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Attachment 04 and 05TOWN OF LOS GATOS PLANNING COMMISSION STAFF REPORT Meeting Date: May 25, 2016 PREPARED BY: APPLICATION NO: Erin Walters, Associate Planner ewalters@ losgato sca .gov Architecture and Site Application S-14-056 ITEM NO: 2 LOCATION: 18151 Overlook Road (Located on the north side of Overlook Road , west ofWissahickon Avenue) APPLICANT/ CONTACT PERSON: PROPERTY OWNER: Urban West, LLC , Nicole King Ronald M. Tate APPLICATION SUMMARY: Requesting approval to demolish an existing single-family residence, construct a new single-family residence, and obtain a grading permit on property zoned R -I :8. APN 51 0-40-146. REMARKS: Staff is requesting that the item be continued to the June 8, 2016 Planning Commis sion meeting to provide the applicant additional time to complete the application materials. Erin Walters Joel Paulson, AICP Associate Planner Community Development Director JP :EW:sr 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 :\DEV\PC REPORT S\2 0 16\0 ve rl ookRd 181 5 1_5-25-16 _ continue.d oc x ATTACHMENT 4 TOWN OF LOS GATOS PLANNING COMMISSION STAFF REPORT Meeting Date: June 8, 2016 PREPARED BY: APPLICATION NO: LOCATION: APPLICANT/ CONTACT PERSON: PROPERTY OWNER: APPLICATION SUMMARY: RECOMMENDATION: PROJECT DATA: CEQA: Erin Walters, Associate Planner cwal ters(a:losgatosca.gov Architecture and Site Application S-14-056 ITEM NO: 2 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 5 Planning Commission Staff Report -Page 2 18151 Overlook Road/S-14-056 June 8, 2016 FINDINGS: CONSIDERATIONS: 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 . Previously received with April 13, 2016 Staff Report: 1. Location Map 2. Findings 3. Recommended Conditions of Approval 4. Project Data Sheet 5. Applicant's Letters of Justification, received August 14 , 2014 and February 17, 2016 6. Town 's Consulting Arborist Report, received June 1, 2015 7. Amended Town's Consulting Arborist Report, received September 21 , 2015 8. Original Development Plans (elevations only), received August 14 , 2014 and reviewed by the Town's Consulting Architect 9. Town 's Consulting Architect report , recei v ed April 29 , 2015 10. Amended Town 's Consulting Architect Report , received August 20, 2015 11. Amended Town's Consulting Architect Report , received December 11 , 2015 12 . Email to Staff from Town 's Consulting Architect, received January 6 , 2016 13 . Applicant 's Outreach Letter to Neighbors, received August 5, 2015 14 . Public Comments received by 11 :00 a.m. April 7, 2016 15 . Colors and Materials, received January 6, 2016 16. Development Plans, received March 11 , 20 16 Planning Commission Staff Report -Page 3 18151 Overlook Road/S-14-056 June 8, 2016 BACKGROUND: Previously recei ved with April 13, 2016 Desk Item: 17. Comments received from 11:01 a.m.onApril8 ,2016to 11:00 a.m. on April 13, 2016 18 . Applicant 's Letter, Proposed Landscape Screening Plan, and Photo Simulations of the Neighbor's View with Proposed Screening, received April 12, 2016 19 . Applicant's email correspondence with Neighbors, received April 12, 2016 and April 13 , 2016 Previously received with May 25, 2016 Staff Report: No exhibits Received with this Report: 20. Letters from Applicant, received May 26 , 2016 (three pages) and May 27, 2016 (11 pages) 21. Email to Neighbor, received April 29 , 2016 (one page) 22. Applicant's Arborist Report , received May 26, 2016 (five pages) 23. Landscape Privacy Screening Options, received May 26, 2016 (two pages) 24. Email from Neighbor, received May 25 , 2016 (three pages) 25 . Photographs of Neighbor's View, received May 27 , 2016 (three pages) 26. Currently proposed Development Plans , received April 29, 2016 (12 pages) The proposed application was considered by the Planning Commission on April 13 , 2016 . The Commission heard from the applicant and took public testimony. The concerns rai sed by the Commission and neighbors included building height, building mass , and privacy for the rear neighbor. The application was continued to May 25, 2016 to facilitate the applicant lowering the building height and addressing the rear neighbor's privacy concerns . At the May 25, 2016 Planning Commission meeting staff requested that the application be continued to June 8, 2016 in order provide more time for the applicant to work with the rear neighbor. DISCUSSION : Building H eight and Privac y Based on the comments at the April 13 , 2016 meeting, the applicant has proposed, as reflected in the updated plans, (E xhibit 26) lowering the finished floor elevation of the house b y six-inches. Planning Commission Staff Report -Page 4 18151 Overlook Road/S-14-056 June 8, 2016 The proposed building height has been reduced from 28 feet, three inches to 27 feet , nine inches. In order to address privacy issues for the rear neighbor the applicant has proposed (Exhibit 20) lowering the second floor rear bedroom window by eight inches in addition to the proposed installation of obscured glass in the rear elevation bathroom window. The two proposed changes, lowering the house floor level (six inches) and lowering the top of second floor rear bedroom window height (eight inches) would result in the reduction of the window height of 14 inches as described by the applicant's architect in Exhibit 20. The applicant explored moving the location of the second floor towards the front property line; however, the applicant found that the modification would require significant redesign of the entire floor plan and would reduce the height of the window by less than six-inches. The applicant and applicant's architect have provided a letter describing the proposed modifications (Exhibit 20). Landscape Screening Based on the discussion at the April 13, 2016 Planning Commission meeting the applicant and the rear neighbor (9 Chestnut Avenue) have been in communication and met to discuss landscape screening along the rear fence line to address privacy concerns. The applicant proposed to pay for the planting and maintenance of 15-foot screening trees to be planted along the rear neighbor's fence so that the neighbor could be in control of the privacy screening. The applicant and the rear neighbor met with both of their respective arborists and determined that the rear yard of 9 Chestnut A venue could accommodate the proposed trees (Exhibit 22). The rear neighbor has provided photos of the view of the proposed two-story residence from their backyard (Exhibit 25). The photos show the story poles illustrating the reduced building height and reduced window height. The photos also include a single pole illustrating the height of the proposed tree screening height. The rear neighbor has provided a letter describing their concerns with the proposed legal ramifications of installing the trees on their property and communication with the applicant (Exhibit 24). The rear neighbor continues to have concerns regarding the overall proposed building height, building mass, and privacy impacts to their property. The rear neighbor has invited the Planning Commissioners to visit their property to view the story poles from their rear yard (Please contact staff to coordinate). The applicant has provided a letter dated May 26, 2016 (Exhibit 20) summarizing the project and responding to the rear neighbor's May 25, 2016 email (Exhibit 24). The applicant has provided two screening options illustrating the proposed landscape screening option at 9 Chestnut A venue and the option of planting the screening trees on the subject property (Exhibit 23). Planning Commission Staff Report - Page 5 18151 Overlook Road/S-14-056 June 8, 2016 The modified development plans include planting the screening trees on the subject property (Exhibit 26) due to the current concerns expressed by the rear neighbors. 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-14-056 with the conditions contained in Exhibit 3 and development plans included as Exhibit 26; or 2. Approve the application with additional and/or modified conditions; or 3. Continue the matter to a date certain with specific direction. Prepared by: Erin Walters Associate Planner JP:EW:cg �+Cpproved by: Joel Paulson Community Development Director cc: Urban West, LLC/ Nicole King, 22 S. Santa Cruz, 2"d Floor, Los Gatos, CA 95030 Ronald M. Tate, 22 S. Santa Cruz, 2"d Floor, Los Gatos, CA 95030 Chris Spaulding, 801 Camelia Street, Suite E., Berkeley, CA 94710 Super Structures, Inc., 1251 Dell Avenue, Campbell, CA 95008 Planning Commission Staff Report -Page 6 18151 Overlook Road/S-14-056 June 8, 2016 N :\DEV\PC REPORTS\20 16\0 verlookRd 18 15 1-6 -8-1 6-A &S conti nu c.d ocx May 11 , 2016 David M . and Rita E. Kelly 9 Chestnut Avenue Los Gatos, CA 95030 Ronald M . Tate 1988 Separate Property Trust Dated April 13, 1988 , as amended 22 South Santa Cruz Avenue, 2nd Floor Los Gatos, California 95030-6837 Cell: (408) 499-5302 Facsimile : (408) 399-4960 E-mail : ron@tatedevelopment.com Re : 18151 Ove rlook Road I 9 Chestnut Avenue , Los Gatos , California Dear. Mr. and Mrs. Kelly, RECc :·.,·Eo MAY 20 /U16 S -14--tJSh TOWN OF L r-c' r·'l.TOS PLANNING ~,;,...:I ON This is to inform you that the property located at 18151 Overlook Road , Los Gatos, California is owned by the Ronald M. Tate Trust. My son Lance Tate, who is also my business partner, has been the point person on this project, and has been helping me to acquire the approvals for the new home I am proposing to be built on my property. When Lance asked me if I would consider planting the proposed tress on your side of our joint fence line and agree to do maintenance the trees for 10 years, my initial reaction was that this might work to satisfy your demands . Now that I have had time to study your demands more carefully and to think through the many ramifications it almost certainly would involve, particularly since I am 80 years old and have no idea where I might be 10 years from today, I no longer believe that is the best path forward and wish to propose an alternative solution I believe will be easier, more efficient and should be satisfactory to you.since you will have in your possession the funds to do any estimated maintenance on the Trees that might be required over 10 years In working through the original proposal with my attorney , he counseled me that any such agreement would be impractical at many levels. To mention just a few, the drafting of any such agreement would require extensive research and preparation and revision of a lengthy and detailed agreement negotiated not just by us, but also at considerable expense to each of us , by our attorneys. The agreement would have to anticipate not just our participation, but the involvement of others likely to own our parcels in the future (since one or both of us may sell our homes in the next decade, which would require the use of complicated cross-s and cross- insurance agreements. Please consider the following alternative resolution, which I believe makes more sense practically, economically and in a way that addresses all of your privacy concerns, all subject to further discussion and binding only when signed by all of us: 1. "Kelly Property" means the property owned by David M . Kelly and Rita E. Kelly located at 9 Chestnut Avenue , Los Gatos , California . (the Kelly Property). EXHIBIT 2 0 2. "Tate Property" means the property located at 18151 Overlook Road , Los Gatos , California. The Ronald M. Tate 1988 Separate Property Trust Dated April 13, 1988, as amended ("Tate Trust") owns the Tate Property. 3 . The Tate Trust and Kelly would , by execution of a binding agreement, to proceed as follows: 3.1. Arborist. Upon execution of a binding agreement, the Tate Trust will agree to pay the inspection and bid estimate charges ("Inspection Fees") by Richard Gessner a licensed arborist agreed to by Kelly and the Tate Trust and retained by Kelly: (a) to inspect the Kelly property to determine whether it is possible and, if so, the best way, to plant on the Kelly Property along the fence line between the Tate Trust and the Kelly Properties seven Podocarpus Gracilior Trees each approximately 15 to 17 feet in height when planted (collectively , the 'Trees"); and (b) to provide an estimate of the cost of performing any maintenance that might be required on the Trees for 10 years after they are planted (the "Ma intenance Fees"). 3.2. Landscaping Contractor. Upon execution of a binding agreement, the Tate Trust will agree to pay the inspection and bid for estimated charges of South Valley Landscaping a licensed landscaping contractor agreed to by Kelly and the Tate Trust and retained by Kelly to provide a bid for: (a) the installation of the Trees and the cost of removing the existing foliage on the Kelly Property to make way for the planting of the Trees ("Installation Bid "); and (b) the installation of a drip irrigation system to provide water to the Trees ("Irrigation Bid"). The Installation Bid and the Irrigation Bid, once approved, constitute the "Landscaping Fees." 3 .3 . Contingency Reserve and Payment Terms. Upon availability of all the permits necessary to construct the proposed home on the Tate Trust Property, the Tate Trust will pay to Kelly 110% of the amount of the Landscaping Fees plus 110% of the amount of the Maintenance Fees (collectively , the "Total Tree Fees"). Kelly will be entitled to apply and keep the full amount of the Total Tree Fees if it exceeds the combined costs of the Landscaping Fees and the Maintenance fees; the Tate Trust will not have any obligation to provide additional funds if the costs of the Landscaping Fees and the Maintenance Fees exceed the amount of the Total Tree Fees paid by the Tate Trust. 4 . As part of a binding agreement that includes the above inspections, services and payment agreements, Kelly will: (a) remove, permanently and will not reinstate all of its objections to development of the Tate Trust Property; (b) accept the Total Tree Fees as payment in full by the Tate Trust as full performance by the Tate Trust under the binding agreement; (c) assume the exclusive financial responsibility of having the Trees planted and maintained; and (d) agree to hold harmless the Tate Trust for any and all damages to Kelly, the Tate Trust, the Kelly Property and all others that relate to or arise from all inspections and investigations, the installation of the Trees, the installation of the Tree irrigation system , and the irrigation, care and maintenance of the Trees once installed . I look forward to your response at your earliest opportunity and believe that this alternative proposal will work much better for you than the proposal originally considered. Warm regards, Ronald M. Tate 1988 Separate Property Trust dated April 13, 1988, as amended Ronald M. Tate, Trustee This Page I nte11tionally Left Blank Erin Walters, Associate Planner Town of Los Gatos Community Development Department 1 10 E. Main Street Los Gatos, CA 95030 (408) 354-6834 RE: 18151 Overlook Road, Los Gatos, CA Dear Erin , May 26, 2016 RECEiVE.ID MAY Z 7 20 16 G-!Lt-t?~ TOWN OF LOS GATOS PLANNING DIVISIO N This letter is i n response to the letter written by Rita and Dav id Kelly (Kelly) regarding 1 8151 Overlook Road , Los Gatos ("Overlook"). I am Ron Tate, the current owner of the property. My company Urban West will be developing this property. As either my son/business partner or I have stated from the beginning , we have been and remain dedicated to finding a solution to alleviate the Kelly's concerns regarding privacy. After reviewing my email to the Kelly 's on May 241h, 2016, I can see how they may have interpreted that as an ulti matum although that was not my intent. Based on how friendly, cooperative and collaborative we have been with the Kelly's , it was my hope that they would view that ema i l as a reminder of our time constraints rather than a demand for performance . Unfortunately, it appears that the Kelly's are not only no longer willing to work with us but have now resorted to personal attack s. While I feel our reputation in the community would deem it unnecessary for us to defend ourselve s, I am going to do so anyway as it will also clarify some erroneous statements and insinuations by the Kelly's . First, the Kelly's state that our primary goal is money and that we have acted in disregard for the neighbors. These statements could not be further from the truth . As was stated by my son in a previous letter, we are a Los Gatos based, family owned and operated, real estate development company. I personally have been a member of this community, building homes and developing property since 1962. Until 2014 my personal residence for 10 years was at 16679 Madrone Ave, less than 1/101h of a mile from Overlook, so the charge that we are attempting to exploit the neighborhood that we were members of and still have friends living in is not only inaccurate but insulting. I have owned the office/commercial building at 22 South Santa Cruz Ave. occupying the entire second floor as my corporate headquarters for the last eighteen and a half years . My wife and I support the arts and the music activities in the community. We are not "flippers" as the Kelly's have incorrectly stated. Flippers take an existing home and make minor cosmetic improvements to the basic structure before selling the property for a profit. The end product is generally lacking the quality, craftsmanship or design considerations of a new home. First, because of the obsolete nature of Overlook' s floorplan and dilapidated condition, even if we had purchased it with the intention of "flipping" it, the end product would be 1) a home that we would be hard pressed to sell and 2) a product that we would not want our name attached to. If our primary goal was money we would have just painted it, made minor repairs and "Flipped It" as Mrs. Kelley suggested is our core business. The fact is we purchased this property with the intention of engaging in the arduous, costly and time consuming process of acquiring the governmental approvals to demolish the obsolete, outdated structure, and replace it with a new, architecturally pleasing, environmentally and community conscious design . I also feel the need to address the claim that we did not work with the Kelly's in the design process . After several design iterations arrived at with input from both Town staff and the Town's contributing architect, we sent out a set of the plans to the surrounding neighbors for review and feedback (we did not and do not engage each neighbors input while we are initially designing the home). The Kelly's acknowledged receipt of the plans in a form letter we included with the plans (attached). When they raised their concerns we listened and we have taken a collaborative approach since . Finally, the accusation that we are bullying the Kelly's is simply untrue. From the time they brought their concerns forward we have bent over backwards to do everything in our power to make them happy. Despite their decision now to make this process vindictive , we remain dedicated to working with them as will be detailed later in this letter . What I would l ike this letter to primarily focus o n is the home itself. I believe two major facts are being either overlooked or unfairly downplayed . First, we have designed a home that meets every one of the Town 's technical guidelines . We have not pursued a single variance . Second, the Town's highly respected contributing architect, Larry Cannon , writes in his December 11, 2015 report (the final of t hree reports he prepared for this project), "The proposed house is well designed in a traditional architectural style with a scale compatible with other nearby homes , and the garage has been m i nim ized to allow more prominence for the entry." Another important and overlooked fact is that our proposed home won't even be the largest home on the street. Between our strict adherence to Town's guidelines and the Town 's contributing architect's endorsement of our plan, the argument that our home does not fit the character, mass and scale of the neighborhood, should reasonably be considered objectively incorrect. The height of our proposed design may seem higher to surrounding neighbors due to their properties being situated at a lower grade level than ours. Due to th is site condition, we came up with a design that enhanced the privacy for our neighbors . We moved the main living area , the most trafficked area of a home, to the bottom floor while eliminating the second story deck that currently sits off the existi ng home's l iving area . We significantly reduced the amount of windows along all sides of the property and agreed to frost the bathroom window along the back of the property facing the Kelly's . The lower elevation of the surrounding properties is not a problem we created and we have done all that we can to be sensitive to that, short of des igning a home that would not meet the needs and desires of a prospective homebuyer (low ceilings , dark rooms , etc .). Although we are in full compliance with guidelines and are objectively compatible with the scale and character of the neighborhood, at the recommendation of Planning Commissioners, we pursued additional avenues to appease the Kelly's and Ms . Thompson. Per Commissioner Burch 's recommendation, we did explore moving the second floor of the home forward towards Overlook but as shown by Chris Spaulding (attached), that did not accomplish much in the way of privacy enhancement. Additionally, it would exacerbate Ms. Thompson 's concerns regarding the height of the house along her property . Our solution was to lower the entire structure six inches, the most we could reduce the structure while still protecting tree #4 and allowing for proper drainage . We paired this revision with lowering the master bedroom egress w i ndow eight inches . The end result is a solution that lowers the top of the window the Kelly's referenced, by a net fourteen inches . Prior to the April 13 1h Planning Commission hearing and reiterated again during the hearing, we offered to plant privacy screening trees along our side of our shared fence, a fence we installed at our sole cost to replace the dilapidated fence that previously sat between our properties . We went so far as to provide an image of the privacy enhancement the Kelly's would experience as a result. The Kelly's expressed concern that the eventual owner of Overlook would endure the expense and hassle of removing those trees to effectively reduce their privacy as well as the Kelly's . At the Commission hearing I offered to plant the trees along the Kelly's side of the fence so that they would be in control of the privacy screening. After discussions with our legal counsel, we determined that the only way this could be achieved without exposing ourselves to excessive liability was to have the Kelly's hire the vendors to plant the trees on their property . We have offered to pay for the expense of removing existing shrubs on their property, the cost of planting the new trees, and the cost of maintaining the trees for a period of ten years . In the Kelly's most recent letter they brought up the cost of the legal fees related to having their legal representation review a potential planting agreement. To alleviate that burden , in addition to the myriad of other mitigation measures, we are now offering to pay for the Kelly's cost of their arborist and legal representation up to $2,000. It is our sincere hope that this compels the Kelly's to soften the hardline approach that they adopted in their most recent letter and continue to cooperatively move towards a solution. In the event that the Kelly's elect not to continue what we felt was a very cooperative, cordial and mutually respectful relationship up until recently, then we respectfully request that Planning Commission approve our project conditioned upon the following: 1. Lowering the home si x inches as shown in Chris Spaulding's ex hibit. 2. Lowering the egress window along the back of the property e ight inches as shown in Chris Spaulding's exhibit. 3 . Plant i ng privacy screening trees along our property line as shown 1n our updated planting schedule . We have done everything in our power to be sympathetic, considerate and reasonable in our pursuit of approval for our project. It is our belief that we have exhausted all options to make our neighbors happy while still designing a home that meets the desires and needs of a potential homeowner. We respectfully request that Planning Commissi o n take all of our efforts , as well as the factual information related to our submittal into account when making their dec ision . On behalf of my staff, my son and myself, we would like to sincerely thank Town staff, the Planning Commiss ion for their efforts and consideration . Respectfully, ~. Chris Spaulding, Architect 801 Camelia Street, Suite E Berkeley, CA 94710 510-527-5997 chris@csarchitect.net 4-28-16 RE: 18151 Overlook Road Synopsis of changes to 18151 Overlook Road RECEQVElO MAY ! 7 20 16 'S---I L.f-~ TO\NN OF LOS GATOS PLANNING DIVISION As suggested by the Planning Commission, we investigated the possibilities for reducing the visibility of the rear windows of the proposed house at 18151 Overlook Road when viewed from the rear neighbor's home. We investigated 3 options-lowering the floor level of the house, moving the location of the second floor towards the front, and lowering the window height. 1: The ability to lower the house floor is limited by the requirements to protect tree# 4. To protect the tree, the garage floor level is fixed at no lower than 579.5'. Per the attached graphic, the foundation wall can be extended up into the first floor wall to allow the floor to be lowered in relation to the exterior grade and garage, which allows the finish grades to remain as designed (to protect tree #4 while also allowing proper drainage). The house floor would then be level with the garage slab (and entry porch). This would result in the entire living area and sight-line being lowered 6". 2. We looked at the possibility of shifting the 2nd floor forward (towards Overlook Road). We identified the potential of shifting the 2nd floor 6' forward, which would require a significant re-design of the entire floor plan, due to the need to completely re-work the stairway on all 3 levels. As is illustrated in the attached sight-line diagram, the net reduction in the apparent height of the window would be less than 6". 3. The 2nd floor windows are currently designed with a top-of-window height of 7'-6" off of · the floor. The top of the window can be reduced to the standard door height of 6'-8" (rough-opening height of 6' -1 O"). This would result in the apparent height of the top of the windows being lowered 8". My clients chose the options of lowering the house floor levels and lowering the top-of- window height to have a net reduction of the window height of 14". They feel the option of shifting the 2nd floor forward requires a disproportional amount of re-design for the benefit gained. These changes are of course coupled with the changing of the master bathroom windows to be obscure glass, and for the planting of mature trees for a visual screen between the properties. 27 A It <jfe, { � In=►�- .IA 0 F . (.G =) (ir' (/ 11 /1/4. V Er P\1i._r NA/`..1ekYc.,•_ it)( .r (Al c .� 17 4 RECEIVED Mgt Z ? a ::! • - .....,, d v ltl V'dv, �. N Q -1" PROPOSED -SID': SETBACK 'ENCE L t o LciLto:3 L WDW iNurU, 2-STOKr (RELOCATE TO C I ST FLR FF EL 2ND FLR FF ELl CELLAR T.O.S. E BED 3 RI...... TIPE II L WD' i 5' DARKI N G 4 10.5' AR DEMOLISH (1E) HOUSE AND (E) DETACII4D GARAGE GARAGE-Ye ARAGE—Ye ELEC. GA5 METER SLAP AT \ OOR 57S.5' 251 REQUIRED 1 FRONT SETBACK Cc PLANNING - I i:.-I"> I { 'JL ft.L : "-~ f': l? l.; )l /\\ J L \t ~ C \\ .. r\a'-\ P('--o f i?"..;, i.; 9 .;;· 1E:. ~ ... o c:: ~ \.\""' ..) _:;, <C: Erin VValters Associate Planner Town of Los Gatos Community Development Department 110 E Man Street Los Gatos, CA 95030 (408) 354-6834 RE: Proposed New Residence. 18151 Overlook Road RECE IED '1AY C / 2016 TOV OF LOS GATOS PLANNING DIVISION Dear Ms. Waiters: I/we are residents of Los Gatos residing near the proposed new residence located at 18151 Overlook Road. I/we have reviewed the architectural site plan, floor plans, and elevations of the proposed new residence in our neighborhood. Respectfully, G / Signature_ Name: LLy Address 4r C tof" t e— Contact Info c)cg .7/8 57.? RECEIVED S- 1 Li -Dad AUG 2. 0 2015 TOWN OF LOS GATOS PLANNING DIVISION This Page Intentionally Left Blank 4/27/20 16 Urban West Mail -Overlook Solution Overlook Solution 1 message Kelly Mozumder <kelly@urbanwest.com> Lance Tate <lance@urbanwest.com> Wed , Apr 27 , 2016 at 8:30 AM To: Rita Kelly <ritakelly1@comcast.net>, "Kelly, David M" <David.M .Kelly@kla-tencor.com> Cc : Kelly Mozumder <kelly@urbanwest.com>, "Erin M. Walters" <ewalters@losgatosca .gov>, Chris Spaulding <chris@csarchitect.net> Rita and David, I'd like to begin by thanking you again for your cooperation and patience throughout this process . I bel ieve we have arrived at a multi-pronged solution that addresses your concerns. First, we have lowered the house s ix inches . Second , we have lowered the back bedroom window six inches . Those two proposed changes will lower the window one foot. In addition, we would like to plant the trees shown on the landscape plan along your side of the fence (at our cost) and pay for their maintenance for the next ten years . I believe that these three changes will address your concerns over privacy and your ability to control your privacy. Please review and provide feedback at your earliest convenience . Regards , Lance Tate managing member URBAN WEST LLC 408 .399.4950 x2 408 .399.4960 fx 858.401 .9810 mobile urbanwest.com @lancetate linkedin .com/in/lancetate l:j Overlook DR ReSubmittal 4-26-16 (2).pdf 5327K APR 2 9 2016 S-14--o~ TOWN OF LOS GATOS PLANNING DIVISION IXlilBIT 2 1 https ://mail.google.com /mai l/ul0/?ui =2&ik=973d74b21e&view=pt&search=inbox&th=1545858b7a7622a9&siml=1545858b7a7622a9 1/1 This Page Intentionally Left Blank 18151 Overlook Road Tree Planting for Screening May 23, 2016 May 23, 2016 Urban West, LLC 22 S. Santa Cruz Avenue , 2nd Floor Los Gatos, CA 95030 Monarch consulting Arborjsts Ll.C P.O SD,010 F o":D"I. CA 0 00': S 9.)~. ;3.31 . 8~2 Enclosed are my observations regarding tree planting for screening purposes between the neighbor's located on 9 Chestnut Avenue and 18151 Overlook Road in Los Gatos. Introduction Summary The site is large enough to accommodate several trees and screening could be achieved with proper planting and maintenance. Several specimens are available in the size ranges provided that would provide some immediate screening between properties. The maximum heights of the species selected would provide the required screening immediately and into the future. Background I was asked by Urban West , LLC to inspect the site conditions on 9 Chestnut Avenue to help determine if t ree planting could be performed to help provide screening of the proposed structure on 18151 Overlook Road. On May 17, 2016 I met with Kelly Mozumder, Rita Kelly, and arborist David Laczko on 9 Chestnut Avenue to examine the site and discuss proposed plantings. Assignment Determine if the proposed trees are large enough and acceptable nursery stock to be planted for screening purposes . Limits of the assignment • No landscape plans were rev iewed . • The site screening issues were only viewed from 9 Chestnut Avenue . • Several spec imens were in spected at the growing si te , however none were marked. Monarch Consulting Arborists LLC -P.O Box 1010, Felton, CA 95018 831.331.8982 -rick@monarcharborist.com 1 of 5 EXHl.B IT 2 2 18151 Overlook Road Tree Planting for Screening May 23, 2016 Observations The two properties are oriented back to back with the backyards being separated by a wooden privacy fence. Against the fence on 9 Chestnut Avenue are a row of privets (Ligustrum lucidum) which have been topped between two and five feet above grade and now have adventitious shoots growing to about ten feet above grade where they have been sheered to a unifonn height. There is a large Monterey pine (Pinus radiata) with a trunk disputer of about 40 inches growing near the southwest corner. The Monterey pine has recent bark beetle (Dendroctonus valens) attacks near its base and the tree has a distinct sweep that leans north and grows vertical. The site has a space of about fifty feet across and fifty feet wide between the accessory dwelling and the privacy fences. There is irrigation to the area with existing valves near the southwest corner. Two different species of trees were measured and inspected which are fern pine (Afrocarpus falcatus) and sweet bay (Laurus nobilis) (Table 1 ). The trees were all growing in 36 inch or 48 inch box containers and heights ranged from fourteen to sixteen feet tall. The fern pines are single stem standard trees while the sweet bay were multi-trunk specimens with more dense foliage in the lower portions. There are at least ten or more specimens on the site I inspected in Morgan Hill , California. Discussion My nursery tree assessment included but was not limited to the following: root collar location and fonn , depth of plant in the container, circling roots at the surface, soil cracking and separation of root ball, kinked or crossing roots, loose root ball , undersized containers, presence of insects or disease, heights at soil level, and crown spreads . I found some specimens not acceptable which is normal for nursery stock, however there are at least ten trees of either species that would be considered acceptable. Because there is an existing Monterey pine in the backyard it will be difficult to plant close to that tree. Newly planted trees should be properly spaced no closer than eight feet apart and provide the desired function. With proper planting and irrigation to the trees would be expected to function as a screen for some time. Monarch Consulting Arborists LLC -P.O Box 1010, Felton, CA 95018 831 .331.8982 -rick@monarcharborist.com 2 of 5 18151 Overlook Road Tree Planting for Screening Table 1 : Species Information • r • ... Spec.ies · , ~Container '.:' Height.at ·' . Maximum . . Growth rate . Form Size . planting hetght :. · =. ·~ ·1 .~~-~ ...... ·-· -~ • ..:_ ___ :_, __ ... __ ... _ .. _.:... ·.........._. ... -~··~---~.:..:.:...--. .. ~1..-~ Fern pine 48 inch box 14-16 feet 50 to 65 feet 12-36 inches Oval or (Afrocarpus per year Rounded fa/catus) Sweet Bay 36 inch box 14-16 feet 15 to 40 feet 12-24 inches Conical or (Laurus per year Oval nobilis) SelecTree . "Afrocarpus falcatus Tree Record." 1995-2016. May 23 , 2016. < https://selectree .calpoly.edu/tree-detail/afrocarpus-falcatus > SelecTree. "Laurus nobilis Tree Record." 1995-2016. May 23, 2016. < https://se lectree.calpoly.edu/tree-detail/lauru s-nobili s > May 23 , 2016 WUCOL$.IV Moderate water user Low water user Either species is acceptable for the area with low to moderate watering requirements and heights . Conclusion The s ite is large enough to accommodate several trees and screening could be achieved with proper planting and maintenance of the trees . There are several specimens available in the size ranges provided that would provide some immediate screening between properties. The maximum heights of the species selected would provide the required screening immediately and into the future. Monarch Consulting Arborists LLC -P.O Bo x 1010, Felton , CA 95018 831.331.8982 -rick@monarcharborist.com 3 of 5 18151 O verlook Road Tree Planti ng for Screening May 23, 2016 Qualifications, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources . However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration , or trials by reason of this report unless subsequent contractual arrangements are made , including payment of an additional fee for such services . T his report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant's fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings , and photographs in this report are intended for use as visual aids , are not necessarily to scale , and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers , or other consultants on any sketche s, drawings, or photographs is only for coordination and ease of reference. Inclus ion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expres sed: a) this report covers only examined items and their condition at the time of inspection ; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing , or coring . There is no warranty or guarantee , expressed or implied , that structural problems or deficiencies of plants or property may not arise in the future. Monarch Consulting Arborists LLC -P.O Box 1010, Felton, CA 95018 831.331.8982 -rick@monarcharborist.com 4 of 5 18151 Overlook Road Tree Planting for Screening May 23, 2016 Certification of Performance I Richard Gessner, Certify: That I have personally insp ected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved ; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricu ltural practices ; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results , or the occurrence of any other s ubsequent events ; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. l am an International Society of Arboriculture Board Certified Master Arborist® and Tree Risk Assessor Qualified. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341 B ISA Tree Risk Assessor Qualified CA Qualified Applicator QL 104230 Copyright ©Copyright 2015 , Monarch Consulting Arborists LLC. Other than spec ific exception granted for copies made by the client for the express uses stated in this report, no parts of thi s publication may be reproduced, stored in a retrieval system , or transmitted in any form or by any mean s, electronic, mechanical , re cording, or otherwise witho ut the express, written permi ss ion of the author. Monarch Consulting Arborists LLC -P.O Box 1010, Felton , CA 95018 831 .33 1.8982 -rick@monarcharborist.com 5 of 5 This Page Intentionally Left Blank Ir r o i.lma.wa► awes rya' sae' xrmar Yea7 Pep TV. IV Bev. the Arad a,aam uti. sr tem. — a0a s. ua _ e ▪ we..Mont, .,w n ear Caned re —•unto-s. n�.a• avaual (4 s.npwr Ta•..* Alat.b. Amu. Reeti1 Par F av am Tmr. 14 3.1•n der edam 11 pal Trim f roe tit Weeny Note Indicates Eratrs ROWS tediums Nkaleeety P'ne to Be elanm Flookonna 7' 1P bra Mbh a wine annes Tres Staking Shrub Planting nM Note lndrxtes Eaa:tl^g Dak Already 0emruved Per Ferni' YT. rh-p-5,3, Feploa Gee.:' lagr r ou ArIrms-r restrnrancabpn m Maintain 8' Distance from Tree rank VJih Wpco Culs- Typleet OVERLOOK ROAD if Note See Anwar Report honorer' Cansuking Artor1ets LL.0 Opted Hat. 23 2516 ry Hearing 01laL,sra4wy- Slime. Bay et fne steer Yffid 014 :Meslnul?1e Las Gates Rlanoog 01 -hose Stews Seal. Se Per Ante rats RKpmmendatcrs Inekatns Existent Trees To Remain See A1hocotc Recce'Artar Sennett.' 0845 Babhy Dared Sa3'ember 21. 2015 �+I'1 Fq Spec ilea hI 45 Planpg 6 •ngaadn vsralygdn chat Gar IT IRoS o Par Npte a 13. sage 8 8 Or Tu O111on5G Note. Cunesc:dr Shea Metall A Fu to Autenate Ong Irrgabon System For All Propnae0 Plarnlrg Areas. No Ober F1efIS'ngetlan Win Be Allowed Plant Schedule_ SsBmCo p Trees a L'y 5'1rsb9 2 3 Silent.. kallug9ll Canis ocurdernells Ouereue agr1o0a A•Llosg91yles d.'H McMinn' 1A4Cr al Morning ;agar Rhododendron retttnnrnas' P31yotldhurn murnym i autos notate Ground 0V90s: CatPwnla Beek Oak 3C' Sox L Western Radbud 36. Box VL Coast Lae Oat 36' Sir VL Marten to 53.e L Coast Rosemary 5 lc. L Rhododendron 5 g.s ,M Western Samna Fem 5 g c. M Sweet Bay 36' Box l J Piemeer Arbor Moen By Lynn's®:k Bleat 5'•a'-ryN VL ru "aced CaPa Dwelt f n ';Rant - g.c 9 36' a e Yl PIAPI n9 Nate@;. Carer. Svuba M Berkeley Sedge Remo gob Fergana yeica Beef+Strawberry Plant From Flats a t 2' a c I Gerdes snow Indicate approNmare meWra a1Ze 3' plant material. 2,. Can rade- anal be respbnelpa for adequate tension control measures iunng L:In4llud:luri, 3. No Fart shall be planter' .n 4 drainage sank 0egaeless pr pns.vor cr plan. 4 FINI3H GRADING' 111 all planes' areas to an 8 mc1' dep1F Break up or remove a1 compacted lumps 31 so'„ rocks larger Use,, 1 n1C1 rn tame:cr and ell deleterious newel from giggler areas Finish grade all areas to a o 0oin. even durlpcu true Cr abvpt changna m grade Make minor cad,7y Ctpnge4 es rate red to rude penman dr&stager % inisenum'. Slopes 3.1 gradleni 0r greater need net de IIIIed. 5. No Rare slag be rrstalled urbl a'u N auuxnabr<n,c ring engem, syrr r Caveeng all planes arum. Vs Installed crane and Is 'idly operatwnat 6 PLANTING OF TRFFS A $HpI135 Unless dreruse rated, All reef red de ;larded pet detail t All struts shag be printed 3a° deter 1 All planter 3.. t5 0J11P1 '11rvv4 the tolloorg Pe -ricer mK 5Ci sea Of Mrs —re 2 3Eaz n.erlee' sirrhr0Ted -winced snaarrgs 3 2C,A NIV2t1ur114rsur latodroseepr equal Add lowly Par" swam reca.;e peat m SG 4 Anma7a Meets A 00t 009 grant 20-10-5; or equal arg ead or mandla00ee s reenerniw.datmt3 T Lltettreq+shell a' ante eb 3haao 'IMo & 9rasnd 01yels 14'nee and grown a' acceetable mle8ben'ar a Porand 3105 note) r days (rpm the cote et 1n8Wletmn mmplehor,. All Ta:3 24' bet to +Slier and 11el3 drain Spegnln trees anal 55 ...Marty eter3weed bra gonad on lonaear "rim Jabs 3t-ailalabm. 8 _Joon evrrr0leirar ul l4arai g °Range% Rrneactor shah apply an eppecved sue -elongated Nettle de "anger nr Nero) as weed mmrol per marrdact rer's spud1eabpns In aadaun a men ,'' inch beer a epprceco mulch anal be metalled over the hnrfhgrade oe ea plantar areas. g MAINTFNANCB PERIOD Conta:dor shad maintain elo she lot a percd o1 00 calendar days atter ampere 10o ey owner hlelntunanne shall rncjc8 weeding 3f al Webb end grauod ;Shier areas'emoval of ill bash and clans horn planter areas and hsmecape areas- prumn3 and tnmming o• all piers 1.a:arrare re0Ltrat rep adorer) of ell dead or dying p13•T 'nala^a'', & 2 appllcatrcns d Ia0GNter anName Sl'n lAlal?I Ra0lttg QITALILI ' 1 **PLANTING ON 9 CHESTNUT SIDE (KELLY'S SIDE) NOMA.S SC01E3c AaSO:T.t" pro Aare e0-. .n t1:r.81,80 00,anr oet::5 Lan nlr Planting Plan Details & Notes t� cr 0 y U Z8mi LL.Ir0 Ci tl1 Vr La 0 m CC 90 ArN 511}40.14 N'1ILpns 1-212p15 Tj.e A, 3-21-15 TJ9 RECEIVED MAY 2 6 2016 53-1 TOWN OF LOS GATOS PLANNING DIVISION SIT 2 3 1b r !robs At.e' Las #w*.. TM. Tam 1a pen Imo) Brooch l' SOS. FOP' 4.ce1111 Mi.- pu.dlo Tow UM Flnl.h Goal. Rougfi.n Sldtl 01 Rodrbol To Col Cording Roos. (D1 for/Mew rob l.yr O1a1r+ba1.d 6rsu,d Roe ibrl for Edell a.- 9oz Tow, (.1 T.b1.al ta For €. IS got st COn,., *wing Boson 5.r.nn Ol. g.. S,.r. FIni. Grad. Puddl0 1M b So1 a.ck1111 aeon DI.MIng nl F.-alto. T.blq Pw S gaL: fIff Pw 1gr ar 14.Rarw a1.m.for _ A1el I Tree Staking 5 Note Indicates Exrsting Pinus rate- Monterey Pine To Be Retained lot 6.44444l .it.cir to tee. wont x wood srnt.. Con.lruel Wgoaing eosin Top O1 RoolOol1 3' ...bore Flnl.h Grad. TOD OI Ropmr. J,- r sirs.. Flnloh pr.44 Roughen Sld.a Of 400Rl.11 To Cut Circling R.M. Prx too Lau 6g Min Note. Indicates Existing Oak Already Removed Per Permit 4'T• 15.053, Replace With (iJ 36' aux Qy (Coast Live Oak Per eLCcorn fora ) er Arklonsf5 reGommentlalion LC Mamfain 5' Distance From Tree Trunk With Wood Ctiips- Typical QVERLOOK ROAD Note See Artiortst Repeal Monarch Consulting Arborisrs LLC Dated May 23. 2016 For Planting Of Laurus nQbdis- Sweet Bay At The Rear Yard Or 9 Chestnut Ave. Los Gatos. Planting at Those Shrubs Shall Be Per Arbori5ls Recommendations indicates Existing Trees To Remain Sea Arbensts Repot ''Arbor Resources" David Babby Dated September 21. 2C 15 For Specifics All Planbrag & Inrgah0n Instaeasen Shall Be Installed Per Note* 13, Page 4 a IDt The Arb0,15l1S Repoli Note Contractor Shall Install A Fully Automatic Drip irrigation System For All Proposed Planting Areas No Over head Irrigation Witt Be Allcwed Plant Schedule. Symbol Botanical Narne_______Comnagnliarne_salerjElalle3g,___QuaBUY Trees A Querpus kelroggii California Black Oak 36" Bak L B Cercls tccidentalis Western Redbud 36' Box VL C Quercus agrltolia Coast Live Oak 36' Box VL A ShrUbS. 1 Atctostaphy(os d 1^4. McMinn' 2 Weshlrrgra f 'Morning Light' 3 Rhododendron m.'Chlnoides' 4 Polyshchum munitum r 5 Laurus nabiils Ground covers Premium Arbor Mulch By Lyngso Or Edual K • 8' Layer Manzanita 5 g.c. L Coast Rosemary 5 g.c L Rhododendron 5 g c. M Western Sword Fern 5 go M Sweet Bay 36-Box L VL Arctostapllyios 'Emerald Carpet Dwarf Manzania Ptah 1 g.c W 36' O.G. VL Carex divulsa M Berkeley Sedge Pant 1 g c 5 24' o.c Fergana vesca M Beach Strawberry Plant From Flats '§I 12' 0,c 1 1 1 5 7 3 6 Planting Notes 1 Circles shown Irlditete approximate mature size of plant matenal. 2 Contractor shall be responsible for adequate erosion control measures during Construction. 3 No plant shall be planed in a drainage Swale regardless of position on plan 4 FINISH GRADING. Till all planter areas to an 6 inch depth. Break up of remove all compacted lumps of sail, rocks larger man 1 inch In diameter and all defelarious material Iron planter areas. Finish grade all areas to a smooth. even surface tree o1 abrupt Changes in grade. Make minor grading Changes as required to insure positrve drainageil%minimum). Slopes 3 1 gradient or greater need not be tilled 5 No plant shall be installer) until a fully automatic drip irrigation system, covering all planter areas, is installed, tested and IS fully operational 6 PLANTING OF TREES & SHRUBS Unless otherwise ,noted.. All trees shall be planted per detail t All shrubs shall be planted par detail' 2 Ail premier pits shall receive the following back fie our. 1 50 : soil of the site 2 3C'b nitrogen S1a111kzed redwood shavings 3 20'o Ndrohurnu@ Or Sxro-power OT equal Acre loving plants shallreceive peat moss 4 Fertilizer tablets {Agnrorm 21 gram 20-10-5; or equal adored per lnanufac3Ur3YS reramnrenlaliens,. 7 Contractor Steak guarantee all shrubs, vines & ground covers to hire and grow in an acceptable condrben for period of 90 (ninety} days from the date at installation compie:on All trees 24' box bob larger and field grown speernerl trees Shall be Similarly guaranteed tor a period of 1 lone) year from date of installation. B. Upon Completion of planting operations, contractor shall apply ar approved pre -emergent herbicide (Ronslar or equal) as weed control per manufacturer's specifications. In addition. a min 3" Inch layer Cf approved mulch shall be lnstatled over the finish grade al all planter areas. MAINTENANCE PERIOD- Contractor shall maintain the site for a period of 90 Calendar days after acceptance by owner Maintenance shall include �� 1^;� weeding of all shrub and ground cover areas removal at all trash and debu'g C t plantar areas and nardscape areas, pruning and trimming of all plant materi({,e ,.i., •�" required, replacement of all dead or dying plant material & 2 applications Di Iertlilzer LIV T©1tOFLOSGATOS PLAWN1NiLi DVitSiCt 1 **PLANTING ON OVERLOOK SIDE (URBAN WEST SIDE) 17-1OM4S SOfERER A53OCL IIS inr�Tra� Ardurr-ncr< ls. M= CA 01; , .d -ev razsra Fez NW/6rF313. ,J1:'ri ilrir' Planting Plan Details & Notes III0 ¢ ¢ U Y0 Ili• 00 • EE �QrS CT) W worn tin —a APN 510-40-146 nuisions 1-27-2016 T,ig 5-24-16 T.15 dare 11-16.2015 drew,' TJ5 Shen dd L-1 From: Rita Kelly [mailto:ritakellyl@comcast.net] Sent: Wednesday, May 25, 2016 8:02 AM To: Erin M. Walters Cc: Dav id Kelly Subject: 18151 Overlook Road RECEIVED MAY 'l 5 2016 S -I Y.-os;-1'/) TOVVN OF LOS GATOS PLANNING DIVISION This letter is in regards to the remodel plans for 18151 Overlook Road , Los Gatos by Urban West, LLC ., owned by Ron Tate. I understand Mr. Tate's frustration regarding his project on Overlook, as it is costing him money as he has stated in his emails. For Mr. Tate it is all about money and capitalizing on sale of this property that gets its value from the character of our neighborhood . But for my family it is not about, and has never been about money, it is about maintaining the character of our neighborhood and maintaining our privacy. Please note that it is not our fault that we are in this situation . We used the same architect as Urban West, Chris Spaulding, so it would have been very easy for them to include us in the planning stage of the remodel as we already had a relationship with him. Actually , we would have welcomed Urban West to work with us regardless of who developed their plans. But that didn't happen and from the start Urban West has acted with complete disregard for us and our neighbors . Although I know this information is already filed , I would like to briefly recap how we have arrived at this situation. Shortly after Urban West purchased the Overlook property, a flurry of digging and what sounded like jack hammering occurred on the site directly behind our back fence resulting in the death of two large trees that offered privacy between our home and the Overlook property. The proposed plans add what looks like an additional level to the existing structure-as represented by the story poles . It will allow the new owners, whom we don't know since it is being built it to "flip", to peer directly into our backyard, guest cottage, and right into our family room . In fact, when the story poles were added , I was sitting on my sofa in my family room and looked up to find the crew looking right at me-it was unnerving to say the least. And it continues to cause me stress---it makes me feel sick every time I look at it-which is constant due to its ominous size. EXHIBIT 2 4 During the April 13th Town Planning meeting, it was recommended that Urban West's plans be denied . However, we were willing to try and work with Urban West as we would like to have a new house and neighbors behind us. A continuance was granted so that Urban West could come up with a solution that mitigates the size of the structure and addresses our privacy concerns by placing the privacy screen on our property so that we have control to maintain the screening. Which is important as demonstrated by the fact that the existing privacy screening was destroyed at the early stages of this project as I mentioned above. Unfortunately, the privacy screen solution has not been easy because it creates a complicated scenario where we have to accept the burden of completing the work, including but not limited to, hiring a lawyer to verify/amend the contract that Urban West's lawyer put together, hiring an arborist to validate that the trees are suitable , and finding a landscape contractor to do the work . And while I understand why Urban West does not wish to perform these functions due to potential liabilities, we are being stressed by having to perform a landscape project that we did not have planned---for their benefit. We are also frustrated by Urban West's continued lack of consideration for us and our time. They complete everything when it is convenient for them and then expect us to turn everything around immediately and even revert to bullying tactics as demonstrated in the email regarding inspecting the trees in Morgan Hill. Just to be clear on the timing of the events. Urban West had their arborist come last Tuesday, which I accommodated (even thought I had to change my existing plans). The next action item was for the arborist to look at the trees, after which Urban West was to send an email to me and my arborist so we could inspect the trees. That did not occur until this Monday when we were told by Mr. Tate that we needed to look at the trees Tuesday or Wednesday which I was trying to arrange. However, before I could set the date I was sent an ultimatum email that I have to inspect the trees by Thursday or he was going to plant them on the Overlook property side which does not meet the requirements that we agreed upon during the last town planning meeting. It should be noted that the ultimatum letter was also the first time Mr. Tate shared the report from his arborist regarding the condition of the trees located in Morgan Hill. Based on Urban West's (first managed by Lance Tate and then his father Ron Tate) continued lack of consideration for us and the undue stress and work/expense that this remodel is imposing on and will continue to impose on our family, we do not feel that the we can come to an agreement on how they can place a privacy screen on our property. And it should be noted that even with the changes made to the plans, the house is only lowered by 6 inches which still makes it too large and tall to fit the character of our neighborhood. While we would really like to have a new house and neighbors behind us there should be new plans created that are suitable to the character of our neighborhood and with windows no higher than the window of the existing structure so that we don't need 15' trees just to cover the windows. We cannot support and do not want to be associated with a project, such as this one, that sets the precedent of degrading the character of Los Gatos by allowing a house to be built that is too large and imposing for its neighborhood. Especially by a builder who is willing to bully and ignore the current neighbor's privacy to maximize profit. We welcome visits to our property to view the story poles so you can understand why we are so distressed. Thank you, Rita and David Kelly This Page I ntentional/y Left Blank RECEIVED MAY ! I 2016 TOWN OF LO S GATOS ?!Y.NNlNG Dl'JISION MMEr- /4• -c•-''..3ekac- VII's.ar1..inlrq.i ,n.A7-SILsc a 1 11 ., r - q.,: r .!. ` , t y';" no�rt .'C ` !zi Yi ht_ ; iAa:1 armor -+? 4 4 7r y� RECEIVED MAY ! / 2016 TOWN OF LOS GAT OS P!..A~~!NG DI VI SION RECEIVED MAY l I 2016 TOWN OF LOS GATOS PLANNING DIVISION A 1 S I T E 1 " = 1 0 ' - 0 " 2 0 ' R E Q U I R E D R E A R S E T B A C K 8' REQUIRED SIDE S E T B A C K P R O P O S E D ( N ) 2 - S T O R Y H O U S E ( R E L O C A T E T O C E N T E R O N L O T ) 1 S T F L R F F E L E V . 5 7 9 . 5 ' 2 N D F L R F F E L E V . 5 9 0 . 1 1 ' C E L L A R T . O . S . E L E V . 5 6 8 . 8 9 ' D E M O L I S H ( E ) H O U S E A N D ( E ) D E T A C H E D G A R A G E SOLAR SHADOW STUDY1"=1 6 ' - 0 " D A T E A L T I T U D E A Z I M U T H S O L A R S H A D O W T A B L E D E C 2 1 T I M E D E C 2 1 M A R 2 1 M A R 2 1 J U N 2 1 J U N 2 1 1 4 4 2 9 A M 1 4 4 2 3 P M 3 4 5 8 9 A M 3 4 5 8 3 P M 4 7 7 7 9 A M 4 7 7 7 3 P M DEC 21 3 PMMAR 21 3 PMJUN 21 3 PM DEC 21 9 AM MAR 21 9 AMJUN 21 9 AM D E C 2 1 3 P M DEC 21 9 AMJUNE 21 9 AM JUNE 21 3 PM V I C I N I T Y M A P S H E E T S S H E E T O F S C A L E : D A T E : D R A W N : J O B : P E R M I T S E T C O N S T R U C T I O N S E T P R E L I M I N A R Y S E T P L A N C H E C K S E T D E S I G N R E V I E W S E T R E V I S I O N S B Y A R C H I T E C T C H R I S S P A U L D I N G ( 5 1 0 ) 5 2 7 - 5 9 9 7 F A X ( 5 1 0 ) 5 2 7 - 5 9 9 9 B E R K E L E Y C A L I F O R N I A 9 4 7 1 0 8 0 1 C A M E L I A S T R E E T S U I T E E D R A W I N G S P R E P A R E D B Y E L / C S / D B / K D T A T E - O V E R L O O K 8 A S N O T E D 6 - 1 0 - 1 4 LOS GATOS CALIFORNIA 18151 OVERLOOK ROAD A PROPOSED NEW HOME 9 - 2 2 - 1 4 d b 6 - 2 5 - 1 5 9 - 2 4 - 1 5 1 2 - 8 - 1 5 1 2 - 2 2 - 1 5 1 - 2 6 - 1 6 4 - 2 6 - 1 6 P R O J E C T D A T A P R O J E C T A D D R E S S : 1 8 1 5 1 O V E R L O O K R O A D , L O S G A T O S , C A O W N E R : U R B A N W E S T , L L C P R O J E C T D E S C R I P T I O N : D E M O L I S H ( E ) 2 - S T O R Y H O U S E + ( E ) D E T A C H E D G A R A G E A N D B U I L D N E W 2 - S T O R Y H O U S E W / C E L L A R A P N : 5 1 0 - 4 0 - 1 4 6 H O U S E T O B E F U L L Y F I R E - S P R I N K L E D Z O N I N G : R - 1 - 8 C O N S T R U C T I O N T Y P E : V - B O C C U P A N C Y G R O U P : R - 3 / U A V E R A G E L O T S L O P E : 7 . 7 % L O T S I Z E : 7 , 0 0 0 S Q . F T . A L L O W A B L E F A R : ^ > @ ` [ 6 4 ) 7 P R O P O S E D F L O O R A R E A 1 S T F L O O R 1 , 3 8 0 2 N D F L O O R 9 4 6 T O T A L 2 , 3 2 6 C E L L A R 8 1 9 G A R A G E 2 4 4 P R O P O S E D F . A . R . 3 3 . 2 % I M P E R V I O U S C O V E R A G E C A L C H O U S E 1 , 3 8 0 G A R A G E 2 4 4 P O R C H 1 4 5 L I G H T W E L L & L A N D I N G 1 0 5 T O T A L 1 , 8 7 4 E X I S T I N G H O U S E F L O O R A R E A 1 S T F L O O R 8 2 3 2 N D F L O O R 8 2 3 T O T A L 1 , 6 4 6 D E T A C H E D G A R A G E 4 2 2 E X I S T I N G M P E R V I O U S C O V E R A G E C A L C H O U S E 8 2 3 G A R A G E 4 2 2 D R I V E W A Y 6 8 4 C O N C W A L K 9 6 6 T O T A L ( E ) 2 , 8 9 5 G A R A G E E L E C . & G A S M E T E R C O V E R E D P O R C H N E W ( P E R V I O U S P A V E R S ) D R I V E W A Y R E M O V E ( E ) P O R T I O N O F A C D R I V E W A Y LIGHTWELL 8' REQUIRED SIDE S E T B A C K 2 5 ' R E Q U I R E D F R O N T S E T B A C K 4 " S E W E R UND E R G R O U N D ELEC , T E L , T V , G A S 8 ' - 1 " P R O P O S E D L E F T - S I D E S E T B A C K 8 ' - 1 " P R O P O S E D L E F T - S I D E S E T B A C K 25'-1" PROPOSED FRONT SETBACK 55'-2" PROPOSED R E A R S E T B A C K WATER P R O P O S E D 2 N D S T O R Y E X T E R I O R P E R I M E T E R L I N E W A T E R M E T E R B U I L D I N G C O V E R A G E L I V I N G A R E A 1 , 3 8 0 G A R A G E 2 4 4 C O V E R E D P O R C H 1 4 5 T O T A L 1 , 7 6 9 = 2 5 . 2 7 % 1 , 2 4 5 = 1 7 . 8 % NOTE: SHADOWS ARESIMILAR TO (E) 2-STORYHOUSE THAT IS BEINGREPLACED A P P R O X I M A T E L O C A T I O N O F A D J A C E N T R E S I D E N C E APPROXIMATELOCATION OFADJACENTRESIDENCE 9 . 5 " x 1 8 ' S I N G L E P A R K I N G S P A C E I N 1 0 . 5 ' W I D E C L E A R S P A C E 25'-4" 2 4 ' - 0 " T R E E P R O T E C T I O N F E N C I N G N O T E S : T R E E P R O T E C T I O N F E N C I N G S H A L L B E A M I N . O F 5 ' H I G H C H A I N / , 1 . 0 2 8 1 7 ( ' 2 1 * $ / 9 , 1 , = ( ' 6 7 ( ( / 3 2 6 7 6 ' 5 , 9 ( 1 0 , 1 I N T O T H E G R O U N D A T A 1 0 ' M A X . S P A C I N G T R E E P R O T E C T I O N F E N C I N G T O R E M A I N I N P L A C E T H R O U G H T C O N S T R U C T I O N A N D S H A L L N O T B E R E M O V E D U N T I L A P P R O V E D B Y A R B O R I S T O R R E C O R D . L I N E T Y P E L E G E N D D E M O L I T I O N L I N E T R E E P R O T E C T I O N F E N C E S E T B A C K L I N E U T I L I T Y L I N E P R O P E R T Y L I N E C O N T O U R L I N E L A N D I N G P L O T T E D O N S U R V E Y B Y A L P H A L A N D S U R V E Y S , I N C . D A T E D 3 / 1 1 / 1 4 , J O B # 2 0 1 4 - 0 2 1 ( 8 3 1 - 4 3 8 . 4 4 5 3 ) G R A D I N G & D R A I N A G E N O T E S R E F E R T O G R A D I N G A N D D R A I N A G E P L A N S P R E P A R E D B Y H A N N A B R U N E T T I C I V I L E N G I N E E R S , J O B N O . 1 5 0 2 5 , D A T E D M A Y 2 0 1 5 1 8 ' - 0 " S L A B A T D O O R 5 7 9 . 5 ' EQUAL EQUAL B U I L D I N G C O V E R A G E WILDLAND-URBAN INTERFACE:THIS PROJECT IS LOCATED WITHIN THE DESIGNATEDWILDLAND-URBAN INTERFACE FIRE AREA. THE BUILDINGCONSTRUCTION SHALL COMPLY WITH THE PROVISIONS OFCALIFORNIA BUILDING CODE (CBC) CHAPTER 7A. NOTE THATVEGETATION CLEARANCE SHALL BE IN COMPLIANCE WITHCBC SECTION 701A.3.2.4 PRIOR TO PROJECT FINALAPPROVAL. CHECK WITH THE PLANNING DEPARTMENT FORRELATED LANDSCAPE PLAN REQUIREMENTS.FIRE SPRINKLERS REQUIRED:AN AUTOMATIC SPRINKLER SYSTEM SHALL BE INSTALLED INONE- AND TWO-FAMILY DWELLINGS AS FOLLOWS: IN ALLNEW ONE- AND TWO-FAMILY DWELLINGS AND IN EXISTINGONE- AND TWO-FAMILY DWELLINGS WHEN ADDITIONS AREMADE THAT INCREASE THE BUILDING AREA TO MORE THAN3,600 SQUARE FEET.EXCEPTION: ANY ONE-TIME ADDITION TO AN EXISTINGBUILDING THAT DOES NOT TOTAL MORE T HAN 1,000SQUARE FEET OF BUILDING AREA.NOTE: THE OWNER(S), OCCUPANT(S) AND ANYCONTRACTOR(S) OR SUBCONTRACTOR(S) ARERESPONSIBLE FOR CONSULTING WITH THE WATERPURVEYOR OF RECORD IN ORDER TO DETERMINE IF ANYMODIFICATION OR UPGRADE OF THE EXISTING WATERSERVICE IS REQUIRED. NOTE: COVERED PORCHES, PATIOS,BALCONIES, AND ATTIC SPACES MAY REQUIRE FIRESPRINKLER COVERAGE. A STATE OF CALIFORNIA LICENSED(C-16) FIRE PROTECTION CONTRACTOR SHALL SUBMITPLANS, CALCULATIONS, ACOMPLETE PERMIT APPLICATION AND APPROPRIATE FEES TOTHIS DEPARTMENT FOR REVIEW AN APPROVAL PRIOR TOBEGINNING THEIR WORK.CONSTRUCTION SITE FIRE SAFETYALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLEPROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDARDDETAIL AND SPECIFICATION SI-7. PROVIDE APPROPRIATE NOTATIONS ON SUBSEQUENT PLAN SUBMITTAL S , A S APPROPRIATE TO THE PROJECT.ADDRESS IDENTIFICATION:NEW AND EXISTING BUILDINGS SHALL HAVE APP R O V E D ADDRESS NUMBERS, BUILDING NUMBERS OR A P P R O V E D BUILDING IDENTIFICATION PLACED IN A POSITIO N T H A T I S PLAINLY LEGIBLE AND VISIBLE FROM THE STREE T O R R O A D FRONTING THE PROPERTY. THESE NUMBERS SH A L L CONTRAST WITH THEIR BACKGROUND. ADDRES S N U M B E R S SHALL BE ARABIC NUMBERS OR ALPHABETICAL L E T T E R S . NUMBERS SHALL BE A MINIMUM OF 4 INCHES ( 1 0 1 . 6 m m ) HIGH WITH A MINIMUM STROKE WIDTH OF 0.5 I N C H (12.7mm). WHERE ACCESS IS BY MEANS OF PR I V A T E R O A D AND THE BUILDING CANNOT BE VIEWED FROM T H E P U B L I C WAY, A MONUMENT, POLE OR OTHER SIGN OR M E A N S SHALL BE USED TO IDENTIFY THE STRUCTURE.WATER SUPPLY REQUIREMENT:POTABLE WATER SUPPLIES SHALL BE PROTECTE D F R O M CONTAMINATION CAUSED BY FIRE PROTECTION W A T E R SUPPLIES. IT IS THE RESPONSIBILITY OF THE AP P L I C A N T A N D ANY CONTRACTORS AND SUBCONTRACTORS T O C O N T A C T THE WATER PURVEYOR SUPPLYING THE SITE OF S U C H PROJECT, AND TO COMPLY WITH THE REQUIRE M E N T S O F THE PURVEYOR. SUCH REQUIREMENTS SHALL B E INCORPORATED INTO THE DESIGN OF ANY WAT E R - B A S E D FIRE PROTECTION SYSTEMS, AND/OR FIRE SUPP R E S S I O N WATER SUPPLY SYSTEMS OR STORAGE CONTAI N E R S T H A T MAY BE PHYSICALLY CONNECTED IN ANY MANN E R T O A N APPLIANCE CAPABLE OF CAUSING CONTAMINAT I O N O F T H E POTABLE WATER SUPPLY OF THE PURVEYOR OF R E C O R D . FINAL APPROVAL OF THE SYSTEM(S) UNDERCONSIDERATION WILL NOT BE GRANTED BY THE F I R E D E P T . OFFICE UNTIL COMPLIANCE WITH THE REQUIRE M E N T S O F THE WATER PURVEYOR OF RECORD ARE DOCU M E N T E D B Y THAT PURVEYOR AS HAVING BEEN MET BY THEAPPLICANT(S).FIRE DEPARTMENT NOTES 1 4 1 2 1 3 R 7 ( 1 5 ) 6 7 8 9 R 5 ( 5 ) R 3 ( 2 ) 1 R 4 ( 3 ) 4 2 2 " C E D A R 1 8 " P I N E 5 " P E A R 2 3 " O A K 1 7 " O A K 1 5 " P I N E 1 1 " P R I V E T 3 6 " P I N E 3 5 " O A K 5 " M Y R T L E 1 6 " B I R C H 5 " R D W M U L T I - S T E M P R I V E T R 1 5 ' R10 ' O U T L I N E O F B A S E M E N T S H O W D A S H E D R O O T Z O N E B U F F E R F O O T T R A F F I C O N L Y O N 6 ' - 8 " L A Y E R O F C O U R S E W O O D C H I P S R O O T Z O N E B U F F E R 1 0 9 " P R I V E T R 2 8 " M A P L E R 1 T R I P L E 4 " M A P L E 9 ' - 6 " WALKWAY BED 3 WDW CLO WDW TOILET RM WDW M. BED WDW M. BED WDW M . B E D W D W M . B A W D W BATH 2 WDW BED 2 WDW B E D 2 W D W B E D 2 W D W B E D 3 W D W A P P R O X I M A T E L O C A T I O N A D J A C E N T 1 - S T O R Y R E S I D E N C E ( W I T H W I N D O W L O C A T I O N S ) A P P R O X I M A T E L O C A T I O N A D J A C E N T 1 - S T O R Y R E S I D E N C E ( W I T H W I N D O W L O C A T I O N S ) D R I P L I N E C I R C L E S S H O W N A T 1 0 x T H E T R U N K D I A M E T E R N E W 2 N D S T O R Y W I N D O W L O C A T I O N S 6 ' - 0 " F E N C E W / G A T E 6 ' - 0 " F E N C E W / G A T E DEC 2112 PMMAR 2112 PMJUNE 2112 PM E X I S T I N G T R E E S T O R E M A I N S P E C I E S D E O D A R C E D A R D I A ( I N . ) 2 2 N O . 1 E U R O P E A N B E E C H 1 6 4 C O A S T L I V E O A K 2 3 6 M O N T E R E Y P I N E 1 5 8 G L O S S Y P R I V I T 9 1 0 M O N T E R E Y P I N E 3 6 1 2 1 7 C O A S T L I V E O A K 7 1 1 G L O S S Y P R I V I T 9 C O A S T L I V E O A K 3 5 1 4 G L O S S Y P R I V I T 8 , 6 , 5 , 4 1 3 T R E E S T O B E R E M O V E D S P E C I E S M A P L E D I A ( I N . ) 4 , 4 , 4 8 M A P L E N O . R 1 R 2 1 8 M O N T E R E Y P I N E R 3 ( 2 ) * R E M O V E B Y P E R M I T # 7 1 5 - 0 5 3 5 , 3 W E S T E R N R E D B U D R 4 ( 3 ) 5 E V E R G R E E N P E A R R 5 ( 5 ) 5 P A C I F I C W A X M Y R T L E R 7 ( 1 5 ) I N S T A L L T R E E P R O T E C T I O N F E N C I N G ( N ) 6 ' T A L L R E D W O O D F E N C E O N S I D E A N D R E A R P R O P E R T Y L I N E S - S I D E F E N C E S T O B E G I N 2 5 ' F R O M F R O N T P R O P E R T Y L I N E I N S T A L L T R E E P R O T E C T I O N F E N C I N G C O V E R E D P O R C H N O T E R E F E R T O L A N D S C A P E P L A N S F O R R E Q U I R E D N E W T R E E S ( 3 - 3 6 " T R E E S L O C A T I O N S 1 1 3 5 " O A K ( A L R E A D Y R E M O V E D P E R P E R M I T T 1 5 - 0 5 3 ) S H E E T S S H E E T O F S C A L E : D A T E : D R A W N : J O B : P E R M I T S E T C O N S T R U C T I O N S E T P R E L I M I N A R Y S E T P L A N C H E C K S E T D E S I G N R E V I E W S E T R E V I S I O N S B Y A R C H I T E C T C H R I S S P A U L D I N G ( 5 1 0 ) 5 2 7 - 5 9 9 7 F A X ( 5 1 0 ) 5 2 7 - 5 9 9 9 B E R K E L E Y C A L I F O R N I A 9 4 7 1 0 8 0 1 C A M E L I A S T R E E T S U I T E E D R A W I N G S P R E P A R E D B Y E L / C S / D B / K D T A T E - O V E R L O O K 8 A S N O T E D 6 - 1 0 - 1 4 LOS GATOS CALIFORNIA 18151 OVERLOOK ROAD A PROPOSED NEW HOME 9 - 2 2 - 1 4 d b 6 - 2 5 - 1 5 9 - 2 4 - 1 5 1 2 - 8 - 1 5 1 2 - 2 2 - 1 5 1 - 2 6 - 1 6 4 - 2 6 - 1 6 A 1 . 1 1 " = 1 0 ' - 0 " R E M O V E ( E ) C O N C . P A V E M E N T S R E M O V E ( E ) D E T A C H E D G A R A G E R E M O V E ( E ) H O U S E R E M O V E ( E ) F L A G S T O N E R E M O V E A L L ( E ) L A N D S C A P E F E A T U R E S I N S T A L L T R E E P R O T E C T I O N F E N C I N G I N S T A L L T R E E P R O T E C T I O N F E N C I N G C U R R E N T C O N D I T I O N S / D E M O L I T I O N P L A N E X I S T I N G H O U S E F L O O R A R E A 1 S T F L O O R 8 2 3 2 N D F L O O R 8 2 3 T O T A L 1 , 6 4 6 D E T A C H E D G A R A G E 4 2 2 I M P E R V I O U S C O V E R A G E 2 , 8 9 6 A P P R O X I M A T E L O C A T I O N ( E ) S E W E R A P P R O X I M A T E L O C A T I O N ( E ) G A S S E R V I C E A P P R O X I M A T E L O C A T I O N ( E ) W A T E R S E R V I C E ( E ) O V E R H E A D E L E C . , T E L . , T V ( E ) W A T E R M E T E R B U I L D I N G C O V E R A G E 1 , 2 4 5 = 1 7 . 8 % E X I S T I N G D R I V E W A Y T O R E M A I N D U R I N G C O N S T R U C T I O N ( R E M O V E & R E P L A C E A T T I M E O F F I N A L G R A D I N G & E X T E R I O R F L A T W O R K 1 4 1 2 1 3 1 5 6 7 8 9 5 2 1 3 4 2 2 " C E D A R 1 8 " P I N E 5 " P E A R 2 3 " O A K 1 7 " O A K 1 5 " P I N E 1 1 " P R I V E T 3 6 " P I N E 3 5 " O A K 5 " M Y R T L E 1 6 " B I R C H 5 " R D W M U L T I - S T E M P R I V E T 1 0 9 " P R I V E T 1 2 3 6 " P I N E R E M O V E ( E ) F E N C E R E M O V E ( E ) F E N C E R E M O V E ( E ) F E N C E 3 5 " O A K ( A L R E A D Y R E M O V E D P E R P E R M I T T 1 5 - 0 5 3 ) 1 1 FIRST FLOOR PLAN 1 / 4 " = 1 ' - 0 " A 2 B B 051015 2 0 2 5 L I V I N G R O O M E N T R Y P O R C H GREA T R O O M K I T C H E N 1-CAR GARAGE W I N E D I N I N G R O O M F O Y E R P O W D E R BATH 3 L A U N D R Y C E L L A R P L A N 1 / 4 " = 1 ' - 0 " 0 5 1 0 1 5 2 0 2 5 B E D R O O M 5 B A T H 4 1 2 B A G A M E R O O M 2 2 7 S Q . F T . LIGHTWELL BEDROOM 4MU D R M 2'-10"8'-6" 1 1 ' - 0 " 1 1 ' - 6 " 2'-0"17'-6"19'-0"21'-0"3'-4"11'-10" 1 1 ' - 1 0 " 6 ' - 1 0 " 2'-0"45'-6"12'-3" 59'-9" 3 3 ' - 1 0 " 2 ' - 1 0 " 3 1 ' - 0 " 5 ' - 6 " 8'-6"11'-0"19'-0"21'-3" 3 ' - 6 " 2 8 ' - 4 " 5 ' - 6 " 30'-0"12'-3" S H E E T S S H E E T O F S C A L E : D A T E : D R A W N : J O B : P E R M I T S E T C O N S T R U C T I O N S E T P R E L I M I N A R Y S E T P L A N C H E C K S E T D E S I G N R E V I E W S E T R E V I S I O N S B Y A R C H I T E C T C H R I S S P A U L D I N G ( 5 1 0 ) 5 2 7 - 5 9 9 7 F A X ( 5 1 0 ) 5 2 7 - 5 9 9 9 B E R K E L E Y C A L I F O R N I A 9 4 7 1 0 8 0 1 C A M E L I A S T R E E T S U I T E E D R A W I N G S P R E P A R E D B Y E L / C S / D B / K D T A T E - O V E R L O O K 8 A S N O T E D 6 - 1 0 - 1 4 LOS GATOS CALIFORNIA 18151 OVERLOOK ROAD A PROPOSED NEW HOME 9 - 2 2 - 1 4 d b 6 - 2 5 - 1 5 9 - 2 4 - 1 5 1 2 - 8 - 1 5 1 2 - 2 2 - 1 5 1 - 2 6 - 1 6 4 - 2 6 - 1 6 F L O O R A R E A 1 , 3 8 0 G A R A G E 2 5 5 F L O O R A R E A 1 , 0 6 3 A A A A B B 11'-1"20'-612"LIGHTWELL 9'-0" HIGH EFFACACY RECE S S E D D O W N - L I G H T ( D A R K S K Y ) LIGHTING S C H E D U L E HIGH EFFACACY WALL- M O U N T E D D O W N - L I G H T 3 ' - 0 " C L E A R M I N . W / F I N I S H E S , T Y P I C A L A L L L I G H T W E L L S 2 ' - 8 " 8 % C L E A R W I N D O W A R E A = 1 8 . 2 S Q . F T . S E C O N D F L O O R P L A N 1 / 4 " = 1 ' - 0 " A 3 0 5 1 0 1 5 2 0 2 5 M A S T E R B E D R O O M M . B A T H C L O . B E D R O O M 3 B E D R O O M 2 B A T H 2 2 ' - 1 0 " 2 8 ' - 6 " 2 ' - 6 " 33'-0"3'-0"23'-6" 23'-6"36'-0" 3 3 ' - 1 0 " 59'-9" 3" F L O O R A R E A 9 4 6 S H E E T S S H E E T O F S C A L E : D A T E : D R A W N : J O B : P E R M I T S E T C O N S T R U C T I O N S E T P R E L I M I N A R Y S E T P L A N C H E C K S E T D E S I G N R E V I E W S E T R E V I S I O N S B Y A R C H I T E C T C H R I S S P A U L D I N G ( 5 1 0 ) 5 2 7 - 5 9 9 7 F A X ( 5 1 0 ) 5 2 7 - 5 9 9 9 B E R K E L E Y C A L I F O R N I A 9 4 7 1 0 8 0 1 C A M E L I A S T R E E T S U I T E E D R A W I N G S P R E P A R E D B Y E L / C S / D B / K D T A T E - O V E R L O O K 8 A S N O T E D 6 - 1 0 - 1 4 LOS GATOS CALIFORNIA 18151 OVERLOOK ROAD A PROPOSED NEW HOME 9 - 2 2 - 1 4 d b 6 - 2 5 - 1 5 9 - 2 4 - 1 5 1 2 - 8 - 1 5 1 2 - 2 2 - 1 5 1 - 2 6 - 1 6 4 - 2 6 - 1 6 A A B B 3 0 " T Y P . ROOF PLAN 1 / 4 " = 1 ' - 0 " 0510 1 5 2 0 2 5 F L O O R A R E A 9 4 6 F R O N T E L E V A T I O N 1 / 4 " = 1 ' - 0 " A 4 RIGHT-SIDE ELEVATION 1 / 4 " = 1 ' - 0 " 4 , T Y P I C A L 1 2 H I G H - P R O F I L E C O M P . S H I N G L E R O O F I N G , T Y P I C A L W O O D - C L A D W I N D O W S W / F A C T O R Y - I N S T A L L C A S I N G S W / S I L L S , T Y P . S H I N G L E S 6 x 8 O U T L O O K E R , T Y P 9'-63 4" 1ST FLR PLATE 8'-0" 1ST FLR HDR, TYP. R E A R E L E V A T I O N 1 / 4 " = 1 ' - 0 " LEFT-SIDE ELEVATION 1 / 4 " = 1 ' - 0 " 7'-6" 2ND FLR HDR, TYP S M O O T H W O O D F I N I S H C O L U M N ( W H I T E ) 8'-63 4" 2ND FLR PLATE 9'-03 4" 1ST FLR PLATE S H E E T S S H E E T O F S C A L E : D A T E : D R A W N : J O B : P E R M I T S E T C O N S T R U C T I O N S E T P R E L I M I N A R Y S E T P L A N C H E C K S E T D E S I G N R E V I E W S E T R E V I S I O N S B Y A R C H I T E C T C H R I S S P A U L D I N G ( 5 1 0 ) 5 2 7 - 5 9 9 7 F A X ( 5 1 0 ) 5 2 7 - 5 9 9 9 B E R K E L E Y C A L I F O R N I A 9 4 7 1 0 8 0 1 C A M E L I A S T R E E T S U I T E E D R A W I N G S P R E P A R E D B Y E L / C S / D B / K D T A T E - O V E R L O O K 8 A S N O T E D 6 - 1 0 - 1 4 LOS GATOS CALIFORNIA 18151 OVERLOOK ROAD A PROPOSED NEW HOME 9 - 2 2 - 1 4 d b 6 - 2 5 - 1 5 9 - 2 4 - 1 5 1 2 - 8 - 1 5 1 2 - 2 2 - 1 5 1 - 2 6 - 1 6 4 - 2 6 - 1 6 27'-9" BUILDING HEIGHT FROM EXIST. GRADE ( F F ) 5 7 9 . 5 ' EXISTINGGRADEEXISTINGGRADE E X I S T I N G G R A D E %8,/',1*+(,*+7)520),1,6+*5$'( S T A I N E D W O O D E N T R Y D O O R S E T S T O N E T I L E P O R C H & S T E P S S T A I N E D W O O D C A R R I A G E - S T Y L E D O O R ( E ) 5 7 6 . 6 ' E X I S T I N G G R A D E ( E ) 5 7 8 . 5 8 ' S L A B @ G A R A G E D R : 5 7 9 . 5 ' (E) 576.6' ( E ) 5 7 7 . 0 ' ( E ) G R A D E M A X . H E I G H T 6 0 4 . 3 5 ' WOOD RAILING WOODBAND ( E ) 5 7 7 . 0 ' (E) 577.18' ( E ) 5 7 7 . 1 8 ' ( F ) 5 7 8 . 5 ' ( F ) 5 7 8 . 5 ' (F) 578.0'FINISH GRADE ( F ) 5 7 8 . 0 ' (F) 578.5' F I N I S H G R A D E ( F ) 5 7 9 . 5 ' (F) 579.0' ( F F ) 5 7 9 . 5 ( F ) 5 7 8 . 5 ' ( F ) 5 7 9 . 5 ' ( E ) 5 7 8 . 7 ' 27'-9" BUILDING HEIGHT FROM EXIST. GRADE 27'-9" BUILDING HEIGHT FROM EXIST. GRADE 27'-9" BUILDING HEIGHT FROM EXIST. GRADE W O O D B A N D 6 X 6 W O O D 8'-63 4" 2ND FLR PLATE 8'-634" 2ND FLR PLATE(FF) 579.5' 9'-63 4" 1ST FLR PLATE 9'-634" 1ST FLR PLATE 8'-63 4" 2ND FLR PLATE9'-63 4" 1ST FLR PLATE ( F F ) 5 7 9 . 5 ' 1 X 4 C O R N E R T R I M 6 " H O R I Z O N T A L S I D I N G G A B L E - E N D S , T Y P . P A I N T E D G S M D E C O R A T I V E F L U E C A P C H I M N E Y - S T O N E (F ) 5 7 9 . 7 ' S H I N G L E S M A X . H E I G H T 6 0 4 . 3 5 ' MAX. HEI G H T 6 0 4 . 3 5 ' M A X . H E I G H T 6 0 4 . 3 5 ' 5 7 6 . 6 ' 5 7 6 . 6 ' 5 7 6 . 6 ' S T O N E V E N E E R G R A N I T R O C K ' C A S T L E R O C K , L E D G E ' 7'-0" WINDOW HEAD AT REAR 2ND FLR WINDOWS O B S C U R E W I N D O W S A 5 S H E E T S S H E E T O F S C A L E : D A T E : D R A W N : J O B : P E R M I T S E T C O N S T R U C T I O N S E T P R E L I M I N A R Y S E T P L A N C H E C K S E T D E S I G N R E V I E W S E T R E V I S I O N S B Y A R C H I T E C T C H R I S S P A U L D I N G ( 5 1 0 ) 5 2 7 - 5 9 9 7 F A X ( 5 1 0 ) 5 2 7 - 5 9 9 9 B E R K E L E Y C A L I F O R N I A 9 4 7 1 0 8 0 1 C A M E L I A S T R E E T S U I T E E D R A W I N G S P R E P A R E D B Y E L / C S / D B / K D T A T E - O V E R L O O K 8 A S N O T E D 6 - 1 0 - 1 4 LOS GATOS CALIFORNIA 18151 OVERLOOK ROAD A PROPOSED NEW HOME 9 - 2 2 - 1 4 d b 6 - 2 5 - 1 5 9 - 2 4 - 1 5 1 2 - 8 - 1 5 1 2 - 2 2 - 1 5 1 - 2 6 - 1 6 4 - 2 6 - 1 6 SECTION B-B 1 / 4 " = 1 ' - 0 " S E C T I O N A - A 1 / 4 " = 1 ' - 0 " MASTERBATHBEDROOM 3MASTERCLOSET VENTED ATTIC V E N T E D A T T I C GREAT ROOM 1 - C A R G A R A G E BED 4 M U D R O O M CLOLINVENTED CRAWLSPACEBEDROOM 3GAMEROOM C L O 8'-634" 2ND FLR PLATE9'-634" 1ST FLR PLATE9'-034" 1ST FLR PLATE FF 579.5'4, TYPICAL 12 G A M E R O O M L I G H T - W E L L C L O . H A L L K I T C H E N P O W D E R B E D R O O M 4 H A L L 8'-63 4" 2ND FLR PLATE9'-63 4" 1ST FLR PLATE9'-03 4" 1ST FLR PLATE FF 590.11'FF 568.89' F F 5 7 9 . 5 ' F F 5 9 0 . 1 1 ' F F 5 6 8 . 8 9 ' V E N T E D A T T I C P R O P O S E D P R O J E C T 1 8 1 5 1 O V E R L O O K R O A D 18201 OVERLOOK ROAD 18251 OVERLOOK ROAD 1 8 1 2 1 O V E R L O O K R O A D 1 8 1 0 1 O V E R L O O K R O A D OVERLOOK ROAD STREET VIEW TOWARDS PROPOSED P R O J E C T 3 / 3 2 " = 1 ' - 0 " ɓ ɓ ɓ ɓɓɓ 23'-0" 581.0' 5 7 6 . 6 ' 27'-9" BUILDING HEIGHT FROM EXISTING GRADE(F) 578.5' ( F ) 5 7 9 . 5 ' ( E ) G R A D E ( E ) 5 7 7 . 3 ' ( E ) 5 7 7 . 0 ' (E) GRADE(E) 577.2' ( E ) 5 7 8 . 6 ' V E N T E D C R A W L S P A C E (E) 576.6 LOWEST POINT@ PERIMETER 5 7 8 . 2 ' L O W E S T ( F ) G R A D E @ P E R I M E T E R 27'-9" BUILDING HEIGHT FROM EXISTING GRADE M A X . H E I G H T 6 0 4 . 3 5 ' 26'-2" FROM LOWEST (E) GRADE AT PERIMETER MAX. HEIGHT 604.35' 5 7 6 . 6 ' 27'-9" MAX. HEIGHT A 6 S H E E T S S H E E T O F S C A L E : D A T E : D R A W N : J O B : P E R M I T S E T C O N S T R U C T I O N S E T P R E L I M I N A R Y S E T P L A N C H E C K S E T D E S I G N R E V I E W S E T R E V I S I O N S B Y A R C H I T E C T C H R I S S P A U L D I N G ( 5 1 0 ) 5 2 7 - 5 9 9 7 F A X ( 5 1 0 ) 5 2 7 - 5 9 9 9 B E R K E L E Y C A L I F O R N I A 9 4 7 1 0 8 0 1 C A M E L I A S T R E E T S U I T E E D R A W I N G S P R E P A R E D B Y E L / C S / D B / K D T A T E - O V E R L O O K 8 A S N O T E D 6 - 1 0 - 1 4 LOS GATOS CALIFORNIA 18151 OVERLOOK ROAD A PROPOSED NEW HOME 9 - 2 2 - 1 4 d b 6 - 2 5 - 1 5 9 - 2 4 - 1 5 1 2 - 8 - 1 5 1 2 - 2 2 - 1 5 1 - 2 6 - 1 6 4 - 2 6 - 1 6 A 7 S H E E T S S H E E T O F S C A L E : D A T E : D R A W N : J O B : P E R M I T S E T C O N S T R U C T I O N S E T P R E L I M I N A R Y S E T P L A N C H E C K S E T D E S I G N R E V I E W S E T R E V I S I O N S B Y A R C H I T E C T C H R I S S P A U L D I N G ( 5 1 0 ) 5 2 7 - 5 9 9 7 F A X ( 5 1 0 ) 5 2 7 - 5 9 9 9 B E R K E L E Y C A L I F O R N I A 9 4 7 1 0 8 0 1 C A M E L I A S T R E E T S U I T E E D R A W I N G S P R E P A R E D B Y E L / C S / D B / K D T A T E - O V E R L O O K 8 A S N O T E D 6 - 1 0 - 1 4 LOS GATOS CALIFORNIA 18151 OVERLOOK ROAD A PROPOSED NEW HOME 9 - 2 2 - 1 4 d b 6 - 2 5 - 1 5 9 - 2 4 - 1 5 1 2 - 8 - 1 5 1 2 - 2 2 - 1 5 1 - 2 6 - 1 6 4 - 2 6 - 1 6 urrn Male IL. Nk • ONIci rMjTLKI , Uose $.4,g4AtV ICI.. 3e_'tr -.._ "+ Ti`r�a1JdT'N�,�6�Yy"Ti.-�'t PA,a1t: PROJ �P7 - fIFLfi E a ttRse, 1r1,111 ptrA iANT•' Los ri'.cPEP PEC. AiimJi Preliminary Grading & Drainage Plans dirsieasse TOWN OF LOS GATOS 'STANDARD GRADING Nt TES 1. All work shall conform to Chapter 12 of the Town of Los Gatos Grading Ordinance, the adopted California Building Code and the latest edition of the Standard Specifications for Public Works Construction except as specified otherwise on these plans and details. 2. No work may be started on -site without an approved Grading Plan and a Grading Permit issued by the Town of ''Las Gatos, Public Works Department located at 41 Miles Avenue, Los Gatos, CA 95030 3.. A Pre -Job meeting shall be held with the Town Engineering Inspector from the Department of Parks and Public Works prior to any work being done. The Contractor shall call the Inspections Line at 408.399,5771 at least 48 hours prior to any grading or onsite work: This meeting should include: a. A discussion of the project conditions of approval, working hours, site maintenance and other construction matters; b. Acknowledgement in writing that Contractor and Applicant have read and understand the project conditions of approval, and will rnake certain that all project sub -contractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction, 4. Approval of plans does not release the developer of the responsibility for the correction of mistakes, errors, or omissions contained thereine if, during the course of construction of the improvements, public interest and safety requires a modification or departure from the Town Specifications or these improvement plans, the Town IEngiineer shall have full authority to require such modification or departure and to specify the manner in which the same is to be made, 5. Approval of this pian applies only to the grading, excavation, placement, and compaction of natural earth materials. This approval does not confer any rights of entry to either public property or the private property of others and does not constitute approval of any other improvements. 6, Excavated material shall be placed in the fill areas designated or shall be hauled away from the site to be disposed of at approved location(s). 7, It shall be the responsibility of the Permittee or Contractor to identify, locate and protect all underground facilities: Permitter: or Contractor shall notify USA (Underground Service Alert) at 1-800-227-2600 a minimum of 48 hours but riot more than 14 days prior to commencing all work, 8. All grading shall be performed in such a manner as to comply with the standards established by the Air Quality Management District for airborne particulates, 9. The Contractor shall comply with all local, state and federal laws, codes, rules and regulations governing the work identified on these plans. These shall include, without limitation, safety and health rules and regulations established by or pursuant to the Occupational Safety and Health Act or any other applicable public authority. 1 OE The General Contractor shall provide qualified supervision on the job site at all times during construction. 11, Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying,, for the following items: a. Retaining wall -top of wall elevations and Locations (all walls to be permitted separately and applied for at the Town of Los Gatos Building Department), b. Toe and top of cut and fill slopes 12, Pricer to issuance of any permit, the applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. The applicant's soils engineer's approval shall then he conveyed to the Town either by letter or by signing the plans. Soils Engineer Reference Report No. , dated , 20 Letter No. , dated , 20 , shall be thoroughly complied with. Both the mentioned report and all updates/addendums/letters are hereby appended and made a part of this grading plan. 13. During construction, all excavations and grading shall be inspected by the applicant's soils engineer, The engineer shall be notified at least 48 hours before beginning any grading. The engineer shall be onsite to verify that the actual conditions are as anticipated in the design -level geotechnical report and/or provide appropriate changes to the report recommendations, as necessary, All unobserved and.?or unapproved grading shall be removed and replaced under soils engineer observance (the Town Inspector shall be made aware of any required changes prior to work being performed). IV L At{ 1i VICINITY MAP NO SCALE 14_The results of the construction observation and testing should be documented in an "as -built" letter/report prepared by the applicants' soils engineer and submitted for the Town's review and acceptance before final release of any occupancy permit is granted. 161,All private and public streets accessing Project Site shall be kept open and in a safe, driveable condition throughout construction. If temporary closure is needed, then formal written notice to the adjacent neighbors and the Town of Los Gatos Public Works Department shall be provided at least one week in advance of closure and no closure shall be granted without the express written approval of the Town_ No material or equipment shall be stored in the public or private right-of-way. 16. The contractor shall install and maintain fences, barriers, lights and signs that are necessary to give adequate warning and/protection to the public at all times. 17. toner/Applicant: 18. General Contractor 1 9, Grading Contract 20. available): r (If available): Phone: Phone: Phone: House Cellar a. Cut:561 ± CY Export.465± cut 56± c.y. cut 457± c.y. b. Fill: 96± ..cY Import fill 4± c.y. fill 0± c.y. 21. Water shall be available on the site at all times during grading operations to properly maintain dust control, 22, This plan does not approve the removal of trees. Appropriate tree removal permits and methods of tree preservation shall be required. Tree Removal Permits are required prior to the approval of all plans. 23. A Town Encroachment Permit is required for any work within the public right-ot-way, A State Encroachment Permit is required for any work within State right -cif -way (if applicable). The Permittee and/or Contractor shall be responsible coordinating inspection performed by other governmental agencies. 24.No cross lot drainage will be permitted without satisfactory storm water acceptance deed/facilities. All drainage shall be directed to the street or other acceptable drainage facility via anon -erosive method as approved by the Town Engineer. 25,11 is the responsibility of contractor and/or owner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis.. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's storm drains. 26,Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of construction shall be diligently performed by a person or persons authorized to do so at all times during working hours. The storing of goods and/or materials on the sidewalk and/or the street will not be allowed unless a special permit is issued by the Engineering Division, The adjacent public right-of-way shall be kept clear of all job related dirt and debris at the end of the day. Failure to maintain the public right-of-way according to this condition may result in the Town performing the required maintenance at the developer's expense. 27.Grading shall be undertaken in accordance with conditions and requirements of the project Storm Water Pollution Control Plan and/or Storm Water Pollution Prevention Plan, the Town of Los Gatos Storm Water Quality Management Program, National Pollutant Discharge Elimination System (NPDES) and any other permits/requirements issued by the State of California Regional Water Quality Control' Board. Plans (including all updates) shall be onsite at all tunes, i to direct storm water discharges from 'development will be allowed onto Town streets or onto the public storm drain system without treatment by an approved storm water pollution prevention device or other approved methods. Maintenance of private storm water pollution prevention devices shall be the sole responsibility of the owner, Discharges or connection without treatment by an approved and adequately operating storm water pollution prevention device or other approved method shall be considered a violation of the above referenced permit and the Town of Los Gatos Stormwater Ordinance, for 18151 Overlook Road Driveway cut 54± c.y. fill 0± c.y. APN 510-40-146 in the Town of Los Gatos Santa Clara County, California Sideyard & Backyard cut 0± c.y. fill 103± c.y. PROJECT SUMMARY ASSESSOR'S PARCEL NUMBER PROJECT AREA PROPOSED BUILDING AREA FIRST FLOOR SECOND FLOOR 510-40-146 7,000 SQ. FT. 1,380 SF 946 SF TOTAL CELLAR GARAGE PROPOSED IMPERVIOUS AREAS HOUSE GARAGE COVERED PORCHES LIGHTWELL Sc LANDING 2,326 SF 819 SF 244 SF 1,380 SF 244 SF 145 SF 105 SF TOTAL EXISTING HOUSE FLOOR AREA FIRST FLOOR SECOND FLOOR 1,874 SF 823 SF 823 SF TOTAL DETACHED GARAGE DRIVEWAY CONCRETE WALK EXISTING IMPERVIOUS AREAS TOTAL NPDES NOTES 1. Sediment from areas disturbed by construction shall be retained on site using structural controls as required by the statewide General Construction Stormwater Permit. 2, Stockpiles of soil shall be properly contained to minimize sediment transport from the site to streets, drainage facilities or adjacent properties via runoff, vehicle tracking, or wind as required by the statewide General Construction Stormwater Permit.. 3. Appropriate BMPs for construction -related materials, wastes, spill or resides shall be Implemented to minimize transport from the site to streets, drainage facilities, or adjoining property by wind or runoff as required by the statewide General Construction Stormwater Permit. 4. Runoff from equipment and vehicle washing shall be contained at construction sites and must not be discharged to receiving waters or to the local storm drain system. 5. All construction contractor and subcontractor personnel are to be made aware of the required best management practices and good housekeeping measures for the project site and any associated construction staging areas. 6. At the end of each day of construction activity all construction debris and waste materials shall be collected and properly disposed in trash or recycle bins, 7, Construction sites shall be maintained in such a condition that a storm does not carry Wastes or pollutants off the site. Discharges of material other than stormwater (nonstormwater discharges) are prohibited except as authorized by an individual NPDES permit or the statewide General Construction Stormwater Permit, Potential pollutants include but are not limited to: solid or liquid chemical spills; wastes from paints, stains, sealants, solvents, detergents, glues, lime, pesticides, herbicides, fertilizers, wood preservatives and asbestos fibers, paint flakes or stucco fragments; fuels, oils, lubricants, and hydraulic, radiator or battery fluids; concrete and related cutting or curing residues; floatabte wastes; wastes from engine/equipment steam cleaning or chemical degreasing; wastes from street cleaning; and superchtorinated potable water from line flushing and testing. During construction, disposal of such materials should occur in a specified and controlled temporary area on -Site physically separated from potential stormwater runoff, with ultimate disposal in accordance with local, state and federal requirements, 8. Discharging contaminated groundwater produced by dewatering groundwater that has infiltrated into the construction site is prohibited, Discharging of contaminated soils via surface erosion is also prohibited. Discharging non -contaminated groundwater produced by dewatering activities requires a National Pollutant Discharge Elimination System (NPDES) permit from the respective State Regional Water Quality Control Board 1,646 SF 422 SF 684 SF 966 SF 2,895 SF LEGEND EXISTING tc 236.56 inv 169.63 pcc 259.56 fl 158.95 ac 365.75 tg 365.75 tw 365.75 bw 395.65 0-4 CI 0 0 DATE: 15 HANNA & BRUNETTI ARNOLD R. BRUNETTI RCE 17186 EXPIRES 6-30-17 pFESS/ R. BRA y�- wCO ' • NO. 17186 - EXP. 6-30-17 PROPOSED .-=== CONTOUR ELEVATION w w WATER MAIN (length) LF (size) SD 0 S=(grode)STORM DRAIN (length) LF (size) SS 0 S=(grade) SANITARY SEWER TC 236.65 TOP OF CURB ELEVATION INV 457.35 PIPE INVERT ELEVATION PCC 257.65 PORTLAND CONCRETE ELEVATION FL 125.48 FLOWLINE ELEVATION AC 359.45 ASPHALT CONCRETE ELEVATION TG 359.45 TOP OF GRATE ELEVATION TW 359.45 TOP OF WALL ELEVATION BW 458.25 BOTTOM OF WALL ELEVATION ABBREVIATIONS AC AB AD BC BLDG BOC BO BWF CAN CB CI CL CMP CO CONC DB DI DIP DWY E EC EG ELEV EP ER (E) FF FG ASPHALT CONCRETE AGGREGATE BASE AREA DRAIN BEGINNING OF CURVE BUILDING BACK OF CURB BLOW OFF BARBWIRE FENCE CABLE TELEVISION CATCH BASIN CURB INLET CENTERLINE CORRUGATED METAL PIPE CLEAN OUT CONCRETE DRAIN BOX DROP INLET DUCTILE IRON PIPE DRIVEWAY ELECTRIC LINE END OF CURVE EXISTING GRADE ELEVATION EDGE OF PAVEMENT END OF RETURN EXISTING FINISH FLOOR FINISH GRADE ELEVATION DATUM ELEVATIONS WERE BASED ON THE TOWN OF LOS GATOS BENCHMARK #33, BRASS DISK AT THE INTERSECTION OF PENNSYLVANIA AND WASHINGTON. EL = 563.56 (NGVD 29) BASIS OF BEARINGS BEARINGS ARE BASED ON THE CENTERLINE OF OVERLOOK ROAD AS SHOWN ON THAT CERTIAIN TRACT MAP FILED IN BOOK E OF MAPS, PAGE 135, SANTA CLARA COUNTY RECORDS. NORTH 84'40'00" WEST FLOODZONE STATEMENT COMMUNITY PANEL NUMBER: 06085C0376H MAP REVISED: MAY 18, 2009 PROJECT IS LOCATED IN ZONE X ZONE X AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD. SS FH FL G GM GB CUY GV HP INV IP JP JT LP MAX MIN N.I.C. OHU PB ELECTROLIER FLOW DIRECTION DROP INLET MANHOLE CURB INLET WATER METER FIRE HYDRANT WATER VALVE SIDEWALK VERTICAL CURB CURB & GUTTER JOINT TRENCH RETAINING WALL SEWER LATERAL TREE TO BE REMOVED FIRE HYDRANT FLOWLINE GAS LINE GAS METER GRADE BREAK GUY WIRE FOR POLE GATE VALVE HIGH POINT INVERT OF PIPE IRON PIPE JOINT POLE JOINT TRENCH LOW POINT MAXIMUM MINIMUM NOT IN CONTRACT OVERHEAD UTILITY PULL BOX PL PROPERTY LINE P.S.E. PUBLIC SERVICE EASEMENT P.S.D.E. PRIVATE STORM DRAIN EASEMENT PVI POINT OF VERTICAL INTERSECTION RCP REINFORCED CONCRETE PIPE R/W RIGHT OF WAY SD STORM DRAIN PIPE SS SANITARY SEWER PIPE STM STORM DRAIN MANHOLE SSMH SANITARY SEWER MANHOLE SP STD SW T TBM TC TOB TOE TYP W WM WV OWNER URBAN WEST, LLC 22 SOUTH SANTA CRUZ AVENUE LOS GATOS, CA 95030 CIVIL ENGINEER HANNA Sc BRUNETTI 7651 EIGLEBERRY STREET GILROY, CA 95020 (vO >.\C/VIL 94., OF CAL m no SERVICE POLE STANDARD SIDEWALK TELEPHONE LINE TEMPORARY BENCHMARK TOP OF CURB TOP OF BANK TOE OF BANK TYPICAL WATER LINE WATER METER WATER VALVE OFFICE: 408 842-2173 FAX: 408 842-3662 EMAIL: ENGINEERINGOHANNABRUNETTI.COM SHEET INDEX 1 COVER SHEET 2 EXISTING SITE 3 PRELIMINARY GRADING & DRAINAGE PLAN .V -sr T �l T z co- Q c 0 0 0 0 C15 O ■ LCD 00 J 0 0 0 J 0 N rn U z C4 W 04 HORIZ. SCALE: VERT. SCALE: NONE DESIGNED CHECKED BY: DRAWN BY: CD c CO W 0 c • N, N > > i • N rn 00 -0 0 00 00 c v ■ 0 i 0 2 L 0 'ED c • .- D W U 0 70 REVISIONS: se DESCRIPTION SHEET 1 OF 3 JOB NO. 15025 d: 8/t. 585.38 585,27 cr) RSH PARTNERS 510-40-145 ' 58Y.15 582.54 / 36' OA 3'TRtc ` — — _ _ i . 5�_. 1. t ,7___ l"F EE — ' 5 47 r�'�✓ ,1 37'7.86 GARAGE GAS Mt . - N N84'40'00"W .ENCH FROM JOINT POLE w. 58 581_97 rJ CO LJ 578i. i4: 'ROCK O1.IAICJNIEL 578, 5.51 9.1 t v /8.63 {� _ X. 78..51 ii 578.88 0 VIE R LOOK R0'AD 6 CURB & GUTTER ..578.01 579 •577.1q) J 576 4E, 577.28 \ 11 $76.27 11 1 5 ;7.; .94' _..-'-5w11`7 575 :\ I 577.63 35 .36 575.18 5' STORM DRAIN EASEMENT PER DOC NO. 3646094 & 3646096 DODGE 510-40-004 TH OMPSON 510-40-151 1 PARCEL A I 307-M-27 N Lt) 1 O 1 1 1 5:16.23 5 24, 10 0 GRAPHIC SCALE 5 10 30 40 ( IN FEET) linch = 10 ft. REVISIONS: DATE DESCRIPTION BY: Hanna• Brunetti •Civil Engineers • Land Surveyors ■ ■ Construction Managers ■ Gilroy California (408) 842-2173 DATE JANUARY WIG HORIZ. SCALE- 1"=10' VERT. SCALE- NONE REFERENCES Existing Topography Map SHEET 2 DESIGNED BY J.S. CHECKED BY - DRAWN BY- T O W N OF LOS GATOS JANUARY 2 0 1 6 18151 Overlook Road - APN 510-40-146 SANTA CLARA COUNTY CALIFORNIA OF 3 JOB NO. 15025 OD EX WATER METER EX UTILITY POLE EXISTING STACKED ROCK WALL 52 22 EX AC 581.78± CONFORM CONFORM SAWCUT, REMOVE & DISPOSE _EXISTING AC BERM ALONG FRONTAGE OF PROJ T 4" AC OVER 6" CL 1I AGG: BASE SHOULDER ALONG PROJECT FRONTAGE. CONFORM TO EXISTING PAVEMENT. REVISIONS: RSH PARTNERS 510-40-145 TREE #4 EX RIGHT OF WAY TREE #13 FL 578.2 3.3' FL 579.3 18.9' TREE P1 TREE #11 EXISTING 20" STUMP TO" `BE REMOVED TREE REMOVED PER PERMITNO.'_, �20.0' SECONCt _FLc OR i F.F. 590.6 i LOWER FLOOR F.F. 580.0 -- CELLAR TREE Rl FF. =569.4 PAD 568.4 v- STORM DRAIN PIPE FROM -LIGHTWELL TO DRAIN BOX SIZE PER PLUMBING PLAN - 4� TG 79.41 FG 579...83 f3=814' FG TRENCH 580:14 _ " N 0i Lc) U O - c- > O L w CENTERLINE OF OVERLOOK ROAD N 84 40'00" W 590.33' 57;: DBL EX. JOINT TREN H C 13.0: I !� r CUnc A V E R GUTTER DATE DESCRIPTION BY: LO 17.0' 4J OK ROAD -F - Hanna• Brunetti •Civil Engineers • Land Surveyors ■ ■ Construction Managers ■ Gilroy California (408) 842-2173 TREE #10 5' STORM DRAIN EASEMENT PER DOC NO. 3646094 & 3646096 DODGE 510-40-004 TREE #8 TREE #7 TW 575.5 - - END WALL TW 576.2 EX 575.2± REMOVE & REPLACE EXISTING FENCE CONSTRUCT WOOD RETAINING WALL (1 FOOT HIGH MAXIMUM) (WALL TO BE CONSTRUCTED AS PART OF FENCE) TREE #6 2:1 SLOPE OR FLATTER TYPICAL TW 577.5 EX 576.5± TW 578.1 EX 577.1± TW 578.2 EX 577.2± END WALL TREE #1 EX RIGHT OF WAY EXISTING AC BERM 30.0' DATE • JANUARY WI G HORIZ. SCALE- 1"=10' VERT. SCALE- NONE 15.8' THOMPSON 510-40-151 PARCEL A 307-M-27 10 0 TREE REMOVAL TABLE TREE DIAMETER REMOVE? 1 22" NO 2 18" YES 3 5" YES 4 16" NO 5 5" YES 6 23" NO 7 17" NO 8 15" NO 9 11" NO 10 9" NO 11 36" YES 12 36" NO 13 5" '&64" NO 14 35" NO 15 5" YES R1 4" YES R2 8" YES TREE PLANTING TABLE TREE DIAMETER PLANT? P1 36" YES PLACE FENCE 3 FT. BEYOND DRIP LINE TYPICAL TREE PROTECTION DETAIL TREE PROTECTION NOTES TOP OF FENCE HUNG WITH FLUORESCENT FLAGGING TAPE EVERY 10 FEET. 6' CHAIN LINK OR WELDED WIRE MESH 8' FENCE POST OF 2" DIAMETER GI PIPE OR T-ANGLE POST. 1. THE DEVELOPER SHALL INSTALL THE "TREE PROTECTION" DEVICES PRIOR TO THE START OF GRADING OR CLEARING WORK. 2. THE COUNTY RESERVES THE RIGHT TO ISSUE A "STOP WORK" NOTICE IF THE "TREE PROTECTION" DEVICES ARE NOT MAINTAINED PROPERLY. 3. SEE THE PROJECT GRADING PLAN FOR SPECIFIC TREES THAT REQUIRE PROTECTION. ALL SPECIMEN TREES REQUIRE PROTECTION UNLESS OTHERWISE NOTED. 4. NO EXCAVATIONS WITHIN "THE TREE PROTECTION AREA" ARE ALLOWED UNLESS UNDER THE SUPERVISION OF A TREE SERVICE COMPANY. 5. ANY FILLING WITHIN THE "TREE PROTECTION AREA" SHALL BE DONE IN ACCORDANCE WITH A DETAILED IMPROVEMENT PLAN APPROVED BY THE COUNTY. 6. NO TRIMMING, CUTTING NOR PRUNING OF DESIGNATED TREES CAN OCCUR WITHOUT A REGISTERED TREE SERVICE COMPANY. 7. APPROVED WOOD CONSTRUCTION IS AN ACCEPTABLE SUBSTITUTE FOR THE CHAIN LINK FENCING. CONSTRUCTION NOTES: 10 DRAINAGE FROM LIGHTWELLS WILL BE PUMPED AND DIRECTED TO DRAIN BOX. 02 DOMESTIC WATER SERVICE; SEE PLUMBING PLANS FOR SIZE 30 UNDERGROUND DRY UTILITIES TO HOUSE (CATV, TELE, GAS, ELECTRIC) SEE ARCHITECTURAL PLANS FOR CONNECTION POINT INTO HOUSE ® CONNECT NEW SANITARY SEWER SERVICE TO EXISTING SEWER CLEANOUT 50 PROVIDE EARTHEN DITCH PER DETAIL; THIS SHEET © CONSTRUCT FOUNDATION/RETAINING WALL SEE STRUCTURAL PLANS FOR DIMENSIONS AND DETAILS ® PROVIDE PERVIOUS PAVER SURFACE SEE ARCHITECTURAL PLANS FOR DETAILS ® DRAIN BOX PER DETAIL; THIS SHEET NOTES: 1. CONTRACTOR TO HAND DIG AREA AROUND TREE NO. 4 PER ARBORIST RECOMMENDATIONS 2. CONTRACTOR TO PROVIDE TREE PROTECTION AROUND EXISTING TREES DURING CONSTRUCTION. SEE 'TREE PROTECTION' DETAIL THIS SHEET. 3. EXISTING FENCING ALONG PROPERTY LINE TO BE REMOVED AND REPLACED SEE ARCHITECTURAL PLANS FOR DETAILS GRAPHIC SCALE 5 10 20 40 ( IN FEET ) 1 inch = 10 ft. REFERENCES 30" F&I 'CHRISTY' DRAIN BOX (V1) 7-WITH GRATE OR APPROVED EQUAL SD PIPE FROM PUMP 6" - 24" > 12" DIA. PERFORATED PVC PIPE 3/4" DRAIN ROCK DRAIN BOX DETAIL TYPICAL NO SCALE ope HOUSE F.F. 580.0 NEW 6 FOOT �� TALL FENCE XI wl wl< Ce wl� 9.5' PARKING NEW PERVIOUS / PAVERS SECTION A -A SCALE: 1"=5' w N 0 NEW FENCE- FG F Acb. DITCHLOWLINE SLOPE OR FLATTER .0 EXISTING GRADE SECTION B-B SCALE: 1"=5' SAWCUT, REMOVE & DISPOSE EXISTING AC BERM ALONG FRONTAGE OF PROJECT SITE. CONFORM TO EXISTING PAVEMENT GARAGE F.F. 579.5 EXISTING FOUNDATION AND PAVEMENT TO BE REMOVED 6'-0" 6.0' 12" 12" WOOD SKIRT 4' WIDE `EXISTING STREET SECTION SECTION C-C TYPICAL AC SHOULDER SCALE: 1"=4' EARTHEN DITCH NO SCALE 6" CLASS II AGG. BASE 50.0' wi zlJ 1- w 0_ O 0_ VARIES 17.5' TO 23.4' MAX > VARIES 1.9' TO 5.6'1 *PERVIOUS AVERS GRADE PER R 1 1" SAND (4r ►s ice�- .- ram: �~s�.�.1.�',mayA 12" AGG BASE TYPICAL DRIVEWAY SECTION NOT TO SCALE EXISTING GROUND *USE MANUFACTURER'S RECOMMENDATION FOR PERVIOUS PAVERS Preliminary Grading & Drainage Plan 1 DRAINAGE DITCH PER PLAN SHEET 3 DESIGNED BY J.S. CHECKED BY - DRAWN BY- T O W N OF LOS GATOS JANUARY 2 0 1 6 18151 Overlook Road - APN 510-40-146 SANTA CLARA COUNTY CALIFORNIA OF 3 JOB NO. 15025 0 row (2) 2" Dia.Lodgepoie Stake- 10'-0" Long Rubber Tree Ties (2 Per Tree) 6" Below First Branch Backfill Mix- See Specs Puddle & Settle Backfill Before Planting Tree Finish Grade Roughen Sides Of Rootball To Cut Circling Roots (8) Fertilizer Tablets Distributed Around Rootball For Each 24" Box `. Tree; (4) Tablets For Each 15 gal. Tree Construct Watering Basin Backfill Mix See Specs Finish Grade Puddle & Settle Backfill Before Planting (3) Fertilizer Tablets Per 5 gal.; (2) Per 1 gal. 2x Rootball Diameter Tree Staking 1x4 Redwood; Attach To Stake With 2 Wood Screws Construct Watering Basin Top Of Rootball 2" Above Finish Grade 0 .0 os o,. cc�. a Top Of Rootball 2" Above Finish Grade Roughen Sides Of Rootball To Cut Circling Roots Shrub Planting if 0 0 o0. x0 Na Roughen Sides Of Excavation Note: Indicates Existing Oak Already Removed Per Permit #T-15-053; Replace With (1) 36" Box Quercus agrifolia (Coast Live Oak) Per Arborist's recommendation. itill maAara arrr rallrrl ■irir■Nr f ,i�r/,**111P: talumillimit V/ ifilliedialarir imdilledll r„„rr..il1°• M t' 1lsr/ar•iiit; ;rra• : • ■ iall rlr•.rrt . lanarellitelalairlifihelelim- ow _ MIN IllpupdalanniellalliallaniNI iIIIIMPIR rrr it rrro r /i 01 IIII r �r rrr rr ll .r■ ■ Wi ae i�ia maw ir.:!'aril:=' L iirrr rr/1111elap i =ini �lrl�,;._ f jii indlipah iiir:�ae■fr■::-' •rterni lima■rr e /aeada'i re/isr/ i �rairr �r� ��,a rrrrr ore rtte rr illamil. sria „ OVERLOOK Maintain 6" Distance From Tree Trunk With Wood Chips - Typical ROAD i 0 Indicates Existing Trees To Remain See Arborists Report "Arbor Resources" David Babby Dated September 21, 2015 For Specifics All Planting & Irrigation Installation Shall Be Installed Per Note # 13, Page # 8 Of The Arborists Report Note: Contractor Shall install A Fully Automatic Drip Irrigation System For All Proposed Planting Areas. No Over Head Irrigation Will Be Allowed. Plant Schedule: Symbol Trees: A B '\ Shrubs: 1 2 3 4 5 Botanical Name Quercus kelloggii Cercis occidentalis Quercus agrifolia Arctostaphylos d.'H.McMinn' Westringia f.'Morning Light' Rhododendron m.'Chinoides' Polystichum munitum Podocarpus gracilior Ground covers: Premium Arbor Mulch By Lyngso Or Equal 6" - 8" Layer 10'-0" Common Name Size Water Rating Quantity California Black Oak 36" Box Western Redbud 36" Box Coast Live Oak 36" Box Manzanita 5 g.c. Coast Rosemary 5 g.c. Rhododendron 5 g.c. Western Sword Fern 5 g.c. Fern Pine 24" Box VL Arctostaphylos `Emerald Carpet Dwarf Manzanita Plant 1 g.c. @ 36" o.c. VL L 1 VL 1 VL 1 L 5 L 7 M 3 M 6 M 10 Carex divulsa M Berkeley Sedge Plant 1 g.c. @ 24" o.c. Fragaria vesca M Beach Strawberry Plant From Flats @ 12" o.c. Planting Notes: 1. Circles shown indicate approximate mature size of plant material. 2. Contractor shall be responsible for adequate erosion control measures during construction. 3. No plant shall be planted in a drainage swale regardless of position on plan. 4. FINISH GRADING: Till all planter areas to an 8 inch depth. Break up or remove all compacted lumps of soil, rocks larger than 1 inch in diameter, and all deleterious material from planter areas. Finish grade all areas to a smooth, even surface free of abrupt changes in grade. Make minor grading changes as required to insure positive drainage(1% minimum). Slopes 3:1 gradient or greater need not be tilled. 5. No plant shall be installed until a fully automatic drip irrigation system, covering all planter areas, is installed, tested and is fully operational. 6. PLANTING OF TREES & SHRUBS : Unless otherwise noted, All trees shall be planted per detail : 1 All shrubs shall be planted per detail: 2 All planter pits shall receive the following back fill mix: 1. 50% soil of the site 2. 30% nitrogen stabilized redwood shavings 3. 20% Nitrohumus or Gro-power or equal Acid loving plants shall receive peat moss 4. Fertilizer tablets (Agriform 21 gram: 20-10-5) or equal, applied per manufacturer's recommendations. 7 Contractor shall guarantee all shrubs, vines & ground covers to live and grow in an acceptable condition for a period of 90 (ninety) days from the date of installation completion. All trees 24" box or larger and field grown specimen trees shall be similarly guaranteed for a period of 1 (one) year from date of installation. 8. Upon completion of planting operations, contractor shall apply an approved pre -emergent herbicide (Ronstar or equal) as weed control per manufacturer's specifications. In addition, a min. 3" inch layer of approved mulch shall be installed over the finish grade of all planter areas. 9. MAINTENANCE PERIOD: Contractor shall maintain the site for a period of 90 calendar days after acceptance by owner. Maintenance shall include weeding of all shrub and ground cover areas removal of all trash and debris from planter areas and hardscape areas; pruning and trimming of all plant materials required; replacement of all dead or dying plant material & 2 applications of fertilizer. • THOMAS SCHERER ASSOCIATES Landscape Architecture :P.O. Box 68, Aptos, CA 95001 Tel (831) 688=8913 • Fax (831) 688-3135 sheet title Planting Plan Details & Notes aC 0 cc Q V o W o o < > C3 UJ Q cc 0 r- T fl0 APN 510-40-146 revisions 1-27-2016 TJS date 11-16-2015 • drawn TJS sheet no