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14320 Arnerich Rd- Staff Report and Exhibits 1-12 PREPARED BY: JOCELYN SHOOPMAN Associate Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 12/12/2018 ITEM NO: 5 DATE: DECEMBER 5, 2018 TO: PLANNING COMMISSION FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: ARCHITECTURE AND SITE APPLICATION S-18-010 AND CONDITIONAL USE PERMIT U-18-007. PROJECT LOCATION: 14320 ARNERICH ROAD. PROPERTY OWNER: PHILIP AND SHOSHANA OHRINER. APPLICANT: GARY KOHLSAAT. REQUESTING APPROVAL FOR DEMOLITION OF AN EXISTING SINGLE-FAMILY RESIDENCE, CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE, REMOVAL OF LARGE PROTECTED TREES, AND APPROVAL OF A CONDITIONAL USE PERMIT FOR AGRICULTURAL FARMING ACTIVITIES GREATER THAN 3,000 SQUARE FEET ON PROPERTY ZONED HR-20. APN 537-11-034. DEEMED COMPLETE: NOVEMBER 12, 2018 FINAL DATE TO TAKE ACTION: MAY 12, 2019 RECOMMENDATION: Approval, subject to the recommended conditions of approval. PROJECT DATA: General Plan Designation: Hillside Residential Zoning Designation: HR-20, Hillside Residential, minimum lot size 40,000 square feet; 20 to 160 acres for each dwelling unit Applicable Plans & Standards: Hillside Specific Plan; Hillside Development Standards and Guidelines Parcel Size: 16.31 acres (710,509 square feet) PAGE 2 OF 13 SUBJECT: 14320 ARNERICH ROAD/S-18-010 AND U-18-007 DECEMBER 5, 2018 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\12-12-18\Item 5\Arnerich 14320.docx 12/7/2018 1:59 PM PROJECT DATA (continued): Surrounding Area: CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures and Section 15304: Minor Alterations to Land. FINDINGS:  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 and Section 15304: Minor Alterations to Land.  As required by the Hillside Development Standards and Guidelines for granting exceptions to maximum cut and fill depths and driveway slope.  As required by the Hillside Development Standards and Guidelines that other than the exceptions to the maximum cut and fill depths and driveway slope, the project complies with the Hillside Development Standards and Guidelines (HDS&G).  As required by the Hillside Specific Plan.  As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit. CONSIDERATIONS:  As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. ACTION: The decision of the Planning Commission is final unless appealed within ten days. Existing Land Use General Plan Land Use Designation Zoning North Single-family Residential Hillside Residential HR-20 South Single-family Residential Hillside Residential Unincorporated East Single-family Residential Hillside Residential HR-1 and HR-20 West Single-family Residential and County Hillside Residential HR-20 Prezone and County PAGE 3 OF 13 SUBJECT: 14320 ARNERICH ROAD/S-18-010 AND U-18-007 DECEMBER 5, 2018 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\12-12-18\Item 5\Arnerich 14320.docx 12/7/2018 1:59 PM BACKGROUND: The subject site is located on the south side of Arnerich Road, approximately 1,500 feet east of Hicks Road (Exhibit 1). The subject property is approximately 16.31 acres (710,509 square feet), developed with an existing 1,135-square foot residence and an attached 336-square foot garage. The project is being considered by the Planning Commission because the proposed hillside residence would exceed 5,000 square feet in gross floor area and the request for approval of a Conditional Use Permit (CUP) for agricultural farming activities greater than 3,000 square feet. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is 16.31 acres (710,509 square feet), located on the south side of Arnerich Road (Exhibit 1), and is developed with an existing two-story single-family residence. Single-family homes surround the subject property with County land located to the west of the subject property. B. Project Summary The applicant is requesting approval of an Architecture and Site application for demolition of an existing single-family residence and construction of a new single-family residence, attached garage, detached barn, and detached garage. The applicant is also requesting approval of a CUP for agricultural farming activities, including vegetable gardens, herbs, flowers, and mixed fruit orchards located on portions of the property where walnut orchards were previously planted, as well as livestock, including goats, chickens, and ducks. Two full-time workers are proposed to tend to the animals, orchards, and gardens. The property owner provided a project description (Exhibit 7) and a letter of justification (Exhibit 8) describing the proposal and proposed permaculture-based farming technique to reduce erosion, aerate the soil, reduce runoff, and require less water by improving drought tolerance. The livestock are proposed to provide milk and fertilizer to the property, as well as provide brush clearance to mitigate fire risk. The livestock will be rotated throughout the property to reduce their impact on vegetation, as well as associated noises and smells. The applicant’s proposed permaculture-based farming technique allows the density of livestock kept to be far less than in conventional farming (Exhibit 8). PAGE 4 OF 13 SUBJECT: 14320 ARNERICH ROAD/S-18-010 AND U-18-007 DECEMBER 5, 2018 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\12-12-18\Item 5\Arnerich 14320.docx 12/7/2018 1:59 PM PROJECT DESCRIPTION (continued): C. Zoning Compliance A single-family residence and an agricultural use, except dairying is permitted in the HR zone. The proposed residence is in compliance with the allowable floor area for the property. Additionally, the proposed residence is in compliance with height, setbacks, building coverage, and on-site parking requirements of the HR-20 zone. Pursuant to Section 29.10.020 of the Town Code, agriculture means the tilling of the soil, the raising of crops, horticulture, viticulture, small livestock farming, dairying or animal husbandry, including all uses customarily incidental thereto, but not including slaughterhouses, fertilizer yards, bone yards, or plants for the reduction of animal matter or any other industrial use which is similarly objectionable because of noise, odor, smoke, dust or fumes. Section 29.10.020 of the Town Codes defines small livestock farming as the raising or keeping of more than four chickens, hens, pigeons or a similar fowl or four rabbits or similar animals, or any ducks, geese, guinea fowl, peafowl, goats, sheep or similar livestock, or the raising or keeping for commercial purposes of any cats or dogs, but shall not include hog farming or dairying. DISCUSSION: A. Architecture and Site Analysis The applicant is proposing to construct a new two-story, 4,574-square foot single-family home with 962 square feet of below grade area, a 484-square foot attached garage, a 484-square foot detached garage, and a 1,152-square foot detached barn. A floor area table for the countable square footage of the home is shown in the table below. Floor Area Table Proposed Square Footage Counts Towards FAR Main Level 3,133 3,133 Lower Level 1,441 1,441 Below Grade * 962 0 Attached Garage ** 484 84 Detached Garage ** 484 484 Detached Barn *** 1,152 74 Total 7,656 5,216 * Pursuant to Sec. 29.10.020, floor area means the entire enclosed area of all floors that are more than four feet above the proposed grade, measured from the outer face of exterior walls or in the case of party walls from the centerline. Gross floor area also includes any part of exterior balconies or walkways above the ground floor required for ingress and egress. PAGE 5 OF 13 SUBJECT: 14320 ARNERICH ROAD/S-18-010 AND U-18-007 DECEMBER 5, 2018 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\12-12-18\Item 5\Arnerich 14320.docx 12/7/2018 1:59 PM DISCUSSION (continued): Ornamental balconies and outside unroofed corridors not required for ingress or egress are excluded. ** Pursuant to the HDS&G a garage up to 400 square feet in area is not included in the floor area ratio calculation. Additional enclosed accessory buildings are included in the floor area ratio calculation. *** Pursuant to the HDS&G a barn not in excess of 2,500 square feet (parcel size over 5 acres) in area is not included in the floor area calculation. A barn is defined as a building designed for the storage of farm products or feed and/or for the housing of farm animals or farm equipment. To qualify for an exclusion from floor area a barn may not be habitable floor area. The project (single-family residence and attached garage) proposes a contemporary architectural style to blend with the natural surroundings. Proposed materials include a dark gray standing seam metal roof, horizontal wood siding, smooth stucco, and stone veneer. A color and materials sheet is included as Exhibit 9. Please see the applicant’s project description (Exhibit 5) and letter of justification (Exhibit 6) for additional information regarding the proposed project. A 484-square foot detached garage is also proposed near the entrance to the property to function as a garage for a future Accessory Dwelling Unit (ADU) to provide an on-site location for the two full-time workers proposed to tend to the animals, orchards, and gardens. Proposed materials include a composition shingle roof, wood siding, and stone veneer to complement the materials of the single-family residence. Due to the site constraints, the applicant states that a detached garage better fits into the existing topography than an attached garage (Exhibit 6). A 1,152-square foot detached barn is proposed west of the single-family residence and attached garage. Proposed materials include a dark gray standing seam metal roof, vertical wood siding, and wood shutters to complement the materials of the single-family residence. Story poles and netting have been placed on the site to aid in the review of the project. The poles and netting have been in place since October 26, 2018. Stakes in the ground at an interval of 50 feet have also been placed on-site as a visual reference for the location of the proposed loop driveway and detached garage located near the entrance to the property. PAGE 6 OF 13 SUBJECT: 14320 ARNERICH ROAD/S-18-010 AND U-18-007 DECEMBER 5, 2018 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\12-12-18\Item 5\Arnerich 14320.docx 12/7/2018 1:59 PM DISCUSSION (continued): In addition to the proposed single-family residence, attached garage, detached garage, and detached barn, the applicant proposes a number of site improvements: • Driveway The applicant proposes to extend the existing driveway up the property along an existing road cut to the proposed location for the residence, attached garage, and detached barn. The driveway is proposed in a loop configuration traversing back down the property along an existing fire road to Arnerich Road. The proposed loop driveway provides vehicular access to the majority of the property, allowing the property owners the ability to easily access the lower portion of the property with farm equipment where orchards, gardens, and pasture area are proposed. • Retention Pond A retention pond is proposed along the northern portion of the property (Exhibit 14, Sheet A-2.1) adjacent to the proposed detached garage. The retention pond is proposed to be used to capture drainage runoff from the hill behind. Additionally, when supplemental water is available, the property owners plan to use it for farming activities, including irrigating the vegetable gardens. Due to the constraints of the site, the applicant is requesting several exceptions to the HDS&G standards for the project. The applicant has included a letter of justification addressing the following exceptions (Exhibit 6): • HDS&G standard for maximum fill depths (Section III.A). The intent of the HDS&G standard for grading depths is to ensure construction retains the existing landform and follows the natural contours of the site. Due to the physical characteristics of the site, the project requires an exception to these standards to allow for fill depths exceeding the limitations of the HDS&G for the construction of the loop driveway. The proposed driveway would extend south up the property to the proposed location for the residence, attached garage, and detached barn traversing north down the property along an existing fire road to Arnerich Road. Portions of the new driveway would require fill depths from three feet, one inch to seven feet, seven inches, where three feet is allowed by the standards of the HDS&G. The applicant’s request for fill in excess of three feet is due to the slope of the terrain, requirement for vehicle turnouts by the Santa Clara County Fire Department PAGE 7 OF 13 SUBJECT: 14320 ARNERICH ROAD/S-18-010 AND U-18-007 DECEMBER 5, 2018 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\12-12-18\Item 5\Arnerich 14320.docx 12/7/2018 1:59 PM DISCUSSION (continued): (including standards for width and slope), and ease of access to the other locations on the property for farm equipment, preservation of existing trees, and maintenance of the existing contours of the property (Exhibit 6). If the current driveway configuration were not proposed by the applicant, a firetruck turnaround at the proposed residence would be required and would not be possible without considerably more grading than proposed for the loop driveway configuration (Exhibit 6). Consistent with the HDS&G, the Santa Clara County Fire Department has provided preliminary approval of the project, including the driveway configuration and proposed turnouts. • HDS&G standard for maximum cut depths (Section III.A). The intent of the HDS&G standard for grading depths is to ensure construction retains the existing landform and follows the natural contours of the site. Due to the physical characteristics of the site, the project requires an exception to these standards to allow for cut depths exceeding the limitations of the HDS&G for the construction of the detached barn. The detached barn is proposed to be located to the west of the residence. Additional locations were considered for the barn by the applicant, including to the east of the residence or below the residence where septic leach fields are currently proposed (Exhibit 14, Sheet A-2.1). The location to the east of the residence was not chosen as a feasible location as the area has an equal slope to the proposed location, requiring the same amount of grading (Exhibit 6). The second location below the residence would require less grading; however, the walking distance to the residence would be approximately 370 feet with a 50-foot elevation change. The proposed location is preferred by the applicant based on the required chores associated with the barn; including, but not limited to caring for livestock, feed, and farming equipment (Exhibit 6). The detached barn location would require a cut depth of eight feet, five inches, where four feet is allowed by the standards of the HDS&G. In addition, access to the barn is provided by a doorway on either end of the structure which would require a cut depth of four feet, nine inches, where four feet is allowed by the standards of the HDS&G. As discussed by the applicant in the letter of justification, the proposed barn is 24 feet wide, where most barns have at least one lean-to that increases the width to between 36 and 40 feet (Exhibit 6). The width of the barn has been reduced to the minimal amount required to still be functional for the daily activities associated with the farm. PAGE 8 OF 13 SUBJECT: 14320 ARNERICH ROAD/S-18-010 AND U-18-007 DECEMBER 5, 2018 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\12-12-18\Item 5\Arnerich 14320.docx 12/7/2018 1:59 PM DISCUSSION (continued): • HDS&G standard for maximum driveway slope (Section III.C). Portions of the loop driveway propose a slope of 16 percent, where 15 percent is allowed without Fire Department approval (Exhibit 14, Sheets 4 and 5). Consistent with the HDS&G, the Santa Clara County Fire Department has provided preliminary approval of the project, including the driveway slope. B. Design and Compatibility The Town’s Architectural Consultant reviewed the project to provide recommendations regarding architecture and neighborhood compatibility (Exhibit 11). The Consulting Architect noted that the residence is well designed with materials and varied forms well suited to its hillside site. The Consulting Architect noted that the proposed deep porch elements on the downhill side of the residence and the materials will blend the home into the hillside to achieve the objectives of the HDS&G to step the building with the grade. The Consulting Architect had no recommendations for changes to the project. C. Neighborhood Compatibility The immediate area is made up of two-story single-family residences and open space, including a mix of architectural styles. Based on Town and County records, the surrounding residences range in size from 1,100 square feet to 6,371 square feet. The floor area ratios (FAR) range from 0.001 to 0.09. Pursuant to the HDS&G, properties with an average slope greater than 30 percent, such as the subject property, are subject to a net lot reduction of 60 percent. After the slope reduction, the maximum allowed square footage is 6,000 square feet. The applicant is proposing 5,216 square feet of countable floor area on the 16.31-acre parcel (0.007 FAR). The following Neighborhood Analysis table reflects current conditions of the immediate area: Neighborhood Analysis Address Floor Area Gross Lot Area FAR Stories Zoning 14305 Arnerich Road 4,945 80,151 0.06 2 HR-20 14270 Arnerich Road 1,100 87,120 0.01 2 HR-20 14300 Arnerich Road 3,773 224,763 0.02 2 HR-1 14480 Arnerich Road 2,197 24,090 0.09 2 HR-20 Prezone 14351 Arnerich Road 6,371 1,301,137 0.005 2 Unincorporated 14155 Arnerich Road 3,184 51,401 0.06 2 HR-20 14505 Deer Park Court 5,008 127,773 0.04 2 HR-20 Prezone 14320 Arnerich Road (E) 1,135 710,509 0.001 2 HR-20 14320 Arnerich Road (P) 5,216 710,509 0.007 2 HR-20 PAGE 9 OF 13 SUBJECT: 14320 ARNERICH ROAD/S-18-010 AND U-18-007 DECEMBER 5, 2018 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\12-12-18\Item 5\Arnerich 14320.docx 12/7/2018 1:59 PM DISCUSSION (continued): The proposed residence would be the second largest home in the immediate area in terms of square footage and the seventh largest in terms of FAR. D. Trees The development plans were reviewed by the Town’s Consulting Arborist and a report was prepared (Exhibit 10). The tree inventory included in the arborist report for the project includes 74 protected trees. The arborist report and project plans identify whether the trees included in the inventory would remain or be removed. Of the 74 protected trees in the inventory, 13 are proposed for removal, two of which (tree #270 and tree #271) are considered to be large protected trees. The proposed tree removals would meet one or more of the required findings for tree removal under Section 29.10.0992 of the Town Code. The condition of the trees proposed for removal is summarized below. Condition of Trees Proposed for Removal Condition Quantity Poor 6 Fair 6 Good 1 Total 13 If the project is approved, tree protection measures would be implemented prior to and during construction. Planting of replacement trees and/or payment of in-lieu fees would be required prior to issuance of a Certificate of Occupancy pursuant to Town Code. Arborist recommendations for tree protection have been included in the Conditions of Approval to mitigate impacts to protected trees (Exhibit 4). These recommendations include provisions for arborist monitoring during construction to ensure proper implementation of protection measures. E. Creek Setbacks An existing ephemeral creek is located on the south side of Arnerich Road. The closest improvement adjacent to the existing creek is proposed at 42 feet from the top of bank for the retention pond and 60 feet from the top of bank for the detached garage. The proposed setback conforms to the Guidelines and Standards for Land Use Near Streams which recommend a 15 to 20-foot setback from top of bank with an additional five foot PAGE 10 OF 13 SUBJECT: 14320 ARNERICH ROAD/S-18-010 AND U-18-007 DECEMBER 5, 2018 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\12-12-18\Item 5\Arnerich 14320.docx 12/7/2018 1:59 PM DISCUSSION (continued): of setback for parcels larger than 10,000 square feet. The recommended setback for a proposed structure on the 16.31-acre property is 20 to 25 feet. F. Grading/Geotechnical Review Site grading includes maximum fill depths of seven feet, seven inches for the driveway, maximum cut depths of eight feet, five inches for the detached barn and four feet, nine inches for access to the detached barn requiring approval of an exception to the HDS&G, discussed above. Large portions of the 16.31-acre property include steep areas with slopes in excess of 30 percent (Exhibit 14, Sheet A-2.0). In addition, a majority of the western portion of the lot is located in a landslide prone area with two trace faults in the middle of the property, running parallel to the contours (Exhibit 14, Sheet A-2.0). The applicant submitted geologic investigations for review by the Town’s Geotechnical Consultant. The Consultant concluded that development of the site is feasible from a geologic and geotechnical engineering viewpoint and the building setbacks and recommendations for construction of the structures are appropriate. Department of Parks and Public Works conditions of approval have been included requiring compliance with the geotechnical recommendations (Exhibit 4). G. Conditional Use Permit In order to grant approval of a Conditional Use Permit, the deciding body must make the following findings: 1) The proposed use of the property is essential or desirable to the public convenience or welfare; and 2) The proposed use will not impair the integrity and character of the zone; and 3) The proposed use would not be detrimental to public health, safety or general welfare; and 4) The proposed use of the property is in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. In regard to the first finding, the proposed use would be considered desirable because the farm proposes to reduce erosion through the use of plants and trees, enrich the topsoil, and decrease water runoff. As required by the second finding, the proposed use will not impair the integrity and character of the zone because the scale of the farm will not include large scale industrial processing activities that would cause excessive noise, odors, or pollution to other hillside zoned properties. The farm will consist of annual PAGE 11 OF 13 SUBJECT: 14320 ARNERICH ROAD/S-18-010 AND U-18-007 DECEMBER 5, 2018 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\12-12-18\Item 5\Arnerich 14320.docx 12/7/2018 1:59 PM DISCUSSION (continued): vegetable gardens, herbs, flowers, fruit orchards, a mixed species forest (edible plantings), and a pasture for livestock to provide brush clearing. The fruit orchards and mixed species forest are proposed in areas of the property where walnut orchards were previously planted. In regard to the third finding, the use would not be detrimental to public health, safety or general welfare, and the condition of approval regarding farming activities and livestock noise will mitigate potential impacts. The proposed permaculture method of farming does not require loud, fossil-fueled machinery, such as large tractors and lifts. In regard to the final finding, the proposed use is in harmony with the General Plan and Town Code. H. Environmental Review The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures and Section 15304: Minor Alterations to Land. PUBLIC COMMENTS: Story poles and signage were installed on the site and written notice was sent to property owners and tenants within 500 feet of the subject hillside property. A letter of support from a neighbor is included in Exhibit 12. CONCLUSION: A. Summary The proposed project would allow the applicant to construct a new single-family residence with an attached garage, detached garage, detached barn, and site improvements requiring a grading permit on the property. As proposed, the project would create a 4,574-square foot residence with 962 square feet of below grade square footage, including a 484-square foot attached garage, 484-square foot detached garage, and 1,152-square foot detached barn. Due to the site constraints, the applicant is requesting the following exceptions to the HDS&G: • Grading exceeding maximum cut and fill depths; and • Driveway slope exceeding 15 percent. PAGE 12 OF 13 SUBJECT: 14320 ARNERICH ROAD/S-18-010 AND U-18-007 DECEMBER 5, 2018 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\12-12-18\Item 5\Arnerich 14320.docx 12/7/2018 1:59 PM CONCLUSION (continued): B. Recommendation Based on the analysis above, staff recommends approval of the Architecture and Site application and Conditional Use Permit subject to the recommended conditions of approval (Exhibit 4). If the Planning Commission finds merit with the proposed project, it should: 1. Find that the proposed project is Categorically Exempt, pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures and Section 15304: Minor Alterations to Land (Exhibit 2 and 3); 2. Make the finding that due to the constraints of the site, exceptions to the maximum cut and fill depths and driveway slope are appropriate and the project is otherwise in compliance with applicable sections of the Hillside Development Standards and Guidelines (Exhibit 2); 3. Make the finding that the project complies with the Hillside Specific Plan (Exhibit 2); 4. 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 5. Making the findings as required by Section 29.20.190 of the Town Code for granting approval of a Conditional Use Permit (Exhibit 3); and 6. Approve Architecture & Site Application S-18-010 and Conditional Use Permit U-18- 007 with the conditions contained in Exhibit 4 and the development plans in Exhibit 14. C. Alternatives Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction; 2. Approve the applications with additional and/or modified conditions; or 3. Deny the applications. EXHIBITS: 1. Location Map 2. Required Findings and Considerations for an Architecture and Site application (two pages) 3. Required Findings for a Conditional Use Permit (one page) 4. Recommended Conditions of Approval (14 pages) 5. Applicant’s Project Description, received February 8, 2018 (five pages) PAGE 13 OF 13 SUBJECT: 14320 ARNERICH ROAD/S-18-010 AND U-18-007 DECEMBER 5, 2018 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\12-12-18\Item 5\Arnerich 14320.docx 12/7/2018 1:59 PM 6. Applicant’s Letter of Justification, received November 9, 2018 (two pages) 7. Property Owner’s Project Description, received October 4, 2018 (15 pages) 8. Property Owner’s Letter of Justification, received May 24, 2018 (two page) 9. Color and Material Sheet, received March 24, 2017 (one page) 10. Consulting Arborist Report, received May 29, 2018 (31 pages) 11. Consulting Architect Report, received March 12, 2018 (four pages) 12. Neighbor Letter of Support, received March 22, 2018 (one page) 13. Development Plans, received November 12, 218 (27 sheets) Distribution: Gary Kohlsaat, 51 University, Suite L, Los Gatos, CA 95030 Philip and Shoshana Ohriner, 19465 Eric Drive, Saratoga, CA 95070 This Page Intentionally Left Blank ARNERICH RD R U R A LA C C E S SDEERPARKRD DEER PARK C T RURALA CCESS RUR A L ACCESS14320 Arnerich Road 0 0.250.125 Miles ° EXHIBIT 1 This Page Intentionally Left Blank PLANNING COMMISSION – December 12, 2018 REQUIRED FINDINGS & CONSIDERATIONS FOR: 14320 Arnerich Road Architecture and Site Application S-18-010 Requesting approval for demolition of an existing single-family residence, construction of a new single-family residence, removal of large protected trees, and approval of a Conditional Use Permit for agricultural farming activities greater than 3,000 square feet on property zoned HR-20. APN 537-11-034. PROPERTY OWNER: Philip and Shoshana Ohriner APPLICANT: Gary Kohlsaat FINDINGS Required Finding for CEQA:  The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, 15303: New Construction or Conversion of Small Structures and Section 15304: Minor Alterations to Land. Required Compliance with Hillside Development Standards and Guidelines (HDS&G): ■ The project is in compliance with the HDS&G with exceptions to the maximum cut and fill depths and driveway slope exceeding 15 percent. The subject property is 16.31 acres (710,509 square feet) with large portions of the property containing slopes in excess of 30 percent. In addition, the western portion of the property is located in a landslide prone area with two located trace faults running through the center of the property. Due to these constraints, the proposed fill depths for the loop driveway would exceed the limitations of the HDS&G to allow for a driveway that provides turnarounds as required by the Santa Clara Fire Department and ease of access to portions of the farm for the property owners. Due to the constraints of the site, the proposed cut depths for the siting of the detached barn and access to the detached barn would exceed the limitations of the HDS&G to allow for a functional barn to serve the needs of the proposed farm. Due to the constraints of the site, the proposed driveway slope of 16 percent would exceed the HDS&G limitation of 15 percent. The Santa Clara County Fire Department has provided preliminary approval of the project, including the proposed driveway slope. The applicant has provided compelling reasons and evidence to support the granting of the exceptions to the HDS&G. Compliance with Hillside Specific Plan ■ The project is in compliance with the Hillside Specific Plan in that it is a single-family residence being developed on an existing parcel. The proposed development is consistent with the development criteria included in the Specific Plan. EXHIBIT 2 CONSIDERATIONS Considerations in review of Architecture & Site applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. N:\DEV\FINDINGS\2018\Arnerich 14320 A&S.docx N:\DEV\FINDINGS\2018\Arnerich 14320 CUP.docx PLANNING COMMISSION – December 12, 2018 REQUIRED FINDINGS FOR THE CONDITIONAL USE PERMIT: 14320 Arnerich Road Conditional Use Permit U-18-007 Requesting approval for demolition of an existing single-family residence, construction of a new single-family residence, removal of large protected trees, and approval of a Conditional Use Permit for agricultural farming activities greater than 3,000 square feet on property zoned HR-20. APN 537-11-034. PROPERTY OWNER: Philip and Shoshana Ohriner APPLICANT: Gary Kohlsaat FINDINGS Required Finding for CEQA:  The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, 15303: New Construction or Conversion of Small Structures and Section 15304: Minor Alterations to Land. Required Findings for a Conditional Use Permit: ■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: The deciding body, on the basis of the evidence submitted at the hearing, may grant a conditional use permit when specifically authorized by the provisions of the Town Code if it finds that: 1. The proposed use of the property is essential or desirable to the public convenience or welfare because the farm proposes to reduce erosion through the use of plants and trees, enrich the topsoil, and decrease water runoff; and 2. The proposed use will not impair the integrity and character of the zone because the scale of the farm will not include large scale industrial processing activities that would cause excessive noise, odors, or pollution to other hillside zoned properties. The farm will consist of annual vegetable gardens, herbs, flowers, fruit orchards, mixed species forest (edible plantings), and a pasture for livestock to provide brush clearing. The fruit orchards and mixed species forest are proposed in areas of the property where walnut orchards were previously planted; and 3. The proposed use would not be detrimental to public health, safety, or general welfare, and the condition of approval regarding farming activities and livestock noise will mitigate potential impacts. The proposed permaculture method of farming does not require loud, fossil-fueled machinery, such as large tractors and lifts; and 4. The proposed use of the property is in harmony with the various elements or objectives of the General Plan and Town Code. EXHIBIT 3 This Page Intentionally Left Blank PLANNING COMMISSION – December 12, 2018 CONDITIONS OF APPROVAL 14320 Arnerich Road Architecture and Site Application S-18-010 Conditional Use Permit U-18-007 Requesting approval for demolition of an existing single-family residence, construction of a new single-family residence, removal of large protected trees, and approval of a Conditional Use Permit for agricultural farming activities greater than 3,000 square feet on property zoned HR-20. APN 537-11-034. PROPERTY OWNER: Philip and Shoshana Ohriner APPLICANT: Gary Kohlsaat TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. EXTERIOR COLOR: The individual exterior materials of the house, including the roof, shall not exceed a light reflectivity value of 30 and shall blend with the natural vegetation. 4. DEED RESTRICTION: Prior to the issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder’s Office that requires all exterior materials to be maintained in conformance with the Town’s Hillside Development Standards and Guidelines. 5. NOISE: Farming activities and livestock shall be subject to the Town of Los Gatos Noise Ordinance. 6. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 7. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit. 8. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan and must remain on the site. 9. TREE FENCING: Protective tree fencing and other protection measures shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans. EXHIBIT 4 10. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties. 11. REPLACEMENT TREES: New trees shall be planted to mitigate the loss of trees being removed. The number of trees and size of replacement trees shall be determined using the canopy replacement table in the Town Code. Town Code requires a minimum 24-inch box size replacement tree. New trees shall be double staked with rubber ties and shall be planted prior to final inspection and issuance of occupancy permits. 12. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. A Compliance Memorandum shall be prepared by the applicant and submitted with the building permit application detailing how the recommendations have or will be addressed. 13. LANDSCAPE PLAN: The final landscape plan shall comply with the Hillside Development Standards and Guidelines criteria for planting (ornamental planting shall be confined to areas within 30 feet of the house, inclusive of decks, patios and driveway). 14. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 15. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the requirements of the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. Submittal of a Landscape Documentation Package pursuant to WELO is required prior to issuance of a building permit. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. A completed WELO Certificate of Completion is required prior to final inspection/certificate of occupancy. 16. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 17. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and may be secured to the satisfaction of the Town Attorney. 18. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 19. PERMITS REQUIRED: A Demolition Permit is required for the demolition of the existing single-family residence and attached carport. A separate Building Permit is required for construction of the new single-family residence and attached garage. The additional single-family home, detached garage, and detached barn will each require their own separate building permit. Any retaining or landscape walls that support a surcharge, and are not part of a structure listed above, will require a separate Building Permit. 20. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2017, are the 2016 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12. 21. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 22. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24” x 36”, maximum size 30” x 42”. 23. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application and a Bay Area Air Quality Management District Application from the Building Department Service Counter. Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, return the completed form to the Building Department Service Counter with the Air District’s J# Certificate, PG&E verification, and three (3) sets of site plans showing all existing structures, existing utility service lines such as water, sewer, and PG&E. No demolition work shall be done without first obtaining a permit from the Town. 24. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics. 25. SHORING: Shoring plans and calculations will be required for all excavations which exceed five (5) feet in depth or which remove lateral support from any existing building, adjacent property, or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall confirm to the Cal/OSHA regulations. 26. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project Building Inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the Soils Report, and that the building pad elevations and on-site retaining wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining wall(s) locations and elevations 27. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet. 28. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61: a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs, located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars if needed in the future. b. All passage doors shall be at least 32-inch doors on the accessible floor level. c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing, no more than 1 inch out of plane with the immediate interior floor level and with an 18 inch clearance at interior strike edge. d. A door buzzer, bell or chime shall be hard wired at primary entrance. 29. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. 30. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II approved appliance or gas appliance per Town Ordinance 1905. Tree limbs shall be cut within 10 feet of chimneys. 31. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 32. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface High Fire Area and must comply with Section R327 of the 2013 California Public Resources Code 4291 and California Government Code Section 51182. 33. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a California licensed Landscape Architect in conformance with California Public Resources Code 4291 and California Government Code Section 51182. 34. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Landscape Architect certifying the landscaping and vegetation clearance requirements have been completed per the California Public Resources Code 4291 and Government Code Section 51182. 35. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building. 36. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at www.losgatosca.gov/building. 37. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Santa Clara County Environmental Health Department: (408) 918-3479 f. Local School District: The Town will forward the paperwork to the appropriate school TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 38. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. The Owner, Applicant and/or Developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the issuance of correction notices, citations, or stop work orders and the Town performing the required maintenance at the Owner, Applicant and/or Developer's expense. 39. APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 40. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Owner/Applicant/Developer to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation (Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering Division of the Parks and Public Works Department prior to releasing any permit. 41. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT): The property owner shall enter into an agreement with the Town for all existing and proposed private improvements within the Town’s right-of-way. The Owner shall be solely responsible for maintaining the improvements in a good and safe condition at all times and shall indemnify the Town of Los Gatos. The agreement must be completed and accepted by the Director of Parks and Public Works, and subsequently recorded by the Town Clerk at the Santa Clara County Office of the Clerk-Recorder, prior to the issuance of any permits. 42. PUBLIC WORKS INSPECTIONS: The Owner, Applicant and/or Developer or their representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in penalties and rejection of work that went on without inspection. 43. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant and/or Developer or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner, Applicant and/or Developer or their representative's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. The Owner, Applicant and/or Developer or their representative shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 44. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 45. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 46. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan review at the Engineering Division of the Parks and Public Works Department. 47. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any permits. 48. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner, Applicant and/or Developer’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans. 49. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California, and submitted to the Town Engineer for review and approval. Additionally, any post-project traffic or parking counts, or other studies imposed by the Planning Commission or Town Council shall be funded by the Applicant. 50. GRADING PERMIT: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks and Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location(s), driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). Prior to Engineering signing off and closing out on the issued grading permit, the Owner/Applicant/Developer’s soils engineer shall verify, with a stamped and signed letter, that the grading activities were completed per plans and per the requirements as noted in the soils report. A separate building permit, issued by the Building Department on E. Main Street, is needed for grading within the building footprint. 51. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work unlawfully completed shall be charged double the current fee. As a result, the required grading permit fees associated with an application for grading proposed will be charged accordingly. 52. GRADING ACTIVITY RESTRICTIONS: Upon receipt of a grading permit, any and all grading activities and operations shall not commence until after the rainy season, as defined by Town Code of the Town of Los Gatos, Sec. 12.10.020, (October 15-April 15), has ended. 53. COMPLIANCE WITH HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES: All grading activities and operations shall be in compliance with Section III of the Town’s Hillside Development Standards and Guidelines. All development shall be in compliance with Section II of the Town’s Hillside Development Standards and Guidelines. 54. DRIVEWAY: The driveway conform to existing pavement on Arnerich Road shall be constructed in a manner such that the existing drainage patterns will not be obstructed. 55. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a grading permit/building permit. 56. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a) Retaining wall: top of wall elevations and locations. b) Toe and top of cut and fill slopes. 57. PAD CERTIFICATION: A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. 58. RETAINING WALLS: A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 59. SOILS REPORT: One copy of the soils and geologic report shall be submitted with the application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design, and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 60. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be conducted for the project to determine the surface and sub-surface conditions at the site and to determine the potential for surface fault rupture on the site. The geotechnical study shall provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections. All recommendations of the investigation shall be incorporated into project plans. 61. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Owner, Applicant and/or Developer’s soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report, and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing shall be documented in an “as-built” letter/report prepared by the Applicant’s soils engineer and submitted to the Town before final release of any occupancy permit is granted. 62. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendations contained in the Limited Geologic and Geotechnical Study by UPP Geotechnology, dated December 22, 2017, and any subsequently required report or addendum. Subsequent reports or addendum are subject to peer review by the Town’s consultant and costs shall be borne by the Owner, Applicant and/or Developer. 63. SUPPLEMENTAL GEOLOGIC AND GEOTECHNICAL STUDIES: Supplemental geologic and geotechnical engineering studies shall be performed in support of the design of the infrastructure, agricultural pond, and the residences, and the reports and plans shall be submitted to the Town for review. 64. UTILITIES: The Owner, Applicant and/or Developer shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. The Owner, Applicant and/or Developer is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 65. EXISTING PUMP HOUSE STRUCTURE: If the Owner, Applicant and/or Developer intends to alter or remove the existing pump house structure in any fashion, details of proper screening of the water tank and all related equipment shall be provided on submitted plans, reviewed by the Town of Los Gatos, and approved for implementation prior to the issuance of any permits. 66. EXISTING PRIVATE WATER SYSTEM: In the event that any existing private water system facilities are encountered during grading and construction activities, any water services that are currently serving or previously served the property shall be capped in an appropriate manner and protected in place. 67. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient distance to allow excavation of the utility without undermining the house foundation. The Town Engineer shall determine the appropriate setback based on the depth of the utility, input from the project soils engineer, and the type of foundation. 68. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080, 26.10.065, and 29.40.030. 69. FENCES: Fences between all adjacent parcels will need to be located on the property lines/boundary lines. Any existing fences that encroach into the neighbor’s property will need to be removed and replaced to the correct location of the boundary lines before a Certificate of Occupancy for any new building can be issued. Waiver of this condition will require signed and notarized letters from all affected neighbors. 70. CONSTRUCTION VEHICLE PARKING: Construction vehicle parking within the public right- of-way will only be allowed if it does not cause access or safety problems as determined by the Town. 71. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to the issuance of a building permit, the Owner, Applicant and/or Developer or their representative shall work with the Town Building Department and Engineering Division Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off of the project site. This may include, but is not limited to provisions for the Owner, Applicant and/or Developer to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required. Cover all trucks hauling soil, sand and other loose debris. 72. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 73. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any permits, the Owner, Applicant and/or Developer’s design consultant shall submit a construction management plan sheet (full-size) within the plan set that shall incorporate at a minimum the Project Schedule, site security fencing, employee parking, construction staging area, materials storage area(s), concrete washout(s) and proposed outhouse locations. Please refer to the Town’s Construction Management Plan Guidelines document for additional information. 74. STORMWATER MANAGEMENT: (For projects which disturb less than 1 acre) Construction activities including but not limited to clearing, stockpiling, grading or excavation of land, which disturbs one (1) acre or more which are part of a larger common plan of development which disturbs less than one (1) acre are required to obtain coverage under the construction general permit with the State Water Resources Control Board. The Owner, Applicant and/or Developer is required to provide proof of WDID# and keep a current copy of the storm water pollution prevention plan (SWPPP) on the construction site and shall be made available to the Town of Los Gatos Engineering Division of the Parks and Public Works Department and/or Building Department upon request. 75. BEST MANAGEMENT PRACTICES (BMPs): The Owner, Applicant and/or Developer is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be maintained and be placed for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Removal of BMPs (temporary removal during construction activities) shall be replaced at the end of each working day. Failure to comply with the construction BMP will result in the issuance of correction notices, citations, or stop work orders. 76. STORMWATER DEVELOPMENT RUNOFF: All new development and redevelopment projects are subject to the stormwater development runoff requirements. Every Owner, Applicant and/or Developer or their design consultant shall submit a stormwater control plan and implement conditions of approval that reduce stormwater pollutant discharges through the construction, operation and maintenance of treatment measures and other appropriate source control and site design measures. Increases in runoff volume and flows shall be managed in accordance with the development runoff requirements. 77. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following measures: a) Protect sensitive areas and minimize changes to the natural topography. b) Minimize impervious surface areas. c) Direct roof downspouts to vegetated areas. d) Use porous or pervious pavement surfaces on the driveway, at a minimum. e) Use landscaping to treat stormwater. 78. IMPAIRED WATER BODIES: Projects that discharge directly to CWA section 303(d) listed water bodies shall implement appropriate source control, site design and treatment measures for the listed pollutants of concern. 79. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous domestic waste materials to be deposited in such a manner or location as to constitute a threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful discharges to storm drains include, but are not limited to: discharges from toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or vehicle cleaning. 80. LANDSCAPING: In finalizing the landscape plan for the biotreatment area(s), it is recommended that the landscape architect ensure that the characteristics of the selected plants are similar to those of the plants listed for use in bioretention areas in Appendix D of the Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP) C.3 Stormwater Handbook. 81. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 82. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three (3) times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed twenty-five (25) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 83. DUST CONTROL: The following measures shall be implemented at construction sites greater than four (4) acres in area: a) Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). b) Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles (dirt, sand, etc.). c) Limit traffic speeds on unpaved roads to fifteen (15) miles per hour. d) Install sandbags or other erosion control measures to prevent silt runoff to public roadways. e) Replant vegetation in disturbed areas as quickly as possible. 84. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. 85. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the Town's grading and erosion control ordinance, and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 86. WATER FEATURES: New swimming pools, hot tubs, spas and/or fountains shall have a connection to the sanitary sewer system, subject to West Valley Sanitation District’s authority and standards, to facilitate draining events. Discharges from these feature(s) shall be directed to the sanitary sewer and are not allowed into the storm drain system. 87. AGRICULTURAL POND: The agricultural pond shall have a high-water level one foot minimum below the crest of the embankment to allow for adequate freeboard. The agricultural pond shall be designed by a registered civil engineer qualified to design agricultural ponds. The siting of the agricultural pond and the embankment structure shall also be reviewed by a geotechnical engineer. 88. STORM WATER MANAGEMENT PLAN: A storm water management shall be included with the grading permit application for all Group 1 and Group 2 projects as defined in the amended provisions C.3 of the Municipal Regional Stormwater NPDES Permit, Order R2- 2015-0049, NPDES Permit No. CAS612008. The plan shall delineate source control measures and BMPs together with the sizing calculations. The plan shall be certified by a professional pre-qualified by the Town. In the event that the storm water measures proposed on the Planning approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The Owner, Applicant and/or Developer may elect to have the Planning submittal certified to avoid this possibility. 89. STORM WATER MANAGEMENT PLAN NOTES: The following note shall be added to the storm water management plan: “The biotreatment soil mix used in all stormwater treatment landscapes shall comply with the specifications in Attachment L of the MRP. Proof of compliance shall be submitted by the Contractor to the Town of Los Gatos a minimum of thirty (30) days prior to delivery of the material to the job site using the Biotreatment Soil Mix Supplier Certification Statement.” 90. STORM WATER MANAGEMENT PLAN CERTIFICATION: Certification from the biotreatment soils provider is required and shall be given to Engineering Division Inspection staff a minimum of thirty (30) days prior to delivery of the material to the job site. Additionally deliver tags from the soil mix shall also be provided to Engineering Division Inspection staff. Sample Certification can be found here: http://www.scvurppp-w2k.com/nd_wp.shtml?zoom_highlight=BIOTREATMENT+SOIL. 91. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES INSPECTION AND MAINTENANCE OBLIGATIONS: The property owner shall enter into an agreement with the Town for maintenance of the stormwater filtration devices required to be installed on this project by the Town’s Stormwater Discharge Permit and all current amendments or modifications. The agreement shall specify that certain routine maintenance shall be performed by the property owner and shall specify device maintenance reporting requirements. The agreement shall also specify routine inspection requirements, permits and payment of fees. The agreement shall be recorded, and a copy of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department, prior to the release of any occupancy permits. 92. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town’s storm drains. 93. PRIVATE SEWAGE DISPOSAL SYSTEMS: Private sewage disposal systems shall consist of a septic tank and a system of underground drains for the disposal of the tank effluent. Such tank and drains shall be constructed per Town Code and the preliminary Santa Clara County Department of Environmental Health (DEH). Final DEH signoff shall be provided prior to the issuance of a certificate of occupancy. 94. PRIVATE SEWAGE DISPOSAL SYSTEMS: Private sewage disposal systems shall consist of a septic tank and a system of underground drains for the disposal of the tank effluent. Such tank and drains shall be re-used or constructed per approval from the Santa Clara County Department of Environmental Health (DEH). Provide a copy of approved plans for any construction of new or additional leach fields with the building permit set. Any new improvements to the leach field will require Final DEH signoff shall be provided prior to the issuance of a certificate of occupancy. 95. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. The Owner, Applicant and/or Developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in penalties and/or the Town performing the required maintenance at the Developer's expense. 96. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. 97. FUTURE STUDIES: Any post-project traffic or parking counts, or other studies imposed by Planning Commission or Town Council shall be funded by the Applicant. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 98. GENERAL: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 99. FIRE SPRINKLERS REQUIRED: (All Structures) Fire Sprinklers Required CRC Section R313.2 is amended to read: In all basements and in existing basements that are expanded. Exception: Existing basements that are expanded by not more than 50 percent. NOTE: The owner(s), occupant(s), and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. Sec. 6.150.020 – Fire protection amendments. LGTC. 100. FIRE DEPARTMENT APPARATUS ACCESS ROADWAYS: In all cases, the minimum requirements are found in the currently adopted edition of the California Fire Code Sec. 503, as amplified in the SCCFD SD&S A-1. All such roadways shall be a minimum of 12 feet in width, a minimum vertical clearance of 13’6”, maximum grade of 15 percent, with a minimum circulating outside radius of 42’. All such roadways shall be capable of supporting a maximum imposed load of 75,000 pounds and where a bridge or an elevated surface is part of a fire apparatus access road, the bridge shall be constructed and maintained in accordance with AASHTO HB-17. 101. TURN RADIUS (CIRCULATING): The minimum outside turning radius is 42 feet for required access roadways. Greater radius up to 60 feet may be required where the Fire Department determines that Ladder Truck access is required. Circulating refers to travel along a roadway without dead ends. 102. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2016 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 103. EMERGENCY GATE/ACCESS GATE REQUIREMENTS: Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be fire department approved prior to installation. Gates across the emergency access roadways shall be equipped with an approved access devices. If the gates are operated electrically, an approved Knox key switch shall be installed; if they are operated manually, then an approved Knox padlock shall be installed. Gates providing access from a road to a driveway or other roadway shall be at least 30 feet from the road being exited. CFC Sec. 503.6 and 506. 104. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1 105. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chapter 33. 106. This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6] N:\DEV\CONDITIONS\2018\Arnerich 14320.docx EXHIBIT 5 ~ ------] JjL_S~\~T SSOCIAJ ES ----- ARCHITECTURE Planning Department Community Development Department, Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 Re: The Ohriner Residence and Farmstead, 14320 Arnerich Road Project Description/ Letter of Justification To Whom it May Concern: RECEIVED FEB. 08 2018 TOWN OF LOS GATOS PLANNING DIVISION February 8, 2018 On behalf of Philip and Shoshana Ohriner, I am pleased to present this new project to the Town Of Los Gatos. The proposed project includes the demolition of an existing single family residence and carport, construction of a new two-story home with a detached two car garage, a barn, and a separate caretakers cottage. This letter accompanies the submitted building plans and additional exhibits for the above referenced project, and contains descriptions of the property, the neighborhood, and how it complies with the Hillside Development Standards and Guidelines. EXISTING PROPERTY DESCRIPTION The property is located on the south side of Arnerich Road, off Hicks Road. The 16.31 acre property has a one story 1,135 sq. ft. residence over a carport, built in the late 1950's. There are no other structures on the site. The existing wood sided home is in extreme disrepair and has virtually no architectural merit. A structural report outlining the conditions is included with this application. The 16 acre site comes with many conditions and constraints that needed to be studied and mapped before any placement of the proposed home could be considered. For starters, the site as a whole is fairly steep, with many areas exceeding 30% slope, so the LRDA locations are very limited. Practically the entire west half of the property is in a landslide prone area, so that further decreases the choices. Then to top it off, a geological study located two trace faults cutting across the middle of the site, running parallel with the contours. The geologists outlined setbacks and recommendations for the construction of the structures in their report, which has been submitted for peer review and found to be acceptable. Since there is no sewer available, the property also needs to b~ on a septic system. We hired a specialist to start working with the Department of Environmental Health to identify suitable leach field locations. Working around all of the constraints, there is essentially one and only one area for the fields, which will be below the proposed building location. Percolation tests have been performed and we have preliminary approvals from DEH proving this is viable. 51 University Avenue, Suite L • Los Gatos, CA 95030 • 408.395-2555 14320 ARNERICH RD, PAGE 2 of 5 Given all of the conditions and constraints, we have placed the house, garage and barn in a spot located about half way up the hill, below the fault lines and above the septic fields. The building pads are in the LRDA. This location also allows for a nice view of San Jose as well as positioning the residence in the middle of the vegetable farms and fruit tree orchards. Please refer to sheet A-2 for a comprehensive site plan illustrating all major constraints. Neither the proposed building pad or any of the other proposed improvements are visible from any of the Town's identified viewing platforms (II.B.l). While there are at least 6 homes nearby, the property is very large so it is believed the house will not impact the privacy of the neighbors (II.C.G2). There are many trees, including several coast live oaks that are mostly along the perimeter of the building site as well as an oak forest on the upper half of the lot. The site was part of an old walnut orchard with a oak woodland area in the upper portion of the property. The majority of the walnut trees have been cleared. DESCRIPTION OF PROPOSED RESIDENCE The proposed residence has 4,574 square feet of living area above grade with a proposed 1,152 sq. ft. basement. The detached garage is 484 sq. ft. to hold two vehicles and is connected with a covered breezeway to a mud room entry. The entry, living, dining and kitchen, as well as the master bedroom, are located on the upper floor and are orientated to take advantage of the valley views but also pay respect to the natural views to the rear. Access to terraces in both front and rear create a variety of exterior experiences. The lower floor has a daylighting basement with 3 bedroom suites, a game room and extra storage. The home is designed in a contemporary architectural style that blends well with the natural surroundings. The combination of flat and low sloped roofs along with several articulated fonn_s break down the bulk and mass. Three main exterior materials reflect the rural environment-stone, wood and stucco; interplayed with each other to reinforce individual shapes. The horizontal wood siding, along with the strong and deep horizontal overhangs emphasize the horizontal theme. The exception is at the office and dining room walls where the wood is run vertically to emphasize the forms and add interest. Window shapes and mullion patterns (metal clad) further enforce the interplay of vertical and horizontal lines. The dark gray standing seam metal roof is not only extremely fire 'resistant but is also one of the most sustainable roof materials on the market today. These roofs also provide excellent methods for installing solar panels as well as a clean rain water collector (more on this to follow). The new home is cut into the hillside to balance both cut, fill, grading and retaining walls. The grading conforms to the HSD&G so no exceptions are being requested for the house proper. The lower terrace has 3 feet maximum fill, and the upper terraces have 4 feet maximum cuts. The proposed 1,152 sf barn will be partitioned and used for small animals, feed and farming equipment, as well as for drying fruits and other farm related tasks. The barn is cut into the hillside to reduce overall massing and is well below the maximum allowable height limit. However, we are requesting a minor exception for retaining walls on each end that provide necessary access points. These walls would need 5-6 feet of cut. The barn is located in the LRDA and is in close proximity to the house. This tactic is similar to cluster housing in order to minimize development and infrastructure impacts. 14320 ARNERICH RD, PAGE 3 of 5 The proposed caretakers cottage is located in the same general area of the old cottage, near the road. The new 2 bedroom cottage is 1,320 sf and has a detached 2 car garage. This structure bas been sited to take advantage of the relatively flat grades created by the original house and terraces. The structure is simple in form and materials, with composition gable roofs, wood siding and dark window frames. The entry porch shelters both guests and deliveries, and the rear covered porch will· create a nice private environment for the caretaker. See attached letter for justification of need for the caretaker quarters. The cottage bas been designed in a manner that can be built off site in three modules to be shipped and set on the foundations, giving the appearance of a custom home while providing savings during construction. GRADING/SITE WORK Preliminary Grading and Drainage plans prepared by the engineering firm Hanna Brunetti are included in the package. Less than 50 cubic yards of fill is necessary for the driveway. All site retaining walls are equal or less than 4 feet in height and will be constructed with dry stacked gravity type block walls that have a natural appearance and allow water to seep thought the joints. The main driveway will follow some of the existing fire roads and curves around a large oak grove that is being preserved. The driveway heads up to the house on the right side (as viewed from the main road) where it tops off near the barn, garage and main floor of the house. Three guest parking spots are provided below the house with a stair leading up to the front entry. The driveway then traverses along an existing road cut and descends to the left side where it levels out and exits past the caretakers cottage. Some additional gravel areas may be provided down at the bottom for overflow parking. The drive surfaces will be asphalt. Grading for the driveway is minimal. There only 2 locations where we are requesting an exception to the maximum allowed fill. There is a corner of the driveway in front of the barn that requires 8 feet of fill to make the road grades work. And there is an area for a fire truck turnout that also has about 8 feet of fill. If the Fire Department would allow, this turnout could be moved approximately 100 feet and require much less grading, but as shown, the turnout meets current standards ( 400 feet intervals). Preliminary landscape plans are included with the application. The majority of the property will either be planted with edibles or left natural, so there will only be slight omamentallandscaping planned near the two homes. Drought and deer tolerant plants are proposed -refer to the landscape plans for more detail. There are three existing oak trees just below the residence that help anchor the structure on the relatively open hillside. A total of 7 trees are proposed for removal and include: 1 Monterey pine that is almost dead, 4 redwoods in declining health near the road/ old cottage, 2 bay laurel clusters (1 for the road, one for the cottage), 2 coast live oaks-1 near the driveway and 1 at the retention pond, and 1 more bay laurel to grade for the driveway. 18 native replacement trees are shown as mitigation and will provide evergreen screening along the perimeter. These include 14-24" boxed coast live oaks, plus 4 London plane trees behind the caretaker cottage. 14320 ARNERICH RD, PAGE 4 of 5 FAMILY FARM The Ohriner's vision is to utilize the property's existing oak forest, meadow and aging walnut orchard to cultivate a small family farm, carefully designed using the most advanced principles in sustainable and ecologically sound agriculture. The farm will implement agricultural principles based on permaculture design. Permaculture is the conscious design and maintenance of agriculturally productive ecosystems that have the biodiversity, stability and resilience of natural ecosystems. It is the harmonious integration of landscape and people-providing their food, shelter, and other material and non-material needs in a sustainable way. The goal of this project is to rehabilitate the hillside and existing ecological system by using plants and trees to reduce erosion, build an enriched topsoil, and decrease water runoff, while increasing biodiversity and building increased resistance against drought in the existing oak forest ecosystem. The plan will include multiple fruits orchards, goats and poultry, a large scale vegetable garden, and carefully managed rotating silva pastures. Given this ambitious goal, the Ohriner's envision that the operation of a farm of this magnitude will require multiple full time caretakers, in addition to family oversight. It is this·reason why a caretaker's cottage is proposed, as they will can't do it alone. COMPLIANCE WJTH IDLLSIDE DEVELOPMENT STANDARDS & GUIDELINES In addition to what was identified above, the proposed home specifically addresses the Hillside Development Standards and Guidelines as follows: SITE/ PLANNING: • The main residence, garage and barn are all located in the LRDA • The new home has been sited to maintain privacy of neighboring properties • With the exception of the redwoods in poor decline, all of the perimeter trees have been preserved • Grading has been minimized by using existing fire roads as much as practical • Existing vehicle entrance reused to minimize disruption over the drainage swale HARMONY /COMPATIBILITY: • Given the remote setting, with minimal neighbors or public access, the property is well suited for this contemporary styling. The style also responds very well to the design intent of the HDG&S in that it blends with this natural setting better than a traditional home SCALE AND MASS: • The home is set into the hill to reduce the footprint/length of the structure • The house has been designed with deep roof lines, wood siding and walls pushed in and out that break up each elevation. • The exterior balcony provides a strong horizontal break to the center section of the two story portion EXTERIOR MATERIALS: • Natural materials and earth tone colors employed • All exterior surfaces to have 30 LRV or less. • All meet stringent WUI classified fire resistant materials . 14320 ARNERICH RD, PAGE 5 of 5 ENERGY CONSERVATION: • The house will employ high quality dual glazed, low E wood windows, ultra-high performance insulation packages and high efficiency mechanical systems for heating, cooling and domestic hot water. • Deep covered porches and eaves will shade the windows and doors in the summer afternoons. • The house is oriented to take full advantage of cross ventilation practices. • Substantial amount of roof areas provide plenty of space for solar collectors as well as a rainwater collection system. • The house will be plumbed for gray water reclamation PRIVACY: • The new home will be below the majority of the neighbors so the privacy impact is actually in reverse. However, given the large setbacks and well placed windows that orient to views instead of neighbors, there should be no privacy issues due to the new home. • The perimeter of the property is lined with many trees and hedges that screen the house and exterior entertainment areas from the road. LANDSCAPING: • All proposed ornamental landscaping shall comply with the Town's Landscaping Policies including the HDS&G section and has been confined to a 30 foot radius of the residence(s) • Proposed drought tolerant plants and landscape materials have been chosen to enhance both the architecture and the natural setting of the lot. GEOLOGICAL: • The geological hazards that exist have been carefully mapped and avoided to ensure a safe and secure structure can be constructed on this site. CONCLUSION This house has been conceived from the beginning to be compatible with the rural setting. The size, mass, color and exterior style are in keeping with the intent of the Hillside Development Standards and Guidelines. Sincerely, Gary K lsaat Architect C19245 This Page Intentionally Left Blank EXHIBIT 6 EXHIBIT 7 Brine-cured olives foraged from 14320 Arnerich Road, the future site of Ma’alot Farms So,we thought we would share a little bit about our family,this project,and why we are dedicating our life’s devotion of service to the following mission:fostering regenerative and sustainable ecosystems in Los Gatos and the greater San Jose area and helping others gain skills for living and resiliency. Hi!We are Rabbis Philip and Shoshana Ohriner.We realize our project,Ma’alot Farms,might be a little bit different than what you typically find in front of you and your fellow Planning Commissioners. Our Story After more than 20 years leading and teaching communities across the country in a rabbinic capacity,we left our pulpit at Congregation Beth David in Saratoga this past August (after almost a decade!)to pursue our life’s dream together in creating Ma’alot Farms.Since we met in rabbinical school decades ago,it has always been our dream to help members of the greater community incorporate more sustainable and regenerative life skills and practices into their own lives through teaching and modeling.What’s our motivation? These are our “farm-hands”, Ari, Eli and Kobi. Unless we collectively change the way we care for our ecosystems, produce food, and relate to our neighbors, we risk impairing the future of our children and grandchildren. The chickens and goats help out with the farm work, as well! What is the starting place and vision for our property and Ma’alot Farms? The property is currently a 16-acre dying walnut orchard and oak forest in the Los Gatos Hills. Our vision is to create a permaculture-based farm,leveraging the use of perennial plants to build environmental resilience and regeneration, increase biodiversity,and provide sustenance for us and others while helping our neighbors and community incorporate these techniques and practices into their own lives. What are the values of Ma’alot Farms? Caring for the ecosystem by regenerating the soil, landscape, and water re-energization capacity of the land through the utilization of permaculture practices Farm-fresh eggs and heirloom magic molly potatoes from our current site in Saratoga Foraging for greens in the food forest, but Ari liked the overstory of berries more! Caring for our community and empowering others to adopt regenerative and sustainable lives through workshops, classes, and communal gatherings Scones from one of Shoshana’s baking classes. We teach baking, bread-making, fermenting, seasonal cooking, foraging, canning, preserving, cheese-making, and herbal medicine. Strawberry lemon verbena jam and homemade sourdough baguette, produced at our Saratoga property Reinvesting abundance by sharing with those in need through our partnerships with social service agencies and community initiatives, while returning any surplus to the earth Philip offering the keynote address at the JFS Annual Breakfast. JFS provides refugee services, occupational and language training, as well as meals to Silicon Valley residents living with food insecurity each and every day. Philip convening a joint day of fellowship and service with the Saratoga and Los Gatos Christian, Muslim, and Jewish communities. This ongoing program provides meals for the food insecure at Cityteam, San Jose. What is Permaculture? And why is it the foundation of Ma’alot Farms? Permaculture is the conscious design and maintenance of an agriculturally productive, perennially-based,polyculture ecosystem that has the diversity,stability,and resilience of a natural ecosystem.It is the harmonious integration of landscape and people —providing food,energy,shelter,and other material and non-material needs in a sustainable way. What does a Permaculture farm look like? This is what a traditional orchard looks like…. This is a polyculture food forest. This is largely what Ma’alot Farms will look like! What makes up a polyculture, perennially- based, permaculture farm? Perennial plants have much deeper and larger root systems…. Why focus on perennial plants rather than annuals? Why do perennials with deeper roots matter? •They reduce erosion, aerate soil, and allow for better water penetration and capture. •They drastically reduce run-off. •They require less water input improving drought tolerance. •They sequester carbon •They provide access to deep minerals and nutrients and make them available for surrounding plants We look forward to welcoming you to Ma’alot Farms! Finally,Shoshana and I are excited to continue our life’s work of service,education,and environmental advocacy at Ma’alot Farms .We hope you as planning commissioners will see Ma’alot Farms and our family as an asset to the Los Gatos community. This Page Intentionally Left Blank EXHIBIT 8 EXHIBIT 9 This Page Intentionally Left Blank Tree Inventory, Assessment, and Protection 14320 Arnerich Road Los Gatos, CA 95032 Prepared for: The Town of Los Gatos May 29, 2018 Prepared By: Richard Gessner ASCA - Registered Consulting Arborist ® #496 ISA - Board Certified Master Arborist® WE-4341B ISA - Tree Risk Assessor Qualified CA Qualified Applicators License QL 104230 © Copyright Monarch Consulting Arborists LLC, 2018
 EXHIBIT 10 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Table of Contents Summary 1 ............................................................................................................... Introduction 1 ........................................................................................................... Background 1 ............................................................................................................ Assignment 1 ............................................................................................................. Limits of the assignment 2 ........................................................................................ Purpose and use of the report 2 ................................................................................ Observations 3 ......................................................................................................... Tree Inventory 3 ......................................................................................................... Analysis 4 ................................................................................................................. Discussion 5 ............................................................................................................. Condition Rating 5 ..................................................................................................... Suitability for Conservation 6 .................................................................................... Impact Level 7 ........................................................................................................... Tree Protection 9 ....................................................................................................... Conclusion 10 .......................................................................................................... Recommendations 11 ............................................................................................. Bibliography 12 ........................................................................................................ Glossary of Terms 13 ............................................................................................... Appendix A: Tree Inventory Map and Site Plan 15 ................................................ Appendix B: Tree Inventory and Assessment Tables 16 ...................................... Appendix C: Photographs 19 .................................................................................. C1: declining tops of coast redwoods #269, #270, and #271 19 ............................. C2: Coast redwoods #269, #270, and #271 20 ......................................................... C3: Oaks #289, #288 and #287 above driveway and below proposed residence 21 C4: Oak tree #358 and walnut #359 22 ..................................................................... Appendix D: Tree Protection Guidelines 23 ........................................................... Section 29.10.1005. - Protection of Trees During Construction 23 ........................... Tree Protection Zones and Fence Specifications 23 ................................................. All persons, shall comply with the following precautions 23 ..................................... Monitoring 24 ............................................................................................................ Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Root Pruning 24 ......................................................................................................... Boring or Tunneling 24 ............................................................................................... Tree Pruning and Removal Operations 24 ................................................................. Appendix E: Tree Protection Signs 25 .................................................................... E1: English 25 ............................................................................................................ E2: Spanish 26 ........................................................................................................... Qualifications, Assumptions, and Limiting Conditions 27 ................................... Certification of Performance 28............................................................................. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Summary The site is located along Arnerich Road and the proposed plans indicate a new residence and cottage. There are plans for a new driveway/roadway around the site along with an orchard and garden beds. The inventory contains all the trees in close proximity to the proposed improvements and the majority are coast live oaks (Quercus agrifolia). There are six coast redwoods (Sequoia sempervirens) and #269, #270, and #271 are all considered “Large Protected Trees”. A total of 74 trees were assessed comprised of 9 different species. Most of the trees are in good or fair condition and consist primarily of naturally occurring volunteers. Because most of the trees are naturally occurring coast live oaks they have good suitability for conservation. Twenty-seven trees have poor suitability, thirty-seven good, and ten fair. At least nine trees will be highly affected by the proposed project and caused to be removed including the three “Large Protected Trees” coast redwoods #269, #270, and #271. The retained trees can be protected but the road/driveway construction must be confined to its proposed location without excessive over- grading, cutting, or filling. This project will consist of protecting groups of trees near the road/ driveway and adjacent to the proposed cottage. A Type I protection scheme will need to be employed as indicated in Appendix A. A total of 57 protected trees were appraised for a rounded depreciated value of $239,270.00 using the Trunk Formula Method. Introduction Background The Town of Los Gatos asked me to assess the site, trees, and proposed footprint plan, and to provide a report with my findings and recommendations to help satisfy planning requirements. Assignment •Provide an arborist’s report including an assessment of the trees within the project area and on the adjacent sites with crowns overhanging the boundary. The assessment is to include the species, size (trunk diameter), condition (vigor and structure), and suitability for conservation ratings. Affix aluminum number tags on the trees for reference on site and on plans. •Provide tree protection specifications, guidelines, and impact ratings for trees that may be affected by the project. Provide appraised values using the Cost Approach. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Limits of the assignment •The information in this report is limited to the condition of the trees during my inspection on May 15, 2018. No tree risk assessments were performed. •Tree heights and canopy diameters are estimates. •The plans reviewed for this assignment were as follows in Table 1 below: Purpose and use of the report The report is intended to identify all the trees within the plan area that could be affected by a project. The report is to be used by the Town of Los Gatos and the property owners as a reference for existing tree conditions to help satisfy planning requirements.
 Table 1: Plans Reviewed Checklist Plan Date Sheet Reviewed Source Notes Existing Site Topographic Map or A.L.T.A with tree locations No Proposed Sit Plan February 8, 2018 A-2.0 A-2.1 A-2.2 A-2.3 No Kohlsaat & Associates Demolition Plan No Construction Staging No Grading and Drainage February 2018 Sheets 4 and 5 of 9 No Hanna-Brunetti Utility Plan and Hook-up locations No Exterior Elevations No Landscape Plan No Irrigation Plan No T-1 Tree Protection Plan No Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Observations Tree Inventory The inventory consists of trees protected by the Town of Los Gatos located on site and those in close proximity on neighboring properties. Los Gatos Town Ordinance 29.10.0960 Scope of protected trees (1) states the following: “All trees which have a twelve-inch or greater diameter (thirty-seven and one-half-inch circumference) of any trunk or in the case of multi-trunk trees, a total of eighteen inches or greater diameter (fifty-six and one-half inch circumference) of the sum of all trunks, where such trees are located on developed residential property (Appendix A and B). Los Gatos Town Ordinance 29.10.0970 Exceptions (1) states the following: “A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference). The inventory contains all the trees in close proximity to the proposed improvements and not every tree on the site. The majority of trees are coast live oaks. There are eight black walnuts (Juglans nigra), eight plums (Prunus sp.), and one olive (Olea europaea) not considered protected by the Town ordinance. There are six coast redwoods and #269, #270, and #271 are all considered “Large Protected Trees”. A total of 74 trees were assessed comprised of 9 different species. The chart below list the species and their quantities (Chart 1).
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 28 Quantity 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Analysis Tree appraisal was performed according to the Council of Tree & Landscape Appraisers Guide for Plant Appraisal 9th Edition, 2000 (CLTA) along with Western Chapter International Society of Arboriculture Species Classification and Group Assignment, 2004. The trees were appraised using the “Cost Approach” and more specifically the “Trunk Formula Method” (Appendix B). “Trunk Formula Method” is calculated as follows: Basic Tree Cost = (Appraised tree trunk increase X Unit tree cost + Installed tree cost) Appraised Value = (Basic tree cost X Species % X Condition % X Location %). The trunk formula valuations are based on four tree factors; species, size (trunk cross sectional area), condition, and location. There are two steps to determine the overall value. The first step is to determine the “Basic Tree Cost” based on size and species rating which is determined by the Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. The second part is to depreciate the value according to the location and condition of the trees. The condition assessment and percentages are defined in the “Condition Rating” section of this report. The condition ratings deviate from the Guide’s condition assessment numerical rating system. The reason for this deviation is the Guide’s assessment criteria fails to account for significant health or structural issues creating high percentages for tree with either significant structural defects or health problems that could ultimately lead to failure or irreversible decline. Location rating is an average of three factors; site, contribution, and placement. Site is determined by the relative property value where the trees are planted. The residential site would be classified as “very high” value with a 90 percent rating compared to similar sites in the area (ISA, 2000). Contribution and placement is determined by the function and aesthetics the trees provide for the site and their location on the property. The percent of contribution and placement can range from 10 to 100 percent depending on the trees influence to the value of the property. These percentages ranged from 0 to 90 percent in my assessment. A total of 57 protected trees were appraised for a rounded depreciated value of $239,270.00 using the Trunk Formula Method (Appendix B). Appraisal worksheets are available upon request.
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Discussion Condition Rating A tree’s condition is a determination of its overall health and structure based on five aspects: roots, trunk, scaffold branches, twigs, and foliage. The assessment considered both the health and structure of the trees for a combined condition rating. •100% = Exceptional = Good health and structure with significant size, location or quality. •75% = Good = No apparent problems, good structure and health, good longevity for the site. •50% = Fair = Minor problems, at least one structural defect or health concern, problems can be mitigated through cultural practices such as pruning or a plant health care program. •25% = Poor = Major problems with multiple structural defects or declining health, not a good candidate for retention. •0% = Dead/Unstable = Extreme problems, irreversible decline, failing structure, or dead. Most of the trees are in good or fair condition and consist primarily of naturally occurring volunteers. Eighteen trees are in poor condition including all three “Large Protected Trees”. Most of the trees around the existing structure are in very poor overall condition including the river she-oaks and coast redwoods (Chart 2). Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 28 Quantity 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Suitability for Conservation A tree’s suitability for conservation is determined based on its health, structure, age, species and disturbance tolerances, proximity to cutting and filling, proximity to construction or demolition, and potential longevity using a scale of good, fair, or poor (Fite, K, and Smiley, E. T., 2016). The following list defines the rating scale: •Good = Trees with good health, structural stability and longevity after construction. •Fair = Trees with fair health and/or structural defects that may be mitigated through treatment. These trees require more intense management and monitoring, before, during, and after construction, and may have shorter life expectancy after development. •Poor = Trees are expected to decline during or after construction regardless of management. The species or individual may possess characteristics that are incompatible or undesirable in landscape settings or unsuited for the intended use of the site. Because most of the trees are naturally occurring coast live oaks they have good suitability for conservation. All the coast redwoods, walnuts, and plums are poorly suited for retention. Twenty-seven trees have poor suitability, thirty-seven good, and ten fair (Chart 3). Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 6 28 Quantity 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Impact Level Influence level defines how a tree may be affected by construction activity and proximity to the tree, and is described as low, moderate, or high. The following scale defines the impact rating: •Low = The construction activity will have little influence on the tree. •Moderate = The construction may cause future health or structural problems, and steps must be taken to protect the tree to reduce future problems. •High = Tree structure and health will be compromised and removal is recommended, or other actions must be taken for the tree to remain. The tree is located in the building envelope. At least nine trees will be highly affected by the proposed project and caused to be removed including the three “Large Protected Trees” coast redwoods #269, #270, and #271. Aside from coast live oak #358 no trees highly impacted have good suitability for conservation and three are in poor condition while four are in fair shape (Chart 4). I listed the majority of the remaining trees to be potentially moderately impacted because the driveway/road passes by many of them. Retained trees can be protected but the road/driveway construction must be confined to its proposed location without excessive over-grading, cutting, or filling nearby. Many trees are not located on the plans and could be impacted by the proposed driveway/roadway.
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 7 28 Quantity 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 The table below lists the trees expected to be highly impacted and removed for the project (Table 2). Table 2: Trees expected to be highly impacted and removed Tree Species Number Trunk Diameter (in.) ~ Height (ft.) ~ Canopy Diameter (ft.) Condition Suitability coast redwood (Sequoia sempervirens) 269 43 45 10 Poor Poor coast redwood (Sequoia sempervirens) 270 68 75 45 Poor Poor coast redwood (Sequoia sempervirens) 271 54 75 45 Fair Poor River she-oak (Casuarina cunninghamiana) 272 14 45 25 Poor Poor coast redwood (Sequoia sempervirens) 273 28 55 35 Fair Poor plum (Prunus sp.)340 6, 6 25 20 Fair Poor plum (Prunus sp.)341 Multi 25 25 Fair Poor coast live oak (Quercus agrifolia) 358 16 35 35 Good Good Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 8 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Tree Protection There are three different tree protection schemes which are called Type I, Type II and Type III trunk protection only (Figures 1, 2, and 3). Tree protection focuses on protecting trees from damage to the roots, trunk, or scaffold branches from heavy equipment (Appendix D). The tree protection zone (TPZ) is the defined area in which certain activities are prohibited to minimize potential injury to the tree. The most current accepted method for determining the TPZ is to use a formula based on species tolerance, tree age/vigor, and trunk diameter (Matheny, N. and Clark, J. 1998) (Fite, K, and Smiley, E. T., 2016). Preventing mechanical damage to the trunk from equipment or hand tools can be accomplished by wrapping the main stem with straw wattle or using vertical timbers (Figure 3). This project will consist of protecting groups of trees near the road/driveway and adjacent to the cottage (Appendix A). A Type I protection scheme will need to be employed.
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 9 28 City of Davis Tree Protection Standards Warning Warning Warning Type III Tree Protection (to be used only with approval of the City Arbrorist Type I Tree Protection Type II Tree Protection Tree fencing is required and shall be installed before demolition, grading or construction begins. Tree Protection During Construction Any sidewalk or curb replacement requires approval by Public Works Street Sidewalk Yard Fencing must provide public passage while protecting all land in TPZ. Warning 8.5x11-inch warning signs on each side Plant Strip 2-inches of orange plastic fencing overlaid with 2-inch thick wooden slats Any trenching requires approval, Typical TPZ Either 10 X tree diameter or 10-feet, whichever is greater Approved by:Rev By Date Scale: NTS PA # Date Dwg No. 6-foot high chain link fence, typical Tree Protection Zone (TPZ) circle shown in gray (radius of TPZ equals 10 times the diameter of the tree or 10-feet, whichever is greatest) Restricted work activity area: any proposed work that may involve the disturbance of the tree’s roots requires an approved tree preservation plan of one of the three types shown in this handout. The preservation plan requires the review and approval of the City Arborist prior to work. Figure 1: Type I Tree protection with fence placed at a radius of ten times the trunk diameter. 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enoZ noitcetorP eerT - GNINRAW“ ”.011.01.8 noitceS CMAP noitaruD.f itilomederofebdetcere ebllahs gnicnef eerT .niniamer dnasnigeb noitcurtsnocro gnidarg ;no lios rokroW.ZPT eht ni dewolla yllacificeps krow rof tpecxe ,tcejorp ehtfo noitcepsni lanif litnu ecalp dnuora krowfo esac eht ni( tsirobrA ytiC rotsirobra tcejorp ehtyb lavorppa seriuqer ZPT ehtni ecnabrutsid .skroW cilbuP morf timreP kroWteertS a eriuqer yaw fo thgircilbup eht nihtiw snoitavacxE.)seerT teertS noitcurtsnoc gniruD.g .1 .dnikyna fo tcapmi morfdetcetorpeb llahs etis tcejorpeht gnahrevotaht seert 'srobhgien llA .2 seert denwo ylcilbup yna fo ytlanepsulp tnemecalper ro riapereht rof elbisnopser eb llahs tnacilppa ehT otlAolaP ehtfo 070.40.8 noitceS ottnausrup ,noitcurtsnocfo esruocehtgnirud degamad erataht .edoC lapicinuM .3 :deniaterebot seert lla ot ylppa serusaem noitavreserp eertgniwollofehT .a .ZPT eht nihtiw dettimrepeb llahs tnempiuqe ro selcihev ,liospot ,lairetam fo egarots oN .b .deretla eb ton llahs aera yponac eert eht dnuora dna rednudnuorgehT .c .lavivrus erusne ot yrassecen sa deniatniam dnadetarea ,detagirri ebllahsdeniater ebot seerT NOITCES FO DNE otlA olaP fo ytiC tnemtrapeD eerT snoitarepO skroW cilbuP 30349 AC ,otlA olaP 05201 xoB OP 3595-694/056 9829-258/056 :XAF gro.otlAolaPfoytiC@noitcetorpeert fo noitacifireV noitcetorP eerT teertS eerT dengis htiw gnola mrof siht XAF ro liaM .mrof siht fo noitrop reppu etelpmoC :snoitcurtsnI tnacilppA .tnacilppa yfiton dna tcepsni lliw ffatS eerT skroWcilbuP .tpeD skroW cilbuP ot tnemetatS erusolcsiD :ETAD NOITACILPPA TEERTS FO NOITACOL/SSERDDA :DETCETORP EB OT SEERT :EMAN S’TNACILPPA :SSERDDA S’TNACILPPA ENOHPELET S’TNACILPPA :SREBMUN XAF & ffatSeerT ytiC yb tuo dellif eb ot noitcessihT evoba eht ta seerT teertS ehT .1 yletauqeda era )se(sserdda noitcetorp fo epyt ehT .detcetorp :si desu woleb 2# ot og ,ON fI * :yb detcepsnI :noitcepsnI fo etaD SEY *ON evoba eht ta seerT teertS ehT .2 era sserdda TON tcetorPeerT.tS/SD/eerT/SPO/DWP:S 6071/5 yletauqeda gniwollof ehT .detcetorp :deriuqer era snoitacifidom deriuqer ehtwoh etacidnI detacinummoc erewsnoitacifidom .tnacilppa eht ot noitcepsnI tneuqesbuS dnuof erewsserdda evoba ta seert teertS :detcetorp yletauqeda eb ot .esac fo noitisopsid eht woleb ”setoN“ ni etacidni ,ON fI * :yb detcespnI :noitcepsnI fo etaD SEY *ON :setoN ,seiceps yb seert teerts ytiC tsiL noitcetorp eert fo epyt dna noitidnoc ,etis erewserutcip fi eton oslA .dellatsni .yrassecen fi teehs fo kcab esU .nekat .ecnaussi timrep gnidliub ro noitilomed rof tnacilppA ot teehs devorppa nruteR itcetorPeerTotlAolaPfoytitCadetacolerasnoitcurtsnInosu.ac.otla-olap.ytic.www//:pttlhmth.launam-lacinhcet/seert/ ---GNINRAW--- enoZnoitcetorPeerT tuohtiwdevomerebtonllahsgnicnefsihT )3595-694-056(lavorppatsirobrAytiC sinoissimreptuohtiwlavomeR *yadrepenif005$aottcejbus 011.01.8noitceSedoClapicinuMotlAolaP* :hcraeSdecnavdAcipoTyBesworB emoHtnemnorivnEytinummoC&gninnalP emoH ytiC-seerTdenwo yletavirP-seerTdenwo eerTehttuobA ecnanidrO 01.8eltiT seerTegatireH smroF launaMlacinhceTeerT sQAF sUtcatnoC secruoseR launaMlacinhceTeerT oTesahcruplaunaMlacinhceTeerTeht noitidEtsriF1002,enuJ :noitcesybweiV stnetnoCfoelbaT)BK78,FDP( esopruPdnatnetnI)BM50.1,FDP( noitcudortnI-launaMfoesU)BM50.1,FDP( 0.1noitceS-snoitinifeD)BK69,FDP( 0.2noitceS-noitcurtsnoCgniruDseerTfonoitcetorP)BK952,FDP( 0.3noitceS-seerTfognitnalP&tnemecalpeR,lavomeR)BK711,FDP( 0.4noitceS-seerTsuodrazaH)BK501,FDP( 0.5noitceS-senilediuGecnanetniaMeerT)BK011,FDP( 0.6noitceS-stropeReerT)BK48,FDP( :snoitcesLLAweiV launaMlacinhceTeerT-lluF)BM48.1,FDP( SECIDNEPPA tnemeganaM&noitavreserPeerT,01.8retpahCedoClapicinuMotlAolaP.A snoitalugeR ytiCeerT:B-ASU mroFnoitaulavEdrazaHASI:C )ecruosecnerefeR(seicepSdetceleSrofsnrettaPeruliaFtnerehnIfotsiL:D senilediuGgninurPeerTASI:E)BM58.1,FDP( 1.331ZISNA,sdradnatSytefaSeraCeerT:F-)ecruosecnerefeR(4991 003AISNA,sdradnatSecnamrofrePgninurP:G-)ecruosecnerefeR(5991:H 505&405margaiD,sliateDgnitnalPeerT tnemetatSerusolcsiDeerT:I snoitcurtsnInoitcetorPeerTdradnatSotlAolaP:J 1-T ProjectDataType II Tree Protection Type I Tree Protection Type III Tree Protection Tree Protection Zone (TPZ) shown in gray (radius of TPZ equals 10-times the diameter of the tree or 10-feet, whichever is greater). Restricted activity area -- see Tree Technical Manual Sec 2.15(E). Restricted trenching area -- see Tree Technical Manual Sec 2.20(C-D), any proposed trench or form work within TPZ of a protected tree requires approval from Public Works Operations. Call 650-496-5953. TPZ either 10 x Tree Diameter or 10-feet, whichever is greater Any proposed trench in TPZ requires approval See TTM 2.20 C-D for instructions 6-foot high chain link fence, typical (to be used only with approval of Public Works Operations) Tree fencing is required and shall be erected before demolition, grading or construction begins. Any inadvertant sidewalk or curb replacement or trenching requires approval Rev By Date City of Palo Alto Standard Dwg No. Approved by: Dave Dockter Date PE No. 2006 Scale: NTS 605 Tree Protection During Construction 1RWH6WUHHW7UHHV,VVXDQFHRIDSHUPLWUHTXLUHV 3XEOLF:RUNV2SHUDWLRQVLQVSHFWLRQDQGVLJQHG DSSURYDORQWKH6WUHHW7UHH9HULILFDWLRQ 679  IRUPSURYLGHG 1RWH2UGLQDQFH3URWHFWHG 'HVLJQDWHG7UHHV,VVXDQFH RIDSHUPLWUHTXLUHVDSSOLFDQWಬVSURMHFWDUERULVW ZULWWHQYHULILFDWLRQ7\SH,LVLQVWDOOHGFRUUHFWO\ DFFRUGLQJWRWKHSODQVDQG7UHH3UHVHUYDWLRQ5HSRUW 2-inches of Orange Plastic Fencing overlaid with 2-inch Thick Wooden Slats Detailed specifications are found in the Palo Alto Tree Technical Manual (TTM) (www.cityofpaloalto.org/trees/) Warning Warning Warning 8.5x11-inch Warning Signs one each side Fencing must provide public passage while protecting all other land in TPZ. For written specifications associated with illustrations below, see Public Works Specifications Section 31 Fence distance to outer branches or TP Z 12/14/92 Restricted use for trees in sidewalk cutout tree wells only For all Ordinance Protected and Designated trees, as detailed in the site specific tree preservation report (TPR) prepared by the applicant’s project arborist as diagramed on the plans. Y ard Side walk Parkway Strip Street D.D.01 08/04/04 02 D.D.08/10/06 0 DWH Warning SPECIAL INSPECTIONS PLANNING DEPARTMENT TREE PROTECTION INSPECTIONS MANDATORY PAMC 8.10 PROTECTED TREES. CONTRACTOR SHALL ENSURE PROJECT SITE ARBORIST IS PERFORMING REQUIRED TREE INSPECTION AND SITE MONITORING. PROVIDE WRITTEN MONTHLY TREE ACTIVITY REPORTS TO THE PLANNING DEPARTMENT LANDSCAPE REVIEW STAFF BEGINNING 14 DAYS AFTER BUILDING PERMIT ISSUANCE. BUILDING PERMIT DATE: ______________________ _______ DATE OF 1ST TREE ACTIVITY REPORT: ___ _____________ CITY STAFF: ___________________________ ___________ REPORTING DETAILS OF THE MONTHLY TREE ACTIVITY REPORT SHALL CONFORM TO SHEET T-1 FORMAT, VERIFY THAT ALL TREE PROTECTION MEASURES ARE IMPLIMENTED AND WILL INCLUDE ALL CONTRACTOR ACTIVITY, SCHEDULED OR UNSCHEDULED, WITHIN A TREE PROTECTION ROOT ZONE. NON-COMPLIANCE IS SUBJECT TO VIOLATION OF PAMC 8.10.080. 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Restricted activity area -- see Tree Technical Manual Sec 2.15(E). Restricted trenching area -- see Tree Technical Manual Sec 2.20(C-D), any proposed trench or form work within TPZ of a protected tree requires approval from Public Works Operations. Call 650-496-5953. TPZ either 10 x Tree Diameter or 10-feet, whichever is greater Any proposed trench in TPZ requires approval See TTM 2.20 C-D for instructions 6-foot high chain link fence, typical (to be used only with approval of Public Works Operations) Tree fencing is required and shall be erected before demolition, grading or construction begins. Any inadvertant sidewalk or curb replacement or trenching requires approval Rev By Date City of Palo Alto Standard Dwg No. Approved by: Dave Dockter Date PE No. 2006 Scale: NTS 605 Tree Protection During Construction 1RWH6WUHHW7UHHV,VVXDQFHRIDSHUPLWUHTXLUHV 3XEOLF:RUNV2SHUDWLRQVLQVSHFWLRQDQGVLJQHG DSSURYDORQWKH6WUHHW7UHH9HULILFDWLRQ 679  IRUPSURYLGHG 1RWH2UGLQDQFH3URWHFWHG 'HVLJQDWHG7UHHV,VVXDQFH RIDSHUPLWUHTXLUHVDSSOLFDQWಬVSURMHFWDUERULVW ZULWWHQYHULILFDWLRQ7\SH,LVLQVWDOOHGFRUUHFWO\ DFFRUGLQJWRWKHSODQVDQG7UHH3UHVHUYDWLRQ5HSRUW 2-inches of Orange Plastic Fencing overlaid with 2-inch Thick Wooden Slats Detailed specifications are found in the Palo Alto Tree Technical Manual (TTM) (www.cityofpaloalto.org/trees/) Warning Warning Warning 8.5x11-inch Warning Signs one each side Fencing must provide public passage while protecting all other land in TPZ. For written specifications associated with illustrations below, see Public Works Specifications Section 31 Fence distance to outer branches or TP Z 12/14/92 Restricted use for trees in sidewalk cutout tree wells only For all Ordinance Protected and Designated trees, as detailed in the site specific tree preservation report (TPR) prepared by the applicant’s project arborist as diagramed on the plans. Y ard Side walk Parkway Strip Street D.D.01 08/04/04 02 D.D.08/10/06 0 DWH Warning SPECIAL INSPECTIONS PLANNING DEPARTMENT TREE PROTECTION INSPECTIONS MANDATORY PAMC 8.10 PROTECTED TREES. CONTRACTOR SHALL ENSURE PROJECT SITE ARBORIST IS PERFORMING REQUIRED TREE INSPECTION AND SITE MONITORING. PROVIDE WRITTEN MONTHLY TREE ACTIVITY REPORTS TO THE PLANNING DEPARTMENT LANDSCAPE REVIEW STAFF BEGINNING 14 DAYS AFTER BUILDING PERMIT ISSUANCE. BUILDING PERMIT DATE: ______________________ _______ DATE OF 1ST TREE ACTIVITY REPORT: ___ _____________ CITY STAFF: ___________________________ ___________ REPORTING DETAILS OF THE MONTHLY TREE ACTIVITY REPORT SHALL CONFORM TO SHEET T-1 FORMAT, VERIFY THAT ALL TREE PROTECTION MEASURES ARE IMPLIMENTED AND WILL INCLUDE ALL CONTRACTOR ACTIVITY, SCHEDULED OR UNSCHEDULED, WITHIN A TREE PROTECTION ROOT ZONE. NON-COMPLIANCE IS SUBJECT TO VIOLATION OF PAMC 8.10.080. REFERENCE: PALO ALTO TREE TECHNICAL MANUAL, SECTION 2.00 AND ADDENDUM 11. http://www.cityofpaloalto.org/civica/filebank/blobdload.asp?BlobID=6460 Figure 2: Type II Tree protection with fence placed along the sidewalk and curb to enclose the tree. Image City of Palo Alto 2006. Figure 3: Type III Tree protection with trunk protected by a barrier to prevent mechanical damage. Image City of Palo Alto 2006. 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Conclusion The site is located along Arnerich Road and the proposed plans indicate a new residence and cottage where the existing structure is located. There are plans for a new driveway/roadway around the site along with an orchard and garden beds. The inventory contains all the trees in close proximity to the proposed improvements and not every tree on the site. The majority of trees are coast live oaks. There are six coast redwoods and #269, #270, and #271 are all considered “Large Protected Trees”. A total of 74 trees were assessed comprised of 9 different species. Most of the trees are in good or fair condition and consist primarily of naturally occurring volunteers. Eighteen trees are in poor condition including all three “Large Protected Trees”. The majority of trees around the existing structure are in very poor condition including the river she-oaks and coast redwoods. Because most of the trees are naturally occurring coast live oaks most have good suitability for conservation. Twenty-seven trees have poor suitability, thirty-seven good, and ten fair. At least nine trees will be highly affected by the proposed project and caused to be removed including the three “Large Protected Trees” coast redwoods #269, #270, and #271. Many trees are not indicated on the plans and their exact locations are unknown. Aside form coast live oak #358 no trees highly impacted have good suitability for conservation and three are in poor condition while four are in fair shape. I listed the majority of the remaining trees to be potentially moderately impacted because the driveway/road passes by many of them. The retained trees can be protected but the road/driveway construction must be confined to its proposed location without excessive over-grading, cutting, or filling. This project will consist of protecting groups of trees near the road/driveway and adjacent to the proposed cottage. A Type I protection scheme will need to be employed as indicated in Appendix A. A total of 57 protected trees were appraised for a rounded depreciated value of $239,270.00 using the Trunk Formula Method.
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 10 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Recommendations 1.Place tree numbers and protection schemes on all the plans. Place all the tree protection fence locations and guidelines on the plans including the grading, drainage, and utility plans. Alternatively create a separate plan sheet that includes all three protection measures labeled “T-1 Tree Protection Plan.” 2.Locate all the trees indicated in the report on the plans including those near the power road portion. There are many trees that were assessed that are not properly located and may be affected by the road construction. 3.Place tree protection fence around the groups of tree adjacent to the proposed construction (Appendix A). 4.Provide a replanting plan according to the Town of Los Gatos Tree Canopy Replacement Standard (ordinance Section 29.10.0985. Determination and conditions permit table 3-1) for protected trees to be removed. 5.All tree maintenance and care shall be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be specified in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. All maintenance is to be performed according to ISA Best Management Practices. 6.Refer to Appendix D for general tree protection guidelines including recommendations for arborist assistance while working under trees, trenching, or excavation within a trees drip line or designated TPZ/CRZ. 7.Provide a copy of this report to all contractors and project managers, including the architect, civil engineer, and landscape designer or architect. It is the responsibility of the owner to ensure all parties are familiar with this document. 8.Arrange a pre-construction meeting with the project arborist or landscape architect to verify tree protection is in place, with the correct materials, and at the proper distances. 9.Arrange for the project arborist to monitor and document initial grading activity and no grading is to occur within any tree protection zone including utility hook-ups. 10.Monitor the health and structure of all trees for any changes in condition. 11.Perform any other mitigation measures to help ensure long term survival.
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 11 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Bibliography American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management : Standard Practices (Management of Trees and Shrubs During Site Planning, Site Development, and Construction)(Part 5). Londonderry, NH: Secretariat, Tree Care Industry Association, 2012. Print. Costello, Laurence Raleigh, Bruce W. Hagen, and Katherine S. Jones. Oaks in the urban landscape: selection, care, and preservation. Oakland, CA: University of California, Agriculture and Natural Resources, 2011. Print. Fite, Kelby, and Edgar Thomas. Smiley. Managing trees during construction, second edition. Champaign, IL: International Society of Arboriculture, 2016. ISA. Guide For Plant Appraisal. Savoy, IL: International Society Of Arboriculture, 2000. Print. ISA. Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. Western Chapter ISA Matheny, Nelda P., Clark, James R. Trees and development: A technical guide to preservation of trees during land development. Bedminster, PA: International Society of Arboriculture1998. Smiley, E, Matheny, N, Lilly, S, ISA. Best Management Practices: Tree Risk Assessment: International Society of Arboriculture, 2017. Print Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 12 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Glossary of Terms Basic Tree Cost: The cost of replacement for a perfect specimen of a particular species and cross sectional area prior to location and condition depreciation. Cost Approach: An indication of value by adding the land value to the depreciated value of improvements. Defect: An imperfection, weakness, or lack of something necessary. In trees defects are injuries, growth patterns, decay, or other conditions that reduce the tree’s structural strength. Diameter at breast height (DBH): Measures at 1.4 meters (4.5 feet) above ground in the United States, Australia (arboriculture), New Zealand, and when using the Guide for Plant Appraisal, 9th edition; at 1.3 meters (4.3 feet) above ground in Australia (forestry), Canada, the European Union, and in UK forestry; and at 1.5 meters (5 feet) above ground in UK arboriculture. Drip Line: Imaginary line defined by the branch spread or a single plant or group of plants. The outer extent of the tree crown. Mechanical damage: Physical damage caused by outside forces such as cutting, chopping or any mechanized device that may strike the tree trunk, roots or branches. Scaffold branches: Permanent or structural branches that for the scaffold architecture or structure of a tree. Straw wattle: also known as straw worms, bio-logs, straw noodles, or straw tubes are man made cylinders of compressed, weed free straw (wheat or rice), 8 to 12 inches in diameter and 20 to 25 feet long. They are encased in jute, nylon, or other photo degradable materials, and have an average weight of 35 pounds. Topping: Inappropriate pruning technique to reduce tree size. Cutting back a tree to a predetermined crown limit, often at internodes. Tree Protection Zone (TPZ): Defined area within which certain activities are prohibited or restricted to prevent or minimize potential injury to designated trees, especially during construction or development. Tree Risk Assessment: Process of evaluating what unexpected things could happen, how likely it is, and what the likely outcomes are. In tree management, the systematic process to determine the level of risk posed by a tree, tree part, or group of trees. Trunk: Stem of a tree. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 13 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Trunk Formula Method: Method to appraise the monetary value of trees considered too large to be replaced with nursery or field grown stock. Based on developing a representative unit cost for replacement with the same or comparable species of the same size and in the same place, subject to depreciation for various factors. Contrast with replacement cost method. Volunteer: A tree, not planted by human hands, that begins to grow on residential or commercial property. Unlike trees that are brought in and installed on property, volunteer trees usually spring up on their own from seeds placed onto the ground by natural causes or accidental transport by people. Normally, volunteer trees are considered weeds and removed, but many desirable and attractive specimens have gone on to become permanent residents on many public and private grounds. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 14 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 28, 2018 Appendix A: Tree Inventory and Protection Plan Site plan not to scale taken from Kohlsaat & Associates. Dashed line is approximate location of Tree Protection Fence. Tree locations are approximations and many trees are not on the survey.
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 2615 #269#270 #271 #272 #273 #274 #275 #276 #277 #278 #279 #280 #281#282 #283 #338 #339 #340 #341 #342 #328 #318 #317 #292 #291#290#289 #288 #287 #358 #359 #376 #377 #378 #379 #380 #381#382 #375 #374#371 #370#362 #361#360 #363 #364 #365 #353 #352 #351 #386 #387 #385 #343 #344 #345 #336#337 #327 #326 #325 #324 #320#321 #319 #284 #335 #334 #333 #332 #331 #330 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 28, 2018 Appendix B: Tree Tables Table 3: Tree Inventory and Assessment Summary Tree Species Number Trunk Diameter (in.) ~ Height (ft.)~ Canopy Diameter (ft.) Vigor Structure Condition Suitability Expected Impact Rounded Value coast redwood (Sequoia sempervirens)269 43 45 10 Poor Poor Poor Poor High $5,200.00 coast redwood (Sequoia sempervirens)270 68 75 45 Poor Good Poor Poor High $8,400.00 coast redwood (Sequoia sempervirens)271 54 75 45 Fair Fair Fair Poor High $13,600.00 River she-oak (Casuarina cunninghamiana)272 14 45 25 Fair Poor Poor Poor High $810.00 coast redwood (Sequoia sempervirens)273 28 55 35 Fair Fair Fair Poor High $5,000.00 coast live oak (Quercus agrifolia)274 21 45 35 Fair Poor Poor Poor Low $2,290.00 River she-oak (Casuarina cunninghamiana)275 22 45 35 Fair Poor Poor Poor Low $1,950.00 coast redwood (Sequoia sempervirens)276 28 45 30 Poor Fair Poor Poor Low $2,520.00 black walnut (Juglans nigra)277 9, 11 35 30 Fair Poor Poor Poor Low N/A black walnut (Juglans nigra)278 10, 6, 8, 4, 4, 4 25 25 Fair Poor Poor Poor Low N/A coast live oak (Quercus agrifolia)279 13, 8 25 30 Good Poor Fair Fair Low $1,820.00 coast live oak (Quercus agrifolia)280 14 25 25 Good Fair Fair Fair Low $2,090.00 coast live oak (Quercus agrifolia)281 24 Or 18, 11 35 35 Good Fair Fair Fair Low $6,000.00 coast live oak (Quercus agrifolia)284 11 25 25 Good Good Fair Fair Low $1,330.00 coast live oak (Quercus agrifolia)282 10 25 25 Good Fair Fair Good Low $1,120.00 coast live oak (Quercus agrifolia)283 6 20 20 Good Good Good Good Low $700.00 coast live oak (Quercus agrifolia)338 6 15 20 Good Good Good Fair Low $700.00 coast live oak (Quercus agrifolia)339 14 30 30 Good Fair Fair Good Low $2,090.00 plum (Prunus sp.)340 6, 6 25 20 Good Poor Fair Poor High N/A plum (Prunus sp.)341 Multi 25 25 Good Poor Fair Poor High N/A coast redwood (Sequoia sempervirens)342 30 30 20 Poor Poor Poor Poor Moderate $2,890.00 coast live oak (Quercus agrifolia)343 8 25 25 Fair Fair Fair Fair Moderate $100.00 plum (Prunus sp.)344 Multi 25 25 Fair Poor Poor Poor Moderate N/A coast live oak (Quercus agrifolia)345 6 25 25 Fair Fair Fair Fair Moderate $460.00 black walnut (Juglans nigra)329 6, 6 25 25 Fair Poor Poor Poor Moderate N/A plum (Prunus sp.)330 4 Multi 15 15 Poor Poor Poor Poor Moderate N/A plum (Prunus sp.)331 4 Multi 15 15 Poor Poor Poor Poor Moderate N/A Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 2616 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 28, 2018 coast live oak (Quercus agrifolia)332 9 25 25 Good Fair Fair Good Moderate $920.00 black walnut (Juglans nigra)333 4 Multi 20 15 Fair Poor Poor Poor Moderate N/A plum (Prunus sp.)334 4 Multi 15 15 Good Poor Poor Poor Moderate N/A coast live oak (Quercus agrifolia)335 7, 9 25 25 Good Fair Fair Fair Moderate $920.00 coast live oak (Quercus agrifolia)336 15, 15 45 40 Good Fair Fair Good Moderate $2,390.00 European olive (Olea europaea) 337 8 25 25 Good Poor Fair Poor Moderate N/A coast live oak (Quercus agrifolia)328 15 45 35 Good Good Good Good Moderate $3,580.00 coast live oak (Quercus agrifolia)327 5 15 25 Good Poor Fair Fair Moderate $350.00 coast live oak (Quercus agrifolia)326 15 35 35 Good Good Good Good Moderate $3,580.00 coast live oak (Quercus agrifolia)325 6 25 20 Good Poor Fair Good Moderate $460.00 coast live oak (Quercus agrifolia)324 9, 9 30 25 Good Fair Fair Good Moderate $920.00 coast live oak (Quercus agrifolia)320 8 25 20 Fair Fair Fair Good Moderate $750.00 black walnut (Juglans nigra)321 4 Multi 25 25 Fair Poor Poor Poor Moderate N/A coast live oak (Quercus agrifolia)319 9 25 25 Good Good Good Good Moderate $1,380.00 coast live oak (Quercus agrifolia)318 50 65 65 Good Fair Good Good Moderate $30,000.00 valley oak (Quercus lobata)317 44, 14 65 65 Good Fair Fair Good Moderate $29,000.00 valley oak (Quercus lobata)292 26 55 45 Good Good Good Good Moderate $17,600.00 coast live oak (Quercus agrifolia)291 10 25 25 Good Fair Fair Good Moderate $1,120.00 coast live oak (Quercus agrifolia)290 6 15 15 Good Good Good Good Moderate $700.00 coast live oak (Quercus agrifolia)289 16 35 30 Good Good Good Good Moderate $4,050.00 valley oak (Quercus lobata)288 12 35 30 Good Good Good Good Moderate $3,870.00 coast live oak (Quercus agrifolia)287 14 35 30 Good Good Good Good Moderate $3,140.00 coast live oak (Quercus agrifolia)358 16 35 35 Good Good Good Good High $4,050.00 black walnut (Juglans nigra)359 10 20 20 Fair Poor Poor Poor High N/A valley oak (Quercus lobata)376 6, 4 30 25 Good Good Good Good Low $1,080.00 coast live oak (Quercus agrifolia)377 16 35 30 Good Good Good Good Low $4,050.00 black walnut (Juglans nigra)378 8 X 7 25 25 Good Poor Fair Poor Low N/A coast live oak (Quercus agrifolia)379 11 35 25 Good Good Good Good Low $1,990.00 plum (Prunus sp.)380 6 20 15 Good Fair Fair Poor Low N/A coast live oak (Quercus agrifolia)381 10 20 20 Poor Poor Poor Poor Moderate $560.00 Tree Species Number Trunk Diameter (in.) ~ Height (ft.)~ Canopy Diameter (ft.) Vigor Structure Condition Suitability Expected Impact Rounded Value Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 2617 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 28, 2018 valley oak (Quercus lobata)382 18 45 35 Good Good Good Good Moderate $8,500.00 coast live oak (Quercus agrifolia)375 14 35 35 Good Fair Good Good Moderate $3,100.00 valley oak (Quercus lobata)374 14, 12 35 35 Good Fair Good Good Moderate $5,200.00 plum (Prunus sp.)371 6 15 15 Good Fair Good Good Moderate N/A coast live oak (Quercus agrifolia)370 12 35 30 Good Good Good Good Moderate $2,340.00 coast live oak (Quercus agrifolia)362 8 20 15 Good Good Good Good Moderate $1,220.00 coast live oak (Quercus agrifolia)361 21 35 35 Good Good Good Good Moderate $6,900.00 coast live oak (Quercus agrifolia)360 18 35 35 Good Good Good Good Moderate $5,100.00 coast live oak (Quercus agrifolia)363 12 25 30 Good Good Good Good Moderate $2,340.00 coast live oak (Quercus agrifolia)364 6 15 15 Good Good Good Good Moderate $700.00 coast live oak (Quercus agrifolia)365 10 25 30 Good Good Good Good Moderate $1,670.00 Lombardy poplar (Populus nigra ‘Italica’)353 16 55 30 Good Good Good Poor Moderate $360.00 sycamore (Platanus racemosa)352 14 45 35 Good Good Good Good Moderate $4,060.00 sycamore (Platanus racemosa)351 20 45 30 Good Good Good Good Moderate $8,200.00 black walnut (Juglans nigra)386 7 25 20 Good Fair Fair Poor Moderate N/A coast live oak (Quercus agrifolia)387 16 35 35 Good Good Good Good Moderate $4,050.00 valley oak (Quercus lobata)385 24, 16 45 45 Good Poor Fair Fair Moderate $10,000.00 Tree Species Number Trunk Diameter (in.) ~ Height (ft.)~ Canopy Diameter (ft.) Vigor Structure Condition Suitability Expected Impact Rounded Value Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 2618 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Appendix C: Photographs C1: declining tops of coast redwoods #269, #270, and #271 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 19 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 C2: Coast redwoods #269, #270, and #271 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 20 28 #269 #270#271 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 C3: Oaks #289, #288 and #287 above driveway and below proposed residence Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 21 28 #289 #288 #287 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 C4: Oak tree #358 and walnut #359 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 22 28 #358 #359 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Appendix D: Tree Protection Guidelines Section 29.10.1005. - Protection of Trees During Construction Tree Protection Zones and Fence Specifications   1.Size and materials: Six (6) foot high chain link fencing, mounted on two-inch diameter galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at no more than ten-foot spacing. For paving area that will not be demolished and when stipulated in a tree preservation plan, posts may be supported by a concrete base. 2.Area type to be fenced: Type I: Enclosure with chain link fencing of either the entire dripline area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire planter strip to the outer branches. Type III: Protection for a tree located in a small planter cutout only (such as downtown): orange plastic fencing shall be wrapped around the trunk from the ground to the first branch with two-inch wooden boards bound securely on the outside. Caution shall be used to avoid damaging any bark or branches. 3.Duration of Type I, II, III fencing: Fencing shall be erected before demolition, grading or construction permits are issued and remain in place until the work is completed. Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protection fence. 4.Warning Sign: Each tree fence shall have prominently displayed an eight and one-half-inch by eleven-inch sign stating: "Warning—Tree Protection Zone—This fence shall not be removed and is subject to penalty according to Town Code 29.10.1025.” Text on the signs should be in both English and Spanish (Appendix E). 
 All persons, shall comply with the following precautions 1.Prior to the commencement of construction, install the fence at the dripline, or tree protection zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction materials or other materials, equipment cleaning, or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to increase the encroachment of the construction. 2.Prohibit all construction activities within the TPZ, including but not limited to: excavation, grading, drainage and leveling within the dripline of the tree unless approved by the Director. 3.Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within the dripline of or in drainage channels, swales or areas that may lead to the dripline of a protected tree. 4.Prohibit the attachment of wires, signs or ropes to any protected tree. 5.Design utility services and irrigation lines to be located outside of the dripline when feasible. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 23 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 6.Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the health of those trees to be preserved. The project arborist shall be present whenever activities occur which may pose a potential threat to the health of the trees to be preserved and shall document all site visits. 7.The Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may be administered. Monitoring Any trenching, construction or demolition that is expected to damage or encounter tree roots should be monitored by the project arborist or a qualified ISA Certified Arborist and should be documented. The site should be evaluated by the project arborist or a qualified ISA Certified Arborist after construction is complete, and any necessary remedial work that needs to be performed should be noted. Root Pruning Roots greater than two inches in diameter shall not be cut. When roots over two inches in diameter are encountered and are authorized to be cut or removed, they should be pruned by hand with loppers, handsaw, reciprocating saw, or chain saw rather than left crushed or torn. Roots should be cut beyond sinker roots or outside root branch junctions and be supervised by the project arborist. When completed, exposed roots should be kept moist with burlap or backfilled within one hour. Boring or Tunneling Boring machines should be set up outside the drip line or established Tree Protection Zone. Boring may also be performed by digging a trench on both sides of the tree until roots one inch in diameter are encountered and then hand dug or excavated with an Air Spade® or similar air or water excavation tool. Bore holes should be adjacent to the trunk and never go directly under the main stem to avoid oblique (heart) roots. Bore holes should be a minimum of three feet deep. Tree Pruning and Removal Operations All tree pruning or removals should be performed by a qualified arborist with a C-61/D-49 California Contractors License. Treatment, including pruning, shall be specified in writing according to the most recent ANSI A-300A Standards and Limitations and performed according to ISA Best Management Practices while adhering to ANSI Z133.1 safety standards. Trees that need to be removed or pruned should be identified in the pre-construction walk through.
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 24 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018Appendix E: Tree Protection Signs E1: English
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 25 28WarningTree Protection ZoneThis Fence Shall Not Be Removed And Is Subject To Penalty According ToTown Code 29.10.1025 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018E2: Spanish
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 26 28CuidadoZona De Arbol PretejidoEsta valla no podrán ser sacados Y está sujeta a sanción en función de Código Ciudad del 29.101025 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Qualifications, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 27 28 14320 Arnerich Road Tree Inventory, Assessment, and Protection May 29, 2018 Certification of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist®. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B ISA Tree Risk Assessor Qualified CA Qualified Applicators License QL 104230 Copyright © Copyright 2018, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 28 28 This Page Intentionally Left Blank March 12, 2018 Ms. Jocelyn Shoopman Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 14320 Arnerich Road Dear Jocelyn: I reviewed the drawings and evaluated the site context. I have previously reviewed two other new home projects on Anerich Road in the immediate vicinity. My comments and recommendations are as follows: Neighborhood Context The site is located on a large sloping site with substantial development constraints. It is a large site as are others in this area of Los Gatos. Other homes are large and sited at some distance from the proposed home site. Photographs of the neighborhood are shown on the following page. EXHIBIT 11 14320 Arnerich Road Design Review Comments March 12, 2018 Page 2 Existing house on the site View west on Arnerich Road: Site to the left The site from Arnerich Road The site from Arnerich Road 14320 Arnerich Road Design Review Comments March 12, 2018 Page 3 CONCERNS AND RECOMMENDATIONS The design is very well done with materials and varied forms well suited to its hillside site - see proposed elevations below. The only potential issue that I see is the end portions on left side elevation which are two-story single-plane facades, and the house does not step with the grade as called for in the Town’s Hillside Development Standards and Guidelines. However, I believe the deep porch elements on the downhill side of the house and the materials which should blend the home into the hillside would achieve the objective of those guidelines by avoiding tall facades with little articulation - see illustration below. Proposed Front Elevation Proposed Left Side Elevation Proposed Rear Elevation Proposed Right Side Elevation 14320 Arnerich Road Design Review Comments March 12, 2018 Page 4 I have no recommendation for changes to the proposed design. Jocelyn, please let me know if you have any questions, or if there are other issues that I did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon EXHIBIT 12 This Page Intentionally Left Blank