16235 Short Rd- Staff Report and Exhibits 6-11painted shingle siding : Benjamin Moore Eclipse 132-40
painted trim : Benjamin Moore White 2121-70
multi-hue brick
16235 Short Road
l':' ~ P':. r.~ nn f ~ ~
_L;;_ -' ...:::
painted trim : Benjamin Moore White 2121-70
wood shutters : Benjamin Moore Black2132-1 0
wood cedar roof
EXHIBIT 6
Planning Division· COMPLIANCE MEMORANDUM
Date:
Project:
APN:
Address:
Proj ect Planner:
December 09, 2016
Architecture and Site Application S-16-060
523-10-031
6235 Short Road
Los Gatos, CA 95032
Levi Hill
SUBMTITAL DEFICIENCIES:
1) In accorda nce with the Town's Cellar Policy, cellars shall not extend beyond the bu i lding
footprint. As proposed, a portion of the ce ll ar extends beyond the footprint of the
home. Covered porches are not counted as the building footprint. This additional
square footage will be included as p ro posed floor area.
Response: The cellar is defined by the stru ctural foot print of the f i rst and second floo rs above.
Its one foot thick concrete walls a re an integral part of the bu ild ings structural system .
Bui lding loads , shear and later forces a re transferred to steel moment fra mes and shea r
walls directly to cellar walls. This is pa1iicularly true for the fron t and back cove red
porches where the free standing twin columns requires t he hig h co ncrete walls of the
cellar to counter the lateral or twisting forces from these porch es.
Sheets PS-1, PS-2 and PS-3.are preliminary structural design studies that show how
building loads and later forces of the first and second floors and covered porches transfer
directly to the cellar floor below. These drawings are located at th e very end of the set.
2) The space located above the porte -cochere labeled as "attic" does not appear to be
accessible and contributes to the bulk and mass of the ·proposed residence. Pl ease
provide c larification as to the purpose of the space.
Response: The porte-cochere is proportionate and complements the main house. Larry
Cannon of the Cannon Des ign Group in his review of th e project sta tes the f o ll owing ,
"Overa ll, the design is very well done with a carefully balanced mix of materials and a n
abundance of detail that is authentic to the architectural s tyle. The proposed house is
large, but similar in size and scal e to other n earby homes including the on e to its
immediate right. It is slightly taller than the home to the immediate left, but the structure
steps down on the side adjacent to that home".
However we have lowered the overa ll height of the house by a foot and the porte-cochere
by an additional foot.
A 22"x30" access door with 30" minimum headroom is located in the ceiling on the first
floor, see A2.2.
3) The interior dimensions of th e ga ra ge appear to be 19'x19'. Town Code requires th at
the inside_ dimensions of a two car garage be a minimum of 20'x20'. If the space does
not meet the T ovm 's minimum requirements for garages, the space will be counted as
floor area.
Response: The proposed garage is a combination of one car garage and work shop.
The carport and po rie-cochere help meet cove red parking requirements.
4) Sheet A4.1 shows th e height of the residence as 29'1 0" however when measured it
appears to have a height of 31 feet. Please confirm the maximum height of the
residence.
Response: Grading rev i sions have lowered the house so it is under the 30' maximum
height requirements
5) As p roposed , it appears the proj ect wil l exceed the maximu m al lowab l e FAR and wil l
requ i re an exceptio n. Please submit j us t ifi ca tion to exceed the maximum allowed fl oor
area.
Response : The house i s within allowed FAR.
6) P lease provide a compliance memorandum memo wi t h you r resubm it tal explaining h ow each deficienc~
and gene ral comment has been addressed .
Response: Noted
7) P l ease provide transmittal sheet with your resubmittal. The transmittal s h eet must li st
amount and name of it em(s) you a re resubmitting.
Response: Noted
GENERAL COMMENTS:
1) S t aff is concerned t he project does not meet neighborhood compatibil ity in terms of mass,
b ulk a nd scal e to the i mmediate neighborhood. P lease refe r t o t he Town of L os Gatos
Res idential Design Gu idelines and comp l ete the "How to Read You r Neighborhood
Workbook".
Response: N oted
2) Story poles and project signage w ill be r equired prior to t he public hearing. Please review
the story pole policy.
Response: Noted
3) The project w ill requi re review by th e Planning Commission due to the mass and sca le of the
proposed res idence and a FAR that exceeds the maximum a ll owed as previous ly menti oned .
P l ease s ubmit an additiona l deposit of $3,444.30. Prio r to advertising fo r the m eeting please
submit 1 set of fu ll sized plans and 16 set s of 11 x 17 pla n reducti ons (stapl ed , t ri-folded,
a nd three -ho le punched).
Response: N oted
a) Please provide a materials board for th e P lanning Commi ssion ll')eet ing.
Response: Noted
8) Pursuant to the adopted fee schedule, in the ev e nt addit ional processing services by the
Town are required due to changes , modifications, additions, erro rs, omissions, or
discrepancies caused by the applicant of hi s/her agents or representatives, the applicant
shall pay an additional fee as determined by the Director of Community Deve lopment to
cover the actual cost.
Response: Noted
9) Pursuant to the adopted fee schedule, if the requested information from any of the Tech
Review Staff is not submitted withi n 180 days of this meeting, the ap plicant w il l be
required to pay a fee of 10% of the current application fee at the time the requested
information is submitted. Any resubmittal afte r one year will be processed as a new
application, subject to new fees .
Response: Noted
1 0) Pu rsuant to the adopted fee schedule, if after three meeti ngs, any add itional review is
required by the Technical Rev i ew Committee and/or DRC, there wil l be an additiona l fee
based on time and material cost.
Response: Noted
DRAFT CONDITIONS:
TO THE SATISFACTIO N OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
(Pla n ning Division)
Response: Draft Conditions have been included in the Planning set of drawings. Please see
sheets A 1.1 A and A 1 .18
1) GENERA L: All public improvements shal l be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
con form to the appl icable Town o rdinances. The ad jacent public right-of-way shall be kept
clear of al l job-related mud, silt, concrete, dirt and other construction debris at the end of
the day. Dirt and debris s h all not be washed into storm drainage facilities. The st oring of
goods and materia ls on the sidewalk and/or the st reet will not be allowed unless an
encroachmen t p ermit is issued. The Applicant'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 co ndi ti on may resu lt in the i ss ua nce of co rr ect io n noti ces, ci t ations, or stop work
orders and the Town performi ng the required maintenance at the Applicant's expense.
2) APPROVAL: This appl ication shall be completed in accordance with a ll of the cond iti ons of
approval and in substanti al compliance with the approved plans. Any changes or
modifications to the approved plans a nd/or business op eration shall be approved by the
Communit y Deve lop ment Director, DRC or the Planning Commission depending on the
scope of the changes.
3) 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.
4) O UTDOOR LIGHTING: Exte ri or lighting shall be kept t o a minimum, and shall be down
directed fixtures th at wi ll not reflect or encroach onto adjacent properties. No flood lights
sha ll b e used unless it can be demonstrated that they are needed for safety or security .
5) TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6) EXISTING TREES: All existing trees shown on the plan and trees required to remain o r t o
be planted are specific subjects of approval of this plan, and must re main on the site.
7) TREE FEN CING: Protective tree fencing and other protection measures shal l be placed at
the drip line of existing trees pri or to issuance of demolition and b ui lding permits and sha ll
remain through al l p h ases of constructi on. Include a tree protection plan with the
construction plans.
8) TREE STAKING: All newly planted trees shal l be doub le-staked using rubber tree ties.
9) FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occu pancy the front yard
must be landscaped.
10) ARBORIST REQUIREMENTS: The developer shall implement, at thei r cost, all
recommendations identifi ed in the Arborist's report dated as rec eived October 17, 2016 for
the project, on file in t he Community Development De partment. Thes e recommendati ons
must be incorporated in the building permit plans, and completed prior to issuance of a
building pe rm it where applicable. A Compliance Memorandum shall be prepa red by t he
applicant and submitted with the bui lding permit application detailing
how the recommendations have or wi ll be addressed? These recommendations must be
incorporated in the building permit plans, and completed prior to issuance of a building
permit where applicable.
11) WATER EFFECIE NCY LANDSCAPE ORDINANCE: The fina l landscape plan shall meet the
Town of Los Gatos Wat er Conservati on Ordinance or the St ate Wate r Efficient Landscape
Ordinance, whichever is more restrictive. A revi ew fee based on the cu rrent fee schedule
adopt ed by the Town Counci l is required when work i ng landscape and irrigation plans are
subm itted for review.
12) FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
13) SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit, the
developer sha ll provide th e Commun ity Deve lopment Director with writt en notice of t he
compa ny that will be recycling the building materials. All wood, metal, glass, and
alum inum materials generated from th e demoli sh ed st ru ct ure shall be depos it ed to a
company which wi ll recycle the materials. Receipts from the company(s) accepting these
materials, noting the type and weight of materials, sha ll be submitted to the Town prior to
the Town's demol itio n inspection.
14) STORY POLES: The sto ry poles on the project si t e shall be removed within 30 days of
approval of the Arch itect ure & Site appl icatio n.
15) TOWN IN DEMNITY: App li cants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement from the Town shal l defend, indemnify,
and hold h armle ss the Town and its officials in any action brought by a third party to
overturn, set aside, or void the pe rmit or entitlement. This requirement is a condition of
approva l of all such perm its and entitl ement s whether or not expressly set forth in the
....
approval, and may be secured to the satisfaction of the Tow n Att orney .
16) COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted w ith the
building plans detailing how the Conditions of Approval will be add ressed.
This Page
Intentionally
Left Blank
October 11, 2016
Mr. Levi Hill
Community Devel o p ment Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 16235 Short Road
D ea r Levi:
ARCHI TECfURE P LANNING URBAN DES IGN
I reviewed the drawings, an d have previously visited the site fo r th e review o f other homes on Short Road.
My comments and recommendations are as follows:
Neighborhood Context
The site is large an d located near several other large sites many of which h ave E state Style homes on them. Photographs
of t he n eighborhood are sh own o n the following page.
700 LARKSPUR LANDING C IRCLE. SUITE 199 . LARKSPU R . CA. 94939
EXJIIBIT 8
TEL: 415.331.3 795
CDGPLAN@PACBH L.N£T
View along Short Road
H ouse t o the immediate le ft
Nearby home
Nearby home
CANNON DESIGN GROUP
The Site
11 ouse to t he immediate right
Nearby home
Nearby homes
16235 Shorr Road
Design Review Comments
October I I , 20 16 Page 2
700 LARKSPUR LANDING CIRCLE. SU ITE 199. LAR KSP UR. CA. 94939
This Page
Intentionally
Left Blank
1
(0
~lb Walter Levison r CONSULT ING ARBORIS T
~~
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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
Site Address: 16235 Short Road , Los Gatos, CA
Assessment of Thirty-three (33) Protected-Size Trees
at and adjacent to
16235 Short Road
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)
10/5/2016
Report by CT A
Version: 10/17/2016
1 of37
Registered Member, American Socie ty of Consulting Atborists and Member of the International Society of Atboriculture
Q Walter Levison 2016 All Rights Reserved
EXHIBIT 9
Version : 10/1712016
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ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-3172
Table of Contents
~~ ....... ....,_ ............ ._ .. ,_ .
................. -..... tllo
cell (415) 203-0990 I drtree@sbcglobal.net
1.0 Summary 3
2.0 Assignment & Background 9
3.0 Tree Location & Protection Fence Map 10
4.0 Observations & Discussion 10
5.0 Town of L os Gatos-What Trees are Protected? 12
6.0 Recommendations 13
7.0 Tree Protection and Maintenance Directions per Town Code 17
8.0 Tree Replacement Standards-Los Gatos Town Code 21
9.0 Author's Qualifications 23
10.0 Assumptions and Limiting Conditions 24
11 .0 Certification 25
12.0 Digital Images 25
13.0 T ree Data Table 30
Site Address: 16235 Short Road, Los Gatos, CA
Registered Member, American Sode ty of Consulting Arb orists and Member of the International Society of Arboriculture
e Walter Levison 2016 All Rights Reserved
2 of37
Version: 1011712016
~Jb Walter Levison r CO N SU LT I N G A RB OR I S T
ASCA Registered Co nsulting Arborist #401 /I SA Tree Risk Assessment Qualified /ISA Certified Arborist #WC-3172
1.0 Summary
I~ .:!-~.
cell (4 15) 203-0990 I drtree@sbcglobal.net
a. Matrix style overview of protected-size trees (non-exempt species, 4 inches diameter at 4.5 feet above grade). Below, the CTA has outlined expected
impacts to each tree, along with suggestions for adjustments to the plan set that will optim ize tree survival over the long term . Removal trees are noted as
such in the matrix. The CT A calculated the appraised value of each tree, which can be used as a tool for determining the proper security bond amount to
have the applicant post with the Town as a hedge against site plan-related tree damages (if applicable). Appraised values can also be used to determine
damage fees if trees are determined during or after construction to have been damaged such that mitigation is required . Mitigation replacement rate and
size is noted for each tree in the case that removal or damage to trees occurs. Large protected trees (LPT ) as defined by the Town tree ordinance are
noted in yellow highlight:
Table 1.0 a) (REFER TO THE CTA'S TREE MAP MARKUP WHEN REVIEWING THIS MATRIX)
Tree Large
Line Tag Common Name Protected Appraised
Number Tree Value Number (LPT)?
1 1 Italian cypress No n/a
2 2 Italian cypress No n/a
3 3 Italian cypress No n/a
4 4 Italian cypress No n/a
5 5 Italian cypress No n/a
6 6 Italian cypress No n/a
7 7 Italian cypress No n/a
8 8 Mexican fan palm No n/a (>24" dia.)
9 9 Coast live oak No n/a
Site Address : 16235 Short Road, Los Gatos, C A
Registered Membe r, American Society of Consulting Arborists and Member of the Interna tional Soci ety of Arboriculture
C> Walter Levison 2016 All Rights Reserved
Site plan changes required to reduce impacts
to less than significant
(To be removed)
(To be removed)
(To be removed)
(To be removed )
(To be removed)
(To be removed)
(To be removed)
(To be removed )
(To be removed )
3of37
Replacement
Rate Per Replacement
Size Tree Canopy Lost
2 24 " Box
2 24 " Box
2 24 " Box
2 24 " Box
2 24 " Box
2 24" Box
2 24" Box
2 24 " Box
I
I
4 24" Box
-----
Ve rsion: 10/1712016
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ASCA Registered Consulting Arborist #401 I ISA Tree Risk Assessment Qualified I ISA Certified Arborist #WC-3172 cell (41 5) 203-0990 I drtree@sbcglobal.net
Tree Large
Line Tag Common Name Protected Appraised
Number Tree Value Number (LPT)?
Dollar gum 10 10 No $12,600. eucalyptus
11 11 Coast redwood No $19,400.
12 12 Coast redwood YES $19 ,600.
13 13 Monterey pine No n/a
14 14 Coast redwood YES n/a
Site Address: 16235 Short Road. Los Gatos. CA
Registered Member. American Sodety of Consu lti ng Arborists a nd Member of the Internati on al Sodety of Arboricultu re
C> Walter Levison 2016 All Rights Reserved
Replacement Site plan changes required to reduce impacts Rate Per Replacement
to less than significant Size Tree Canopy Lost
Avoid all utility trenching with in 15 or 20 fee t of
trun k. Keep all new driveway redevelopment
over grade by use of a biaxi al geogrid
underlayment, and specification of baserock
base section "over grade" as a "no dig" type 3 24" Box
install.
Realign the proposed water pipe to achieve
above noted offset distance.
Avoid all uti lity trenching within 15 or 20 feet of
trunk. Keep all new driveway redevelopment
over grade by use of a biaxial geogrid
underlayment, and specification of baserock 3 24" Box base section "over grade" as a "no dig" type
install.
Real ign the proposed water p ipe to ach ieve
above noted offset distance .
Avoid all utility tre n ching w ith in 15 or 20 feet of
trunk. Keep all new driveway redevelopment
over grade by use of a biaxial geogrid 6 24" Box und erlayment , and spe c ification of baserock
base section "over grade" as a "no dig" type
install.
(To be re moved ) 4 24" Box
(To be re moved ) 4 24" Box
4 of 37
Version: 10/1712016
~lb Walter Levison r CO N S ULT IN G A RB O RI S T
I~ ~~!~.
ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /ISA Certified Arborist #WC-317 2 cell (415) 203-0990 I drtree@sbcglobal.net
Tree Large
Line Tag Common Name Protected Appraised
Number Tree Value Number (LPT)?
15 15 Coast redwood YES $9,100.
16 16 Mexican fan palm No n/a (>24 " dia.)
17 17 Mexican fan palm No n/a (24" dia.)
18 18 Mexican fan palm No n/a (>24" dia.)
19 19 Mexican fan palm No n/a (>24" dia.)
20 20 European olive No n/a
21 21 Coast live oak YES $15,500.
22 22 English walnut No n/a
23 23 Corkscrew willow No n/a
Site Address: 16235 Shor1 Road . l os Gatos, C A
Registered Member. American Society of Consulting Arborists and Me mber of th e Internationa l Society of Arboriculture
c Walter Levison 20 16 All Rights Reserved
Replacement Site plan changes required to reduce impacts Rate Per Replacement
to less than significant Size Tree Canopy Lost
Avoid all utility trenching w ith in 15 or 20 feet of
trunk . Keep all new driveway redevelopment
over grade by use of a biaxial geogrid 4 24 " Box underlayment, and specification of baserock
base section "over grade" as a "no dig" type
install.
(To be removed) 2 24 " Box
{To be removed ) 2 24 " Box
(To be removed) 2 24" Box
{To be removed ) 2 24 " Box
(To be removed) 3 24" Box
Current storm drain inlet box is positioned at 6
feet offset from the trunk edge of this oak, and
the storm drain l ine radiates westward from the
tree from that po int. The storm drain box and
pipe will need to be relocated to at least 15 feet 4 24" Box offset to protect the root system and allow
chain lin k root zone protection fencing to be
erected in a large area spanning approxi mately
30 feet in length and 12 to 15 feet width (see
CTA's tree map markup in th is report).
{To be removed) 4 24" Bo x
(To be removed ) 3 24" Box
--
5 of 37
V ersi on : 10/t ?/2016
I
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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 Large
Line Tag Common Name Protected Appraised
Number Tree Value Number (LPT)?
24 24 Italian cypress No n/a
25 25 Italian cypress No n/a
26 26 Mayten tree No $1 ,180. (neighbor tree)
27 27 Plum cultivar No n/a
28 28 Italian cypress No n/a
Monterey pine 29 29 (neighbor tree) No $660 .
30 30 Modesto ash No n/a
31 31 Chinese pistache No n/a
L .
Site Address: 16235 Short Road, Los G atos. CA
Registered Member. Ameri can Society of Consulting ArborisiS and Member of th e International Society of Arboricu lture
C> W alter Levison 2016 All Rights Reserve<J
Replacement Site plan changes required to reduce impacts Rate Per Replacement
to less than significant Size Tree Canopy Lost
(To be removed) 2 24" Box
(To be removed) 2 24 " Box
None. 3 24" Box
(To be removed) 3 24" Box
(To be removed) 2 24" Box
(Location not verified).
This tree suggested to be removed due to pitch
canker infection and possible risk of splitout
over the proposed new garage on 16235 Short
Road. However, it is a neighbor-owned tree.
Therefore, removal may not be a realistic
option . The project team may want to contact
the tree owner to discuss these issues prior to 6 24" Box
start of the site plan project.
Note also that the proposed garage buildout
may cause significant to severe root damage
and/or root loss along the tree's north side,
resulting in further decline beyond that which is
already expressed in the canopy due to pitch
canker infection, soil moisture deficit, etc.
(To be removed) 4 24 " Box
(To be removed) 4 24" Box
6 of37
Ve rsion: 10/1712016
!
~)~J ~~!~~~N!-~~jg~~ I ~ ~\. .... f-.... -.-:'ltH"" .. -.. ........ ...__-... .
ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /ISA Certified Arborist #'NC-3172 cell (415) 203-0 990 I drtree@sbcglobal.net
Tree Large Replacement Line Tag Common Name Protected Appraised Site plan changes required to reduce impacts Rate Per Replacement
Number Tree Value to less than significant Size Tree Number (LPT)? Canopy Lost
Avoid all utility trenching w ith in 15 or 20 feet of
Coast redwood trun k. Keep all new driveway redevelopment
32 32 (neighbor tree No $7,500. over grade by use of a biaxia l geogrid 4 24" Box within 10 feet of underlayment, and specification of baserock
property line) base section "over grade" as a "no d ig" type
install.
Avoid all utility trenching within 15 or 20 feet of
Coast redwood trunk. Keep all new driveway redevelopment
33 33 (neighbor tree No $7 ,5 00. over grade by use of a biaxial geogrid 4 24" Bo x within 1 0 feet of underlayment, and specification of baserock
property line) base section "over grade" as a "no dig " type
install.
2016 Town of Los Gatos In-lieu fee equivalent for tree removals = $250 per each required 24" box mitigation tree planting not installed on the site
as new landscaping.
b. Removals :
Twenty-four (24) trees will be removed due to confli cts with the prop osed new site plan , per the applicant's grading and drainage plan sheet C-2
(trees #1, 2, 3 , 4, 5, 6 , 7 , 8 , 9, 13, 14, 16, 17, 18, 19, 20, 22 , 23, 24 , 25, 27 , 28, 30 , 31 .).
c. Canopy Replacement Requirement:
The removal of the 24 trees noted above in section 1.0(b) will constitute a replacement requirement of sixty-three (63) 24" box size m itigation tree
plantings onto the site. The applicant's plan was not available for review at the tim e of writing. If less than 63 twenty-four inch box size trees are prop os ed
to be installed o n the site , then the applicant will need to pay mitigation fees of $250 per each tree not replaced o n site. For example, if zero 24 " box size
trees were to be installed on site, the mitigation fee payable to the Town would be $250 X 63 = $15,750 .
d. Retain with no impacts:
One (1) tree #26 (neighbor's Mayten tree) appears to be retainable with no impacts, if root protection zone fencing is erected per the CTA 's tree map in
this report.
Site Address: 16235 Short Road. Los Gatos. C A
Regi stered Member, America n Society of Consulting Arborists and Member of the International Society of Arbe<icu lture
Cl Walter Levison 201 6 All Rights Reserved
7 of37
Version: 10/1712016
~~ ~~!~~r.N~~~.i;~~
ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-3172
~~ Bf~ ·--· .. -=<W""··----·--... ____ _
cell (415) 203-0990 I drtree@sbcglobal.net
Because roots of trees grow horizontally mainly between grade and approximately two to three feet below grade, the idea of using biaxial geogrid is to
avoid excavation below the existing soil surface , thereby preserving 1 00% of the root system of the tree.
b. Tree #15 is located along the South boundary area of the site , and is similarly threatened with root loss or root damage from the proposed driveway.
The driveway section here is similarly offset northward in a decent attempt by the architect to avoid the root systems of trees being reta i ned. But again ,
similar to the situation with trees #10, 11 , and #12, the offset is too minimal and will not allow for the ro ot system of the redwood to be preserved in a
manner that would allow for long term tree survival. Therefore, we must use a biaxia l geogrid system to bu il d the baserock up over grade without any
excavation of the root zone of this tree .
c. Oak #21 is a large coast live oak that has been severely pruned to remove two mainstems on the South side of the tree. It is not clear if the tree was
pruned to remove mainstems that were becoming an impediment to driveway use , whether the tree was pruned to clear the area proposed for new
construction , or if there were other factors involved in this decision.
The proposed grading and drainage plan shows a storm drain pipe trench route and initial dra in inlet box that is approxim ately 6 feet offset from the
tree's mainstem (see applicant sheet C-2 ).
It appears that we have enough land area around the tree that the storm drain pipe and i nlet drain box can be relocated to much farther offset from the
tree mainstem to allow for a chain link fence to be erected as a+/-30 foot X 15 foot d imension "box", thereby retaining an area of root zone that is
significantly large enough to actually preserve the tree 's root function over the long term .
Off-Site Trees
a. Mayten #26 is located far enough from proposed work that a large percentage of th e root system should be retainable if protective fencing is
erected as proposed by the CTA (see tree map markup in this report).
b . Monterey pine #29 is in poor overall condition, and appears to be infected by pine pitch canker. This tree is almost worthless, and could pose
some risk of failure and impact to the new garage. The tree should be removed , but is owned by a neighbor, which m ay prevent its removal.
Garage construction work as proposed may cause damage to or loss of roots extending northward into the 16235 Short Road propert y.
c. Coast redwoods #32 and #33 are both in good overall condition , and should be retainable in their cu rrent state of cond ition, if fencing is erected
per the CTA's tree map markup in this report , and if heavy weekly irrigation is provided to the fenced off areas between the South property
boundary and the fence lines. Use of the CTA's mentioned "no dig" type driveway sandwich profil e of materials above g rade with no excavation
into the subgrade would help preserve and protect the lateral root systems of the trees extending into the 16235 Short Road property. Note tha t
roots do not respect property boundaries, and could be extended far into the subject property 3 to 5 times farther than the canopy dripli ne
distances of the trees.
Site Address: 16235 Short Road. Los Gatos. CA
Registered Member, American Society of Consul~ng Arborists and Member of the lnterna~onal Society of Arboriculture
C> Walter Levison 2016 All Rights Reserved
11 of 37
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~Jb Walter Levison r CO N S U LT I NG A RB OR I ST
ASCA Registered Consulting Arborist #401 /I SA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-3172
5.0 Town of Los Gatos -What Trees are Protected?
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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 si ngle mainstem measuring four (4) inches diameter or greater at 4.5 feet above grade are considered "Protected Trees" when
removal relates to any development review.
2. 12 inch diameter (18 inch multistem total) trees on developed residential property not currently subject to development review.
3 . 8 inch diameter (8 inch multistem total ) blue oak (Quercus douglasii), black oak (Quercus kellogil), California buckeye (Aesculus californica), and
Pacific madrone (Arbutus menziesil) 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 menziesil) 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 requ ired 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. Proh ibitions : A permit is required to co nduct 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 29.10.101 0(3) " ..... except for pollarding of fruitless mulberry (Morus alba) or other species approved
by the Town Arborist. ... ".
Site Address: 16235 Short Road, Los Gatos. CA
Registered Member, American Society of Consulting Arborists and Member of the lnte<nalional Society of Arboriculture
C> W alter Levison 2016 All Rights Reserved
12 of37
Ve rsion: 10/1712016
~lb Walter Levison r CO N S ULT ING A RB O RI S T
t\\. ~}A . ~::.~.~ :,:-. "',.·..:.,::..~~.
A SCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
Protected Tree Exceptions:
a. Edible fruit or nut bearing trees less than 18 inches diameter (multistem total or single stem)
b. Acacia melanoxylon (blackwood acacia) less than 24 inches (multistem total or single stem)
c. Liriodendron tulipifera (tulip tree) less than 24 inches (multistem tota l or single stem)
d. Ailanthus altissima (tree of heaven) less than 24 inches (mu ltistem tota l or single stem )
e. Eucalyptus globulus (Tasmanian blue gum) less than 24 inches (multistem total or single stem )
f. Eucalyptus camaldulensis (River red gum) less than 24 inches (multistem total or single stem )
g. Other eucalyptus species (E. spp.) not noted above, less than 24 inches (multistem tota l or single stem)
(REMOVAL O.K. ONLY AT HILLSIDE AREA LOCATIONS PER OFFICIAL TOWN MAP):
www.losgatosca.gov/documentcenter/view/176
h . All palm species (except Phoenix canariensis) less than 24 inches (multistem total or si ng le stem )
i. Ligustrum lucidum (glossy privet) less than 24 inches (multistem total or single stem )
6.0 Recommendations
1. Project Arborist ("PA"):
It is suggested that a third party ASCA registered consulting arborist o r ISA Certified Arborist with good experien c e with tree protec tion during
construction be retained by the applicant, to provide pre-project verification that tree protection and maintenance measures out lined 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. Th is person w ill 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 soi l moisture probe/meter
or equivalent. If required , inspection reports shall be sent to Mr. Levi Hill , Associate Planner, at lhill@losagatosca .gov
Sample wordage for a condition of approval regarding monitoring of tree protection and tree condition :
"The required protecti ve fencing shall remain in place until final landsc aping and inspection of the proj ect. Proj ect arborist approva l must be obtained
and documented in a monthly site activity report sent to the Town . A mandatory Monthly Tree Activity Report shall be sent at least once monthly to th e
Town planner associated with this project (lhill@losgatosca .gov) beginning with the initial tree protection verification approval letter".
2. Special Project Arborist Monitoring :
The project arborist (PA) shall monitor installation of the driveway to verify that the system is built as a no-dig over-grade system using a biaxi al or
triaxial geogrid such as Tensar BX-100 as an underlayment pin ned down ov er natural soil grade elevation . See the CTA's sample specification of a
no-dig paver installation system on page 8 of the arborist report.
Site Address: 16235 Short Road. Los Gatos, CA
Reg istered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
C> Walter Levison 2016 All Rights Reserved
13of37
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ASCA Regi stered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /ISA Certified Arborist #WC-3172
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cell (415) 203-0990 I drtree@sbcglobal.net
(b) The tree survey plan shall be reviewed by the Town's consulting arborist 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 zone (TPZ) for trees to be
retained, including street trees, protected trees and trees whose canopies are hanging over the project site from adjacent properties. The TPZ shall be
fenced as specified in section 29 .1 0.1005:
(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
associated with the property, the preservation of the tree(s) would significantly preclude feasible development of the property as described in
section 29.1 0.0990 ;
(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 permit, 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 performed in accordance with the current edition of
the Guide for Plant Appraisal published by the Council of Tree and Landscape Appraisers (CTLA) and the Species and Group Classification
Guide published by the 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 permit, 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 pre se rvation
report prepared by a certified or consulting arborist. This report shall consider all trees that were to remain within the development. The report shall note
the trees' health in relation to the initially reported co ndition of the trees and shall note any changes in the trees' numbers 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 the 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
Site Address: 16235 Short Road. Los Gatos, CA
Registered Member. American Society of Consulting Arborists and Member of the International Society of Arboriculture
C> Walter Levison 2016 All Rights Reserved
18 of37
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ASCA Registered Consulting Arborist #401 l iSA Tree Risk Assessment Qualified l iSA Certified Arbo rist #WC -3 172
following acceptance of the public improvements of the development or certificate of occupancy.
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(e) Prior to issuance of any demolition, grading or building permit, the appl icant or contractor shall submit to the Building Department a writte n
statement and photographs verifying 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 pena l
sum of five thousand dollars ($5,000.00) for each tree required to be preserved , or twenty-five thousand dollars ($25,000.00), whichever is less . The
cash, bond or other security shall be retained for a period of one (1) year following acceptance of the public 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 ,
taking 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 any 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 .
(Ord. No. 2114, §§I, II, 8-4-03)
Sec. 29.10.1005. Protection oftrees during construction.
(a) Protective tree fencing shall specify the following:
(1) Size and materials . Six (6) foot high chain link fencing , mounted on two-inch diameter galvanized iron posts, shall be driven into the ground
to a depth of at least two (2) feet at no more than 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 1: 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: cha in 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-inch wooden boards bound securely on the outs ide.
Caution shall be used to avoid damaging any bark or branches.
(3) Duration of Type I, II, Ill fencing . Fencing shall be erected before demolition, grading or construction perm its 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-th is fence sha ll
not be removed and is subject to penalty according to Town Code 29.10.1025".
(b) All persons, shall comply with the following precautions:
Site Address : 16235 Short Road, Los Gatos, C A
Registered Membe r, American Society of Consulting Arborists and Member of the International Society of Art>oricutture
e> Walter Levison 2016 All Rights Reserved
19of37
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ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /ISA Certified Arborist #WC-3172
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cell (415) 203-0990 I drtree@sbcglobal.net
(1) Prior to the commencement of construction, install the fence at the dripline, or tree protection zone (TPZ) when specified in an approved arborist
report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction
materials or other materials, equipment cleaning, or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to
increase the encroachment of the construction.
(2) Prohibit all construction activities within the TPZ, including but not limited to: excavation, grading, drainage and leveling within the dripline of
the tree unless approved by the Director.
(3) Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within the dripline of or in drainage channels, swales or
areas that may lead to the dripline of a protected tree.
(4) Prohibit the attachment of wires, signs or ropes to any protected tree.
(5) Design utility services and irrigation lines to be located outside of the dripline when feasible .
(6) Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the
health of those trees to be preserved. The project arborist shall be present whenever activities occur which may pose a potential threat to the
health of the trees to be preserved and shall document all site visits.
(7) The Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may
be administered.
(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 Woody 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
permiss ion from the Director before performing any work, including 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 when pruning, except where no
other alternative is available, is prohibited .
(3) No person shall prune, trim, cut off, or perform any work, on a single occasion or 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 (Morus 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 tree or large protected tree branch or root through pruning or other method greater than four (4) inches in
diameter (12.5" in circumference) without first obtaining a permit pursuant to this division .
Site Address: t6235 Short Roa d, Los Gatos. CA
Registered Member, America n Society of Consu lting Arborists and Member of the International Society of Arboliculture
Cl Walter Levi son 2016 All Rights Reserved
20 of 37
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~ 1Y~!~~~N ~~~j~~~ I~ At\_
AS CA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
(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 29.1 0.0987)
(1) Two (2) or more replacement trees, of a species and size designated by the Director , 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 replacement trees .
(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 subject property; or
b. Add or replace trees or landscap ing 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 Standard
l (Staff is using 24" box size a~----Sin~i~--;;;-;;;jl~-----------------~
• • I I Canopy Size of Removed Tree 1 j the Replacement Standard fo~ Residential 1
! ! SFR Proj~cts !_S of ~016) 2 •4 L ... B~PJ~P-~!!'-~!:1-~~~~-------------.1
t=t or less I Two 24 inch box trees I Two 15 gallon trees --------------,------------------------------------·----·----------
More than 10 feet to 25 feet I Three 24 inch box trees I Three 15 gallon trees
-------------1-------------------------------------------------
Four 15 gallon trees I 1 Four 24 inch box trees; or
1 More than 25 feet to 40 feet I Two 36 inch box tre:: __
Fl I Si-~ 24-i-nch box trees; N A .
1
bl
. ot vat a e
More than 40 feet to 55 feet ~ 36 onch box I -·····-·-·-·-····-
Ten 24 inch box trees ; or _j Not Available
Greater than 55 feet Five 36 inch box tree s -------------------------------------------
Notes
1To measure an asymmetrical canopy of a tree , the widest measurement shall be used to determine canopy size.
Site Address: 16235 Short Road . Los Gatos. CA
Registered Member. American Society of Consulti ng Arborists and Member of the International Society of Arboriculture
C W alter Levison 2016 All Rights Reserved
21 of37
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ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-31 72 cell (415) 203-0990 / drtree@sbcglobal.net
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.
3 Single 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 15-gallon 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.
4 Replacement 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.
Sec. 29.10.0987. Special Provisions-Hillsides
The Town 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 charm . 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 native trees listed in Appendix A
Recommended Native Trees for Hillside Areas of the Town of Los Gatos Hillside Development Standards and Guidelines (HDS&G).
(2) All protected trees located within 30 feet of the primary residence that are removed shall be replaced as follows :
(a) If the removed tree is a native tree listed in Appendix A of the HDS&G , it shall only be replaced with a native tree listed in Appendix A of
the HDS&G.
(b) If the removed tree is not listed in Appendix A, 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 li sted 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 f ire hazard , in order to foster wildlife
habitat and the natura l renewal of the hillside environment.
Site Address : 16 235 Shon Road, Los Gatos. CA
Registered Member. American Society of Consulting Arborisls and Member of the International Society of Arboriculture
o Walter Levison 2016 All Rights Reserved
22 of 37
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~J)J ~~!t~~N~~~i;~~ '\\ .:Nt~
ASCA Registered Consulting Arboris t #401 /ISA Tree Risk Assessment Q ualified /I SA Ce rtified A rborist #WC-3 172 cell (415) 20 3-0990 I d rtree@sbcglobal.net
9 .0 Author's Qualifications
• Continued education through The American Society of Consulting Arborists, The International Society of Arbori c ulture (Western Chapter), and
v arious governmental and non-governmental entities .
• Contract Town Arborist, Town of Los Gatos , California
Community Development Department I Planning Division
2015-present
• Tree Risk Assessment Qualified (ISA TRAQ Course Graduate, Palo A lto, Cal iforn ia )
• Millbrae Community Preservation Commission (Tree Board)
2001-2006
• ASCA Registered Consulting A r borist #401
• ASCA Arboriculture Consulting Academy graduate , class of 2000
• Associate Consulting Arborist
Barrie D. Coate and Associates
4/99-8/99
• Contract City Arborist, City of Belmont, California
Planning and Community Development Department
5/99-present
• ISA Certified Arborist #WC-3172
• Peace Corps Soil and Water Conservation Extension Agent
Chiangmai Province, Thailand 1991-1993
• B.A. Environmental Studies/Soil and Water Resources
UC Santa Cruz, Santa Cruz, California 1990
(My full curriculum vitae is available upon request)
Site Address: 16235 Short Road, Los Gatos, CA
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
C> Walter Levison 2016 All Rights Reserved
23 of37
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'~ Walter Levison
CO NSULT I NG A RB ORIS T
ASCA Registered Consulting Arborist #401 /I SA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-3172
10.0 Assumptions and Limiting Conditions
·~ .. Itt}:.
cell (415) 203-0990 I drtree@sbcglobal.net
Any legal description provided to the consultanVappraiser is assumed to be correct. Any titles and ownership to any property are assumed to be good and marketable. No responsibility is assumed
for matters legal in character. Any and all property is appraised and evaluated as through free and clean, under responsible ownership and competent management.
It is assumed that any property is not in violation of any applicable codes , ordinance, statutes , or other government regulations.
Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible ; however, the consultanVappraiser can neither guarantee nor be responsible for
the accuracy of information provided by others.
The consultanVappraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made, including payment of an
additional fee for such services as described in the fee schedule and contract of engagement.
Unle ss required by law otherwise , the possession of this report or a copy thereof does not imply right of publication or use for any other purpose by any other than the person to whom it is
addressed , without the prior expressed written or verbal consent of the consultanVappraiser.
Unless required by law otherwise , neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone , including the client, to the public through advertising , public
relations, news, sales , or other media , without the prior expressed conclusions , identity of the consultant/appraiser, or any reference to any professional society or institute or to any initiated
designation conferred upon the consultanVappraiser as stated in his qualifications.
This report and any values expressed herein represent the opinion of the consultanVappraiser, and the consultant's/appraiser's fee is in no way contingent upon the reporting of a specified value , a
stipulated result , the occurrence of a subsequent event, nor upon any finding to be reported .
Sketches, drawings, and photographs in this report, being intended for visual aids , are not necessarily to scale and should not be construed as engineering or architectural reports or surveys
unless expressed otherwise. The reproduction of any information generated by engineers, architects, or other consultants on any sketches, drawings, or photographs is for the express purpose of
coordination and ease of reference only. Inclusion of said information on any drawings or other documents does not constitute a representation by Walter Levison to the sufficiency or accuracy of
said information.
Unless expressed otherwise:
a . information contained in this report covers only those items that were examined and reflects the conditions of those items at the time of inspection; and
b. the inspection is limited to visual examination of accessible items without dissection, excavation, probing , or coring . There is no warranty or guarantee, expressed or implied , that
problems or deficiencies of the plants or property in question may not ari se in the future .
Lo ss or alteration of any part of this report invalidates the entire report.
Arborist Disclosure Statement:
Arborists are tree specialists who use their education, knowledge, training , and experience to examine trees , recommend measures to enhance the beauty and health of trees, and attempt to
reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Tree are living organisms that fail in ways we do not fully understand. Conditions are often hidden
within trees and below ground. Arborist cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise , remedial treatments , like any
medicine, cannot be guaranteed .
Treatment , pruning , and removal of trees may involve considerations beyond the scope of the arborist's services such as property boundaries , property ownership, site lines, disputes between
neighbors, and other issues. Arbori sts cannot take such considerations into account unless complete and accurate information is disclosed to the arborist. An arborist should then be expected to
reasonably rely upon the completeness and accuracy of the information provided .
Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of ri sk. The only way to eliminate all risk associated with trees is to eliminate the trees .
S ite Address: 16235 Short Road , Los Gatos, CA
Registered Mem ber, American Society of Consulting Arborists and Member of the International Society of Arboriculture
C> Walter Levison 2016 All Rights Reserved
24 of 37
Version : 10/1712 016
Cll._
ftl Gl
I-.a
a1 E !! :I 1-Z
2
3
4
5
6
~ Walter Levison
CO N S ULT I NG ARBOR I S T
ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /ISA Certified Arborist #WC-3172
13.0 Tree Data Table
Genus &
Species
Cupressus
sempervirens
Cupressus
sempervirens
Cupressus
sempervirens
Cupressus
sempervirens
Cupressus
sempervirens
Cupressus
sempervirens
Common
Name
Italian
cypress
Italian
cypress
Italian
cypress
Italian
cypress
Italian
cypress
Italian
cypress
... .... s
JI.GI c E
2 .! 1-0
12
8
8
8
5
8
S ite Address: 16235 Short Road. Los Gatos. CA
...
C'll.!
J/. Gl c E
:I "' ~0
~
~ [ ... te 011 cn
..,.! .! .. >-
JI.GI JI.GI.,cC.
cE c::Ee~~0 -::::~ra ::::.tG·-C.; ~0 ~0~~!:!:.
12 45/3
8 40/3
8 35/3
8 40/3
5 22/2
8 35/3
:c
-u
o4 I! ~
..c:3CII .. ucfl. 'ii:J;O cu:::aso
::t:uHr::~
65/65
65/65
65/65
65/65
55/55
65/65
-a~
·-0 ~0
~c 0 o ..
~~ -= I! c Gl·->-0~
65%
Fair
65%
Fair
65%
Fair
65%
Fair
55%
Fair
65%
Fair
Registered Member. American Society of Consulting Arborists and Member of the International Society of Arboriculture
<0 Walter Levison 2016 All Rights Reserved
;
-.:o-.:1 ~ cc ........
Q. .... ,; =..~ ~c t-~_:2 I. u 'i .... ~.&E
X
X
X
X
X
X
30 of37
L
E J/. 0 ...
-.t: 0 ~ ~c3: ,..-_!1!,! ftl~ ·c:uu-f» GlftiGio.. .. > Q.Q.GI..! :l.§~~&!
To be
removed.
To be
removed.
To be
removed.
To be
removed.
To be
removed.
To be
removed.
>.·
Q.
0 c
"' (..)
'\\. ~+~ ......................... .... ..... -...... -... ·~·
cell (415) 203-0990 I drtree@sbcglobal.net
c !! .2 0 .. c .. 0 0 "'~ a: 0 Gl ... Clllr:: ..J:g c ~c
~.! ~ -~~
::::10 -~:I~ ~,S (!) IDU
~
lij Ill
, ... ,!!
c Gl t.l 0
"'lllcZ
II) ca c&J ... -.q: ::l.!
cP ·-...... 11..011..0
Sap flux
likely from
cypress
canker
fungus
infection.
Sap flux
likely from
cypress
canker
fungus
infection.
Sap flux
likely from
cypress
canker
fungus
infection.
Sap flux
likely from
cypress
canker
fungus
infection.
Sap flux
likely from
cypress
canker
fungus
infection.
Sap flux
likely f r om
cypress
canker
fungus
infection.
0 z -w 0 .; t; i= !:!:.
W ~Wen Cl~1-u2
Cl 0 ozoi':! ::J a:w cna:o..u..
w (..) z z 0 c( -z 1-w (..)(/)
1-l!:!w ~coo c(za:o :Eic(O..U
Version: 1011712016
~J)J Walter Levison
CONS ULT I NG AR BORIST
ASCA Registered Co nsulting Arborist #401 /ISA Tree Risk Assessment Qualified /IS A Certified Arborist #V'J C-3 172
01._ "' .. I-.e ., E e :I 1-Z
7
8
9
Genus &
Species
1 Cupressus I
sempervirens
I
Washingtonia
robusta
Quercus
agrifolia
1 0 1 Eucalyptus I
potyanthemos
11 1 Sequoia I
sempervirens
12 I Sequ~~ I
semperv~rens
Common
Name
Italian
cypress
Mexican fan
palm
Coast live
oak
Dollar gum
Coast
redwood
Coast
redwood
.... .. .... -.,~~:GI
c E
:I"' .... -1-0
7
28.3
20.2
I
23.3
I
40.5
I
30
Site Address: 16235 Short Road, Los Gatos, CA
I
I
I
'0
"' .. ....
~ Ill a. .... .... '"'.a(/) N~ ..,!o !-~ .,~~:GI c E ~Ee~e-&o_
:I"' :I"' :I"'·-c..; .... ·-~o~~o:!~!!:. 1-0
----7 30/2
28.3 I 30/10
--20 .2 40/30
--
I
--1 23 .3 1 65/25 1
--
I --1 40 .5 1 95/25 1
19
1
17
I
66 1 85/45 1
j?
- u
.a f ~
..c a 0111'1 ;t:UC
ca~;;o e,bcvO J:(l)a::::.
65/65
90/90
90/40
70/70
70/65
80/70
·-oil'! -o :=o
'0.-
c 0 o-
Uo --ii01 ... c .,_
>-0~
65% I
Fai r
90%
Exc
58%
Fair
I 70% I Goo
d
I 70% I Goo
d
I 76% I goo
d
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
C> Walter Levison 2016 All Rights Reserved
t
~
'0'0 ~ c c .........
~i•i i:'3j'e I: .., '0 .=~~E
I X
X
X
I I X I
I I X I
YES I I xl
31 of37
~ ~I c
0 ~o~::; 1 c•
o -oc:l': : ~ ~t!!"''O >-· _, ·-~ -. Q. ..11:'0 .. ~z.a..-0 c.! > .. .!! c :I 0 :l.§.n~~ ~ .... c ..... _
To be
I I I removed.
I I I
To be
removed.
To be
removed. I I I
Mode rat~
to severe, I depending
on
roadway
base rock
depth of
cut.
Moderate
to severe, I depending
on
roadway
base rock
depth of
cut.
lerate
to severe,
1
depending
on
roadway
b ase rock
depth of
cut.
"~ A~, ~t.A :=-:;:.:-;::;:.'.:,.:::_
cell (4 15 ) 203-0990 I drtree@sbcglobal.net
J!l '0
0 li Ill 0 8 a: , -.!
01 a: c Gl ~ 0 c '0 c "'"'cZ
;; -~ ~ tt::; ... :If "'"'G>..C c; . ·-..... Ill() a..oa..o
Sap flux
likely from
I I
cypress
canker
fungus
infection.
I I
I I
Will require
heavy
irrigation.
Will require
heavy
irrigation.
I
Q z -w 0 ..;
..... i= !!:.
(I) () (I) ~~--~~= ooozo ::JOa:wc( (l)a:a..u.a:
-
15 to 20
feet radius
15 to 20
feet radius
20 feet
radius
'
w () z z 0 c( -z ..... w ()(/)
1-~w ~coo c(za:o :ic(tl..()
--
TB, RPZ, W,
and base of
roadway
"no dig"
over
geogrid
underlay.
TB,RPZ,W,
and base of
roadway
"no dig"
over
geogrid
underlay.
TB, RPZ,W ,
a nd base of
roadway
"no dig"
over
geogrid
underlay.
Version : 10/1712016
'~ Walter Levison
CO NS UL T I NG A RB O RI S T
ASCA Registered Consulting Arborist #401 I ISA Tree Risk Assessment Qualified I ISA Certified Arborist #WC-3172
Q._ «< Ql I-,a
• E Ql :s t=z
13
Genus &
Species
Pinus radiata
14 1 Sequo_;a I
semperwrens
15 1 Sequo_ia I
semperV/rens
16 1 Washingtonia I
robusta
17 1 Washingtonia I
robusta
18 I Washingtonia I
robusta
19 1 Washingtonia I
robusta
Common
Name
Monterey
pine
Coast
redwood
Coast
redwood
Mexican fan
palm
Mexican fan
palm
Mexican fan
palm
Mexican fan
palm
I
I
I
I
I
I
...
.,...! .....
c:: E :s «<
t=o
24.3
25.5
20
·26
24
24.5
29.6
Site Address : 16 235 Shon Road, Los Gatos, C A
I
I
I
I
I
I
~~
c:: E 2.!!!
1-0
23 .
16
-
·-
..
-
I
~! 0 ... ~ § i E t= 0 :s
'0 "' . -... .s= a. -u
011 en 011 e "' >o :s w
l: g. ~u g'~ ·~ :i ::; : g :; g xu!!:. xcno::::.
24.3 I 70/35 60/60
-1 48.5 1 70/35 1 35/35
51
1
10 ~(four 80/30 1ono
tems)
I -I 26 1 30/10 1 90/90
I --I 24 140/10 1 90/90
I -1 24.5 143/10 1 90/90
I -129.6 1 35/10 1 90/90
c~ .2o ~CI -a ...
c:: 0 o-u~
=a e c:: :.: o/:.
60%
fair
135% poo
r
70%
goo
d
190% goo
d
-
190% I goo
d
--
190% I goo
d
--
~
-a 'a
-c c 1-...
~-=·t ;=-l!Je I= ... -a ... ~.se
YES
YES
X
X
X
I X
I X
l .. :lJ goo X
d
32 of37
Registered Member. American Society of Consulting Albori sts and Member of the International Society of Arboriculture
C Walter Levi son 2016 All Rig hts Reserved
X
I I
I I
I I
~ &i!: ~ ~ 0
0 'Oc::3: >-t~~•oa-o ·~uti-• GI«<GIII..-> a.a.t~..!!! JL§~~~
I
I
I
To be
removed
To be
removed.
Moderate
to severe,
depending
on
roadway
base rock
depth of
cut.
To be
removed.
To be
removed.
To be
removed.
To be
removed.
'
'
'
'
'~ ~~A ... ___ .,, ........... . ... ··-··--· .. ..
cell (415) 203-0990 I drtree@sbcglobal.net
c !1
J
,g g ~ ~ 0::
Ql ... Q
, • ..J '6 c::
~.! ~ :s 0 .!::: t= .s. C)
' '
' ' '
' '
' ' '
' ' '
1)
ti
jC::
·c:: ~ :s ...
IDU
'
'
'
'0 c::
'0 ~ 1!
c:: Ql 3 0
"'fllc::Z !1"' .... 111==~ &facto
Will require
heavy
irrigation.
'
'
'
0 z -w 0 .,; t; j:: !:!:.
W ~Wen
C)l-1-(.)2 e>Oozo ::::~Oo::w< cnat::o..&LO::
-
20 feet
radius
.....
-
--·
-
'
'
'
w (.) z z 0 < -z 1-w (.)CI)
1-~w ~ooo <zo::o ~<o..U
-
TB,RPZ,W,
and base of
roadway
"no dig"
over
geogrid
underlay.
·--
-
--
-
Ve rsion: 10117/2016
Q._ Ill. I-.e • e • ::s ~z
20
21
~ Walter Levison
CO NSULT I NG AR B OR I ST
ASCA Registered Co nsulting Arborist #401 /I SA Tree Risk A sse ssment Qualified /I SA Certified Arborist #WC-3172
Genus &
Species
Olea
europaea
Quercus
agrifolia
Common
Name
European
olive
Coast live
oak
... .... s ~· c e
2 .!!!
1-0
6
29.8
... Ns ~· c e
2 .!!!
1-0
5
~. 0 ..,s~ c e e 2 .!!! ::s
1-0
25
"0
~
Q.
aCIU)
>. -a. .&: 0 Oc.-. -~·· Ill~ 0:2:0._.
5 Five I 25/20
ste
ms
29.8 I 50/40
:c
- u
aCI :! ~ ::s
:§ u ~at
IQPJ';O II::JftiCI
:J:U)a:::::.
90/60
90/60
c.-.
0 at • ;eg ~
"0 .... '0 '0 ISs;::-;;
0 e ~.=•t 'i o ~~j'e ~.5 •• ~'0 ~~ ~~~~
78%
goo
d
75%
goo
d
YES
X
X
22 I Juglans regia English
walnut 11.1 9.7 20.8 I 25/30 50/40
44%
poo
r
X
23
24
Salix sp.
Cupressus
sempervirens
Cork screw
willow
Italian
cypress
10.7
11 .6
Site Address: 16235 Short Road , Los Gatos, C A
10.7 I 25/25
11 .6 40/3
80/40
60/60
56%
fair
60%
fair
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboricutture
C> Walter Levison 2016 All Rights Reserved
X
X
33 of 37
8 of ... .a: 0
0 "0 3: €~~~1 ••• o..->a.a.•.!! Jl.E~~~
To be
removed.
Minor to
moderate,
depending
on how
well
protective
fencing is
maintained
over root
zone and
the actual
square
footage of
root zone
protected.
To be
removed.
To be
r emoved.
To be
removed.
-::-
~\ ...___ .. .,.,;•••"" _ .. ·-, __ ......
cell (4 15) 203-0990 I drtree@sbcgloba l.net
!!!
0 -~ g
Q a:
,g 'i e
"0 ·-.. ...... 0 ·-~ ... (!) CD 0
"0
; Ill
'U -.! c. f: 0 oa 111 cz
l)tall"' en::.! c» ·-~ ..... D..CD..O
Two very
large
diameter
mainstems
were
removed in
the past.
Su ggest use
Tensar BX
11 00 geogrid
or equivalent
as an under-
layment to
allow for a
"no d ig" type
pathway if
any to be
b uilt on this
side of site.
Sap flux
likely from
cypress
canker
fungus
infection.
0 z .-. w 0 ...:
1-i= !:. :3 ~ II)
(!) 1-0 1-~ :!
(!) OzC ::»Oa:wc 00::D..u..a:
20 to 30
feet radi us
w
0 z z 0
"" i= ffi 011)
1-~w ~coo cza:o :::Eco..o
TB,RPZ
Version: 10/17/2016
Cll._
Ill Gl ~"' ~» E
I» :I ~z
25
26
27
28
~ Walter Levison
CONSULT I NG AR B ORIST
ASCA Registered Consulting Arborist #401 /ISA Tree Ri sk Assessment Qualified /I SA Certified Arborist #WC-31 72
Genus &
Species
Cupressus
sempervirens
Maytenus
boar/a
(NEIGHBOR
TREELESS
THAN 10
FEET FROM
PROPERTY
LINE)
Prunus
cerasifera
Cupressus
sempervirens
Common
Name
Italian
cypress
Mayten tree
Plum
cultivar
Italian
cypress
...
I» ....... ~E
:I Ill ... ·-~Q
12.3
Est.
11
5
12.1
Sit e Address: 16235 Short Road, Los Gatos, CA
~i c: E
2 .!! ~Q
5
'0
Ill
I» -~ ... a -"fi
'" " OCI en OCI Ill Ill ..,s s >-~ w .¥~» .¥o»_Ea. ~uCII~
c:E c:Ee~~g-~;.-E:o
2.!! 2 .!!"ii111U: o»~~CI ~Q ~C::I:U-::1:011n:.
5
12.3
Est.
11
22
40/3
17/16
Five I 25/18
ste
ms
12.1 50/3
60/60
55/55
80/50
60/60
-~~
-Cl ~CI
'0..-c: 0 o-Uo =-;; I! c: 1»·->-o:.
60%
fair
55%
fair
65%
fair
60%
fair
Registered Member, American Society of Consulting Arborists and Member o f the International Societ y of Arboriculture
C> Walter Levison 2016 All Rights Reserved
~ ,,
~ c c ........
~-=·t c:-~je & : ~, ~~.oE
X
X
X
34 of37
X
E -¥ 0 ... ... J: 0
0 '0 ~ l ~lll~»:ii-o ·;:uu-~» o»«<l»a.-~ >a.a.o».!! ~.§&:l~~
To be
removed.
Minor to
moderate,
depending
on severity
of pruning
work to
clear the
site and
the nature
of the
finalized
plan for
new fence
footings.
To be
removed.
To be
removed.
'~ ~f~
............. ! ........ . ....... " ..... _ ... __ ... ,
cell (415) 203-0990 I drtree@sbcglobal .net
c Ill
.2 0 1-~ u 2 0 I» Gl ... 0 >-]..I .l: Cll a: ~ .¥~ .§ c: c:_ '0
G 2 g .~
u ~-C)
'OC: -~ ~ :I ... mu
'0
; Ill
-a -S c:~»~o «<~nc:Z
Ill Ill I» ... .., • ., C»
"'~no»~ cfco::o
Sap flux
likely from
cypress
canker
fungus
infection.
Canopy
overhang
the project
site 30 to
40%.
Sap flux
likely from
cypress
canker
fungus
infection.
Q z -w 0 .. t; i= ~
w ~wen os~u2 go~ffi~ cna:a.u..a::
12 feet
radius
w u z z 0 ~ i= W Ucn ~ ~w ~coo <za:o ~<a.u
RPZ,W
Version : 10/17/201 6
01._
«<. 1-..c
: E ... :I
1-Z
29
30
31
~}~ Walter Leviso n
CONSULT I NG ARBORIST
ASCA Registered Consulting Arbori st #401 /ISA Tree Risk Assessment Qualified /I SA Certified Arborist #W C-3172
Genus &
Species
Pinus radi ata
(NEIGHBOR
TREELESS
THAN 10
FEET FROM
PROPERTY
LINE)
Fraxinus
'Modesto'
Pl stacla
chinensls
Common
Name
Monterey
pine
Modesto ash
Chinese
pistache
... .... s -". c E :I«< ... -1-C
Est.
30
12.3
9.8
Site Addre ss: t 6235 Short Ro ad, Los Gatos, CA
... Ns -". c E 2 .!
1-C
~io ... ~ § ~ E
~c :I
c~
"0 0~
«< ·-0 • -:t=o .. &; ,~
a. - u co __.(/) __.c co-->--:; w Uo
1: g. :E 1:) ~~ 'i-; ~C-:""tD:Ii;O '-C
. CD ceu: •J:: "'~ ~; ·CI::Z::U-::z::0a::-0 :_
Est.
30 60/50 35/35
35%
poo
r
12.3 I 35/35
9.8 I 30/30
80/65
90/80
75%
goo
d
85%
goo
d
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Q Walter Levison 2016 All Rights Reserved
~
-a 'a
-cc ~ ..
~i•t 1'-. ~0 • 0 .....
! ~ !!'i
1-N.OE
?
X
X
35of37
X
~ i!: ... ol: 0
o -oc3: ~!)Se-a ~ u u-• •c•o..->a.a.•..! ~.§~~:
Impacts
could be
severe due
to root
l oss
during
construct
of the
proposed
new
garage,
but tree is
suggested
to be
removed
by the
neighbor
to
eliminate
risk of
failure.
To be
removed
To be
removed.
i
~
-"• §o ... c .... _
"~ Al-1/i,;L-.." ...... -................ ... ·-·-.. --~·~
cell (4 15 ) 203-0990 I drtree@sbcglobal.net
~
0 -0 0 a:: 0
01 a::
.5 1 c :; ·-~ ~ ~ 2
C) Ill (.)
"0
i Ill
"0 ai s c. u 0 c.,cz
Ill II Gl '--·~~~· ..... ~ ··-~ ... 0..00..0
This
neighbor
tree canopy
extends 15
to 20 feet
over the
subject
property,
and could
be a limb
splitout risk
if not
removed.
The tree
appears to
be infected
by pine
pitch
canker, and
should be
removed
since it may
decline and
die within a
few years
anyway.
Q z -~ 0 ...
-II. .... -(/) (.) (/) ~~-~~:! e>Oozc ~Oa::wc U)lli::O..u..a::
(Suggest
removal, to
be
discussed
between
the subject
property
owner and
the tree
owner. If
tree not
removed,
risk of limb
split out
will remain
over the
proposed
new
residence.
w (.) z z 0
oC( -z .... w (.)II)
1-~w ~coo cza::o :::ECO..U
?
Version: 1011712016
Cll._
ftl Ql 1-.Q
t E ... :I
1-Z
32
33
~}~ Walter Levison
CONSULTING A RBOR IS T
ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /ISA Certified Arborist #WC-3172
Genus &
Species
Sequoia
sempervirens
(NEIGHBOR
TREELESS
THAN 10
FEET FROM
PROPERTY
LINE)
Sequoia
sempervirens
(NEIGHBOR
TREELESS
THAN 10
FEET FROM
PROPERTY
LINE))
Common
Name
Coast
redwood
Coast
redwood
... .-I ~E
:I ftl ... ·-1-C
Est.
26
Est.
26
Site Address: 16235 Short Road. Los Gatos. CA
...
N~ ~E
2.!!!
1-C
,
Ill ~ ! :c
Cll Q. -u ... ... til en til • .. C").! s >-~ w ~QI ~QI.ca. ~uCIIi!-ce cE~:~~O .= c
:Ita :::~.a ·-c--:-oa_s;~g ~c ~c~~~~cn~:::.
Est.
26
Est.
26
70130
75130
85185
85185
~~ -o :t=o , ....
c 0 o-Oo =-;; I! c Gl ·->'lij 0~
85%
goo
d
85%
goo
d
Regi stered Member. American Society of Consulting Ast>orists and Member of the International Society of Ast>oricultu re
o Walter Levison 2016 All Rights Reserved
~
-o'O ,..... .,c: .....
~i•t
;:'• ~0 ~ .. o .¥ ... ~--~~~
36 of 37
a
X
X
E ~ 0 ... ... .t: 0
: "Oc3: ·-=~~.!!"i ~ :t!.';i J;.§.n~&
Impacts
will be
partially
mitigated
by
roadway
curve to
north per
plan ,
which w ill
allow for
fencing to
be erected
as an
offset from
the
property
fence l i ne.
Ove r all
i mpact
maybe
moderate.
Impacts
will be
partially
mitigated
by
roadway
curve to
north per
plan,
which will
allow for
fencing to
be erected
as an
offset from
the
property
fence line.
Overall
impact
maybe
moderate.
I ~ ~~A ............ , ........ . ,. __ .... -... --...
cell (41 5 ) 203-0990 I drtree@sbcglobal.net
c Cll
0 -·-0 ... ~ 'U ~ 8
>-· .3 ~ Cll a: g.j~, .: "i c
c c!l =s ·-~
ca 2g -~ ~e
0 t-~ (!) IDO
,
~CII , .. s
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Use of heavy weekly irrigation
(e.g. 400 gallons of water once
weekly inside the fenced off area
adjacent to redwoods #32 and
#33) will help mitigate root loss
from roadway base section
install.
Note that if fencing is not erected
per the CTA's tree map markup,
and heavy irrigation is not
provided to the tree during the
entire site plan construction
period, this tree could decline due
to root loss and subsequent loss
of water uptake function.
Use of heavy weekly irrigation
(e.g. 400 gallons of water once
weekly inside the fenced off area
adjacent to redwoods #32 and
#33) will help mitigate root loss
from roadway base section
install.
Note that if fencing is not erected
per the CTA's tree map markup,
and heavy irrigation is not
provided to the tree during the
entire site plan construction
period, this tree could decline due
to root loss and subsequent loss
of water uptake function.
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16 to 18
feet offset
from
property
line fence.
16 to 18
feet offset
from
property
line fence.
w
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RPZ,W
(very heavy
weekly
watering)
RPZ,W
(very heavy
weekly
watering)
Version: 10117/2016
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ASCA Registered Consulting Arborist #401 /I SA Tree Ri sk Assessment Qualified /I SA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcgloba l.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 ce nter ma x . spacing .
RB: Root buffer consisting of wood chip mulch lain over existing soil as a 12 inch thick layer, overla in with 1 inch or greater plywood strapped together with
metal plates . This root buffer or soil buffer should be placed over the entire wi dth of the construction corridor between tre e trunks and constru ction.
RP: Root pruning . Prune woody roots measuring greater than or equal to 1 inch diameter by carefully back-digging into the soi l 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 , usi ng professional
grade pruning equipment and/or a Sawzall with wood pruning blade. Backfill around the cut root immediately (same day), an d 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 c lean , unbroken , unshatte red section of
the ro ot is visible. Proceed as per 'root pruning '.
RCX: Root crown excavation . Retain an ex perienced arborist to perform careful hand-digging using sma ll trowels or other dull d igg i ng 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 f ina l 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 th ick buffer over the lowest 8 feet of tree trun k (usually tak es at lea st
an entire roll of orange fencing per each tree). Lay 2X4 wood boards vertically, side by side, around th e entire c ircumference of the trunk. Sec ure 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 spaci ng.
M: 4-inch thick layer of chipper truck type natural wood chips (example source: Lyngso Garden Supp ly, self pick-up ). D o not use bark ch ips or shredded
redwood bark.
W : Irrigate us ing 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. Nati ve 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 Project Arborist must be present to monitor specific work as noted fo r each tree .
Site Address: 16235 Short Road . Los Ga tos. CA
Regi stered Member. American Society of Consulting Arborists and Member of the International Society of Arboricultu re
C> Walter Levison 2016 All Rights Reserved
37 of 37
Version: 10/17/2016
(
3. Project Team Actions or Clarifications Requested:
a . Site Plan Design Adjustments , Verifications & Special Specifications:
i. Tree Removal In-Lieu Fees : (Per the Town tree canopy replacement standard matrix).
Fees for removal of 24 trees from this site shall be $250 per each required canopy
replacement planting of a 24" box size tree not installed with irrigation on site. If no trees
are to be installed, for example, the fee would be $250 X 63 = $15,750 (See summary
section 1.0 for details).
Response : The majority of removed trees will be replaced . A landscape architect will be
part of the construction document phase.
ii. Landscape and Irrigation: Project team shall verify the types, trench depths, etc. of all
irrigation main lines, valves , laterals, pop-ups, etc. (if any proposed) within 20 to 25 feet
of trees being retained . Project team shall use only flexible poly tubing type irrigation
p ipes for all areas within 20 linear feet of all trees being retained (e.g . oak #21 , etc.).
Response: Noted
iii. Storm Drain Pipe and Inlet Box: It is suggested that the proposed storm drain pipe and
inlet box which currently encroaches to within 6 feet of oak #21 mainstem edge shall be
relocated to at least 15 feet offset from the trunk edge. This will allow for installation of
protective chain link fencing at that distance from trunk (i.e . 15 feet radius minimum in all
directions).
Response: The storm drain has been moved to at least 25 feet from oak #21.
iv. Driveway Profile Specifications : It is suggested that the entire driveway footprint be
built per the following specifications :
a. Allow all of the old existing driveway materials to remain as-is until the end of
project. These materials will act as a soil buffer and root protection barrier
against compaction of the root zone pore spaces until end of project.
b . At end of project, demolish the older driveway surface materials, allowing the
old baserock to remain (if any). Roots of trees #1 0 , 11, 12, 15 , 32, and 33 will
likely be present within the old baserock and just below the demolished asphalt
surfacing.
c. Pin down a layer of Tensar BX-11 00 biaxial geogrid over the existing soil
surface as the underlayment.
d . Build up a section (baserock, geotextile, pavers , etc.) over the geogrid
underlayment using the sample specification on page 8 of this CT A arborist
report as a guide. The entire driveway sandwich of materials will need to be
above existing soil grade such that the driveway is a true ·no dig" project,
allowing the roots of the above-mentioned trees to remain viable .
Response : All the above will be provided.
v . Security Bond: The Town code provides a mechanism that may require bond posting
by a project applicant in the amount of up to $5,000 per tree being retained , or $25,000,
whichever is less. Per this code item, the security bond for this site may be up to
$25,000.
R esponse: Noted
4 . Trunk Buffer Type Ill Protection o
Prior to demolition commencement, install a trunk buffer around the lowermost 8 to 10 feet of the main
stems of trees #1 0, 11 , 12, 15, and #21 being reta ined on site.
Response : Trunk buffers will be in stall ed on trees #1 0, 11 , 12, 15, and #21 prior to demolition.
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.
Response : Noted
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 above right.
Resp onse : Noted
5. Chain Link Fencing Type I and/or Type II Protection :
Erect five-foot tall chain link fence on seven-foot long, two-inch diameter iron tube posts pounded 24
inches into the ground (see sample image below right).
Response: Noted
Pre-demolition fence: Per the red dashed lines on the tree map mark-up in the CT A's arborist
report (routes may be subject to change, depending on the finalized alignments of work Items).
This fencing must be erected prior to any heavy machinery traffic or construction material arrival on site .
Response : Noted
The protective fencing must not be temporarily moved during construction. No materials, tools , excavated
soil, liquids, substances, etc. are to be placed or dumped , even temporarily, inside the root protection
zone or "RPZ".
Response : If the protective must be moved during constru ction the consulting arborist w ill be present to
consult .
No storage , staging, work, or other activities will be allowed inside the RPZ except with PA
monitoring.
6. Signage: .
The RPZ fencing shall have one sign affixed with W-stabilized zip ties to the chain link at eye level for
every 25-linear feet of fencing , minimum 8"X11" size each , plastic laminated , with wordage that includes
the Town Code section that refers to tree fence protection requirements (wordage can be adjusted):
PROJECT ARBORIST : TBD
TELEFONO CELL: TPD
EMAIL: TBD
TREE PROTECTION ZONE FENCE
ZONA DE PROTECCION PARA AROLES
-NO ENTRY-
-LLAM E EL ARBOLIST A -
REMOVAL OF THE FENCE IS
SUBJECT TO PENALTY ACCORDING TO
Lost Gatos Town Code 29.10.1025
Response: A sign will be posted with the above information
7. 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).
Response: Noted
(· (
'
Method of water delivery can be soaker hose , emitter line, garden hose trickle , water truck , tow-behind
water tank with spray apparatus, etc .
Response: Noted
Initial suggestion by the CT A is 1 x/week very heavy irrigation of the entire area between the chain link
tree protection fence and the South property boundary fence , at a rate of 500 gallons per week for the
dollar gum and redwood specimens (i.e. trees #1 0 , 11, 12 , 15}. This volume of water will also be
beneficial for the root systems of neighbor-owned redwoods #32 and #33 being retained on the other side
of the fence , which likely exhibit root systems that extend far into the proposed project area .
R es ponse : Noted
8 . Pruning:
All pruning shall be performed only by, or under direct full time supervision of an SA-Certified Arborist ,
and shall conform to the most current iteration of the American National Standard Institute pruning
guidelines and accompanying ISA Best Management Practices/ Pruning booklet:
• ANSI A300 (Part 1} tree , shrub, and other wood plant maintenance/ standard practices (pruning}. 2001.
• Best Management Practices/ Tree Pruning : companion publication to the ANSI A300 Part 1: tree , shrub,
and other wood plant maintenance/standard practices (pruning). International Society of Arboriculture.
2002 .
Response : Noted
Suggested Pruning Prescription :
Vertical clearance pruning as needed, not to exceed 12 or 14 feet vertical elevation above grade .
Response: Noted
9. Root Pruning:
If woody roots measuring greater than 1-inch in diameter are encountered within 25-feet of any tree being
retained during site work, contractors shall immediately alert the project arborist, and shall proceed to
sever roots at right angles to the direction of root growth using sharp hand tools such as professional
grade toppers , hand shears , chain saw, NC sawzall, or other tools only under his/her direct supervision .
See spec images at right.
Response : Noted
Note that a Sawzall blade indicating use for "bimetal" or "demolition · is typically not a good choice for this
work . Instead, opt for a relatively large-toothed blade that indicates use for "pruning" or "wood" (see
image below right which shows a Vermont American brand "pruning" blade).
Response: Noted
Woody roots shall not be shattered or broken in any way as a result of site activities . Shattered or broken
areas shall be hand dug back into clear healthy root tissue and re-severed at right angles to root growth
direction under th e direct supervision of the project arborist (PA).
Response: Noted
10. Water Spray:
Spray off foliage of all trees within 30 feet of construction activity using a very high power garden hose or
a pressure washer system set on low pressure to wash both the upper and lower surfaces of foliage.
This helps keep the gas portals (stomata) unclogged for better gas exchange which is crucial for normal
tree function (see image at right in which a fire hose system was used to wash approximately 50 redwood
tree specimens in Sunnyvale during a one year long demolition period).
Response: Noted
Spray should be applied approximately twice yearly, or when ambient airborne dust concentration is
unusually high.
Response: Noted
(
11 . OPTIONAL :
Discuss possib le removal of Monterey pine #29 , currently in poor overall condition, with the tree owner
(neighbor). Removal of the tree would reduce risk to zero for both the tree owner and the 16235 Short
Road property.
Response : Noted
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Los Gatos Planning Comm ission
110 E. Main St
Los Gatos, CA 95030
March 27, 201 7
Dear Commissioners :
The good news is that this is nothing regarding the North 40 ! !
RECEIVE D
MAR 2 9 2017
T O WN OF LOS GATOS
PLANNI NG D!V !Sl OtJ
There is a piece of property behind me on Short Road. It has a new owner and
they are planning on demolishing the smaller, older home and building a new
one. The story poles have just gone up . I believe the owner is Dana Tollefson.
My chief concern is drainage . When we have stormy winters, like this past one,
there can be water issues . Everything behind me goes uphill. I just want to be
sure that water drainage is considered and planned for; that the water drainage
becomes better, not worse.
I've been expecting a postcard from you in the mail regarding the construction. In
the past, whenever there is a construction project nearby, there is notification . I
was surprised to see story poles up already. Perhaps the postcard was lost in the
mail? At any rate, I hope to be able to attend the Plann ing Commission meeting
when this Short Road property is on the agenda. And, if I've missed it, you now
are aware of my concerns.
Thank you for your service
Suzanne M . Hansen
132 Mary Way
Los Gatos, CA 95032
£XHIBIT 11
6 April 2017
Charles Wade
136 Mary Way
Los Gatos, CA 95032
Levi Hill, Project Planner, City of Los Gatos
Subject: 16235 Short Road building permit
RECE.\\JEO
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Mr. Hill, we live at 136 Mary Way in Los Gatos, and our lot is adjacent to the Laura
and Dana Topping property at 16235 Short road (above application). Our property
line comprises about half of the total west side of their property. Looking east from
our property, their lot begins at the top of our 4' retaining wall and slopes upwards
towards Short Road and the large hill on the east side of Short Road.
We have thus far been impressed by the effort Dana and his project director have
put into reaching out to neighbors to discuss their plans. I've had several
discussions with them and, recently, with their fence builder Bill Addudell. Dana
seemed aware of the issues we've discussed (below).
We were delighted to learn his first act was going to be to build, at his expense, a
fence around the entire property. Since we'd had fence problems for at least 10
years on that property line, this was good news. That fence, currently under
construction, is the most sturdy I've ever seen and will certainly complement the
size of the house.
We originally had three general concerns about construction on that lot:
1. Privacy from viewing from any house built there because it's at a higher
elevation and has a view line in our direction.· Lighting might be another problem.
The plans and the netting structure of the house indicate this won't be a problem for
us, in part because of the height of the fence. (9' or so)
2. Drainage. Water runs from the top of that big hill to the east of Short road
directly down onto the 16235 property and then onto our property. This has been a
. continuous problem during the 37 years we've lived here. For years I regularly had
muddy flows into my pool (now gone but previously located through the fence from
their proposed garage. Currently we get flow along the entire property line but
most of it flows across at the northern edge of our property as judged by damage to
my retaining wall. Construction on his side may change the flow of course.
Drainage is a problem also for my neighbor to the north, Susan Hansen. I know Dana
is aware of this and has some plans to alleviate it though I don't know the details.
3. Noise (after construction is over). The house is sufficiently far away that
we're not overly concerned about it.. In Dana's plans the garage and carports are at
the south end of our property and probably offer no problem with normal use. But
that corner is adjacent to the outdoor area we normally use, so we have a concern
about any usage beyond parking and storing cars. There's no description on the
plans as to what the usage adjacent to the north end of our lot will be, so we'll be
interested in hearing about that at the Apr 12 meeting.
Opinion:
Charles Wade
136 Mary Way
Los Gatos, CA 95032
This is a magnificent home on what is, for Los Gatos, a large lot --nearly an acre.
The design on file seems appropriate for development consistent in style with the
home. It seems no taller than many other homes along short rood. In fact the house
may be smaller and shorter than those. In my view it fits nicely on that lot. I was
interested to see they had a basement, which should provide useful living space
below ground, an efficient way to save ground space. My initial interactions with
those involved have been very positive. They've made constructive efforts to get
information to tl)ose who will be impacted, and I hope their future efforts will be
positive as well.
Dana asked me to submit my opinion to be part of the package. I've decided it saves
a step if this goes directly to you. I have sent him a copy of this.
Thank you for your attention.
Charles Wade
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