30 Roberts Rd & 6 Forrest Ave - Staff Report and Exhibits 1-12
PREPARED BY: LEVI HILL
ASSOCIATE PLANNER
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 03/22/2017
ITEM NO: 5
DATE: MARCH 16, 2017
TO: PLANNING COMMISSION
FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: ARCHITECTURE AND SITE APPLICATION S-16-070; SUBDIVISION
APPLICATION M-16-009. PROJECT LOCATION: 30 ROBERTS ROAD, 6
FORREST AVENUE. PROPERTY OWNER: Tannka, LLC. APPLICANT: Gary
King.
REQUESTING APPROVAL TO DEMOLISH ONE MULTI-FAMILY DWELLING
WITH THREE UNITS AND ONE SINGLE-FAMILY DWELLING, CONSTRUCT
ONE MULTI-FAMILY DWELLING WITH FOUR UNITS, AND MERGE TWO LOTS
INTO ONE LOT ON PROPERTY ZONED R-M:5-12. APN 529-10-002 and -003.
DEEMED COMPLETE: FEBRUARY 18, 2017
FINAL DATE TO TAKE ACTION: AUGUST 18, 2017
RECOMMENDATION:
Denial
PROJECT DATA:
General Plan Designation: Medium Density Residential
Zoning Designation: R-M:5-12
Applicable Plans & Standards: General Plan
Parcel Size: 13,856 square feet total for both parcels
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Medium Density Residential R-M:5-12
South Residential High Density Residential R-M:12-20
East Residential Office Professional O:PD
West Residential Medium Density Residential R-M:5-12
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SUBJECT: 30 ROBERTS ROAD, 6 FORREST AVENUE/S-16-070; M-16-009
DATE: MARCH 17, 2017
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CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15305 for reversion to acreage and Section
15303 for construction of a multi-family development with six or fewer units.
FINDINGS:
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction and Section 15305: Minor Alterations in Land Use Limitations.
As required by Section 29.40.635 of the Zoning Ordinance for the specific density for a
building site in a RM zone.
As required by Policy HOU-8.1 of the Housing Element for new housing developments of
three units or more.
As required by Section 29.10.09030(e) of the Town Code for the demolition of existing
structures.
As required by Section 29.10.150(c) of the Town Code that the amount of visitor parking
provided for the development is appropriate for the size and type of housing units.
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 project site is located at the northeast corner of Roberts Road and Forrest Avenue (Exhibit
1). The site currently consists of one multi-family dwelling (three units) on an approximately
9,350-square foot lot and one single family dwelling on an approximately 6,360-square foot lot.
On February 10, 2016 the applicants presented the project to the Conceptual Development
Advisory Committee (CDAC) where comments were provided pertaining to the project’s design,
size, and compatibility with the surrounding neighborhood. The minutes from the meeting
have been included in Exhibit 8.
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PROJECT DESCRIPTION:
A. Architecture and Site Application
The applicant is proposing to construct a multi-family dwelling with four units. The units
would be three-stories constructed over a cellar level parking garage. The units would
range in size from 2,727-square feet to 3,159 square feet. The maximum height of the
proposed building would be 35 feet. Each of the four units will have individual interior
elevators that would access all floors of the units while a common service elevator would
provide access from the cellar parking to a 101-square foot elevator building at ground level
outside of the building. The cellar level parking facilities would feature an individual two-
car garage for each unit and three shared guest parking spaces. Individual garbage and
recycling bins would be stored within the garages at the cellar level. Each unit proposes
private open spaces that vary in size. The proposed materials consist of a mix of stucco and
wood siding, translucent wall panels, and glass. A color and materials sheet has been
included in Exhibit 5.
Story poles have been placed on the site to aid in the review of the project. The poles and
netting have been in place since February 28, 2017.
B. Location and Surrounding Neighborhood
The project site is located at the northeast corner of Roberts Road and Forrest Avenue
(Exhibit 1). The adjacent properties to the north and directly across Forrest Avenue are
developed with single-family dwellings and are zoned R-M:5-12, while the properties
directly across Roberts Road are developed with single-family dwellings and are zoned R-
M:12-20. The adjacent property to the east is developed with a two-story townhome and is
located in the O:PD zone.
C. Subdivision Application
The application would require the merger of the two existing lots into one 13,856-square
foot lot. A lot line adjustment with the lot to the north is also required (Condition 13 of
Exhibit 3). Following the lot merger and the lot line adjustment, the new lot size would be
14,612 square feet. The new lot would conform to the minimum lot size of 8,000 square
feet and the minimum lot width of 60 feet for the R-M zone.
D. Zoning Compliance
The proposed project complies with the height and building coverage limitations. The
proposed project complies with setback requirements and required parking is being
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provided on-site. The proposed project is not subject to Floor Area Ratio (FAR)
requirements because FAR only applies to single- and two-family dwellings.
The R-M:5-12 zone permits a multi-family dwelling at a maximum density of 12 dwelling
units per acre. As proposed, the project net lot area would measure 13,856 square feet
after the lot merger, permitting a maximum of three dwelling units. A total of 14,520
square feet of lot area would be required for the proposed project to conform to the
density requirements of the R-M:5-12 zone. The applicant is also required to complete a lot
line adjustment with the property to the north in order to obtain the necessary lot area to
accommodate the four proposed units (Condition 13 of Exhibit 3).
DISCUSSION:
A. Architecture and Site Analysis
The Town’s Architectural Consultant reviewed the project to provide recommendations
regarding architecture and neighborhood compatibility (Exhibit 6). The Consulting Architect
commented that the proposal to express the four dwelling units as one three-story building
seems out of character with the adjacent smaller scale neighborhood .
The applicant responded to the Consulting Architect’s recommendations in writing (Exhibit
9). The following outlines the Consulting Architect’s recommendations with the applicant’s
response in italics.
Reduce and Integrate the Third Story into Sloped Roof Forms
1. Reduce the area of the third floor footprints and integrate the space within sloped roof
forms by eliminating or substantially reducing the two-story tall interior rooms, locating
the larger master suite on the second level, and placing the smaller two-bedrooms on
the third floor where they would be easier to integrate into a reduced floor plate
footprint.
2. Alternatively, eliminate the two-story tall interior rooms and redesign the floor plans to
fit the units within at two-story tall structure with pitched roofs.
This solution proposed seems to suggest that the project should respect the small
cottage neighborhood as required in traditional single family neighborhoods and the
Residential Design Guidelines. This project was not required to respond to the existing
context (small scale- traditional neighborhood).The project is required to follow the
General Plan , Housing Element requirements. The site and surrounding neighborhood is
zoned for high-density residential use. It is an eclectic and traditional neighborhood that
has some neighbors living in traditional homes that would like for the neighborhood to
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remain as it is. Empathy for this point of view will only prevent the Town from meeting
its obligation to meeting the housing element of the Town’s General Plan. I believe the
Cannon Design Group’s comments reflect the Residential Design Guidelines view on
neighborhood compatibility which is incongruent with Multi-family zoning.
Relocate the Garage Entry
3. Relocate the garage entry to the interior site property line on Roberts Road
This location works well in the example cited in the report due to the change in elevation
however would not work for this project due to the existing Redwood trees that are in
the same vicinity. Entering a parking garage of this small scale on a corner opens up a
wide variety of issues in the parking garage.
Design the Facades to Express Four Distinct Homes that Relate to the Residential
Neighborhood
4. Design the facades to better express the four homes as distinctly individual units.
5. Provide design features that relate to the adjacent traditional residential neighborhood.
The project utilizes individual porches and walkways to distinguish the individual units.
The Cannon Design Group has taken a point of view that the project should reflect
traditional designed brownstone homes and has not presented a justification of what
merit there is to distinguish attached homes as being separate. The Cannon Design
Group has completed a review of this project from the point of view of the Single Family
Guidelines that requires features that relate the project into the existing conjectural
fabric. The sites that constitute this project are not any part of nor are they anywhere
near a single family zoned site.
B. Neighborhood Compatibility
Authentic streetscapes evolve over time, reflecting current design and construction
practices. Contextual architecture isn’t defined by a particular style, but responds to the
programmatic needs of the user and the neighborhood. The width and depth of a building
is experienced in plan, and the height is experienced in elevation. The three dimensions
together with specific elements make-up the massing. As neighborhoods incrementally
transition to higher densities to accommodate housing needs, the massing can step-up and
include elements to relate to the existing scale of the street.
In this case, the four units would be connected into a building that is rectangular in shape
with natural materials. The front elevation would cut away to the below-grade parking entry
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under the center unit windows and balconies, which are flanked by the translucent paneled
stairs and L-shaped two-story bays of the corner units. The partial butterfly-roofed corner
units step down the massing on the side elevations. The rear elevation includes two -story
elements, such as the glazed openings, terraces and projecting bays, behind which the third
story has minimally punched openings.
The existing neighborhood is transitional, consisting of a mix of single-family dwellings and
multi-family dwellings surrounded by service commercial, office, and high-density
residential areas. The proposed project would not result in an increase in dwelling units
over the existing uses. As conditioned, the proposed density would conform to the
maximum density allowed in the R-M:5-12 zone.
The proposed massing of the three-story multi-family building is larger than the buildings in
the immediate neighborhood. Because the third story is not integrated into distinct and
set-back roof forms and the four homes are not expressed as individual units, the proposed
design doesn’t appear to be sympathetic to the architectural elements featured in many of
the homes in the surrounding neighborhood.
C. Tree Impacts
The development plans were reviewed by the Town’s Consulting Arborist and a report was
prepared (Exhibit 7). Five trees are proposed to be removed and one additional tree is
recommended for removal due to its poor condition. A total of 41 new trees will be planted
on the site to replace the trees being removed in conformance with the Town’s Tree
Replacement Standard. The new trees will screen and soften the view of the new multi-
family dwelling from off-site locations (Sheet L-1.0 of Exhibit 12).
D. Parking
The Town Code requires one and one-half parking spaces per dwelling unit in multi-family
dwellings. Town Code requires one additional guest parking space per dwelling unit unless
the Planning Commission makes a finding that more or less visitor parking is necessary due
to the size or type of housing units proposed.
The proposed project requires 10 parking spaces (six for the units and up to four for guests).
A total of eleven on-site parking spaces are proposed in the underground garage for the
four units: three shared guest spaces, where up to four are required; and eight spaces in
four two-car garages, where six are required.
The application currently complies with the requirements for the total number of parking
spaces. However, only three dedicated guest spaces are proposed where up to four spaces
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are required. If the Planning Commission determines three spaces is appropriate then the
following finding will need to be made:
As required by Section 29.10.150(c) of the Town Code that the amount of visitor parking
provided for the development is appropriate for the size and type of housing units.
E. Traffic
The proposed development will not result in an increase in traffic as the project does not
propose an increase in the number of dwelling units.
F. General Plan
The property has a General Plan Land Use Designation of Medium Density Residential which
provides for multiple-family residential, duplex, and/or small single-family homes.
Applicable goals and policies of the 2020 General Plan include, but are not limited to the
following:
Goal LU-4: To provide for well-planned, careful growth that reflects the Town’s
existing character and infrastructure.
Goal LU-6: To preserve and enhance the existing character and sense of place in
residential neighborhoods.
Policy LU-6.5: The type, density and intensity of new land use shall be consistent with
that of the immediate neighborhood.
Policy LU-6.7: Continue to encourage a variety of housing types and sizes that is
balanced throughout the Town and within neighborhoods, and that is also
compatible with the character of the surrounding neighborhood.
Policy LU-6.8: New construction, remodels, and additions shall be compatible and
blend with the existing neighborhood.
Goal LU-7: To use available land efficiently by encouraging appropriate infill
development.
Goal CD-1: Preserve and enhance Los Gatos’s character through exceptional
community design.
Policy CD-1.2: New structures, remodels, landscapes, and hardscapes shall be
designed to harmonize and blend with the scale and rhythm of the neighborhood and
natural features in the area.
Goal CD-6: To promote and protect the physical and other distinctive qualities of
residential neighborhoods.
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G. Housing Element
Policy HOU-2.5: New single-family, multi-family, and mixed-use developments shall
be compatible with the character of the surrounding neighborhood.
Policy HOU-8.1: All approvals of residential developments of three or more units shall
include a finding that the proposed development is consistent with the Town’s
Housing Element and addresses the Town’s housing needs as identified in the
Housing Element.
H. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15305 for reversion to
acreage and Section 15303 for construction of a multi-family development with six or fewer
units.
PUBLIC COMMENTS:
Written notice was sent to property owners and tenants within 300 feet of the subject
property. Written comments have been received regarding the proposed project and have
been included in Exhibit 11.
CONCLUSION:
A. Summary
The project complies with applicable zoning regulations as conditioned if the Planning
Commission is able to make the finding regarding guest parking. The completion of a lot line
adjustment with the adjacent property to the north will provide adequate lot area for the
number of units being proposed. Attached multi-family units are a permitted use in the R-
M zone.
As proposed, the project would not be compatible with surrounding development in terms
of massing.
B. Recommendation
Staff recommends denial of the Architecture and Site application based on the massing of
the proposed multi-family dwelling, which does not conform to the Goals and Policies as set
forth in the General Plan in terms of neighborhood compatibility.
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C. Alternatives
Alternatively, the Commission can:
1. Approve the applications by taking the following actions:
a. Find the project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15305 for
reversion to acreage and Section 15303 for construction of a multi-family
development with six or fewer units (Exhibit 2);and
b. Make the required findings as required by Section 29.40.635 of the Zoning
Ordinance for the specific density for a building site in a RM zone (Exhibit 2); and
c. Make the required finding as required by Policy HOU-8.1 of the Housing Element
for new housing developments of three units or more (Exhibit 2); and
d. Make the required findings as required by Section 29.10.09030(e) of the Town Code
for the demolition of an existing structure (Exhibit 2); and
e. Make the required finding as required by Section 29.10.150(c) of the Town Code
that the amount of visitor parking provided for the development is appropriate for
the size and type of housing units; and
f. Make the required considerations as required by Section 29.20.150 of the Town
Code for granting approval of an Architecture and Site application (Exhibit 2); and
g. Approve Architecture and Site Application S-16-070 and Subdivision Application M-
16-009 with the conditions contained in Exhibit 3 and development plans attached
as Exhibit 12.
2. Approve the application with additional and/or modified conditions; or
3. Continue the matter to a date certain with specific direction.
EXHIBITS:
1. Location Map (one page)
2. Required Findings and Considerations (two pages)
3. Recommended Conditions of Approval (16 pages)
4. Project Description and Letter of Justification, received January 11, 2017 (two pages)
5. Color & Materials Exhibits, received March 13, 2017 (one page)
6. Consulting Architect Report, Received January 4, 2017 (four pages)
7. Consulting Arborist Report, Received January 12, 2017 (36 pages)
8. February 10, 2016 CDAC Meeting Minutes (3 pages)
9. Applicant’s Response to the Consulting Architect Report Received March 13, 2017 (four
pages)
10. Applicant’s Response to the Consulting Arborist Report Received March 8, 2017 (one page)
11. Public Comment received by 11:00 a.m., Thursday, March 16, 2017
12. Development Plans (27 pages)
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Distribution:
Gary King, 579 E. Campbell Avenue, Campbell, CA 95008
Tom Sloan, Metro Design Group, 1475 S. Bascom Avenue, Suite 208, Campbell, CA 95008
30 Roberts Road and 6 Forrest Avenue
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0.125
EXHIBIT 1
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Inte1:1tionally
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PLANNING COMMISSION -March 22, 2017
REQUIRED FINDINGS & CONSIDERATIONS FOR:
30 Roberts Road and 6 Forest Avenue
Architecture and Site Application S-16-070
Subdivision Application M-16 -009
Requesting approval to demolish one multi-family dwelling with thre~ units and one
single-family dwelling, construct one multi-family dwelling with four units, and
merge two lots into one lot on property zoned R-M:S-12. APN 529-10-003
PROPERTY OWNER: Tannka, LLC
APPLICANT: Gary King
Required finding for CEQA:
FINDINGS
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction and Section 15305: Minor Alterations in Land Use Limitations.
Required finding for density in an RM Zone:
• As required by Section 29.40.635 of the Zoning Ordinance for the speciflc density for a
building site in a RM zone.
1. Will be adequately accommodated by streets serving the development either in
their existing configuration or a configuration which is intended to be created in the
immediate future and that the development will not overburden existing streets or
other public improvements such that the provision of public services to the general
areas will not be impaired .
2. That the architectural design of the development, the site planning therefor, and the
characteristics of the lot, including its shape, area1 topography, vegetation and
existing structure will be such that adjacent properties will not be adversely
affected.
3. That individual dwelling units will be serviced by light, air, off-street parking, open
space, privacy and other such amenities which are normally incident to well-
designed residential development.
Required findings by Housing Element Policy HOU-8.1:
• The proposed development is consistent with the Town's Housing Element and addresses
the Town's housing needs as identified in the Housing Element .
EXHIBIT 2
Required findings for the Issuance of a demolition permit requiring Architecture and Site
approval:
• As required by Section 29 .10.09030(e) of the Town Code:
1. The Town's housing stock will be maintained as the single-family residence will be
replaced with two single-family residences; and the proposed residential use will be
consistent with the zoning designation of Single-Family Residential and the General Plan
land use designation of Low Density Residential.
2. The existing structures were constructed prior to 1941 and have no historical
significance.
3. The property owner does not desire to maintain the structures as they exist.
4. The economic utility of the structures was considered.
Required finding for guest parking:
• As required by Section 29 .10.lSO(c) of the Town Code that the amount of visitor parking
provided for the development is appropriate for the size and type of housing units.
CONSIDERATIONS
Required considerations in review of Architecture & Site applications:
• As required by Section 29 .20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
N:\DEV\FINDINGS\2017\Roberts30.DOCX
PLANNING COMMISSION -March 221 2017
CONDITIONS OF APPROVAL
30 Roberts Road and 6 Forest Avenue
Architecture and Site Application S-16-070
Subdivision Application M-16-009
Requesting approval to demolish one multi-family dwelling with three units and one
single-family dwelling, construct one multi-family dwelling with four units, and
merge two lots into one lot on property zoned R-M:S-12 .
APN 529-10-003
PRQPERTY OWNER: Tannka, LLC
APPLICANT: Gary King
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning D ivis ion
1. APPROVAL : This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION : The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3 . OUTDOOR LIGHTING : Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, pri or to the issuance of a building or grading permit.
5. EXISTING TREES: All existing trees shown on the plan and trees required to remai n or to be
planted are specific subjects of approval of this plan, and must remain on the site.
6 . 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
constructi on plans.
7 . TREE STAKING : All newly plant ed trees shall be double-staked using rubber tree ties.
8. FRONT YARD LANDSCAPE : Prior t o issuance of a Certificate of Occupancy the front yard
must be landscaped.
9. 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 i rrigation plans are
submitted for revi e w .
EXHIBIT 3
10. RECYCLING. All wood, metal, glass, and aluminum materials generated from the
demolished structure shall be deposited to a company which will recycle the materials.
Receipts from the company(s) accepting these materials, noting type and weight of
material, shall be submitted to the Town prior to the Towns demolition inspection.
11. STORY POLES. The story poles on the project site shall be removed within 30 days of
approval of the Architecture and Site application.
12. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations identified in the Arborist's report dated as received January 11, 2017 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.
13. LOT LINE ADJUSTMENT: The developer shall complete a Jot line adjustment in accordance
with the Town of Los Gatos' Subdivision Ordinance to acquire the required net lot area for
the proposed density of 12 dwelling units per net acre .
14. 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 ofthe Town Attorney.
15. 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
16. PERMITS REQUIRED: A Demolition Permit shall be required for the demolition of the three
existing units and the single-family residence and a Building Permit for the construction of
the four unit multi-family residential building with underground parking garage.
This is combination Permit which includes all required electrical, mechanical, and plumbing
work as necessary.
17. 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.
18. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
19. BUILDING ADDRESSES: Submit requests for new residential unit addresses to the Building
Division prior to submitting for the building permit application process .
20. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application and a
Bay Area Air Quality Management District Application from the Building Department
Service Counter. Once the demolition form has been completed, all signatures obtained,
and written verification from PG&E that all utilities have been disconnected, return the
completed form to the Building Department Service Counter along with the Air District's
J# Certificate, PG&E verification, and three (3) sets of site plans showing all existing
structures, existing utility service lines such as water, sew~r, and PG&E. No demolition
work shall be done without first obtaining a permit from the Town.
21. SOILS REPORT: A Soils Report (Geotechnical Investigation), 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.
22. SHORING: Shoring plans and calculations will be required for all excavations which exceed
four (4) feet in depth or which remove lateral support from any existing buildings, adjacent
Property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed Engineer and shall conform to Cal/OSHA regulations.
23. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed Civil Engineer or Land
Surveyor shall be submitted to the project Building Inspector at the 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 elevations
b. Finish floor elevations
c. Foundation corner locations
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 811 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 when needed in the future.
b. All passage doors shall be at least 32 inch doors on the accessible floor level.
c. The primary entrance door shall be a 36 inch wide door including a 5' x 5' level landing,
no more than 1 inch out of plane with the immediate interior'floor level and with an 18
inch clearance at the interior strike edge .
d. A door buzzer, bell or chime shall be hard wired at the primary entrance.
25. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed), i.e. directiy printed, onto a sheet of the plans.
26. BACKWATER VALVE: The scope of this project may require .the installation of a sanitary
sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the
plans if a backwater valve is required and the location of the installation. The Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
27. TOWN FIREPLACE STANDARDS : New wood burning fireplaces shall be an EPA Phase 11
appliance or gas appliance per Town Ordinance 1905. Tree limbs shall be cut within
10 feet of chimneys.
28. FIRE ZONE : This project will require Class A Roof Assemblies.
29. 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
Build i ng Division Service Counter or online at www.losgatosca .gov/building.
30. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County Valley
Non point 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 Di vision
Service Counter for a fee of $2 or at ARC Blue Pri nt for a fee or online at
www.losgatosca .gov/bu ilding.
31. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a Building Permit:
a. Community Development-Planning Division : Levi Hill at (408) 354-6802
b . Engineering/Parks & Public Works Department: Mike Weisz at (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.
f. Bay Area Air Quality Management District: (415) 771-6000
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS :
Engineering D ivision
32. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept
clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of
the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of
goods and materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The 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 i n the issuance of correcti on notices, citati ons, or stop work orders and the Town
performing the required maintenance at the Developer's expense .
33. APPROVAL: This application shall be completed i n accordance with all of the conditions of
approval listed below and in substantial compliance with the latest reviewed and approved
developlT!ent plans. Any changes or modifications to the approved plans or conditions of
approvals shall be approved by the Town Engineer.
34. PRIOR APPROVALS: All conditions per prior approvals shall be deemed in full force and
affect for this approval.
35. CHANGE OF OCCUPANCY : Prior to initial occupancy and any subsequent change in use or
occupancy of any non-residential condominium space, the buyer or the new or existing
occupant shall apply to the Community Development Department and obtain approval for
use determination and building permit and obtain inspection approval for any necessary
work to establish the use and/or occupancy consistent with that intended.
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 limit ed to, Pacific Gas and
Electric (PG&E), A.T&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. FOR PLANTERS : The Applicant shall apply for an encroachment permit for the proposed
planters within the public sidewalk and/or public right-of-way. The Applicant shall work
with Parks and Public Works Department staff to arrive at a mutually agreeable solution
that addresses safety and aesthetic issues. If no solution is reached, the vegetative
screening requirement shall be waived. An indemnity agreement for private improvements
in the public right-of-way (indemnity agreement) will be required if planters are proposed
to be located on public land . A copy of the recorded agreement shall be submitted to the
Engineering Division of the Parks and Public .Works Department prior to the issuance of any
permit.
38. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT): The
property owner shall enter i nto an agreement with the Town for all existing and proposed
private improvements within the Town's right-of-way. The Owner shall be solely
responsible for maintaining the improvements in a good and safe condition at all times and
shall indemnify the Town of Los Gatos. The agreement must be completed and accepted by
the Director of Parks and Public Works, and a copy of the recorded agreement shall be
submitted to the Engineering Division of the Parks and Public Works Department, prior to
the issuance of any permits.
39 . GENERAL LIABILITY INSURANCE: The property owner shall provide p roof of insurance to
the Town on a yearly basis. In add ition to general coverage, the policy must cover all
elements encroaching into the Town's right-of-way.
40. PUBLIC WORKS INSPECTIONS: The Developer or their representative shall notify the
Engineering Inspector at ieast 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.
41. 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, dri veways, signs, pavements, raised pavement markers, thermoplastic
pavement markings, etc., shall be repaired and replaced to a condition equal to or better
than the origi nal 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 additionai 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.
42. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
43. STREET/SIDEWALK CLOSURE : Any proposed blockage or partial closure of the street and/or
sidewalk requires an encroachment permit. Special provisions such as limitations on works
hours, protective enclosures, or other means to facilitate public access in a safe manner
may be required.
44. 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.
45. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of
any permits or recordation of the Parcel I Final Map.
46. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The
Applicant's project engineer shall notify, in writing, the Town Engineer at least seventy-two
(72) hours in advance of all the proposed changes. Any approved changes shall be
incorporated into the final "as-built" plans.
47. PARKING: Any proposed parking restriction must be approved by The Town of Los Gatos,
Community Development Department.
48. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California, and submitted to the Town Engineer for
review and approval. Additionally, any post-project traffic or parking counts, or other
studies imposed by the Planning Commission or Town Council shall be funded by the
Applicant.
49. GRADING PERMIT: A grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos
(Grading Ordinance). The grading permit application (with grading plans) shall be made to
the Engineering Division of the Parks and Public Works Department located at 41 Miles
Avenue. The grading plans shall include final grading, drainage, retaining wall location(s),
driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities
and a table of existing and proposed impervious areas. Unless specifically allowed by the
Director of Parks and Public Works, the grading permit will be issued concurrently with the
building permit. The grading permit is for work outside the building footprint(s). A separate
building permit, issued by the Building Department on E. Main Street, is needed for grading
within the building footprint.
50. GRADING ACTIVITY RESTRICTIONS : Upon receipt of a grading permit, any and all grading
activities and operations shall not commence until after the rainy season, as defined by the
State Water Resources Control Board (October 1-April 30), has ended .
51. DRIVEWAY : The driveway conforms to existing pavement on Roberts Road shall be
constructed in a manner such that the existing drainage patterns will not be obstructed.
52. CONSTRUCTION EASEMENT: Prior to the issuance of a grading permit, it shall be the sole
responsibility af the Owner/Applicant to obtain any and all proposed or required
easements and/or permissions necessary to perform the grading herein proposed. Proof of
agreement/approval is required prior to the issuance of any Permit.
53. DRAINAGE STU DY: Prior to the issuance of any grading permits, the following drainage
studies shall be submitted to and approved by the Town Engineer: a drainage study of the
project including diversions, off-site areas that drain onto and/or through the project, and
justification of any diversions; a drainage study evidencing that the proposed drainage
patterns will not overload the existing storm drain facilities; and detailed drainage studies
indicating how the project grading, in conjunction with the drainage conveyance systems
(including applicable swales, channels, street flows, catch basins, storm drains, and flood
water retarding) will allow building pads to be safe from inundation from rainfall runoff
which may be expected from all storms up to and including the theoretical 100-year flood.
54. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the
issuance of a grading permit/building permit.
55. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer qualified to practice land surveying, for the
following items:
a) Retaining wall: top of wall elevations and locations.
b) Toe and top of cut and fill slopes.
56. PAD CERTIFICATION: A letter from a licensed land surveyor shall be provided stating that
the building foundation was constructed in accordance with the approved plans shall be
provided subsequent to foundation construction and prior to construction on the
structure. The pad certification shall address both vertical and horizontal foundation
placement.
57. PRECONSTRUCTION MEETING : Prior to issuance of any permit or the commencement of
any site work, the general contractor shall:
a) Along with the project applicant, attend a pre-construction meeting with the Town
Engineer to discuss the project conditions of approval, working hours, site maintenance
and other construction matters;
b) Acknowledge in writing that they have read and understand the project conditions of
approval and will make certain that al! project sub-contractors have read and understand
them as well prior to commencing any work, and that a copy of the project conditions of
approval will be posted on-site at all times during construction .
58. RETAINING WALLS: A building permit, issued by the Building Department at 110 E. Main.
Street, may be required for site retaining walls. Walls are not reviewed or approved by the
Engineering Division of Parks and Public Works during the grading permit plan review
process.
59 . CERTIFICATE OF LOT LINE ADJUSTMENT: A Certificate of Lot Line Adjustment shall be
recorded. Two (2) copies of the legal description for each new lot configuration, a plat map
(8-~ in . X 11 in.) and two (2) copies of the legal description of the land to be exchanged
shall be submitted to the Engineering Division of the Parks and Public Works Department
for review and approval. The submittal shall include closure calculations, title reports less
than ninety (90) days old and the appropriate fee . The certificate shall be recorded before
any permits may be issued.
60. CERTIFICATE OF LOT MERGER: A Certificate of Lot Merger shall be recorded . Two (2) copies
of the legal description for exterior boundary of the merged parcel and a plat map (8-~ in.
X 11 in.) shall be submitted to the Engineering Division of the Parks and Public Works
Department for review and approval. The submittal shall include closure calculations, title
reports less than ninety (90) days old and the appropriate fee. The certificate shall be
recorded before any permits may be issued.
61. SOILS REPORT: One copy of the soils and geologic report shall be submitted with the
application. The soils report shall include specific criteria and standards governing site
grading, drainage, pavement design, retaining wall design, and erosion control. The reports
shall be signed and "wet stamped11 by the engineer or geologist, in conformance with
Section 6735 of the California Business and Professions Code .
62. 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 recommend at ions 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.
63. 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 sign i ng
the plans.
64 . 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.
65. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the project's design-level geotechnical/geological
investigation as prepared by the Applicant's engineer(s), and any subsequently required
report or addendum. Subsequent reports or addendum are subject to peer review by the
Town's consultant and costs shall be borne by the Applicant.
66. JOINT TRENCH PLANS : Joint trench plans shall be reviewed and approved by the Town prior
to recordation of a map. The joint trench plans shall include street and/or site lighting and
associated photometrics. A letter shall be provided by PG&E stating that public street light
billing will by Rule LS2A, and that private lights shall be metered with billing to the
homeowners association. Pole numbers, assigned by PG&E, shall be clearly delineated on
t he plans.
67. WATER DESIGN: In the event of any required improvements to the existing water service
and/or meter, water plans prepared by San Jose Water Company must be reviewed and
approved prior to issuance of any permit.
68. WATER METER: The existing water meter, currently located within the Roberts Road right-
of-way, shall be relocated within the property in question, directly behind the public right-
of-way line. The Applicant sha!! repair and replace to existing Town standards any portion
of concrete flatwork within said right-of-way that is damaged during this activity.
69. SANITARY SEWER CLEANOUT : The existing sanitary sewer cleanout, currently located
within the Roberts Road right-of-way, shall be relocated within the p.roperty in question,
directly behind the public right-of-way line. The Applicant shall repair and replace to
existing Town standards any portion of concrete flatwork withi n said right-of-way that is
damaged during this activity.
70. ADA COMPLIANCE: The Applicant shall be required to meet all ADA standards, which must
be completed and accepted by the Town before a Certificate of Occupancy for any new
building can be issued . This may require additional construction measures as directed by
the Town.
71. UNDERGROUND PARKING GARAGE DRAINAGE : Water from the underground parking
garage shall not be discharged onto the public street. The Applicant shall design a floor
drainage system for the garage that collects all drainage and conveys runoff to the san itary
sewer system. Connecting said drainage system to the storm drain system is not permitted.
72. 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 27.50.0lS(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.
73. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient
distance to allow excavation of the utility without undermining the house foundation. The
Town Engineer shall determine the appropriate setback based on the depth of the utility,
input from the project soils engineer, and the type of foundation.
74. UTILITY EASEMENTS: Deed restricti ons shall be placed on lots containing utility easements.
The deed restrictions shall specify that no trees, fences, structures or hardscape are
allowed within the easement boundaries, and that maintenance access must be provided.
The Town will prepare the deed language and the Applicant's surveyor shall prepare the
legal description and plat. The Applicant shall pay any recordation costs.
75. PRIVATE EASEMENTS: Agreements detailing rights, limitations and responsibilities of
involved parties shall accompany any proposed private easement. Access driveway shall be
within the recorded access easement. A new private access easement shall be recorded,
and a copy of the recorded agreement shall be submitted to the Engineering Division of the
Parks and Public Works Department, prior to issuance of building permit or realigned
access driveway shall be completed prior to the issuance of building permit.
76. CURB AND GUTIER REPAIR: The Developer shall repair and replace to existing Town
standards any curb and gutter damaged now or during construction of this project. All new
and existing adjacent infrastructure must meet Town standards. New curb and gutter shall
be constructed per Town Standard Details. New concrete shall be free of stamps, logos,
names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be
removed and replaced at the Contractor's sole expense and no additional compensation
shall be allowed therefore. The limits of curb and gutter repair will be determined by the
Engineering Construction Inspector during the construction phase of the project. The
improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
77. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not
limiting to trees and hedges, will need to abide by Town Code Sections 23 .10.080,
26.10.065, and 29.40.030.
78. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor's property will
need to be removed and replaced to the correct location of the boundary lines before a
Certificate of Occupancy for any new building can be issued. Waiver of this condition will
require signed and notarized letters from all affected neighbors.
79. 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.
80. TRAFFIC CONTROL PLAN: A traffic control plan is required and must be submitted and
approved prior to any work in the public right-of-way. This plan shall include, but not be
limited to, the following measures:
a) Construction activities shall be strategically timed and coordinated to minimize traffic
disruption for schools, residents, businesses, special events, and other projects in the area.
The schools located on the haul route shall be contacted to help with the coordination of
the trucking operation to minimize traffic disruption.
b) Flag persons shall be placed at locations necessary to control one-way traffic flow. All
flag persons shall have the capability of communicating with each other to coordinate the
operation.
c) Prior to construction, advance notification of all affected residents and emergency
services shall be made regarding one-way operation, specifying dates and hours of
operation .
81. HAULING OF SOIL: Hauling of soil on-or off-site shall not occur during the morning or
evening peak periods (between 7 :00 a.m . and 9 :00 a.m. and between 4 :00 p .m . and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to
the issuance of a building permit, the 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 sign s 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.
82 . 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, constructi on, alteration or repair activities shall
be· allowed. No individual piece of equipment shall produce a noise level exceeding eighty-
five (85) dBA at twenty-five (25) feet from the source. lfthe 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 po i nt outside of the
property plane shall not exceed eighty-five (85) dBA.
83 . CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any permits, the
Applicant shall submit a construction management plan sheet (full-size) within the plan set
that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project
Schedule, site security fencing, employee parking, construction staging area, materials
storage area(s), construction trailer(s), concrete washout(s) and proposed outhouse
locations. Please refer to the Town's Construction Management Plan Guidelines document
for additional information.
84. MAINTENANCE ACCESS: Prior to the issuance of any permits, the Applicant shall propose
maintenance access improvements for the Town Engineer to review, comment on, and
approve. The Engineering Division of the Parks and Public Works Department shall approve
the surface materials over each public easement.
85. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood
level rims less than twelve (12) inches (304.8 mm) above the elevation of the next
upstream manhole and/or flushing i nlet cover at the public or private sewer system servi ng
such drainage piping shall be protected from backflow of sewage by installing an approved
type backwater valve. Fixtures above such elevation shall not discharge through the
backwater valve, unless first approved by the Building Official. The Town shall not Incur any
liability or responsibility for damage resulting from a sewer overflow where the property
owner or other person has failed to install a backwater valve as defined in the Un iform
Plumbing Code adopted by the Town and maintain such device in a functional operation
condition. Evidence of West Sanitation District's decision on whether a backwater device is
needed shall be provided prior to the issuance of a building permit.
86. STORMWATER MANAGEMENT: Construction activities including but not limited to clearing,
stockpiling, grading or excavation of land, which disturbs one (1) acre or more which are
part of a larger common plan of development which disturbs less than one (1) acre are
required to obtain coverage under the construction general permit with the State Water
Resources Control Board. The Applicant is required to provide proof of WDID# and keep a
current copy of the storm water pollution prevention plan (SWPPP) on the construction
site and shall be made available to the Town of Los Gatos Engineering Division of the Parks
and Public Works Department and/or Building Department upon request.
87. BEST MANAGEMENT PRACTICES (BMPs): The Applicant is responsible for ensuring that all
contractors are aware of all storm water quality measures and that such measures are
i mplemented. Best Management Practices (BMPsj shall be maintained and be piaced for all
areas that have been graded or disturbed and for all material, equipment and/or
operations that need protection. Removal of BMPs (temporary removal during
construction activities) shall be replaced at the end of each working day. Failure to comply
with the construction BMP will result in the issuance of correction notices, citations, or
stop work orders.
88. SITE DESIGN MEASURES: All projects shall incorporate 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.
89. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building
on an area if grading is allowed during the rainy season. Interim erosion control measures,
to be carried out during construction and before installation of the final landscaping, shall
be included. Interim erosion control method shall include, but are not limited to: silt
fences, fiber rolls (with locations and details), erosion control blankets, Town standard
seeding specification, filter berms, check dams, retention basins, etc. Provide erosion
control measures as needed to protect downstream water quality during winter months.
The Town of Los Gatos Engineering Division of the Parks and Public Works Department and
the Building Department will conduct periodic NP DES inspections of the site throughout
the recognized storm season to verify compliance with the Construction General Permit
and Stormwater ordinances and regulations .
90. 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 da i ly,
or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging
areas at construction sites in order to insure proper control of blowing dust for the
duration of the project. Watering on public streets shall not occur. Streets shall be cleaned
by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at
least once a day. Watering associated with on-site construction acti vity 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.
91. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any
permits, all pertinent details of any and all proposed stormwater management facilities,
including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls,
infiltration trenches, detention basins and energy dissipaters, shall be provided on
submitted p l ans, reviewed by the Engineering Division of the Parks and Public Works
Department, and approved for implementation.
92. 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.
93. STORMWATER. DISCHARGE: New buildings, such as food service facilities and/or multi-
family residential complexes or subdivisions, shall provide a covered or enclosed area for
dumpsters and recycling containers. The area shall be designed to prevent water run -on to
the area and runoff from the area. Areas around trash enclosures, recycling areas, and/or
food compactor enclosures shall not discharge directly to the storm drain system. Any
drains installed in or beneath dumpsters, compactors, and tallow bin areas serving food
service facilities shall be connected to the sanitary sewer. The Applicant shall contact the
local permitting authority and/or sanitary district with jurisdiction for specific connection
and discharge requirements.
94. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks . No through curb
drains will be allowed. Any storm drain inlets (public or private) directly connected to
public storm system shall be stenciled/signed with appropriate "NO DUMPING -Flows to
Bay" NPDES required language. On-site drainage systems for all projects shall include one
of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These
include storm water reuse via cisterns or rain barrels, directing runoff fro_m 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.
95. OFF-SITE DRAINAGE: The Developer shall construct and install a private on-site storm drain
system that is adequately si zed to collect and convey adjacent off-site tributary drainage.
Hydraulic calculations for a 100-year storm event shall provide documentation that the
proposed storm drain system can convey said off-site drainage as well as on-site drainage
during this event over, within, through and off the site, and ultimately into the Town's
storm drain system.
96. PUBLIC STORM DRAIANG E CONVEYANCE AGREEMENT: The Developer shall enter into a
Public Storm Drainage Conveyance Agreement with the Town to allow for the conveyance
of storm drainage from the adjacent public right-of-way through the on-site p ri vate storm
drain system and within the private street(s) to be constructed with the project. The
Developer shall be solely responsible for maintaining the storm drain system at all times
and shall indemnify the Town of Los Gatos. The agreement must be completed and
. accepted by the Town Attorney, and a copy ofthe recorded agreement shall be submitted
to the Engineering Division-of the Parks and Public Works Department, prior to the
issuance of any permits.
97. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and
homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on
a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into
the Town's storm drains.
98. 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 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.
99. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient
distance to allow excavation of the utility without undermining the house foundation. The
Town Engineer shall determine the appropriate setback based on the depth of the utility,
input from the project soils engineer, and the type of foundation.
100. UTILITY EASEMENTS : Deed restrictions shall be placed on lots containing utility easements.
The deed restrictions shall specify that no trees, fences, structures or hardscape are
allowed within the easement boundaries, and that maintenance access must be provided .
The Town will prepare the deed language and the Applicant's surveyor shall prepare the
legal description and plat. The Applicant shall pay any recordation costs.
101. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: The Applicant shall initiate a
weekly neighborhood email notification program to provide project status updates. The
email notices shall also be posted on a bulletin board placed in a prominent location along
the project perimeter.
102. NEIGHBOR CONSENT: Letters of consent from the owners of all impacted properties
related to the proposed development shall be provided prior to the issuance of any permit.
The letters shall address all related surface or utility improvements as well any potential
grading. If applicable, the grading permit application shall be signed by all owners of
property whereon grading is proposed. This signature signifies the neighbor's consent to
allow the work to proceed.
103. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be
issued simultaneously.
104. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered .
105. FUTURE STUDIES: Any post-project traffic or parking counts, or other studies imposed by
Planning Commission or Town Council shall be funded by the Applicant.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
106. Review of this Developmental proposal is limited to acceptability of site access and water
supply as they pertain to fire department operations, and shall not be construed as a
substitute for formal plan review to determine compliance with adopted model codes.
Prior to performing any work the applicant shall make application to, and receive from, the
Building Department all applicable construction permits.
107. FIRE SPRINKLERS REQUIRED: An automatic residential fire sprinkler system shall be
installed in one-and two-family dwellings as follows: In all new one-and two-family
dwellings and in existing one-and two-family dwellings when additions are made that
increase the building area to more than 3,600 square feet. Exception : A one-time addition
to an existing building that does not total more than 1,000 square feet of building area.
NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible
for consulting with the water purveyor of record in order to determine if any modification
or upgrade of the existing water service is required . A State of California licensed (C-16)
Fire Protection Contractor shall submit plans, calculations, a completed permit application
and appropriate fees to this department for review and approval prior to beginning their
work. CRC Sec. 313.2 as adopted and amended by LGTC (NOTE: the parking garage will
require an NFPA 13 system consistent w/S-2 Occupant group)
108. 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
109.AERIAL FIRE APPARATUS ACCESS ROADS:
1. Where required: Buildings or portions of buildings or facilities exceeding 30 feet (9144
mm) in height above the lowest level of fire department vehicle access shall be provided
with approved fire apparatus access roads capable of accommodating fire department
aerial apparatus. Overhead utility and power Jines shall not be located within the aerial
fire apparatus access roadway.
2. Width: Fire apparatus access roads shall have a minimum unobstructed width of 26 feet
(7925) in the immediate vicinity of any building or portion of building more than 30 feet
(9144 mm) in height.
3. Proximity to building: At least one of the required access routes meeting this condition
shall be located within a minimum of 15 feet (4572} and a maximum of 30 feet
{9144mm) from the building, and shall be positioned parallel to one entire side of the
building, as approved by the fire code official.
110. CONSTRUCTION SITE FIRE SAFETY: .Aii construction sites must compiy with applicable
provisions of the CFC Chapter 33 and our Standard Detaii and Specification Sl-7 . Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chp.33
111.ADDRESS IDENTIFICATION: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Where required by the fire code official, address
numbers shall be provided in additional approved locations to facilitate emergency
response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall
be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7
mm). Where access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to identify the
structure. Address numbers shall be maintai ned . CFC Sec. 505.1
112. PLANS NOT APPROVED: To prevent plan review and i nspection delays, the above noted
Developmental Review Conditions shall be addressed as "notes" on all pending and future
plan submittals and any referenced diagrams to be reproduced onto the future plan
submittal.
N:\DEV\CONDITIONS\2017\Roberts 30.docx
Letter of Justification ll Project Description
4 Unit Residential Condominium
Project Address: 30 Roberts Road & 6 Forest Avenue
APN: 529-10·002,003
Applicant: Gary King agent for owner, Tanaka LLC
Owner: Tanaka LLC
579 E. Campbell Avenue
campbell; CA 95008
Architect: Metro Design Group
1475 S. Bascom Ave #208
campbell, CA 95008
General Plan Designation: Medium Density Housing
Zoning Designation: RM-5-12 Multiple Family Residential
Parcel Size: Gross -15,406 sq.ft. Net-14,612 sq.ft.
RECEIVED
JAN l .12017
TOWN OF LOS GATOS
PL.ANNING DIVISION
The new building Is located at the comer of Roberts Road and Forest Avenue. The site is
created from 2 contiguous parcels and standardizes the irregular shape of the lot by completing
a lot line adjustment with the neighboring parcel located along the northerly property line. The
project proposes to remove 3 legal, norHX>nforming, dwelling units at 6 Forest Ave. and 1
slngle family residence located at 30 Roberts Rd. The current structures are outdated and would
require unwarranted renovation work for these structures to be In compliance with current
building and zoning codes. The 4 existing residential units, with legal but non-conforming
dwellings will be replace with 4 new residential units that meet all the required zoning
requirements.
The gently sloping site Is populated with a few mature, non-native trees, an un-lmproved
streetscape. Th~·trees wilt be replaced with trees that'wlll thrive and provide shade and
screening that help mitigate the size of the strucbJre and aid In providing a level of privacy. The
proximity to shopping, restaurants, schools and publ!c transportation will encoUrage a watkabie,
healthy !ffestyle.
This project will be a ploneertng effort to gentrify the surrounding underdeveloped
neighborhood by transforming tne property up to the current zoning standards, meeting the
intent of the General Plan. According to the goals stated within the Town's Housing Element,
the Town will encourage and promote green building practices and energy conservation
practices and cultivate innovative, pedestrian oriented communities. lhe proposed project
boldly creates a historically relevant project that reflects the current progressive culture of the
Town. This Is achieved by Integrating a variety of energy conservatJon elements, accesslbllity
for all ages and ab111ti~, an abundance of outdoor living spaces and sustainable building
products and building techniques Into a building articulated in an architectural style reflecting
the current times.
EXHIBIT 4
The site is zoned as Medium Density Residential with 8 to 12 dwelling per acre. Currently, the
Town of Los Gatos is home to individuals with a wide variety of incomes and home sizes. As
outlined in the Housing Element of the ·General Plan, there is future trend toward an older age
group from what has existed in the past. Additionally, more people desire moving and living
closer into the town centers for easier access to amenities. With each of the 4 dwelling units
designed to provide upscale living units'to the downtown area, it will fulfill a need for housing
that is currently lacking within the Los Gatos.
Directly across the street the sites are all zoned RM-12-20 for High Density housing (12 to 20
dwellings per acre). 12 dwelling units per acre is the smallest density that will be developed in
the future across the street. The proximity to this higher zoning district located across the street
on Roberts Road advocated that the subject site be developed to 12 units per acre. Developing
both sides of Roberts Road with similar mass and scale is tantamount to the visual objectives of
the General Plans goals and will set a precedent pattern for the neighborhood.
Parking for all automobiles is provided below grade and out of view within a cellar below the
residences. Each individual dwelling will have its own private two-car garage as well as shared
guest parking. Covered Guest and Accessible Parking are accessed to the street by means of a
stairway and elevator. The elevator can be used on a weekly basis to aid in the moving of
personal trash receptacles from individual garages out to the street for pickup.
Additional storage space and private trash receptacles are located in the cellar for easy access.
Each of the dwellings has several outdoor spaces, such as balconies, decks and yards that
incorporate natural lighting and views to the hillside or private spaces.
The interior spaces of the units will be interconnected both spatially with vertical, internal vistas
and a 4 level elevator. Each of the units will take advantage of a photo voltaic solar power
integration, and rain-water harvesting to maintain the common xeriscape surrounding the
building.
The project will constructed using entirely from sustainable building materials that have been
pre-assembled within a factory, transported modularly to the site and re-assembled on-site.
This process affords greater quality control and negligible long-term disturbance to the
neighbors and environment, highlighting the goals of the Town's housing goal of innovation.
Although the Single and Two Family Residential Design Guidelines do not apply for this project,
and the fact that the project was designed to meet all the current zoning and design standards,
the architect and owner expressed concern about the scale of the.project to Planning Staff.
·On February 10, 2016, the Community Development Advisory Committee (CD-16-002)
convened to express comments about the project. While the general mood from the committee
was positive, and encouraged the owner to proceed with the project, they also provided
supportive comments that have all been addressed !n the current design.
On the morning of October 29th, a Community Outreach gathering was held at the site to
introduce the project to the surrounding neighbors. Notices went out to all surrounding property
owners two weeks in advance inviting them to view the plans and renderings of the elevations
as well as meet the architect, contractor and developer of the project. In general, all the
comments made by the surrounding property owners were positive.
This Page
lntentionally
Left Blank
January 4, 2017
Mr. Levi Hill
Community Development Department
Town of Los Gatos
110 E . Main Street
Los Gatos, CA 95031
RE: 30 Roberti Road I 6 Forest A'miue
Dear Levi:
ARCHrrECTURE PLANNING URBAN DESIGN
I reviewed the drawings, and c:w.lmted the site context. My comments and .recommendations are as follows:
Neighborhood Context
The site is a comer lot located within an older Los Gatos neighborhood. Most homes are small one-story structures but
there are a few newer two-story homes and multi&mily complexes. Photographs of the immedately sw:rounding context
are shown on the following page.
700 LARKSP UR LANDING CIRC LE -SU ITE 199 . LAR KSPUR . CA . 94 93 9
EXHIBIT 6
TEL : 41 5.331 .3795
CDGPLAN@PACBEL L.NET
I .....
~Jb Walter Levison r CONSULTING ARBORIST &
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ASGA Reglstored Consulting Arborist #401 /ISA Tree Risk Assessment Quallfted / ISA Certllled Arborist #WC-3172 cell (415) 203-0990 I dr1ree@sbcglobal.net
Site Address: 30 Robelts end 6 Fom!st, Loll G atos, CA
Assessment of Eighteen (18) Protected-Size Trees
at
30 Roberts & 6 Forrest
Los Gatos, California
Prepared for:
Mr. Levi Hill, Associate Planner
Town of Los Gatos Community Development Department
110 E. Main Street
Los Gatos, CA 95030
Field Visit:
Walter Levison, Contract Town Arborist (CTA)
12/20/2016
Report by CTA
Version : 1/11/2017
, of36
Regis!Alr9d Member, American Society of Consultlng Alt>orili. and M3mber of the lrtsnalicnal Sodety of .Arborlcullura
e Wallllr Levison 2017 All Rights R-.1
EXHIBIT 7
Version: 1/11/2017
~h Walter Levison rl CONSULTING ARBORIST
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Quallfled / ISA Certified Arborlst #WC-3172
Table of Contents
~ &~
~-~J~ ..
cell (415) 203-0990 I drtrea@sbcglobal.net
1.0 Summary 3
2.0 Assignment & Background 7
3.0 Tree Location & Protection Fence Map 9
4.0 Observations & Discussion 1 O
5.0 Town of Los Gatos-What Trees are Protected? 10
6.0 Recommendations 11
7.0 Tree Protection and Maintenance Directions per Town Code 18
8.0 Tree Replacement Standards-Los Gatos Town Code 21
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
Siie Add111&&: 30 Robel1s and 6 Forrest. Los Gatos, CA
Regis&ed Mllr'rlll«, American Soi:fe1y or Consulting AIWrista enc1 Meniler or 111e 1ntama11ona1 Soe:i9tr or ArbOria6Jr8
~ W,,,,_ LIMson 2017 NA Rlgla-
2 of311
Verlion: 1/1112017
~Jb Walter Levison I CONSULTING ARBORIST
A~
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~A Registered ConsUtlng Arborist #401 / ISA Tree Risk AH essment Qualllled /ISA Certlled Arborist MC.:J172 eel (415) 203-0990 I drtree@sbcglobal.net
1.ll Summary
a . Matrix style overview of protected-size trees (non-exempt species, 4-inches diameter at 4.5 feet above grade). Below, the 1:TA has outlined expected
Impacts to each tree, along with suggestions for adjustments to the plan set (if applieable) 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 tci 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 1.0j al (REFER TO THE CTA'S TREE ~MARKUP W~EWING THIS MATRIXl
Lme Tree Protected Appraised Site plan changes or restncttons required to
Number Tag Common Name Tree Value reduce impacts to "less than significant"
Number WPD.?
1 1 Fir species $3,170.
---
2 2 Unknown species $400.
3 3 Coast redwood $4,820.
4 4 Italian cypress $690.
5 5 Sliver maple $4,500.
Northern
6 6 California black $960.
walnut
Site Ajdnli&&: 30 Riaberlll Ind 8 Forreat, Loi Gatos, CA
Regist"8d Member, Amllrican Society of Conlluling Albarlsls and MenC>er of the lnlsMlicnal Society of AlboriCIAn
@Waller Levison 2017 Al Rights ReslMld
Walkway width reduction or footprint
adjustment to avoid canopy and allow for better
root zone preservation east of trunk.
(To be removed)
Proposed walls would need to be eliminated to
a distance of at least 10 feet radius from trunk
edges.
Walkway base section limits on total cut depth
for recompaction and baserock placement.
(To be removed)
(To be removed).
3of35
Replacement Replacement Rate Per Size Tree Canopy Lost
3 24"box
3 24· box
3 24• box
2 24" box
4 24• box
3 24» box
Version: 1/11/2017
~]h Walter Levison r CONSULTING ARBORIST
M-\ •. ~:::.:=.r~..::..~t.:~ •.
ASCA Registered Consulting Arborist #401 /ISA Tree Rlsk Assessment Quallfted / ISA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
Tree Large
Line Tag Common Name Protected Appraised
Number Tree Value Number (LPT)?
Coast live oak
7 7 (neighbor owned YES $22,900.
tree)
8 8 California pepper $5,400. tree (non-native)
9 9 Edible orange $1 ,760. (citrus >18" total)
10 10 Fern pine $1,240.
11 11 Fern pine $830.
Slt&Addras&: 30 Rclber1ls end 6 Forrast. Los Gatos, CA
R19slered Member, Amelican Society of ConsUlng M>orlats end ~ of Ile lnlemllllonal Society of ArbollcUtur8
0 Watt. t....ison 2017 All Rights R8seMld
Replacement Site plan changes or restrictions required to Rate Per Replacement
reduce impacts to "less than significant• Size Tree Canopy Lost
Eliminate all proposed storm drain line
trenches and underground PVC irrigation pipe
trenching within approximately 30 feet radius of
trunk edge.
Push proposed building and associated
construction southward an additional +/-10
feet beyond current proposed locations, to
allow for existing canopy to remain intact as-is 6 24• box without horizontal and/or vertical clearance
pruning .
Push proposed cellar footprint and elevator
building footprint to farther south of current
proposed location (e.g. 10 additional feet
southward) to avoid root loss between property
line and approximately 13 feet south of the
orooertv line.
(To be removed). 4 24" box
(To be transplanted) 3 24" box
Eliminate or move proposed storm drain pipe
trench to at least 6 to 8 feet radius west of
trunk edge.
3 24• box
Keep proposed walkway over-grade with zero
cut for baserock placement or recompaction
reauirements (i.e. a "no-di!t oathwav).
Same as line 10. 2 24" box
4of38
Verwion: 1/11/2017
~b Walter Levison r CONSULTING ARBORIST A
~-.... ,... ,..-:i, ,...,_"'
~A Registered Consulting Arborist #401 /ISA Trae Risk Assessment Qualified/ ISA Certified Arborist tN/C-3172 cell (415) 203-0990 I drtree@sbcgtobal.net
Tree Large Replacement lme Tag Common Name Protected Appraised Site plan changes or restrictions required to F~te Per Number Number Tree Value reduce impacts to "less than significant" Canopy Lost (LPTl?
12 12 Fem pine $1,400. Same as line 10. 3
13 13 Fem pine $800. Same as line 1 o. 2
14 14 Fem pine $770. Same as line 10. 2
15 15 Fem pi ne $1 ,030 . Same as line 10. 2
'16 16 Fem pine $430. Same as line 10. 2
Design proposed sidewalk as a no-dig (over-
grade) system with zero cut for baserock
placement, recompaction, etc.
·11 17 Coast redwood YES $21 ,700. Keep all proposed work at or beyond the actual 4
canopy dripline radius of approximately 15 feet
radius from all trunk edges (measured at soil
grade).
(Author recommends removal of this tree).
American elm If tree were to be retained, all construction
18 18 (initial ID) $2,100. activity would need to be pushed out to 4
approximately 15 to 25 feet rad ius minimum in
all directions from trunk edge for the project
impacts to be considered "less than
sionificant".
2018 Town of Los Gatos In-lieu fee equivalent • $250 per each required 24" box mitigation tree planting not Installed on the site.
Site Addnl&S: 30 _.mid e Forrest. LDll Gatos, CA
Registured Member. American Society d Conauling AltJoltlla and MelTbll' ti the lnbmalcnal Soc:iely d Arbork:lAn
o Waller l.ellison 2017 N. ~ RaseN9d
6 of36
Replacement
Size Tree
24" box
24" box
24" box
24" box
24" box
24" box
24" box
Version: 1/11/2017
~lb Walter Levison r CONSULTING ARBORIST
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified I ISA Certified Arborlst #WC-3172
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cell (415) 203-0990 I drtree@sbcglobal.net
Summary of tree disposition and tree issues, based on the grading and drainage plan sheet C1. plan version November 2016, submitted to planning division
(Westfall Engineers, Inc., Saratoga, California):
• CANOPY DIMENSION RENDERING : Note that the applicant's architectural rendering of the tree canopy dripline dimensions is not accurate. The CTA
measured canopy dimensions in the field, and redrew them to approximate scale on the tree protection and location map below in this CTA report. The
map in this CTA report is therefore the only document that indicates the tree canopies using approximate correct scale.
• REMOVALS (APPLICANT): Applicant proposes removal of five (5) trees #2, 5, 6, 8, 10.
• REMOVALS (CTA): The CTA proposes removal of one (1) elm specimen #18 due to poor form and poor longevity Issues.
• TRANSPLANTS: The applicant will be transplanting one (1) edible orange specimen #!J per my conversation with the project manager.
• IMPACTED TREES: The CTA expects eleven (11) remaining trees to be impacted by proposed work:
o WALKWAYS ETC .: Trees #1, 3, 4, 11, 12, 13, 14, 15, 16, and 17 will be impacted by proposed walls, walkway and sidewalk work as currently
proposed.
o STORM DRAIN : Trees #7, 11, 12, 13, 14, 15, and 16 will be impacted by the proposed storm drain pipe trench route as currently proposed.
o NEIGHBOR OAK #7 VS. NEW ROOF ELEVATIONS: Tree #7 (neighbor oak, a ·1arge protected tree" per Town definition) will be impacted by
pruning of the south section of the canopy to clear the proposed new work which involves a finish roof elevation of at least 20 feet or more
vertical rise above existing soil grade in that area. The tree currently extends live wood and foliage approximately 35 feet southward from the
trunk edge, and hangs down to approximately 12 feet above existing grade. lt would be difficult to prune this tree back to clear the proposed
building, since the tree was previously "lion tail pruned" which removed much of the forking branches and limbs that would have been the
remaining live wood and foliage that a pruner could prune back to as the residual live wood. Because this poor practice of lion tail pruning
occurred, any new cuts in the south canopy area to clear proposed construction would likely have to be performed at random locations along
the limbs , which could be very damaging to tree #7, and would be considered "ANSI A300 non-complianr.
o OAK #7 VS. UNDERGROUND CELLAR & ELEVATOR BUILDING: The footprint of the current proposed cellar and elevator building will
encroach to within approximately 12 to 13 horizontal feet south of the oak #7 trunk edge. This work in itself, as currently proposed, is
considered a moderate to severe impact to the root system of oak #7, as the entire south side of this very large mature neighbor tree's root
zone will necessarily be completely severed at this location if the elevator building and cellar are built as proposed just a few feet south of the
property line.
• LANDSCAPE REPLACEMENT PLANTINGS: The current proposed plan shows replacement tree installations totaling 38-24" box size and 3-15
gallon size trees. This far exceeds the Town's canopy replacement standards as shown above in Table 1.0(a). The Town requires installation of only
17 trees of 24" box size (or 21 trees if counting tree #18, which is suggested by the CTA to be removed). Thus, no mitigation fees will be required as
canopy replacement.
Sile Addnlss: 30 Rober1a and 6 FOITe&t. Los Gatos, CA
Reglslered Member, Am9fk:an Society otCon&uJt11111Alboriss and Men1>erof the lnlarnatlonal Society of "'1lortcl*ure
c W,,._ l.Jlvison 2017 All Rigllls Rsser"8d
6of38 vnon: 1111 12011
~lb Walter Levison r CONSULTING ARBORlST A~ . ~==-::.~~,.:..~.~~! ..
ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified/ ISA Certified Alborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
Gum Tree Lane project is within the "Hillside Area·.
"Large protected tree" (LPT) as noted in the tree table below in this report means any oak (Quercus), California buckeye (Aescu/us californica), or Pacific
madrone (Arbutus menziesii) which has a 24 inch or greater diameter (75 Inch circumference); or any other species of tree with a 48 inch or greater
diameter (150 inch circumference). Trunk measurement in the case of a multiple stem tree is the sum of all mainstem diameters.
The author tagged all trees in this study at 5 to 6 feet above grade using large racetrack shaped tags numbering ·1· through "18" as noted on the tree map
below in this report.
Site Addl'lllS: 30 Roberts and 6 Forrest. Los Gatos, CA
Regiswe<I Member, American Sodecy d ConsuJ1!ng M>orisls lond Meni>er d the lntamallanal SocHly d Alt>oriaJIUe
0 WaJtet t.a.laon 2017 N. Rlghls ~
8cif!6
Versicn: 1/1112017
~jli Walter Levison r CONSULTING ARBORIST
ASCA Registered Consulting Arborist #401 / lSA Tree Risk Assessment Qualified / ISA Certified Arborist #NJC-3172
4.0 Observations & Discussion
(See report section 1.0 Summary above for observation and discussion items).
5.0 Town of Los Gatos -What Trees are Protected?
M:\
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cell (415) 203-0990 I drtree@sbcglobal.net
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 douglasil), black oak (Quercus kellogi1), California buckeye (Aescu/us californica), and
Pacific madrone (Arbutus menziesi1) 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 (Aescu/us californica), and Pacific madrone (Arbutus menzlesi1) 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 (Moros alba) or other species approved
by the Town Arborist. ... ".
Site Addrass: 30 Roberts end 6 Forres~ Los Gatos, CA
IUQl.Wred Member, American Society of Consulting Alborists and Member of the International Society of Alboriculture
c Welter Leviaon 2017 All Rights R8681'V8d
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~h Walter Levison r CONSULT I N G A RB O RIST ~ "·-··--~-
ASCA Registered Consulting Arborist #401 /ISA Trse Risk Assessment Qualified/ ISA Certified Arborist #WC-3172 cell (415) 2»-0990 I drtree@sbcglobal.net
Protected Tre~ Exceptions:
a. Edible fruit or nut bearing trees less than 18 inches diameter (multistem total or slngle stem)
b. Acacia melanoxylon (blackwood acacia) less than 24 inches (multistem total or single stem)
c. Lirioderidron tulipifera (tulip tree) less than 24 inches (multistem total or single stem)
d. Ailanthus altissima Oree 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 slngle stem}
g. Other eucalyptus species (E. spp.) not noted above, less than 24 inches (multlstem total or single stem)
(REMOVAL O.K. ONLY AT HILLSIDE AREA LOCATIONS PER OFFICIAL TOWN MAP):
WWlfl.losgatOSca.QOV/documentcenter/vjew/176
h. All palm species (except Phoenix canariensls) less than 24 inches (multistem total or single stem)
i. Ligustrum /ucidum (glossy privet) less than 24 inches (multistem total or single stem)
6.0 Recommendations
1. Project Arborist CPA"l:
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. Levi Hill, Associate Planner, at lhlll@losgatosca.gov •
Sample wordage for a condition of approval regarding monitoring of tree protection and tree conditlon:
"The required protective fencing shall remain in place until final landscaping and inspection of the project. Project arborist approval must be obta ined
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 Cl hil@losgatosca.oov ) beginning with the initial tree protection verification approval letter-
Site l.ddrass: 30 Rolleflll and 6 Fomiet, Loa Gatos, CA
Reglstsred Memb•, Amellcan Socfefy of Consulting Arborisls and Member oflhe lntamllllonal Sodely of Arborlcullure
c Waller t..vison 2017 ~I Rights Reserved
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ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified/ ISA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
2. Project Team Actions or Clarifications Requested:
i. Tree Removal In-Lieu Fees: (Per the Town tree canopy replacement standard matrix).
(None required, due to the proposed new tree planting value and number of proposed new tree plantings on site exceeding Town
requirements for loss of existing canopy cover).
ii. Tree Removal Permitting:
Removal of trees #2, 5, 6, 8, and 10 (and possibly #18 as suggested by the CTA) shall.not occur until the applicant is granted an official
Town tree removal pennit.
iii. Transplanting:
Edible orange #9 shall be transplanted by a tree moving service provider using standard equipment to dig out and/or cut out the rootball from
the soil (obtain quotes).
iv. Security Bond:
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 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.
v. Gas. Electric. Water:
Applicant shall submit locations of all proposed new gas, electric, and water conduit and pipe routes on the property for analysis by planning
Staff and/or the CT A.
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.
vi. Walkways. Walls. Sidewalks:
It is suggested that the applicant push the proposed walkways to greater offset distances from the trunks of trees #1, 3, and 4 to allow for
preservation of larger root zone square footage.
It is suggested that the proposed walls around tree #3 be pushed to greater offset distances to allow for preservation of larger root zone
square footage.
It is suggested that the walkway proposed for the east side of the site near trees #11, 12, 13, 14, 15, and 16 be built as a no-dig over-grade
system with zero cut for recompaction, baserock placement, etc. Toward this end, use of a biaxial geogrid such as Tensar BX-1100 is
Sita Addrass: 30 Roberts and 8 Forres~ Los Gatos, CA
Reglstsrad Meriler. American Society at Consulting Arbo~sta and Member of the International Society of Arboricutture
c Waltar Levison 2017 All Rights Reserved
12 of36
Version: 111112017
,,, ~~!t~:;"~~~!?R A\ .. .r.:~r::t..~-1.
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified/ ISA Certified Ari>orlst #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
vi ii. Storm Drain Alignment:
It is suggested that the proposed storm drain alignments be adjusted to better offset trench cuts from trees #7, 11, 12, 13, 14, 15, and 16.
This may mean locating the entire storm drain pipe run as a "tight-line• against the foundation footprint, or configuring a completely different
system which does not require cutting more than 4 inches total cut below existing soil grade elevations within 15 feet of these trees.
ix. Oak #71 Finish Roof E!eyations:
It is suggested that to avoid excessive pruning of the southward extended canopy of oak #7, the project team should consider possible
adjustments to the building footprint that would eliminate tree #7 canopy conflicts with the finish roof elevations on the north side of the
proposed building(s).
Current canopy extension ts approximately 30 to 35 feet radius south of the trunk edge, hanging down to approximately 12 feet above grade.
x. Oak #7 I Cellar and Elevator Bujldjng:
In order to better preserve the lateral woody root system of neighbor oak #7, it is suggested that the project team consider moving the
proposed cellar and elevator building farther southward (e.g. 10 additional offset feet southward).
xi. Sanitary Sewer:
The current proposed location of the sewer appears to be offset adequately from tree #18 such that no adjustments to the route will be
necessary (assuming this tree is to be retained).
xii. Temporary Construction Perjod lrriaation:
All trees to be retained shall be heavily irrigated on a once-weekly or twice-monthly basis. Use only bubbler or emitter line Irrigation or hose
irrigation over grade.
3. Trynk Buffer Wrap Tvoe Ill Protection:
Prior to demolition commencement, Install a trunk buffer around the lowermost 8 to 10 feet of the trunks of trees #1, 3, 17, and 18 (if retained).
If the low elevation canopy skirts of trees #1 and 3 are retained, then there Is no need for a trunk buffer wrap around those two trees.
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.
Site Addfws: 30 Roberts Mid 6 Fomist. Los Galos, CA
Registered Member, American S ociety of Consu lting Arl>o rists a nd Me~•r of ,,. lnwm.tional S ociety of Arllor1cultura
c Wal191' Levison 2017 All Rights Reserved
14 of38
Version: 1 /1 112017
~h Walter Levison rl CONSULTING ARBORIST
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ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified/ ISA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
TREE PROTECTION ZONE FENCE
ZONA DE PROTECCION PARA ARBOLES
-NO ENTRE SIN PERMISO-
·LLAME EL ARBOLISTA-
REMOVAL OF THIS FENCE IS
SUBJECT TO PENAL TY ACCORDING TO
LOS GATOS TOWN CODE 29.10.1025
PROJECT ARBORIST:
TELEFONO CELL: EMAIL:
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/week heavy irrigation of all trees being retained, at a rate of 50 to 100 gallons per week per each of the larger
trees, applied throughout the entire fenced-off root protection zone areas.
Site Alldrass: 30 Rcberl!; am! 6 Forre&t, Lo& Gato&, CA
Registered Member, American Society of Consulting Arborists and Men1ler of the International Society of Arboriaillure
Cl Walter Levison 2017 All Rights R8serVe!I
16 af36
Version: 1/11!2017
~b Walter Levison r CONSULTING ARBORIST M\
... ~=~:.:.!""~~~~"
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified/ ISA Certified Arborlst #VVC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
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 survey shall be conducted prior to submittal of any development application proposing the removal of or impact to one or more protected
trees. The development application shall include a Tree Survey Plan and Tree Preservation Report based on this survey. The tree survey inventory
numbers shall correspond to a numbered metal tag placed on each tree on site during the tree survey. The tree survey plan shall be prepared by a certified
or consulting arborist, and shall include the following information:
(1) Location of all existing trees on the property as described in section 29.10.0995;
(2) Identify all trees that could potentially be affected by the project (directly or indirectly-Immediately or in long term), such as upslope grading or
compaction outside of the dripline:
(3) Notation of all trees classified as protected trees;
(4) In addition, for trees four (4) inches in diameter or larger, the plan shall specify the precise location of the trunk and crown spread, and the
species, size (diameter, height, crown spread) and condition of the tree.
(b) The tree survey plan shall be reviewed by the Town's consulting arborlst who shall, after making 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 minimum, the
Standards of Review set forth in section 29.10.0990. This plan shall be made part of the staff report to the Town reviewing body upon its consideration of the
application for new property development;
(c) When development impacts are within the dripline of or will affect any protected 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 information, shall be used to determine the
health and structure of existing trees, the effects of the proposed development and vegetation removal upon the trees, recommendations for specific
precautions necessary for their preservation during all phases of development (demolition, grading, during construction, landscaping); and shall also
indicate which trees are proposed for removal. The tree preservation report shall stipulate a required tree protection zohe (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) The final approved tree preservation report shall be included in the building permit set of development plans and printed on a sheet titled:
Tree Preservation Instructions (Sheet T-1). Sheet T-1 shall be referenced on all relevant sheets (civil, demolition, utility, landscape,
irrigation) where tree impacts from improvements may be shown to occur;
(2) The Town reviewing body through its site and design plan review shall endeavor to protect all trees recommended for preservation by the
Town's consulting arborist. The Town reviewing body may determine if any of the trees recommended for preservation should be removed, if
based upon the evidence submitted the reviewing body determines that due to special site grading or other unusual characteristics
Site Address: 30 Robella and 6 F011'851, Los Ga6os, CA
Registered Member, Anwrica"I Sodety of Contwlling Altlollt;ls lllld Mllml« of.,. lnterneti<lnal Sodety of Albor1mture
c Waller Levi8on 201 7 All Ri~ta Reserved
180f36
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~II Walter Levison r CONSULTING ARBORIST
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ASCA Regist-d Consulting Arborist #401 / ISA Tree Risk Assessment Quallfled / ISA Certified Artorist #WC-3172 ceU (415) 203-0990 I drtree@sbcglobal.net
associated with the property, the preservation of the tree(s) would significantly preclude feasible development 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 comply with the following requirements and conditions of
approval:
a. The applicant shall, within ninety (90) days of final approval or prior to issuance of a grading or building pennit, whichever occurs
first, secure an appraisal of the condition and value of all trees Included in the tree report affected by the development that are required to
remain within the development using the Tree Value Standard methodology as set forth in this Chapter. The appraisal of each tree shall
recognize the location of the tree in the proposed development. The appraisal shall be perfonned in accordance with the current edition of
the Guide for Plant Appraisal published by the Council of Tree and Landscape Appraisers (CTLA) and the Spe~ies and Group Classification
Guide published by the Western Chapter of the International Society of Arboriculture. The appraisal shall be performed at the applicant's
expense, and the appraisal shall be subject to the Director's approval.
b. The site or landscape plans shall indicate which trees are to be removed. However, the plans do not constitute approval to remove a
tree until a separate permit is granted. The property owner or applicant shall obtain a protected tree removal pennit, as outlined in section
29.10.0980, for each tree to be removed to satisfy the purpose of this division.
(d) Prior to acceptance of proposed development or subdivision improvements, the developer shall submit to the Director a final tree preservation
report prepared by a certified or consulting arborlsl This report shall consider all trees that were to remain within the development. The report shall note
th•~ trees' health In relation to the initially reported condition of the trees and shall note any changes in the trees' number.:; 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 removed, the
developer shall pay a penalty in the amount of ltle appraised value of such tree in addition to replacement requirements contained in section
29.10.0985 of this Code. The applicant shall remain responsible for the health and survival of all trees within the development for a period of five (5) years
following acceptance of the public improvements of the development or certificate of occupancy.
(e;1 Prior to issuance of any demolition, grading or buUdfng permit,. the applicant or contractor shall submit to the Building Department a written
statement and photographs verifyln g that the required tree · protection fence is installed around street trees and protected trees in accordance with the tree
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 permit 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,GOO.OO), whichever is less. The
9ash, bond or other security shall be retained for a period of one (1) year following acceptance of the public improvements ·for the development and shall
be forfeited in an amount equal to five thousand dollars ($5,000.00) per tree as a civil penalty in the event that a tree or trees required to be preserved
are removed, destroyed or.severely damaged.
(g) An applicant with a proposed development 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 by hand,
ta~Jng extreme caution to avoid damage to the root structure. Work 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 for eny property owner or agent of the owner to fail to comply with any development approval condition
concerning preservation, protection, and maintenance of any protected tree.
Site MdreH: 30 Rllbelfs •nd e Farrell, Lall Gatos, CA
Rolgls*11d Mambar. Anwk:ln Socllly of Consult~ Nbollell Ind Mlllnber of ... lnbmMicNI Society of Arbalcullln
C W-1..Mon 2017 NA A9111a ~
19 of36
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~b Walter Levison r CONSULTING ARBORJST JJ-\ ;, ........ ~ ......
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified /ISA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
(Ord. No. 2114, §§ I, II, 8-4-03)
Sec. 29.10.1005. Protection of trees during construction.
(a) Protective tree fencing shall specify the following:
(1) Size and materials. Six (6) foot high chain link fencing, mounted on ti.Yo-inch diameter galvanized iron posts, shall be driven into the ground
to a depth of at least two (2) feet at no more 1han 10-foot spacing. For paving area that will not be demolished and when stipulated in a tree
preservation plan, posts may be supported by a concrete base.
(2) Area type to be fenced . Type I: Enclosure with chain link fencing of either the entire dripline area or at the tree protection zone (TPZ), when
specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire
planter strip to the outer branches. Type Ill: Protection for a tree located In a small planter cutout only (such as downtown): orange plastic
fencing shall be wrapped around the trunk from the ground to the first branch with 2-lnch wooden boards bound securely on the outside.
Caution shall be used to avoid damaging any bark or branches.
(3) Duration of Type I, ll, Ill fencing. Fencing shall be erected before demolition, grading or construction permits are Issued and remain in
place until the work is completed . Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protection
fence.
(4) Warning sign. Each tree fence shall have prominently displayed an 8.5 x 11 -inch sign stating: Warning-Tree Protection Zone-this fence shall
not be removed and is subject to penaltyaccordingtoTownCode29.10.1025".
(b) All persons, shall comply with the following precautions:
(1) Prior to the commencement of construction, install the fence at the dripline, or tree protection zone (TPZ) when specified in an approved arborist
report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction
materials or other r:naterials , equipment cleaning , or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to
increase the encroachment of the construction.
(2) Prohibit all construction activities within the TPZ, including but not limited to: excavation, grading, drainage and leveling within the dripline of
the tree unless approved by the Director.
(3) Prohibit disposal or depositing of oil, gasoline, chemicals or other harm f ul materials within th e dri pline of or in drainage channels, swales or
areas that may lead to the dripline of a protected tree.
(4) Prohibit the attachment of wires, signs or ropes to any protected tree.
(5) Design utility services and irrigation lines to be located outside of the dripline when feasib le.
(6) Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the
health of those trees to be preserved. The project arborist shall be present whenever activities occur which may pose a potential threat to the
health of the trees to be preserved and shall document all site visits.
(7) The Director and project arborist shall be not ified of any damage that occurs to a protected tree during construction so that proper treatment may
be administered.
Site Addrns: 30 Roberls Incl 6 Fomlst. Loa Galas, CA
Reglslenld Mllnm«, Amefican Society ol Consulti ng Attlorista end Member of the lnhlrnational Society of Attloricldwre
o Walter Levieon 2017 All Righla Reservecl
20cf36
Vereion: 1/1112017
~jli Walter Levison r CONSULTING ARBORIST A~
.:.!::·:.:.,,~~
ASCA Registered Consu lting Arborlst #401 / ISA Tree R isk Assessment Quallfled / ISA Certified A rborlst #WC-3172 cell (41 5) 2:>3-0990 I drtree@ sboglobal.net
(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 Society of Arboriculture Best Management Practices-Tree Pruning
and ANSI A300-Part 1 Tree, Shrub and Other WorxJy Plant Management-Standard Practices, (Pruning) and any special conditions as determined by the
Director. For ·developments, 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 any overhead wires or underground pipes or conduits in the vicinity of a protected tree shall obtain
permission from the Director bnfore performing any work, includ ing pruning , which may cause Injury to a protected tree. (e.g. cable TV/fiber optic
trenching, gas, water, sewer trench, etc.).
(2) Pruning for clearance of utility lines and energized conductors shall be performed in compliance with the current version of the American
National Standards Institute (ANSI) A300 (Part 1)-Pruning, Section 5.9 Utility Pruning. Using spikes or gaffs v.hen 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 cumulatively, over a three-year period, affecting twenty-five
percent or more of the crown of any protected tree without first obtaining a permit pursuant to this division except for pollarding of fruitless
mulberry trees (Moros alba) or other species approved by the Town Arborist. Applications for a pruning permit shall include photographs indicating
where pruning is proposed.
(4) No person shall remove any Heritage tr·ee 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 pennit pursuant to this division.
(Ord. No. 2114, §§I, II, 8-4-03)
8.0 Tree Replacement Standards -Los Gatos Town Code
(Excerpted from Town Code 29.10.0985 and 29.10.0987)
(1) Two (2) or more replacement trees, of a species and size designated by the D irector, shall be planted on the subject private property. Table 3-1
The Tree Canopy-Replacement Standard shall be used as a basis for this requirement. The person requesting the permit shall pay the cost
of purchasing and planting the replacementtrees.
(2) If a tree or trees cannot be reasonably planted on the subject property, an in-lieu payment In an amount set forth by the Town Council by
resolution shall be paid to the Town Tree Replacement Fund to:
a. Add or replace trees on public property in the vicinity of the subj ect property; or
b. Add or replace trees or landscaping on other Town property; or
c. Support the Town's urban forestry management program. (Ord. No. 2114, §§I, II , 8-4-03)
Table 3-1 .. Tree Canopy-Replacement Standen!
Site Add.-: 30 Robmlll ..S 8 Forf9St. Los GetDll, CA
Registsred Member, Anatc:an Society af Consultng MlOrilbl a nc! Mani>er of the lnlmmatlanal Society of Arborlculture
c Wat'IK Levison 2017 Al Rights Reserved
21 o\'38
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~jh Walter Levison rl CONSUL TING ARBORIST M\
. ~=~:.?"4iil~:.
ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualtfied /ISA Certified Arborlst #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
-
(Staff is using 24" box size as Single Family
Canopy Size of Removed Tree 1 the Replacement Standard for Residential
SFR Projects as of 2016) 2•4 Replacement3•4
1 0 feet or less Two 24 inch box trees Two 15 gallon trees
More than 1 O feet to 25 feet Three 24 inch box trees Three 15 gallon trees
Four 24 inch box
More than 25 feet to 40 feet trees; or Two 36 Four 15 gallon trees
inch box trees
Six 24 inch box
More than 40 feet to 55 feet trees; or Three Not Available 36inch box
trees
Ten 24 inch box
Greater than 55 feet trees; or Five 36 Not Available
inch box trees
Notes
1To measure an asymmetrical canopy of a tree, the widest measurement shall be used to determine canopy size.
2otten, It Is not possible to replace a single large, older tree with an equivalent tree(s). In this case, the tree may be replaced with a combination of
both the Tree Canopy Replacement Standard and in-lieu payment 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 family residential lots under 10,000 square feet that are not
subject to the Town's Hillside Development Standards and Guidelines. All 151;jallon trees must be planted on-site. Any in-lieu fees for single
family residential shall be based on 24" box tree rates as adopted by Town Council.
4Replacement Trees shall be approved by the Town Arborist and shall be of a species suited to the available planting location, proximity to structures,
overhead clearances, soil type, compatibility with surrounding canopy and other relevant factors. Replacement with native species shall be strongly
encouraged. Replacement requirements in the Hillsides shall comply with the Hillside Development Standards and Guidelines Appendix A and
Section 29.10.0987 Special Provisions-Hillsides.
Sile AddAISS: 30 Rcber1s and 6 Forrest. Los Gatos, CA
Registered ...-. Amerlcml Sodely of ConsUting Mlorisls encl Men'bar of the lntamallonal Sod9ly cl Arb(lriaJ!ura
0 Walter l.Jl'.<lson 2017 All Rlghls ~
220f38
Vnon: 1/11!2017
~lb Walter Levison r CONSULTING ARBORIST
A~ ...... """""~.......... _"-'_ ...
!!!f:.:A Registered Consulting Arborlst #401 / ISA Tree Risk ~essment Qualified / ISA Certified Arborist #WC-3172 cell ( 415) 203-0990 I drtree@sbcglollal.net
Sec. 29.10.0987. Special Provisions-Hillsides
The TO'Ml of Los Gatos recognizes its hillsides as an important natural resource and sensitive habitat which is also a key component of the
Town's identity, character and chairm. In order to maintain and encourage restoration of the hillside environment to its natural state, the Town
has established the following special provisions for tree removal and replacement in the hillsides:
(1) All protected trees located 30 or more ·feet from the primary residence that are removed shall be replaced with m 1tive trees listed in Appendix A
Recommended Native Trees for Hillside Areas of the Town of Los Gatos Hillside Development Standards and Guide1ines (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
theHDS&G.
(b) If the removed tree is not listed in Appendix A, it may be replaced with a tree listed in Appendix A , or replaced with another species of
tree as approved by the Director.
(c) Replacement trees listed in Appendix A may be planted anywhere on the property.
(d) Replacement trees not listed in Appendix A may only be planted within 30 feet of the primary residence.
(3) Replacement requirements shall comply with the requirements in Table 3-1 Tree Canopy Replacement standard of this Code.
(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
Site Add.-: 30 Rdlerls and 6 Forrest, Loa Gatos. CA
ReglS':ered Member, AnWrimn Society of CoraJIUng Alborin and Mormar of the '111mllional Society of Arbor1cullU'll
0 Waller LIM8on 2017 Al ~ts ReHMld
23of36
Venion: 1/11J2017
~b Walter Levison r CONSULTING ARBORJST
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified/ ISA Certified Arborist #WC-3172
9.0 Author's Qualifications
A-\
AW."""--l'o1Mlir"•"'lfft'-1~l ........ lf ...... Ml9"lllllCl>I"
cell (415) 203-0990 I drtree@sbcglobal.net
• 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 Art>orist, Town of Los Gatos, California
Community Development Department I 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 Arborlst #401
• ASCA Arboriculture Consulting Academy graduate, class of 2000
• Associate Consulting Arborist
Barrie D. Coate and Associates
4199-8/99
• 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)
Sile ~..a: 30 Roberts and 6 Forrasl, l.os Gatos. CA
Registered Member, American Soci.ty of Consulting Atborists and Member of the International Society of Atboriwllu111
Cl Walter i...tson 2017 All RighllJ Reserved
24of36
Version: 111112017
J
§
z
!
l
2
3
4
5
6
~h Walter Levison r CONSULTING ARBORIST
~A Registered Consulting Arborist#401 /ISA Tree Risk Asaessment Quallfled /ISA Certified Arborist#WC-3172
6.0 Tree Data Table
Oenul&
Species
Ablesap.
Genus
species
Sequoia
BelTfJflfli"Ms
Cupre~
!err.,e~"irens
Acer
aacchar!num
Jugs.is
hindeii
Common
N1111e
(ftr
•pm:I•)
UnknlMn
tree
species
Coast
redwood
ltallan
cypr988
Silver
maple
Northern
California
black
walnut
i
I s
~ c ~
12.0
7.0
18.5
.Est9
Est.
28
11.7
i
.!
Cl
s:! c
2 ...
I
I a
~
~
J
-! !.! 08 ~j
Ill Cl
12.0
7.0
18.5
Esl9
~.
28
11.7
f ·-u• .. ~
l! 'D ·rl :z: UJ
30/
14
25/
15
451
18
25/
6
60/
40
35/
18
r
ZI .;!~ -u
.. I!.
:::11111 :e-~ I !Io :z:i~
llOl90
7Uf'10
90l!IO
75175
85/50
65140
Overall
CondttJon
Rlltlng
(0to100%)
90%
Excellent
50% Fair
90%
Excenent
75%Good
66% Fair
54% Fair
-I 'a 1 = I,!!=' ~ • ·-2D..ri•e3
l
a..-'.111!.c" .;-~fe~ J!~~ll
x
x
x
31of36
Site Mdress: 30 Rob-and 6 Forres~ Los Gatos, CA
Registered Membor, Arraka1 Society of Consull~ Mlarilll and Member of '1e lntlmallonal Society of ArbClflCtJllure
0 Wallar L.evlaon 2017 M Rights Ra9aMd
I
x
x
x
I • c...: ca.• .. 'Sili~~
bfie=-a J l~~ cZ~.g&!
Moderate
lmpecton
east aide
from new
walkway
(Tobe
removed)
Poastble
severe
impacts from
proposed
work which
'will reduce
root :u>ne to
remnant
square
footaae &1'88.
Mlnlmalto
moderate
inpactfrom
walkway
wOl1< on east
side.
(Tobe
removed)
(Tobe
removed)
fc-
"! 1~ '!! 'D
1!.f .9 .5.
Weet
Solllh
-e
.S! :1 _,-a .... . co ~s
Wast
~
.~!:=-~=·
oell (415) 203-0990 I drtree@sbcglobal.net
I
&
ca .e
'g
0
1
Di: i1 iu
1
Jill
RDotcrown
decay noted
!I a Z-
w ~9 t; u~ w 111111 e>~t;~"":' ~.~f .~~
SeeCTA'a
1ree
prc1ildlon
map In this
report
SeeCTA'&
tree
proleclion
map In this
report
SeeCTA's
tnle
proledlon
map In Ilia
report
Versi on: 111112017
~ ~ ~ ... w u., !ia~l!I i~lf 8
TB(?), RPZ.
Prunl~to
c lear
walkway
TB(?), RPZ,
pruning to
clear
walkway
RPZ
}
f5 z
~
I
I-
7
8
' ~~!t~fi.~~~~!?~
ASCA Registered Consulting Alborist #401 / ISA Tree Risk Assessment Qualtfied / ISA Certified Alborist MC-3172
Gem•&
SpeciM
Quercus
sgifolia
(NEIGHBOR
TREE)
Schinus
mo/19
Common
Nmne
Coast live
oek
callfomla
pepper
(nol)o
native)
i
!
Q -ti
~
Est.
33
23 .9
j
I
i5
~
~
11 .7
I
i
I
~
~ :c I!!
'O I EI ia i5
EsL
33
35.6
f
lJ"' .. ~
!!"' .!Pl e a. ::CUI
451
50
351
30
f ~~
-~ .. !:J 11~ :::ccne
85/60
80165
av.ran
Condition
Rating
(Oto 100%)
75%Good
75%Good
"' ~ I "'"'j ~ c: c: la.~! i;
•C'o o~ e .. 1J!~fii
YES
x
32or:ie
Sita Address: 30 Rober1s mod 8 F01Y811. Los Gmos, CA
Regismr1ICI ~.American Society at Consulfng Arbollats and Member of.,. lr"9rnallon8I Society at ArboriWlure
o waner l..8'ltSU1 2011 All ~Is ReserYec1
L
x
11 '-~ -a.na.~
fl!) It!~
MOderate to
severe
Impacts from
pruning to
clear au
proposed
WOik, and
from stonn
drain line
trenching
which will
d86troy1he
root system
at approx. e
feet south of
bunk edge.
Proposed
celarand
elevator
buildlngwortl
will also
cause total
loss of roots
to within 12
feet or so of
the propeffy
Una.
lrTigation pipe
tninchlng (If
proposed)
would also
cause severe
root loss
along the
property
boundary
area.
(Tobe
removed)
1~ ii Jil!'a •• !l
South
-j
c: i I_
.... "' ~. c: 1i 2 c: ..... _
A~ M-~
~'!-!:=-:lZ~'!,~,';:o
cell (415) 203-0990 I drtree@sbcglobal.net
J
gi
I
(J
!
ii
alU
I
JJll
Tree has
been
liontaled In
the pest,
whlchwlll
make It very
difficult to
prune for
clearance per
ANSIA300
standards,
since there
arefaw live
foltdng fimbs
ID prune back
to. The
existing
canopy
extends
approx. 35
feet
southward
from trunk.
and hangs
down ID 12
feetaboYe
grade,
conflicting
with the
proposed site
plan scope.
"' Q ~g ~ -~ Ill t; ci~I!!~ g8~ifi:i' uira::a.11.~
Fence along
property
line.
Version: 1/11/2017
i ~= ii~§
Pruning
(scope to be
determined,
RPZ, and
possibly
eliminate all
storm drain
line trenching
along the
property line
ID avoid
unnecessary
root loss In
this araa.
Eliminate any
proposed
Irrigation pipe
1renchlng
within 30 feet
of Iha trunk of
tis tree.
)
I z
!
I
~
9
10
11
12
13
iii Walter Levison r CONSULTING ARBORIST
ASCA Registered Consulting Arborlst #401 /ISA Tree Risk Assessment Qualified/ ISA Certified Arborist #WC-3172
Genu1&
Spec ..
CifrusCult.
{>111•
diameter)
Podoc8rpu5
gracBior
Podocarpus
gracllor
Podocarpus
fTBCllor
Podocarpus
gaci.'or
Common
N91111
Fruiting
orange
tree
Femplna
Fem pine
Femplna
Fem pine
I
I a
li
2
~
7
7.3
5.9
8.3
6.0
.. s
j I
si I
~ ~
6 4
.llC
~
~1 '8
E~ :::Il-ene
20
7.3
5.9
8.3
6.0
f 2~ i1 • Q. :c Cl)
'l2I
17
30/
12
30/
9
301
12
301
9
p
J-•' ! =i~ 1.,.8
%vie
75.165
85165
85/75
80/60
80/85
Ovorall
Condition
Rlltlng
(Oto 100%)
70%Good
80%Good
80%Good
70%Goocl
75%Good
I ~
c-1~.1 ii.f ··I c!. c.
•c--Je"" E!'I-,.-o_i !l~~j h;
x
~
Site Addl'Ola: 30 -and 6 FOITllSt; Los GlllOI, CA
Registered Memb•, American Society bf Consultng Altlalials and Member of the lntllm8!fonar Society bf Artiortculture
c wartar Levison 2017 All Rights ReseMICI
T
x
x
x
.h1
1111
(Tobe
wnsplanted
perCTA'a
dlscuaelon
with owner)
(Tobe
removed)
POlllbla
9911818
Impact from
proposed
a1Drm drain
line trenching
on west side
of root zone
Possible
9811'818
impact from
proposed
storm drain
nne trenching
on west side
drootzone
Possible
severe
impact from
proposed
storm drain
Une trenching
on west side
of root ZDl18
~ !G' 11 ..,..,
lt .9 .s.
-I ~-.x 'a c• 2 ts ~.s
M\
.~:.!!':-t:....~
cell (415) 203-0990 I drtree@sbcglobal.net
J r
=e
5
!
ii
IOU
1 1J ii I II
m
c z2 ~ ~~ l'h-~~ l'goz.-,. ~!(::~~
Tobe
tanaplantad
Fence along
property llne
ore few feat
west of the
property line
if posslble,
to relalna
portion of
lhowest
side root
ZllllB.
Fence along
property nne
or a few feat
west of the
property line
If possible,
to retain a
porllon of
tho west
side root
Zlll18.
Fence along
property Ill•
or a few feet
west of the
property line
If possible,
to retain a
portion of
1hewest
aide mot
:ant.
Venion: 1111/2017
~ ~ ~o~I j~fS
RPZ, W,and
relocate
proposed
storm drain
trench lf
possible.
RPZ, W,and
relocate
proposed
storm drain
t79nch if
possible.
RPZ , W,and
rolocate
proposed
storm drain
trench if
possible.
j
§
z
!
!
14
15
16
~jli Walter Levison r CONSULTING ARBORIST
ASCA Registered Consulting Arborist#401 /ISA Tree Risk Assessment Qualified/ ISA Certified Arborlst#WC-3172
Genus&
Spec1u
Podocsrpus
graclllor
Podocarpus
grac/llor
Podocarpus
grac /llor
Common
Nmne
Fem pine
Fem pine
Fem pine
i
!
Cll
~
~
6.1
7.4
4.4
i
! c
i
~
Site Adclrne: 30 Roberts and 6 Fomlst, Los Gatos, CA
i
j
c
~
i
~ I! ~1
:I -llJC
6 .1
7.4
4.4
I-i~ ~ -u ..,_ "'l!i:I 2!1 ~1~ i' • 0 :! :! :.
30/
9
30/
9
24/
7
80/65
85155
75165
Overall
Condition
Rating
(0to100%)
75%Good
65% Fair
70%Good
'a ;:
if t!J!
l...1ii•¥1 ~;:a: e .. , Im~;. ~i.I! 1~.u-Na E <g
34of38
RAlgisterld Mlmler, ~can Society al Consullng Arborisls and Member of th• International Sodety of Arborlcullure
o Walter Levieon 2017 All Rights Reserved
-
x
x
x
.fo
1111
Posslble
SG\'187"
lmpai:t from
proposed
stonn drai n
llne trenching
on west side
of IOOtzcne
Poss ible
severe
Impact from
proposed
stonn drain
line trenching
on west side
rAIOOtzone
Possible -"' impact from
proposed
stonn drain
llne trenching
on west side
oflOOt zone
g:
g 'C tJj
!--'a !i
-g Ci .! :v
-=1 ~s.
M\
.~::=·=-~'i!.t~ ..
cell (415) 203-0990 I drtree@sbcglobal.net
J
Ii!'
i a
!
!!
1
lid Jell
Narrow fork
at 8f9et
Recommend
remove one
Of the two
malnstems at
this elevation,
leaving only
one
main&lem
remaining .
llJ
0 z2
w QCll
I;; t; ~
W WW l.l>l-.,_o "8iZ:J im:o.~!!:.
Fence along
property line
ora few feet
west of the
property line
If possible,
ID retain a
portion of
the west
side root
mne.
Fence along
property line
ora few feet
west of the
property llne
if possible,
ID retain a
portion of
the west
side root
zone.
Fence along
property line
ora few feet
westdthe
property line
If possible,
to retain a
portion of
1hewest
side root
mne.
Vfllllon: 1/1 1/2017
..
(.) ~ ~ 6 ~ 1&1 IO ... w
COS? i~f '1
RPZ, W,and
relocate
proposed
storm drain
trench if
poss Ible.
RPZ,W,and
remove one
of two
codomlnant
mainstems at
the fork at 8
feet
elevation.
Relocate the
proposed
stonn drain
trench route If
nnoosible .
RPZ,W
J e
:I z
!
!
17
18
~h Walter Levison fl CONSULTING ARBORIST
ASCA Registered Consulting Arbortst ft.t01 /ISA Tr·ae Risk Asaessment Qualified/ ISA Cet1illed Arborist #WC-3172
Genua&
SpecleS
sequ,;a
lie~
Ulmc1a
Amerk.ane
Common
N1111e
Coast
redwood
American
aim
(l~ID)
I
l5
i
~
43
22.8
I
I
I-
22
Site Addiwss: 30 Robn and 6 FOIT08~ Loa Gatos. CA
i
I
i
~
13
.II: c
!
~ I! '81 Eli ii: iS
78
2~.B
f ~ ii
.. -t1i!111 il ti~
:r:0 :lcn&
110
135
45.'
30
8D.'65
76136
Overall
Condition
R.ung
(Oto100%)
76%Good
50% Fair
;
f 111
c:!,l -·~ ~c-111~ ,!ll~.i ~1
YES
35al36
Regislered Member, Ma;can Society of Conaultlng Mlor181B and Mlm>or al the lr.lmmllllalal Society of Arboricullurw
c:> Waller Levison 2017 NI RightS Re88Md
x
x
~hi
f 111
Severe root
loss may
occur If
sidewalk and
other
h1rdscepe la
bulltas
cumintly
proposed,
unless the
workoould
10mehowba
kept to
above-grade
with no cu1s
llranynew
lleeerock or
otherbue
Oral).
Proposed
wort<wm
encroech to
within
distances
ranging from
7feettog
feel radius
frOm 11\/nk
edge.
Expect
moderalelD
Be\181'8 root
loss If tree Is
ra1ained .
1~ 11
"D'l:I t· .9l
Norlh
~t ~ii
.II: ~i
North
i}\
.=::::.~.
cell (415) 203-0990 I drtree@sbcglobal.net
J
!'
~
ij
!
ii
lllU
1
1111
PG&E has
IDppod the
two
southmoat
malnatams to
claarthalr
high voltage
CIO
o zi! ~ ~~ ~ ... ~ri oo0 §z--:-
~ -.UJ-ll)~0.11.!:!:..
elactr1c Wires. I To be
detannlnad.
The third
main stem
remains at
110 feot. but
with a canopy
'hole' cut on
Iha sou1t1
side.
Susceptible
bDutchelm
disease.
Suggest
removal of
tree.
Note canopy
has been
completely
pruned back
on the south
~tocloer
PG&E
ovemead
high voltage
wires.
Tobe
detsnnlnad
(tree may
be
removed)
Version: 1111/2017
i ~ ~al51i 1~18
RPZ, TB,W ,
and
adjustments
to and/or
base section
excavation
limitations to
1he proposed
sidewa lk.
(If retai ned )
RPZ, TB,W
"' ~~!~~f,.~~~~2~ ;J-\
~l~::t.ILtl~...,., .....
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified/ ISA Certified Arborist #WC-3172 cell (415) 203-0990 I drttee@sbcglobal.net
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 duration to be determined through
discussion and/or per directions in this report. Native oak species typically require 1 x/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 P~ect Arborist must be present to monitor specific work as noted for each tree.
Site Addree6: 30 Roberts and 8 Forrest. Los Galas, CA
Regitl9..0 Member, American Society of Consulting Arborlsl& and Member of tile lnWll.tiQl'lal Society of Arborlculture
Cl Welter i..vison 2017 All Rights Reserved
36of36
Version: 1/1112017
....
TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95032 (408) 354-6874
----------
SUMMARY OF DISCUSSION OF A REGULAR MEETING OF THE CONCEPTUAL
DEVELOPMENT ADVISORY COMMITTEE OF TIIE TOWN OF LOS GATOS FOR
FEBRUARY 10, 2016, HELD 1N THE TOWN COUNCIL CHAMBERS, CMC CENTER, 110
EAST MAIN STREJ;J', LOS GA.TO.S, Cl\LIFORNI.A. ·
--------------------~------~·----------------------~~-------------------------------~---------------·----------------
The meeting was called to order at 4:~0 P :M·
ATTENDANCE
Members Present:
Barbara Spector
Marcia Jensen
Kendra Burch
Mary Badame
Abserices:
-Thomas O'Donnell
Staff Pre8ent: 4~l::~;revetti, :J'o.:Wn.:M~~
Jo~l Paulson, InterinrCommunity Development Director ·
Marni Moseley, Associate Planner .
Sylvie Roussel, Admini.strativeAssis:tant .
.. ... ·:~: .·. . " ... . •'• ~ . . ...... ·-·. ..
ApplicantS ~e.sent: ·, Chris. i,ee (Item..2) .
¥~e Michaels ·ot~ 2)
cameron Schwab (Item 2)
OazyKing (Item 3)
ITEM 1: ApProval of the January 13, 2016 Minutes . . '• ·. . . . '
JC?~ KI~ (Item 2)
Michael Mordaunt (Item 2)
To)llSloan (Item 3),
Eka Tatidiono (Iteip 3)
Motion: Marico Sayoc moved to approve the J~uary I 3~:216 Minutes .. The motion was
seconded .by Kendra Bu.rch a¢ approvcd .4..0-1.~th Tom. q~Donnell not present.
ITEM2 ~. 400 and 420 Biossom.ijill Roa~t .. . . .
conceptual D~elopment Ad~ory cC>mhilttee cn-16-601
. .
Requesting review of ~nceptual plans to demolish tWo existing office buildings and
construct a new two-story fitness eenter with linderground parklllg on property zoned
0. APN 529-16-071. .
PROPERTY O)VNER: Green Valley Corporation/Case Sw~on
·J\1>ptrcANf: Barry SwenSC>n :Builder/Josh Bmrouglis
l>ROiEct PLANNER: Marni Moseley .
EXHIBIT 8
Conceptual Development Advisory Committee
February 10, 201~
Page 2 of3
CDAC Comments:
• There are concerns with creating more traffic on Blossom Hill Road.
• hnpact of the proposed lighting on neighboring residents is ~ concern that should be
studied by the applicant. ·
• The Committee advised the applicant to review the Town's updated Tree Protection
Ordinance. The applicant was encouraged to look for ways to reduce the impact on the
on-site trees and comply with the amended Ordinance.
• Look for ways to ensure the proposed project complies with the Town's Grading
Ordinance.
• There is a concern regarding an overconcentration of gyms/fitness centers in the Town
already, and the need for additional services as proposed.
• The concept of a national chain is a concern in how it will fit into Los Gatos's small
Town atmosphere.
• The hill adjacent to the site along Blossom Hill Road is dangerous and well·used by
bicyclists and pedestrians. An intensification of use on the site cotild exacerbate the
current condition. Look for ways to make this safer for those·who use it.
• Laok for ways to enhance the. sites connectivity to 'the Los Gatos -CTeek trail. and
encourage members to use it as much aS possible.
• A traffic study is essential to redevelopment of the site; ·
• Significant off-hauling will have an additional impact on traffic and pedestrian safety.
Look for ways to reduce this impact on school ~ehlcie and pedestrian traffic. · ·
• Construction management plan should incorporate ways ·to reduce impac.ts durmg school
drop off and pick up times.
• Work with the adjacent residential neighbors throughout the planning and de8ign process.
ITEM3: 30 Roberts Road and 6 Forrest Avenue
--eonceptual Development Advisory Gommitt« '?P-l~-0~~·-~::.-
Requesting review of conceptUal ·piiuis to · demolish ari futistmg · mblti-fainily
structure and single-family residence, merge two lots and construct a four unit
·. .._. ... . 1. .• '· .
condominium building with a below grade parking garage :· APN· 529-10-002-and
-003 . . ..
PROPERTY OWNER/ APPLICANT: Taneka LLC
PROJECT PLANNER: Marni Moseley
·-. • ,' t
Public ComlnentS: .::· ... . . .
• Lee Quintana stated that she likes the p~g underground, t)le gencio\28 setbacks and the
private open space. She likes the attached unit design but ha5 .ooncenis tJ:iat the scale of
the structure may not be appropriate for the neighborhood. She also had questions about
the ADA parking requirements for the site.
Conceptual Development Advisory Committee
February 10, 2016
Page 3 of3
CDAC Comments:
(
• The Committee liked that the garage will riot be gated, arid Will be looking for
connectivity from th~ garage to the street for guest usage.
• Common open space is not necessary with this type of design due to the amount of
private open space provided for ea(!h unit.
• The proposed sustainability·measures are appreciated.
• The Committee was excited for _the use and design of the proposed elevators.
• More shadowing in the front of the property pi.ay lessen the massive look of the structure.
• They like the des1gn and the "use that is proposed, but it's hard to tell how it will fit in the
existing neighborhood. ·
• The CoJ:nmittee would like to see more trees in the proposed plans.
ADJOURNMENT Meeting adjourned at 5:31 p .m . The next regular meeting of the
Con~tual D~elopment Advisory Commjttee is Wednesday, March 9,
2016.
Prepared by:
cc: Planning Commission Chair
N:\DEV\CDAC\CDAC MJNUTES\2016\CDAC 2-1();..16.doc
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pe9ple Who recognize the !'lave ambitious lifestyles and demand more out of living and
do not want to be resource hogs and waste time driving.
Recommendations
The changes needed to fit this project comfortably into this small scale /Taditional
neigh/JOrhoodare beyond the SCQpe Of this teVie~ arid Will reqµite an overall
recorisideratlqn of design priorities by tile ·applicant. HoWever, I wouid offer the
fol/owing recommendations as guidance for a reconsideti!ltion of the project design .
1. Reduce the area of the third floor footpnnts and integrate the space within sloped
roof forms. One way to accomplish this would be to eliminate or substantially
reduce the two-story tall interior rooms, locate the larger Master Suite on the
second level And place the smaller two-bedrooms Qf1. the third floor ·where they
would be easier to integrate into a reduced floor plate footprint
Res~nse: This solution p.roposed seem$ to suggest that.the project should respect
the small cottage raei.Qhborhood a~ ~quired in traditional single family
neighborhoods and the Residential De$i9n Gui~elines. As stated in response #1,
ThiS project was not required to respOrid to the ·existing context (smaU seale-
traditlonal lieighborhoOd).The project is required to follow the General Plan ,
Housing Element n!q1,liremerits~ · · .·
2. Altemative/y,_ eliminate ihe iwo-stoiy tallJnteriqr rooms and rede$ign the floor
plans tb ti{tfle unif;s ·Vfitfl/n at ~iy filtl'Str¢iUre With pitchedroofS.
R.eQOn.se: The stt:e and ~m>"uni;Qn~{~iQ·tlbo;#Of)cris:zonecJ..for hiQh-clelJSity
~idential use. It iS a·n eclectic' and ·iiadltional rie@lborhood that has some
neig~bors living in traditional horn~ ttiat woµid ·uke for the neighborhood to
remi)ln as it is. Em~thy for this p0int of view wiil only prevent the Town from
meeting its obligcrtlon to meeting the housing .elem~rit of the Town's General Plan.
I ~)eye tf)e qinnon Design Group's comments . retled; the Resid~ntial Design
· ._, G~ideliRes vi~w On nelghbotn~.,~,,.tlbiJlt;Y . W,li~ iS. incong·ruent With . Multi~· -· '_:; ;-> ,,:. -.:".: '" · fa ·, 11y ·· · · -· · .. · · · .... · · .. .·.-~:--;.;_·-. ·-,~··_.r.: ... . -.. , . . fl'i . zoning~', . _ _ . . . . . _ -_ . :·: · .... · · .. .
'· :.-. ,• :. . ,· ~: :.:: ~{ :
. . ' : .. '/•''
3 . Relocate the garage entry to. the. interlorsli:e proj)etty line on Roberts Road
R•P.o.nse: This locati0,n works weUin thf;f~Q'lpl~db!ci in . the report due ·to the .... :: .· .
. diarige ·pi _ ~.lev~ti90 however .w~uld :p¢·W,Ork fofttiis pro~ doe t:O .th~ existing . . .. . " : :.; ,
::Rectwoocftree5that are In ·the·;~·vidrtftY. Enrering -'a pa~ng garage of this .. , .-.~·. ·. · .. ~ ...... ·· .. ~··.
·~maH s~ale on a corner ~~-s ,-~rf~ ~~d~·'"lj.a_riety <!f issues In the ~ctQn.g garage; · ·. . ·. .-.
:; ·.·
· .. :··
·;·. ;.· . . . .
4. Oesigi1 the facC1de$ to be~e,r express: Vie tq,Jr homes as distinctly indMdual uriits~
Response: The project utilizes individu~1 · porche~ ~nd walkways to distinguish the
indMdual units. The cannon Design Group has taken a point of view that the
project should reflect traditional designed brownstone homes and has not
presented a justification of what merit there is to distinguish attached homes as
being separate.
5. Provide design features that relate to the adjacent traditional residential
neighborhood. .
Response: The Cannon Design Group has completed a review of this project from the
point of view of the Single Family Guidelines that requires features that rela~ the
project into the existing conjectural fabric. The sites that constitute this project are not
any part of nor are they anywhere near a single family zoned site.
Respectfully Submitted,
+~.
. ' . .
,• '_;o,
Tom Sloan AIA
Principal Architect
·e .
. l
. ..
. . "
.. ,, ... ,. ·: ..
• ; '~ .. ·' !"'.-
Levi Hill
To: Tom Sloan
Subject RE : 30 Roberts Rd . -Arborist Report
From: Tom Sloan [mailto:tsloan@metroarchitects.com]
sent: Wednesday, March 08, 2017 12:20 PM
To: Levi Hiii; 'Gary Klnq'
subject: RE: 30 Roberts Rd. -Arborist Report
Levi-
The following is the Applicant's response to the recommendations in the attached Arborlst's Report:
As a part of the project, we are proposing to remove several trees on the site and as a condition of approval
upon post a security bond in the amount of at least $25,000 or more, whatever amount the Town deems
appropriate. Specifically, the following trees will be removed from the site (1 thru 6; 8 &. 18) Tree 9 will be
transplanted on site.
The owner of tree #7 currently has an application In the Town to remove this tree.
Trees 10 thru 16 that are located along the easterly property line will be preserved and the proposed storm
drain pipe trench will be dug greater than 6 to 8· feet from the edge of these trees. The walkway will be a "no-
dig" pathway.
Tree 17 will be retained with a proposed "no·dlg" sidewalk and no work be ing proposed within the dripline of
the tree (approx. 15 ft. radius).
Please let me know if you have any further questions.
Tom Sloan AIA
Metro Design Group
1475 S. Bascom Avenue suite 208
Campbell, CA 95008
( 408) 871-1071
EXHIBIT 1 0
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Levi Hill
From:
Sent:
To:
Cc:
Subjed:
Hello,
Arturas Vailionis <availionis@yahoo.com>
Friday, February 24, 20171:57 PM
Levi Hill; Erin M. Walters
Inga Vailionis; availionis@yahoo.com
Concerning pending project Arch & Site S-16-070
My name is Art Vailionis and I live 211 Oak Meadow Dr, Los Gatos CA, 95032.
Recently an application has been filed (Arch & Site S-16-070) with the Town of Los Gatos to build four
attached single family homes by demolishing existing two houses. The new structure will occupy a vecy large
area.
I would like to express a great concern about the height of the new structure. This building will be in a very
close proximity to my house and my backyard. Looking at page 5 of the submitted plans the top story of the
house will extend well beyond the roof of my house. This is really concerning me and my wife since, as we can
see from the plans, the new structure will jeopardize privacy of our family and our right to spend private time in
our backyard. Moreover, looking at the page 19 we can see that this building will have a balcony on the top
floor directly overlooking our backyard.
In my opinion such structure should be unacceptab1e and should not _be build. The houses on Roberts Rd have
sloped roofs and blend with the trees and the environment. The new structure does not fit here in the present
form and it jeopardizes privacy not only of our family but also of residents in the next house of the Regency
Court Homeowners Association.
I would like to ask you how we the residents of the Regency Court HOA can express om concerns about the
new structure.
Best Regards,
Art V ailionis
Treasurer, Regency Court Homeowners Association
211 Oak Meadow Dr
Los Gatos, CA 95020
EXBJBIT 1 1
1
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Levi Hill
From:
Sent:
To:
.Cc:
Subject:
Hello Levi,
Arturas Vailionis <availionis@yahoo.com> ·
Wednesday, March 01, 201710:41 AM
Levi Hill
Terry Duryea; Reshma Rao; Park Miller, Dorothy Courtney; Roger Ferreira; Inga Vailionis;
Arturas Vailionis
Meeting with builders of 30 Roberts Road and 6 Forest Avenue
Yesterday (02128/2017) we had a neighborhood meeting with the builders and the architect of 30
Roberts Road and 6 Forest Avenue project. The meeting was attended by the Regency Court HOA
residents Dorothy Courtney {335 Oak Meadow Dr), Roger Ferreira {301 Oak Meadow Dr), Park Miller
{327 Oak Meadow Dr), Reshma Rao {217 Oak Meadow Dr), Art & Inga Vailionis (211 Oak Meadow
Dr) and the residents from 47 Roberts Rd. ·
The general highlights of the meeting were as follows:
• Privacy concerns of the baekyards In 211, 217 and 301 Oak Meadow Dr were discussed in detail.
The builders agreed to remove the balcony facing 211 backyard (page 19) .also to remove balconies
and install matte ·_windows in north faCing facade of the i)uilding {page 18)~ There are more issues with
privacy of the 211 backyard that were not addressed, such as the Mast~r Bedroom terrace on the 3rd
floor which ba.S an overtq()k over 211 backyard and the raised .femiee on the first floor {page 13)
Wh.IC.Ji allo~ .a dirjpt:overlook qv~r 2,1 ·1 baCky$(tj. Also ~ere~are hc:f ga;.aq;inlE$s Vlat matte Windows
on tn~.··n-Q·rtfl f.a.~ngJa'C&pe .Will n<>t t>e repJ.aced With the se~~gh wiiidows In the MtJi'e th\Js .
comprQmisin~J the· privacy of 217 and 301 backyards.. .. . . . ' .
• Most importantly, that besides the privacy concerns, all neighbor8 agreed that the structure in the
present form i~ too . big for the neighborhood. It has a .flat roof which makes this build Ing
disproppit_iQnat~ly ·bill comparing to the _other houses around~ Some n~!ghf?o.~ were concerned that
the atruCfuretn~~cu~nU<>rm an~ shape _re1T1inds niO~·Qfa .. ¢omrit:erctarbu"UdlhQ ~Wit~ ror ·the
~sP.ltaf'~oo · "°ftbe··resldential>Sirlichi~ that b~n.ds 1:r.:·VJith the $nV1ronmerit ·arl<fth~ t~s :' As the ?6,es were .raised receniiy tb: sh0w.'.t6e· hew b~ilqff}g ~undaries~.'resldents':of .211;. ~-1 .7 ·.a,~d ·301 w~re
app~.lled to see how large tha.~Wetur~ wJll be WhHe '!(Joking ·frPrn tti~ir b~ckfcirifs.: RfislCJent~ 'of4 7
Rqberts R<fal$9' ra!sed ccincem$ :iibout the o\ierall· lod:k6f such.'·a larg~·stn.icture in front of their
. ~QUS~· Ql,l_ring :~~lhe it\$~tigg we looked . at ~-30 ~erial View .of.tb~:.1;1~igbbpct)(>o(j usjng the Got>gle Maps
~~,a1Ltflt;(il&rghbt>rs ~~:#l8t .th~ p_mpo~ stf4~!9-in ~;eurrent 1otm .d.~s ndt flt w.~n1.ri tr,e ~p_irit
.:8.hd lhe l_~k:.~~e netghoofno.Q#~ All' t~ -~ 9tth_e -~urrou~rig bulldlnbs: tri the ~·eighti<l~Jlave
-~~~-_Sba_p~$ ~ b:lencl. v~i~~J~~ ~.nvirori~,~hf:ymile,·the. n~w.stru~,~ ·stiqk,S.oqt ancfd~s~~ th~t · ·
loo~~:After1Qng.dl.$9tls$JQO$J~hd raised eontems it Jopk~. UJ<e'thatthe 'bu.ilders have under5tOod our
dlSC()fT1fort wlth t.h~·:·new ·sfru6tu~·. they promised ta gOb~ck tQ the ,dra\Vi.ng board arid address the
size · an~ stiape ofthe :$tructure. As some residents sugge$t~; one of the approaches could be to
modtfY 'the third flbo{appearance and instead of a flat robf :come up ·with .more acceptable sloped
design _ that fits with the neighborhood and alleviates the feeling of the Immense height of the building.
In short, two major issues have to be addressed (and I believe are being addressed}:
1
<: ...
cc:
Teneka LLC -579 E. Campbell Ave. Campbell, CA 95008
Oak Rim Way-Homeowner's Association
Ted & Debra Floor -49 Roberts Road, Los Gatos, CA 95032
Bruce & Linda Petersen -45 Roberts Road, Los Gatos, CA 95032
Alicia Barela -1 Monroe Ct. Los Gatos, CA 95032
Ravi & Roopa Shankar, 2 Brickway Ct. Los Gatos, CA 95032
Anne Lamborn, 7 Monroe Ct. Los Gatos, CA 95032
Additional copies to neighbors on Forrest Ave and Roberts Road
05-March-2017
Town of Los Gatos-Planning
110 E. Main St.
Los Gatos, CA 95030
Comments re: Proposed Development
Los Gatos Creekside Estates
6 Forrest Ave. & 30 Roberts Road
Dear Planning,
RECEIVED
MAR 8 -2017
TOWN OF LOS GATOS
PLANNING D!VISiON
Certified Public Accountant
47 West Roberts Road
Los Gatoa, CA 95032
Tel 4'08-354-5035
Cel 408-348-2497
jplef@ix.netcom .com
We are residents of 47 Roberts Road, Los Gatos, CA 95032, since 1977. Our house is
directly a~ross Roberts Road from the •proposed development".
We are writing to express our concerns and objections about two main aspects of the
proposed development:
1. The IMPOSING LARGE SIZE, HEIGHT and SCALE of the proposed 3"".story building.
2. The CHARACTER and DESIGN of the project, which is a very large RECTANGULAR
FlAT TOP BOX, with a distinct commercial, urban style, which is not in keeping
with the character of the houses directly surrounding this property.
We have attended several meetings with the developers and our various neighbors to
understand the plans and goals of the development. We are supportive of Improving the
property on the site.
However, there has been a consistent theme from the neighbors raising opposition to
the above-mentioned aspects of the proposed project.
We ask that you strongly insist that this project be modified before being built. We
would ask that it be appropriately SCALED to a 2-story structure with a modified DESIGN
to ·sornN the overall angles and dimensions, with a gcal of being LESS IMPOSING and
MORE IN KEEPING WITH THE CHARACTER of this established wooded and park-like
neighborhood.
Very truly yours,
t:;;;:(;:! Roger ~
47 Roberts Road
Los Gatos, CA 95032
jpief@ix.netcom.com -408-348-2497
tl I Results
. ,,
cc:
Teneka LLC -579 E. Campbell Ave. Campbell, CA 95008
Oak Rim Way-Homeowner's Association
Ted & Debra Floor -49 Roberts Road, Los Gatos, CA 95032
Bruce & Linda Petersen -45 Roberts Road, Los Gatos, CA 95032
Alicia Barela - 1 Monroe Ct. Los Gatos, CA 95032
Ravi & Roopa Shankar, 2 Brickway Ct. Los Gatos, CA 95032
Anne Lamborn, 7 Monroe Ct. Los Gatos, CA 95032
Additional copies to neighbors on/orrest Ave and Roberts R~ ) ~ ~I\\ \JO(,'-. A \ho rz ~ 60 Ro bQ ,f'f S' f?c;, L · G ,
.0 o ~ f'<Q e f/J..1-/l a IP I/ Q I 5 5(;[r»::,-;/ I;» PJq 11 u< ,/) Pe-~t)d. OJ-ro%.c~'3 B1vJ. ~i--(&sr)w.f!tl,~-
. .. -;r· I/ -:+£ &Jd t1 (J .. ,
{{!)CJ f e-n , -;.. 0~-ZQ_ ~ /ll1i.1;K.-./I~ .;,~ I tiJ. 'ftt } h \t,/ ,-._r,-
?; {J. n ' r S1 /
)> e ft/ tPf1 ~. lhA"" c
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-0
Taneka Cond 2-28-17.pln3/6/20176:10 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
PROJECT SITE
COVER SHEET
The objective of this project is to create 4 dwelling units that
embody the future direction of luxury housing. This project will
deploy solar collectors on the roof to offset energy usage;
include rain-water harvesting system for landscape irrigation
needs; include accessibility on each floor level with an
elevator; mask automobiles storage in a cellar level below the
building; and be constructed of no-maintenance building
materials.
The location of the project is within walking distance to
downtown shopping & businesses, schools and parks.
The massing of the building and location of windows will
provide protect the privacy of all residents in and around the
building.
The project has been designed to maximize Open Space. Each
unit will have generous private ground floor yards and upper
level balconys.
DZ
AS-NOTED
COVER SHEET
GENERAL NOTES
PROJECT INFORMATION
AREA TABULATIONS
PROJECT DESCRIPTION
VICINITY MAP
SHEET INDEX
CONSULTANT DIRECTORY
PROJECT DESCRIPTION
A- 2.2 EXISTING ELEVATIONS
CONSULTANT DIRECTORY
ARCHITECT METRO DESIGN GROUP
CONTACT :TOM SLOAN A.I.A.
1475 S. BASCOM AVE. # 208
CAMPBELL, CALIFORNIA 95008
(408) 871-1071 PHONE
(408) 871-1072 FAX
PROPERTY OWNERS
APPLICANT NAME
CONTACT
PHONE
MAILING
ADDRESS
PROJECT
ADDRESS
SITE AREA
A.P.N.
ZONING
LOCATED WITHIN DESIGNATED
WILDLAND URBAN INTERFACE
FIRE AREA
SETBACK
REQUIREMENTS
MAX HEIGHT
EXISTING BUILDINGS
PROPOSED BUILDING W/
CELLAR PARKING
CONSTRUCTION TYPE
OCCUPANCY
STORIES
FIRE SPRINKLERS
EXISTING USE
YEAR BUILT
LOT SLOPE
PROJECT INFORMATION
ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH THE FOLLOWING
CODES, AS WELL AS ALL APPLICABLE
STATE CODES & LOCAL CITY ORDINANCES,
2016 CALIFORNIA BUILDING CODE (C.B.C.)
2016 CALIFORNIA RESIDENTIAL CODE (C.R.C.)
2016 CALIFORNIA ELECTRICAL CODE (C.E.C.)
2016 CALIFORNIA PLUMBING CODE (C.P.C.)
2016 CALIFORNIA MECHANICAL CODE (C.M.C.)
2016 CALIFORNIA FIRE CODE (C.F.C.)
2016 CALIFORNIA ENERGY CODE (C.E.C.)
2016 CALIFORNIA GREEN CODE (C.G.C.)
NOTHING ON THE DRAWINGS IS TO BE CONSTRUED TO PERMIT WORK NOT
CONFORMING TO THESE CODES & REGULATIONS.
GENERAL CONTRACTOR AND SUBCONTRACTORS SHALL EXAMINE THOROUGHLY THE
SITE AND SATISFY THEMSELVES AS TO THE CONDITIONS TO WHICH THE WORK IS
TO BE PERFORMED. THE CONTRACTOR SHALL VERIFY AT THE SITE ALL
MEASUREMENTS AFFECTING HIS WORK, AND SHALL BE RESPONSIBLE FOR THE
CORRECTNESS OF THE SAME. NO EXTRA COST TO THE OWNER WILL BE ALLOWED
RESULTING FROM HIS NEGLIGENCE TO EXAMINE OR FAILURE TO DISCOVER
CONDITIONS AFFECTING HIS WORK.
CONTRACTOR SHALL VERIFY ALL DIMENSIONS SHOWN ON THE DRAWINGS BY
TAKING FIELD MEASUREMENTS; FOR PROPER FIT AND ATTACHMENT OF ALL PARTS
IS REQUIRED. SHOULD THERE BE ANY DISCREPANCIES, IMMEDIATELY
REPORT TO THE ARCHITECT IN WRITING PRIOR TO
COMMENCEMENT OF ANY RELATED WORK. IN THE EVENT OF THE CONTRACTOR'S
FAILURE TO DO SO, THE CONTRACTOR SHALL BE FULLY AND SOLELY RESPONSIBLE
FOR THE CORRECTION OR ADJUSTMENT OF ANY SUCH RELATED WORK OR ERRORS.
DO NOT SCALE THESE DRAWINGS. WRITTEN DIMENSIONS SHALL TAKE
PRECEDENCE OVER SCALED DRAWINGS.
MINOR DISCREPANCIES BETWEEN THE DRAWINGS AND ACTUAL CONDITIONS ARE
TO BE EXPECTED. CONDITIONS REQUIRING CLARIFICATION SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT IMMEDIATELY.
CONTRACTOR AND ALL SUBCONTRACTORS SHALL INSTALL OR APPLY, AND PROTECT
ALL PRODUCTS, MATERIALS, PROCESSES, METHODS, COATINGS, EQUIPMENT,
APPLIANCES, HARDWARE, SOFTWARE, ETC. IN STRICT ACCORDANCE WITH THE
MANUFACTURER'S SPECIFICATIONS, DETAILS & INSTRUCTIONS, TYPICAL. ALL
MANUALS OR INSTRUCTIONS PROVIDED BY THESE MANUFACTURER'S FOR PROPER
OPERATION AND
MAINTENANCE OF THE ABOVE ARE TO BE DELIVERED TO THE OWNER AT THE
COMPLETION AND FINAL INSPECTION OF THE PROJECT.
CONTRACTOR SHALL VERIFY THE QUANTITY, ROUGH OPENINGS AND TYPES OF
DOORS AND WINDOW AND DOOR SCHEDULES IN RELATION TO FRAMING PER FIELD
PRIOR TO ORDERING. ANY DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION
OF THE ARCHITECT IMMEDIATELY.
ALL ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS, AND AEROSOL PAINT
CONTAINERS MUST REMAIN ON THE SITE FOR FIELD VERIFICATION BY THE
BUILDING INSPECTOR. PER CGBSC SEC. 4.504.2.4
PRIOR TO FINAL INSPECTION, A LETTER SIGNED BY THE GENERAL CONTRACTOR OR
THE OWNER/BUILDER (FOR ANY OWNER/BUILDER) PROJECTS MUST BE PROVIDED
TO THE CITY OF SAN JOSE BUILDING OFFICIAL CERTIFYING THAT ALL ADHESIVES,
SEALANTS, CAULKS, PAINTS, COATINGS, AEROSOL PAINTS, AEROSOL COATINGS,
CARPET SYSTEMS (INCLUDING CARPETING, CUSHION AND ADHESIVE), RESILIENT
FLOORING
SYSTEMS, AND COMPOSITE WOOD PRODUCTS INSTALLED ON THIS PROJECT ARE
WITHIN THE EMISSION LIMITS SPECIFIED IN CGBSC SECTION 4.504.
GENERAL NOTES VICINITY MAP
TANEKA LLC
579 E CAMPBELL AVENUE
CAMPBELL, CA 95008
TANEKA LLC
CONTACT: GARY KING
(408) 482-5044
579 E CAMPBELL AVENUE
CAMPBELL, CA 95008
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
0.374 AC GROSS (16,302.60 SF)
0.333 AC NET (14,520 SF)
529-10-002
529-10-003
R-M 5-12 MULTIPLE FAMILY RESIDENTIAL
YES
REQUIRED
FRONT: 25'-0"
REAR: 20'-0"
SIDE: 10'-0"; 12'-0"; 20'-0"
SIDE ABUTTING STREET: 20'-0"
PROPOSED
FRONT: 25'-0"
REAR: 20'-0"
SIDE: 10'-0"; 12'-0"; 20'-0"
SIDE ABUTTING STREET: 20'-0"
ALLOWABLE PROPOSED
30'-0" N/A
35'-0" 35'-0"
V-B
R-3/U
3
REQUIRED (NFPA-13D)
RESIDENTIAL- SINGLE FAMILY DWELLING
30 ROBERTS RD: 1949
6 FORREST AVENUE: 1973
LESS THAN 5 %
TOPO SURVEY &
BOUNDARIES
AREA TABULATIONS
1. CODES AND
REGULATIONS
2. SITE VERIFICATION
3. MEASUREMENTS
4. DIMENSIONS
5. DISCREPANCIES
6. MANUFACTURER'S
SPECIFICATIONS
7. WINDOWS AND
DOORS
8. CALGREEN
STANDARDS
LANDSCAPE PLAN
SHEET INDEX
SHEET INDEX, PROJECT DESCRIPTION,
L- 1
A- 0
EXTERIOR ELEVATIONS
EXTERIOR ELEVATIONS
VICINITY MAP, CONSULTANTS,
GENERAL NOTES AND TABULATIONS
A- 2.1
CELLAR AND GARAGE PLANS
A- 5.0
A- 5.1
SITE PLANA- 1.0
A- 4.0 ROOF PLAN
EROSION CONTROL PLANC-2
1. SITE AREA
GROSS AREA: 15,406 SQ. FT.
PROPOSED NET AREA
-4 LEGAL LOTS (4x 3,630 SQ. FT.
=14,520 SQ. FT. MIN): 14,612 SQ. FT.
2. DENSITY
REQUIRED: 5-12 UNITS PER NET ACRE PROPOSED: 12 UNITS PER NET ACRE
3. FLOOR AREA
EXISTING AREA TO BE DEMOLISHED: 4,525.86 SQ.FT.
EXISTING HOUSES: 3,747.76 SQ. FT.
EXISTING GARAGES AND SHED: 778.10 SQ. FT.
AREA OF UNIT 1 UNIT 2 UNIT 3 UNIT 4
FIRST FLOOR 1,388.10 1,118.71 1,118.71 1,407.56
SECOND FLOOR 818.57 808.02 808.02 818.26
THIRD FLOOR 945.02 800.95 800.95 945.02
TOTAL HABITABLE FLOOR AREA 3,151.69 2,727.68 2,727.68 3,170.84
GARAGE @ CELLAR* 755.86 758.62 758.62 759.59
ENTRY PORCH 57.24 110.66 100.66 74.96
TOTAL NON-HAB. FLOOR AREA 813.10 869.28 859.28 834.55
TOTAL UNIT AREA 3,964.79 3,596.96 3,586.96 4,005.39
COMMON CELLAR AREA*: 3,949.37 SQ. FT.
TOTAL AREA: 19,103.47 SQ. FT.
* CELLAR DOES NOT COUNT AS FLOOR AREA AND STORY.
4. PRIVATE OPEN SPACE
PATIO AT MAIN FLOOR(MIN. 10' HORIZONTAL DIMENSION):
REQUIRED - 200 SF/UNIT
PROPOSED : UNIT 1- 205.51 SF; UNIT 2- 201.13 SF; UNIT 3- 201.13 SF; UNIT 4- 228.87 SF
BALCONY (MIN. 6' HORIZONTAL DIMENSION):
REQUIRED - 120 SF/UNIT
PROPOSED : UNIT 1- 350.21 SF; UNIT 2- 229.25 SF; UNIT 3- 229.25 SF; UNIT 4- 307.41 SF
5. PROPOSED COVERAGE
MAXIMUM ALLOWABLE COVERAGE: 5,844.80 SQ. FT. 40.00%
PROPOSED COVERAGE: 5,820.00 SQ. FT. 39.83%
EXISTING DEMO PROPOSED TOTAL
BUILDING(S) 2,489.7 2,489.7 5,719 5,719
ACCESSORY BUILDING 778.1 778.1 101 101
TOTAL 3,267.8 3,267.8 5,820 5,820
6. PARKING SPACES: TOTAL OF 11 PARKING SPACES
8 COVERED (2/ GARAGE) AT CELLAR
2 GUEST PARKING SPACES AT CELLAR
1 VAN ACCESSIBLE AT CELLAR
A-2.0 EXISTING CONDITIONS
TOPOGRAPHIC AND BOUNDARY SURVEY
A- 1.4
A- 1.2
C-1 PRELIMINARY GRADING & DRAINAGE PLAN
A- 3.0
EXTERIOR LIGHTING PLAN
SHADOW STUDY DIAGRAMA- 1.1
SITE CROSS SECTIONS
FIRST FLOOR PLANSA- 3.1
BUILD IT GREEN CHECKLISTA- 0.1
CROSS SECTION B-BA- 6.1
SLOPE AT LANDING AREAS:
5% MIN, AWAY FROM THE STRUCTURESLOPE AT LANDSCAPE AREAS:
SLOPE AT PAVED AREAS:2% MIN, AWAY FROM THE STRUCTURE
1% MIN, AWAY FROM THE STRUCTURE
WESTFALL ENGINEERS, INC.
14583 BIG BASIN WAY #3
SARATOGA, CA 95070
(408) 867-0244 PHONE
EXTERIOR ELEVATIONSA- 5.2
CROSS SECTION A-AA- 6.0
CROSS SECTION C-CA- 6.2
A- 1.3 STREET PROFILES
A- 2.3
EXISTING DEMO PLAN
EXISTING DEMO PLAN / ELEVATIONS
SECOND FLOOR PLANSA- 3.2
THIRD FLOOR PLANSA- 3.3
C-0 TENTATIVE MAP
CLEAN BAY BUEPRINTC-3
1 PLAN CHECK 1-10-17 D.Z.
2 PLAN CHECK 3-06-17 D.Z.
EXHIBIT 12
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-0.1
Taneka Cond 2-28-17.pln3/6/20176:10 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
BUILD IT GREEN
CHECKLIST
DZ
N.T.S.
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.0
Taneka Cond 2-28-17.pln3/6/20176:10 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
20'-0"25'-0"20'-0"
10'-0"2'-0"8'-0"
24"18'-0"24"
21.37'31.11'INDICATES FOOTPRINT
OF UNDERGROUND CELLAR
(N) ADDRESS SIGNAGE/ IDENTIFICATION
AT ENTRY DOOR (TYP.) AT EACH UNIT
U.N.O.
INDICATES PROPOSED
BUILDING LINE, TYP.
INDICATES TREE PROTECTION FENCING
PER TOWN OF LOS GATOS GENERAL TREE
PROTECTION DIRECTIONS, TYP.
INDICATES EXISTING
BUILDING OUTLINE ON
ADJACENT LOT, TYP
INDICATES PROPERTY
LINE (TYP.)
INDICATES EXISTING EDGE OF PAVEMENT
INDICATES (N) FENCE
SEE DET 1/A-1.2 - TYP. U.N.O.
INDICATES PROPOSED MIN. 18' WIDE DRIVEWAY
W/ 24" SHOULDER EACH SIDE AT MAX. 15 % SLOPE
INDICATES PROPOSED FRONT
SETBACK
INDICATES EXISTING
TREE TO REMAIN, TYP.
INDICATES PROPOSED SIDE WALK , TYP.
INDICATES EXISTING TREE
TO BE REMOVED, TYP.
INDICATES EXISTING TREE
TO REMAIN, TYP.
INDICATES (N) FENCE
SEE DET 2/A-1.2 - TYP. U.N.O.
INDICATES (N) FENCE
SEE DET 2/A-1.2 - TYP. U.N.O.
INDICATES (N) FENCE
SEE DET 1/A-1.2 - TYP. U.N.O.
INDICATES PROPERTY LINE (TYP.)
INDICATES PROPOSED
BUILDING LINE, TYP.
INDICATES EXISTING
BUILDING AND HARDSCAPE
TO BE REMOVED, TYP.
INDICATES EXISTING
BUILDING AND HARDSCAPE
TO BE REMOVED, TYP.
INDICATES SETBACK
LINE (TYP.)
INDICATES PROPOSED
WALK WAY (TYP.)
INDICATES PROPOSED
PATIO - TYP. U.N.O.
INDICATES (N)
ACCESSIBLE ELEVATOR
- TYP. U.N.O.
INDICATES (N)
ACCESSIBLE WALK WAY,
MIN. 48" WIDE,
MAX. 5% SLOPE
- TYP. U.N.O.
INDICATES (N)
ACCESSIBLE WALK WAY,
MIN. 48" WIDE,
MAX. 5% SLOPE
- TYP. U.N.O.
INDICATES EXISTING
FENCE TO REMAIN
(TYP.) U.N.O.
INDICATES PROPOSED
PLANTER, TYP.
INDICATES PROPOSED
GREEN SCREEN LOCATION
JP
SS
M
H MH
WV
SDMH SS
M
H
STREET SIGN
12"FIR
JP
W
M
FF
12"TREEE
10"CDR
28"TREE
20"RDW
DBL 8"APPLE
3-GAS
16"TREE .33 AD T
C
D
I
14"RDW
JP 18"RDW ANCHOR40"RDW
W
M
MH
WV
FF
25"ASH
2'DIA
A
C
GA
S
TA
N
K
L
E
S
S
W
T
R
H
T
R
FF
3"TREE 8"TREE
4"TREE
5"TREE
8"TREE
6"TREE
6"TREE
8"TREE
4"TREE
6"TREE
30"PEPPER
10"ORANGE
LA
W
N
FF
WV
FH
ANCHOR
33"OAK
30
"OAK
359 .41
359 .39
358 .84
359 .04
358 .46
356 .84 358.52 358 .63
358 .44
358 .38
358 .76
358 .91
358 .37
357 .55
355 .96 354 .13
354 .87
353.21
358 .62
357 .97
358 .17
358 .10
358 .07
357 .82
358.28 357 .20
358 .90
357 .82 358 .23
358 .35 358 .39
357 .89
358 .05
357 .55
358 .44 358.20 358 .20
357 .78
355 .54
355 .51
355 .41
355 .45
355 .42
355 .46
355 .44
355 .24
357 .15
357 .10
356.44
356 .31
35
6
.16
357
.16
3
5
8
.8
9
356 .03
356.09
358 .29
355 .96
355 .58
356 .10
355 .70
355 .11
354 .79
354 .74 356 .22 358 .26
356 .70
356 .20
356 .22
358 .30
356 .48
3
5
7
.
1
3
357 .42
357 .19 357 .66
356 .49
356 .82
355 .42
355 .34 355.37 355.48
355 .62 356.22
3
5
6
.
3
1
355.93
3
5
6
.
0
9
356 .76
357 .35 358.00 357 .99
356 .97
352 .28
353 .00 353 .29 353 .62
354 .13
353 .47
353 .26
353.34
353 .95
354 .11
354 .41
354 .38
354 .09
354 .49
354 .26
354 .08
354 .11
353.81 353 .77 353 .52 353 .45 353 .23
3
5
3
.06
352 .43
352 .46
353 .30
3
5
2
.83
353 .23 353 .83
355 .21
354 .63
3
5
4
.0
7
354 .53 353.47 353 .44 353.75 354 .40
353 .73 355 .05 354 .20 354 .73 354 .20 353 .40
354 .25
354 .18
355 .04
355 .17
354 .79
354 .09
354 .05 354 .67
354 .55
354 .52
354 .30
354 .32
354 .27
353.91 353 .47
354 .43
354.70
354.95 354 .25 354 .37 354 .24
3
5
4
.3
2 354.46 353 .90
353 .94 354.00 353 .95
358 .38
358 .37
355 .72
N21°18'34"E175.20'S20°45'00"W110.00'N20°45'00"E85.10'138.36'100.00'S73°27'48"E
S74°00'00"E 53.40'S20°45'07"E106.63'N74°00'01"W
107.24'
20'
20'
EX. SHED
EX. GARAGE
EX.SHED
EX. HOUS
EX. DECK
EX. ONC.
EX. GARAGE
3583
5
8
3563543543563
5
4
BENCHMARK: LG31 ELEVATION
367.04
SET BRASS DISK IN MONUMENT
WELL AT INTERSECTION OF
ROBERTS ROAD AND INDUSTRIAL
WAY
BOUNDARY IS SHOWN BASED ON
RECORD AND LIMITED AND FOUND
MONUMENT WITHIN TRACT NO.
6737.F O R R E S T A V E N U E R O B E R T S
UNIT 1
5 % MAX. SLOPE WALKWAY
ELEVATOR
BLDG.
CELLAR PARKING
F.S.= 347'-9"
CELLAR PARKING
F.S.= 349'-3"
CELLAR PARKING
F.S.= 347'-7"
FIRST FLOOR
F.F.= 359'-6"
FIRST FLOOR
F.F.= 359'-6"
FIRST FLOOR
F.F.= 359'-6"
FIRST FLOOR
F.F.= 358'-6"RAMP15 % SLOPEF.S.= 356.33'
SITE PLAN LEGEND
FIRE PROTECTION WATER
AN AUTOMATIC NFPA 13 FIRE SPRINKLER SYSTEM APPROVED BY THE
SANTA CLARA COUNTY FIRE DEPARTMENT SHALL BE INCLUDED IN ALL
PORTIONS OF THE BUILDING. THREE SETS OF PLANS PREPARED BY A
SPRINKLER CONTRACTOR SHALL BE SUBMITTED TO THE SANTA CLARA
COUNTY FIRE DEPARTMENT (14700 WINCHESTER BLVD., LOS GATOS,
CA 95032) FOR REVIEW AND APPROVAL. THE SPRINKLERS SHALL BE
INSPECTED AND APPROVED BY THE FIRE DEPARTMENT PRIOR TO
FINAL INSPECTION AND OCCUPANCY OF THE BUILDING.
A. AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM,
HYDRAULICALLY DESIGNED IN ACCORDANCE WITH NFPA STANDARD
13 -2013 EDITION AND LOCAL ORDINANCES SHALL BE INSTALLED
THROUGHOUT THE ENTIRE STRUCTURE. THE FIRE SPRINKLER
SYSTEM SUPPLY VALVING, FIRE DEPARTMENT CONNECTION (FDC),
ETC., SHALL BE INSTALLED AS REQUIRED TO COMPLY WITH NFPA 13
REQUIREMENTS.
B. FAST RESPONSE FIRE SPRINKLER HEADS SHALL BE INSTALLED
THROUGHOUT THE GARAGE AND ALL CONTIGUOUS AREAS WITHIN
THE STRUCTURE.
C. A STATE OF CALIFORNIA LICENSED FIRE PROTECTION
CONTRACTOR SHALL PROVIDE (3) COPIES OF THE WORKING
DRAWINGS, CALCULATIONS, A COMPLETED PERMIT APPLICATION AND
APPROPRIATE FEES TO THE FIRE DEPARTMENT FOR REVIEW AND
APPROVAL PRIOR TO BEGINNING OF WORK.
D. THE FIRE DISTRICT MUST ISSUE A PERMIT PRIOR TO THE
INSTALLATION OF THE FIRE SPRINKLER SYSTEM.
E. THE SPRINKLER CONTRACTOR MUST HAVE A CITY BUSINESS
LICENSE AND WORKER'S COMPENSATION CERTIFICATE.
F. A FLAT CEILING IS REQUIRED IN AREAS INCORPORATING AN
AUTOMATIC FIRE SPRINKLER SYSTEM TO ASURE PROPER
FUNCTIONING OF THE SPRINKLER HEADS.
G. THE BUILDING SHALL BE PROVIDED WITH AN AUTOMATIC FIRE
EXTINGUISHING SYSTEM. SPRINKLER CONTROL VALVES SHALL BE
LOCATED TO ALLOW CONTROL OF THE SPRINKLER RISER FROM
OUTSIDE THE BUILDING. SUBMIT SHOP DRAWINGS (3 SETS) AND A
PERMIT APPLICATION TO THE FIRE PREVENTION DIVISION FOR
REVIEW AND APPROVAL BEFORE INSTALLING THE SYSTEM. CALL (408)
378-4010 FOR MORE INFORMATION.
SMOKE ALARMS
PER CBC #907.2.9.2, SMOKE ALARMS SHALL BE INSTALLED IN
ACCORDANCE WITH CBC #907.2.11.
EGRESS DOORS
EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS
SIDE WITHOUT THE USE OF A KEY, THUMB TURN, OR ANY SPECIAL
KNOWLEDGE OR EFFORT. MANUALLY OPERATED FLUSH BOLTS OR
SURFACE BOLTS ARE NOT PERMITTED, UNLESS ANY OF THE
EXCEPTIONS TO THE SECTION 1008.1.9.4 ARE MET. (CBC #1008.1.9)
PREMISES IDENTIFICATION / PROJECT ADDRESS
APPROVED NUMBERS OR ADDRESSES SHALL BE PLACED ON ALL NEW
AND EXISTING BUILDINGS IN SUCH A POSITION AS TO BE PLAINLY
LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE
PROPERTY. SAID NUMBERS SHALL CONTRAST WITH THEIR
BACKGROUND. WHERE REQUIRED BY THE FIRE CODE OFFICIAL,
ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICAL
LETTERS. NUMBERS SHALL BE A MINIMUM OF 4 INCHES HIGH WITH A
MINIMUM STROKE OF 0.5 INCH. (CFC/505.1)
WATER SUPPLY REQUIREMENTS
POTABLE WARER 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 THE FIRE DEPARTMENT
UNTIL COMPLIANCE WITH THE REQUIREMENTS OF THE WATER
PURVEYOR OF RECORD ARE DOCUMENTED BY THAT PURVEYOR AS
HAVING BEEN MET BY THE APPLICANT(S).
CONSTRUCTION SITE FIRE SAFETY
ALL CONSTRCUTION SITES MUST COMPLY WITH APPLICABLE
PROVISIONS OF THE CFC CHAPTER 33 AND THE FIRE DEPARTMENT'S
STANDARD DETAIL AND SPECIFICATION SI-7. PROVIDE APPROPRIATE
NOTATIONS ON SUBSEQUENT PLAN SUBMITTALS, AS APPROPRIATE TO
THE PROJECT. CFC CHP.33
FIRE DEPARTMENT NOTES
CELLAR PARKING
F.S.= 349'-3"
R O A D
PROPERTY LINE
SETBACK LINE
(E) GRADE CONTOUR LINE
PROPOSED GRADE CONTOUR LINE
EXISTING FENCE TO BE REMOVED
PROPOSED FENCE
EXISTING BUILDINGS AND
HARDSCAPE TO BE REMOVED
PROPOSED RESIDENCES
PROPOSED CONCRETE
DRIVEWAY
PROPOSED PATIOS
PROPOSED HARDSCAPE
NEW GAS LINE
NEW WATER LINE
NEW ELECTRIC LINE
JOINT TRENCH
NEW SANITARY SEWER LINE
EXISTING TREE TO REMAIN
EXISTING TREE TO BE REMOVED
TREE PROTECTION FENCING
PROPOSED PLANTER
3"TREE
4"TREE 4"TREE
S73°27'48"E
138.36'
S73°27'48"E
116.83'5.01'L
=
3
2
.8
9
'
Δ
=
9
4
°1
2
'4
8
"
R
=
2
0
.0
0
'REAR SETBACK LINESIDE SETBACK LINE
UP
D.S.D.S.D.S.D.S.
D.S.D.S.
D.S.
D.S.
D.S.D.S.D.S.
D.S.
ACCESSIBLE
DWELLING UNIT
UNIT 2 UNIT 3 UNIT 4
H A T C H E D A R E A I N D I C A T E S M I N I M U M 26' W I D E A E R I A L F I R E A P P A R A T U S A C C E S S R O A D
N
DZ
1/8" = 1'-0"
SITE PLAN
1 PLAN CHECK 1-10-17 D.Z.
2 PLAN CHECK 3-06-17 D.Z.
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.1
Taneka Cond 2-28-17.pln3/6/20176:10 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
N
SHADOW
STUDY DIAGRAM
DZ
N.T.S.
SPRING EQUINOX
SUMMER SOLSTICE
AUTUMNAL EQUINOX
WINTER SOLSTICE
9:00 AM NOON 3:00 PM
9:00 AM NOON 3:00 PM
9:00 AM NOON 3:00 PM
9:00 AM NOON 3:00 PM
NOTE: SHADOW STUDY FOR ALL
DIAGRAMS DOES NOT
INCLUDE ANY EXISTING TREES
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.2
Taneka Cond 2-28-17.pln3/6/20176:10 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
1 26'-0"1'-0"2'-0"6'-0"6'-0"8"4'-0"2'-0"6"6'-0"6"
1'-3"
1x2 P.T.D.F. EACH
SIDE OF 1x8
2x4 P.T.D.F. FLAT ON
TOP 2x8 P.T.D.F.
KICK BOARD
4x4 P.T.D.F. POST @ 8'-0" O.C.
1x2 P.T.D.F. EACH
SIDE OF 1x8
2x4 P.T.D.F. FLAT ON
TOP OF POSTS
4x4 P.T.D.F. POST
@ 8'-0" O.C.
1x8 P.T.D.F.
STAGGERED
COLUMN TUB FOR FENCE POSTS
2x4 P.T.D.F. FLAT ON TOP OF POSTS
1x8 P.T.D.F. STAGGERED
INDICATES GRADE
ELEVATION
2x4 P.T.D.F. FLAT ON TOP 2x8 P.T.D.F.
12" DIA. CONCRETE
PIER - SLOPED AT TOP
INDICATES PROPERTY
LINE
1x2 P.T.D.F. EACH
SIDE OF 1x8
2x4 P.T.D.F. FLAT ON
TOP 2x8 P.T.D.F.
KICK BOARD
1x2 P.T.D.F. EACH
SIDE OF 1x8
2x4 P.T.D.F. FLAT ON
TOP OF POSTS
4x4 P.T.D.F. POST
@ 8'-0" O.C.
1x8 P.T.D.F.
STAGGERED
INDICATES GRADE
ELEVATION
15" SQ. CONCRETE PIER
4x4 P.T.D.F. POST @ 8'-0" O.C.
2x4 P.T.D.F. FLAT ON TOP OF POSTS
1x8 P.T.D.F. STAGGERED
2x4 P.T.D.F. FLAT ON TOP 2x8 P.T.D.F.
15" SQ. CONCRETE PIER
+/- 2' HIGH CONCRETE
RETAINING WALL
GOOD NEIGHBOR FENCE - DETAIL
PLAN VIEW
ELEVATION
SECTION
SCALE: 1/2"= 1'-0"
ELEVATION
SECTION
SCALE: 1/2"= 1'-0"
GOOD NEIGHBOR FENCE - DETAIL
SQ.
PL
PLAN VIEW
PROPOSED SINGLEFAMILY ATTACHEDHOMES
INDICATES SITE SECTION LINE
PROFILE "A"
PROFILE "B"PROFILE "D"PROFILE "C"S1
S2
S2
S1
50
ROBERTS RD.
54
ROBERTS RD.
211
OAK MEADOW DR.
217
OAK MEADOW DR.
10
FORREST AV.
20
FORREST AV.
18
FORREST AV.
7
FORREST AV.
9
FORREST AV.
35
ROBERTS RD.
45
ROBERTS RD.
47
ROBERTS RD.
49
ROBERTS RD.
55
ROBERTS RD.
ROBERTS
ROAD
PROPERTY LINE47 ROBERTS ROAD 10 FORREST AVENUE
PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPOSED SINGLE FAMILY
ATTACHED HOMESPROPERTY LINE370370
380380
390390
370370
360360
350350
N
PROPOSED SINGLE FAMILY
ATTACHED HOMESPROPERTY LINEPROPERTY LINEPROPERTY LINEFORREST
AVENUE
OAK MEADOW
DRIVE
50 ROBERTS ROAD
211 OAK MEADOW DRIVE
PROPERTY LINEPROPERTY LINE360 360
370 370
390 390
380 380
370 370
SITE SECTIONS
D.Z.
SURROUNDING PARCEL PLAN
SITE SECTIONS
GOOD NEIGHBOR FENCE DETAIL
3. SURROUNDING PARCEL PLAN
2. SITE SECTION S2 SCALE 1/16" = 1'-0"
SCALE 1"=40'
1. SITE SECTION S1 SCALE 1/16" = 1'-0"
AS NOTED
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.3
Taneka Cond 2-28-17.pln3/6/20176:10 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
PROPOSED SINGLE FAMILY
ATTACHED HOMES
FORREST
AVENUE
OAK MEADOW
DRIVE
50 ROBERTS ROAD
211 OAK MEADOW DRIVE
370 370
390 390
380 380
370 370
54 ROBERTS ROAD
BRICKWAY
CT.370 370
390 390
380 380
370 370
45 ROBERTS ROAD 47 ROBERTS ROAD 49 ROBERTS ROAD
10 / 18 FORREST AVENUE
370 370
390 390
380 380
370 370
ROBERTS
RD.
PROPOSED SINGLE FAMILY
ATTACHED HOMES
7 FORREST AVENUE
370 370
390 390
380 380
370 370ROBERTS
RD.
50 ROBERTS ROAD
STREET PROFILES
D.Z.
1. STREET PROFILE 'A' SCALE 1/16" = 1'-0"
AS NOTED
2. STREET PROFILE 'B' SCALE 1/16" = 1'-0"
3. STREET PROFILE 'C' SCALE 1/16" = 1'-0"
4. STREET PROFILE 'D' SCALE 1/16" = 1'-0"
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.4
Taneka Cond 2-28-17.pln3/6/20176:10 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
(P) LIGHT 'B'
-TYP. OF 16 @ FIRST FLOOR
(P) LIGHT 'A'
-TYP. OF 13 @ FIRST FLOOR
(P) LIGHT 'C'
-TYP. OF 10 @ FIRST FLOOR
(P) LIGHT 'A'
-TYP. OF 2 @ SECOND FLOOR
(P) LIGHT 'B'
-TYP. OF 12 @ SECOND FLOOR
(P) LIGHT 'B'
-TYP. OF 18 @ THIRD FLOOR
(P) LIGHT 'C'
-TYP. OF 8 @ THIRD FLOOR
(P) LIGHT 'C'
-TYP. OF 7
TOTAL (P) LIGHT 'B': 46
TOTAL (P) LIGHT 'A': 15
TOTAL (P) LIGHT 'C': 25N21°18'34"E175.20'85.00'N20°45'00"E110.00'S73°27'48"E 53.40'100.00'85.00'S20°45'00"WF O R R E S T A V E N U ER O A D R O B E R T S
SINGLE FAMILY
ATTACHED HOME
3
SINGLE FAMILY
ATTACHED HOME
2
SINGLE FAMILY
ATTACHED HOME
1
SINGLE FAMILY
ATTACHED HOME
4
ELEVATOR
BLDG.
FIRST FLOOR
F.F.= 359'-6"
FIRST FLOOR
F.F.= 359'-6"
FIRST FLOOR
F.F.= 359'-6"
FIRST FLOOR
F.F.= 358'-6"
'C'
'C'
'C'
'C'
'C'
'C'
'C'
'C'
'C'
'C'
'B'
'A'
'A''A''B'
'B''B'
'B'
'B'
'B'
'B''B''B'
'A'
'A'
'A'
'A'
'A'
'A'
'A'
'A'
'B'
'B'
'B'
'B'
'C''C'
'B'
'B'
'B'
'B'
'B'
'B''B'
'B''B''B''B''B''B'
'A''B''B''A''B''B'
FIRST FLOOR LIGHTING DIAGRAM
SECOND FLOOR LIGHTING DIAGRAM THIRD FLOOR LIGHTING DIAGRAM
'B'
'A'
'B'
'C'
'A'
'A''C'
N
PROPOSED CEILING
FLUSH MOUNT LIGHT 'B'
PROPOSED WALL
MOUNTED LIGHT 'A'
PROPOSED EXTERIOR
LIGHTING PLAN
DZ
1/16" = 1'-0"
PROPOSED EXTERIOR
LIGHTING PLAN
HINKLEY LIGHTING 1660BZ-LED BRONZE 16.75" HEIGHT ADA COMPLIANT
DARK SKY LED OUTDOOR WALL SCONCE - LUNA COLLECTION
HINKLEY LIGHTING 1663BZ-LED BRONZE 1LIGHT LED
DARK SKY OUTDOOR FLUSH MOUNT CEILING FIXTURE
- LUNA COLLECTION
PROPOSED STEP LIGHT 'C'
HINKLEY LIGHTING 58508BZ BRONZE 1LIGHT 3" HEIGHT ADA COMPLIANT LED
OUTDOOR STEP LIGHT - LUNA COLLECTION
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-2.1
Taneka Cond 2-28-17.pln3/6/20176:10 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
N
ENTRY
KITCHEN
BREAKFAST
NOOK
KITCHEN
ENTRY HALL
KITCHEN
LAUNDRY
DINING
LIVING ROOM /
BEDROOM
BATH
FAMILY ROOM
UP
BEDROOM 1
LIVING ROOM
UNIT 2
UNIT 1
UNIT 3
BEDROOM 2
MUDROOM
ENTRY
GARAGE
STORAGE
N
BATH 2 W.I.CLO.
M. BEDROOM
BEDROOM 2
DN
DZ
1/4" = 1'-0"
EXISTING/
DEMOLITION
FLOOR PLANS
EXISTING BUILDING TO BE REMOVED
6 FORREST AVENUE
FIRST FLOOR PLAN SECOND FLOOR PLAN
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-2.2
Taneka Cond 2-28-17.pln3/6/20176:10 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
FORREST AVE
EXISTING HOSUE - SOUTH ELEVATION
FORREST AVE
EXISTING HOUSE - NORTH ELEVATION
FORREST AVE
EXISTING HOUSE - WEST ELEVATION
FORREST AVE
EXISTING HOUSE - EAST ELEVATION
FORREST AVE
EXISTING GARAGE - WEST ELEVATION
FORREST AVE
EXISTING GARAGE - EAST ELEVATION
FORREST AVE
EXISTING GARAGE - NORTH ELEVATION
FORREST AVE
EXISTING GARAGE - SOUTH ELEVATION
FORREST AVE
EXISTING STORAGE - WEST ELEVATION
FORREST AVE
EXISTING STORAGE - EAST ELEVATION
FORREST AVE
EXISTING STORAGE - NORTH ELEVATION
FORREST AVE
EXISTING STORAGE - SOUTH ELEVATION
HSC
1/4" = 1'-0"
EXISTING/
DEMOLITION
ELEVATIONS
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-2.3
Taneka Cond 2-28-17.pln3/6/20176:10 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
N
ENTRY
KITCHEN
DINING BATH 1
BEDROOM 3
FAMILY ROOM
LIVING ROOM
CLO
UP
BATH 2 W.I.CLO.
M. BEDROOM
BEDROOM 2
DN
HSC
EXISTING/
DEMOLITION
FLOOR PLANS
AND ELEVATIONS
1/4" = 1'-0"
EXISTING BUILDING TO BE REMOVED
30 ROBERTS ROAD
FIRST FLOOR PLAN
SECOND FLOOR PLAN
ROBERTS RD
EXISTING HOUSE - NORTH ELEVATION
ROBERTS RD
EXISTING HOUSE - EAST ELEVATION
ROBERTS RD
EXISTING HOUSE - SOUTH ELEVATION
ROBERTS RD
EXISTING HOUSE - WEST ELEVATION
ROBERTS RD
EXISTING GARAGE - NORTH ELEVATION
ROBERTS RD
EXISTING GARAGE - SOUTH ELEVATION
ROBERTS RD
EXISTING GARAGE - EAST ELEVATION
ROBERTS RD
EXISTING GARAGE - WEST ELEVATION
ROBERTS RD
EXISTING SHED - SOUTH ELEVATION
ROBERTS RD
EXISTING SHED - NORTH ELEVATION
ROBERTS RD
EXISTING SHED - EAST ELEVATION
ROBERTS RD
EXISTING SHED - WEST ELEVATION
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-3.0
Taneka Cond 2-28-17.pln3/6/20176:10 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
6'-81/2"35'-0"28'-1"25'-0"6'-81/2"
25'-0"25'-0"6'-11/2"27'-8"7'-61/2"18'-10"9'-1"9'-11"25'-3"101'-6"79'-11/2"9'-11"9'-1"60'-11/2"79'-11/2"20'-31/2"20'-9"
20'-9"20'-31/2"20'-11/2"20'-5"20'-11/2"20'-5"
9'-0"8'-0"18'-0"7'-41/2"
INDICATES 20'-0" x 20'-0" CLEAR
- REQUIRED PARKING DIMENSIONS
INDICATES 20'-0" x 20'-0" CLEAR
- REQUIRED PARKING DIMENSIONS
INDICATES 20'-0" x 20'-0" CLEAR
- REQUIRED PARKING DIMENSIONS
INDICATES 20'-0" x 20'-0" CLEAR
- REQUIRED PARKING DIMENSIONSRAMP15 % SLOPEF.S.= 347'-9"
TWO CAR GARAGE 1
TWO CAR GARAGE 2
TWO CAR GARAGE 4
TWO CAR GARAGE 3
F.S.= 347'-7"
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
'SAVARIA ELEVATOR'
ORION 48" x 54"
TYPE 1 W/ 2 SPEED
DOORS
MACHINE
ROOM
VAN ACCESSIBLE SPACE
9 10 11
F.S.= 349'-3"F.S.= 349'-3"1/8":12" SLOPE5% SLOPEF.S.=
349'-3"F.S.= 349'-3"7% SLOPE2% SLOPE1/8":12" SLOPE1/8":12" SLOPE1/8":12" SLOPE1% SLOPECA6.2
CA6.2
BA6.1
BA6.1
AA6.0AA6.0
NO PARKING
N
DZ
PARKING PLAN
1/4" = 1'-0"
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-3.1
Taneka Cond 2-28-17.pln3/6/20176:11 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
105'-31/2"
28'-4"25'-0"25'-0"26'-111/2"60'-11/2"6'-11/2"27'-8"7'-61/2"18'-10"1'-5"2'-1"8'-10"15'-91/2"15'-0"10'-0"51/2"10'-0"15'-0"15'-91/2"4'-101/2"3'-111/2"2'-1"18'-10"21'-5"13'-91/2"6'-11/2"60'-11/2"14'-8"205.51 sq ft 201.13 sq ft 201.13 sq ft 155.34 sq ft
73.53 sq ft
F.F.= 359'-6"PANTRYSTUDY PANTRYPANTRYOPTIONAL BEDROOM 4
/ OFFICE
F.F.= 359'-6"
OUTDOOR ROOM
F.F.= 358'-6"
1,388.10 SQ. FT.
1,118.71 SQ. FT.
1,407.56 SQ. FT.
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
OPEN TO
ABOVE
HALL
OPEN TO
ABOVE
DINING AREA
OPEN TO
ABOVE
ENTRY HALL
BATH 4
FAMILY ROOM
DINING AREA
KITCHEN
KITCHEN
ENTRY HALL
1/2 BA.
F.F.= 359'-6"
STUDY
1,118.71 SQ. FT.
OPEN TO
ABOVE
DINING AREA
KITCHEN
ENTRY HALL
1/2 BA.
OUTDOOR ROOM
OPTIONAL BEDROOM 4
/ OFFICEPANTRY HALL
OPEN TO
ABOVE
DINING AREA
OPEN TO
ABOVE
ENTRY HALL
BATH 4
FAMILY ROOM
KITCHEN
ENTRY PORCH
ENTRY PORCH
ENTRY PORCH
ENTRY PORCH
SEE-THRU WINE DISPLAY
WATER ELEMENT
TERRACE
OUTDOOR ROOM OUTDOOR ROOM
FAMILY ROOM FAMILY ROOM
CA6.2
CA6.2
BA6.1
BA6.1
AA6.0AA6.0
N
DZ
FIRST FLOOR
PLAN
1/4" = 1'-0"
2 PLAN CHECK 3-06-17 D.Z.
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-3.2
Taneka Cond 2-28-17.pln3/6/20176:11 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com106'-81/2"
1'-5"26'-111/2"25'-0"25'-0"26'-111/2"1'-5"60'-11/2"10'-0"10'-0"
11'-101/2"16'-81/2"7'-51/2"34'-71/2"7'-51/2"16'-81/2"11'-101/2"
106'-81/2"60'-11/2"6'-11/2"13'-91/2"21'-5"18'-10"6'-11/2"27'-8"7'-61/2"18'-10"140.17 sq ft 140.28 sq ft
51.40 sq ft 51.40 sq ft
F.F.= 369'-6"
F.F.= 369'-6"
OPEN TO
BELOW
OPEN TO
BELOW
OPEN TO
BELOW
OPEN TO
BELOW
OPEN TO
BELOW
F.F.= 368'-6"
OPEN TO
BELOW
OPEN TO
BELOW
UP UP
818.57 SQ. FT.818.26 SQ. FT.
808.02 SQ. FT.
LOFT
MECH.LAUNDRY
BEDROOM 2 BEDROOM 3
BATH 2 BATH 3
TERRACEBALCONY
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
LINEN
LAUNDRY
BEDROOM 2
BEDROOM 3
BATH 2
BATH 3
OPEN TO
BELOW
LINEN
LAUNDRY
BEDROOM 2
BEDROOM 3
BATH 2
BATH 3
F.F.= 369'-6"
808.02 SQ. FT.
BALCONY BALCONY
LOFT
MECH.LAUNDRY
BEDROOM 2BEDROOM 3
BATH 2BATH 3
TERRACE BALCONY
LOFT LOFT
CA6.2
CA6.2
BA6.1
BA6.1
AA6.0AA6.0
N
DZ
SECOND FLOOR
PLAN
1/4" = 1'-0"
2 PLAN CHECK 3-06-17 D.Z.
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-3.3
Taneka Cond 2-28-17.pln3/6/20176:11 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com103'-11"
26'-111/2"25'-0"25'-0"26'-111/2"60'-11/2"60'-11/2"5'-8"6'-21/2"51/2"15'-91/2"7'-11"34'-71/2"7'-11"16'-3"6'-21/2"5'-8"
10'-101/2"10'-101/2"11'-7"29'-9"18'-10"18'-10"11'-4"18'-5"11'-7"106'-81/2"
42.91 sq ft
167.13 sq ft
177.85 sq ft 177.84 sq ft
167.13 sq ft
F.F.= 379'-6"
F.F.= 379'-6"
OPEN TO
BELOW
OPEN TO
BELOW
OPEN TO
BELOW
F.F.= 378'-6"
OPEN TO
BELOW
11'-0" x 10'-7"
DN
DN
945.02 SQ. FT.
800.95 SQ. FT.
DN
M. BATH
HALL
ELEVATOR W.I.CLO.
SKYLIGHT
ABOVE
MASTER BEDROOM
18'-1" x 22'-0"
MECH.
W.I.CLO.M. BATH
MECH.
W.I.CLO.M. BATH
HALL
ELEVATOR
MASTER BEDROOM
17'-2" x 16'-7"
BALCONY
TERRACE
TERRACE TERRACE
TERRACE
ELEVATOR
HALL
M. BATH
W.I.CLO.
SKYLIGHT
ABOVE
ELEVATOR
F.F.= 379'-6"
800.95 SQ. FT.
HALL
MASTER BEDROOM
17'-2" x 16'-7"
MASTER BEDROOM
18'-1" x 22'-0"
945.02 SQ. FT.
CA6.2
CA6.2
BA6.1
BA6.1
AA6.0AA6.0
WINDOW SILL 6'-0"ABOVE FINISH FLOOR11'-0" x 10'-7"
N
DZ
1/4" = 1'-0"
THIRD FLOOR
PLAN
2 PLAN CHECK 3-06-17 D.Z.
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-4.0
Taneka Cond 2-28-17.pln3/6/20176:11 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
INDICATES THIRD FLOOR
BUILDING LINE -TYP.
H.P. = 398'-81/8"
INDICATES 'KALLWALL' SKYLIGHT
TYP. OF 2
INDICATES ROOF LINE -TYP.
385'-01/2"
387'-9"
389'-41/4"
388'-67/8"
388'-65/8"
388'-81/8"
389'-71/8"
389'-113/8"
380'-0"380'-0"386'-01/2"
388'-9"
390'-91/4"
389'-117/8"
390'-53/8"
390'-11/8"
389'-43/4"
388'-55/8"
388'-71/8"TOP OF BM.
388'-91/2"
CA6.2
CA6.2
BA6.1
BA6.1
AA6.0AA6.0
CLASS 'A' GAF 'EVERGUARD ® TPO'
60 MIL SINGLE PLY - WHITE COLOR -TYP.
2 % SLOPE 20 % SLOPE
2 % SLOPE
2 % SLOPE2 % SLOPE
20 % SLOPE
N
DZ
PROPOSED
ROOF PLAN
DZ
1/4" = 1'-0"
2 PLAN CHECK 3-06-17 D.Z.
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-5.0
Taneka Cond 2-28-17.pln3/6/20176:11 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
1
FIRST FLOOR
SUBFLOOR
= 359'-6"
SECOND FLOOR
SUBFLOOR
= 369'-6"
THIRD FLOOR
SUBFLOOR
= 379'-6"
TOP PLATE
= 388'-6"
FIRST FLOOR
SUBFLOOR
= 358'-6"
SECOND FLOOR
SUBFLOOR
= 368'-6"
THIRD FLOOR
SUBFLOOR
= 378'-6"
TOP PLATE
= 387'-6"
INDICATES 35' VERTICAL DISTANCE
FROM THE EXISTING GRADE AT WALL FACE
(LOWER THAN PROPOSED GRADE)
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
2 3 3 3
4
3
2
3
4
5 5 2 2 6 6
8
8
8
8 8 8 5 9 9 9
9
10
10
11 11 11 11
3
1
2
5
3
9
8
7
10
11
12
4
6
CLASS 'A' GAF 'EVERGUARD ® TPO'
60 MIL SINGLE PLY - MANSARD COLOR
ROOF:
ROOF FASCIA,
EAVE SOFFIT, TRIMS:
EXTERIOR WALLS:
EXTERIOR WALLS:
EXTERIOR WALLS:
EXTERIOR WALLS:
WINDOWS:
WINDOWS &
EXTERIOR DOORS:
ENTRY DOOR:
COLOR INTEGRAL
STUCCO PLASTER - OFF WHITE COLOR
EXTERIOR FINISHES
GUARDRAIL:
DRIVEWAY, WALKWAYS
AND PATIOS:
GREEN SCREEN:
CUSTOM STEEL PIVOT DOOR
'DARK BRONZE' COLOR
CUSTOM 24 GA. PRE-PAINTED
'GALVALUME' METAL
- DARK BRONZE COLOR
WOOD SIDING - 8" EXPOSURE
MEDIUM BROWN COLOR
ALUMINUM WOOD CLAD
'DARK BRONZE' ANODIZED ALUMINUM
STEEL - 'DARK BRONZE' COLOR
AND SAFETY GLASS
POURED IN PLACE CONCRETE
LIGHT BROWN COLOR
'KALWALL' - WALL SYSTEM
TRANSLUCENT PANELS
COLOR INTEGRAL
STUCCO PLASTER - GREY COLOR
ALUMINUM WOOD CLAD
'DARK BRONZE' ANODIZED ALUMINUM
TRANSLUCENT OBSCURE GLASS
Greenscreen® EXTERIOR PLANTING
SUPPORT STRUCTURE (GREEN FACADE)
GREEN COLOR
PROPOSED FRONT ELEVATION: SOUTH
SCALE : 1/4" = 1'-0"
DZ
1/4" = 1'-0"
PROPOSED
EXTERIOR
ELEVATIONS
FRONT ELEVATION, SOUTH
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-5.1
Taneka Cond 2-28-17.pln3/6/20176:11 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
5'-31/2"5'-31/2"SECOND FLOOR
SUBFLOOR
= 369'-6"
THIRD FLOOR
SUBFLOOR
= 379'-6"
TOP PLATE
= 388'-6"
FIRST FLOOR
SUBFLOOR
= 358'-6"
SECOND FLOOR
SUBFLOOR
= 368'-6"
THIRD FLOOR
SUBFLOOR
= 378'-6"
TOP PLATE
= 387'-6"
FIRST FLOOR
SUBFLOOR
= 359'-6"
INDICATES 35' VERTICAL DISTANCE
FROM THE EXISTING GRADE AT WALL FACE
(LOWER THAN PROPOSED GRADE)
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
1 2 4 3 2 2
6
7 1
2
2
2 2 4 5 5 5
6
8 8 8 8 8 10 11 11
TRANSLUCENT OBSCURE GLASS 5'-3" ABOVE
SECOND FLOOR SUBFLOOR FOR VISUAL PRIVACY
12
7 7 7 7 7 7 7 7 7
TRANSLUCENT OBSCURE GLASS 5'-3" ABOVE
SECOND FLOOR SUBFLOOR FOR VISUAL PRIVACY
8
1
2
5
3
9
8
7
10
11
12
4
6
CLASS 'A' GAF 'EVERGUARD ® TPO'
60 MIL SINGLE PLY - MANSARD COLOR
ROOF:
ROOF FASCIA,
EAVE SOFFIT, TRIMS:
EXTERIOR WALLS:
EXTERIOR WALLS:
EXTERIOR WALLS:
EXTERIOR WALLS:
WINDOWS:
WINDOWS &
EXTERIOR DOORS:
ENTRY DOOR:
COLOR INTEGRAL
STUCCO PLASTER - OFF WHITE COLOR
EXTERIOR FINISHES
GUARDRAIL:
DRIVEWAY, WALKWAYS
AND PATIOS:
GREEN SCREEN:
CUSTOM STEEL PIVOT DOOR
'DARK BRONZE' COLOR
CUSTOM 24 GA. PRE-PAINTED
'GALVALUME' METAL
- DARK BRONZE COLOR
WOOD SIDING - 8" EXPOSURE
MEDIUM BROWN COLOR
ALUMINUM WOOD CLAD
'DARK BRONZE' ANODIZED ALUMINUM
STEEL - 'DARK BRONZE' COLOR
AND SAFETY GLASS
POURED IN PLACE CONCRETE
LIGHT BROWN COLOR
'KALWALL' - WALL SYSTEM
TRANSLUCENT PANELS
COLOR INTEGRAL
STUCCO PLASTER - GREY COLOR
ALUMINUM WOOD CLAD
'DARK BRONZE' ANODIZED ALUMINUM
TRANSLUCENT OBSCURE GLASS
Greenscreen® EXTERIOR PLANTING
SUPPORT STRUCTURE (GREEN FACADE)
GREEN COLOR
PROPOSED REAR ELEVATION: NORTH
SCALE : 1/4" = 1'-0"
DZ
1/4" = 1'-0"
PROPOSED
EXTERIOR
ELEVATIONS
REAR ELEVATION, NORTH
1 PLAN CHECK 1-10-17 D.Z.
2 PLAN CHECK 3-06-17 D.Z.
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-5.2
Taneka Cond 2-28-17.pln3/6/20176:11 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SECOND FLOOR
SUBFLOOR
= 369'-6"
THIRD FLOOR
SUBFLOOR
= 379'-6"
TOP PLATE
= 388'-6"
FIRST FLOOR
SUBFLOOR
= 359'-6"
INDICATES 35' VERTICAL DISTANCE
FROM THE EXISTING GRADE AT WALL FACE
(LOWER THAN PROPOSED GRADE)
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
10 8
6
2 2
5
3
3
3 2 1 2 3
4 4 8 8
1
2
5
3
9
8
7
10
11
12
4
6
CLASS 'A' GAF 'EVERGUARD ® TPO'
60 MIL SINGLE PLY - MANSARD COLOR
ROOF:
ROOF FASCIA,
EAVE SOFFIT, TRIMS:
EXTERIOR WALLS:
EXTERIOR WALLS:
EXTERIOR WALLS:
EXTERIOR WALLS:
WINDOWS:
WINDOWS &
EXTERIOR DOORS:
ENTRY DOOR:
COLOR INTEGRAL
STUCCO PLASTER - OFF WHITE COLOR
EXTERIOR FINISHES
GUARDRAIL:
DRIVEWAY, WALKWAYS
AND PATIOS:
GREEN SCREEN:
CUSTOM STEEL PIVOT DOOR
'DARK BRONZE' COLOR
CUSTOM 24 GA. PRE-PAINTED
'GALVALUME' METAL
- DARK BRONZE COLOR
WOOD SIDING - 8" EXPOSURE
MEDIUM BROWN COLOR
ALUMINUM WOOD CLAD
'DARK BRONZE' ANODIZED ALUMINUM
STEEL - 'DARK BRONZE' COLOR
AND SAFETY GLASS
POURED IN PLACE CONCRETE
LIGHT BROWN COLOR
'KALWALL' - WALL SYSTEM
TRANSLUCENT PANELS
COLOR INTEGRAL
STUCCO PLASTER - GREY COLOR
ALUMINUM WOOD CLAD
'DARK BRONZE' ANODIZED ALUMINUM
TRANSLUCENT OBSCURE GLASS
Greenscreen® EXTERIOR PLANTING
SUPPORT STRUCTURE (GREEN FACADE)
GREEN COLOR
7'-31/2"6'-31/2"SECOND FLOOR
SUBFLOOR
= 368'-6"
THIRD FLOOR
SUBFLOOR
= 378'-6"
TOP PLATE
= 388'-6"
FIRST FLOOR
SUBFLOOR
= 358'-6"
INDICATES 35' VERTICAL DISTANCE
FROM THE EXISTING GRADE AT WALL FACE
(LOWER THAN PROPOSED GRADE)
7
88
5
2 8
5
3
3
2 1 3
4 4
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
2 6
TRANSLUCENT OBSCURE
GLASS 7'-3" ABOVE SECOND
FLOOR SUBFLOOR FOR
VISUAL PRIVACY
12
7
TRANSLUCENT OBSCURE GLASS 6'-3" ABOVE SECOND
FLOOR SUBFLOOR FOR VISUAL PRIVACY
DZ
1/4" = 1'-0"
PROPOSED
EXTERIOR
ELEVATIONS
PROPOSED SIDE ELEVATION: WEST
SCALE : 1/4" = 1'-0"
SCALE : 1/4" = 1'-0"
PROPOSED SIDE ELEVATION: EAST
SIDE ELEVATION: WEST
SIDE ELEVATION: EAST
1 PLAN CHECK 1-10-17 D.Z.
2 PLAN CHECK 3-06-17 D.Z.
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-6.0
Taneka Cond 2-28-17.pln3/6/20176:11 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
A
1'-51/2"
3'-61/2"34'-111/2"3'-4"10'-111/2"10'-0"10'-0"9'-91/2"9'-7"1'-0"10'-0"10'-0"9'-0"9'-0"1'-0"10'-0"10'-0"9'-0"FIRST FLOOR
SUBFLOOR
= 359'-6"
SECOND FLOOR
SUBFLOOR
= 369'-6"
THIRD FLOOR
SUBFLOOR
= 379'-6"
TOP PLATE
= 388'-6"
FIRST FLOOR
SUBFLOOR
= 358'-6"
SECOND FLOOR
SUBFLOOR
= 368'-6"
THIRD FLOOR
SUBFLOOR
= 378'-6"
TOP PLATE
= 387'-6"
INDICATES 35' VERTICAL DISTANCE
FROM THE EXISTING GRADE
INDICATES PROPOSED GRADE
INDICATES EXISTING GRADE
CELLAR
F.S.= 349'-3"
CELLAR
F.S.= 349'-3"
390'-61/2"
389'-43/4"389'-11/2"
SINGLE FAMILY
ATTACHED HOME
3
SINGLE FAMILY
ATTACHED HOME
2
SINGLE FAMILY
ATTACHED HOME
1
SINGLE FAMILY
ATTACHED HOME
4SETBACK LINESETBACK LINE5 % SLOPE PROPOSED HEIGHTHALL MASTER
BEDROOM W.I.CLO.HALL MASTER
BEDROOM
HALLMASTER
BEDROOMW.I.CLO.
HALLMASTER
BEDROOM
MECH.LAUNDRY LOFT BATH 2
MECH.LAUNDRY
LOFTBATH 2HALL
HALL
DINING AREA KITCHENCLO.1/2 BA.KITCHEN
DINING AREA
KITCHEN CLO.1/2 BA.
KITCHEN TERRACE
CELLAR
DZ
1/4" = 1'-0"
PROPOSED
SECTIONS
SECTION A-A
SCALE : 1/4" = 1'-0"
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-6.1
Taneka Cond 2-28-17.pln3/6/20176:11 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
B 6'-0"10'-3"10'-0"10'-0"9'-0"6'-8"4'-0"7'-61/2"25'-0"
20'-0"
TOP PLATE
= 388'-6"
THIRD FLOOR
SUBFLOOR
= 379'-6"
SECOND FLOOR
SUBFLOOR
= 369'-6"
FIRST FLOOR
SUBFLOOR
= 359'-6"
CELLAR
F.S.= 349'-3"
INDICATES EXISTING GRADE
INDICATES PROPOSED GRADE
INDICATES 35' VERTICAL DISTANCE
FROM THE EXISTING GRADE
INDICATES 4' VERTICAL DISTANCE
FROM THE EXISTING GRADE
389'-113/8"389'-81/8"388'-65/8"
DINING AREAENTRY HALL 1/2 BA.ENTRY PORCH FAMILY ROOM
LOFT LINEN MECH.
MECH.HALL W.I.CLO.
TWO CAR GARAGE FOR
SINGLE FAMILY
ATTACHED HOME
4
SINGLE FAMILY
ATTACHED HOME
3
HALL CELLAR
MIN. HEIGHT AT GARAGESETBACK LINEPROPERTY LINESETBACK LINEPROPERTY LINEROBERTS
ROAD
5.8 % SLOPE
SECTION B-B
SCALE : 1/4" = 1'-0"
DZ
1/4" = 1'-0"
PROPOSED
SECTIONS
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-6.2
Taneka Cond 2-28-17.pln3/6/20176:11 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
6'-0"20'-0"
25'-0"8'-41/2"4'-0"33'-7"14" MIN.8'-41/2"THIRD FLOOR
SUBFLOOR
= 379'-6"
SECOND FLOOR
SUBFLOOR
= 369'-6"
FIRST FLOOR
SUBFLOOR
= 359'-6"
INDICATES EXISTING GRADE
INDICATES PROPOSED GRADE
INDICATES 35' VERTICAL DISTANCE
FROM THE EXISTING GRADE
INDICATES 4'
VERTICAL DISTANCE
FROM THE EXISTING
GRADE
389'-81/8"389'-43/4"
347.54'
350.21'
355.01'
347.19'SETBACK LINEPROPERTY LINEROBERTS
ROAD
STUDY KITCHEN OUTDOOR ROOM
CELLAR
DRIVEWAY
15 % SLOPE
7 % SLOPE
2 % SLOPE 8'-2" MIN. CLEARBEDROOM 2 BEDROOM 3BATH 2 BATH 3 BALCONYCLO.CLO.
TERRACE MASTER BEDROOM MASTER BATHROOM
ELEVATOR PROPERTY LINESETBACK LINE8'-2" MIN. CLR.C
SECTION C-C
SCALE : 1/4" = 1'-0"
DZ
1/4" = 1'-0"
PROPOSED
SECTIONS
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
L-1.0
Taneka Cond 2-28-17.pln3/6/20176:11 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
SHEET NUMBER
LOS GATOS
CREEKSIDE ESTATES
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
16616
3-06-17
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
T2
S1
G
S2
T1
1
3
4
5
6
7
8
9
10
13
15
16
23
17
18
20
24
19
21
N2
N3
N1
1
2
11
12
14
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
19
20
21
18
22
23
24
25
22
25
AREA A
G4
AREA B
G4
AREA C
G4
AREA
G4
AREA
G3
AREA B
G3
AREA A
G3
AREA C
G3
AREA C
G2
AREA B
G2
AREA A
G2
AREA
G2
AREA
G1
AREA A
G1
AREA B
G1
AREA C
G1
AREA D
G1
21
T1
4
T1
5
T1
8
T1
3
T2
N3
N3
N3
N3
N1
N2
N1
N1
N1
N1
N1
N1
N1
N1
N3
N3
N1
3
S1
2
S2
3
S2
1
S1
3
S1
2
S2
4
S1
3
S2
5
S1
4
S2
5
S1
7
S2
T1
T1
24"18'-0"24"
INDICATES
FOOTPRINT OF
UNDERGROUND
CELLAR
INDICATES PROPOSED
BUILDING LINE, TYP.
INDICATES TREE PROTECTION FENCING
PER TOWN OF LOS GATOS GENERAL TREE
PROTECTION DIRECTIONS, TYP.
INDICATES (N) FENCE
SEE DET 1/A-1.2 - TYP. U.N.O.
INDICATES EXISTING
TREE TO REMAIN, TYP. INDICATES PROPOSED SIDE WALK , TYP.
INDICATES EXISTING TREE
TO BE REMOVED, TYP.
INDICATES PROPOSED
PLANTER, TYP.
INDICATES EXISTING TREE
TO REMAIN, TYP.
INDICATES (N) FENCE
SEE DET 2/A-1.2 - TYP. U.N.O.
INDICATES (N) FENCE
SEE DET 2/A-1.2 - TYP. U.N.O.
INDICATES (N) FENCE
SEE DET 1/A-1.2 - TYP. U.N.O.
INDICATES PROPERTY LINE (TYP.)
INDICATES PROPOSED
BUILDING LINE, TYP.
INDICATES PROPOSED
WALK WAY (TYP.)
INDICATES PROPOSED
PATIO - TYP. U.N.O.
INDICATES (N)
ACCESSIBLE WALK WAY,
MIN. 48" WIDE,
MAX. 5% SLOPE
- TYP. U.N.O.
INDICATES (N)
ACCESSIBLE WALK WAY,
MIN. 48" WIDE,
MAX. 5% SLOPE
- TYP. U.N.O.
INDICATES EXISTING
FENCE TO REMAIN
(TYP.) U.N.O.
INDICATES PROPOSED
GREEN SCREEN LOCATION
MH SS
M
H
STREET SIGN
12"FIR
JP
W
M
10"CDR
20"RDW
T
C
D
I
14"RDW
JP 18"RDW ANCHOR40"RDW
W
M
25"ASH
8"TREE
4"TREE
5"TREE
6"TREE
6"TREE
8"TREE
4"TREE
6"TREE
ANCHOR
33"OAK
30"OAK
358 .84 356 .84
358 .44
358 .38
358 .76
355 .96
353.21
358 .17
358 .10
358.28 358 .23
358 .44 358.20 357 .15
353 .00 353 .29 353 .62
354 .13
353 .47
353.34 354 .08 353.81 353 .52 353 .45 353 .23
3
5
3
.06
353 .30
3
5
2
.83
353 .23
353 .83
354 .53
353 .44 353.75 358 .38
358 .37
355 .72
N21°18'34"E175.20'EX. SHED
3583
5
8
3543563
5
4F O R R E S T A V E N U E R O B E R T S
5 % MAX. SLOPE WALKWAY
ELEVATOR
BLDG.RAMP15 % SLOPEF.S.= 356.33'
R O A D
PROPERTY LINE
(E) GRADE CONTOUR LINE
PROPOSED GRADE CONTOUR LINE
EXISTING FENCE TO BE REMOVED
PROPOSED FENCE
PROPOSED RESIDENCES
PROPOSED CONCRETE
DRIVEWAY
PROPOSED PATIOS
PROPOSED HARDSCAPE
EXISTING TREE TO REMAIN
EXISTING TREE TO BE REMOVED
TREE PROTECTION FENCING
PROPOSED PLANTER
-denotes irrigated areas
3"TREE
4"TREE 4"TREEN20°45'00"E85.10'138.36'
S73°27'48"E S20°45'07"E106.63'S73°27'48"E
138.36'
S73°27'48"E
116.83'5.01'L
=32.89'
Δ
=
9
4
°1
2
'4
8
"
R=20.00'
12"TREEE
28"TREE
DBL 8"APPLE
16"TREE
3"TREE 8"TREE
30"PEPPER
10"ORANGE
TO BE REMOVED
NATIVE DROUGHT TOLERANT GRASSES AND GROUND COVERS
LAGERSTROEMIA INDICA
3824" BOX
3
SCREENING TREES / SHRUBS
MULCH
LAVANDULA ANGUSTIFOLIA
-
BOTANICAL NAMEKEY
DROUGHT TOLERANT SHRUBS / GRASSES
DWARF ITALIAN CYPRESSCUPRESSUS SEMPERVIRENS 'MONSHEL'
-
LOMANDRALOMANDRA LONGIFOLIA
21LAVENDER
1 GAL
PLANT LEGEND
QTY
21
COMMON NAME
CRAPE MYRTLE
-
1 GAL
SIZE
GROUNDCOVER
LEGEND
PROPOSED SHRUBS
PROPOSED GROUNDCOVER
-denotes irrigated areas
DROUGHT RESISTANT
NATIVE GRASSES
REDWOOD
STATUSTREE NO.TREE SIZETREE NAME
EXISTING TREE LEGEND
TO REMAIN10"
14"
40"
ASH
CEDAR
8", 8"APPLE
12"FIR
TO BE REMOVED
TO BE REMOVED
20"
25"
REDWOOD
TO BE REMOVED
3"
PEPPER
TREE
TO REMAIN
30"
TREE
GROUNDCOVER AREAS UNDER EXISTING TREES : NON-IRRIGATED DECORATIVE MULCH
NON-
IRRIGATED
AREA
MAXIMUM
500 SQ. FT.
OF IRRIGATED
AREA
IRRIGATION
COAST LIVE OAK
1 GAL IN FIELD
1.GROUNDCOVER AREAS -DENOTED G1 -MULCH -INDICATES MAXIMUM 500 SQ. FT. OF IRRIGATED AREA
NOTES:
1 GAL IN FIELD
ACHILLEA MILLEFOLIUM COMMON YARROW IN FIELD1 GAL
ARTEMISA CALIFORNICA - ' MONTARA'CALIFORNIA SAGEBRUSH
15 GAL
TO REMAIN
8"
CITRUS 10"
18"
16"
WILD LILACCEANOTHUS - 'YANKEE POINT'
SEE TABULATION
BELOW
TO REMAIN
PROPOSED TREE
PROPOSED HEDGES
AND SCREENS
2.
TO REMAIN
TREE 12"
TO REMAIN
TREE 28"
TO REMAIN
REDWOOD
REDWOOD
TO REMAIN
8"TREE
TREE
TREE
TO BE REMOVED
TO BE REMOVED
TO BE REMOVED
TO BE REMOVED
TO REMAIN
TO REMAIN
TO REMAIN
5"
8"
6"
6"
8"
4"
6"
30"
33"
COAST LIVE OAK
TO REMAIN
TO REMAIN
TO REMAIN
TO REMAIN
TO REMAIN
TO REMAIN
TREE
TREE
TREE
TREE
TREE
TREE
TREE
4"354INDICATES IRRIGATED
AREAS
99 SQ. FT.
AREA 'A'138 SQ. FT.
AREA 'B'
AREA 'C'253 SQ. FT.
490 SQ. FT.TOTAL
TABULATION OF IRRIGATED AREAS
UNIT 1 UNIT 2 UNIT 3 UNIT 4
22 SQ. FT. AREA 'A'
36 SQ. FT. AREA 'B'
AREA 'C'58 SQ. FT.
116 SQ. FT.TOTAL
126 SQ. FT. AREA 'A'
22 SQ. FT. AREA 'B'
AREA 'C'59 SQ. FT.
207 SQ. FT.TOTAL
100 SQ. FT. AREA 'A'
74 SQ. FT. AREA 'B'
AREA 'C'130 SQ. FT.
496 SQ. FT.TOTAL
AREA 'D'192 SQ. FT.
UNIT 1
ACCESSIBLE
DWELLING UNIT
UNIT 2 UNIT 3 UNIT 4
EVERGREEN VINE
1 GAL IN FIELDPINK JASMINEJASMINUM POLYANTHUM
N
DZ
1/8" = 1'-0"
LANDSCAPE PLAN
1 PLAN CHECK 1-10-17 D.Z.
2 PLAN CHECK 3-06-17 D.Z.