision to achieve a minimum protection zone of nine to ten feet west of the trunk, and from this point towards north and south, up to 15 feet from the trunk; the protection zone must remain free from any excavation, overexcavation, fill , compaction, trenching. or other soil disturbance, including for shoring (and stitch piers). I also recommend onsite trees #2, 5 and 15 are removed . Tree #2 is a declining Monterey pine with a poor structure. #5 is a small evergreen pear also with a poor structure, and #I 5 is a short tree anticipated to be removed during excavation for the basement. Tree #4 is situated in close proximity to the ne w parking space . Given a distinct grade differential between the shared fence and home , to include a planter short rock wall , and level walk below planter, there unlikely are significant roots within the existing walk, but will be within the planter. Based on this, where beneath the tree's existing canopy. the future parking space/driveway should be entirely beyond (east of) the outer edge of existing planter and rock wall , including for any overexcavation ; i.e. maintain existing grade within entire planter width and beyond wall (note that dimensions and grades of existing conditions are needed, and not currently shown in the site plan). A summary of the prior information is as follows : • Removals (four in total): #2, 3, 5 and 15. • Retained (11 in total): #1, 4 and 6-14. • Revise the lightwell and building design for achieving a reasonable chance of survival and rooting stability for tree #6. • Achieve setback noted above for the parking space adjacent to tree #4. 18151 O ve rlook Road, L os Gatos Page 5of12 To wn of Los Gatos Community Development Department David L. Babby, R egistered Consulting Arborisr® May29, 2015 5.0 TREE PROTECTION MEASURES This section presents recommendations for achieving the protection of retained trees throughout construction. They should be carefully followed , are subject to revision upon reviewing revised or additional project plans, and I should be consulted in the event any measure cannot be feasibly implemented. Please note all referenced distances from trunks are intended to be from the closest edge (face of) of their outennost perimeter at soil grade. 5.1 Design Guidelines I . Designate a Tree Protection Zone (TPZ) to be the section of existing unpaved ground beneath or beyond a tree's entire canopy, and for #4 and #6, as specified in Section 4.0 of this report. A TPZ is where the following activities, but not necessarily limited to, shall be avoided: trenching, so il scraping, compaction, mass grading, finish-grading, overexcavation, subexcavation, tilling, ripping, swales, bioswales, storm drains, dissipaters, dry equipment cleaning, stockpiling and dumping of materials, and equipment/vehicle operation . In the event an impact encroaches sl ightly within a setback, it can be reviewed on a case-by-case basi s to determine whether measures can sufficiently mitigate the impacts to Jess-than-significant levels . 2 . For trees #4 and 6, implement the design recommendations provided in Section 4.0. 3. Where beneath the canopies of trees #6 and 14 , confine overexcavation, compaction and other soil disturbance to within 24 inches beyond the basement wall and first floor foundation (including the drilling of piers for shoring). 4 . To achieve the above, shoring is critical to avoid overexcavation beyond the basement wall and maintain setbacks. The shoring design should not require the loss or large limbs or branches during operation of a pile driver or drill rig for shoring. (and soil nailing and shotcrete utilized should a conflict exist). 5. The permanent and temporary drainage design , including downspouts, should not require water being discharged towards a tree's trunk. 18151 Overlook Road, Los Gatos Page 6of12 Town of Los Gatos Community D evelopment Department Da vid L. Babby , Regis tered Cons ulting Arborist® May 2 9, 2015 6. Add the assigned numbers to a ll site-related plans . The approximate trunk locations of #1, 4 , 6-10, 12, 13 and 15 should also be added, as well a s additional information regarding the grade differential , planter width and wall location beneath #4's canopy. 7. On the demolition plan, specify that all below ground existing and unused pipes, vaults and lighting shall be abandoned and cut off at existing soil grade where within a TPZ (rather than being dug up and causing root damage). 8 . Swales should be established well-beyond tree canopies . Where necessary within, they should be as far from the trunks as possible, require no more than a two-to three-inch deep cut or fill, avoid severing roots ~two inches in diameter, and not be compacted (foot-tamping is acceptable). 9 . The erosion control design should consider that any straw wattle or fiber rolls require a maximum vertical soil cut of two inches for their embedment, and are established as close to canopy edges as possible (and not against a tree trunk). 10 . Per Section 29.10.lO OO(C.I) of the Ordinance, a copy of this report (or updated one) must be incorporated into the final set of project plans; titled Sheets T-1 , T-2, etc. ("Tree Protection Instructions"); and referenced on all site-related project plans . I I . On Sheet A I , add protection fencing for trees #4 and 6 to be along the outside eastern edge of the existing wall for #4, and five feet from the proposed home foundation or basement wall for #6; see Exhibit B for an illustration. 12 . A root zone buffer, for foot -t raffic only , should also be s pecified on Sheet A 1 for trees #6 and 14, to be between protection fencing and the basement wall or foundation . It shall comprise a six-to eight-inch lay er of coarse wood chips manually spread on unpaved ground, and to create a sturdy walking surface, can be covered by plywood sheets of at least %-inch thick and secured together. For tree #6 , it should be installed prior to demo lition , and for #4, immediately following removal of the existing rear patio . 18 15 J Overlo ok Road. Los Gatos Page 7of12 Town of Lo s Gatos Community D e velopment Department David L. Bobby , Registered Consulting Arboris r® May 29, 2015 13 . The landscape design should con form to the following additiona l g uide lines : a . Plant material insta ll ed beneath the canopies of the oaks should be drought- tolerant, limited in amount, an d planted at least five or mo re feet from th e ir trunks. Plant materi a l in s ta ll ed beneath the canopies of all other trees should be at least 24 to 36 inches from their trunks. b . Irrigation beneath the oak canopies should not be applied within a dista nce of five times their trunk di am eters. Irrigation for new plant material beneath their canopies should be low-vo lume, applied irregularly (such as on ly once or twice per week), and te mpo rary (such as no more than three years). c . Irrigation and lighting features (e.g. main line , lateral lines, va lv e boxes, wiring and controllers) sho uld be established beyond TPZs. In the event this is not feasible, they may require bei ng in stalled in a radial directi o n to a tree 's trunk, and terminate a specific distance from a trunk (versus crossing pa st it). d . Ground cover should be comprised (partially or entirely) of a three-to fou r- inch depth of coarse wood chips or other high-quality mulch (gorilla hair, bark or rock, stone , cobble, gravel , black plastic or other synthetic ground cover should be avoi ded). Mulch s ho uld remain six inche s from the trees' trunks . e. Tilling, ripping and compaction wi thin TPZs should be avoi ded . f . B e nder board o r other edging material propose d beneath th e canopies s ho uld be established on top of existing soil grade (such as by using vertical st akes). 14 . Mitigation is necessary to compensate for the removal of p r otected trees, and Section 29.10.0985 can be used as the fra mework for determining amounts and s izes . The trees shall be planted pri or to final inspection, double-staked with rubber tree ties (may not be necessary for trees of 36-inch box s ize and large r), a nd a ll forms of irrigation be of a n a utom atic drip or soaker hose system placed on the soil s urface and not in a sleeve. AdditionaUy, to achieve the greatest assurance of proper in stallation , all new trees shall be in stalled , including necessary irrigation, by an experienced Cali fo rnia State-licensed landsca pe contractor or tree-service company. 18151 Overlook Road, Los Gatos Pa ge8of 12 Town of Los Gatos Community D evelopm ent D epartment David L. Babby , R egister ed Cons11/ti11g A rboris t® May 29, 2015 5.2 Before Demolition, Grading and Construction 15 . Manually restore the soil grade at the rear of the site; th e ground should be 'smoothed' and leveled o ut, being careful not to excavate soi l and ro ots. 16. Spread a four-to five-inch layer of coarse wood chips (Yi-to 3/.i -inch in size) from a tree-service company over th e ground within the property's rear section. 17 . Es tablish the root zone buffer for tree #6 . 18 . The root collars of trees #11 and 14 mu st be fully cleared of rock and soil o n all s ides (360°), and the work performed by a profess ional and state-licensed tree serv ice either through hand-di ggi ng or the use of an Airspade. 19. Establish tree protection fencing to restrict access into TPZs, and where along future foundations , no farther than five feet from the basement wall; locati ons are identified on Exhibit B. This fencing shall remain throughout construction, and consist of five-to six-foot high chain link mounted on eight-foot tall , two-inch diameter galvanized steel posts that are driven into the ground. 20. Pursuant to Section 29. I 0.1005(a)(4) of the Town Code, 8 .5-by I I-inch warning signs shal l be affixed and prominentl y displaye d on each side of fencing o pposi te the trees' trunks: "WARNING -Tree Pro tection Zone -this fence shall not be removed and is subject to penalty according to Town Code 29. I 0 .1025." These s igns sho uld be intact prior to commencing demolition. 5.3 During Demolition, Grading and Construction 2 1. Supply water to the root zones of#4, 6 and 14 every three to four weeks throu ghout the entire construction process, at an amount of five to ten gallons per in ch of trunk diameter. Various application methods include either fl ooding the inside of a 12-inch ta ll berm formed around o r near a canopy's perimeter, using so aker hoses, or through deep-root injecti o n. For #4 a nd 6, watering o nl y on the project si te is s uf fi cient. 22. A void us ing tree trunks as w in c h supports fo r movi ng or liftin g heavy loads . 18 151 Overlook R oad, Los Gatos Page 9of12 Tow11 of L os Gatos Community Development Departme11t David l. Babby, Register ed Co ns ulting Arborist® May 29 , 2015 23 . The staging area and route(s) of access should be established beyond TPZs. 24. Excavation for section of drive (parking space location) beneath #4's canopy should first be performed by a one-foot wide trench being manually dug along the perimeter of where soil excavation will occur closest to the tree's trunk, and down to the required subgrade depth (to avoid roots breaking and being damaged closer to the trunk than otherwise needed). Roots encountered with diameters of 2:tw o inches shall be cleanly severed by hand (at 90° to the direction of root growth) against the tree side of the trench . All soil beyond the trench (i.e. away from the tree) can then be mechanically excavated using heavy equipment, and remaining outside the fenced area(s). Alternatively, the use o f a stump grinder could be utilized precisely where a curb/gutter and any overcut (12" max) will be established. 25 . Any approved digging or trenching within a TPZ shall be manually performed without the use of heavy equipment or tractors operating on unpaved ground beneath canopies. 26 . Avoid damaging or cutting roots with diameters 2:two inches. Should roots of this size be encountered, within one hour of exposure, they should either be covered by burlap that remains continually moist until covered by soil. If they are approved for cutting, cleanly severe at 90° to the angle of root growth against the cut line (using loppers or a sharp hand saw), and then immediately after, the cut end either buried with soil or covered by a plastic sandwich bag (and secured using a rubber band , and removed just before backfilling). 27. Tree pruning shall only be performed m accordance with ANSJ A300-2001 standards, by a California licensed tree-service contractor (D-49) that has an ISA certified arborist in a supervisory role, carries General Liability and Worker's Compensation insurance, and abides by ANSI Zl 33 .1-2006 (Safety Operations). 28 . Removing existing hardscape and home within and near a TPZ, such as for tree #14, must be carefully performed to avoid excavating roots and soil during the process (and above-ground portion of a tree). 18151 Overlook Road, Los Gatos Page JOof 12 Town of Lo s Gatos Community Development Departm em David L . Babby , R egistered Consulting Arboris t® May29, 2015 29. The root zone buffer for tree #14 shall be installed immediately following demolition of the existing rear patio (completed prior to basement excavation). 30. Any fence posts to be established within a TPZ must be carefully designed to avoid potential significant impacts. In doing so, I recommend they are planned to be at least two to three feet from a trunk, minimized in diameter, and spaced as far apart as possible (e.g. at least five p lus feet apart). The design should specify that the post holes are manually dug using a post hole digger or shovel, and roots two inches and greater in diameter retained and protected during the process (in the event a root of this size is encountered during digging, the hole should be shifted over 12 inches and the process repeated). 3 I . Spoils created during digging shall not be piled or spread on unpaved ground within a TPZ. If essential , spoi ls can be temporarily piled on plywood or a tarp. 32 . Dust accumulating on trunks and canopies during dry weather periods should be periodically washed away (e .g. every two to three months). 33. Avoid disposing harmful products (such as cement, paint, chemicals, oil and gasoline) beneath canopies or anywhere on site that aJJows drainage within or near TPZs. Herbicides should not be used with a TPZ; where used on site, they should be labeled for safe use near trees. Liming shall not occur within 50 feet from a trunk. 34. Great care must be taken by equipment operators to position their equipment to avoid the trunks and branches of trees, including the scorching of foliage (including along the road). 35. Fertilization may benefit the trees' health, vigor and appearance. If applied, however, soil samples should first be obtained to identify the pH levels and nutrient levels so a proper fertilization program can be established. I further recommend any fertilization is performed under the direction and supervision of a certified arborist, and in accordance with ANSI A300 (Part 2) -2004 Fertilization standards. 18151 O verlook Road, Los Gatos Page 11 of12 Town of Los Gatos Community D evelopment D epartment David L. Babby. Registered Consulting Arborist® May 29, 2015 6.0 ASSUMPTIONS AND LIMITING CONDITIONS • All information presented herein covers only the inventoried trees, and reflects their size, condition, and areas viewed within the project site and from the ground May 21, 2015. • Documented condition, suitability ratings and species of dormant trees are subject to change once they can be observed following the growth of new leaves. • My observations were performed visually without probing, coring, dissecting or excavating. I cannot, in any way, assume responsibility for any defects that could only have been discovered by performing the mentioned services in the specific area(s) where a defect was located. • The assignment pertains solely to trees listed in Exhibit A. I hold no opinion towards other trees on or surrounding the project area. • 1 cannot provide a guarantee or warranty, expressed or implied, that deficiencies or problems of any trees or property in question may not arise in the future. • No assurance can be offered that if all my recommendations and precautionary measures (verbal or in writing) are accepted and followed, that the desired results may be achieved. 1 cannot guarantee or be responsible for the accuracy of information provided by others. I assume no responsibility for the means and methods used by any person or company implementing the recommendations provided in this report. The information provided herein represents my opinion. Accordingly, my fee is in no way contingent upon the reporting of a specified finding, conclusion or value. The numbers shown on the site map in Exhibit B are intended to only roughly approximate a tree's location, or group location, and shall not be considered surveyed points. • This report is proprietary to me and may not be copied or reproduced in whole or part without prior written consent. It has been prepared for the sole and exclusive use of the parties to who submitted for the purpose of contracting services provided by David L. Babby. • If any part of this report or copy thereof be lost or altered, the entire evaluation shall be invalid. Prepared By: bti David L. Babby Registered Consulting Arborist® #399 Board -Certified Master Arborist® #WE-4001 B Date: May 29, 2015 18151 Overlook Road, Los Gatos Town of Los Gatos Community Development Department Page 12 of 12 David L. Babby, R egistered Cons ulting Arboris t® May 29, 2015 EXHIBIT A: TREE INVENTORY TABLE (three sheets) 18151 Overlo ok Road, Los Gatos Town of L os Gatos Community Development Departm ent ARBOR RESOURCES professional consulting arborists and tree care. TREE INVENTORY TABLE TREE/ TAG NO. TREE NAME SIZE CONDITION Suitability for Preservation (High/Moderate/Low) • Trunk Diameter (in.) Canopy Spread (ft.) Health Condition (100°%=Best, 0%=Worst) Structural Integrity (100%=Best, 0%=Worst) Overall Condition (Good/Fair/Poor/Dead) Deodar cedar I 1 (Cedrus deodara) 22 55 _ 40% 80% Poor Moderate Comments: Offsiie, center of trunk about 10' from fence and 12' from street. Added to map. Sparse canopy. Ivy throughout most of dripline. Monterey pine 2 (Pious radiata) t 18 35 60% 30% Poor Low Comments: Asymmetrical. poor form and a sinuous trunk. Dead branches overhang driveway. Numerous large cuts along lower trunk and crown, Excessive limb weight. Western redbud 3 (Cercis occidentalis) 5, 3 20 60% 30% Poor Low Comments: Prior pruning relegated to elevating crown. Remaining canopy is dense with poor form. Street tree. European beech 4 (Fagus svlvatica) 16 45 60% 70% Fair Moderate Comments: Offsite, center of trunk about 5' from fence Added to map. Excessive limb weight. The entire lower trunk is not visible. Evergreen pear 5 (Pvrus kawakamii) 5 10 50% 30% Poor Low Comments: highly asymmetrical. one-sided canopy away from #2. Sinuous form. Coast live oak 6 (Quercus agrifolia) 23 35 90% 40% Fair Moderate Comments: Offsite, center of trunk about 4' from fence Added to map. Asymmetrical away from site. Multi -leader structure and narrow form. Site: 18151 Overlook Road, Los Gatos Prepared for: Town of Los Gatos Prepared by: David L. Babby 1 of 3 May 29, 2015 111/0t professional consulting arborists and tree care ARBOR RESOURCES TREE INVENTORY TABLE TREE/ TAG NO. TREE NAME SIZE CONDITION Suitability for Preservation (High/Moderate/Low) [runk Diameter (in.) Canopy Spread (ft.) Health Condition (100%=Best, 0%=Worst) Structural Integrity (100%=Best, 0%=Worst) Overall Condition (Good/Fair/Poor/Dead) Coast live oak 7 (Quercus agrifolia) 17 30 60% 30% Poor L Low Comments: Offsite, center of trunk about 8' from fence Added to map. Sinuous form. Asymmetrical. one-sided canopy entirely away from site. Multi -leader structure. Partial buried root collar. Monterey pine 8 (Pinus radiata) 15 25 50% 50% Fair Moderate Comments: Offsite. center of trunk about 7' from fence Narrow form. Added to map. Glossy privet 9 (Ligustrum lucidum) I I 25 50°,10 40% Poor Low Comments: Offsite, trunk's base abuts fence. Added to map. Crowded conditions beneath #8 and 11. Glossy privet 10 (Ligustrum lucidum) 9 10 60% 30% Poor Low Comments: Offsite, center of trunk about 18" from fence. Added to map. Trunk grows thru fence from neighbor's side, then upright. Somewhat dense growth of wisteria in canopy. Coast live oak 11 (Quercus agnfolia) 35 45 40% 40% Poor Moderate Comments: Moderate to low suitability. Significant soil disturbance beneath canopy - compaction and soil displaced from a small tractor (recent operations, likely during wet soil conditions). Buried root collar. Small. recent scar along lower trunk. Sparse canopy. Asymmetrical. nearly one-sided canopy that is dominant towards south side (due to crowded conditions). Very high canopy and excessively pruned in past. Trunk bifurcates into codominant leaders at 6' above grade, the central leader has a multi -limb structure. Site: 18151 Overlook Road, Las Gatos Prepared for: Town of Los Gatos Prepared by: David L. flabby 2 of 3 May 29, 2015 • TREE/ TAG NO. 12 13 14 15 ARBOR RESOURCES professional consult1n'3 arbor 1s t s .and tree care TREE NAME Monterey pine (Pi nus radiaia) TREE INVENTORY TABLE SIZ E CONDI TI ON ~ ~ Ill .... Ill ... 0 0 :§. -~ ~~ ~ c: II ·.::; II .... 0 * :8 QI -0 ..... RI E 0 QI ..... QI -0 ...,, E ....,, E .... c: "' "' RI c. 0 QI Iii QI 0 I/) u cc .... cc > II ::::J II ~ c. .s::. * t: § 0 ..... c: c: Iii 0 ::::J ::::J a QI 0 .... ~ ::c ..... ti) ..... 36 60 40% 40% c: 0 ·p -0 RI -RI ~ ~ QI 0 QI 0 Ill ...J c: ~ QI -0 0 .... QI E a.. ..... 0 .... RI -0 a.. 0 .... ~ c: ~ QI 0 ·;v ~ "8 u u. =~ = -RI -0 .0 -.... 0 RI .S::. QI 0 ..... Clll > ~ ·:; :c 0 VI - Poor Low Comment s : Offsite, center oftnmk about 10' from fence. Added to map. Visibility of trunk and canopy is highly inhibited; what is seen o f cano py indicates health is poor (furthe r exam- ination is needed if more accurate assessment is necessary). Very high canopy and excessive limb weight. Glossy privet (lig11stn1m lu cidum) 8. 6, 5, 4 20 50% 30% Poor Low Comments: Offsite, center of trunk about 3' from fence . Added to map. Topped before. Excessive limb weight. Coast live oak (Que rc us agrifolia) 35 65 60% 40% Fair Moderate Comments: Asymmetrical. one-s ide d canopy towards south . Root collar is buried by river rock Pacific wax my rtle (Morella ca1ifornica) and possibly some soil. Low limb towards west, and its removal back to trunk is anticipated (a minor impact). A large 1.8' tall by 1.4' wide wound along the trunk's south s ide is filled with foam , and a s s uch , the extent of decay is unknown . Significant soi l disturbance beneath canopy (see tree #11 for further di scussion). 5 10 50% 40% Poor Low Comments: Crowde d-growing conditions. Could also be regarded as a tall shrub. Added to map. Site: 18151 Overlook Road, Los Gatos Prepared for: Town of Los Gatos Prepared by: David L. Babby 3 of 3 May 29, 2015 ( David L. Babby, Registered Consulting Arboris t® May29, 201 5 EXHIBIT B: SITE MAP (one sheet) 18151 Overlook Road, Los Gatos Town of Los Gatos Community Developm ent Departm ent • • • • APV0VVV: I,C5.VE/v, NOTE: SHADOWS ARE 5IMILARTO (E) 2-5TORY HOUSE MAT 15 15tING REPLACED AerECniVoCr• 50J5r,r, ,E154:5, :5.5,LAR SHALI.Ar ROLL CPC DEL VOI 3 VA 5c1 JUN 5 .51 57 SOLAR. SHADOW STUDY LDLAN DURBAN INTERFACE FIRE PROTECTION NOTES: 5FIACV VIALL 15•5C re.,1 Tr.5. 5.5[17 CF,C5,5,03,[55,5rwr 5,15.5ri RI 1? ANO MEW KiN:41,70 ONES , MEE, 4VEEL.I.A1.17. II, V0.1. 1.1, 72 OP Ei:,ea 5.10. MAR M.LNI CFE IFFE A .1. MMEICK HNICK.M. ENMAPL ALP.D.A5r51 EoQnuT75155 55.51113Ewi1 c,� TM,. P. A.M.. WiLL,Alia r: !FENT PM .47.C...111APCON C,62/14. KEY, 551.1 CESAI. kW IN AA PA,. c==.5=', ALL :V.I. PADI. EAST 5045505 ,515,E r0 Et • .54[1,0, rn,:t ..r‘qt :EC:Er 0551f5g5 !NCO, .5.,5,505P HO! WO, 1,61 E5 .AAEED YoVr• L[5.51.c 55. MOUTH KLAAN ELANKIME 55151,11.5,A.V.,5 CRICiE :VIPS MOV TIAN., el., 'GRAM' Cie WA,. 1.1, SLAMP.A. FCC,55.5, • COVC MAP. CA-11435. ROLIF VC CPI, :55-15L: Ecrn 0.50LION.CLEVAANT WICEV1.11.M. Pi a. MN A,. 'kr ALWALI AK., ,ANCOM • 0, • ,KEFFy • 4.31.01.3,1-15......V.C.i.. ...'1'11'.4,7MLAXL75'0;%f r=67t5r V.V./ MILK. :M., -NV PL. AV, FEETR4101. ?FRAM MEA, FICFES. EIMAINM.747.11 VFW, CE.E IL! COMAE" AL, CREWEL FALA. PA,EFTANE MEE ARCM ..,L- ip• IWAX VICir CLZAAVICS Be al dtAnnAnzE I ,3 2.4 PEVA TO ,I.JECT GRADING t DRAINAGE NOTES PROJECT DATA ILFC.P., HATEM. ov545. ,VC5JEL,V.,5,515,51.. CHECAINN 2-SC4r, tCRME .4 IN PSFACNEK GARAGE NAN M. NM. 5<54( CAL. 5 LOOM. 117 I.,1125,. 7.00 ',UAW crECFECI•FE • RE LS.EM) MILIF.V.EFIEE CC v. 4F.C.. BRNO.. I Arn AMA EVEDVC COVE.. VIC IN TY MAP DVACPIND GAR., .1. hir51,1500,5 e051.54r 5,11.101GE ,W50, 567 MAW*? CZ. 2A5 17.454. N., VNAL EK MALI 6.54 WALED FC. ,tewo LANPSCAPE N PM. INERNMEHLL .44/14IM OMCCENNE ACM,. 5,..,55.1?-0. irkivEwax.e. m-r0 HIMF• MCA TO 1A410,4A, ARE, IN 55404. CM.. TO .5.1..E 5, E04 IC MGM ERANSI LINE TYPE LEGEND Til(11410TV)011 tTAICP44 .1.. n ICV. • fp" CIET5C.C. 12 PROPOSED £N) I 2-5TORy NOOSE "-, C•..4; TREE PROTECTION FENCING NOTE5. ARLIKIeR C.v. Am4 vto Ala 10 PIVIICrEV I-VL 56. RIM. 54 FI•41- CCIVAL.,C•1 ...55.1.55, ROA,. CII5L AvVAV CE ATM. g var. 5-re,55-Ler5crot — TRU PRO-H(711-351 rENCIA.4. 6 3. ral, " R R L Zia? SITE * DRAINAGE PLAN I "- I 0-0" LtIDSURVEY 5VALPFIA LoWD SUP.VE,5,IC DATED 3111114, 3004 Z014-021 (531,135 4453) LARAMEME CHRIS SPAULDING o pRC HI 311To t-...1.1.11.0,11dE-5 3.51-5EP BEEN.Er fuly050.. 9,515 mo552,595,31,,5101527,959 PHELZAHNAILY ENT EMMEN REVIEW SET PLAN CHECK ELT MUHL MT FIFFNSTRUCEEIN ser A PROPOSED NEW HOME 18151 OVERLOOK ROAD LOS ' "OS u CALIFORNIA • .V6.5 Wan • um..cvc. .C.E. FACE REMELCCA Al OS VIECTS David L. Bobby , R egistered Consulting Arborist® May29, 2015 EXHIBIT C: PHOTOGRAPHS (four sheets) Photo Index Page C-1: Trees #1 thru 6 Page C-3: Trees #10 thru 13 Page C-2: Trees #6 thru 9 Page C-4: Trees #14 and 15 I 815 I Overlook Road, Los Gatos Town of Los Ga tos Community Developm en t Department David L. Bobby, Registered Consulting Arborist® May 29, 2015 18151 Overlook Road, Los Gatos Town of Los Gatos Community Development Department Page C-1 David L. Babby, Registered Consulting Arborise' May 29, 2015 18151 Overlook Road, Los Gatos Town of Los Gatos Community Development Department Page C-2 David L. Bobby, Registered Consulting Arborist® May 29. 2015 18151 Overlook Road, Los Gatos Town ofLos Gatos Community Development Department Page C-3 David L. Babby, Registered Consulting Arborisi® May 29, 2015 18151 Overlook Road, Los Gatos Town of Los Gatos Community Development Department Page C-4 This Page Intentionally Left Blank ARBOR RESOURCES professional consulting arbornsts and tree care UPDATED ARBORIST REPORT 18151 OVERLOOK ROAD LOS GATOS, CALIFORNIA PROPERTY OWNER: Ronald M. Tate APPLICANT: Nicole King of Urban West, LLC ARCHITECTURE & SITE APPLICATION S-14-056 A P N 510-40-146 Submitted to: Erin Walters Community Development Department Town of Los Gatos 110 East Main Street Los Gatos, CA 95031 Prepared by: David L. Babby Registered Consulting Arborist® #399 Board -Certified Master Arborist® #WE-40018 September 21, 2015 RECEIVED SEP 21 2015 s-i LfS6 TOWN OF LOS GATOS PLANNING DIVISION p,o. box 25295, san mateo, california 94402 email: arborresources@comcast.net officer 650.654.3351 • cell: 650.274.3656 • licensed contractor #796763 David L. Babby, Registered Consulti►rg Arborist® September 21, 2015 TABLE OF CONTENTS SECTION TITLE PAGE 1.0 INTRODUCTION 1 2.0 TREE COUNT AND COMPOSITION 2 3.0 SUITABILITY FOR PRESERVATION .. 4 4.0 REVIEW OF POTENTIAL IMPACTS 5 5.0 TREE PROTECTION MEASURES 6 5.1 Design Guidelines ..... 6 5.2 Before Demolition, Grading and Construction 9 5.3 During Demolition, Grading and Construction 10 6.0 ASSUMPTIONS AND LIMITING CONDITIONS 13 EXHIBITS EXHIBIT TITLE A TREE INVENTORY TABLE (three sheets) B SITE MAP (one sheet) C PHOTOGRAPHS (four sheets) David L . Babby, Registered Cons ulting Arborist® S eptember 21. 2015 1.0 INTRODUCTION The Town o f Los Gatos Community Development Department has retained me to review the current set of plans and update my prior 5/29/15 report in connection with the proposed new re sidence, with basement, at 18151 Overlook Road , Los Gatos . Specific tasks conducted for this and the prior report are as follows: • Review the current set of plans, stamp dated 8/5/ l 5 by the Town. • Visit the site, perfom1ed on 5/21/15 , to as sess potential impacts by identify J 5 trees situated either within the project site , along the street frontage, or on neighboring properties and having trunks immediately adjacent to and /or canopies overhanging the site. A subsequent visit was performed on 9/16/15 to assess potential impacts by implementing the current set of plans. • Determine each tree's trunk diameter at 54 inches above grade. Diameters are rounded to the nearest inch, and trees listed with more than one diameter are formed by multiple trunks . • Estimate average canopy spreads (rounded to the nearest fifth). • A scertain each tree's health and structural integrity, and assign an overall condition rating (e.g. good, fair, poor or dead). • Rate each tree's suitability for preservation (e.g. high, moderate or low). • Obtain photographs ; see Exhibit C . • Assign tree numbers in a sequential pattern, and plot those numbers and roughly approximate locations on the site map in Exhibit B (base map being Sheet A 1, the Site & Drainage Plan , dated 9/22/14, by Chris Spaulding Architect). • Affix round-metal tags with corresponding, engraved numbers to the trunks or limbs of accessible trees. For inaccessible trees on neighboring properties, tags were affixed to wood fences adjacent to their respective tree trunks. • Provide measures to help avoid or mitigate impacts to retained or removed trees. • Prepare a written report containing the above information, and submit via email as a PDF document. 18 151 O verlook Road, Los Gatos Page 1 of 13 To wn of Los Gatos Co mmunity Development Departm ent David l. Babby, Regis ter ed Co nsulting Arborist® September 21 , 2015 2.0 TREE COUNT AND COMPOSITION Fifteen (15) trees of eight various species were inventoried for this report. They are sequentially numbered as #1 thru 15, and the table below identifies their names, ass igned numbers , counts and percentages. %OF NAME TREE NUMBER(S) COUNT TOTAL Coast live oak 6, 7 , 11 , 14 4 27% Deodarcedar 1 1 7% European beech 4 1 7% Evergreen pear 5 1 7% Glossy privet 9, 10 , 13 3 20% Monterey pine 2 ,8 , 12 3 20% Pacific wax myrtle 3 1 7% Western redbud 3 1 7% Total 15 100% As illustrated in the above table, the tree landscape on and surrounding the s ite is populated predominantly by coast live oak, privet and Monterey pine . Specific information regarding each tree is presented within the table in Exhibit A. The trees' corresponding numbers and approximate locations can be viewed on the site map in Exhibit B , and photographs are presented in Exhibit C. Tree #3 , a small redbud , is s ituated within the public right-of-way along Overlook Road and is regarded as a street tree. 18151 Overlook Road, Los Gatos Page 2of 13 Town of L os Gatos Community Development Dep artm ent Da vid L. Babby, R egistered Consulting Arborist® September 2 1, 2015 Nine (9) trees have trunks originating o n neighboring properties, and were in ventoried due to their prox imi ty to the project s ite ; they include #1 , 4, 6-10, 12 and 13 . Of the 15 inventoried trees, the following 12 are regulated and defined as protected trees:1 #1-8,11, 12, 14 and 15 . The o th e r three trees, #9 , 10 and 13 , are exempt from reg ulation, pursuant to Section 29. I 0 .0970 of the Town Code, due to bei ng privets with trunk diameters less than 24 inches (all are situated o n ne ighboring prop erties). Ten (10) trees were not shown o n the prior plans reviewed , and their locations shown on the map in Exhibit B are only roughly a pproximate and should not be construed as being s urveyed ; they include #1, 4, 6-10, 12 , 13 and 15 (accounts for a ll those on neighbo rin g properties plus # 15). Other trees located througho ut the site were not inventoried due to having trunks with diamete rs le ss than fo ur inches. 1 Pursu ant to Section 29.10.0960 of the Town 's Muni ci pal Code. a "protected tree" has a trunk with a diameter ?.4 " at three fee t above g ra de . F ru it-o r nut-bearing trees with trunk diame ter s le ss than 18" are exempt (Secti o n 29.10 .0970). 1815 1 Overlook Road, Los Gatos Page 3of13 Town of Los Gatos Community Development Departm ent David L. Bobby, Registered Consulting Arborist® September 2 1, 2015 3.0 SUITABILITY FOR TREE PRESERVATION Each tree has been assigned either a "high,' "moderate" or "low" suitability for preservation rating as a means to cumulatively measure its existing health, structural integrity, anticipated life span, location, size, particular species, tolerance to construction impacts, growing space, and safety to property and persons within striking distance. Descriptions of these ratings are presented below; the high category is comprised of no trees, the moderate category six (or 40%), and the low category nine (or 60%). High : Applies to none. These trees appear relatively healthy and structurally stable; have no apparent, significant health issues or structural defects ; present a good potential for contributing Jong-term to the site; and require only periodic or regular care and monitoring to maintain their longevity and structural integrity . They are typically the most suitable for retaining and incorporating into the future landscape . Moderate: Applies to trees #1, 4, 6, 8, 11 and 14. These trees contribute to the site, but at levels Jess than those assigned a good suitability ; may have health and/or structural issues that can potentially be reasonably addressed and properly mitigated ; and frequent care is typically required for their remaining lifespan. They might be worth retaining , if provided proper care, but not seemingly at significant expense or major design revisions . Low: Applies to trees #2, 3, 5, 7, 9, 10, 12, 13 and 15. These trees have serious or significantly weakened health and/or s tructural defects that are expected to worsen regardless of tree care measures employed (i.e. beyond likely recovery). Removal of those located within the site is recommended to improve the tree landscape and/or site safety . 18151 Overlook Road, Los Gatos Page 4 of13 Town of Los Gatos Community D e velopment D epartment David L. Babby , Regis tered Cons ulting A rboris t® September 21, 201 5 4.0 REVIEW OF POTENTIAL IMPACTS Based on my review of project plans, in conjunction with a specific tree's condition and tolerance to impacts, the following disposition is anticipated: • Removals (four in total): #2, 3, 5 and 15. • Retained (eleven in total): #1, 4 and 6-14 . Regarding removals, tree #2 is a Monterey pine intolerant of root loss , and its decline and ultimate demise is anticipated within one or more years following site development. Tree #3 is a small redbud with poor structure, and excavation for constructing the new driveway will extend up to its trunk and result in severe impacts. Tree #5 is a small evergreen pear also with a poor structure . Tree #15 can be considered a tall shrub, and is anticipated to be removed during excavation for the basement. To my understanding, an application has been submitted to the Town regarding removing tree #11 , the rearmost oak on the property ; specific reasons for removal are unrelated to future site construction. Tree #4 is specified for retention, but would sustain substantial root impacts during construction of the proposed future curb and parking space/driveway within the existing planter and six inches from existing fence ; when considering overexcavation is needed to form and pour the curb/parking space, ground disturbance will occur up to the fence . Based on #4's size, its protection zone should be a minimum of eight feet from the trunk's base to back of rock wall (i.e . where dirt of the planter and rocks meet), where all overexcavation, compaction, trenching and other ground disturbance should be avoided . Tree #4's base of trunk is roughly four feet from the fence, and the existing planter is 18 inches wide between the fence to back of rock wall (the planter is anticipated to contain significant roots). When considering this information, design revisions are needed for adhering to the TPZ and achieving a reasonable assurance of #4's survival. 181 5 1 Overlook Road, Los Gatos Page 5 of13 Town of Los Gatos Community D evelopm ent Department David L. Babby, R egistered Consulting Arborist® September 21, 2015 5.0 TREE PROTECTION MEASURES This section presents recommendations for achieving the protection of retained trees throughout construction. They should be carefully followed , are subject to revision upon reviewing revised or additional project plans, and I should be consulted in the event any measure cannot be feasibly implemented. Please note all referenced distances from trunks are intended to be from the closest edge (face of) of their outermost perimeter at soil grade . 5.1 Design Guidelines 1. Designate a Tree Protection Zone (TPZ) to be the section of existing unpaved ground beneath or be yond a tree's entire canopy ; for #4, it should be as specified in Section 4.0 of this report , and for #6, a minimum distance of nine feet west of its trunk, and from this point north and south, up to 15 feet from the trunk. A TPZ is where the following activities shall be avoided : trenching, soil scraping, compaction , mass grading, finish-grading, overexcavation, su bexcavation, tilling, ripping , swales, bioswales, sto rm drains, dissipaters, dry equipment cleaning, stockpiling and dumping of materials, equipment/vehicle operation, and shoring piers/excavation. In the event an impact encroaches slightly within a setback, it can be reviewed on a case-by-case basis to determine whether measures can sufficiently mitigate the impacts to less-than-significant levels. 2. Where beneath the canopies of trees #6 and 14, limit overexcavation, compaction, trenching and other soil disturbance to within 12 to 24 inches beyond the first floor foundation . For tree #4 , the same limitations are needed beyond the basement and lightwell walls, as well as the first floor foundation . 3. If shoring is used for constructing the basement, the layout should not require the loss or large limbs or branches during operation of a pile driver or drill rig for shoring (and soil nailing and s hotcrete utilized should a conflict exist). 4. For tree #4, implement the design recommendations provided in Section 4.0. 18151 Overlook Road, Los Gatos Page 6of13 Town of Los Gatos Community Developm ent Department Da vid L. Bobby, R egiste red Con sulting Arboris t® September 2 1, 2015 5 . The proposed retaining wall adjacent to tree #6 shall require no excavation, trenching or compaction within its TPZ (e.g . utilize a drystack wall with no footings). Should footings be required for the desired wood wall, the post locations shall be installed as discussed in Section 5 .3 of this report. 6 . The permanent and temporary drainage design, including downspouts , should not require water being discharged towards a tree's trunk. 7 . The assigned numbers should be added to Sheet 3 (excluding exempt trees #9, 10 and 13). Additionally, #4's location should be updated on Sheets A I and 3 to reflect what is identified in Exhibit A. 8 . Update Sheets Al , Al .I and C3 to illustrate protection fencing as shown in red on the map in Exhibit B. Other fencing locations can be omitted from the plans. 9. On the demolition plan, specify that all below ground existing and unused pipes, vaults and lighting shall be abandoned and cut off at existing soi I grade where within a TPZ (rather than being dug up and causing root damage). 10 . Swales should be established well-beyond tree canopies. Where necessary within, they should be as far from the trunks as possible, require no more than a two-to three-inch deep cut or fill , avoid severing roots ~two inches in diameter, and not be compacted (foot-tamping is acceptable). I l. The erosion control design should consider that any straw wattle or fiber rolls require a maximum vertical soil cut of two inches for their embedment, and are established as close to canopy edges as possible (and not against a tree trunk). 12 . Per Section 29.10.1 OOO(C. I) of the Ordinance, a copy of this report (or updated one) must be incorporated into the final set of project plans; titled Sheets T-1, T-2, etc. ("Tree Protection Instructions"); and referenced on all site-related project plans. 18 151 Ove rlook Road, Los Gat os Pa ge 7 of13 Town of L os Gatos Community D evelopment Department David L. Bobby, Registered Co11s11/ti11g Arboris t® S eptember 2 1, 2015 13. The landscape design should conform to the following additional guidelines: a. Plant material installed beneath the canopies of the oaks should be drought- tolerant, limited in amount, and planted at least five or more feet from their trunks. Plant material installed beneath the canopies of all other trees should be at least 24 to 36 in ches from their trunks. b. Irrigation beneath the oak canopies should not be applied within a distance of five times their trunk diameters. Irrigation for new plant material beneath their canopies should be low-volume, appl ied irregularly (such as only once or twice per week), and temporary (such as no more than three years). c. Irrigation and lighting features (e .g . main line, lateral lines, valve boxes, wiring and controllers) should be established beyond TPZs . In the event this is not feasible , they may require being installed in a radial direction to a tree 's trunk, and terminate a spec ific distance from a trunk (versus crossing past it). d. Ground cover should be comprised (partially or entirely) of a three-to four- inch depth of coarse wood chips or other high-quality mulch (gorilla hair, bark or rock, stone, cobble, gravel , black plastic or other synthetic ground cover should be avoided). Mulch should remain six inches from the trees ' trunks. e . Tilling, ripping and compaction within TPZs should be avoided . f. Bender board or other edging material proposed beneath the canopies should be established on top of existing soil grade (such as by using vertical stakes). 14 . Mitigation is necessary to compensate for the removal of protected trees, and Section 29.10.0985 can be used as the framework for determining amounts and sizes. The trees shall be planted prior to final inspection, double-staked with rubber tree ties (may not be necessary for trees of 36-inch box size and larger), and all forms of irrigation be of an automatic drip or soaker hose system placed on the soil surface and not in a sleeve. Additionally, to achieve the greatest assurance of proper installation, all new trees shall be installed, including necessary irrigation, by an experienced California State-licensed landscape contractor or tree-service company. 18 151 Overlook Road, Los Gatos Page 8 of13 To wn of Los Gatos Community D e velopment D epartment David L . Babby, R egister ed Co 11s 11/ti11g Arborist® S eptember 21 , 2015 5.2 Before Demolition, Grading and Construction 15 . Manually restore the soil grade at the rear of the site ; the ground should be 'smoothed' and leveled out, being careful not to excavate soil and roots . 16. Spread a four-to five-inch layer of coarse wood chips (Yt-to %-inch in size) from a tree-service company over the ground within the property's rear section . 17 . A root zone buffer, for foot-traffic only, should be established for tree #6 between protection fencing and first-floor foundation . It shall comprise a six-to eight-inch layer of coarse wood chips manually spread on unpaved ground , and to create a sturdy walking surface, can be covered by plywood sheets of at least %-inch thick and secured together. 18. The root collars of trees #11 and 14 must be fully cleared of rock and soil on all sides (360°), and the work performed by a professional and state-licensed tree service either through hand-digging or the use of an Airspade (not applicable for #I 1 if its removal is authorized by the Town). 19. Establish tree protection fencing to restrict access into TPZs, and where along future foundations , no farther than five feet from the basement wall and/or first-floor foundation; locations are identified on the map in Exhibit B. This fencing shall remain throughout construction , and consist of five-to six-foot high chain link mounted on eight-foot tall , two -inch diameter galvanized steel posts that are driven into the ground . 20. Pursuant to Section 29. I 0.1005(a)(4) of the Town Code, 8.5-by 11-inch warning signs shall be affixed and prominently displayed on each side of fencing opposite the trees ' trunks: "WARNING -Tree Protection Zone -this fence shall not be removed and is subject to penalty according to Town Code 29. l 0.1025." These signs should be intact prior to commencing demolition . 18151 Overlook Road, Los Gatos Pag e 9 of 13 Town of Los Gatos Co mmunity D evelopm ent D epartment David L. Bobby, Registered Consulting Arborist® September 21, 2015 5.3 During Demolition, Grading and Construction 21. Supply water to the root zones of #4, 6 and 14 every three to four weeks throughout the entire construction process, at an amount of five to ten gallons per inch of trunk diameter. Various application methods include either flooding the inside of a 12-inch tall berm formed around or near a canopy's perimeter, using soaker hoses , or through deep-root injection . For #4 and 6, watering only on the project site is sufficient. 22. A root zone buffer, for foot-traffic only, should be establi shed for #4 immediately following removal of the rear patio. It should be established between protection fencing and the basement/lightwell wall, and comprise a six-to eight-inch layer of coarse wood chips manually spread on unpaved ground; to create a sturdy walking surface, the chips can be covered by plywood sheets of at least %-i nch thick and secured together. 23. Avoid using tree trunks as winch supports for moving or lifting heavy loads. 24. The staging area and route(s) of access should be established beyond TPZs. 25. Excavation for section of drive (parking space location) beneath #4's canopy should first be performed by a one-foot wide trench being manually dug along the pe rimeter of where soil excavation will occur closest to the tree's trunk, and down to the required subgrade depth (to avoid roots breaking and being damaged closer to the trunk than otherwise needed). Root s encountered with diameters of ~two inches shall be cleanly severed by hand (at 90° to the direction of root growth) against the tree side of the trench. All soil beyond the trench (i.e. away from the tree) can then be mechanically excavated us ing heavy equipment, and remaining outside the fenced area(s). Alternatively, the use of a stump grinder could be utilized precisely where a curb/gutter and any overcut (I 2" max) will be established. 26. Any approved digging or trenching within a TPZ shall be manually performed without the use of heav y equipment or tractors operating on unpaved ground beneath canopies. 18151 Overlook Road, Los Gatos Page JOof 13 Town of Los Gatos Community Developm ent Department David l. Babby, Regist ered Consulting Arborist® September 21, 2015 27. Avoid damaging or cutting roots with diameters 2::.two inches . Should roots of this size be encountered , within one hour of exposure, they should either be covered by burlap that remains continually moist unti I covered by soil. If they are approved for cutting, cleanly severe at 90° to the angle of root growth against the cut line (using loppers or a sharp hand saw), and then immediately after, the cut end either buried with soil or covered by a plastic sandwich bag (and secured using a rubber band, and removed just before backfilling). 28 . Tree pruning shall only be performed in accordance with ANSI A300-200 I standards, by a California licensed tree-service contractor (D-49) that has an ISA certified arborist in a supervisory role, ca1Ties General Liability and Worker's Compensation insurance, and abides by ANSI Z133.1-2006 (Safety Operations). 29. Removing existing hardscape and home within and near a TPZ, such as for tree #14, must be carefully performed to avoid excavating roots and soil during the process (and above-ground portion of a tree). The section of existing hardscape within the designed-fenced area for #14 should be manually performed. 30. The root zone buffer for tree #14 shall be installed immediately following demolition of the existing rear patio (completed prior to basement excavation). 31 . Any fence posts to be established within a TPZ must be carefully designed to avoid potential significant impacts. In doing so, I recommend they are planned to be at least two to three feet from a trunk, minimized in diameter, and spaced as far apart as possi ble (e.g. at least five plus feet apart). The design should specify that the post holes are manually dug using a post hole digger or shovel , and roots two inches and greater in diameter retained and protected during the process (in the event a root of this size is encountered during digging, the hole should be shifted over 12 inches and the process repeated). 32. Spoils created during digging shall not be piled or spread on unpaved ground within a TPZ. If essential , spoils can be temporarily piled on plywood or a tarp. 18151 O verlook R oad, Los Gatos Page 11of13 To wn of L os Gatos Community Development Department David L. Babby, Registered Consulting Arborist® September21 , 2015 33. Dust accumulating on trunks and canopies during dry weather periods should be periodically washed away (e.g. every two to three months). 34. Avoid disposing harmful products (such as cement, paint, chemicals, oil and gasoline) beneath canopies or anywhere on site that allows drainage within or near TPZs. Herbicides should not be used with a TPZ; where used on site, they should be labeled for safe use near trees . Liming shall not occur within 50 feet from a trunk. 35. Great care must be taken by equipment operators to position their equipment to avoid the trunks and branches of trees , including the scorching of foliage (including along the road). 36. Fertilization may benefit the trees' health, vigor and appearance. If applied, however, soil samples should first be obtained to identify the pH levels and nutrient levels so a proper fertilization program can be established . I further recommend any fertilization is performed under the direction and supervision of a certified arborist, and in accordance with ANSI A300 (Part 2) -2004 Fertilization standards. 1815 1 O verlook Road, Lo s Gatos Page 12 of1 3 Town of L os Ga tos Community D eve lopment Department David L. Babby, Registered Consulting Arborist® September 21, 2015 6.0 ASSUMPTIONS AND LIMITING CONDITIONS • All information presented herein covers only the inventoried trees, and reflects their size, condition, and areas viewed within the project site and from the ground on May 21, 2015. • Documented condition, suitability ratings and species of dormant trees are subject to change once they can be observed following the growth of new leaves. • My observations were performed visually without probing, coring, dissecting or excavating. I cannot, in any way, assume responsibility for any defects that could only have been discovered by performing the mentioned services in the specific area(s) where a defect was located. • The assignment pertains solely to trees listed in Exhibit A. I hold no opinion towards other trees on or surrounding the project area. ■ I cannot provide a guarantee or warranty, expressed or implied, that deficiencies or problems of any trees or property in question may not arise in the future. No assurance can be offered that if all my recommendations and precautionary measures (verbal or in writing) are accepted and followed, that the desired results may be achieved. ■ 1 cannot guarantee or be responsible for the accuracy of information provided by others. • I assume no responsibility for the means and methods used by any person or company implementing the recommendations provided in this report. • The information provided herein represents my opinion, Accordingly, my fee is in no way contingent upon the reporting of a specified finding, conclusion or value. • The numbers shown on the site map in Exhibit B are intended to only roughly approximate a tree's location, or group location, and shall not be considered surveyed points. • This report is proprietary to me and may not be copied or reproduced in whole or part without prior written consent. It has been prepared for the sole and exclusive use of the parties to who submitted for the purpose of contracting services provided by David L. Babby. • If any part of this report or copy thereof be lost or altered, the entire evaluation shall be invalid. Prepared By: David L. Babby Registered Consulting Arborist® #399 Board -Certified Master Arborist® #WE-4001B Date: September 21, 2015 18151 Overlook Road, Los Gatos Town of Los Gatos Community Development Department Page13of13 David l. Babby, Registered Consulting Arbo rist® S eptember 21, 2015 EXHIBIT A: TREE INVENTORY TABLE (three sheets) 18151 Overlook R oad, Lo s Gatos Town of L os Gatos Community D evelopment D epartment 1414* protesslonal cen5ultIn9 arb0r15t5 and tree care ARBOR RESOURCES TREE INVENTORY TABLE TREE/ TAG NO. TREE NAME SIZE ' CONDITION Suitability for Preservation (Hrgh/Moderate/Low) Trunk Diameter (in.) Canopy Spread (ft.) Health Condition (100%=Best, 0%=Worst) Structural Integrity (100%=Best, 0%=Worst) Overall Condition (Good/Fair/Poor/Dead) Deodar cedar 1 (Cedrus deodara) 22 55 40% 70% Poor Moderate Comments: Offsite, center of trunk about 10' from fence and 12' from street. Added to map. Very sparse canopy; marginal or lesser condition. Ivy throughout most of dripline. Monterey pine 2 (Pinus radiate) 18 35 60% 30% Poor Low Comments: Asymmetrical. poor form and a sinuous trunk. Dead branches overhang driveway. Numerous large cuts along lower trunk and crown, Excessive limb weight. Western redbud 3 (Cercis accidentalis) 5, 3 20 60% 30% Poor Low Comments: Prior pruning relegated to elevating crown. Remaining canopy is dense with poor form. Street tree. European beech 1 4 (Fagus sylvatica) 16 45 60°t0 70% Fair Moderate Comments; Offsite, center of trunk about 5' north of gate and 5' west of shared fence. Added to map. Excessive limb weight. The entire lower trunk is not visible, Evergreen pear 5 (Pvrus kawakamii) 5 10 50% 30% Poor Low Comments: Highly asymmetrical. one-sided canopy away from #2. Sinuous, very poor form. Coast live oak 6 I (Quercus agrifolia) 23 35 90% 40% Fair Moderate Comments: Offsite, center of trunk about 4' from fence Added to map. Asymmetrical away from site. Multi -leader structure and narrow form. Site: 18151 Overlook Road, Los Gatos Prepared for: Town of Los Gatos Prepared by: David L. Debby 1 of 3 September 21, 2015 • TREE/ TAG NO. 7 8 9 ARBOR RESOURCES profess i onal consul t 1n 43 arborists and tree care TREE INVENTORY TABLE TREE NAME Coast live oak (Que rc us ag rifolia) -c: ... QJ ..... QJ E I'll 0 ..lit. c: ::J .= 17 SIZE ~ "'C I'll QJ ... Cl. Vl > Cl. 0 c: a 30 CO NDITIO N -'Zi' ..... "' "' ... ... 0 0 3: ~ 3: c: II ·-II 0 *-:s +; 0 '6 ..... ~ E ~ c: .,, .,, 0 QJ Iii QJ u CXl ... CXl II ::J II L: *-t s Z:!. I'll 0 ::J QJ 0 ... 0 :r ..... cil ..... - 600/o 30% c: 0 :c-+; I'll -I'll ~ :: QJ 0 QJ 0 "' ....J c: ';:::-~Qr 0 0 +; Q. ..... '6 0 ... I'll Q. 0 ... c: ........ -QJ 0 .!:::: ~ -g I'll u u.. =~ ........ I'll "'O .c ........ ... 0 I'll L: QJ 0 -~ .!!!> > ::J :r 0 ~ I/) - Poor Low Comments: Offsite, center of trunk about 8' from fence. Added to map. Sinuous form . Asymmetrical, one-sided canopy entirely away from site. Multi-leader structure . Partial buried root collar. Monterey pine (Pi nus radiata) IS 25 50% 500/o Fair Moderate Comments: Offsite, center of trunk about 7' from fence . Narrow form . Added to map. Glossy privet (Ligustrum /ucidum ) 11 25 50% 40% Poor Low Comments: Offsite, tru nk's base abuts fence . Added to map. Crowded conditions beneath #8 and 11. Glossy privet 10 (Ligustrum lucidum) 9 10 600/o 30% Poo r Low 11 Comments: Offsite, center of trunk about 18" from fence. Added to map. Trunk grows thru fence from neighbor's side, then upright. Somewhat den se growth of wisteria in canopy. Coast live oak (Q11e rc11 s agrifolia) 35 45 400/o 40% Poor Moderate Comments: Moderate to low suitability. Significant soi l disturbance beneath canopy -compaction and soil displaced from a small tractor (recent operations, likely during wet soil condition s). Buried root collar. Small. recent scar along lower trunk . Sparse canopy. Asymmetrical, nearl y one-sided canopy that is dominant towards south side (due to crowded conditions). Very high canopy and excessively pruned in past. T runk bifurcates into codominant leaders at 6' above grade; the central leader has a multi-limb structure. Site: 18 151 Overlook Road, Los Gatos Prepared for: Town of Los Gatos Prep ared by: David L. B abby 2of3 September 21, 2015 ARBOR RESOURCES professional consulting arborists and tree care TREE INVENTORY TABLE TREE/ TAG NO. TREE NAME SIZE CONDITION Suitability for Preservation (High/Moderate/Low) Lunk Diameter (in.) Canopy Spread (ft.) Health Condition (100%=Best, 0%=Worst) Structural Integrity (100°%=Best, 0%.Worst) Overall Condition (Good/Fair/Poor/Dead) Monterey pine 12 (Pious radiata) 36 60 40% 40% Poor Low Comments: Offsite, center of trunk about 10' from fence. Added to map. Visibility of trunk and canopy is highly inhibited; what is seen of canopy indicates health is poor (further exam- ination is needed if more accurate assessment is necessary). Very high canopy and excessive limb weight. Large deadwood within lower canopy. Glossy privet 1 13 (Ligusirum lucidum) 8, 6, 5, 4 20 50% 30% Poor Low Comments: Offsite, center of trunk about 3' from fence. Added to map. Topped before. Excessive limb weight. Coast live oak 14 (Quercus agrifolia) 35 65 60% 40% Fair Moderate Comments: Asymmetrical. one-sided canopy towards south. Root collar is buried by river rock and possibly some soil. Low limb towards west, and its removal back to trunk is anticipated (a minor impact), A large 1.8' tall by 1.4' wide wound along the trunk's south side is filled with foam, and as such, the extent of decay is unknown. Significant soil disturbance beneath canopy (see tree 411 for further discussion). Pacific wax myrtle 15 (Morella californica) 5 10 50% 40% Poor Low Comments: Crowded -growing conditions. Could also be regarded as a tall shrub. Added to map. Site: 18151 Overlook Road, Los Gatos Prepared for: Town of Los Gatos Prepared by: David L. flabby 3 of 3 September 21. 2015 David L. Babby, Register ed Consulting Arborist® September 21, 2015 EXHIBIT B: SITE MAP (one shee t ) 18151 Overlook Road, Los Ga tos Town of Los Gatos Community Development Department NOTE_ SHADOWS ARE SIMILAR TO {E) 2-STORY HOUSE THAT 15 BEING REPLACED 5OLAR. SHADOW 5TUDY WI'LDLAN4-URBAN INTERFACE FIRE PROTECTION NOTE5: At, ...len rHc . wNii c.R wur. eLMNHef la • it41m. rho. r e1e. R.N.. i+e rdI.LuraTl er Ihr y4.1.rr [M. th.r .51 5N.4. It r2?..art 1, mRk W..N4S in rot, rot ,4r MIGNY4.Tp4'3.4r.4r. MC ON". rt rat. Ca, `CI rwmri • ,ame,•w,M: aa°e Ywv9°w.: ,rMrG rrr 6! .mmm .if.N"w�. tt4Ta rbSi Y..r.rlr.N re SK•,kf rmwra ,z 0.44. +I„tE,n. <r"nrr.us r«w krt. NWU.PIG LW,r'^_HAL. Dec0it S, Wrin EML�s.-0dNNSMd wum iitf5n Nmin ir' €' Vkt'1Gf• ILN FWV.144. INNL WYy 1.1.14yMMO NMI. It , i..vC i w .4ev` .kli°i+"' t Lait satwr W.s.4rniG nr r Mr mut tOOtIX Na K▪ frlOtm.rItSM..LWCmMV.y I1W.MRA. f1RR.Y,"fnki Vt... ,G 9M4'raCr *011±. t{.ytw,pl. Y ytlT:..:.-.INV56L K Ch.T"i4 w„f+ ,�mebVA"4"Pm.M OAK Ivmyl MN• ",n c• We N. Or?r,.M[,GS SiN,m2 51.Dry,^T031 Fore PO I "= I G-OP 41i 6.1, ltWi" "r.s K'I. co"aONvon. W.+ IVE Isww it tr.... w..R ItWEm!rS1'WkNIGm WWI W°I i4 Nu tit L M'mkt .E6n6 41. •� GN.rGrF N W"L1r. nM1Nµ rr QINL: vWG° LN Iv r 10W1.14 V 1.1r RNIYiye ryH4tl CA'pa'rlkiNM IpR nfp.4G. w V'a.P.%1k1.MlCMh.tf WAtt G.,. u Nu rNwt. au Otte..w.Zlc75 N ,,.e Br ^rt>k-btt ..f W ,Is'l e]C.� ./...mom YRty in Minim unr. ,.t:?.ia Mm0.I064ce16 tRI.N3 a +LiKY o - .ha.,49Nf.Mt,,..*IMe IN nwrnr, ',VA. MY :MI.nM Vmd lkM#u611..0.10.`Mh..ii le Ct' 'IWYY,I..n RG mfw'zm4 r:'. .: ,rmmev .�tmhYGv,/+.]v.4 PROJECT DATA amcet�.Gw.ma .,k�c-�ea�,.�.wu ,a.Itle.- •dI...K9...c nemmarr CYY Ih.. 0000!W RVFa1F/. rt.rH-r. b+<W t.k�, aLµ'•a^ a.Stlf m ,.C"d[ M..Ru.M I,. N4s,1tI 1191.).0. -Lammrt VICINITY MAP .n.4. +,,.r.r CAA..rnNL mM01 MAW., Wil" ..a.4ro.ri1M rMDMP!gCr, Frt. Ft M4e.NW A4G IMkI nW.Lea,"m""r +Gepma "Rx;r.L4rxi.5 r!N L0***1,V x,1 L"kw4 ne PHI. 4LW T. tit F NEPT Efmr+t. Ia 6119FIf I*EE MOULT IE NCIMG UNE TYPE LEGEND m•.Onn.w.ma croft. I,e TIME PROTECTION FENCING NOTE5: 14 Ft,tfH.v .w • .r!».'.'.c �aqtr.,repkk ¢I°.e9,wrxsm•� 12 OYBRLO • 5ITE E DRAINAGE PLAN I "= I '-O° PI,O o pl 541 VEY eY AL XRL40(0 SIYP,VE'S. ItIC ❑ATEOv1 IrIa. J0042014flzI (ea 43$.445a) s rRrmrnnl4 11102014.1 207.11-27 ItFANtM1G6 M"4AR6D 6m CHRIS SPAULDING °10Rriyl Ttn-T. CAM6l•InItaf .LRLF Y CMIRmI0M m.*Iry 14lm3.145.trY,4{t .L...Ft . 1.eu6O"ARY IFLANCREEK !Er aeor rci ,+xttmlvTh+n iM eMAW fl,t=RA .1661. Al David L. Babby, R egistered Co nsulting Arborist® September 2 1, 2015 EXHIBI T C: PHOTOGRAPHS (four sheets) Photo Index Page C-1: Trees #1 thru 6 Page C-3: Trees #10 thru 13 Page C-2 : Trees #6 thru 9 Page C-4: Trees #14 and 15 1815 1 Overlook Road, Los Gatos Town of Los Gatos Community Development D epartment David L. Bobby, Registered Consulting Arboriste September 21, 2015 18151 Overlook Road, Los Gatos Town of Los Gatos Community Development Department Page C-1 David L. Bobby, Registered Consulting Arborist® September 21, 2015 18151 Overlook Road, Los Gatos Town of Los Gatos Community Development Department Page C-2 David L. Bobby, Registered Consulting Arboriste September 21, 2015 18151 Overlook Road, Los Gatos Town of Los Gatos Community Development Department Page C-3 David L. Bobby, Registered ConsultingArbarise September 21, 2015 18151 Overlook Road, Los Gatos Town of Los Gatos Community Development Department Page C-4 f T 1 T RIGHT -SIDE ELEVATION T ml 111 EbSet.� 040CIMu� .5s0[ nAFSII 1 /411= 11-0" FRONT ELEVATION n 7- 1 r T rr. • LEFT -SIDE ELEVATION /411_ 11,011 /411= 1 1 011 REAR ELEVATION I /4"= I `-0" 1-7 17101-4 DMWTN00 PREPARED SY CHRIS SPAIULDING OARC HI TEC ro R01 CAMELIA STEW SLATE E BERKELEY CALA7[AD:IA NTL9 (S10)0774997 FA%(SL0ISFT-5999 REVI0IDNS 91' PRELI 07iARY SET DESIIN REVIEW SET PLAN CSIEQC SS7 PERMIT SET CONSTRDC7IO1•1 SET LOS GATOS ❑ CALIFORNIA DATE 0i 0-14 ALE: AS NOTCH DRAWN; Cth:Eloa bS. TAIL - OVMLOO2 SHEET A4 OF a TI OF LOS GATOS P: ',!,NING DIVISION CDG CANNON DESIGN GROUP April 29, 2015 Ms. Erin Walters Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, C. t 95031 RE: 18151 Overlook Road Dear Erin: ARCHITECTURE PLANNING URBAN DESIGN RECEIVED APR 29 2015 TOWN OF LOS GATOS PLANNING DIVISION 1 reviewed the drawings, and visited the site. My comments and recommendations are as follows: Neighborhood Context The site is located in an established neighborhood with a mix of single family homes and multifamily housing complexes. Homes are one and two -stories in height with traditional architectural styles. Photographs of the neighborhood are shown on the following page. EXHIBLT 9 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 TEL: 415.331.3795 CDGPLAN@PACF3EI. L. NLT Existing hot1se on the site How,e to the immediate left NeJrby house Lo the left CANNON DESIGN GROUP I louse to the immediate right Nearby house 10 the nght Nearby hou!>e to the left 18151 Overlook Ro ad Design Review Commenrs April 29, 20 I 5 Page 2 NeJrb> mult1famil} home~ c1cross O\erlook Ro.icl 700 LARKSPUR LANDING C I RCLE . SU ITE 199 . LAR KSPUR . CA . 94939 18151 Overlook Road Design Review Comments April 29.2015 Page 3 Concerns and Recommendations The proposed house is well designed in a traditional architectural style with a scale compatible with other nearby homes - see streetscape below. The garage has been minimized to allow more prominence for the entry. JP 11.P.PIJO. Proposed front Elevation Pto )L0ed Rear i IL'l,i!)ull The only concern that I see is that the design of the gas fireplace chimneys are not consistent with Residential Design Guide- line 3.10.4. 3.10.4 Chimneys • Add chimneys fir gas fireplaces when the architectural style would normally feature chimneys. 1 El F rr ri LEFT SIDE ELEVATION F 1i n Ill E RIGHT SIDE ELEVATION Chimneys are not consistent with Residential sign Guideline 3.10_4 CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 , LARKSPUR , CA . 94939 18151 Overlook Road Design Review Comments April 29, 2015 Page 4 krcomistentlatioou: Design tl+r two fiupltrr chimnry+ to be compatible with traditional C_rr%tsman Style horwrff. 1 have no other recommendations for changes. Erin, please let me know if you have any questions, or if there are other issues that 1 did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 CDG CANNON DESIGN GROUP August 19, 2015 Ms. Erin Walters Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 18151 Overlook Road Dear Erin: ARCHITECTURE PLANNING URBAN DESIGN RECEIVED AUG 2 0 2015 --1 ' -� -- - 5 C TOWN OF LOS GATOS PLANNING DIVISION I reviewed the drawings, and visited the site. My comments and recommendations are as follows: Neighborhood Context The site is located in an established neighborhood with a mix of single family homes and multifamily housing complexes. Homes are one and two -stories in height with traditional architectural styles. Photographs of the neighborhood are shown on the following page. } .t lT 1 0 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 TEL: 415,331,379.5 CIDGPL AN@PACBELL.NET 18151 Overlook Road Design Review Comments August 19, 2015 Page 2 Existing house on the site House to the immediate left Nearby house to the left Nearby /1, 41se to the left House to the immediate right Nearby house to thc, right Nearby house to the left Nearby multifamily homes across Overlook Road CANNON DESIGN GROUP 71)1) LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA , 94939 18151 Overlook Road Design Review Commenrs August 19. 2015 Page 3 Concerns and Recommendations The proposed house is well designed in a traditional architectural style with a scale compatible with other nearby homes, and the garage has been minimized to allow more prominence for the entry. The revised elevations for the house are shown below T -rm +sl 11 J_ ...r J _J Proposed Rear Hevdrum la •1■ ■1 1il 111111‘ Proposed Right Side Ele+,itinrr I I The only concern addressed in my review letter of April 29 was that the design of the gas fireplace chimneys are not consistent with Residential Design Guideline 3.10.4. The concerns were addressed by eliminating the chimney on the right side elevation and extending the chimney on the left side elevation. My only lingering concern is that the shed roof transition between the fireplace firebox and the chimney seems a bit out of character with the Craftsman Style details at the roof gable ends. Chimney transition does not seem to complement the Craftsman Style of the house i1100 • II ■ 11 II IId .... 11 IIIlI GIIII iui l 1111 i(i11j IIIii 11111 II 0111 CANNON RESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 , LARKSPUR . CA . 94939 18151 Overlook Road Design Review Comments August 19, 2015 Page 4 Recommendation: Design the firepLtrr rbintrrcy transition to be compatible with tradi►ional l_i,tftsrrran Soh. home, One approach is shown below tool others Ir.g.. non-iytnmrtrrrah are passible. Modify chimney shape to more traditional Craftsman Style e ►f I have no other recommendations for changes. 1141111 IfY Will Ili .. -� r 2 Erin, please let me know if you have any questions, or if there are other issues that II did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE , SUITE 199 . LARKSPUR , CA . 94939 CDG CANNON DESIGN GROUP December 11, 2015 Ms. Erin Walters Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 18151 Overlook Road Dear Erin: ARCHITECTURE PLANNING URBAN DESIGN RECEIVED DEC 11 2015 TOWN OF LOS GATOS PLANNING DIVISION I have previously reviewed the drawings, visited the site, and prepared two review letters. This letter is in response to the applicant's desire to use exterior shingles and stone in lieu of the stucco previously proposed. My continents and recom- mendations are as follows: Neighborhood Context The site is located in an established neighborhood with a mix of single family homes and multifamily housing complexes. Homes are one and two -stones in height with traditional architectural styles. Photographs of the neighborhood are shown on the following page. EXRIBdlf 1 1 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 1 LL: 415.331.3795 CDGPiAN@PACBELL.NET Existing house on the site House to the immediate left Nearby house to the left Nearb>' house to the left CANNON D ESIGN GROUP House to the immediate right Nearby house to the right Nearby house to the left 18151 Overl ook Road D esig n Review Comments D ece mber 1 1, 2015 Page 2 Nearby mullifam1I> hom0s across Overlook Road 700 LARKSPU R LANDING C I RC LE. SU ITE 199 . LARKS PUR . CA. 94939 18151 Overlook Road Design Review Comments December 11, 2015 Page 3 Concerns and Recommendations The proposed house is well designed in a traditional architectural style with a scale compatible with other nearby homes, and the garage has been minimized to allow more prominence for the entry. The last front elevation that I reviewed and the new elevation with shingles and stone are shown below. Previously reviewed hunt e!t vati+ } . _...,MU ia..A 1?-4 I �:I r i ln111p■ r uri tll ylmumultic win '• Revised Front !le ation - tti 111) shingles and stone in lieu of stucc o CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR , CA . 94939 *'ll !flip 10 sI..i um I•ll* ..A� J HUT Tv r SIM ii IA. liAlf Ili9 ■ II mrll Increase width of column bases Use mitered shingle corners rather than corner boards 18151 Overlook Road Design Review Comments December 11.2015 Page 4 I am comfortable with the substitution of shingles for the stucco so long as they are traditional wood shingles rather than manufactured fiber cement shingles. And, the use of stone is also consistent with the architectural style and the Town's Residential Design Guidelines. I have only two concerns. 1_ The stone column bases seem too small for the architectural style. 2. The use of corner boards where the shingles turn corners is not the best looking detail. /Crt onlinew(Lttrow I. !auras( the rizr of the itnur 1•oluntu Gaul. Two Ingestions are shown below. Either optrou would br acceptable 2 (he 'tottered shingles at all ((mien. 7hit i1 .t tnvnrtmlr detail lin frnrilnr homes sit Las Gato,. Use mitered shingle corners rather than corner boards Si"MII ! 1 !" zrzzeo ii .` .... "Ma?" it IIII mraermin -'-Ai7lll�l �4441,Ew-�'�i�w�AAwwenit�9��t Mt 4 �� r.. MOWN • ' r-�F 1'l!' lu 04110111* 1rrrrrt eleVatIon O111rrrrr 7 II .1111 Irurtt etcAdtriirr (11111r1n i1� an 11..1..u....l•i- in 01111111313411�� -:■', it y1 .• .ntr411iY1 - 1 " .'" - - 11 Af `all BON Vain -- A ;111NIlAl*l ru- Increase width of column bases CANNON DESIGN GROUP 700 LARKSPUR LAND N'G CIRCLE . SUITE 199 . LARKSPUR , CA . 94939 18151 Overkook Road Design Review Comments December 11, 2015 Page 5 Shingle mitered corners example I have no other recommendations for changes. Erin, please let me know if you have any questions, or if there are other issues that I did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 This Page Intentionally Le.ft Blank From: Larry cannon [mailto:cdgplan@pacbell.net] Sent: Wednesday, January 06, 2016 10:32 AM To: Erin M. Walters Subject: Re: 18151 Overlook Road-Revised Plans Hi Erin Happy New Year. I thought about all of the issues you raised during each of my reviews . I am comfortable with the design as proposed. It is a two-story house between two one-story homes, but if one looks at the streetscape drawing, there is an alternation of one and two-story homes along this street front, and those existing conditions do not seem awkward to my eye. The design of this house is such that it'd scale is appropriate, and should blend well with the one-story structures nearby. The proposed Contemporary Craftsman Style allows a fair amount oflatitude in form , materials and details. The style by its very nature and historical evolution has a certain eclectic quality, and I feel that the proposed forms , materials and details easily fall within an acceptable range in my judgment. Hope this helps. Let me know if you need more. Larry Larry Cannon CA NNON DESIGN GROUP 700 Larksp ur Landing Circle Suite 199 Larkspur, CA 94939 (415) 331-3795 s-14 -0::& EXHIBIT 1 2 This Page Intentionally Left Blank : - .A.ugus t 4th 2015 Homeowner or Occupant Ove rlook Road Los Gatos , CA 95030 RE : 18151 Overlook Road -New Home Pla ns Dear Neighbor. URBAN WEST TO\fv'N O F LOS GATOS PL.ANNING DIVISIO N ~~1t.t-O~cP I hope you have been enj oyi ng your summer and that it has brought you and your fa mily good health and good spirits. My name in Lance Tate and I am a local real estate developer as well as a Los Gatos native I live in Los Gatos with my wife , my 7 year ol d son who attends Louise Van Meter and my daughter Le ighton (born 2/25/15). The reason for my letter is two-fold . First , I would like to inform you of what we have planned for 18151 Overlook Road . Along with the letter you will find a site plan , fl oorpla n , elevations , as well as a few architectural e xamples of what we are proposing to build . I invite you to review the plans and use my contact in formation below to ask me any questions you may have about the proje ct. The se cond purpose is to as k for you r support of our project. I don 't expect this to come immediately or without questions but I wi ll encourage you to take a look , along with the plans , at some of our prev ious work by vis iting our website at www.urbanwest.com . As you will see , we have a track reco rd of building high quality homes that add to the value and appeal of both up and comi ng and established neighborhoods . If you are in support of our project all I ask is that yo u complete the attached Letter of Support , place it in the pre-addressed and stamped envelope provided , and place in the mai l. We have invested a good a mou nt of time and money in developing a plan and concept that we feel is considerate of the neighborhood 's architecture and character. As Los Gatos locals, your feedback a nd support is important to us. That being sa id . I cannot stress enough that we welcome your feedback . Again , please find my contact information below We loo k forward to hearing from yo u. Warm rega rd s , Lance Tate , managing member 408 399 4950 x2 office J 858.401 9810 mobi le J lance@urbanwes t.com EXHIBIT 1 3 Erin Walters Associate Planner Town of Los Gatos Community Development Department 110 E. Main Street Los Gatos, CA 95030 (408) 354-8834 RE: Proposed New Residence- 18151 Overlook Road Dear Ms. Walters: Uwe are residents of Los Gatos residing near the proposed new residence located at 18151 Overlook Road. Uwe have reviewed the architectural site plan, floor plans, and elevations of the proposed new residence in our neighborhood. Respectfully, Signature: Name: Address: Contact Info: