15680 Gum Tree Ln - Staff Report and Exhibits 1-11DATE:
TO:
FROM:
SUBJECT:
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
JANUARY 5, 2017
PLANNING COMMISSION
MEETING DATE: 01/11/2017
ITEMN0:4
JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
ARCHITECTURE AND SITE APPLICATION S-16-044. PROJECT LOCATION:
15680 GUM TREE LANE. PROPERTY APPLICANT: GARY KOHLSMT &
ASSOCIATES. PROPERTY OWNER: S&S DEVELOPMENT. LLC.
CONSIDER A REQUEST TO CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE
ON VACANT PROPERTY ZONED HR-21h. APN 527-09-006.
DEEMED COMPLETE : DECEMBER 20, 2016
FINAL DATE TO TAKE ACTION: JUNE 20, 2017
RECOMMENDATION:
Approval, subject to the recommended Conditions of Approval.
PROJECT DATA:
General Plan Designation: Hillside Residential
HR-2Yz Zoning Designation:
Applicable Plans & Standards: Hillside Specific Plan; Hillside Development Standards &
Guidelines
Parcel Size: 2.87 acres
Surrounding Area:
Existing Land Use I General Plan I Zoning
North Residential 1 Hillside Residential I HR-2Yz:PD ·---------------------------------t-----·------------·-·------------'--------------· E~-~id~ti'!i Tide Res~-~!"!i__ ___ +-~~-2Yz
---~~!':'-Res_~_!nti~L_ ____ !!~!!~de Resl~~-'!tia_~----· r~-~-~~ ---j
West Residential 1 Hillside Residential HR-1
PREPARED BY: AZHAR KHAN
Assistant Planne r
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Lo s Gatos, CA 95030 • 408-354-6874
www.losgatosca.gov
PAGE 2 OF 7
SUBJECT: 15680 GUM TREE LANE/S-16-044
JANUARY 5, 2017
~:
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.
FINDINGS:
• As required by the Hillside Development Standards & Guidelines for granting an exception
to the maximum allowed fill height of three feet.
• As required by the Hillside Development Standards & Guidelines that other than the
exceptions to the maximum allowed fill height, the project complies with the Hillside
Development Standards & Guidelines.
• As required by the Hillside Specific Plan.
CONSIDERATIONS:
• As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property was created by a two lot subdivision that was approved by the Town on
May 22, 2007.
On September 11, 2013, the Planning Commission approved Architecture and Site application
S-13-057 for a project to construct a new 5,990-square foot single-family residence on the
subject lot. The project was not developed by the previous owner and the approval expired.
The subject site is a vacant lot located approximately 1,000 feet east of Drysdale Drive (Exhibit
1). The lot is 2.87 acres with an average slope of 27.5 percent. The project site is accessed
from an existing shared road that also provides access to an adjacent residence located at
15690 Gum Tree Lane.
The project is being considered by the Planning Commission, as required by the Hillside
Development Standards and Guidelines (HDS&G), because the residence would exceed 5,000
square feet of floor area.
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SUBJECT: 15680 GUM TREE LANE/S-16-044
JANUARY 5, 2017
PROJECT DESCRIPTION:
A. Architecture and Site Applicati on
Architecture and Site approval is required to construct a new residence.
B. Location and Surrounding Neighborhood
The subject site is a vacant lot located approximately 1,000 feet east of Drysdale Drive
(Exhibit 1). The project site is accessed from an existing shared road that also provides
access an adjacent residence located at 15690 Gum Tree Lane. The property is surrounded
by single-family reside.ntial uses. ·
C. Zoning Comp liance
A single-family residence is a permitted use in the HR zone.
The proposed residence Is In compliance with the allowable floor area for the property.
Additionally, the propose residence is in compliance with height, setback, building coverage,
and on-site parking requirements. While the Town Code allows a maximum height of 30
feet in the HR zone, the HDS&G is more restrictive with a 25-foot height maximum .
DISC USSION:
A. Architecture and Site Analysis
The applicant is proposing a 5,998-square foot, primarily single story home which includes a
138-square foot second story 'crow's nest'. There is a 745-square foot attached garage, 400
squa r e feet of which are exempt from the "floor area calculations. There is also a 2,505-
square foot cellar which is exempt from the floor area calculations. The maximum
allowable home floor area for the property is 6,000 square feet. The project would have a
maximum height of 23 feet, one-inch. The proposed materials include: stone, wood-
simulated siding, stucco, and a standing-seam metal roof (Exhibit 10). A color and materials
board will be available at the Planning Commission meeting and Exhibit 5 includes general
project data. Story poles have been placed on the site to show the location, general
massing, and height of the proposed residence.
The project also includes a swimming pool with synthetic turf area to be located at the rear
of the new residence.
The project would result in the largest house with regards to square footage in the
surrounding area. The project also requests a deviation from the maximum allowed fill
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SUBJECT: 15680 GUM TREE LANE/S-16-044
JANUARY 5, 2017
height (three feet) to allow for a maxim um of four to five feet to restore the topography of
the former driveway. The Grading section below contains additional information regarding
the proposed deviation.
The development plans were reviewed by staff and the Consulting Architect and
determined to be in compliance with the HDS&G (Exhibit 6), with the exception of the
requested deviation to maximum fill height. The Consulting Architect commented that the
proposed house is similar in size and height to the previously approved application. The
Consulting Architect also stated that the proposed house is well designed with materials
and details consistent with its architectural style. While the house would occupy an
elevated location above other nearby surrounding homes, the articulation and variety
should mitigate its visual impact.
B. House Size and Neighborhood Compatibility
Based on Town and County records, the houses in the immediate area range in size from
2,782 square feet to 5,476 square feet. The house FARs range from 0.02 to 0.10. The
proposed residence would be 5,998 square feet with a 0.5 FAR. Pursuant to the HDS&G,
the maximum house square footage for the lot size is 6,000 square feet. The Neighborhood
Analysis table below reflects the current conditions in the surrounding area.
Address Lot Size
15680 Gum Tree Lane 125,006
(Previously approved)
15680 Gum Tree Lane 125,006
(Proposed)
15715 Shannon Road 116,262
15700 Gum Tree Lane 65,481
15655 Gum Tree Lane 42,688
15675 Gum Tree 93,926
15685 Gum Tree 178,884
15690 Gum Tree Lane 262,563
1 Excluding 1,024-square foot cellar
2 Excluding 2,048-square foot cellar
3 Excluding 2,057-square foot cellar
House
size
5,665
5,653
3,7601
2,782
4,396
4,6022
4,5903
5,4764
4 Excluding 1,275-square foot accessory building
Garage House Garage
size FAR
725 .05 725
745 .OS 745
453 .03 453
624 .04 624
680 .10 680
765 .05 765
807 .03 807
1457 .02 1,457
The project is being considered by the Planning Commission as required by the HDS&G
because the house would exceed 5,000 square feet of floor area.
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SUBJECT: 15680 GUM TREE LANE/S-16-044
JANUARY 5, 2017
The house would result in the largest home with regards to square footage and the second
largest FAR in the immediate neighborhood. The proposed house would be 177 square feet
larger than the largest residence in the immediate neighborhood. As noted earlier in this
report, the Planning Commission approved a similarly sized house on this property in 2013.
The applicant has also provided justification for the proposal in Exhibit 4.
C. Grading
Section IX .F of the. HDS&G states that major exceptions include exceptions from the
standards for building height and maximum floor area. This section also states that
requests for deviations from other standards shall include the rationale and evidence to
support the deviation. The project requests a deviation from the maximum allowed fill
height (three feet) to allow for a maximum of four to five feet to the rear of the proposed
residence. The development plans shows fill restoration areas to restore the former
driveway which transects the property and proposed residence. The fill restoration includes
areas of the proposed pool, patio, and turf areas. Within the restoration areas, the fill
height is proposed to be four to five feet above existing grade. Staff believes this requested
exception is appropriate because the Increase in fill height will allow the terrain to be
restored to a more natural sloping topography. Additionally, the excavation from the cellar
area will be used for the fill restoration areas thereby, reducing the amount of soil needed
to be off-hauled from the site, as explained in the Project Description and Justification for
Exception (Exhibit 4).
0. 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.
E. Tree Impacts
The previous approved plans included the removal of 12 protected trees as indicated in the
Arborist Report dated July 17, 2013 . A tree removal permit was obtained by the previous
owner and 12 protected trees were removed . The removed trees will need to be replaced
pursuant to the Town Code requirements.
The Town's Consulting Arborist, Walter Levison, visited the site, reviewed the plans, and
prepared an Arborist Report (Exhibit 7). A total of 31 trees were surveyed . Four protected
trees are proposed to be removed for the project, primarily where the fill restoration area is
to occur. Replacement trees will be planted as shown on the landscape plan (Sheet L3.0,
Exhibit 11). Most of the proposed landscaping is within 30 feet of the proposed residence
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SUBJECT: 15680 GUM TREE LANE/S-16-044
JANUARY 5, 2017
and can be ornamental species of the applicant's choice. Any planting that is further than
30 feet from the proposed residence is required to consist of native species.
The Consulting Arborist made recommendations for the trees that will be retained. Tree
protection measures, including installation of protective fencing required to remain in place
through all phases of construction have been included in the recommended Conditions of
Approval (Exhibit 3).
F. Geotechnical Review
The applicant submitted a geotechnical investigation and detailed grading and drainage
plans that were reviewed by the Town's Geotechnical Consultant, AMEC Environment &
Infrastructure, Inc. (Exhibit 8). The proposed project was determined to be feasible from a
geotechnical perspective with implementation of the recommendations of the geotechnical
investigation. Total grading volumes are 2,145 cubic yards of cut and 1,235 cubic yards of
fill, with the excess cut being hauled off-site.
PUBLIC COMMENTS:
The applicant has informed staff that they have met with the majority of the adjacent neighbors
and a letter of support is included in Exhibit 9. At this time, the Town has not received any
other public comment.
CONCLUSION:
A. Summary
The proposed project is in compliance with the HDS&G with the exception of grading
requirements regarding fill height. The project requests a deviation from the maximum
allowed fill height (three feet) to allow for a maximum of four to five feet to restore the the
topography of the former driveway. The proposed residence is within the allowable floor
area for the property, is well designed and articulated, and will be screened from
surrounding homes.
B. Recommendation
Staff recommends approval of the proposed project. If the deciding body concurs with
staff's recommendation 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 (Exhibit 2);
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SUBJECT: 15680 GUM TREE LANE/S-16-044
JANUARY 5, 2017
2. Make the finding that the exception for fill height is appropriate and the project is
otherwise in compliance with 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. Approve Architecture and Site Application S-16-044 with the Conditions of Approval
(Exhibit 3) and development plans (Exhibit 11).
C. Alternatives
Alternatively, the Commission can :
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
EXHIBIT(S):
1. Location Map
2. Findings
3. Recommended Conditions of Approval (nine pages)
4. Project Description and Justification for Exception, received June 21, 2016 and October 24,
2016 (five pages)
5. Project Data Sheet (two pages)
6. Consulting Architect's Report, received July 18, 2016 (four pages)
7. Consulting Arborist's Report, received June 1, 2016 (37 pages)
8. Geotechnical Peer Review Letter, received October 14, 2016 (two pages)
9. Neighborhood letter of Support (one pilge)
10. Color and Materials Sheet, received June 21, 2016 (one page)
11. Development Plans, received November 30, 2016 (22 pages)
Distribution:
S&S Development, LLC, 481 N. Santa Cruz Avenue, Suite 310, Los Gatos CA, 95032
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15680 Gum Tree Lane
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EXHIBIT 1
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PLANNING COMMISSION -January 11, 2017
REQUIRED FINDINGS & CONSIDERATIONS FOR:
15680 Gum Tr ee Lane
Architecture and Site Application S-16-044
Requesting approval to construct a new single-family residence on vacant property
zoned HR-21/z. APN 527-09-006.
PROPERTY OWNER: S&S Development, LLC
APPLICANT: Gary Kohlsaat, & Associates
FINDINGS
Required flndf ngs for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation ofthe California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
Compliance with Hiiiside Development Standards and Guidelines (HDS&G):
• The project requests an exception to the HDS&G maximum allowed three foot fill depth
which is supported by the proposal to remove the former driveway that cuts through
the propertY, and restoring the area to a more natural topography.
• As required by the HDS&G that other than the exceptions to the maximum allowed fill
height, the project complies with the HDS&G .
Compliance with Hillside Specific Plan
• The project is in compliance with the Hillside Specific Plan In that it is a single-family
residence being developed on an existing parcel. The proposed development is
consistent with the development criteria included in the Specific Plan.
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.
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EXHIBIT 2
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PLANNING COMMISSION-January 11, 2017
CONDITIONS OF APPROVAL
15680 Gum Tr ee Lane
Architecture and Site Application S-16-044
Requesting approval to construct a new single-family residence on property zoned
HR-z:th. APN 527-09-006.
PROPERTY OWNER: S+S Development, LLC
APPLICANT: Gary Kohlsaat, & Associates
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
4. ARBORIST REQUIREMENTS: The developer shall Implement, at their cost, all
recommendations identified in the Arborist's report dated as received July 1, 2016 for the
project, on file in the Community Development Department. These recommendations
must be incorporated in the building permit plans, and completed prior to issuance of a
building permit where applicable.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6. LANDSCAPE: The final landscaping plan shall comply with the Hillside Development
Standards and Guidelines criteria for planting. Ornamental landscaping shall not be
iocated more than 30 feet (Zone 1) from the primary residence. Plant materials outside of
Zone 1 shall be native plant species.
7. 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 that is native to the Hillsides. New trees shall be double staked
with rubber ties and shall be planted prior to final inspection and issuance of occupancy
permits.
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.
EXHIBIT 3
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.
10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
11. WATER EFFECIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the
Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
12. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
13. EXTERIOR COLORS: The exterior colors of all structures shall comply with the Hillside
Development Standards & Guidelines.
14. 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 be maintained in conformance with the Town's Hillside Development
Standards & Guidelines.
15. 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.
16. COMPLIANCE MEMORANDUM : A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed .
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Building Division
17. PERMITS REQUIRED: A Building Permit shall be requited for the construction of the new
single-family residence with cellar and attached garage. A separate Building Permit for the
Swimming Pool and a separate Building Permit for Site Retaining Walls not connected to
the residence. Separate permits are required for electrical, mechanical, and plumbing
work as necessary.
18. 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.
19. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
20. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted
with the Building Permit Application. This report shall be prepared by a licensed Civil
Engineer specializing in soils mechanics.
21. SHORING: Shoring pla!"!s and ca!culations will be required for al! excavations which exceed
five (5) feet in depth or which remove lateral support from any existing building, adjacent
property or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
22. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project Building Inspector at foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the Soils Report, and that the building pad elevations and on-site retaining
wall locations and elevations have been prepared according to the approved plans.
Horizontal and vertical controls shall be set and certified by a licensed surveyor or
registered Civil Engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
23. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet.
24. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed
with adaptability features for single-family residences per Town Resolution 1994-61:
a. Wood backing (2" x 8" minimum) shall be provided in all bathroom walls, at water
closets, showers, and bathtubs, located 34 inches from the floor to the center of the
backing, suitable for the installation of grab bars if needed in the future.
b. All passage doors shali 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 S'x 5' level landin~
no more than 1 inch out of plane with the immediate interior floor level and with an
18 inch clearance at interior strike edge.
d. A door buzzer, bell or chime shall be hard wired at primary entrance.
25. BACKWATER VALVE: The scope ofthis 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 ofthe installation. The Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
26. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II
appliance or gas appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10
feet of chimneys.
27. HAZARDOUS FIRE ZONE: This project will require Class A Roof Assemblies.
28. 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.
29. 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.
30. 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.
31. 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.
32. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint
Source Pollution Control Program Sheet (24"x36") 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 on line at
www.losgatosca.gov/building.
33. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development -Planning Division: Azhar Khan (408) 354-6806
b. Engineering/Parks & Public Works Department: Mike Weisz (408) 354-5236
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
34. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right-of-way shall be
kept clear of all job-related dirt and debris at the end ofthe day. Dirt and debris shall not
be washed into storm drainage facilities. The storing of goods and materials on the
sidewalk and/or the street will not be allowed unless an encroachment permit is issued.
The Developer's representative in charge shall be at the job site during all working hours.
Failure to maintain the public right-of-way according to this condition may result in the
Town performing the required maintenance at the Developer's expense.
35. 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.
36. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It Is the
responsibility of the Applicant/Developer to obtain any necessary encroachment permits
from affected agencies and private parties, including but not limited to, Pacific Gas and
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.
37 . PUBLIC WORKS INSPECTIONS: The 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.
38. RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because
of the Developer's operations. Improvements such as, but not limited to: curbs, gutters,
sidewalks, driveways, signs, pavements, 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 Developer shall request a walk-through with the
Engineering Construction Inspector before the start of construction to verify existing
conditions.
39. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street
and/or sidewalk requires an encroachment permit. Special provisions such as limitati ons
on works hours, protective enclosures, or other means to facilitate public access in a safe
manner may be required.
40. 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.
41. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance
of any permits or recordation of the Parcel/ Final Map.
42. GRADING PERMIT : A grading permit is required for all site grading and drainage work
except for exemptions listed In Section 12.20.015 of the Town Code (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). A
separate building permit, issued by the Building Department on E. Main Street, is needed
for grading within the building footprint.
43 . 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.
44 . SOILS REVIEW: Prior to issuance of any permits, the Applicant's engineers shall prepare
and submit a design-level geotechnical/geological investigation for review and approval
by the Town. The Applicant's soils engineer shall review the final grading and drainage
plans to ensure that designs for foundations, retaining walls, site grading, and site
drainage are in accordance with their recommendations and the peer review comments.
Approval of the Applicant's soils engineer shall then be conveyed to the Town either by
letter or by signing the plans.
45. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and
grading shall be inspected by the Applicant's soils engineer prior to placement of concrete
and/or backfill so they can verify that the actual conditions are as anticipated in the
design-level geotechnical report, and recommend appropriate changes in the
recommendations contained in the report, if necessary. The results of the construction
observation and testing shall be documented in an "as-built" letter/report prepared by
the Applicant's soils engineer and submitted to the Town before final release of any
occupancy permit is granted.
46. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the Updated Geologic and Geotechnical Study by Upp
Geotechnology, dated September 30, 2016, 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 Applicant.
47. UTILITIES: The Developer shall install all new, relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.015(b). All new utility services
shall be placed underground. Underground conduit shall be provided for cable television
service. The Applicant is required to obtain approval of all proposed utility alignments
from any and all utility service providers before a Certificate of Occupancy for any new
building can be issued. The Town of Los Gatos does not approve or imply approval for
final alignment or design of these facilities.
48. TRAFFIC IMPACT MITIGATION FEE: The Developer shall pay the project's proportional
share of transportation improvements needed to serve cumulative development within
the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in
effect at the time the building permit is issued. The fee shall be paid before issuance of a
building permit. The final traffic impact mitigation fee for this project shall be calculated
from the final plans using the current fee schedule and rate schedule in effect at the time
the building permit is issued, using a comparison between the existing and proposed uses.
49. QUITCLAIM OF EASEMENTS: Applicant has indicated that two easements in favor of Pacific
Gas and Electric Company (Instrument No. 5374284 and Instrument No. 5837826) will be
abandoned. This abandonment shall be recorded, and a copy of the recorded quitclaim
shall be submitted to the Engineering Division of the Parks and Public Works Department,
prior to issuance of building permit.
50. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross vehicle
weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of
a street which abuts property in a residential zone without prior to approval from the
Town Engineer.
51. HAULING OF SOIL: Hauling of soil on-or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.). Prior to the issuance of a building permit, the Developer shall work with the Town
Building 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 Developer/Owner to
place construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
projects in the area may also be required. Cover all trucks hauling soil, sand and other
loose debris.
52. 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 ievel 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.
53. CONSTRUCTION MANAGEMENT PLAN: Prior to the issuance of any permits, the Applicant
shall submit a construction management plan that sha'I incorporate at a minimum the
employee parking, materials storage area, concrete washout, and proposed outhouse
locations.
54. SITE DESIGN MEASURES: All projects shall incorporate one or more of the following
measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use permeable pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
55 . 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 ofthe 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.
56. 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.
57. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. Any storm drain inlets {public or private) directly connected to
public storm system shall be stenciled/signed with appropriate "NO DUMPING -Flows to
Bay" NPDES required language. On-site drainage systems for all projects shall include one
of the alternatives included in section C.3.i ofthe Municipal Regional NPDES Permit.
These include storm water reuse via cisterns or rain barrels, directing runoff from
impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to
be used they shall be placed a minimum of ten (10) feet from the adjacent property line
and/or right-of-way. No improvements shall obstruct or divert runoff to the detriment of
an adjacent, downstream or down slope property.
58. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during
the course of construction. All construction shall be diligently supervised by a person or
persons authorized to do so at all times during working hours. The storing of goods
and/or materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The adjacent public right-of-way shall be kept clear of all job related dirt and
debris at the end of the day. Dirt and debris shall not be washed into storm drainage
facilities. The storing of goods and materials on the sidewalk and/or the street will not be
allowed unless an encroachment permit is issued. The Developer's representative in
charge shall be at the job site during all working hours. Failure to maintain the public
right-of-way according to this condition may result in penalties and/or the Town
performing the required maintenance at the Developer's expense.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
59. FIRE SPRINKLERS: An automatic residential fire-sprinkler system shall be installed in one-
and two-family dwellings as follows. In all new one-and two-family dwellings and in
existing one-and two-family dwellings when additions are made that increase the building
area to more than 3,600 square feet. Exception: A one-time addition to an existing
building that does not total more than 1,000 square feet of building area. Note: The
owner(s), occupant(s) and any contractor(s) or subcontractor(s) a re 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. Note: Covered porches, patios,
balconies, and attic spaces may require fire sprinkler coverage . 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. CRC Sec. 313.2 as adopted and amended by LGTC
60. 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). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
61. TIMING OF REQUIRED WATER SUPPLY AND ACCESS INSTALLATION: Installations of
required fire service(s) and fire hydrant(s) shall be tested and accepted by the Fire
Department, prior to the start of framing or delivery of bulk combustible materials.
Building permit issuance may be withheld until required installations are completed,
tested, and accepted. CFC Sec. 501
62. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification Sl-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chp 33.
63 . ADDRESS INDENTIFICATION: 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 number~
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.
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ARCHITECTURE
Planning Department
Community Development Department, Town of Los Gatos
110 E. Ymin Street
Los Gatos, CA 95030
Re: The Gum Tree Residence, 15680 Gum Tree Lane
Project Description/ Lett.er of Justification
To Whom it May Concern:
RECEIVED
JIJN 2 1 2016
TOWN OF LOS GATOS
PLANNING DIVISION
June 20, 2016
On behalf of S&S Development, I am pleased to present this new project to the Town Of Los Gatos.
The proposed project includes the construction of a new two-story home with an attached three car
garage, a cellar, and a pool. 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 toward the end of Gum Tree Lane, on a newly created vacant parcel. The
road, which was recently improved, is a private access driveway and serves one house; beyond this
one. The oJd access driveway has been abandoned but has not been re\tored (a condition of approval
for the lot split). The new · road provides excellent vehicular access to the top of the property, which
has a significant flat, low sloped building pad that provides incredible views of the Santa Clara
Valley as well as the Shannon corridor. However, the building pad and proposed improvements are
not visible from any of the °Town •s identified ·viewing platforms (Il.B .1 ). The property is not only
very private it also does not impact the privacy of the neighbOn (Il.C.02). There are several oak
trees, mostly along the perimeter of the building site. All utilities are 011 site, including power, water
and sewer connections.
PREVIOUSLYAPUOYID DEVELOPMENT DMCRIPUON
In September of 2013, the Planning Commission unanimously approved the S&A application for a
single story 5,665 sq. ft. residence with an attached 725 sq.ft. garage (total of 6,390 sq. ft.). The
home was a spread out Spanish design with clay tile roof, stucco exterior with cast stone accents.
While the home was only one story, the design incorporated lots of high ceilings and volumes and
featured an 85 foot long center hallway with a roof that wp 23 feet tall. This ridgeline was bisected
by a 49 foot long central gable form with a ridge height of 24' -B'. The project also graded off the top
three feet of soil, which lowered the finishe.d floor but also created a great deal of grading. To
accommodate a circular turnaround, the driveway was built out over the steep slope (on the south
side) requiring up to 7 feet tall retaining walls. The project also included a very generous viewing
terrace, swimming pool and lawn area behind the home. The old driveway was restored to natural
grade.
EXHIBIT 4
51 University Avenue, Suite L • Los Gatos, CA 95030 • 408.395-2555
r ·
\
15680 GUM TREE LANE, PAGE 2 of 4
The developer applied for grading and building permits but decided to sell prior to gaining approval.
The new buyers spent a good year working on new designs for their dream home but ultimately
decided to sell in favor of a home ali'eady built in Monte Sereno.
DESCRIPTION QF PBOPQSED RESIDENCE
The proposed residence is 5 ,653 square feet, and is primarily a single story design; 138 sq. ft. of this
amount is for a crow's nest and roof deck access, with the bulk of the area (5,615 sq. ft.) on the
ground floor. There is also a proposed cellar element of 2.505 sq. ft. (approx. 40% of the main floor)
which brings the grand total to 8,158 sq. ft. The home has 5 bedrooms and 5 112 baths on the main
floor. There is an additional bedroom in the cellar along with a game room, wine cellar and home
gym. The central staircase provides access not only to the cellar but also to the roof deck. The deck
is incorporated into the roofs so it isn't readily visible but provides 360 degree views. The home ·
itself has substantial setbacks from all property lines and neighboring residences.
The home is designed in a contemporary architectural style that allows maximum flexibility to take
advantage of all the fantastic 270 degree views from the site. Forty-five degree angles are. ·
incorporated into the floor plan on both ends to conform with the· existing topography. The
combination of fiat and low sloped roofs along with several articulated forms b~ down the bulk
and mass. Three main exterior materials reflect the rural environment-stone. wood* and stucc<>-
int~rplay with each other and are used to reinforce individual shapes. The combination of the vertical
and horizontal elements are used on all elevations, moving in and out, up and down. The stone clad
staircase that flanks the entry creates a strong vertical element that plays off of the horizontal
overhang . Window shapes and mullion patterns (metal clad) further enforce the interplay of vertical
and horizontal lines. The dark brown 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; the fiat roofs are also prime locations for collectors.
The living, dining, kitchen and family rooms are ell orientated towards the valley views. All rooms
have excellent access to terraces that extend the interior to the exterior environment. A covered
veranda off the kitchen and family room extend the usability this space throughout the year and
provide an excellent vantage point that overlooks the pool, play area and valley views beyond.
The driveway and turnaround take the owners and their guests around two stately oak trees that are
being preserved, passed the entry and to the garages on the extreme left side. Grading for the
driveway is minimal. The drive surfaces will be permeable.
*"Longboard" panels, an artificial simulated wood product which looks incredibly realistic and is
non·combustable, is proposed.
LANDSCAPING AND SITE WORK
Preliminary landscape plans prepared by David Fox Landscape Architect are included with the
application. The plan shows the site layout with stepped outdoor terraces, a swimming pool and large
lawn area. Several replacement trees are shown as mitigation for the previously removed trees and
will provide evergreen screening to the neighboring homes; no additional trees will be removed.
Drought resistant hedges are proposed on the side yards to provide privacy without overwhelming
the space.
( .-
15680 GUM TREE LANE, PAGE 3 of 4
Preliminary Grading and Drainage plans prepared by the engineering finn Hanna Brunetti are
included in the package. They include the earthwork .quantities in an itemized table (Ill.A.Sl-4) The
majority of the fill is earmarked for the restoration of the old road (IllA.S6). The excess off haul is
coming primarily from the cellar excavation and will be used on site as much as possible/practical
while adhering to the Hillside standards. 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. ·
Site drainage will be controlled on site with the installation of a retention/infiltration chamber/slow
release system (Ill.B) ·
COMfLIANCE WITH BJIJSIDE DEVELOPMENT ~ANDARDS & GUIDELINES
In addition to what was identified above, the proposed home specifically addresses the Hillside
Development Standards and Guidelines as follows:
SITE/ PLANNING:
• The new home has been sited to maintain privacy of neighboring properties
• All trees have been preserved
• Grading has been minimized by keeping home close to access point
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
SCALEAND MASS:
• The home is primarily one story and the majority of the ridgeline is under 18 feet.
• The house has been carefully articulated with roof elevation lines and walls pushed in and
out that break up each elevation.
EXTERIOR MATERIALS:
s All meet stringent WUI classified fire resistant materials.
• All exterior surfaces to have 30 LRV or less.
ENERGY CONSERVATION:
a 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
PRNACY:
• Given the remote nature of the property, privacy issues are a non factor
• The perimeter of the property is lined with many trees and hedges that screen the house and
e:xteri9r entertainment areas, providing privacy for all.
.•
l
15680 GUM TREE LANE, PAGE 4 of 4
LANDSCAPING:
• All proposed landscaping shall comply with the Town's Landscaping Policies
• Proposed drought tolerant plants and landscape materials have been chosen to enhance both
the architecture and the natural setting of the lot.
GEOLOGICAL:
• There are no significant geological hazards that exist to prevent a safe and secure structure to
be constructed on this site.
CONCLUSION
This house has been conceived from the beginning to be compatible with both the rural setting and
the "million dollar" view site that it is. The size, mass, color and exterior style are in keeping with
the intent of the Hillside Development Standards and Guidelines. In comparison to the previously
approved home, this one is better articulated, lower in height, has less bulk and mass, requires less
grading and adheres more to the HDS&G.
Sincerely,
•.'
ARCHITECTURE
Planning Department
Community Development Department. Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
Re: The Gum Tree Residence, 15680 Gum Tree Lane
Addendum: Letter of Justification for Grade Restoration
To Mr. Azhar Khan:
October 24, 2016
The original driveway that snaked up through the property and provided access to the Hamilton
property (15690 Gum Tree) has been superseded by the design and installation of a new access
drive. This new drive is located on the eastern perimeter of 15680 Gum Tree and is shared by both
properties (15680 and 15690). The old driveway has been abandoned.
This new drive was part of the approval of the subdivision of the Hamilton property. It is our
understanding, after speaking to Ms. Suzanne Avila, the past planner that not only worked on the
subdivision but also the A&S application, that it was the intention of the Planning Commission to
remove the road and restore the hillside.
Our project proposes to make good on this intent. The paving and retaining walls will be removed
and the natural grade will be restored following proper grading techniques. A positive byproduct of
this work is a significant reduction in the amount of soil needed to be off-hauled.
Considering that this driveway needed to be restored, we are using the new grades as our "existing"
grades. From those grades, all new proposed grades are within the allowable cut and fill heights as
prescribed in the HDS&G .
This is exactly what the previously approved Architecture and Site application did without requiring
any special exceptions to the grading policy.
Sincerely,
51 University Avenue, Suite L • Los Gatos, CA 95030 • 408.395-2555
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15680 Gum Tree Lane-PROJECT DATA
. -·.··" '''·" ' ..... , .
EXISTING PROPOSED REQUIRED/
CONDITIONS PROJECT PERMITTED
Zoning district HR-2 1/2 same -
Land use Vacant Single Family Residential -
General Plan Designation Residential Residential -
Lot size (sq. fl)
• gross lot area 125,006 SF same 108,900sq. ft. minimum
Exterior materials:
• siding -Stucco, Stone, Wood -
• trim -Metal -
. Metal • windows .
• roofing -Metal, Flat roofs -
Building floor area:
• first floor . 5,515 SF -
• second floor -138 SF -
• garage . 745 SF -
• cellar . 2,505 SF -
Setbacks (ft):
• front
. 75'-10" 25 feet minimum
I -90'-8" 20 feet minimum • rear
side
. 80'-0" 8 feet minimum •
Average slope (%) 27.5% --
Maximum height (fl) -23'-1" 30 feet maximum
Building coverage (%) -7.1% 40%
Impervious coverage (%) 8 .2% 10.8% no maximum
Parking
I · garage spaces 3
EXHIBIT 5
• uncovered spaces -1
Sewer or septic sewer sewer -
N :\DEWOCELYN\ProjectDataSheets\Wheeler125.docx
July 18, 2016
Mr. Azhsr Khan
Commwrity Development Department
Town of Los Gatos
110 E. MUn Street
Los Gatos, CA 95031
RE: 15680 Gum Tree Lane
Dear Azhar:
ARCHITECTURE PLANNING URBAN DESIGN
I reviewed the drawings, and visited the site three years ago as part of the review for the previous home proposed for
this site. My comments and .recommendations are as follows:
Neighborhood Contat
The sit.e is located on a knoll within a large parcel. It is adjacent to other estate scale homes on hug-c parcels as well as
large homes within the Highlands of Los Gatos Subdivision. An aerial photo with nearby homes is shown on the follow-
ing page and the approximate location of the proposed home is also shown on the aerial photo
700 LARKSPUR LANDING CIRCLE • SUITE 199 LARKSPUR CA 94939
EXHIBIT 6
TE L: 415 .331 .3795
COGPLAN@PACBELL .NET
Site Context
CANNON DESIGN GROUP
15680 Gum Tree Lane
Design !Wticw Commcna
July 18, 2016 Page 2
700 LARKSPUR LANDING CIRCLE . SUITE 199. LARKSPUR . CA . 94939
Isauc1 and Recommendatiom
15680 Gum Tree Lane
DesJgn Review Comment!
july 18, 2016 Page 3
The proposed house is similar in size and height to the home that I reviewed on this site three years ago -see site
plan and front elevation comparisons below.
FRONT ELBVA'IlON
PREVIOUS FRONT ELEVATION
The overall design is in a Contemporary Style with substantial articulation in its floor plan, elevations, massing and
materials variation. While the house would occupy an elevated location above other nearby suuounding homes,
this articulation and variety should mitigate its visual impact. The design is well done with materials and details
consistent with its architectunl style -s ee perspective sketches on the following page.
CANNON DESIGN GROUP 700 LARKSPUR LA N D ING CIRCLE SUITE 199 LARKSPUR CA 94939
15680 Gum Tree Lane
Des ign Review Commen!S
July 18, 2016 Page 4
I have no recommendations for changes to the proposed design.
Azhar, please let me know if you have any questions, or if there are other issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
~~
Larry L. Cannon
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LA RKSPUR. CA. 94939
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net
1 of 37
Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2016 All Rights Reserved
Assessment of Thirty-One (31) Protected-Size Trees
at
15680 Gum Tree Lane
Los Gatos, California
Prepared for:
Mr. Azhar Khan, Assistant Planner
Town of Los Gatos Community Development Department
110 E. Main Street
Los Gatos, CA 95030
Field Visit:
Walter Levison, Contract Town Arborist (CTA)
7/1/2016
Report by CTA
Version: 7/5/2016
EXHIBIT 7EXHIBIT 7
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net
2 of 37
Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2016 All Rights Reserved
Table of Contents
1.0 Summary __________________________________________________________________________ 3
2.0 Assignment & Background ___________________________________________________________ 8
3.0 Tree Location & Protection Fence Map _________________________________________________ 9
4.0 Observations & Discussion __________________________________________________________ 10
5.0 Town of Los Gatos – What Trees are Protected? ________________________________________ 11
6.0 Recommendations _________________________________________________________________ 12
7.0 Tree Protection and Maintenance Directions per Town Code ______________________________ 18
8.0 Tree Replacement Standards – Los Gatos Town Code ___________________________________ 22
9.0 Author’s Qualifications _____________________________________________________________ 24
10.0 Assumptions and Limiting Conditions ________________________________________________ 25
11.0 Certification ______________________________________________________________________ 26
12.0 Digital Images ____________________________________________________________________ 26
13.0 Tree Data Table ___________________________________________________________________ 30
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net
3 of 37
Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2016 All Rights Reserved
1.0 Summary
a.Matrix style overview of protected-size trees (non-exempt species, 4 inches diameter at 4.5 feet above grade). Below, the CTA has outlined expected
impacts to each tree, along with suggestions for adjustments to the plan set (if applicable) that will optimize tree survival over the long term. Removal
trees, if any, are noted as such in the matrix.
The CTA calculated the appraised value of each tree, which can be used as a tool for determining the proper security bond amount to have the applicant
post with the Town as a hedge against site plan-related tree damages (if applicable). Appraised values can also be used to determine damage fees if trees
are determined during or after construction to have been damaged such that mitigation is required.
Mitigation replacement rate and size is noted for each tree in the case that removal or damage to trees occurs.
Table 1.0(a) (REFER TO THE CTA’S TREE MAP MARKUP WHEN REVIEWING THIS MATRIX)
Line
Number
Tree
Tag
Number
Common Name
Large
Protected
Tree
(LPT)?
Appraised
Value
Site plan changes or restrictions required to
reduce impacts to less than significant
Replacement
Rate Per
Canopy Lost
Replacement
Size Tree
1 1 Blue oak YES $8,300. Offset the proposed fill area farther from trunk
than currently proposed. 6 24” box
2 2 Valley oak $6,500. None. 4 24” box
3 3 Coast live oak $440. None. 2 24” box
4 4 Coast live oak $2,420. Avoid compaction of the new fill soil above
80%. 3 24” box
5 5 Coast live oak $320. Avoid compaction of the new fill soil above
80%. 2 24” box
6 6 Coast live oak $1,510. Avoid compaction of the new fill soil above
80%. 3 24” box
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Line
Number
Tree
Tag
Number
Common Name
Large
Protected
Tree
(LPT)?
Appraised
Value
Site plan changes or restrictions required to
reduce impacts to less than significant
Replacement
Rate Per
Canopy Lost
Replacement
Size Tree
7 7 Coast live oak $1,670. Avoid compaction of the new fill soil above
80%. 3 24” box
8 8 Coast live oak $3,990. Avoid compaction of the new fill soil above
80%. 3 24” box
9 9 Toyon $480. (To be removed). 3 24” box
10 10 Coast live oak $320. (To be removed). 3 24” box
11 11 Blue oak $1,110.
Move outfall to farther from trunk edge than
currently proposed on the grading and
drainage plan sheet.
3 24” box
12 12 Coast live oak YES $10,300. None. 6 24” box
13 13 Blue oak $3,090. None. 3 24” box
14 14 Valley oak $5,300.
(Perform root crown excavation).
Adjust proposed wall work to farther offset
(Current offset: +/- 5 feet. Suggested offset: 10
feet or more).
6 24” box
15 15 Valley oak $1,620. None. 3 24” box
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Line
Number
Tree
Tag
Number
Common Name
Large
Protected
Tree
(LPT)?
Appraised
Value
Site plan changes or restrictions required to
reduce impacts to less than significant
Replacement
Rate Per
Canopy Lost
Replacement
Size Tree
16 16 Valley oak $5,100. None. 3 24” box
17 17 Valley oak $890. None. 3 24” box
18 18 Coast live oak $1,100. None. 4 24” box
19 19 Coast live oak $2,890. None, or adjust proposed new driveway to
farther offset from trunk edge of this tree. 4 24” box
20 20 Coast live oak $2,260. None. 4 24” box
21 21 Coast live oak $2,390. None. 3 24” box
22 22 Valley oak YES $9,800. None. 4 24” box
23 23 Valley oak YES $3,430. None. 4 24” box
24 24 Valley oak $2,340. (Root crown excavation). 3 24” box
25 25 Coast live oak YES $12,300.
None, or adjust proposed new driveway
footprint to farther from the trunk edge of this
tree.
4 24” box
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Line
Number
Tree
Tag
Number
Common Name
Large
Protected
Tree
(LPT)?
Appraised
Value
Site plan changes or restrictions required to
reduce impacts to less than significant
Replacement
Rate Per
Canopy Lost
Replacement
Size Tree
26 26 Blue oak $4,350.
(Root crown excavation needed to remove fill
placed around tree during previous road and
wall development).
3 24” box
27 27 Valley oak $2,640. None. 3 24” box
28 28 Blue oak $1,470. None. 3 24” box
29 29 Valley oak $6,000.
Move water service line trench route to farther
from trunk edge of this tree, if new trench cut is
proposed.
Move proposed storm drain line trench to
farther from trunk edge.
4 24” box
30 30 Valley oak $5,500.
Adjust all grading, walkways, driveways, etc. to
farther offset from trunk edge (may not be
feasible within the current proposed site plan
scheme).
4 24” box
31 31 Blue oak YES $10,500. (To be removed). 6 24” box
2016 Town of Los Gatos In-lieu fee equivalent = $250 per each required 24” box mitigation tree planting not installed on the site.
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b. Summary of tree disposition and tree issues, based on the grading and drainage plan sheet, version June 2016 submitted to planning division:
• FILL SOIL may negatively affect trees #1, 4, 6, 7, and #8. The footprint of the proposed fill may need to be reduced in order to prevent encroachment
of fill over the shallow lateral root systems of these trees. Compaction will need to be limited to 80% or 85% max.
• TREES TO BE REMOVED appear to be #9, 10, and #31. Other trees should be retainable, pending review of proposed irrigation pipe trench routing.
• STORM DRAIN OUTFALL rocks could negatively affect tree #11, and possibly #12. The location of this trench and rock energy dissipater should
probably be adjusted to provide better offset distance from tree #11.
• STORM DRAIN line trenching will negatively affect tree #29. This proposed trench should be adjusted to provide better offset from the trunk edge of
this tree.
• NEW DRIVEWAY footprint development may negatively affect trees #19, 25, and #30. The driveway footprint may be able to be adjusted to provide
slightly better offset from the lateral root systems of these trees.
• ROOT CROWN EXCAVATION is recommended to be performed by hand using small hand tools to remove fill soil from over the root crowns of trees
#14, 24, and #26.
• WATER SERVICE LINE trenching, if performed as a new trench route, may negatively affect tree #29. The route can be adjusted to provide better
offset distance.
• TREE #14 may be damaged by development footprint work (see the CTA’s map mark-up below).
• TREE #30 will be surrounded by proposed new grading and development work. It is not clear if this tree will need to be removed, or if proposed work
can be restricted in terms of cut depths, etc. to allow for the tree to remain in its current condition rating of 78% (“good”).
• LANDSCAPE & IRRIGATION PLAN: The proposed irrigation pipe trenching plan was not available for review at the time of writing. However, a
preliminary landscape plan sheet L-1 dated 6/12/2016 was available for the CTA’s review. The following are the CTA’s initial comments:
o Tree plantings proposed for the west sides of existing native oak specimens will have a negative effect on the trees’ health due to the eventual
blockage of sunlight to the oaks from that crucial afternoon sun that beams in from the west. Trees that appear to be affected by shading from
current preliminary plan tree plantings include trees #1, 2, 4, and #25.
o The applicant will need to provide irrigation pipe trench routes for review by the CTA and the planner associated with this project, prior to
finalization of the building set of plans.
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c. Security Bonding:
The new 2015 iteration of the Town tree ordinance section 29.10.1000 (c)3 includes wordage that requires that all trees being retained on a development
site need to be appraised for dollar value at the applicant’s expense prior to building or grading permits being issued by the Town. Part ‘f’ of this same tree
ordinance section states that the Town may condition a security bond prior to issuance of a permit, in the sum of $5,000 per each tree being preserved, or
$25,000, whichever is less. The ordinance does not contain wordage as to whether this includes neighbor-owned trees adjacent to construction.
Therefore, the CTA will assume that neighbor-owned trees are included as trees “required to be preserved” (if applicable).
Note that the total appraised value of trees being retained at this site per the CTA’s determination above in table 1.0(a) is far beyond the potential
minimum ($5,000 per tree retained X 5 = $25,000) security bond per Town ordinance. Therefore, if applicable, it would be reasonable, based on the actual
appraised values of the trees being retained at this site, for the Town to condition the project approval upon posting of a security bond in the amount of at
least $25,000 or more.
2.0 Assignment & Background
Walter Levison, Contract Town Arborist (CTA) was directed to tag and assess all Protected Size (4 inch diameter and greater) trees both on the property
proposed for site plan work and (in some cases) adjacent to the site plan area within 10 linear feet of property lines.
Note that “exception” trees not protected under the current Town tree ordinance (e.g. fruit and nut trees <18 inches diameter, and Tasmanian blue gum, red
gum, blackwood acacia, tulip tree, tree of heaven, palms (except Phoenix canariensis), and privet <24 inches diameter, etc.) were not tagged or assessed
by the CTA.
On “Hillside” properties (see Hillside map, next page), all eucalyptus species are considered exception trees, and are not protected by Town ordinance
provisions.
The Gum Tree Lane project is within the “Hillside Area”.
The author tagged all trees in this study at 5 to 6 feet above grade using large racetrack shaped tags numbering “1” through “31” as noted on the tree map
below in this report. Disregard older round shaped aluminum tags affixed between 1 and 5 feet above grade on tree mainstems by Debbie Ellis, Consulting
Arborist in 2013 during her arborist report production for the Town. The author was only made aware of this earlier arborist report after completion of this
July 5, 2016 report.
Only trees within the 15680 Gum Tree Lane lot were surveyed for this particular assignment.
Only trees within approximately 30 feet of proposed new work were included in this study. There were at least 20 to 30+ additional native oak tree
specimens of regulated size that were excluded from this study due to their positions at 40, 50, 60 linear feet, or further, from proposed new site plan work.
“Large protected tree” (LPT) as noted in the tree table below in this report means any oak (Quercus), Calif ornia buckeye (Aesculus californica), or Pacific
madrone (Arbutus menziesii) which has a 24 inch or greater diam eter (75 inch circumference); or any other species of tree with a 48 inch or greater
diam eter (150 inch circum ference). Trunk measurement in the case of a multiple stem tree is the sum of all mainstem diameters.
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3.0 Tree Location & Protection Fence
Map
The CTA marked up the applicant’s preliminary grading
and drainage plan sheet dated June 2016 by Hanna-
Brunetti.
The red dashed lines indicate the CTA’s suggested chain
link root protection fence alignment (initial rough). Based
on the current proposed plan, most of the trees proposed
to be retained and protected should have enough root
zone square footage retained inside these fenced areas to
maintain normal vigor (assuming that the general
contractor erects fencing along the routes suggested on
the map markup at right). Trees that may be negatively
impacted include:
• Trees #1, 4, 6, #7, and #8 due to proposed
graded fill placement.
• Tree #11 due to the proposed drain outfall.
• Tree #14 due to encroachment by the proposed
work footprint.
• Tree #19, 25, and #30 due to proposed new
driveway footprint development.
• Tree #29 due to proposed water service line
trenching.
• Tree #30 which will be surrounded by various site
plan elements on most sides of the tree.
Yellow lines indicate the project team’s proposed new
drainage pipe trench route and the proposed new water
service line trench route.
4.0 Observations & Discussion
(See report section 1.0 Summary above for observation
and discussion items).
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5.0 Town of Los Gatos – What Trees are Protected?
Per the most recent (2015) iteration of the Town of Los Gatos tree ordinance (Town Code Chapter 29 – Zoning Regulations, Article 1), the following
regulations apply to all trees within the Town’s jurisdiction (wordage adjusted):
1. All trees with at least a single mainstem measuring four (4) inches diameter or greater at 4.5 feet above grade are considered “Protected Trees” when
removal relates to any development review.
2. 12 inch diameter (18 inch multistem total) trees on developed residential property not currently subject to development review.
3. 8 inch diameter (8 inch multistem total) blue oak (Quercus douglasii), black oak (Quercus kellogii), California buckeye (Aesculus californica), and
Pacific madrone (Arbutus menziesii) on developed residential lots not currently subject to development review.
4. 8 inch diameter (8 inch multistem total) trees on developed residential property not currently subject to development review, on lots in the designated
Hillside Area per the official Town map.
5. All trees with a single mainstem or sum of multiple mainstems totaling 48 inches diameter or greater at 4.5 feet above grade are considered “Large
Protected Trees” (LPT).
6. All oak species (Quercus spp.), California buckeye (Aesculus californica), and Pacific madrone (Arbutus menziesii) with one or more mainstems
totaling 24 inches diameter or more at 4.5 feet above grade are considered “Large Protected Trees” (LPT).
7. Section 29.10.0965. Prohibitions: A permit is required to prune, trim, cut off, or perform any work, on a single occasion or cumulatively, over a three-
year period, affecting 25% or more of any Protected Tree (including below ground root system).
8. Section 29.10.0965. Prohibitions: A permit is required to prune, trim, or cut any branch or root greater than four (4) inches in diameter of a Large
Protected Tree.
9. Section 29.10.0965. Prohibitions: A permit is required to conduct severe pruning on any protected tree. Severe pruning is defined in section
29.10.0955 as “topping or removal of foliage or significant scaffold limbs or large diameter branches so as to cause permanent damage and/or
disfigurement of a tree, and/or which does not meet specific pruning goals and objectives as set forth in the current version of the International Society
of Arboriculture Best Management Practices-Tree Pruning and ANSI A300-Part 1 Tree, Shrub, and Other Woody Plant Management-Standard
Practices, (Pruning).”
10. Exceptions:
Severe Pruning Exception in Town Code section 29.10.1010(3) “…..except for pollarding of fruitless mulberry (Morus alba) or other species approved
by the Town Arborist….”.
Protected Tree Exceptions:
a. Edible fruit or nut bearing trees less than 18 inches diameter (multistem total or single stem)
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b. Acacia melanoxylon (blackwood acacia) less than 24 inches (multistem total or single stem)
c. Liriodendron tulipifera (tulip tree) less than 24 inches (multistem total or single stem)
d. Ailanthus altissima (tree of heaven) less than 24 inches (multistem total or single stem)
e. Eucalyptus globulus (Tasmanian blue gum) less than 24 inches (multistem total or single stem)
f. Eucalyptus camaldulensis (River red gum) less than 24 inches (multistem total or single stem)
g. Other eucalyptus species (E. spp.) not noted above, less than 24 inches (multistem total or single stem)
(REMOVAL O.K. ONLY AT HILLSIDE AREA LOCATIONS PER OFFICIAL TOWN MAP):
www.losgatosca.gov/documentcenter/view/176
h. All palm species (except Phoenix canariensis) less than 24 inches (multistem total or single stem)
i. Ligustrum lucidum (glossy privet) less than 24 inches (multistem total or single stem)
6.0 Recommendations
1. Project Arborist (“PA”):
Initial Signoff
It is suggested that a third party ASCA registered consulting arborist or ISA Certified Arborist with good experience with tree protection during
construction be retained by the applicant, to provide pre-project verification that tree protection and maintenance measures outlined in this section of
the arborist report are adhered to. Periodic (e.g. monthly) inspections and summary reporting, if required as a project condition of approval, are
suggested in order to verify contractor compliance with tree protection throughout the site plan project. This person will be referred to as the project
arborist (“PA”). The PA should monitor soil moisture within the root protection zones of trees being retained, using a Lincoln soil moisture probe/meter
or equivalent. If required, inspection reports shall be sent to Mr. Azhar Khan, Assistant Planner, at akhan@losgatosca.gov .
Sample wordage for a condition of approval regarding monitoring of tree protection and tree condition:
“The required protective fencing shall remain in place until final landscaping and inspection of the project. Project arborist approval must be obtained
and documented in a monthly site activity report sent to the Town. A mandatory Monthly Tree Activity Report shall be sent at least once monthly to the
Town planner associated with this project (akhan@losgatosca.gov ) beginning with the initial tree protection verification approval letter”.
2. Project Team Actions or Clarifications Requested:
i. Tree Removal In-Lieu Fees: (Per the Town tree canopy replacement standard matrix).
It is suggested that Town Staff condition this project on a combination of in-lieu fee payment, and replacement tree plantings installed on site.
Removal trees proposed by the applicant include trees #9, #10, and #31, for which the canopy replacement is twelve (12) 24” box size trees,
or payment of 12 X $250 per 24” box tree not installed, which is $3,000. As noted, a combination of plantings and payments can be
made.
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It is suggested that Town Staff condition this project on receiving security bond monetary funds from the applicant in the minimum amount of
$25,000, as a hedge against potential decline or death of one or more of the 28 survey trees to remain in close proximity to the proposed site
plan project. Staff may choose to increase the fee to an amount above and beyond this minimum recommended fee.
ii. Fill Soil:
Adjust the proposed new fill soil footprint such that new compacted fill installation will not damage the root crowns or lateral root systems or
otherwise disrupt trees #1, 4, 6, 7, or #8 being retained. Limit compaction rate to less than 85% to allow roots of remaining trees to maintain
normal aerobic function.
iii. New Landscape and Irrigation:
Irrigation Trenching: Project team shall verify the types, trench depths, etc. of all irrigation main lines, valves, laterals, pop-ups, etc. (if any
proposed) within 20 to 25 feet of all trees being retained in close proximity to proposed work, submitting a formal irrigation plan sheet for
review by the CTA and/or Town Planning Staff.
Project team shall use only flexible poly tubing type irrigation pipes for all areas within 20 linear feet of all trees being retained.
Plantings West of Existing Trees: Project landscape architect shall redesign the tree planting scheme such that proposed new tree
installations that were to be located west of the trunks of existing trees #1, 2, 4, 5, and #25 are repositioned to minimize or eliminate shading
to the existing trees that would otherwise occur during afternoon western sun tracking. Native oaks require full sun to thrive, and new plantings
located south of or west of the existing oaks would cause direct shading to occur, which could reduce photosynthesis and severely stunt or kill
the oaks as their sugars and starches produced through photosynthesis would be reduced.
Side Note: Do NOT install any landscape seating elements, BBQ, etc. within 45 feet of
oak #12, as this tree is at high risk of failure and should be considered a no-go zone in
terms of human presence.
iv. Temporary Construction Period Irrigation:
If feasible, the applicant’s project team shall provide once-monthly heavy irrigation water to
survey oak trees being retained. Use only bubbler or emitter line irrigation or hose irrigation
over grade, applying water only to areas at least 15 feet away from the trunks.
v. Root Crown Excavation:
Perform root crown excavation by hand using hand tools within zero to two horizontal feet of
trees #14, 24, and #26 to reestablish original soil grade. See the image at right for an
example of correct grade around a tree’s root crown.
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vi. Storm Drain Alignment:
Adjust the proposed storm drain alignment to better offset trench cuts from the trunks of trees #11 and #29.
vii. Rock Energy Dissipater:
Adjust the proposed rock energy dissipater location to provide better offset distance from the trunk of tree #11.
viii. Utility Trench Alignments:
All new utility undergrounding (communications conduit, electrical conduit, gas pipe, etc.) shall be aligned to maintain a 20 to 25 foot minimum
offset distance from the trunk edges of all trees being retained.
Water Service Line: The water service trench alignment will need to be adjusted to provide a better offset distance from the trunk of tree #29.
ix. Oak #14 / Adjustments to Proposed Work:
Due to various proposed wall installations, etc. within 5 linear feet of tree #30, this oak will need to be considered a “removal”, whether or not
the tree is actually removed from the landscape.
It is suggested that proposed wall work be adjusted to maintain
better offset from the trunk edge of this tree (e.g. 10 feet, etc.).
x. Oak #30 / Adjustments to Proposed Work:
Due to various proposed porous surfacing and other installations and
grading daylight limits that encroach to within close distances of tree
#30, this tree specimen will need to be considered a “removal”,
whether or not the tree is actually removed from the landscape. All
proposed “porous surfaces” and “pervious surfaces” within 25 feet of
this tree should be placed over grade if possible, with a no-dig type
base course such as is shown at right (zero-cut).
If cuts will exceed 6 inches below existing grade elevations within 25
linear feet of the trunk of this tree, then contact the project arborist to
discuss possible redesigns that can be accomplished as “field
adjustments” to allow for better root zone preservation.
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xi. New Driveway:
If possible, adjust the proposed driveway surface to provide better offset from trees #19, 25, and #30.
For the new “pervious surface as noted on the applicant’s proposed grading and drainage plan sheet, utilize a zero cut or minimal cut type
specification such as is shown above right. This specification utilizes Tensar Corp’s BX-1100 biaxial geogrid which is a lateral load transferring
material that looks like a two-dimensional plastic web. The web is pinned down over grade, and baserock and other materials are tamped
down over it. This is the gold standard of tree root protection, and is locally available through Reed & Graham
geosynthetics division. The biaxial geogrid disperses load forces laterally, to provide significant strength which
allows for the baserock base section to be thinned by as much as 50% per the Tensar Corp official website.
Options for surfacing include use of unsealed degraded granite, GravelPave, GrassPave, or simply use
permeable type paver stones that allow for infiltration of rainwater directly downward into the paver block
material itself.
3. Trunk Buffer Wrap Type III Protection:
Prior to demolition commencement, install a trunk buffer around the lowermost 8 to 10 feet of the trunks of trees #1, 14,
25, and #29. Redo the existing buffer around tree #25, as it was installed in reverse with the wood boards
against the trunk bark which can be damaging to the bark and wood tissue.
Wrap approximately 10 to 15 wraps of orange plastic snow fencing around the trunk between grade and 8 feet above
grade to create a padding at least 1 to 2 inches thickness.
Stand 2x4 wood boards upright, side by side, around the entire circumference of the trunk. Affix using duct tape (do not
use wires or ropes). See spec image at right.
4. Chain Link Fencing Type I and/or Type II Protection:
Erect five-foot tall chain link fence on seven-foot long, two-inch diameter iron tube posts pounded
24 inches into the ground (see sample image at right).
Pre-demolition fence: Per the red dashed lines on the tree map mark-up in the CTA’s
arborist report (routes may be subject to change, depending on the finalized alignments of
work items).
This fencing must be erected prior to any heavy machinery traffic or construction material arrival on
site.
The protective fencing must not be temporarily moved during construction . No materials, tools,
excavated soil, liquids, substances, etc. are to be placed or dumped, even temporarily, inside the
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root protection zone or “RPZ”.
No storage, staging, work, or other activities will be allowed inside the RPZ except with PA monitoring.
Optional for fencing material: Use chain link fencing panels set on moveable concrete block footings. Wire the fence panels to iron layout stakes
pounded into the ground at the ends of each fence panel to keep the fence route stabilized and in its correct position. Do not wire the fence panels to
the trunks of the trees.
5. Signage: The RPZ fencing shall have one sign affixed with UV-stabilized zip ties to the chain link at eye level for every 25-linear feet of fencing,
minimum 8”X11” size each, plastic laminated, with wordage that includes the Town Code section that refers to tree fence protection requirements
(wordage can be adjusted):
TREE PROTECTION ZONE FENCE
ZONA DE PROTECCION PARA ARBOLES
-NO ENTRE SIN PERMISO-
-LLAME EL ARBOLISTA-
REMOVAL OF THIS FENCE IS
SUBJECT TO PENALTY ACCORDING TO
LOS GATOS TOWN CODE 29.10.1025
PROJECT ARBORIST:
TELEFONO CELL: EMAIL:
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6. Irrigation Temporary During Construction:
Apply temporary irrigation to certain specified trees being retained, at a frequency and duration
or total output to be specified by the project arborist (PA).
Method of water delivery can be soaker hose, emitter line, garden hose trickle, water truck, tow-
behind water tank with spray apparatus, etc.
Initial suggestion by the CTA is 1x/month heavy irrigation of all trees being retained, at a rate
of 100 to 200 gallons per month per tree, applied only at 15 to 25 feet out from the trunks
of the oak trees. This type of once-monthly deep watering during the dry season at locations far
out from the trunks has been scientifically proven to benefit native California oaks in drought
situations, and could actually reverse existing canopy vigor declines expressed as twig density
reductions that we see in many of the oaks at this site as of the date of writing. Note that if water
is applied closer than approx. 15 or 20 feet from trunks, the water will cause a soil moisture boost that will
encourage the advancement of root rot type pathogens that can kill these native oaks.
In order to get irrigation water to percolate downward into the root zones of the trees at these distances from
the trunks, straw wattles will probably have to be installed along level contours using the wooden pins that
are provided with the wattles (see sample forestry example image at right).
7. Pruning (if applicable):
All pruning shall be performed only by, or under direct full time supervision of an ISA-Certified Arborist, and
shall conform to the most current iteration of the American National Standard Institute pruning guidelines
and accompanying ISA Best Management Practices / Pruning booklet:
• ANSI A300 (Part 1) tree, shrub, and other wood plant maintenance / standard practices (pruning). 2001.
• Best Management Practices / Tree Pruning: companion publication to the ANSI A300 Part 1: tree,
shrub, and other wood plant maintenance / standard practices (pruning). International Society of
Arboriculture. 2002.
Suggested Pruning Prescription: (None suggested at the time of writing).
8. Root Pruning:
If woody roots measuring greater than 1-inch in diameter are encountered within 25-feet of any tree being
retained during site work, contractors shall immediately alert the project arborist, and shall proceed to sever
roots at right angles to the direction of root growth using sharp hand tools such as professional grade loppers, hand shears, chain saw, A/C sawzall, or
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other tools only under his/her direct supervision. See spec images at right. Note that a Sawzall blade indicating use for “bimetal” or “demolition” is
typically not a good choice for this work. Instead, opt for a relatively large-toothed blade that indicates use for “pruning” or “wood” (see image at right).
Woody roots shall not be shattered or broken in any way as a result of site activities. Shattered or broken areas shall be hand dug back into clear
healthy root tissue and re-severed at right angles to root growth direction under the direct supervision of the project
arborist (PA). Immediately (same day) backfill over roots and heavily irrigate (same day) after backfill to saturate the
uppermost 24 inches of the soil profile.
9. Water Spray:
Spray off foliage of all trees within 30 feet of construction activity using a very high power garden hose or a pressure
washer system set on low pressure to wash both the upper and lower surfaces of foliage. This helps keep the gas
portals (stomata) unclogged for better gas exchange which is crucial for normal tree function (see image at right in
which a fire hose system was used to wash approximately 50 redwood tree specimens in Sunnyvale during a one year
long demolition period).
Spray should be applied approximately twice yearly, or when ambient airborne dust concentration is unusually high.
7.0 Tree Protection and Maintenance Directions per Town Code
The following is excerpted directly from the 2015 iteration of the Town of Los Gatos tree ordinance sections which provide specific tree protection directions
and limitations on root pruning and above-ground pruning: Sec. 29.10.1000. New property development.
(a) A tree surve y shall be conducted prior to submittal of any developm ent application proposing the removal of or impact to one or more protected
trees. The developm ent application shall include a Tree Survey Plan and Tree Preservation Report based on this surve y. The tree survey inventory
numbers shall correspond to a num bered m etal tag placed on each tree on site during the tree survey. The tree surve y plan shall be prepared by a certified
or consulting arborist, and shall include the following inform ation: (1) Location of all existing trees on the property as described in section 29.10.0995; (2) Identif y all trees that could potentially be affected by the project (directl y or indirectly- imm ediately or in long term), such as upslope grading or
com paction outside of the dripline; (3) Notation of all trees classified as protected trees; (4) In addition, for trees four (4) inches in diam eter or larger, the plan shall specif y the precise location of the trunk and crown spread , and the
species, size (diam eter, height, crown spread) and condition of the tree. (b) T he tree survey plan shall be reviewed b y the Town’s consulting arborist who shall, after m ak ing a field visit to the property, indicate in writing or as
shown on approved plans, which trees are recommended for preservation (based on a retention rating of high/moderate/low) using, as a m inimum, the
Standards of Review set forth in section 29.10.0990. This plan shall be m ade part of the staff report to the Town reviewing bod y upon its consideration of the
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application for new property developm ent; (c) W hen development im pacts are within the dripline of or will affect any protect ed tree, the applicant shall provide a tree preservation report prepared
by a certified or consulting arborist. The report, based on the findings of the tree survey plan and other relevant inform ation, shall be used to determ ine the
health and structure of existing trees, the effects of the proposed developm ent and vegetation rem oval upon the trees, recommendations for specific
precautions necessary for their preservation during all phases of development (demolition, grading, during construction, landscapin g); and shall also
indicate which trees are proposed for removal. The tree preservation report shall stipulate a required tree protection zone (TPZ) for trees to be
retained, including street trees, protected trees and trees whose canopies are hanging over the project site from adjacent properties. The TPZ shall be
fenced as specified in section 29.10.1005: (1) T he final approved tree preservation report shall be included in the building perm it set of developm ent plans and printed on a sheet titled:
Tree Preservation Instructions (Sheet T -1). Sheet T-1 shall be referenced on all relevant sheets (civil, dem olition, utility, landscape,
irrigation) where tree im pacts from im provem ents m ay be shown to occur; (2) T he T own reviewing bod y through its site and design plan review shall endeavor to protect all trees recomm ended for preservation b y the
Town’s consulting arborist. The Town reviewing body m ay determ ine if any of the trees recommended for preservation should be removed, if
based upon the evidence subm itted the reviewing body determ ines that due to special site grading or other unusual characteristics
associated with the propert y, the preservation of the tree(s) would significantly preclude feasible developm ent of the property as described in
section 29.10.0990; (3) Approval of final site or landscape plans by the appropriate Town reviewing body shall com ply with the following requirem ents and conditions of
approval: a. T he applicant shall, within ninety (90) days of final approval or prior to issuance of a grading or building perm it, whichever occurs
first, secure an appraisal of the condition and value of all trees included in the tree report affected by the developm ent that are required to
rem ain within the development using the Tree Value Standard m ethodolog y as set forth in this Chapter. The appraisal of each tree shall
recognize the location of the tree in the proposed development. T he appraisal shall be performed in accordance with the current edition of
the Guide for Plant Appraisal published by the Council of Tree and Landscape Appraisers (CTLA) and the Species and Group Classification
Guide published by the W estern Chapter of the International Societ y of Arboriculture. The appraisal shall be perform ed at the applicant's
expense, and the appraisal shall be subject to the Director's approval.
b. T he site or landscape plans shall indicate which trees are to be rem oved. However, the plans do not constitute approval to rem ove a
tree until a separate permit is granted. The propert y owner or applicant shall obtain a protected tree rem oval perm it, as outlined in section
29.10.0980, for each tree to be removed to satisf y the purpose of this division. (d) Prior to acceptance of proposed developm ent or subdivision im provem ents, the developer shall subm it to the Director a final tree preservation
report prepared by a certified or consulting arborist. T his report shall consider all trees that were to rem ain within the developm ent. The report shall note
the trees' health in relation to the initially reported condition of the trees and shall note any changes in the trees' num bers or physical conditions. The
applicant will then be responsible for the loss of any tree not previously approved for removal. For protected trees, which were rem oved, the
developer shall pa y a penalty in the am ount of the appraised value of such tree in addition to replacem ent requirem ents contained in section
29.10.0985 of this Code. The applicant shall rem ain responsible for the health and survival of all trees within the development for a period of five (5) years
following acceptance of the public im provem ents of the development or certificate of occupancy. (e) Prior to issuance of any dem olition, grading or building perm it, the applicant or contractor shall submit to the Building Department a written
statem ent and photographs verif ying that the required tree protection fence is installed around street trees and protected trees in accordance with the tree
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preservation report. (f) If required by the Director and conditioned as part of a discretionary approval, a security guarantee shall be provided to the Town. Prior to the
issuance of any perm it allowing construction to begin, the applicant shall post cash, bond or other security satisfactory to the Director, in the penal
sum of five thousand dollars ($5,000.00) for each tree required to be preserved, or twenty-five thousand dollars ($25,000.00), whichever is less. The
cash, bond or other security shall be retained for a period of one (1) year following acceptance of the public im provements for the developm ent and shall
be forfeited in an am ount equal to five thousand dollars ($5,000.00) per tree as a civil penalt y in the event that a tree or trees required to be preserved
are rem oved, destroyed or severely dam aged. (g) An applicant with a proposed developm ent which requires underground utilities shall avoid the installation of said utilities within the dripline of
existing trees whenever possible. In the event that this is unavoidable, all trenching shall be done using directional boring, air-spade excavation or b y hand,
tak ing extreme caution to avoid damage to the root structure. W ork within the dripline of existing trees shall be supervised at all times by a certified or
consulting arborist. (h) It shall be a violation of this division f or any property owner or agent of the owner to fail to com ply with any developm ent approval condition
concerning preservation, protection, and m aintenance of any protected tree. (Ord. No. 2114, §§ I, II, 8-4-03) Sec. 29.10.1005. Protection of trees during construction.
(a) Protective tree fencing shall specif y the following: (1) Size and m aterials. Six (6) foot high chain link fencing, m ounted on two-inch diam eter galvanized iron posts, shall be driven into the ground
to a depth of at least two (2) feet at no m ore than 10-foot spacing. For paving area that will not be dem olished and when stipulated in a tree
preservation plan, posts m ay be supported b y 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. T ype II: Enclosure for street trees located in a planter strip: chain link fence around the entire
planter strip to the outer branches. T ype III: Protection for a tree located in a sm all planter cutout only (such as downtown): orange plastic
fencing shall be wrapped around the trunk from the ground to the first branch with 2-inch wooden boards bound securely on the outside.
Caution shall be used to avoid dam aging any bark or branches. (3) Duration of T ype I, II, III fencing. Fencing shall be erected before dem olition, 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 rem oving a tree protection
fence. (4) W arning sign. Each tree fence shall have prom inently displa yed an 8.5 x 11 -inch sign stating: "W arning—Tree Protection Zone-this fence shall
not be rem oved and is subject to penalt y according to Town Code 29.10.1025". (b) All persons, shall comply with the following precautions: (1) Prior to the comm encem ent 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 an y storage of construction
materials or other m aterials, equipm ent cleaning, or parking of vehicles within the TPZ. The dripline shall not be altered in any wa y so as to
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increase the encroachment of the construction. (2) Prohibit all construction activities within the TPZ, including but not lim ited 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, chem icals or other harmful m aterials within the dripline of or in drainage channels, swales or
areas that m ay lead to the dripline of a protected tree. (4) Prohibit the attachm ent of wires, signs or ropes to any protected tree. (5) Design utility services and irrigation lines to be located outside of the dripline when feasible. (6) Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic m onitoring 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 docum ent all site visits. (7) The Director and project arborist shall be notified of any dam age that occurs to a protected tree during construction so that proper treatm ent m ay
be adm inistered. (Ord. No. 2114, §§ I, II, 8-4-03)
Sec. 29.10.1010. Pruning and maintenance.
All pruning shall be in accordance with the current version of the International Societ y of Arboriculture Best Managem ent Practices—T ree Pruning
and ANSI A300-Part 1 T ree, Shrub and Other W oody Plant Managem ent—Standard Practices, (Pruning) and any special conditions as determ ined b y the
Director. For developm ents, which require a tree preservation report, a certified or consulting arborist shall be in reasonable charge of all activities involving
protected trees, including pruning, cabling and any other work if specified. (1) Any public utility installing or maintaining an y overhead wires or underground pipes or conduits in the vicinity of a protected tree shall obtain
perm ission from the Director before perform ing any work , including pruning, which m ay cause injur y to a protected tree. (e.g. cable TV/fiber optic
trenching, gas, water, sewer trench, etc.). (2) Pruning for clearance of utilit y lines and energized condu ctors shall be perform ed in com pliance with the current version of the Am erican
National Standards Institute (ANSI) A300 (Part 1)- Pruning, Section 5.9 Utilit y Pruning. Using spikes or gaffs when pruning, except where no
other alternative is available, is prohibited. (3) No person shall prune, trim, cut off, or perform any work, on a single occasion or cum ulatively, over a three-year period, affecting twenty-five
percent or m ore of the crown of any protected tree without first obtaining a perm it pursuant to this division except for pollarding of fruitless
mulberry trees (Morus alba) or other species approved b y the Town Arborist. Applications for a pruning perm it shall include photographs indicating
where pruning is proposed.
(4) No person shall rem ove any Heritage tree or large protected tree branch or root through pruning or other method greater than four (4) inches in
diameter (12.5” in circumference) without first obtaining a perm it pursuant to this division. (Ord. No. 2114, §§ I, II, 8-4-03)
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8.0 Tree Replacement Standards – Los Gatos Town Code
(Excerpted from Town Code 29.10.0985 and 29.10.0987)
(1) T wo (2) or more replacement trees, of a species and size designated b y the Director, shall be planted on the subject private property. Table 3-1
The Tree Canopy—Replacem ent Standard shall be used as a basis for this requirem ent. The person requesting the perm it shall pay the cost
of purchasing and planting the replacem ent trees.
(2) If a tree or trees cannot be reasonably planted on the subject property, an in-lieu paym ent in an am ount set forth by the Town Council b y
resolution shall be paid to the Town Tree Replacem ent Fund to: a. Add or replace trees on public propert y in the vicinit y of the subject propert y; or b. Add or replace trees or landscaping on other Town propert y; or c. Support the T own’s urban forestry management program. (Ord. No. 2114, §§ I, II, 8-4-03)
Table 3-1 - Tree Canop y - Replacement Standard
Canopy Size of Removed Tree 1
(Staff is using 24” box size as
the Replacement Standard for
SFR Projects as of 2016) 2,4
Single Family
Residential
Replacement3,4
10 feet or less Two 24 inch box trees Two 15 gallon trees
More than 10 feet to 25 feet Three 24 inch box trees Three 15 gallon trees
More than 25 feet to 40 feet
Four 24 inch box
trees; or Two 36
inch box trees
Four 15 gallon trees
More than 40 feet to 55 feet
Six 24 inch box
trees; or Three
36 inch box
trees
Not Available
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Greater than 55 feet
Ten 24 inch box
trees; or Five 36
inch box trees
Not Available
Notes
1To measure an asymm etrical canopy of a tree, the widest m easurement shall be used to determ ine canopy size.
2Often, it is not possible to replace a single large, older tree with an equivalent tree(s). In this case, the tree m ay be replaced with a com bination of
both the Tree Canopy Replacem ent Standard and in-lieu paym ent in an amount set forth by Town Council resolution paid to the Town Tree
Replacement Fund.
3Single Family Residential Replacement Option is available for developed single fam ily residential lots under 10,000 square feet that are not
subject to the Town’s Hillside Development Standards and Guidelines. All 15-gallon trees must be planted on-site. An y in-lieu fees for single
fam ily residential shall be based on 24” box tree rates as adopted by Town Council.
4Replacem ent Trees shall be approved b y the Town Arborist and shall be of a species suited to the available planting location, proximity to structures,
overhead clearances, soil type, com patibilit y with surrounding canopy and other relevant factors. Replacem ent with native species shall be strongly
encouraged. Replacem ent requirements in the Hillsides shall comply with the Hillside Developm ent Standards and Guidelines Appendix A and
Section 29.10.0987 Special Provisions--Hillsides.
Sec. 29.10.0987. Special Provisions—Hillsides
The Town of Los Gatos recognizes its hillsides as an im portant natural resource and sensitive habitat which is also a key com ponent of the
Town’s identity, character and charm . In order to m aintain and encourage restoration of the hillside environm ent to its natural state, the Town
has established the following special provisions for tree rem oval and replacem ent in the hillsides:
(1) All protected trees located 30 or m ore feet from the prim ary residence that are rem oved shall be replaced with native trees listed in Appendix A
Recommended Native Trees for Hillside Ar eas of the Town of Los Gatos Hillside Development Standards and Guidelines (HDS&G). (2) All protected trees located within 30 feet of the primary residence that are removed shall be replaced as follows: (a) If the removed tree is a native tree listed in Appendix A of the HDS&G, it shall only be replaced with a native tree listed in Appendix A of
the HDS&G. (b) If the removed tree is not listed in Appendix A, i t m ay be replaced with a tree listed in Appendix A, or replaced with another species of
tree as approved b y the Director. (c) Replacem ent trees listed in Appendix A m ay be planted anywhere on the property. (d) Replacem ent trees not listed in Appendix A m ay only be planted within 30 feet of the primary residence. (3) Replacement requirements shall com ply with the requirem ents in Table 3-1 Tree Canopy Replacement Standard of this Code.
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(4) Property owners should be encouraged to retain dead or declining trees where they do not pose a safety or fire hazard, in order to foster wildlife
habitat and the natural renewal of the hillside environment.
9.0 Author’s Qualifications
• Continued education through The American Society of Consulting Arborists, The International Society of Arboriculture (Western Chapter), and
various governmental and non-governmental entities.
• Contract Town Arborist, Town of Los Gatos, California
Community Development Department / Planning Division
2015-present
• Tree Risk Assessment Qualified (ISA TRAQ Course Graduate, Palo Alto, California)
• Millbrae Community Preservation Commission (Tree Board)
2001-2006
• ASCA Registered Consulting Arborist #401
• ASCA Arboriculture Consulting Academy graduate, class of 2000
• Associate Consulting Arborist
Barrie D. Coate and Associates
4/99-8/99
• Contract City Arborist, City of Belmont, California
Planning and Community Development Department
5/99-present
• ISA Certified Arborist #WC-3172
• Peace Corps Soil and Water Conservation Extension Agent
Chiangmai Province, Thailand 1991-1993
• B.A. Environmental Studies/Soil and Water Resources
UC Santa Cruz, Santa Cruz, California 1990
(My full curriculum vitae is available upon request)
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10.0 Assumptions and Limiting Conditions
Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and ownership to any property are assumed to be good and marketable. No responsibility is assumed
for matters legal in character. Any and all property is appraised and evaluated as through free and clean, under responsible ownership and competent management.
It is assumed that any property is not in violation of any applicable codes, ordinance, statutes, or other government regulations.
Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/appraiser can neither guarantee nor be responsible for
the accuracy of information provided by others.
The consultant/appraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made, including payment of an
additional fee for such services as described in the fee schedule and contract of engagement.
Unless required by law otherwise, the possession of this report or a copy thereof does not imply right of publication or use for any other purpose by any other than the person to whom it is
addressed, without the prior expressed written or verbal consent of the consultant/appraiser.
Unless required by law otherwise, neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including the client, to the public through advertising, public
relations, news, sales, or other media, without the prior expressed conclusions, identity of the consultant/appraiser, or any reference to any professional society or institute or to any initiated
designation conferred upon the consultant/appraiser as stated in his qualifications.
This report and any values expressed herein represent the opinion of the consultant/appraiser, and the consultant’s/appraiser’s fee is in no way contingent upon the reporting of a specified value, a
stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported.
Sketches, drawings, and photographs in this report, being intended for visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys
unless expressed otherwise. The reproduction of any information generated by engineers, architects, or other consultants on any sketches, drawings, or photographs is for the express purpose of
coordination and ease of reference only. Inclusion of said information on any drawings or other documents does not constitute a representation by Walter Levison to the sufficiency or accuracy of
said information.
Unless expressed otherwise:
a. information contained in this report covers only those items that were examined and reflects the conditions of those items 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
problems or deficiencies of the plants or property in question may not arise in the future.
Loss or alteration of any part of this report invalidates the entire report.
Arborist Disclosure Statement:
Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to
reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Tree are living organisms that fail in ways we do not fully understand. Conditions are often hidden
within trees and below ground. Arborist cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like any
medicine, cannot be guaranteed.
Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist’s services such as property boundaries, property ownership, site lines, disputes between
neighbors, and other issues. Arborists cannot take such considerations into account unless complete and accurate information is disclosed to the arborist. An arborist should then be expected to
reasonably rely upon the completeness and accuracy of the information provided.
Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate the trees.
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11.0 Certification
I hereby certify that all the statements of fact in this report are true, complete, and correct to the best of my knowledge and belief, and are made in good faith.
Signature of Consultant
12.0 Digital Images
WLCA archived images of survey trees on 7/1/2016. The following is a set of images that covers some (not all) of the survey tree specimens discussed in this
CTA report.
Tree # Image Tree # Image
1
2
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Tree # Image Tree # Image
L to R
3, 4, 5
12
R to L
19,
20,
21, 22
R to L
23, 24
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Tree # Image Tree # Image
25
26
29
30
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Tree # Image Tree # Image
31
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13.0 Tree Data Table
Tree Tag Number Genus &
Species
Common
Name Trunk1 Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall
Condition
Rating
(0 to 100%) Large Protected Tree? (LPT) 24” oaks, buckeye, and madrone, and 48” other species (R)emove Tree (S)ave Tree (D)isposition Unclear Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 1 Quercus
douglasii Blue oak 31.7 -- -- 31.7 35/
45 35/35 35% poor YES X
Minor to
moderate,
depending on
root damage
from
proposed fill.
South
A historically
performed
root crown
excavation
went too far
down,
exposing the
actual roots,
resulting in
sunscald
damage.
Per CTA’s
map in this
report.
RPZ, TB
2 Quercus
lobata Valley oak 19.5 -- -- 19.5 30/
30 65/65 65% fair X Minimal.
Per CTA’s
map in this
report.
RPZ
3 Quercus
agrifolia
Coast live
oak 5.6 -- -- 5.6 15/
9 90/80 86% good X Minimal.
Tree not
noted on the
applicant’s
plan sheets.
Rough
plotted by the
CTA.
Per CTA’s
map in this
report.
RPZ
4 Quercus
agrifolia
Coast live
oak 10 10 -- 20 25/
25 80/60 75% good X Minimal to
moderate.
Fill soil will be
placed on
north side of
the root zone.
Per CTA’s
map in this
report.
RPZ
5 Quercus
agrifolia
Coast live
oak 5.0 -- -- 5.0 13/
8 75/75 75% good X Moderate
Tree not
noted on the
applicant’s
plan sheets.
Rough
plotted by the
CTA. North
side of root
zone will be
completely
covered with
new fill per
plan.
Per CTA’s
map in this
report.
RPZ
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31 of 37
Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2016 All Rights Reserved
Tree Tag Number Genus &
Species
Common
Name Trunk1 Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall
Condition
Rating
(0 to 100%) Large Protected Tree? (LPT) 24” oaks, buckeye, and madrone, and 48” other species (R)emove Tree (S)ave Tree (D)isposition Unclear Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 6 Quercus
agrifolia
Coast live
oak 8 7 5 20 20/
15 90/50 70% good X
Moderate.
The plot point
of this tree
appears to be
incorrect.
Actual trunk
location may
be closer to
existing road
than is shown
on the
applicant’s
sheets.
Codominant
mainstems
exhibit a bark
inclusion at 1
foot above
grade.
Root system
may be
damaged or
destroyed on
the north side
by proposed
deep fill that
will cover the
shallow
oxygenated
root system.
Per CTA’s
map in this
report.
RPZ
7 Quercus
agrifolia
Coast live
oak 4.8 4.2 -- 9.0 20/
15 80/65 77% good X
The plot point
of this tree
appears to be
incorrect.
Actual trunk
location may
be closer to
existing road
than is shown
on the
applicant’s
sheets.
Root system
may be
damaged or
destroyed on
the north side
by proposed
deep fill that
will cover the
shallow
oxygenated
root system.
Per CTA’s
map in this
report.
RPZ
8 Quercus
agrifolia
Coast live
oak 8.9 5.3 -- 14.2 20/
17 75/75 75% good X
The plot point
of this tree
appears to be
incorrect.
Actual trunk
location may
be closer to
existing road
than is shown
on the
applicant’s
sheets.
Root system
may be
damaged or
destroyed on
the north side
by proposed
deep fill that
will cover the
shallow
oxygenated
root system.
Per CTA’s
map in this
report.
RPZ
9 Heteromeles
arbutifolia
California
toyon 7.0 4.0 -- 11.0 16/
12 80/40 55% fair X -- To be
removed. --
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32 of 37
Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2016 All Rights Reserved
Tree Tag Number Genus &
Species
Common
Name Trunk1 Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall
Condition
Rating
(0 to 100%) Large Protected Tree? (LPT) 24” oaks, buckeye, and madrone, and 48” other species (R)emove Tree (S)ave Tree (D)isposition Unclear Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 10 Quercus
agrifolia
Coast live
oak 5.7 -- -- 5.7 16/
12 60/60 60% fair X -- To be
removed. --
11 Quercus
douglasii Blue oak 15.3 -- -- 15.3 25/
35 30/30 30% poor X Minor to
moderate South X
Needs root
crown
excavation.
Suggest
relocate the
proposed
outfall for the
storm drain
such that the
rock pile is
farther from
the trunk of
this tree.
Per CTA’s
map in this
report.
RPZ, RCX,
and locate
the drain pipe
outfall to
farther from
the trunk
base.
12 Quercus
agrifolia
Coast live
oak 30 20 16 80
total
30/
45 75/35 43% poor YES X Minor South
Tree appears
to be a sprout
mass that
arose from a
cut stump.
The entire
canopy
consists of
these sprouts
arising from a
stump cut
area. This is
a high risk
tree (do not
install any
sitting areas
onto the
landscape
within 45 feet
of the
mainstem
cluster.
Per CTA’s
map in this
report.
RPZ, and do
not build any
sitting areas
within 45 feet
of mainstem
mass.
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net
33 of 37
Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2016 All Rights Reserved
Tree Tag Number Genus &
Species
Common
Name Trunk1 Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall
Condition
Rating
(0 to 100%) Large Protected Tree? (LPT) 24” oaks, buckeye, and madrone, and 48” other species (R)emove Tree (S)ave Tree (D)isposition Unclear Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 13 Quercus
douglasii Blue oak Est.
18 -- -- Est.
18
35/
25 35/35 35% poor X Minor
Tree could
improve in
vigor with
1x/month
deep water at
25 feet out
from
mainstem.
Per CTA’s
map in this
report.
RPZ, and
once monthly
irrigation
water at 25
feet out.
14 Quercus
lobata Valley oak 16.2 -- -- 16.2 35/
45 80/80 80% good X Moderate X
Needs root
crown
excavation.
Work
proposed is
relatively
close to
mainstem.
Per CTA’s
map in this
report.
RPZ, RCX.
15 Quercus
lobata Valley oak 10.5 -- -- 10.5 30/
15 70/45 57% fair X Minor
Per CTA’s
map in this
report.
RPZ
16 Quercus
lobata Valley oak 11.9 11.6 -- 23.5 20/
25 80/65 75% good X Minor
Large rodent
tunnel at
base of tree.
Per CTA’s
map in this
report.
RPZ
17 Quercus
lobata Valley oak 8 -- -- 8 28/
13 65/45 55% fair X Minor South
east
Per CTA’s
map in this
report.
RPZ
18 Quercus
agrifolia
Coast live
oak 7 7 -- Est.
14
30/
35 80/75 78% good X Minor
Condition
assessed
from afar.
Mainstem
diameters
estimated.
Per CTA’s
map in this
report.
RPZ
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34 of 37
Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2016 All Rights Reserved
Tree Tag Number Genus &
Species
Common
Name Trunk1 Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall
Condition
Rating
(0 to 100%) Large Protected Tree? (LPT) 24” oaks, buckeye, and madrone, and 48” other species (R)emove Tree (S)ave Tree (D)isposition Unclear Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 19 Quercus
agrifolia
Coast live
oak 19.2 -- -- 19.2 25/
35 50/50 50% fair X Minor to
moderate
Root crown
excavation
was done
well.
Per CTA’s
map in this
report.
RPZ
20 Quercus
agrifolia
Coast live
oak 20.3 -- -- 20.3 30/
30 40/30 35% poor X Minor South
Bark
inclusion at 7
feet.
Per CTA’s
map in this
report.
RPZ
21 Quercus
agrifolia
Coast live
oak 14.7 -- -- 14.7 30/
25 70/65 70% good X Minor
Root crown
excavation
done well
already. Scar
noted at 4 to
5 feet above
grade.
Per CTA’s
map in this
report.
RPZ
22 Quercus
lobata Valley oak 25 16 10
Total
est.
51
25/
40 40/30 38% poor YES X Minor
One of 4 mainstems was removed at grade.
Three mainstems remain. Canopy consists of
epicormics sprouts arising from the mainstems.
Tree is slowly improving with increased live twig
density and extension, as a “retrenched”
specimen.
Per CTA’s
map in this
report.
RPZ
23 Quercus
lobata Valley oak 15.5 14.5 -- 30.0 30/
35 50/25 30% poor YES X Minor South
Root crown
decay on
lower
(downhill)
side of
mainstem.
Per CTA’s
map in this
report.
RPZ
24 Quercus
lobata Valley oak 11.0 -- -- 11.0 25/
20 75/75 75% good X Minor X
Needs root
crown
excavation.
Per CTA’s
map in this
report.
RPZ, RCX
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35 of 37
Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2016 All Rights Reserved
Tree Tag Number Genus &
Species
Common
Name Trunk1 Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall
Condition
Rating
(0 to 100%) Large Protected Tree? (LPT) 24” oaks, buckeye, and madrone, and 48” other species (R)emove Tree (S)ave Tree (D)isposition Unclear Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 25 Quercus
agrifolia
Coast live
oak 24 22 -- 46 35/
40 75/75 75% good YES X Moderate to
Severe
Root crown
excavation
done already
is OK.
Existing trunk
buffer wrap
was not done
correctly, and
should be
removed and
redone.
Per CTA’s
map in this
report.
NEW TB,
RPZ
26 Quercus
douglasii Blue oak 15.3 -- -- 15.3 28/
25 70/70 70% good X
(Impacts
related to
past road
development)
X
Root crown
excavation
needed to
remove fill
soil placed
behind wall
during road
development
in the past.
Per CTA’s
map in this
report.
RCX, RPZ
27 Quercus
lobata Valley oak 11.7 -- -- 11.7 30/
25 80/70 75% good X Moderate
South
over
street
Per CTA’s
map in this
report.
RPZ
28 Quercus
douglasii Blue oak 9.9 -- -- 9.9 28/
25 60/60 60% fair X Moderate
Stem cankers
are
developing
noticeably on
one or two
stems.
Per CTA’s
map in this
report.
RPZ
29 Quercus
lobata Valley oak 19.4 -- -- 19.4 40/
40 60/60 60% fair X
Minor to
Severe,
depending on
whether the
water service
pipe shown
on plans is
proposed
new or
existing to
remain.
South
Twig density
declined
during
drought, but
appears to be
increasing,
which means
tree is in a
good
“retrenching”
phase.
Per CTA’s
map in this
report.
RPZ
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36 of 37
Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2016 All Rights Reserved
Tree Tag Number Genus &
Species
Common
Name Trunk1 Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall
Condition
Rating
(0 to 100%) Large Protected Tree? (LPT) 24” oaks, buckeye, and madrone, and 48” other species (R)emove Tree (S)ave Tree (D)isposition Unclear Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 30 Quercus
lobata Valley oak 16.3 -- -- 16.3 30/
35 80/70 78% good X Severe South
Root crown
excavation
needed.
Proposed
work will
surround the
tree, causing
extensive
loss of roots
and root
function.
Per CTA’s
map in this
report.
RCX, RPZ,
and 1x/month
water deeply
as far out
from
mainstem as
possible.
Form a
shallow soil
drainage
swale that
flows downhill
to avoid
pooling and
flooding of
the root
system
during winter.
31 Quercus
douglasii Blue oak 18.8 18.0 12.5 49.3 35/
50 50/50 50% fair YES X
Tree
condition is
recovering
after decline
in vigor from
extended
drought.
To be
removed. --
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37 of 37
Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2016 All Rights Reserved
Tree Maintenance and Protection Codes Used in Data Table:
RPZ: Root protection zone fence, chain link, with 2" diameter iron posts driven 24" into the ground, 6 to 8 feet on center max. spacing. Alternative material:
chain link fence panels set over concrete block-type footings, with the fence panels wired to steel pins pounded 24 inches into the ground at both ends of each
panel.
RB: Root buffer consisting of wood chip mulch lain over existing soil as a 12 inch thick layer, overlain with 1 inch or greater plywood strapped together with
metal plates. This root buffer or soil buffer should be placed over the entire width of the construction corridor between tree trunks and construction.
RP: Root pruning. Prune woody roots measuring greater than or equal to 1 inch diameter by carefully back -digging into the soil around each root using small
hand tools until an area is reached where the root is undamaged. Cleanly cut through the root at right angle to the root growth direction, using professional
grade pruning equipment and/or a Sawzall with wood pruning blade. Backfill around the cut root immediately (same day), and thoroughly irrigate the area to
saturate the uppermost 24 inches of the soil profile.
BDRP: Back-dig root pruning: Hand-dig around the broken root, digging horizontally into the open soil root zone until a clean, unbroken, unshattered section of
the root is visible. Proceed as per ‘root pruning’.
RCX: Root crown excavation. Retain an experienced arborist to perform careful hand-digging using small trowels or other dull digging tools to uncover
currently-buried buttress root flares. Digging shall occur between trunk edge and at least two (2) feet horizontal from trunk edge. The final soil elevation will be
at a level such that the tree’s buttress roots visibly flare out from the vertical trunk.
TB: Trunk buffer consists of 20-40 wraps of orange plastic snow fencing to create a 2 inch thick buffer over the lowest 8 feet of tree trunk (usually takes at least
an entire roll of orange fencing per each tree). Lay 2X4 wood boards vertically, side by side, around the entire circumference of the trunk. Secure buffer using
duct tape (not wires).
F: Fertilization with slow-release Greenbelt 22-14-14 tree formula, as a soil injection application using a fertilizer injection gun. This brand and formulation is
commonly used by reputable tree care companies in the Bay Area. Apply at label rate and injection hole spacing.
M: 4-inch thick layer of chipper truck type natural wood chips (example source: Lyngso Garden Supply, self pick-up). Do not use bark chips or shredded
redwood bark.
W: Irrigate using various methods to be determined through discussion with General Contractor. Irrigation frequency and durat ion to be determined through
discussion and/or per directions in this report. Native oak species typically require 1x/month irrigation, while other tree species tend to prefer 2x/month or
4x/month moderate to heavy irrigation during construction.
P: Pruning per specifications noted elsewhere. All pruning must be performed only under direct site supervision of an ISA Certified Arborist, or performed
directly by an ISA Certified Arborist, and shall conform to all current ANSI A300 standards.
MON: A Project Arborist must be present to monitor specific work as noted for each tree.
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October 14, 2016
Project 0084492130
Mr. Admas Zewdie
Town of Los Gatos
41 Miles Avenue
Los Gatos, CA 95030
Subject: Peer Review: Updated Geologic and Geotechnical Study -
Proposed Residential Development
Massei Property
15680 Gum Tree Lane , Los Gatos, Callfomia
Prepared by Upp Geotechnology (UPP), dated September 30, 2016
Dear Mr. Zewdie:
am ec
foste r
whee ler
At your request, Amee Foster Wheeler Environment & Infrastructure Americas (Amee Foster
Wheeler) has performed a peer review of the subject report. In addition to the subject report, we
were provided Plans (architectural, landscape, and civil -20 Sheets total) for review. We visited
the site during our (Geomatrix Consultants, Inc.) review of the Los Gatos Highlands subdivision
and our reviews (Geomatrix Consultants, Inc., August 29, 2006 and AMEC, July 13, 2013) of
previous proposed residential lot development of the site (also addressed as 15690).
The proposed development includes a single-family residence with wine cellar (basement),
attached garage, and driveway.
The subject report updates the geologic end geotechnical information and geotechnical
engineering design recommendations for the currently proposed development (new owner). The
subject report indicates that it is an update of a 2006 Terrasearch, Inc. report but is a
standalone report, implying that all necessary information and pertinent recommendations for
the proposed development of the site are contained in the subject report. The subject report
does not reference a subsequent report by T . Makdissy Consulting, Inc., that appears to be for
development of the site. UPP should review all the previous reports and peer review letters in
Town files on this site.
The site geologic and seismic conditions and potential geologic and seismic hazards have been
adequately address In the subject report and in previous reports and peer reviews. Amee Foster
Wheeler concurs with Upp that the proposed project Is geotechnically feasible provided that the
project is designed and constructed in accordance with the recommendations in the subject
report.
The site is in the hillside area of Los Gatos, and the proposed development will require
significant civil engineering, Including grading, retaining walls, and site drainage. Total grading
volumes appears to be 2, 145 cubic yards of cut and 1,235 cubic yards of fill, with the excess cut
being removed offsite.
Amee Foster Wheeler Environment & Infrastructure, Inc.
180 Grand Avenue, Su ite 1100
Oak land, California 94612-3066
USA
Tel (510)663-4100
Fax (510) 6634141
amecfw.com
EXHIBIT 8
Mr. Admas Zewdie
Town of Los Gatos
October 14, 2016
Page 2
Upp must review the final Plans and submit a Plan Review Letter to the Town prior to the
issuance of any permit(s).
Upp must provide observation and appropriate testing during construction and submit a final
"as-built" letter to the Town prior to project final.
We hope this provides the information you required. Please call if you have any questions or
require additional information.
Sincerely,
Amee Foster Wheeler Environment & Infrastructure, Inc.
C?~ll.~~
Robert H . Wright, Ph.D., ~G, lEG
Principal Engineering Geologist
Direct Tel.: (510) 663-4187
E-mail: bob.wright@amecfw.com
rhw/cjc/ldu
~~C._L:_
Christop~; J~utu : ~E. GE
Principal Engineer
Direct Tel.: (510) 663-4156
E-mail: chris.coutu@amecfw.com
x:\8000s\8449.000\8449.213_gum tree lane\8449.213__peer review ltr_ 101416.docx
Amee Foster Wheeler
MASSE I
CONSTRUCTION
STEVE MASSEI
PRESIDENT
408.421.4777
STEVEOMASSEICONSTRUCTION .COM
MASSEICONSTRUCTIO N .COM
To: Los Gatos Planning Department
RE : 15680 Gum Tree Development Correspondences with neighbors
Please see the below summary of people I personally made contact with. All architectural drawing
were presented, discussed and reviewed.
Date Neighbor Address Comments
Jun-16 Boris Renski 15690 Gum Tree Lane love Design -Supports Project
Jun-16 Channing Flynn 15700 Gum Tree Lane Love Design -Supports Project
Jun-16 Zane Taylor 15685 Gum Tree Lane Love Design -Supports Project
Jun-16 James Sullivan 15715 Shannon Rd Love Design -Supports Project
Sincerely,
~~~~~-
Steve Massei
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K9H~SAA_T
&/\SS()ClATES
ARCHITECTURE
COLOR SAMPLES BOARD
15680 GUM TREE LANE
STUCCO:
INTEGRAL COLOR COAT STUCCO-RANGE:
BENJAMIN MOO.RE -ALGONQUIN TRAIL (LR.V27.2),
SCARECROW (LRV 285), & WOODSTOCK TAN (LRV Z1 .3)
STONE VENEER:
ELDORADO STONE VENEER, OYSTER, COARSE CUT
WOOD SIDING (METAL PANELS):
SIDING BYLONGBOARD,DARK NATIONAL WALNUT
ROOFING. FASCIA AND GlJlTERS:
STANDING SEAM ROOF, BY PAC CLAD,
MEDIUM BRONZE
EXHJBIT 1 0
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Left Blank
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE AT:15680 GUM TREE LANELOS GATOS, CA 95032AS SHOWN
A-1
06/20/16
-1
08/29/16A.
10/06/16B.
A-1
A-2
A-3
1
2
3
4
5
6
L1.0
L2.0
L3.0
L3.1
A-4
A-5
A-6
A-7
A-8
A-9
A-10
A-11
A-12
COVER SHEET
NEIGHBORHOOD CONTEXT PLAN
SITE PLAN
CIVIL COVER SHEET
OVERALL SITE PLAN
GRADING & DRAINAGE PLAN
SECTIONS & DETAILS
SECTIONS
EROSION CONTROL PLAN
PRELIMINARY LANDSCAPE PLAN
SITE PLAN & TREE PROTECTION
PLANTING PLAN
PLANTING LEGEND
MAIN FLOOR PLAN
LOWER FLOOR PLAN
SECOND FLOOR PLAN
ROOF PLAN
FRONT & LEFT ELEVATIONS
REAR & RIGHT ELEVATIONS
CROSS SECTIONS
CROSS SECTIONS
COMPARISON EXHIBITS
PROJECT DATA
PROJECT ADDRESS:
OWNER:
APN:
ZONING:
OCCUPANCY GROUP:
CONSTRUCTION TYPE:
GROSS SITE AREA:
NET SITE AREA:
AVERAGE SLOPE:
ALLOWABLE FLOOR AREA:
15680 GUM TREE LANE
LOS GATOS, CA 95032
S & S DEVELOPMENT LLC
481 N. SANTA CRUZ AVE, SUITE 310
LOS GATOS, CA 95030
(408) 421-4777
527-09-006
HR-2½
R-3
V-B
125,006 SF (2.87 AC)
104,105 SF (2.39 AC)
27.5%
6,000 SF (+ 400 SF GARAGE ALLOWANCE)
PROPOSED FLOOR AREAS:
MAIN FLOOR
SECOND FLOOR
GARAGE (LESS 400 SF)
TOTAL FLOOR AREA
5,515 SF
138 SF
345 SF
5,998 SF
ROOF DECK 646 SF
OTHER FLOOR AREAS:
MAIN FLOOR
SECOND FLOOR
CELLAR FLOOR
TOTAL LIVING AREA
5,515 SF
138 SF
2,505 SF
8,158 SF
SITE AREAS:
RESIDENCE
COVERED PORCH
LIGHTWELLS
POOL & SPA
TOTAL BUILDING COVERAGE
DRIVEWAY
BALCONY
BOCCE COURT
TOTAL IMPERVIOUS COVERAGE
PERMEABLE POOL DECK & PATIOS
5,515 SF
591 SF
329 SF
902 SF
7,337 SF
3,511 SF
105 SF
328 SF
11,278 SF
2,751 SF
= 7.1%
= 10.8%
PROPOSED EXISTING
0 SF
0 SF
0 SF
0 SF
0 SF
8,532 SF
0 SF
0 SF
8,532 SF
0 SF
= 8.2%
PROJECT DIRECTORY
ARCHITECT:
KOHLSAAT & ASSOCIATES
51 UNIVERSITY AVENUE, SUITE L
LOS GATOS, CA 95030
TEL: (408) 395-2555
CIVIL ENGINEER:
HANNA-BRUNETTI
7651 EIGLEBERRY STREET
GILROY, CA 95020
TEL: (408) 842-2173
LANDSCAPE ARCHITECT:
DAVID R. FOX & COMPANY
50 UNIVERSITY AVENUE, STE142
LOS GATOS, CA 95030
TEL: (408) 761-0212
SURVEYOR:
BOWMAN & WILLIAMS,
CONSULTING CIVIL ENGINEERS
1011 CEDAR STREET
SANTA CRUZ, CA 95060
TEL: (831) 426-3560
• WILDLAND-URBAN INTERFACE: THIS PROJECT IS LOCATED WITHIN THE DESIGNATED WILDLAND
URBAN INTERFACE AREA. THE BUILDING CONSTRUCTION SHALL COMPLY WITH THE PROVISIONS
OF SECTION R327 OF THE CALIFORNIA RESIDENTIAL CODE OR THE CALIFORNIA BUILDING CODE
(CBC) CHPATER 7A, AS APPLICABLE. NOTE THAT VEGETATION CLEARANCE SHALL BE IN
COMPLIANCE WITH THE CBC SECTION 701A.3.2.4 PRIOR TO PROJECT FINAL APPROVAL. CHECK
WITH THE PLANNING DEPARTMENT FOR RELATED LANDSCAPE PLAN REQUIREMENTS.
• AUTOMATIC RESIDENTIAL FIRE SPRINKLERS SHALL BE INSTALLED. A STATE OF CALIFORNIA
LICENSED (C-16) FIRE PROTECTION CONTRACTOR SHALL SUBMIT PLANS, CALCULATIONS, AND
COMPLETES PERMIT APPLICATION AND APPROPRIATE FEES TO THE SANTA CLARA COUNTY FIRE
DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO BEGINNING THEIR WORK. NOTE: THE
OWNER(S), OCCUPANTS 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. NOTE: COVERED
PORCHES, PATIOS, BALCONIES, AND ATTIC SPACES MAY REQUIRE FIRE SPRINKLER COVERAGE.
• 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 THE 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 CONSTRUCTION WILL NOT BE GRANTED
BY THE SANTA CLARA COUNTY FIRE DEPARTMENT UNTIL COMPLIANCE WITH THE REQUIREMENTS
OF THE WATER PURVEYOR OF RECORD ARE DOCUMENTED BY THE PURVEYOR AS HAVING BEEN
MET BY THE APPLICANT(S).
• TIMING OF REQUIRED WATER SUPPLY AND ACCESS INSTALLATIONS: INSTALLATIONS OF
REQUIRED FIRE SERVICE(S) AND FIRE HYDRANT(S) SHALL BE TESED AND ACCEPTED BY THE
FIRE DEPARTMENT, PRIOR TO THE START OF FRAMING OR DELIVERY OF BULK COMBUSTIBLE
MATERIALS. BUILDING PERMIT ISSUANCE MAY BE WITHHELD UNTIL REQUIRED INSTALLATIONS ARE
COMPLETED, TESTED, AND ACCEPTED.
• CONSTRUCTION SITE FIRE SAFETY: ALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLE
PROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDARD DETAILS AND SPECIFICATION SI-7.
PROVIDE APPROPRIATE NOTATIONS ON SUBSEQUENT PLAN SUBMITTALS, AS APPROPRIATE TO
THE PROJECT.
NOTES
SHEET INDEX
SCOPE OF WORK
A NEW 5,613 SF SINGLE FAMILY RESIDENCE WHICH INCLUDES A 3-
CAR GARAGE, 5 BEDROOMS, 6 BATHS, 2 HALF BATHS, AN
OFFICE, EXERCISE ROOM, GAMES ROOM WITH WET BAR, A WINE
CELLAR, AND A SECOND FLOOR CROW'S NEST WHICH OPENS TO
A ROOF TOP DECK INCLUDES A 3-CAR GARAGE. SEVEN TREES
ARE PROPOSED TO BE REMOVED.
VICINITY MAP
SITE
15680 Gum Tree Lane
EXHIBIT 11
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE AT:15680 GUM TREE LANELOS GATOS, CA 95032AS SHOWN
A-2
06/20/16
-2
08/29/16A.
10/06/16B.
EXISTING ROAD
TO BE REMOVED
EXISTING ROAD
TO BE REMOVED
(N 63°21'00" E 314.27') R&M(N 66°30'00" W 72.00') R&M(N 48°10'12" W 152.94') R&M
(R=170.00' Δ=33°24'12" L=99.11) R&M
(N 81°34'24" W 14.14') R&M
(R=130.00' Δ=31°54'18" L=72.39) R&M
(N 49°44'36" W 56.10') R&M
(S 7°02'37" E 100.84')N 84°00'07" E 173.40'S
4
2
°
0
0'0
0
" W 1
6
0.0
0'
S 80°00'00" W 80.00'(N 51°40'04" W 210.67') R&M(R=60.01' Δ=24°17'55" L=25.45) R&M
55.75'
15.72'10.85'
(S 48°10'12" E 10.33') R&M
(S 19°38'00" W)(75.00') R&M
(S
4
8
°
3
8
'
0
0
" W)
(
1
1
0
.
0
0
') R&M114.65'118.85'57.80'201.02'30.06'25.40'(S 7°02'37" E 588.45') R+M
(S 7°04'00" E 233.50') R&M
PROPOSED
RESIDENCE
PROPOSED
GARAGEGUM TREE LANEG U M T R E E L A N E
NEIGHBORING
RESIDENCE
NEIGHBORING
RESIDENCE
NEIGHBORING
RESIDENCE
NEIGHBORING
RESIDENCE
NEIGHBORING
RESIDENCE
G
U
M
T
R
E
E L
A
N
E
SCALE: 1" = 30'
NEIGHBORHOOD CONTEXT PLAN
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE AT:15680 GUM TREE LANELOS GATOS, CA 95032AS SHOWN
A-3
06/20/16
-3
08/29/16A.
10/06/16B.
30'
F
Y
S
B
20' SYSB25' RYSB20'
S
Y
S
B
25'
R
Y
S
B
90'-
7
3/4"80'-0"75'-1
0
1/2"88'-21/4"10
'
W
IDE
P
.S
.E
.APPURTANENT TO
LANDS OF
SULL
IVAN
PER 824
M
15
-
18
AREA OF SECOND FLOOR
AREA OF CELLAR
INFINITY EDGE
POOL TROUGH
GRASSCRETE PAVERS
SANTA CLARA COUNTY APPROVED
FIRE TRUCK TURNAROUND
ASPHALT DRIVEWAYPAVERS ON CONC. SLAB
EXISTING OVERHEAD
UTILITY
TREE PROTECTION FENCING
PER TOWN STANDARDS
TREE PROTECTION FENCING
PER TOWN STANDARDS
EXISTING ASPHALT ROAD TO BE REMOVEDEXISTING ASPHALT ROAD TO BE REMOVED
EXISTING ASPHALT ROAD TO BE REMOVEDEXISTING ASPHALT ROAD TO BE REMOVED
CURB
SITE RETAINING WALLS
(SEE CIVIL PLANS)
TREES TO BE REMOVEDTREES TO BE REMOVEDTREES TO BE REMOVED
3' TO 4' TALL DEC.
SITE WALL
3' TO 4' TALL DEC.
SITE WALL & VEHICULAR GATE
PERMEABLE PAVING
AT POOL DECK
PERMEABLE PAVING
AT POOL DECK
TREE PROTECTION FENCING
PER TOWN STANDARDS
TREE PROTECTION FENCING
PER TOWN STANDARDS
ADDRESS LOCATION
PER FIRE DEPARTMENT
STANDARDS
LINE DELINEATING LRDA
LINE DELINEATING LRDALINE DELINEATING LRDALINE DELINEATING LRDA
LINE DELINEATING LRDA
PAVERS ON CONC. SLAB
S
68568067567065
5
650645640635660
665
660
665
670
6756806906
8
5
6
8
0
67
5
6
7
0
24"/22"
LIVE OAK
15.3"
BLUE OAK
16"
OAK
18"
OAK
24"
OAK
14"
OAK
11.7"
VALLEY OAK
9.9"
BLUE OAK
16.3"
VALLEY OAK
19.2"
LIVE OAK
20.3"
LIVE OAK
14.7"
OAK25"/16"/10"
VALLEY
OAK
11.9"/11.6"
VALLEY OAK
10"
OAK
16.2"
OAK
DBL
16"
OAK
18"
BLUE OAK
18"
OAK
18"
OAK
36"
OAK
7"/7" LIVE OAK
8" VALLEY
OAK
DBL
10"/14"
OAK
36"
OAK
14"
OAK
14"
OAK
4.8"/4.2"
OAK DBL
8"/7"/5"
OAK
8.9"/5.3"
OAK15"OAK31.7"
BLUE OAK
10,10"
LIVE OAK
19.5"
VALLEY OAK
15.3"
BLUE OAK
15.5"/14.5"
VALLEY OAK
11"
VALLEY OAK
18"
OAK 8"OAKPG&E
HV
PG&E
COMMHVABANDONED
4" PVCSTUBHB
ETS GBWVCOMMPG&EUTIL
UTILBOXPADWM
WM
WM
CLIENT
COMMWMSSMHRIM:648.56'SSCO
SSCO6' CHAINLINK FENCE(N 63°21'00" E 314.27') R&M (R=60.01' Δ=24°17'55" L=25.45) R&M(S 48°10'12" E 10.33') R&M114.65'118.85'201.02'
30.06'25.40'(S 7°02'37" E 588.45') R+M(S 7°04'00" E 233.50') R&M18.8"/18"/12.5
BLUE OAK
PROPOSED RESIDENCE
VERANDA
POOL
COVERED
VERANDA
BALCONY
PROPOSED
GARAGE
PROPOSED
DRIVEWAY
GUM
T
R
E
E
L
A
N
E
LIGHTWELL
LIGHTWELL
PATIO
COVERED
ENTRY
BACK-UPAREA
BBQ
AREA
LAWN
PLANTERPLANTERPLANTER
POOL DECK
DINING PATIO
PLANTER
(PRIV
A
T
E
R
O
A
D
)
#1
#2
5.6" LIVE OAK
#3
#4
#5
#6
#7
#8
#9#10
#11
#13
#14
#15
#16
#17
#18
#19
#20
#21
#22
#23 #24
#25
#26
#27
#28
#30
#31
5" LIVE OAK
7"/4" TOYON
5.7"
LIVE OAK
EASEMENT FOR ELECTRICAL
FACILITIES AND COMMUNICATION
FACILITIES PER INST. NO. 5374284
10 FOOT WIDE
EASEMENT FOR ELECTRICAL
FACILITIES AND COMMUNICATION
FACILITIES PER INST. NO. 5837826
10 FOOT WIDE
BY SEPARATE INSTRUMENT)
(TO BE VACATED
BY SEPARATE INSTRUMENT)
(TO BE VACATED
INGRESS-EGRESSPUBLIC UTILITY & LANDSCAPINGEASEMENT APPURTENANTTO PARCEL BEASE
M
E
N
T
F
O
R
P
U
B
LI
C
U
TI
LI
TI
E
S
AND
L
A
N
D
S
C
A
PI
N
G
A
N
D
RI
G
H
T
S
PER I
N
S
T.
N
O.
1
9
8
2
2
5
5
9
137'-3"
PERMEABLE PAVERS
SPA
BOCCE COURTSCALE: 1" = 10'
SITE PLAN
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE AT:15680 GUM TREE LANELOS GATOS, CA 95032AS SHOWN
A-4
06/20/16
-14
08/29/16A.
10/06/16B.
DW TR/RE
RANGEWCD
PorscheBoxster SAussenfarbe: Arktissilber4320 x 1780 x 1290 mm (L x B x H)13'-0"13'-6"7'-6"7'-71/4"14'-0"8'-103/4"24'-0"19'-6"20'-111/4"33'-0"
20'-0"16'-0"8'-91/4"12'-8"18'-2"9'-6"27'-5"14'-10"10'-0"10'-0"15'-31/4"2'-0"20'-6"7'-3"3'-6"2'-6"2'-0"19'-6"1'-6"1'-6"14'-6"5'-8"21'-0"21'-6"12'-0"22'-111/2"13'-0"13'-6"7'-41/4"3'-0"14'-1"137'-3"
A
A-10
A
A-10
B
A-10
B
A-10
METAL GRATE
METAL GUARD
GAS BURNING FIREPLACE
GAS BURNING FIREPLACE
GAS BURNING FIREPLACE
(LIGHTWELL BELOW)
VERANDA
PRIVATE
PATIO
ENTRY
OFFICE
MASTER SUITE
MASTER
BATH
MASTER
CLOSET
DRESSING
BEDROOM 2
BATH 2
LIVING ROOM
DINING
ROOM
KITCHEN
WALK-
THROUGH
PANTRY
NOOK
FAMILY ROOM
BATH 4
BEDROOM 3
3-CAR GARAGE
PWDR
UPDN
HALL
VESTIBULE
REFFRZR
BATH 3
BATH 5
BEDROOM 4
BEDROOM 5
LAUNDRY
CLO.
MUD ROOM
CLO.
GALLERY
(LIGHT WELL BELOW)
VERANDA
CLO.
COVERED VERANDA
DN
CLO.
PLANTER
PLANTER
HALL
F.P.
F.P.
F.P.
SKYLIGHT
PLANTER
DN
DN
DN
DN
DN
88'-21/4"C
A-11
C
A-11
SCALE: 1/4" = 1'-0"
MAIN FLOOR PLAN
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE AT:15680 GUM TREE LANELOS GATOS, CA 95032AS SHOWN
A-5
06/20/16
-15
08/29/16A.
10/06/16B.
40'-41/2"4'-0"4'-0"
8'-7"20'-2"24'-6"28'-111/2"15'-31/4"13'-83/4"11'-0"4'-0"1'-111/2"2'-0"14'-91/4"8'-2"4'-73/4"4'-0"20'-0"14'-1"4'-0"68'-111/2"43'-8"GAS BURNING
FIREPLACE
GAS BURNING FIREPLACE
BATH 8
BATH 7
GAMES
LOUNGE
EXERCISE ROOM
WINE
CELLAR
MECHANICAL
CLOSET
MINI-MASTER
SUITE
WET
BAR
HALF
BATH
UP
LIGHTWELL
LIGHTWELL
UP
GALLERY 2
F.P.
F.P.
A
A-10
A
A-10
B
A-10
B
A-10
C
A-11
C
A-11
SCALE: 1/4" = 1'-0"
LOWER FLOOR PLAN
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE AT:15680 GUM TREE LANELOS GATOS, CA 95032AS SHOWN
A-6
06/20/16
-16
08/29/16A.
10/06/16B.
A
A-10
A
A-10
B
A-10
B
A-10
20'-11"2'-0"18'-2"10'-0"10'-0"20'-2"6'-0"14'-2"14'-6"6'-6"19'-0"7'-21/2"13'-81/2"
26'-51/2"28'-8"19'-0"20'-2"CROW'S NEST
(OPEN TO
BELOW)
DN
ROOF DECK
C
A-11
C
A-11
SCALE: 1/4" = 1'-0"
SECOND FLOOR PLAN
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE AT:15680 GUM TREE LANELOS GATOS, CA 95032AS SHOWN
A-7
06/20/16
-17
08/29/16A.
10/06/16B.A
A-10
A
A-10
B
A-10
B
A-10
STANDING SEAM METAL ROOF
STANDING SEAM METAL ROOF
STANDING SEAM METAL ROOF
BITUMINOUS MEMBRANE & LOW SLOPE ROOF
BITUMINOUS MEMBRANE
@ LOW SLOPE ROOF
BITUMINOUS MEMBRANE & LOW SLOPE ROOF
STANDING SEAM METAL ROOF
STANDING SEAM METAL ROOF
BITUMINOUS MEMBRANE @ LOW SLOPE ROOF
FIXED SKYLIGHT
CEDAR DECKING ON
PEDESTAL SYSTEM
CEDAR DECKING ON
PEDESTAL SYSTEM
RECTANGULAR METAL GUTTER
RECTANGULAR METAL GUTTER
RECTANGULAR METAL GUTTER
RECTANGULAR METAL GUTTER
RECTANGULAR METAL GUTTER
RECTANGULAR
METAL GUTTER
RECTANGULAR METAL GUTTERRECTANGULAR METAL GUTTER
LOW SLOPE ROOF
LOW SLOPE ROOF
LOW SLOPE ROOF
1½ /122/12
3/12
1½ /121½ /121½ /12C
A-11
C
A-11
BITUMINOUS MEMBRANE @ LOW SLOPE ROOF
STANDING SEAM METAL ROOF
STANDING SEAM METAL ROOF
BITUMINOUS MEMBRANE & LOW SLOPE ROOFBITUMINOUS MEMBRANE & LOW SLOPE ROOF
DEC. CHIMNEY CAP O/ SPARK ARRESTOR
DEC. CHIMNEY CAP O/ SPARK ARRESTOR
PARAPET WALLPARAPET WALL
PARAPET WALL
PARAPET WALL
RECTANGULAR METAL GUTTER
PARAPET WALLPARAPET WALL
LOW SLOPE ROOF
LOW SLOPE ROOF
LOW SLOPE ROOF
LOW SLOPE
ROOF
LOW SLOPE
ROOF
ROOF DECK
LOW SLOPE
ROOF
1½ /12
LOW SLOPE ROOF
SCALE: 1/4" = 1'-0"
ROOF PLAN
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE AT:15680 GUM TREE LANELOS GATOS, CA 95032AS SHOWN
A-8
06/20/16
-18
08/29/16A.
10/06/16B.
673.83'
LOWER FL
673.83'
LOWER FL
685.00'
MAIN FL
685.00'
MAIN FL
696.75'
SECOND FL
696.75'
SECOND FL
708.08'
HIGHEST ELEV
708.08'
HIGHEST ELEV
23'-1"9'-4"10'-1"10'-1"STANDING SEAM METAL ROOF
STANDING SEAM METAL ROOF
HORIZONTAL WOOD SIDING
LEDGESTONE VENEERLEDGESTONE VENEER
PIVOTING FRONT DOOR
ALUM. CLAD WOOD FRAMED WINDOWS
METAL FRAMED OVERHEAD
GARAGE DOORS W/
OPAQUE GLASS PANELS
RECTANGULAR METAL GUTTERS
HORIZONTAL WOOD SIDING
METAL AWNING & TRELLISGLASS GUARD @ ROOF DECK
RECTANGULAR METAL GUTTERS
ALUM. CLAD, WOOD FRAMED WINDOWS
INTEGRAL COLOR SMOOTH
STUCCO FINISHINTEGRAL COLOR SMOOTH
STUCCO FINISH
695.08
PLATE
706.08
PLATE
693.92
PLATE
695.08
PLATE
706.08
PLATE
693.92
PLATE
673.83'
LOWER FL
673.83'
LOWER FL
685.00'
MAIN FL
685.00'
MAIN FL
696.75'
SECOND FL
696.75'
SECOND FL
708.08'
HIGHEST ELEV
708.08'
HIGHEST ELEV
9'-4"10'-1"10'-1"23'-1"LEDGESTONE VENEER
ALUM. CLAD WOOD FRAMED SIDING DOORS HORIZONTAL WOOD SIDING
LEDGESTONE VENEER
RECTANGULAR METAL GUTTERS STANDING SEAM
METAL ROOF
STANDING SEAM METAL ROOF
GLASS GUARD
W/ METAL PICKETS
@ ROOF DECK
INTEGRAL COLOR SMOOTH
STUCCO FINISH
INTEGRAL COLOR SMOOTH
STUCCO FINISH
INTEGRAL COLOR SMOOTH
STUCCO FINISH
695.08
PLATE
706.08
PLATE
693.92
PLATE
695.08
PLATE
706.08
PLATE
693.92
PLATE
SCALE: 1/4" = 1'-0"
FRONT ELEVATION
SCALE: 1/4" = 1'-0"
LEFT ELEVATION
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE AT:15680 GUM TREE LANELOS GATOS, CA 95032AS SHOWN
A-9
06/20/16
-19
08/29/16A.
10/06/16B.
673.83'
LOWER FL
673.83'
LOWER FL
685.00'
MAIN FL
685.00'
MAIN FL
696.75'
SECOND FL
696.75'
SECOND FL
708.08'
HIGHEST ELEV
708.08'
HIGHEST ELEV
9'-4"10'-1"10'-1"23'-1"4'-0" MAX.HORIZONTAL WOOD SIDING
ALUM. CLAD WOOD FRAMED WINDOWS
GLASS GUARD
W/ METAL PICKETS
@ ROOF DECK
LEDGESTONE VENEER
STANDING SEAM METAL ROOF
STANDING SEAM METAL ROOF
RECTANGULAR METAL GUTTERS
RECTANGULAR METAL GUTTERS
HORIZONTAL WOOD SIDING
HORIZONTAL
WOOD SIDING
HORZONTAL METAL RAILS @ GUARD
HORIZONTAL WOOD SIDING
695.08
PLATE
706.08
PLATE
693.92
PLATE
695.08
PLATE
706.08
PLATE
693.92
PLATE
700.08
PLATE
LEDGESTONE VENEER
EXPOSED STEEL COLUMNS
673.83'
LOWER FL
673.83'
LOWER FL
685.00'
MAIN FL
685.00'
MAIN FL
696.75'
SECOND FL
696.75'
SECOND FL
708.08'
HIGHEST ELEV
708.08'
HIGHEST ELEV
9'-4"10'-1"10'-1"4'-0" MAX.LEDGESTONE VENEER ALUM. CLAD WOOD FRAMED WINDOWSHORIZONTAL WOOD SIDING
RECTANGULAR METAL GUTTERS
HORIZONTAL WOOD SIDING
HORZONTAL METAL
RAILS @ GUARD
LEDGESTONE VENEER
STANDING SEAM METAL ROOF
STANDING SEAM METAL ROOF
RECTANGULAR METAL GUTTERS
695.08
PLATE
706.08
PLATE
693.92
PLATE
695.08
PLATE
706.08
PLATE
693.92
PLATE
700.08
PLATE
SCALE: 1/4" = 1'-0"
REAR ELEVATION
SCALE: 1/4" = 1'-0"
RIGHT ELEVATION
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE AT:15680 GUM TREE LANELOS GATOS, CA 95032AS SHOWN
A-10
06/20/16
-20
08/29/16A.
10/06/16B.
685.00'
MAIN FL
685.00'
MAIN FL
696.75'
SECOND FL
696.75'
SECOND FL
708.08'
HIGHEST ELEV
708.08'
HIGHEST ELEV
9'-6"10'-1"10'-1"9'-4"EXISTING GRADE
RESTORATION FILL
FAMILY ROOM NOOK HALL
GARAGE
695.08
PLATE
706.08
PLATE
695.08
PLATE
706.08
PLATE
COVERED
VERANDA
GARAGE F.F. = 684.50'
673.83'
LOWER FL
673.83'
LOWER FL
685.00'
MAIN FL
685.00'
MAIN FL
696.75'
SECOND FL
696.75'
SECOND FL
708.08'
HIGHEST ELEV
708.08'
HIGHEST ELEV
15'-1"10'-1"9'-4"22'-6"10'-1"10'-1"9'-4"FOYER
700.08
PLATE
CROW'S
NEST
GALLERY
GREAT ROOM
COVERED
ENTRY
WINE STORAGE GAMESHALL
VERANDA
695.08
PLATE
706.08
PLATE
693.92
PLATE
695.08
PLATE
706.08
PLATE
693.92
PLATE
SCALE: 1/4" = 1'-0"
SECTION A-A
SCALE: 1/4" = 1'-0"
SECTION B-B
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE AT:15680 GUM TREE LANELOS GATOS, CA 95032AS SHOWN
A-11
06/20/16
-21
08/29/16A.
10/06/16B.
673.83'
LOWER FL
673.83'
LOWER FL
685.00'
MAIN FL
685.00'
MAIN FL
696.75'
SECOND FL
696.75'
SECOND FL
708.08'
HIGHEST ELEV
708.08'
HIGHEST ELEV
23'-1"9'-4"10'-1"10'-1"695.08
PLATE
706.08
PLATE
693.92
PLATE
695.08
PLATE
706.08
PLATE
693.92
PLATE
GALLERY
CROW'S NEST
BATH 4 MASTER SUITE
HALL MINI-MASTER SUITE
MECH.
ROOM
ROOF DECK
SCALE: 1/4" = 1'-0"
SECTION C-C
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE AT:15680 GUM TREE LANELOS GATOS, CA 95032AS SHOWN
A-12
06/20/16
-22
08/29/16A.
10/06/16B.
RESIDENCE PREVIOUSLY APPROVED
BY PLANNING COMMISSION
PREVIOUSLY APPROVED
LAWN AREA
PREVIOUSLY APPROVED
PATIOS & POOL
PREVIOUSLY APPROVED
PATIOS & POOL
685680675670655
650645640635630650
655
660
665
660
665
670
6756806906
8
5
6
8
0
675
6
7
0
24"/22"
LIVE OAK
15.3"
BLUE OAK
17"
OAK
16"
OAK
18"
OAK
24"
OAK
14"
OAK
11.7"
VALLEY OAK
9.9"
BLUE OAK
16.3"
VALLEY OAK
19.2"
LIVE OAK
20.3"
LIVE OAK
14.7"
OAK25"/16"/10"
VALLEY
OAK
11.9"/11.6"
VALLEY OAK
10"
OAK
16.2"
OAK
DBL
16"
OAK
18"
BLUE OAK
18"
OAK
18"
OAK
36"
OAK
7"/7" LIVE OAK
8" VALLEY
OAK
DBL
10"/14"
OAK
30"
OAK
36"
OAK
14"
OAK
14"
OAK
4.8"/4.2"
OAK DBL
8"/7"/5"
OAK
8.9"/5.3"
OAK18"OAK20"OAK13"ACACIA15"OAK31.7"
BLUE OAK
10,10"
LIVE OAK
19.5"
VALLEY OAK
15.3"
BLUE OAK
15.5"/14.5"
VALLEY OAK
11"
VALLEY OAK
30"/20"/16"
LIVE OAK
18"
OAK 8"OAK26"OAK(N 63°2 1'00" E 314 .27') R&M
(
N
6
6
°
3
0'0
0
" W 7
2.0
0')
R
&M(N 48°10'12" W 152.94') R&M(S 7°02'37" E 100.84')S 80°00'00" W 80.00'(N 51°40'04"
W
210.67'
)
R&M(R=60.01' Δ=24°17'55" L=25.45) R&M(S 48°10'12" E 10.33') R&M(S 19°38'00" W)(75.00') R&M(110.00') R&M114.65'118.85'57.80'
201.02'
30.06'25.40'(S 7°02'37" E 588.45') R+M(S 7°04'00" E 233.50') R&M18.8"/18"/12.5
BLUE OAK
PROPOSED RESIDENCE
PROPOSED PATIOS
PROPOSED
LAWN AREA
PROPOSED DRIVEWAY
PROPOSED
POOL
#1
#2
5.6" LIVE OAK
#3
#4
#5
#6#7#8
#9#10
#11
#12
#13
#14#15
#16
#17
#18
#19
#20
#21
#22
#23 #24
#25
#26
#27
#28
#30
#31
5" LIVE OAK
7"/4" TOYON
5.7"
LIVE OAK
685.00'
MAIN FL
685.00'
MAIN FL
696.75'
SECOND FL
696.75'
SECOND FL
708.08'
HIGHEST ELEV
708.08'
HIGHEST ELEV
23'-1"20'-11"
85'-0"
PREVIOUSLY APPROVED
RESIDENCE OUTLINE OF
FRONT ELEVATION
PREVIOUSLY APPROVED
RESIDENCE OUTLINE OF
FRONT ELEVATION
FINISHED FLOOR OF
PREVIOUSLY APPROVED
RESIDENCE
FINISHED FLOOR OF
PREVIOUSLY APPROVED
RESIDENCE
682.00'
F.F.
682.00'
F.F.
SCALE: 1" = 20'
SITE PLAN COMPARISON
SCALE: 3/16" = 1'-0"
FRONT ELEVATION