20102 Foster Rd - Staff Report and Exhibits 1-15PREPARED BY: ERIN WALTERS
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 08/23/2017
ITEM NO: 4
DATE: AUGUST 18, 2017
TO: PLANNING COMMISSION
FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: ARCHITECTURE AND SITE APPLICATION S-14-122. PROJECT LOCATION:
20102 FOSTER ROAD. APPLICANT: TOM SLOAN, AIA. PROPERTY OWNER:
SCOTT COKER.
REQUESTING APPROVAL FOR CONSTRUCTION OF A SINGLE-FAMILY
RESIDENCE AND AN ACCESSORY STRUCTURE ON VACANT PROPERTY ZONED
HR-2½:PD. APN 537-33-009.
DEEMED COMPLETE: AUGUST 8, 2017
FINAL DATE TO TAKE ACTION: FEBRUARY 8, 2018
RECOMMENDATION:
Approval, subject to the recommended conditions of approval.
PROJECT DATA:
General Plan Designation: Hillside Residential
Zoning Designation: HR-2½:PD, Single-Family Residential
Applicable Plans & Standards: Hillside Specific Plan; Hillside Development Standards & Guidelines
Parcel Size: 3.83 Acres
Surrounding Area:
Existing Land Use General Plan Land Use Designation Zoning
North Residential Hillside Residential HR-5
South Residential Hillside Residential HR-2 ½ PD
East Residential Hillside Residential HR-2 ½ PD
West Open Space Open Space RC Prezone &
RC
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CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of
the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small
Structures.
FINDINGS:
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New Construction
or Conversion of Small Structures.
As required by the Hillside Development Standards & Guidelines that other than the exception
to the Least Restrictive Development Area, the project complies with the applicable sections of
the Hillside Development Standards & Guidelines.
As required by the Hillside Specific Plan.
As required by Planned Development Ordinance 2088.
CONSIDERATIONS:
As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
On July 2, 2001, Town Council adopted Ordinance No. 2088 approving a Planned Development
(PD) to demolish Guadalupe College for a six lot hillside residential subdivision, and the creation of
a mutual water company (Exhibit 4). On November 5, 2002, the Planning Commission approved
the subdivision in accordance with the performance standards set for th by the PD.
Three homes have been approved and constructed in the subdivision. The property adjacent to
the subject property, 20201 Foster Road, currently has a pending Architecture and Site Application
for a new single-family home.
On January 11, 2006, the Planning Commission approved an Architecture and Site application (S-
06-002) to construct a 5,113-square foot one story single-family residence, a 1,992-square foot
cellar, a 810-square foot attached garage and a 444-square foot detached cabana on the subject
site. The approved application included the relocation of the site’s Emergency Vehicle Access
Easement (EVAE) to a similar location as the proposed project.
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The Architecture and Site application was approved with the following exceptions:
A major height exception to exceed the 18-foot maximum height requirement for
visible homes at one elevation that was not visible from the viewing platform to be
21-feet six inches tall;
An exception to construct a portion of the site’s driveway and retaining walls
outside of the Least Restrictive Development Area (LRDA); and
An exception to allow a cut for the driveway greater than four feet.
The property was then granted three 1-year time extensions for the approved 2006 Architecture
and Site application. The application expired on January 11, 2011 because it was not vested.
The proposed project is consistent with the PD for the site. The project is being considered by the
Planning Commission, as required by the Hillside Development Standards and Guidelines (HDS&G),
because the residence would exceed 5,000 square feet of floor area and the applicant has
requested an exception to the LRDA pursuant to the HDS&G.
PROJECT DESCRIPTION:
A. Architecture and Site Application
Architecture and Site approval is required to construct a new residence.
B. Location and Surrounding Neighborhood
The subject site is a vacant lot located approximately 180 feet northwest of the terminus of the
cul-de-sac at the southern end of Foster Road (Exhibit 2). The lot is 3.83 acres with an average
slope of 45.5 percent. On the southern portion of the lot there is an approximately 25,900-
square foot non-vegetated, flat, graded pad. Densely vegetated slopes are located to the
north and south of the flat graded pad. The project site is accessed from Foster Road. Single-
family homes are located to the north, east, and south of the subject property. Midpeninsula
Open Space District property, and a pre-zoned RC (Resource Conservation zone) property are
located to the west of the subject property.
C. Zoning Compliance
A single-family residence is permitted in the HR-2½ zone. The proposed residence is in
compliance with the allowable floor area for the property. Additionally, the proposed
residence is in compliance with height, setback, and on-site parking requirements.
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DISCUSSION:
A. Architecture and Site Analysis
The applicant is proposing to construct a one-story single-family home with 5,433 square feet
of living floor area, 3,315 square feet of cellar area, and a 736-square foot attached garage.
The maximum height of the proposed residence is 18 feet. The applicant is also proposing a
15-foot tall, 228-square foot accessory structure.
The project proposes a Mediterranean style home with high quality materials including clay
barrel tile roofing material, smooth stucco siding, stone walls, and metal accent railing. A color
and materials sheet is included as Exhibit 11 and a color and materials board will be available
at the public hearing.
The applicant has designed the single-story house to be located on the existing flat graded pad,
with a maximum height of 18 feet. All structures and improvements are located within the
LRDA with the exception of a portion of the relocated Emergency Vehicle Access Easement
(EVAE) (see EVAE/LRDA section below).
Please see the applicant’s project description (Exhibit 5), letter of justification (Exhibit 6), and
project data sheet (Exhibit 7) for additional information regarding the proposed project.
B. Design and Compatibility
The Town’s Architectural Consultant reviewed the project to provide recommendations
regarding the architecture and neighborhood compatibility. The Consulting Architect noted
that the proposal is very well designed, similar in scale to the current homes across Foster
Road, and will fit well on the site. The Town’s Architectural Consultant reported that the
proposed design is consistent with the Town’s Residential Design Guidelines and had no
recommendations for changes (Exhibit 9).
C. Grading/Geotechnical Review
The proposed project meets the HDS&G grading standards and guidelines. The proposed
residence, attached garage, accessory structure, swimming pool, retaining walls, driveway,
relocated EVAE, and landscaping areas meet the HDS&G maximum cut and fill depths located
in Table 1 on page 17 of the HDS&G.
The applicant submitted geologic investigations that were peer reviewed by the Town’s
Geotechnical Consultant. As noted above, the average slope of the lot is 45.5 percent.
Although a majority of the site is sloped the proposed development area is located on a flat-
graded pad. The investigations concluded that development of the site is feasible from a
geologic and geotechnical engineering standpoint. Conditions of approval requiring
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compliance with the geotechnical recommendations have been included in Conditions #62, 63
and 64 (Exhibit 3).
D. Trees
The project as reviewed by the Town’s Consulting Arborist and a report was prepared (Exhibit
10). The proposed project protects and retains all protected trees . Tree protection measures
are incorporated in Exhibit 3 to protect trees remaining on the subject property.
E. Visibility
Pursuant to the HDS&G a visible home is defined as, a single-family residence where 25
percent or more of an elevation can be seen from any of the Town’s established viewing
platforms. Based on the definition the proposed home is visible. When the subdivision was
approved, it was understood that the proposed lots would be visible from the valley floor.
Although visible, the proposed house will have significantly less visual impact than the
structures that previously existed on the subdivision site (Guadalupe College).
Pursuant to the requirements of the View Analysis section on page 13 of the HDS&G, the
applicant installed story poles on site that identify the proposed building envelope. The
applicant took photographs of the story poles from the established viewing platforms that
show the story poles and subject property. Photographs from the viewing platforms were
taken with a 50 MM and 300 MM lens (Exhibit 12). The applicant has provided photos showing
the following:
a. Proposed story poles with existing trees to remain;
b. Proposed story poles without existing trees to remain; and
c. Photo simulations of the proposed single family residence.
The visibility analysis determined that 29.94 percent of the right elevation and 22.51 percent
of the front elevation of the proposed single-family residence are visible from the Blossom Hill
Road/Los Gatos Boulevard platform. 29.62 percent of the residence is visible from the
Highway 17 overcrossing/Los Gatos- Saratoga Road (Highway 9) platform.
The existing trees that have been identified in the photographs as providing screening for
portions of the proposed single family residence are rated in good condition and will remain.
Pursuant to Standard 3 of the Building Height section of the HDS&G, the visual impact of visible
homes shall be mitigated to the greatest extent reasonable by reducing the height of the
home. The proposed height of the visible home would not exceed 18 feet, which complies
with the maximum height allowed for visible homes.
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Staff is in the process of providing a modified visibility methodology for the Council to consider
and incorporate into an upcoming amendment to the HDS&G. The applicant’s methodology
complies with the current methodology.
F. Emergency Vehicle Access Easement (EVAE) and Least Restrictive Development Area (LRDA)
The subject site includes an existing 20-foot wide Emergency Vehicle Access Easement (EVAE)
as required by the PD ordinance for this property (Exhibit 4). The EVAE provides emergency
vehicle access from Foster Road across the subject site to the Midpeninsula Regional Open
Space District (Midpen) property (St. Joseph’s Hill Open Space Preserve), located to the west of
the site (Exhibit 15, Sheet C-8.0). This EVAE is not for public access. There is a gate located at
the terminus of the EVAE road on the adjacent Midpen property that is for emergency vehicle
access only. There is no public access through this gate. The applicant has pos ted a “No
Trespassing” sign on the vacant property to detour the public from trespassing across the
applicant’s property, via the EVAE to access the Midpen property. Staff has confirmed with
Midpen that this gate is not for public access to St. Joseph’s Hill Open Space Preserve and the
EVAE is for emergency vehicle access only.
Public access to St. Joseph’s Hill is provided from the Los Gatos Creek Trail, the Jones Trail, and
Novitiate Park. St. Joseph’s Hill can be also accessed from the Santa Clara County Lexington
Reservoir Park as described on the Midpeninsula Regional Open Space District website,
https://www.openspace.org/.
The applicant is requesting to relocate the 20-foot wide EVAE in order to provide a more
natural appearance to the site by eliminating the un-natural existing contour previously
created for the EVAE. The applicant would also like to relocate and redesign the EVAE layout
to meet the 20-foot width requirement and required turning radius. The current layout is
larger than the required 20-feet, utilizing more of the applicant’s useable property than
necessary. The proposed relocation of the EVAE will result in a 12-foot wide portion of the
road being located out of the LRDA. The applicant has provided a letter of justification for the
proposed relocation of the EVAE (Exhibit 6).
The slope adjacent to the existing EVAE is not a natural slope and is an engineered slope
resulting from the demolition of Guadalupe College. The existing EVAE is located adjacent to a
steep graded transition down the hill. When the site pad and EVAE were graded for the
subdivision, the EVAE was built up on a raised unnatural grade at the northern edge of the flat
pad.
The proposed relocated EVAE would meet the HDS&G standards with the exception of the 12-
foot wide portion of the road that will be located outside of the LRDA. The proposal would
meet the PD performance standards. The Town’s Parks and Public Works Engineering Division,
the Santa Clara County Fire Department, and Midpen have reviewed the proposal and find that
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the proposal meets the standards and requirements as specified in Conditions of Approval #61,
83, 84, 106 of Exhibit 3.
Staff concurs with the applicant that the exception would serve to reduce the unnatural
transition between the graded pad and abrupt slope and streamline the layout of the EVAE to
meet the PD performance standards and the Santa Clara County Fire Department standards.
The proposal is consistent with the overall intent of the HDS&G. The HDS&G identify
exceptions for height and maximum floor area as major exceptions. A n exception would need
to be granted to allow the proposed site work outside the LRDA, however, it would not be a
major exception.
G. Neighborhood Compatibility
The immediate neighborhood is made up of one and two-story residences and includes a mix
of architectural styles. Based on Town and County records, the surrounding residences range
in size from 1,425 square feet to 8,347 square feet. The floor area ratios (FAR) range from 0.01
FAR to 0.15 FAR. The applicant is proposing a residence of 5,433 square feet on a 166,815-
square foot parcel (0.03 FAR). Pursuant to the HDS&G, the maximum house square footage for
the lot size is 6,000 square feet.
The following Neighborhood Analysis table reflects current conditions of the immediate
neighborhood:
ADDRESS House Garage Gross
Lot Area House FAR Stories
17980 Foster Rd. 1,425 500 9,750 0.15 2
800 Foster Rd. 2,552 240 83,200 0.03 2
17850 Foster Rd. 4,053 1,153 31,150 0.13 3
17986 Foster Rd. 6,975 750 473,192 0.01 1
20101 Foster Rd. 0 0 111,513 n/a Pending - S-16-074
20103 Foster Rd. 4,899 1,066 45,738 0.11 1
20108 Foster Rd. 8,347 1,577 338,897 0.02 2
20102 Foster Rd. (N) 5,433 737 166,835 0.03 1
20102 Foster Rd. (E) 0 0 166,835 0 0
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The proposed residence would be the third largest home in the immediate area in terms of
square footage and the fourth largest in terms of FAR.
H. Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of California Environmental Quality Act, Section 15303: New Construction or
Conversion of Small Structures.
PUBLIC COMMENTS:
Story poles and signage were installed on the site and written notice was sent to property owners
and tenants within 500 feet of the subject property.
The applicant has informed staff that they have discussed the project with their adjacent
neighbors, who expressed no objections. The applicant has provided two signed letters from the
immediate neighbors supporting the project (Exhibit 13).
At the time of this report’s preparation, the Town has not received any public comment.
Exhibit 14 includes public comments received by 11:00 a.m., Friday August 18, 2 017.
CONCLUSION:
A. Summary
The proposed project would allow the applicant to construct a one-story single-family
residence on a vacant lot. As proposed, the project would create a 5,433-square foot
residence with a 3,315-square foot cellar, 736-square foot attached garage, and a 228-square
foot accessory structure.
The applicant has submitted a letter of justification (Exhibit 6) to explain how the project is
consistent with the General Plan, Hillside Specific Plan, and HDS&G. As discussed earlier in this
report, the applicant is requesting an exception to construct a portion of the relocated EVAE
outside the LRDA. As stated above, staff believes that the plans have been designed to meet
the intent of the HDS&G and the exception is justified.
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B. Recommendation
Based on the analysis above, staff recommends approval of the Architecture and Site
application subject to the recommended conditions of approval (Exhibit 3). If the Planning
Commission finds merit with the proposed project, it should:
1. Find that the proposed project is Categorically Exempt, pursuant to the adopted Guidelines
for the implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures (Exhibit 2);
2. Make the finding that the exception to the Least Restrictive Development Area is
appropriate and the project is otherwise in compliance with the applicable sections of the
Hillside Development Standards and Guidelines (Exhibit 2);
3. Make the finding that the project is in compliance with the Hillside Specific Plan (Exhibit 2);
4. Make the finding that the project is in compliance with the Planned Development
(Ordinance 2088) (Exhibit 2);
5. Make the required considerations as required by Section 29.20.150 of the Town Code for
granting approval of an Architecture & Site application (Exhibit 2); and
6. Approve Architecture & Site Application S-14-122 with the conditions contained in Exhibit 3
and the development plans in Exhibit 15.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations (one page)
3. Recommended Conditions of Approval (15 pages)
4. Planned Development Ordinance 2088 (Exhibits A and B are excluded) (12 pages)
5. Project Description, received May 30, 2017 (one page)
6. Letter of Justification, received July 25, 2017 (two pages)
7. Project Data Sheet (two pages)
8. Hillside Standards and Guidelines: Compliance Checklist, received March 23, 2017 (nine pages)
9. Consulting Architect’s Report, received August 29, 2016 (four pages)
10. Consulting Arborist’s Report, dated January 8, 2016 (31 pages)
11. Color and Material Sheet, received July 24, 2017 (two pages)
12. Visibility Study, received August 7, 2017 (11 pages)
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13. Neighborhood Outreach, received April 2, 2017 (two pages)
14. Public comments received by 11:00 a.m., Friday, August 18, 2017
15. Development Plans, received July 20, 2017 (22 sheets)
Distribution:
Scott Coker, 1942 Coastland Avenue, San Jose, CA 95125
Tom Sloan, AIA, 1475 S. Bascom Avenue, Suite 208, Campbell, CA 95008
20102 Foster Road
EXHIBIT 1
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Left Blank
PLANNING COMMISSION -August 23, 2017
REQUIRED FINDINGS & CONSIDERATIONS FOR:
20102 Foster Road
Architecture and Site Application S-14-122
Requesting approval of a grading permit, construction of a single-family residence
and an accessory structure on vacant property zoned HR-21h:PD. APN 537-33-009.
PROPERTY OWNER: Scott Coker
APPLICANT: Tom Sloan, AIA
FINDINGS
Required findings for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation ofthe California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
Compliance with Hillside Development Standards and Guldellnes (HDS&G):
• As required by the HDS&G that other than the exception to the Least Restrictive
Development Area, the project complies with the HDs&G .
Compliance with Hiiiside Specific Plan
• The project is in compliance with the Hillside Specific Plan in that it is a single-family
residence being developed on an existing parcel. The proposed development is
consistent with the development criteria included in the Specific Plan.
Compliance with the approved Planned Development
• The project is in compliance with the approved Planned Development (Ordinance
2088).
CONSIDERATIONS:
Considerations In review of Architecture & Site applications:
• As required by Section 29 .20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made In reviewing this project.
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EXHIBIT 2
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PLANNING COMMISSION-August 23, 2017
CONDITIONS OF APPROVAL
20102 Foster Road
Architecture and Site Application S-14-122
Requesting approval of a grading permit, construction of a single-family residence
and an accessory structure on vacant property zoned HR-211.i:PD. APN 537-33-009.
PROPERTY OWNER: Scott Coker
APPLICANT: Tom Sloan, AIA
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved p lans. Any changes or
modifications to the approved plans and/or business operation shall be approved by t~e
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION : The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING : Exterior lighting shall be kept to a minimum, and shall be down
di rected fixtures that will not reflect or encroach onto adjacent properties ~ No flood lights
shall be used unless It can be demonstrated that they are needed for safety or security.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtai ned for any trees to be
removed, p ri or to the issuance of a building or grad i ng permit.
5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to
be planted are specific subjects of approval of this plan, and must remain on the site.
6. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
t he drip line of existing trees prior to issuance of demolition and build ing permits and shall
remain through all phases of construction . Include a tree protection plan with the
construction plans.
7. TREE STAKING : All newly planted trees shall be double-staked using rubber tree ties.
8. FRONT YARD LANDSCAPE : Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
9. ARBORIST REQUIREMENTS: The developer shall Implement, at their cost, all
recommendations identified in the Arborist's report dated as received January 13, 2016
for the project, on file in the Community Development Department. These
recommendations must be incorporated i n the building permit plans, and completed prior
to issuance of a building permit where applicable.
10. LANDSCAPE PLAN: The final landscape plan shall comply w ith the Hillside Development
Standards and Guidelines criteria for landscape design.
:EXHIBIT 3
11. WATER EFFECIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the
Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
12. GREEN BUILDING: The house shall be designed to achieve compliance with GreenPoint
Rated Standards for green building certification. The GreenPoint checklist shall be
completed by a Certified Green Building Professional and submitted to the Town prior to
issuance of a building permit.
13. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
14. EXTERIOR COLORS: The exterior colors of all structures shall comply with the Hillsi de
Development Standards & Guidelines.
15. DEED RESTRICTION: Pri or to the issuance of a building permit, a deed restriction shall be
recorded by the applicant with the Santa Clara County Recorder's Office that requires all
exterior materials be maintained in conformance with the Town's Hillside Development
Standards & Guidelines.
16. BMP FEES: An in-lieu fee of building a Below Market Price unit shall be paid. The fee shall
be equal to six percent of the Building permit valuation which shall be determined by the
Director of Community Development. The fee shall be paid prior to final occupancy.
17. SOLAR: During the Architecture and Site application process all new residences, to the
extent feasible, shall be designed to take full advantage of passive solar opportunities.
Each residence shall be pre-plumbed for solar hot water heating and shall comply with the
Town's Conservation Element of the General Plan .
18. *RED RIBBONS : Prior to issuance of a building permit, a survey for Santa Clara red ribbons
shall be conducted at the developer's expense to determine the presence or absence of
home sites located in undeveloped areas (Lots 4 through 6) including all areas where
disturbance could occur as part of home construction. This survey shall also include any
areas along the final haul road alignment that deviate from the July 1999 alignment that
was already surveyed. Any areas found to be supporting this species should be avoided
and if avoidance is infeasible, a mitigation and monitoring plan detailing the location and
acreage of off-site m it igation should be developed based on consultation with the
appropriate agency.
19. *NESTING SEASON: If any construction activities occur during the nesting season
(February to August), these activities shall be preceded by pre-construction surveys for
nesting raptors by a qualified ornithologist at the developer's expense. Surveys shall be
conducted no more than 30 days prior to the start of construction . No construction
activities (including tree removal, grading, etc) that would result in disturbance to active
raptor nest shall be allowed to proceed. A qualified ornithologist shall determine the
extent of construction-free zones around active raptor nests located during surveys. The
USFWS and CDFG shall also be modified of any active raptor nests within the construction
zone.
20. TOWN INDEMNllY: Applicants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval o'f ali such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of th~ Town Attorney.
21. COMPLIANCE MEMORANDUM: A memorandum, in compliance with standard Town
practice, shall be prepared and submitted with the building permit detailing how the
conditions of approval will be addressed.
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Building Division
22. PERMITS REQUIRED: A Building Permit shall be requited for the construction of the new
single-family residence with cellar, attached garage and accessory structure. A separate
Building Permit for the swimming pool and a separate Building Permit for site retaining
walls not connected to the residence are required. Separate permits are required for
electrical, mechanical, and plumbing work as necessary.
23. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
24. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
25. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted
with the Building Permit Application. This report shall be prepared by a licensed Civil
Engineer specializing in soils mechanics.
26. SHORING : Shoring plans and calculations will be required for all excavations which exceed
five (5) feet in depth or which remove lateral support from any existing building, adjacent
property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
27 . FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project Building Inspector at foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the Soils Report, and that the building pad elevations and on-site retaining
wall locations and elevations have been prepared according to the approved plans.
Horizontal and vertical controls shall be set and certified by a licensed surveyor or
registered Civil Engineer for the following items:
a. Building pad elevation
b . Finish floor elevation
c. Foundation comer locations
d. Retaining wall(s) locations and elevations
28. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed), i.e. directly printed~ onto a plan sheet.
29. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed
with adaptability features for single-family residences per Town Resolution 1994-61:
a. Wood backing (2" x 8" mi nimum) shall be provided in all bathroom walls, at water
closets, showers, and bathtubs, located 34 inches from the floor to the center of the
backing, suitable for the installation of grab bars if needed in the future.
b . All passage doors shall be at least 32 inch doors on the accessible floor level.
c. The primary entrance door shall be a 36 inch wide door including a 5'x 5' level landing,
no more than 1 inch out of plane with the Immediate interi or floor level and with an
18 inch clearance at interior strike edge.
d . A door buzzer, bell or chime shall be hard wired at primary entrance.
30. BACKWATER VALVE: The scope of this project may require the i nstallation of a sanitary
sewer backwater valve per Town Ordinance 6.50.025. Plea se provide information on the
plans if a backwater valv e is required and the location of the installation. The Town of Los
Gatos Ordinance and West Valley Sanitati on District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
31. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II
appliance or gas appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10
feet of chimneys.
32. HAZARDOUS FIRE ZONE: This project will require Class A Roof Assemblies.
33. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface High
Fi re Area and must comply with Section R327 of the 2013 California Public Resources
Code 4291 and California Government Code Section 51182.
34. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN : Pr epared by a California
licensed Landscape A rchitect in conformance with Californ i a Public Resources Code 4291
and California Government Code Section 51182.
35. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Landscape
Architect certifying the landscaping and vegetation clearance requirements have been
completed per the Californ ia Public Resources Code 4291 and Government Code Section
5 118 2.
36. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the
Architect or Engineer of Record shall prepare an inspection program that shall be
subm itted to the Building Official for approval prior to issuance of the Building Permit. The
Town Special Inspection form must be completely filled-out and signed by all requested
parties prior to permit issuance. Special Inspection forms are available from the Bu i ld i ng
Divisi on Service Counter or online at www.losgatosca.gov/building.
37. BLUE PRINT FOR A CLEAN BAY SHEET : The Town standard Santa Clara Valley Nonpoint
Sou rce Pollution Control Program Sheet (24"x36") shall be part of the plan submittal as
the second page. The specification sheet is available at the Building Division Service
Counter for a fee of $2 or at ARC Blue Print for a fee or on line at
www.losgatosca.gov/building.
38. APPROVALS REQUIRED: The project requir es the following departments and agencies
approval before issuing a building permit:
a. Community Development -Planning Division: Erin Walt ers (408) 354-6 86 7
b. Engineering/Parks & Public Works Department: Mike Weisz (408) 354-5236
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate
school dlstrict(s) for processing. A copy of the paid receipt Is required prior to
permit issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
39. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances . The adjacent public right-of-way shall be
kept clear of all job-related dirt and debris at the end of the day. Dirt and debris shall not
be washed into storm drainage facilities. The storing of goods and materials on the
sidewalk and/or the street will not be allowed unless an encroachment permit is issued.
The Developer's representative in charge shall be at the job site during all working hours.
Failure to maintain the public right-of-way according to this condition may result In the
Town performing the required maintenance at the Developer's expense.
40. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval listed below and in substantial compliance with the latest reviewed and
approved development plans. Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer.
41. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It is the
responsibility of the Applicant/Developer to obtain any necessary encroachment permits
from affected agencies and private parties, including but not limited to, Pacific Gas and
Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department
of Transportation (Caltrans). Copies of any approvals or permits must be submitted to the
Town Engineering Division of the Parks and Public Works Department prior to releasing
any permit.
42. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY {INDEMNITY AGREEMENT): The
property owner shall enter into an agreement with the Town for all existing and proposed
private improvements within the Town's right-of-way. The Owner shall be solely
responsible for maintaining the improvements in a good and safe condition at all times
and shall indemnify the Town of Los Gatos. The agreement must be completed and
accepted by the Director of Parks and Public Works, and subsequently recorded by the
Town Clerk at the Santa Clara County Office of the Clerk-Recorder, prior to the issuance of
any permits. Please note that this process may take approximately four (4) weeks.
43. PUBLIC WORKS INSPECTIONS: The Developer or their representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining
to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in penalties and rejection of work that went on without
inspection.
44. RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because
of the Developer's operations. Improvements such as, but not limited to: curbs, gutters,
sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic
pavement markings, etc., shall be repaired and replaced to a condition equal to or better
than the original condition . Any new concrete shall be free of stamps, logos, names,
graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed
and replaced at the Contractor's sole expense and no additional compensation shall be
allowed therefore. Existing improvement to be repaired or replaced shall be at the
direction of the Engineering Construction Inspector, and shall comply with all Title 24
Disabled Access provisions. The Developer shall request a walk-through with the
Engineering Construction Inspector before the start of construction to verify existing
conditions.
45. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
46. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an
encroachment permit. Special provisions such as limitations on works hours, protective
enclosures, or other means to facilitate public access in a safe manner may be required.
47. PLAN CHECK FEES : Plan check fees shall be deposited with the Town prior to plan review
at the Engineering Division of the Parks and Public Works Department.
48. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance
of any permits or recordation of the Parcel I Final Map.
49. DESIGN CHANGES : Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The
Applicant's project engineer shall notify, in writing, the Town Engineer at least seventy-
two (72) hours in advance of all the proposed changes. Any approved changes shall be
incorporated into the final "as-built" plans.
50. GATE: New gate(s) providing access from a road to a driveway shall be located at least 25
feet from the roadway and shall open to allow a vehicle to stop without obstructing traffic
on the road. Where a one-way road with a single traffic lane provides access to a gate
entrance, a 38 foot turning radius shall be used. Gate(s) shall be automatic or manual
operated, a minimum of 24 feet in width, with a setback of 25 feet from face of curb/flow
line. Gate access shall be equipped with a rapid entry system. Plans shall be submitted to
the Santa Clara County Fire Department for approval prior to installation.
Automatic/manual gate pins shall be rated with shear pin force, not to exceed 30 foot
pounds. Automatic gates shall be equipped with emergency backup power. Gates
activated by the rapid entry system shall remain open until closed by the rapid entry
system.
51. PLANS AND STUDIES : All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California, and submitted to the Town Engineer for
review and approval. Additionally, any studies imposed by the Planning Commission or
Town Council shall be funded by the Applicant.
52. GRADING PERMIT: A grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos
(Grading Ordinance). The grading permit application (with grading plans) shall be made to
the Engineering Division ofthe Parks and Public Works Department located at 41 Miles
Avenue. The grading plans shall include final grading, drainage, retaining wall location(s),
driveway, utilities, and interim erosion control. Grading plans shall list earthwork
quantities and a table of existing and proposed impervious areas. Unless specifically
allowed by the Director of Parks and Public Works, the grading permit will be issued
concurrently with the building permit. The grading permit Is for work outside the building
footprlnt(s). Prior to Engineering signing off and closing 01.Jt on the issued grading permit,
the Owner/Applicant's soils engineer shall verify, with a stamped and signed letter, that
the grading activities were completed per plans and per the requirements as noted in the
soils report. A separate building permit, issued by the Building Department on E. Main
Street, is needed for grading within the building footprint.
53. GRADING ACTIVITY RESTRICTIONS: Upon receipt of a grading permit, any and all grading
activities and operations shall not commence until after the rainy season, as defined by
the State Water Resources Control Board (October 1-April 30), has ended.
54. COMPLIANCE WITH HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES: All grading
activities and operations shall be in compliance with Section Ill of the Town's Hillside
Development Standards and Guidelines. All development shall be In compliance with
Section II of the Town's Hillside Development Standards and Guidelines.
55. DRIVEWAY: The driveway conform to existing pavement on Foster Road shall be .
constructed in a manner such that the existing drainage patterns will not be obstructed.
56. DRAINAGE STUDY: Prior to the issuance of any grading permits, the following drainage
studies, stamped and signed letter from the responsible engineer in charge, shall be
submitted to and approved by the Town Engineer: a drainage study of the project
including diversions, off-site areas that drain onto and/or through the project, and
justification of any diversions; and a drainage study evidencing that the proposed
drainage patterns will not overload the existing storm drain facilities.
57. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits,
whichever comes first, the Applicant shall :
a. design provisions for surface drainage; and
b. design all necessary storm drain facilities extending to a satisfactory point of disposal
for the proper control and disposal of storm runoff; and
c. provide a recorded copy of any required easements to the Town.
58. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer qualified to practice land surveying, for the
following items:
a. Retaining wall: top of wall elevations and locations.
b. Toe and top of cut and fill slopes.
59. RETAINING WALLS: A building permit, issued by the Building Department at 110 E. Main
Street, may be required for site retaining walls. Walls are not reviewed or approved by the
Engineering Division of Parks and Public Works during the grading permit plan review
process.
60. WEST VALLEY SANITATION DISTRICT : All sewer connection and treatment plant capacity
fees shall be paid immediately prior to the issuance of a sewer connection permit. Written
confirmation of payment of these fees shall be provided prior to map recordation.
61 . DEDICATIONS: The following shall be dedicated by separate instrument. The dedication
shall be recorded before any permits are issued: a) Emergency Vehicle Access Easement,
Storm Drain Easement & Private Sanitary Sewer Easement (E .V.A.E., S.D.E. & P.S.S.E.):
Twenty (20) feet wide, through the property In question stretching from the western
right-of-way line of Foster Road to property's western boundary. The easement shall
envelope the existing sanitary sewer and storm drain facilities that run along this portion
of the property. The location, alignment, and layout of the proposed E.V.A.E. shall be
approved by the Santa Clara County Fire Department and Midpeninsula Regional Open
Space District prior to recordation.
62. SOILS REPORT: One copy of the soils and geologic report shall be submitted with the
application. The soils report shall Include specific criteria and standards governing site
grading, drainage, pavement design, retaining wall design, and erosion control. The
reports shall be signed and "wet stamped" by the engineer or geologist, in conformance
with Section 6735 of the California Business and Professions Code.
63. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechn ical investigation shall be
conducted for the project to determine the surface and sub-surface conditions at the site
and to determine the potential for surface fault rupture on the site. The geotechnical
study shall provide recommendations for site grading as well as the design of foundations,
retaining walls, concrete slab-on-grade corstruction, excavation, drainage, on-site utility
trenching and pavement sections. All recommendations of the investigation shall be
incorporated into project plans.
64. SOILS REVIEW: Prior to issuance of any permits, the Applicant's engineers shall prepare
and submit a design-level geotechnlcal and geological investigation for review and
approval by the Town. The Applicant's soils engineer shall review the final grading and
drainage plans to ensure that designs for foundations, retaining walls, site grading, and
site drainage are in accordance with their recommendations and the peer review
comments. Approval of the Applicant's soils engineer shall then be conveyed to the Town
either by submitting a Plan Review Letter prior to issuance of building permit(s}.
65. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and
grading shall be inspected by the Applicant's soils engineer prior to placement of concrete
and/or backfill so they can verify that the actual conditions are as anticipated in the
design-level geotechnical report, and recommend appropriate changes in the
recommendations contained in the report, if necessary. The results of the construction
observation and testing shall be documented in an "as-built" letter/report prepared by
the Applicant's soils engineer and submitted to the Town before final release of any
occupancy permit is granted.
66. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the project's design-level geotechnical/geological
investigation as prepared by the Applicant's engineer(s), and any subsequently required
report or addendum . Subsequent reports or addendum are subject to peer review by the
Town's consultant and costs shall be borne by the Applicant.
67. WATER DESIGN: Water plans prepared by San Jose Water Company must be reviewed and
approved prior to issuance of any permit.
68. WATER METER: The existing water meter, currently located within the Foster Road right-
of-way, shall be relocated within the property in question, directly behind the public right-
of-way line. The Applicant shall repair and replace to existing Town standards any portion
of concrete flatwork within said right-of-way that is damaged during this activity.
69. FRONTAGE IMPROVEMENTS: The Applicant shall be required to improve the project's
public frontage to current Town Standards. These improvements may include but not
limited to curb, gutter, etc. The improvements must be completed and accepted by the
Town before a Certificate of Occupancy for any new building can be issued.
70. UTILITIES: The Applicant shall install all new, relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.0lS(b). All new utility services shall
be placed underground. Underground conduit shall be provided for cable television
service. The Applicant Is required to obtain approval of all proposed utility alignments
from any and all utility service providers before a Certificate of Occupancy for any new
building can be issued. The Town of Los Gatos does not approve ·or imply approval for
final alignment or des ign of these faciHtles.
71 . UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient
distance to allow excavation ·of the utility without undermining the house foundation. The
Town Engineer shall determine the appropriate setback based on the depth of the utility,
input from the project soils engineer, and the type of foundation.
72. UTILITY EASEMENTS: Deed restrictions shall be placed on lots containing utility
easements . The deed restrictions shall specify that no trees, fences, structures or
hardscape are allowed within the easement boundaries, and that maintenance access
must be provided. The Town will prepare the deed language and the Applicant's surveyor
shall prepare the legal description and plat. The Applicant shall pay any recordation costs.
73. QUIT~LAIM OF EASEMENT: The abandonment ofthe existing S.D .E., P.S.S.E & E.V .A.E.
shall be recorded, and a copy of the recorded quitclaim ~hall be submitted to the
Engineering Division of the Parks and Publ ic Works Department, prior to issuance of
building permit.
74. ROLLED CURB REPAIR : The Applicant shall repair and replace to existing Town standards
any rolled curb and gutter damaged now or during construction of this project. All new
and existing adjacent infrastructure must meet Town standards. New rolled curb shall be
constructed per Town Standard Details. New concrete shall be free of stamps, logos,
names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be
removed and replaced at the Contractor's sole expense and no additional compensation
shall be allowed therefore. The limits of rolled curb repair will be determined by the
Engineering Construction Inspector during the construction phase of the project. The
improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
75. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed Improvements, including but
not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080,
26 .10.065, and 29.40.030.
76. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of a building or grading permit,
the Applicant shall pay the project's proportional share of transportation improvements
needed to serve cumulative development within the Town of Los Gatos. The fee amount
will be based upon the Town Council resolution in effect at the time the building permit is
issued. The amount based on the current resolution is $8,587.04. The fee shall be paid
before issuance of a building permit. The final traffic impact mitigation fee for this project
shall be calculated from the final plans using the current fee schedule and rate schedule in
effect at the time the building permit is issued, using a comparison between the existing
and proposed uses.
77. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross vehicle
weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of
a street which abuts property in a residential zone without prior to approval from the
Town Engineer.
78. HAULING OF SOIL: Hauling of soil on-or off-site shall not occur during the morning or
evening peak periods (between 7 :00 a.m. and 9:00 a.m . and between 4:00 p .m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to
the issuance of a building permit, the Applicant shall work with the Town Building
Department and Engineering Division Inspectors to devise a traffic control plan to ensure
safe and efficient traffic flow under periods when soil is hauled on or off of the project
site. This may include, but is not limited to provisions for the Applicant/Owner to place
construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
projects in the area may also be required. Cover all trucks hauling soil, sand and other
loose debris.
79. CONSTRUCTION HOURS: All site improvements and construction activities, including the
delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited
to the hours of 8:00 a.m . to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and
holidays. The Town may authorize, on a case-by-case basis, alternate construction hours.
The Applicant shall provide written notice twenty-four (24) hours in advance of modified
construction hours. Approval of this request is at discretion of the Town.
80. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00
a.m. to 7 :00 p.m. weekends and holidays, construction, alteration or repair activities shall
be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-
five (85) dBA at twenty-five (25) feet from the source. If the device is located within a
structure on the property, the measurement shall be made at distances as close to
twenty-five (25) feet from the device as possible. The noise level at any point outside of
the property plane shall not exceed eighty-five (85) dBA.
81. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any permits, the
Applicant shall submit a construction management plan sheet (full-size) within the plan
set that shall incorporate at a minimum the Earth Movement Plan, Project Schedule,
employee parking, construction staging area, materials storage area(s), concrete
washout(s) and proposed outhouse location(s). Please refer to the Town's Construction
Management Plan Guidelines document for additional information.
82. MAINTENANCE ACCESS: Prior to the issuance of any permits, the Applicant shall propose
maintenance access Improvements for the Town Engineer to review, comment on, and
approve. The Engineering Di v ision of the Parks and Public Works Department shall
approve the surface materials over each public easement.
83. EMERGENCY VEHICLE ACCESS: The Emergency Vehicle Access Easement that traverses the
Project Site shall be kept open and In a safe, drive-able condition throughout
construction. If temporary closure is needed, then formal written notice shall be provided
at least one week In advance of closure.
84. EMERGENCY VEHICLE ACCESS EASEMENT: Prior to the issuance of any permits, the
Applicant shall ·coordinate with the Santa Clara County Fire Department to ensure that any
proposed modifications to the Emergency Vehicle Access Easement that traverses the
Project Site are curvilinear, allows for the Department's equipment to travel across said
easement, and meets all Department specifications. Plans shall be submitted to the Santa
Clara County Fire Department for approval prior to construction.
85. WVSD (West Valley Sanitation District): A Sanitary Sewer Clean-out is requ ired for each
property at the property line, or at a location specified by the Town.
86 . SANITARY SEWER BACKWATER VALVE : Drainage piping serving fixtures which have flood level
rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream
manhole and/or flushing inlet cover at the public or private sewer system serving such
drainage piping shall be protected from backflow of sewage by installing an approved type
backwater valve. Fixtures above such elevation shall not discharge through the backwater
valve, unless first approved by the Building Official. The Town shall not incur any liability or
responsibility for damage resulting from a sewer overflow where the property owner or other
person has failed to install a backwater valve as defined in the Uniform Plumbing Code
adopted by the Tow11 and maintain such device in a functional operation condition. Evidence
of West Sanitation District's decision on whether a backwater device is needed shall be
provided prior to the issuance of a building permit.
87. BEST MANAGEMENT PRACTICES (BMPs): The Applicant is responsible for ensuring that all
contractors are aware of all storm water quality measures and that such measures are
implemented. Best Management Practices (BMPs) shall be maintained and be placed for all
areas that have been graded or disturbed and for all material, equipment and/or operations
that need protection: Removal of BMPs (temporary removal during construction activities)
shall be replaced at the end of each working day. Failure to comply with the construction BMP
will result in the issuance of correction notices, citations, or stop work orders.
88. STORMWATER DEVELOPMENT RUNOFF: All new development projects ar~ subject to the
stormwater development runoff requirements. Every Applicant shall submit a stormwater
control plan and implement conditions of approval that reduce stormwater pollutant
discharges through the construction, operation and maintenance of treatment measures and
other appropriate source control and.site des ign measures. Increases in runoff volume and
flows shall be managed in accordance with the development runoff requirements.
89. SITE DESIGN MEASURES: All projects shall incorporate the following measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas .
c. Direct roof downspouts to vegetated areas.
d. Use porous or pervious pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
90. LANDSCAPING: In finalizing the landscape plan for the retention pond area(s), it is
recommended that the landscape architect ensure that the characteristics of the selected
plants are similar to those of the plants listed for use in bioretention areas i n Appendix D of
the Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP) C.3
Stormwater Handbook.
91. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted
to the Engineering Division of the Parks and Public Works Department. A maximum of two (2)
weeks is allowed between clearing of an area and stabilizing/buil ding on an area if grading is
allowed during the ra i ny season. Interim erosion control measures, to be carried out during
construction and before Installation of the final landscaping, shall be included. Interim erosion
control method shall i nclude, but are not limited to: silt fences, fiber rolls (with locations and
details), erosion control blankets, Town standard seeding specification, filter berms, check
dams, retention basins, etc. Provide erosion control measures as needed to protect
downstream water quality during winter months. The Town of Los Gatos Engineering Division
of the Parks and Public Works Department and the Building Department will conduct periodic
NP DES inspections of the site throughout the recognized storm season to verify compliance
with the Construction General Permit and Stormwater ordinances and regulations.
92. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving
and building construction begin as soon as possi ble after completion of grading, and by
landscaping disturbed soils as soon as possible . Further, water trucks shall be present and in
use at the construction site. All portions of the site subject to blowi ng dust shall be watered as
often as deemed necessary by the Town, or a minimum of three (3) times daily, or apply (non-
toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at
construction sites in order to insure proper control of blowing dust for the duration of the
project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers
or by hand as often as deemed necessary by the Town Engineer, or at least once a day.
Watering associated with on-site construction activity shall take place between the hours of 8
a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to minimize the
effects of blowing dust. All public streets soiled or littered due to this construction activity
shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the
Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous
gusts) exceed twenty-five (25) miles per hour (MPH). All trucks hauling soil, sand, or other
loose debris shall be covered.
93. DETAILING OF STORMWATER MANAGEMENT FACILITIES : Prior to the issuance <?f any per mits,
all pertinent details of a~y and all proposed stormwater management facilities, includi ng, but
not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls, infiltration trenches,
detenti on basins and energy diss i paters, shall be provided on submitted plans, reviewed by
the Engineering Division of the Parks and Public Works Department, and approved for
implementation.
94. CONSTRUCTION ACTIVITIES : All construction shall conform to the latest requirements of the
CASQA Stormwater Best Management Practices Handbooks for Construction Activities and
New Development and Redevelopment, the Town's grading and erosion control ordinance,
and other generally accepted engineering practices for erosion control as required by the
Town Engineer when undertaking construction activities.
95. WATER FEATURES: New swimming pools shall have a connection to the sanitary sewer
system, subject to West Valley San itation Di strict's authority and standards, to facilitate
draining events. Discharges from this feature shall be directed to t he sanitary sewe r and are
not allowed into the storm drain ~ystem .
96. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. Any storm drain inlets (public or private) directly connected to public
storm system shall be stenciled/signed with appropriate "NO DUMPING -Flows to Bay"
NPDES required language. On-site drainage systems for all projects shall i nclude one.of the
cilternatives lnciuded in section C.3.i of the Municipal Regional NPDES Permit. These include
storm water reuse via cisterns or rain barrels, directi ng runoff from impervious surfaces to
vegetated areas and use of permeable surfaces. No improvements shall obstruct or divert
runoff to the detriment of an adjacent, downstream or down slope property.
97. OFF-SITE DRAINAGE : The Applicant shall construct and install a private on-site storm drain
system that is adequately sized to collect and convey adjacent off-site tributary drai nage.
Hydraulic calculations for a 100-year storm event shall provide documentation that the
proposed storm drain system can convey said off-site drainage as well as on-site drainage
during this event over, within, through and off the site, and ultimately into the Town's storm
drain system .
98. STORM WATER MANAGEMENT PLAN: A storm water management shall be included with the
gradi ng permit application for all Group 1 and Group 2 projects as defined in the amended
provisions C.3 of the Municipal Regional Stormwater NPDES Permit, Order R2-2015-0049,
NPDES Permit No. CAS612008. The plan shall delineate source control measures and BMPs
together with the sizing calculations. The plan shall be certified by a professional pre~qualified
by the Town. In the event that the storm water measures proposed on the Plann i ng approval
differ significantly from those certified on the Build i ng/Grading Permit, the Town may require
a modification of the Planning approval prior to release of the Building Permit. The Applicant
may elect to have the Planning submittal certified to avoid thi s possibility.
99. STORM WATER MANAGEMENT PLAN NOTES: The following note shall be added to the storm
water management plan: ''The biotreatment soil mix used in all stormwater treatment
landscapes shall comply with the specifications in Attachment L of the MRP. Proof of
compliance shall be submitted by the Contractor to the Town of Los Gatos a minimum of
thirty (30) days prior to delivery of the material to the job site using the Blotreatment Soil Mix
Supplier Certification Statement."
100. STORM WATER MANAGEMENT PLAN CERTIFICATION : Certification from the biotreatment
soils provider is required and shall be given to Engineering Divi sion Inspection staff a
minimum of thirty (30) days prior to delivery of the material to the job site. Additionally
deliver tags from the soil mix shall also be provided to Enginee r ing Division Inspection staff.
Sample Certification can be found here: http://www.scvurppp-
w2k.com/nd_wp.shtml?zoom_h ighlight=BIOTREATMENT +SOIL.
101. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES INSPECTION AND
MAINTENANCE OBLIGATIONS: The property owner shall enter i nto an agreement with the
Town for maintenance of the stormwater filtration devices required to be installed on this
project by the Town's Stormwater Discharge Permit and all current amendments or
modifications. The agreement shall specify that certain routine maintenance shall be
performed by the property owner and shall specify device maintenance reporting
requirements . The agreement shall also specify routine inspection requ i rements, permits and
payment of fees. The agreement shall be recorded, and a copy of the recorded agreement
shall be submitted to the Engineering Division of the Parks and Public Works Department,
prior to the release of any occupancy permits.
102. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and
homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on a
daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the
Town's storm drains.
103. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the
course of construction. All construction shall be diligently supervised by a person or persons
authorized to do so at all times during working hours. The 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 condition may result in penalties and/or the Town performing the required
maintenance at the Applicant's expense.
104. PERMIT ISSUANCE : Permits for each phase; reclamation, landscape, and grading, shall be
issued simultaneously.
105. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
106. EMERGENCY VEHCILE ACCESS EASEMENT (EVAE): The realignment of the emergency
vehicle access easement on the project site as noted in the 'Project Description' on page
A-0.0 of the plans is being done at the request of the applicant/owner. The Santa Clara
County Fire Department has not and is not requesting or requiring this action. However,
the Department has no objection to this action, provided that the access to the easement
is not compromised and the following:
a. The EVAE shall not be used for parking.
b. The Engineer of record must certify, in writing, that this EVAE and all installations of
alternate road surfacing, such as 'grasscrete meets applicable requirements of CFC
Sec. 503 and SCCFD SD&S A-1.
c. The EVAE is to remain free and clear of obstructions at all times.
107. WILDLAND-URBAN INTERFACE: The project is located within the designated Wildland-
Urban Interface Fire Area. The building construction shall comply with the provisions of
California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in
compliance with CBC Section 701A.3 .2.1 prior to project final approval. Check with the
Planning Department for related landscape plan requirements.
108. FIRE SPRINKLERS REQUIRED : An automatic residential fire-sprinkler system shall be
installed in one-and two-family dwellings as follows. In all new one-and two-family
dwellings and in existing one-and two-family dwellings when additions are made that
increase the building area to more than 3,600 square feet. Exception : A one-time addition
to an existing building that does not total more than 1,000 square feet of building area.
Note: The owner(s), occupant{s) and any contractor(s) or subcontractor(s) are responsible
for consulting with the water purveyor of record in order to determine if any modification
or upgrade of the existing water service is required. Note: Covered porches, patios,
balconies, and attic spaces may require fire sprinkler coverage. For buildings in excess of
6200 square feet the (4) four most hydraulically demanding heads in a room or
compartment shall calculated.
109. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated Into the design of any water-based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of
the potable water supply ofthe purveyor of record. Final approval of the system{s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by the
applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
110. FIRE DEPARTMENT CONNECTION: For buildings In excess of 6,200 square feet, a fire
department connection (FDC) shall be provided. The FDC shall consist of at least one 2.5"
hose connection that is connected to the sprinkler rise with a pipe no less than the
diameter of the sprinkler riser. A State of California licensed (C-16) Fire Protection
Contractor shall submit plans, calculations, a completed permit application and
appropriate fees to this department for review and approval prior to beginning their
work. CRC Sec. 313.2 as adopted and amended by LGTC.
111. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions ofthe CFC Chapter 33 and our Standard Detail and Specification 51-7 . Provide
appropriate notations on subsequent plan submlttals, as appropriate to th~ project. CFC
Chp 33.
112. ADDRESS INDENTIFICATION: New and existing buildings shall have approved address
numbers, building numbers, or approved building identification placed In a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Where required by the fire code official, address
numbers shall be provided in additional approved locations to facilitate emergency
response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall
be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12 .7
mm). Where access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to identify the
structure. Address numbers shall be maintained. CFC Sec. 505.1.
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ORDINANCE 2088
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE ZONING ORDINANCE EFFECTING A ZONE CHANGE
FROM RC AND HR-S TO HR-2 Yi:PD AND RC:PD AT 17975 FOSTER ROAD
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS
FOLLOWS:
SECTION I
The Town Code of the Town of Los Gatos is hereby amended to change the zoning at 17975
Foster Road as shown on the map which is attached hereto marked Exhibit A and is part of this
Ordinance from RC (Resource Conservation), andHR-5 (Hillside Residential, 5 to 40 acres per dwelling
unit) to HR-2 1/2:PD (Hillside Residential, 2 ~ to 10 acres per dwelling unit, Planned Development)
and RC:PD (Resource Conservation, Planned Development).
SECTION II
The PD (Planned Development Overlay) zone established by this Ordinance authorizes the
following construction and use of improvements (the demolition of the single family residence and
buildings associated with Guadalupe College are handled separately under the Architecture and Site
applications since the buildings are considered a public nuisance and a hazard).
1. Creation of six home sites;
2 . Vineyard;
3. Landscaping, streets, trails, open space and other site improvementS shown and required
on the Official ·Development Plan; ·
4. Creation of a mutual water company;
5. Uses permitted are those specified in the HR (Hillside Residential) and RC (Resource
Conservation) zones by Sections 29.40.160 and 29.40.235 (Permitted Uses) and
29.20 .185 (Conditional Uses) of the Town Code, as those sections exist at the time of the
adoption of this Ordinance, or as they may be amended in the future. However, no use
listed in Section 29 .20 .185 is allowed unless specifically authorized by this Ordinance,
or by Conditional Use Permit.
Page 1 of 12
EXHIBIT 4
SECTION III
COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS
All provisions of the Town Code apply, except when the Official Development Plan specifically
shows otherwise.
SECTION IV
Architecture and Site Approval is required before the demolition of the single family residence
and other buildings associated with Guadalupe College, or any construction work for the dwelling units,
vineyard and water tank is performed, whether or not a permit is required for the work and before any
permit for construction is issued. Construction permits shall only be in a manner complying with
Section 29.80.130 of the Zoning Ordinance.
SECTIONV
The attached Exhibit A (Map) and Exhibit B (Development Plans, 18 sheets), are part of the
Official Development Plan. The following must be complied with before issuance of any grading,
demolition or construction permits:
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
(Planning Division)
l. HILLSIDE SPECIFIC PLAN. The approval of this Official Development Plan is contingent
upon the County of Santa Clara adopting the proposed amendments to the Hillside Specific Plan.
2. ARCHITECTURE AND SITE APPROVAL REQUIRED. The Official Development Plan is
conceptual only in terms of home placement, building, tank and vineyard footprints, and house
plans~ Separate Architecture and Site Applications and approvals shall be required for each of
the residential units (and fencing), the vineyard and the storage tanks. Any changes or
modifications made to the approved Architecture and Site plans shall be approved by the
Director of Community Development or the Planning Commission, depending on the scope of
the change(s).
3. URBAN SERVICE AREA. The developer shall receive approval from LAFCO to expand the
urban service area boundary to encompass Lot 5, prior to the issuance of a building permit for
the house.
Page 2 of 12
4. FUTIJRE SUBDMSIONS. There shall be no future subdivision of the subject site.
5. DESIGN GUIDELINES. All Architecture and Site applications are subject to the Town's
Hillside Design Guidelines or the guidelines submitted by the applicant, whichever is more
restrictive.
6. VINEYARD . If the vineyard is for a business operatio~ the applicant shall obtain an operator
ID and/or a Restricted Material Permit as required by the Office of the County Agricultural
Commission prior to the issuance of a business license.
7. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained prior to the issuance
of a Building, Grading or Encroachment Permit
8. SOLAR. During the Architecture and Site application process, all new residences, to the extent
feasible, shall be designed to take full advantage of passive solar opportunities. Each residence
shall be pre-plumbed for solar hot water heating and shall comply with the Town's Conservation
Element of the General Plan.
9. BMP FEES .. An in-lieu fee of building a Below Market Price unit shall be paid. The fee shall
be equal to six percent of the Building Permit valuation of each house which shall be detennined
by the Community Development Director. Fees shall be paid prior to occupancy of each unit.
10. CARETAKER.. A caretaker unit is permitted on the site during construction of the subdiYision
improvements and. until final occupancy has been received for all of the houses. ·. .
11. *RED RIBBONS . Prior to issuance of a building permit, a survey for Santa Clara red ribbons
shall be conducted at the developer's expense to determine its presence or absence on home sites
located in undeveloped areas (Lots 4 through 6) including all areas where disturbance could
occur as part of home construction. 1b.is survey shall also include any areas along the final haul
road alignment that deviate from the July, 1999 alignment that was already surveyed. A.Dy areas
found to be supporting this species should be avoided and if avoidance is infeasible, a mitigation
and monitoring pla:c1 detailing the location and acreage of off-site mitigation should be de veloped
based on consultation with the appropriate agency .
12. *NES11NG SEASON. If any construction activities occur during the ·nesting season (Februa,cy
. to August), these actiVities shall be preceded by pre-coilstruction surveys for nesting raptors by·
a qualified ornithologist at the developer's expense. Surveys shall be conducted no more than
30 days prior to the start of construction. No construction activities (including tree removal ,
grading, etc) that would result in disturbance to active raptor nests shall be allowed to proceed.
A qualified ornithologist shall determine the extent of construction-free zones around active
raptor nests located during surveys. The USFWS and CDFG shall also be notified of any active
raptor nest within the construction zone.
13. *LIME KILNS. The historic lime kilns shall be researched and documented on a Department
P age 3 of 12
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of Parks and Recreation (DPR) fo rm at the developer's expense prior to issuance of a grading
and/or building permit. The area containing the lime kilns shall be surrounded by orange
construction fencing prior to initiation of construct ion activities for the proposed project in order
to prevent any unintentional encroachment into this cultural resource. A qualified archaeologist
shall conduct spot check monitoring of construction activities when these activities occur in
native soils on the property.
14. *MUTUAL BENEFIT WATER COMP ANY. The proposed mutual benefit water company shall
be restricted to providing domestic water service to only the six proposed lots on the project site.
The company shall specify that the remaining storage capacity shall be reserved in perpetuity
solely for fire fight ing purposes on the site and the Foster Road neighborhood. This company
shall not provide domestic water service to any off-site res idential lots .
15. THRESHOLDS FOR MUTUAL BENEFIT WATER COMPANY. Minimum thresholds for
domestic water supply shall be met to the satisfaction of the Director of Community
Development and the Director of Parks and Public Works or San Jose Water Company,
whichever is more restrictive. These thresholds shall be established prior to recordation of the
final map. The Mello-Roos District does not apply to this application.
16. TIMING OF MUTIJAL BENEFIT WATER CO.MP ANY . The mutual benefit water company
shall be established to the satisfaction of the Town Attorney, the County of Santa Clara and the
State of California prior to the recordation of the final map .
17. SLOPE DENSITY MAP . The slope density map, sheet C2 of the Official Development Plan ,
is for reference only .
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
(Engineering Section)
18 . RECORDATION. Documents shall be recorded at the applicanf s expense or each individual
lot referencing that an in-lieu fee of building a Below Market Price unit and a traffic impact
mitigation fee are required prior to final occupancy. These documents shall be recorded
simultaneously with the final map . The documents shall be prepared by the Director of
Community Development.
19. *GRADING WHEN WINDY. Grading activities shall be suspended when winds (instantaneous
gusts) exceed 25 mph.
20. *ENTRYWAY. The entryway to the proposed subdivision shall contain a plaque referenc ing
the house and some stone work from the existing house. This plaque shall be installed prior to
finalizin g subdivis ion improvements. The design of the plaque and the information provided on
the plaque shall be approved by the Director of Community Development.
21. *PRECONSTRUCTION SURV EY. The developer shall complete a preconstruction survey of
Foster Road to document road conditions prior to issuance of a grading and/or building permit .
Page4 of 12
A video shall be included with the survey.
22. BOND. A bond shall be provided by the developer for the repair of Foster Road to the
satisfaction of the Director of Parks and Public Works and the Town Attorney.
23. *POST·CONSTRUCTION SURVEY . The Town shall conduct a post.construction survey of
Foster Road to determine whether any road damage occurred as a result of project construction.
24. *ROAD REP AIRS. The developer shall be responsible for completing any required road repairs.
25. *TRAFFIC CONTROL PLAN. The developer shall provide a traffic control plan (e.g. requiring
flagpersons along one lane sections of Foster Road for equipment/material deliveries, specifying
hours, and notifying neighbors in advance) to minimize the potential for traffic safety problems
and delays to local residents prior to issuance of any permits. This plan shall be approved by the
Town prior to commencement of any construction activities on Foster Road.
26. GRADING PERMIT. A grading permit is required for site grading, including building p~ and
erosion control. A separate application for a grading permit (with grading plans) shall be made
to the Engineering Division of the Parks & Public Works Department. The grading plans shall
include final grading, drainage retaining wall location, driveway, utilities and interim erosion
control. Unless specifically allowed by the Director of Parks and Public Works, the grading
permit will be issued concurrently with the building permit.
27. G~rNG. · All grading shall be kept to a IDinimUill to constru~t the public roads. Final
grading for all lots shall be determined at the Architecture and Site approval process. The
grading on lots 1, 2, 3 and 6 shall retain a more natural contour to reduce the grading. The
grading plan, the soil and geotechnical report and the remedial grading provided in Exhibit X,
Sections 4, 8 and 9 (from the Report to the Planning Commission from the Development Review
Committee dated May 3, 2001 for the meeting of May 9, 2001) shall be provided by the
applicant and incorporated in the final plans.
28. STOCK.PILING. Stockpiling of material is permitted to the satisfaction of the Director of Parks
and Public Works and the Director of Community Develo:pment.
29. SOILS REPORT. One copy of the soils and geologic report shall be submitted with the grading
permit and one witli the public improvei,tient application. The soils. report shall include specific
criteria and standards governing site grading, drainage; pavement design; ret8ining wall design
and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist,
in conformance with Section 6735 of the California Business and Professions Code.
30. FINAL MAP. A final map shall be recorded. Two copies of the final map shall be submitted
to the Engineering Division of the Parks & Public Works Department for review and approval.
Submittal shall include closure calculations, title reports and appropriate fee. The map shall be
recorded before any permits are issued.
Page 5 of 12
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31. FINAL CC&R'S . Final CC&R's shall be approved by the Town Attorney prior to recordation
of the final map . The CC&R's shall include provisions for the maintenance of the shared
driveway .
32 . DEDICATIONS. The following shall be dedicated on the final map. The dedication shall be
recorded before any permits are issued.
a. Foster Road. A 40-foot street right-of-way with a standard 42-foot radius cul-de-sac.
b. Public Service Easement (PSE). Ten (10) feet wide, next to the Foster Road right-of-way.
c. Ingress-egress, storm drainage and sanitary sewer easements, a,s required.
d. Floating Trail Easement. Twenty (20) feet wide, as shown on the tentative map. Final
location will be determined following a detailed resource analysis conducted by
Midpeninsula or the developer, to identify sensitive plant and animal habitats .
e. Emergency Access Easement. Twenty (20) feet wide, from Foster Road to College A venue,
as shown on the Planned Development maps and tentative map.
f. Open Space/Conservation and Scenic Easements. These easements shall be dedicated as
shown on the approved Planned Development plans jointly to the Town and Midpeninsula
Open Space District. The open space/conservation easement on Lot S will have no public
access.
33 . CUL-DE-SAC. The cul-de-sac elevation shall be raised to minimize the retaining wall.
34 . CURB AND GUTTER. The curb and gutter shall be rolled with a three inch height.
35 . PUBLIC IMPROVEMENTS. Tiie following improvements shall be installed by the developer.
Plans for those improvements shall be prepared by a California registered civil engineer,
reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security
and Labor & Materials Security before the issuance of a building permit or the recordation of a
map. The improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
a. Foster Road Extension. Curb, gutter, retaining walls, street lights, pavement 24 feet wide,
signing, striping, storm drainage and sanitary sewers, as required and a cul Ade-sac bulb with
radius of 32 feet. ·
b. Emergency Access Road. Three coats of chip seal over six inch of compacted Class 2
asphalt base rock, 12 feet wide (except in areas where restriction is minimized). Turnouts
are to be included as required .
c. Trail. A minimum I 0-foot wide trail, to comply with requirements of Town Trails
Committee.
3 6. UTILITY INSTALLATION. The developer shall install all utility services , including telephone,
electric power and all other commwtlcations lines underground, as required by Town Code
§27.50.0lS(b). Cable television capability shall be provided to all new lots.
37. INSURANCE. One million dollars ($1 ,000,000) of liability insurance holding the Town
Page 6 of 12
harmless shall be provided in a format acceptable to the Town Attorney before recordation of
the map.
38. TRAFFIC IMPACT MITIGATION FEE (RESIDENTIAL). The developer shall pay a
proportional the projecfs share of transportation improvements needed to serve cumulative
developmep.t within the Town of Los Gatos. The fee amount will be based upon the Town
Council resolution in effect at the time the request of Certificate of Occupancy is made '. The-fee
shall be paid before issuance of the Certificate of Occupancy. The trEiffic impact mitigation fee
for this project using the current fee schedule is $5,730 per house. The final fee shall be
calculated from the final plans using the rate schedule in effect at the time of the request for a
Certificate of Occupancy.
39 . 401 CERTIFICATION. A 401 Certification shall be obtained from the San Francisco Bay
Region Water Quality Control District for work in "waters of the State of California. 11 A copy
of the certification shall be provided to the Parks & Public Works Department before the fmal
map is recorded.
40. GENERAL. All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications. All work shall conform to the
applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job
related dirt and debris at the end of the day. Dirt and debris shall not be washed into stonn
drainage facilities. The storing of goods and materials on the sidewalk and/or the ,street will not
be allowed unless a special permit is issued. The developer's representative in charge shall be
at the job site dunng all working hours. Failure to maintain th~ _public right-of-w~y according
to this condition may result in the Town performing the required maintenance at the developer's
expense.
41. ENCROACHMENT PERMIT. All work in the public right-of-way will require a Construction
Encroachment Pennit. All work over $5,000 will require construction security.
42. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting an work pertaining to on--··
site drainage facilities, grading or paving, and all work in ~e Town's right-of-way. Failure to
do so will result in rejection ow work that went on without inspection.
43. GRADING MORATORIUM. No, grading or earth-disturbirig activities shall be initiated in
hillside areas between Oc~ber 1 and April 1 S of each year. For grading operations commenced
before October 1, all grading or earth-disturbing activities shall cease October 15 and will not
be allowed to restart until April 15. Grading pennits will not be issued between September 15
and April 15. These limitations include,'but are not limited fo these items: driveways, building
pads, foundation trenches and drilled piers, retaining walls, swimming pools, ,tennis courts,
outbuildings and utility trenches. Install interim erosion control measures, shown on the
approved interim erosion control plan, by October 1, if final landscaping is not in place.
Maintain the ~terim erosion control measures throughout the October 1 to April 1 S period.
Page 7 of 12
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44 . GRADING INSPECTIONS . The soils engineer or her/his qualified representative shall
continuously inspect all grading operations . The soils engineer shall subm it a final gr ad ing
report before occupancy/Certificate of Completion.
45. SURVEYING CONTROLS . Horizontal and vertical controls shall be set and certified by a
licensed surveyor or regist~red civil engineer qualified to practice land surveying, for the
following items:
a. Retaining wall--top of wall elevations and locations
b. Toe and top of cut and fill slopes
c. Building pad
d. Top of curb
46 . EROSION CONTROL . Interim and final erosion control plans shall be prepared and submitted
to the Engineering Division of the Parks & Public Works Department. On sites over five (5)
acres, a Notice of Intent (NO!) and Storm Water Pollution Prevention Plan (SWPPP) shall be
submitted to the San Francisco Bay Regional Water Quality Control Board. Grading activities
shall be limited to the period ofleast rainfall (April 15 to October 1 ). A maximum of two weeks
is allowed between clearing of an area and stabilizing/building on an area if grading is allowed
to go on during the rainy season. In addition, straw bales and plastic sheeting shall be stored on-
site for emergency control, if n~eded . Install filter berms, check dams, retention basins, silt
fences and straw bale dikes as needed on the project site, to protect down stream water quality
during winter months.
4 7. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility ofcontractor and home
owner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily
basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's
storm drains.
48 . NONPOINT SOURCE POLLUTION PREVENTION. On-site drainage systems shall include
a filtration device in the catch basins or a grease and oil separator shall be installed.
49. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because of
developer's operations. Improvements such as, but not limited to : curbs, gutters, sidewalks,
driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc.
shall be repaired and replaced to a condition equal to or better than the original condition.
Existing improvement to be repaired or replaced shall be at the direction of the Engineering
Construction Inspector, and shall comply with all Title 24 Disabled Access provisions.
Developer shall request a walk-through with the Engineering Construction Inspector before the
start of construction to verify existing conditions.
50. DRIVEWAY APPROACHES. The developer shall install six (6) Town standard residential
driveway approaches. The new driveway approaches shall be constructed per Town Standard
Detail.
Page 8 of 12
51. AS-BUILT PLANS. After completion of the construction of all work in the public right-of-way
or public easements, the original plans shall have all changes (change orders and field changes)
clearly marked. The "as-built" plans shall again be signed and "wet-stamped" by the civil
engineer who prepared the plans, attesting to the changes. The original "as-built" plans shall be
review and approved the Engineering Construction Inspector. A Mylar of the approved 11 as-
built" plans shall be provided to the Town before the Faithful Performance Security is released.
· 52. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley
Sanitation District and approved by the Town of Los Gatos before they are used or reused. No
Certificate of Occupancy shall be given until sewer later is approved by West Valley Sanitation
District and the Engineering Division Parks and Public Works Department. If one does not exist,
a sanitary sewer lateral clean-out shall be installed at the property line.
53. EASEMENT RELINQUISHMENT. The property owner shall relinquish the existing St.
Joseph's Hill Open Space Preserve Access and Parking easement prior to the issuance of a
building permit for the first house.
54. SECURITY AND CONTRACT FOR MUTUAL BENEFIT WATER COMP ANY. The
developer shall post security in a sufficient form and amount as determined by the Director of
Parks and Public Works and Town Attorney, to secure the construction and future operation of
the mutual benefit water compan_y. The developer shall submit a written contract which governs
the fee schedule and the maintenance of the mutual benefit water company. Developer shall
further provide securjty in the event. of catastrophic failure of the water system to fund an
emergency water supply plan to the satisfaction of the Town Attorney, Director of Parks and
Public Works and Director of Community Development These requirements shall be met prior
to recordation of the final map.
55. STREET LIGHTING. Street lighting shall be minimized on the hillside for safety purposes
only.
(Parks Division)
56. FINAL LANDSCAPE PLAN. A final landscape plan shall be submitted during the Architecture
and Site approval process. This plan shall include fencing for all lots and measures to screen the
proposed water· tank adjacent to the Open Space Preserve. In addition, the developer shall plant
Oak trees or other trees that are naturalized to the hilltops in the 8.rea (as opposed to Redwoods
arid Cedars) for landscape screening between the Open Space Preserve and Lot 5. The tree plan
provided in Section 10 of Exhibit X, (from the Report to the Planning Commission from the
Development Review Committee dated May 3, 2001 for the meeting of May 9, 2001) shall be
provided and incorporated in the final plans.
57 . NEW 1REES. Newly planted trees shall be double-staked, using rubber tree ties and shall be
planted prior to acceptance of the subdivision improvements and/or final occupancy as
determined by the Parks Superintendent.
Page 9 of 12
58 . PROTECTIVE FENCING. Prior to any construction or building permits being issued, the
applicant shall meet with the Director of Parks, Forestry and Maintenance Services concerning
the need for protective fencing around the existing trees. Such fencing is to be installed prior to,
and be maintained during, construction. The fencing shall be a four foot high chain link attached
to steel poles driven two feet into the ground when at the drip line of the tree. If the fence has to
be within eight feet of the trunk of the tree, a fence base may be used, as in a typical chain link
fence that is rented.
59. IRRIGATION. All newly planted landscaping shall be irrigated by an in-ground irrigation
system.
60. * ARBORIST. All recommendations made by Arborist Walter Levison in his report received by
the Town on April 1, 1999, shall be reflected in final project plans and implemented during
construction.
61 . TRAIL MAINTENANCE. The provision for the trail maintenance shall be finalized prior to the
approval of the subdivision map.
TO THE SATISFACTION OF mE SANTA CLARA COUNTY FIRE DEPARTMENT:
62. FIRE HYDRANTS. The applicant shall provide public fire hydrant(s) at location(s) to
determined jointly by the Fire Department and the San Jose Water Company. Maximum hydrant
spacing shall be 500 feet, with a minimum single hydrant flow of 1000 GPM at 20 psi, residual.
If area fire hydrants exist, reflect their-location on the civil drawings included with the building
permit submittal. Installation shall conform to National Fire Protection Association Standard
#24 and Fire Department Standard Details and Specification W-2.
63. TIMING OF WATER SUPPLY INSTALLATIONS. Required fire service and fire hydrant
installations shall be installed, tested and accepted by the Fire Department prior to the start of
framing. B,ulk construction materials shall not be delivered to the site until installations are
completed as stated above. Building permit issuance may be withheld until installations are
completed.
64 . TIMING OF ROADWAY INSTALLATIONS. Required driveways and/or access roads up
through the fires lift of asphalt shall be inspected and accepted by the Fire Department prior to
the start of construction. Bulle combustible materials shall not be delivered. to the site until
installations are completed as stated above. Building permit issuance may be withheld until
installations are completed.
65. REQUIRED FIRE FLOW. The developer shall provide the required fire flow from fire hydrants
spaced at a maximum of 500 feet or provide an approved fire sprinkler system throughout all
portions of the building. The fire sprinkler system shall conform to National Fire Protection
Association Standard #13D, 1994 Edition, and local ordinance requirements . The fire sprinkler
valving shall be installed per Fire Department Standard Detail and Specification W-I/SP-4.
Page 10 of 12
66. ROAD. The road shall have a vertical clearance of 13 feet six inches, minimum turning radius
of 36 feet outside and 23 feet inside, and a maximum slope of 15 percent.
67. DRIVEWAY. The driveway shall have a minimum unobstructed width of 12 feet, a vertical
clearance of 13 feet six inches, minimum turning radius of36 feet outside and 23 feet inside, and
a maximum slope of 15 percent. Installations shall conform with Fire Department Standard
Details and Spec;ifications
68. FIRE LANE MARKINGS. The developer shall provide marking for all roadways within the
project. Markings shall be per fire department specifications. Installations shall also conform
to Local Government Standards and Fire Department Standard Details and Specifications A-6.
69. EMERGENCY ACCESS ROAD. The developer shall provide a secondary access (emergency
vehicle access). The developer shall provide the following prior to filing for a building permit:
a. A copy of the written description of the emergency vehicle access easement.
c. Written documentation that the emergency access roadway bas been recorded with the Santa
Clara County Recorder's Office. ·
c. ~ritten documentation that a maintenance agreement for the emergency access road has
been recorded with the Santa Clara County Recorder's Office.
70. GA TE. When open, gates shall not obstruct any portion of the required access road or driveway
width. If provided, all locks s~l be~ department approved . Installations shall conform with
Fire Department Standard Details and Specifications G-1. ·
71. DEMOLITION. The developer shall submit demolition proposals to the fire department for
hazardous material compliance review.
72. WATER SYSTEM. Prior to filing for a building permit, the developer shall identify whether
the new water system and fire hydrants shall be considered as a public or private water system.
The identity of the operator(s) and the proposed responsibility for maintenance of the system
shall also be provided. A3 a condition of the mutual benefit water company, mi.nlliium
thresholds for fire safety shall provided to the satisfaction of the Fire Department.
73. REQUIRED PLANS AND PERMITS .. The developer .shall submit plans for fire apparatus
access roads and fire hydrant systems to the Fire Department for review and approval prior to
coristruction: Permits are reqUired for the installation of all private water supply, tank and
hydrant systems and must be issued to contractors prior to the start of installation of such
systems.
74. ADDITIONAL FIRE PROTECTION. The developer shall provide a cross connection from the
fire suppression water supply to the domestic water supply in the reservoir.
*Required as mitigation measures for the Mitigated Negative Declaration.
Page 11 of 12
SECTION VI
This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los
Gatos on June 18, 2001, and adopted by the following vote as an ordinance of the Town of Los Gatos
at a meeting of the Town Council on July 2 , 2001 and takes effect 30 days after it is adopted.
COUNCIL MEMBERS :
AYES: Randy Attaway, Sandy Decker, Steve Glickman, Mayor Joe Pirzynski.
NAYS : None
ABSENT: Steven Blanton.
ABSTAIN: None
SIGNED :
ATTEST:
Is l Marian V. Cosgrove
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
Isl Joe Pirzynski
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
Page 12 of 12
Project Description
May 25, 2017
20102 Foster Road -APN 527-33-00
Architecture and Site Application S-14-122
~,.\Lot-I Z...2-
Vifo.'( ::;. (i 2011
TO\'/'.'-! CF LO~ <?ATOS
PU,!~:.:!.\...:: [,-;\. ,...,iON
Requesting approval to construct a new 5,433 square foot single famlly residence with 736
square foot 3-car garage with an exclusively below grade 3,315 square foot cellar plus a 228
square foot accessory building for a property zoned HR-2 1h PD. This application also requests
approval to redesign an existing EVAE (Emergency Vehicular Access Easement)
The proposed residence echoes the architecture of an Italian County home with low pitched
rooflines using varying roof llnes and a mix of Earth tone stucco plaster and rustic, stone walls.
Several porch elements were added on facades that face the viewing platform to aid in
concealing the walls in dark shadow, resulting in an LRV well below the allowable tone. The
overall height of the residence is less than 18 feet in height. Much of the fa~de was designed
to be set back from the edge of the LRDA and is not visible from the viewing platform order to
minimize visual Impacts from the valley's floor allowing the natural hillside contours and
vegetation to stand out virtually uninterrupted.
The proposed swimming pool Is positioned within a small courtyard defined by the main house
and accessory structure to provide for the residents privacy. Ornamental landscaped areas are
minimized and located within 30 feet of the proposed main dwelling. The majority of the site
will remain in a natural state.
Additional off-street parking is provided on site within the existing driveway areas .
The design for the proposed development meets each and every zoning requirement and
objective described in the HDS&G. A request for a minor exception to locate a minimal portion
of the 20 ~ wide EVAE outside the border of the LRDA will be used to bring the site in
compliance with the HDS&G.
EXHIBIT 5
This Page
Intentionally
Left Blank
Justification Letter
July 14, 2017
20102 Foster Road -APN 527 -33-00
Architecture and Site Application S-14-122
RECEIVED
JUL ? 5 2017 ~\'f-\'ZZ.
TOWN OF LOS GATOS
PLANNING DIVISION
As required by the Town of Los Gatos Application requirements for Development Review, when
a project is requesting any exception from the Planning and Zoning Codes, a Justification Letter
is required to explain why the project is not able to be in compliance.
The deviations from the Hillside Standards & Guidelines that were identified as not being in
compliance are listed below:
• Justification for relocating the EVAE.
• Justification for development outside of the LRDA
Justification for relocating the Emergency Vehicle Access Easement -
The purpose of the Emergency Vehicle Aocess Easement (E.V.A.E.) is to provide access through
the site to property managed by the Mid-Peninsula Reginal Open Space Distridlocated along
the southern portion of the site. The size and configuration of the existing Emergency Vehicle
Aa:.ess Easement is established much larger than the required 20 foot width . Its irregular shape
currently modulates well outside of t he limits of the LRDA onto site areas with a greater than a
30% slope and arbitrarily reduces the buildable area within the LRDA. The owners seek to re-
prescribe an E.V.A.E. that strikes a balance by better meets the Town 's Hillside Development
Guidelines & Standards and providing the owners with a more usable area on their land.
This building pad was graded flat in 1964 to create a parking lot for the Guadalupe College.
This same graded pad endures today in its Un-natural appearing state; representing how nQt to
grade a site using the Town's HDS&G. By minimizing the width to 20 feet and gradually
dep ressing the Emergency Vehicle Access Roadway within the grading limits, a transformation
takes place that brings the site's erroneously graded pad into compliance with several of the
Standards and Guidelines. This proposed location of the Emergency Vehicle Access Easement
minimizes site impacts and -better emulates the natural terrain by removing the hard and abrupt
edge that defines the man made building pad and the fill slope downhill. Additionally, the new
E.V.A.E. location incorporates erosion control measures, is smaller in scale, promotes safer
recreational l!se and removes the visual impact that exi sts today.
Specifically, under Site Preparation he following Standards would become more into compliance:
• Grading shall be kept to a minimum and shall be performed in a way that respects all
significant natural features and visually blends with adjacent natural features.
EXHIBIT 6
• Graded areas shall appear as smooth flowing contours of varying gradients, preferably
with slopes of 2: 1 to 5: 1 Sharp cuts and fills and long linear slopes that have uniform
grade shall be avoided.
• Pad and Terrace Grading should be avoided to the maximum extent possible. If these
techniques are used, the pad oonfiguration should be softened with variable, undulating
slopes created to give a more natural appearance.
Whereas these Standards and Guidelines were not in use in 1964, they can be used today to
bring this site more into compliance with the HDS&G and provide a more natural appearance to
the site by eliminating the harsh, abrupt and un-natural contours that exist today. By vertically
modulating the EVAE and incorporating different materials and shapes into its design, the EVAE
no longer will be broadcast as a harsh element in conflict with its environment Instead it will
blend with the site and provide the owners with a fire brake, erosion control, and reclaims
usable yard area for recreation and enjoyment by reducing the width of the Emergency Vehicle
Aa:.ess Easement to 20 feet.
Justification development outside of the LRDA-
The only element that is proposed outside of the LRDA is a small portion of the 12 foot wide
Emergency Vehicle Access Road. A portion of the existing E.V.A.E. is also located outside of the
site's LRDA. Whereas the E.V.A.E. can be considered as "development area " , the HDS&G
addresses development area and LRDA within Planned Development Projects in Chapter VIII,
Section C. and Section E (4). The proposed re-alignment of the EVAE and location of the
emergency vehide access is "aligned to conform as dose as possible to the existing grades and
minimizes the need for grading on slopes. "1e road does not greatly alter the physical and
visual character of the hillside by creating large notches in ridgelines or by defining a wide
straight alignment n Additionally, the road will have gently graded banks that will be irrigated to
ensure maintenance of landscape until It is pennanently landscaped.
The new location of the Emergency Vehicle Aa;ess Road will meet the maximum cut and fill
depth requirements and graded areas will appear as smooth flowing contours of verifying
gradients; visually blend with the natural contours.
On page 15 of the HDS&G it states: 1. Locate buildings within the Least f?estridive
Development Area. The buildings have been completely sited and designed to comply with the
Hillside Standards & Guidelines. The residence does not exceed 18 feet in height and there is no
request for a major height exception required; the majority of the residence is setback
considerably from the edge of the man-made pad and as viewed from any viewing platforms
will not interfere with skyline due to the hillside behind the residence; the Accessory Structure
has been located to meet all required setbacks; the minimal grading retains and enhances the
existing landforms and all the structures are located within the LRDA. There are no exceptions
required for any grading on the site and the maximum cut and fill will not exceed the allowable
depths.
... · .• -'.<." ····"'''"-·· ... · .. ' .. ' .. ·• ~I ; . ,;..' . 4 ·' " '"'' . 'i:" ..
~01~~,.F9STER ROAD· -p~OJECT DATA
EXISTING CONDITIONS PROPOSED
PROJECT
APN 537-33-009 same
Zoning district HR-2 1/2 : PD same
Land use vacant single family residence
General Plan Designation low density residential same
Project History: July 2, 2001-TC Adopted A&S for single family
Planned Development Ordinance No. 2088 PD home
Subdivision Nov.5, 2002 PC approved
Six lot Hillside Subdivision
Environmental Review Mitigated Neg. Dec Exempt under CEQA
Lot size
Gross Lot Area 166,835 s.f. same
• acres 3 .83 same
Average slope(%) -45.40%
• Net Lot Area 166,835 x .40= 66, 734 s.f. same
Exterior materials:
• siding -Stucco
• trim -Pre-cast Cone.
• windows -Wood/Alum. Clad
• roofing -2 pc. Clay Barrel Tile
Building nooT area:
• first floor -5,433 s.f.
• garage -736-400= 336 s.f.
• cellar -3,315 s.f.
• accessory building 288 s.f.
• total (excluding cellar+ -5,997 s.f. /0.089 FAR
400 s.f. garage)
House Setbacks (ft.):
• front -30ft
• rear -30.33 ft
• side -199.08 ft
• side -22.Sft.
House Maximum -18 ft
height (ft.)
REQUIRED/
PERMITTED
RECEl 1 fl ED
'Z
7
-.:S :;1 4-\
UUL /. 'i j
TOWN OF LO~
n1 A••••• ,_ -_,.,,. .... --
Required Performance
Standards
Mitigations per PD
40,000 sq . ft. min.
6000 s.f. max + 400 s.f.
garage
-
400 s.f. exempt
cellar exempt
No kitchen
6,000 s.f. maximum/
0.089 FAR Max.
30 feet minimum
25 feet minimum
20 feet minimum
20 feet minimum
Max Height 18 ft.
House is visible
EXHIBlT ·'t
2
01
G ATOS
ION 'JS
Parking
garage spaces -3 2min.
(guest parking available
on Foster)
Access Structure Setbacks
(ft.):
• front -127.75 ft 30 ft. min
• rear -25.75 ft 25 ft. min
• side -215 ft 20 ft. min
• side -73ft 20 ft. min.
Accessoty Structure Max. -15 ft. 15 ft. max
height{h.) .,
Accessory Structure -Less than 15% 15% of lot minus
coverage .(%) setbacks( code)
Sewer or septic -Sewer -
N:IDEVIEIUN W\ArcbitclClllre aid Sile\Fost.a0102-Lol 6\Foola20102-Dll.Shtdoc
Town of Los Gatos
lliDside Development Standards & Guidelines: Compliance Checklist
Adctre.s: ~LW ~-
Section Standards & Guidelines Compliance
This table contains a summary of the Town of Los Gatos'
Hillside Development Standards and Guidelines.
Use COMPLIANCE Column to show 'X' ·complies, 'O' -non compliance
Put 'NIA' if you do not deem the Standard or Guideline applicable.
An o.planatlon should be provided where not In compliance.
I Introduction
A Vision Development must preserve the natural beauty of the hillsides
B Overview Character, sensitiv:ity & constraints for dvpt must be considered.
C Goal Sustainable development preserving the natural environment
D Applicability All HR and RC zoning districts and Rl with hillside sensitiv:ity.
E Objectives HDS&G implements Los Gatos' Vision for hillaide development.
F S&Gs Standards must be followed . Guidelines make recommendations.
G Relationships Consider also General Plan, Zoning, Hillside Specific Plan etc.
H Approval Scope of any hillside project determines its approval process.
Il Constraints Analysis & Site Selection
A Prior to Building Site Selection
1 Constraints Analysis
2 Consultation with Neighbors
3 Pre-Application Meeting/Staff Consultation
B View Analysis
)(
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1 Viewing Platforms
1--" -2 Determination of Significant Ridgclines
C Selecting a Building Site
Sl Locate Buildings within LRDA
S2 Preserve Views of Highly Visible Hills
S3 Reduce Visual Impact
S4 Ridgeline View Protection
S5 Preserve Natural Features
S6 Avoid Hazardous Building Sites
S7 Protect Riparian Corridors
SS Protect Wildlife
G 1 Solar Orientation
02 Impact on Adjacent Properties
G3 Minimize Grading
TOWN OF WS GATOS
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EXHIBIT 8 Page 1
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Address: 1A?lo 2 ~0'71'e=b ~
Section Standards & Guidelines Compliance
. -.. . -···· .
Ill Site Planning
A Grading
SI Minimize Cut & Fill per Table )('
S2 Define Earthwork Quantities [Access/House/Cellar/Other] ~
S3 Locate Buildings to Minimize Grading .><
S4 No Strip Grading )l
SS Grade footprint/access/guest parking/turnaround only )(
S6 Restore to Original Topography Q
S7 Utilize Contour Grading Techniques J(
S8 Restore Vegetation at Cut/Fill Slopes )4.
S9 Erosion/Sediment Control Plan [Interim and Permanent] )(
'• SlO Grading April -September x
B Drainage
Sl Runoff Dispersion On-Site :M'
S2 Upslope Drainage shall not Impact on Downslope Development ~
S3 Preserve and Enhance Natural Drainage Courses ><
S4 New Drainage Channels to be Naturalized [rock/vegetation] 0
Gl New Drainage Channels to be placed in less visible Locations ~·
G2 Lining of Drainage Channels is Discouraged [bio-swale] Q
G3 Dry Stream effects preferred over Undergrounding of Drainage. >< c Driveways & Parking
Sl Locate Driveways to Reduce Grading ><
S2 Driveways prior to Occupancy lie
S3 Gates set back min 25 ' from street ~
S4 Driveways to receive All Weather surface )(
S5 Max Driveway Slope to be 15% ~
Gl Min [single house] Driveway width to be 12' "' G2 Max Driveway length 300'. Turnaround area slope< 5%. ~
G3 Driveways min 20' apart or adjoining. Safe distance from Intersections ~
G4 Shared Driveways : encouraged to reduce grading and impervious ?(
GS Driveways located/maintained to ensure good line-of-sight. ~
D Safety
Geologic Hazards
: SI Site Specific Geologic Investigation may be Required. ~ .
S2 Site Specific Geologic Investigation concerns to be addressed ' ,c
TOWN OF LOS GATOS P age2
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Address: W\02 \7t!?\'E~ BoAQ
Section Standards & Guidelines
Fire Hazards
Sl Locate and Design Structures to minimize exposure to wildfires
S2 Provide Landscape (Plan) to create defensible space around home
S3 Provide adequate Fire Access
S4 Ensure adequare water supply for fire prevention
S5 Water suppression available and labeled for fire prior to framing
S6 Above ground water storage tanks may not encroach into setbacks.
Gl Development should a voi d areas subject to severe fire danger.
G2 Selectively reduce Fuel Load inside defensible space
G3 Ensure Fuel Sources are discontinuous.
G4 Landscape Defensible Space with fire prevention in mind.
GS Minimize visibility of above ground w ater storage tanks.
IV DeYelopment Intensity
A Maximum Allowable Development
I Adjust Lot for Slope per Table
2 Verify Max Gross floor area< FAR
B Exclusions
1 Cellars
2 Garages up to 400 sq ft
3 Stables that are not fully enclosed
4 Barns (size dependant on lot size: 500-2,500 ft.)
C Exceptions to maximum floor area
1 Will not be visible from e stablished viewing p latforms
2 No significant impact on trees, wildlife or movement conidors
3 Minimize grading area to accommodate buildings >FAR
4 All standards and applicable guidelineB are being met
5 Compliance to Title 24 w/ margin of at least 10%
6 Pre-wire fur future photovoltaic installation
7 A min of 25% of hardscape mat. is permeable
8 Include cellar element unless conflicts w/other standards
9 No significant visual impact to neighboring properties
V. Architectural Design
A Design Objectives
01 Visually blends with natural environment
02 Responsive to site constrains & opportunities
03 Compatible with the ne ighborhood & respectful of neighbors
04 Respect of the rural character of the hillside
TOWN OF LOS GATOS
Compliance
Page 3
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Address: ..Z0\0'2. ~ ~Q ,.
Section Standards & Guidelines
. -~ . . . . -
B Design to be neighbor friendly
Sl Study site lines: place windows & outdoor areas to maintain privacy
Gla Minimize 2nd story windows facing close neighboring properties
Glb Orient windows, decks, & balconies to avoid privacy for neighbors
G le Screening: solid retaining walls, lattice work, planters: obscure sight lines
Gld Limit decks & balconies to 6' depth in privacy areas.
G le Use landscaping to screen views to your neighbors
Glf Existing vegetation that protects privacy should not be removed
Glg Screen noise sources: parking, outdoor activity, mechanical , pool
Glh Outdoor activity areas away from neighbors quiet areas (bedrooms)
C Design for Sustainability
SI None
G 1 Energy conservation & water saving techniques above min req of Ti tle 24
G2 .a <3,500 sf incorporate a variety of green building strategies + mat.
G2.b >3,500 sf -incorporate additional energy+ resource saving features
Q1. Design for solar (space & water) & utilize natural cooling & lighting
G4 Materials: use less natural resources ; non-toxic ; salvaged or reused .
D Design for fire safety
S 1 Structures shall be designed to maximi ze protections from wildfires
S2 Roofs shall have a Class A covering or Class A roof assembly
S3 Eaves & soffits: exposed underside -noncombustible or min I -hr resist.
S4 Gutters & downspouts: non combustible material
SS Exterior walls : -noncombustible or min 1-hr resist.
S6 Under floor & deck: enclosed to gmd -noncombustible or min 1-hr resist.
S7 Attic + vents covered w/corrosion-resistant mesh not to exceed 1/4"
SS Automatic fire sprklr installed per National + Fire Depts Standards
S9 Roof skylights shall be tempered or have multi-layered glazing
G 1 Exterior windows should be tempered glass .
G2 Minimize windows on side of house exposed to an approaching fire
G3 Design roof eaves with minimal overhang for heat & flames
E Building Height
S 1 Max height for hillside areas is 25 ft
S2 Max overall height <35 ft.; <28 ft. if visible from viewing platform
S3 Ridgeline & visible homes shall not exceed 18 feet above grade
S4 Main level FF, excluding cellar, < 4 ft above existing grade
SS Three story elevations are prohibited
TOWN OF LOS GATOS
Compliance
x
Page4
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Ad~: 4-0·\ Otl.. ~ WAO
Section Standards & Guidelines
F Minimize building bulk & Mass
Sl Minimize bulk, mass & volume, from distance or surrounding propenies
S2 Design to conform to natural topography of site & run w/contours.
Gl.a Keep building fonns simple
G l.b Avoid architectural styles that are viewed as massive & bulky
Gl.c Minimize square footage
Gl.d Minimize volume; avoid large volume buildings
Gl.e Avoid ovemanging decks, staircases, & patios formed by retaining walls
G1 .f Step the building foundation & roofs with natural slope
G 1.g Use horizontal & venical building components to reduce bulk.
G 1.h Create light & shadow w/ modest overhangs, projecti.ODB,alcoves,offsets
G l.i Vary elevations, stepping back second stories to conform with topo
G 1.j Use below grade rooms. Use landscape & grading to reduce bulk
Gl.l Use vaulted ceilings rather than high walls+ attics to achieve 'volume'
• G Roofs
Sl Small [roofs, lines, components] to reflect irregular natural features
S2 Slope of main roof to be oriented w/diicction of natural terrain
G 1 large gable ends on downhill elevations should be avoided
H Architectural elements
SI Enclose w/ walls: ext struct. supports, under firs & decks
S2 Skylights to reduce night glare. No glazing on large dome-style
S3 Arch detailing on all sides.
G 1 Minimize large windows & glass doors to prevent glare
G2 Avoid massive, tall elements, 2-stmyentry, turrets, large chimneys
I Materials & Color
SI Minimize contrast between manmade buildings and environment
S2 Exterior colors not to exceed reflectivity of 30 & blend wlvegetation
S3 Variety of dark earthtone roofs that blend w/tbe environment
S4 Should use copper on exposed metal surfaces or a paintable surface
SS Contrasting color accents kept to a minimum
G 1 Mat, textures, details used to mitigate visual impact of large wall areas
TOWN OF LOS GATOS
Compliance
Page5
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Address: IJ.o \O?-~R.. ,ROAO
Section Standards & Guidelines
-··
V. Site Elements
A Fences and Walls
S 1 Min use of walls & fences. Maintain open views, rural +natural char.
S2 Fences & walls shall not exceed 6' in height
S3 Solid fencing mat shall not be used unless needed for privacy
S4 Deer fence max of 8' & limited to omamentaJ landscaping.
S5 Fences not to impede movement of wildlife
S6 Temp construction fencing limited to building envelope
Gl Wood rail-type fences and gates prefetred
G2 Chain link fences strongly discouraged
G3 Chain link dark color, vinyl & supported with wood frame
G4 Open fencing located within 20 ft of property line adjacent to street
GS Fences should follow topography
B Driveway Entries
Sl Blend w/ natural environment & maintain rural character of hillside
S2 Entry gate set back from edge of street 25'
S3 Direct lighting at entries downwards & not visible from street
S4 Display street address to be visible from street at driveway
SS SCC Fire Dept to approve electronic or locking entry gates
G 1 Entryway gates and fencing should be an open design
02 MonumentaJ entry gates are strongly discouraged
C Retaining Walls
Sl Use to substantially reduce amount of grading
S2 Use natural stone, stained coocrete, or tex surface if visible from street
S3 Retaining walls & planters setback; or buffer of 5' adjacent to street
S4 RW blend w/natural topo, not run in straight direction >50'
SS Landscape adjacent to RW with native trees+ shrubs to screen wall
S6 RW constructed of permanent materials (stone, concrete, etc) not wood
-D Outdoor Lighting
SI Outdoor lighting conform w/fown Zoning Ordinance
S2 Not visible/glare to neighbors, low level, directed downward
S3 Unshaded OI' non-recessed spotlights are prohibited
S4 Decorative only lighting prohibited. No uplighting of trees
SS Lighting for sports courts prohibited
01 Use of energy-efficient lighting is encouraged
02 Outdoor lights above 4' should use cutoff fixtures
TOWN OF LOS GATOS
Compliance
Page 6
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Addre.ss: _4o_l()'2., £o5iE.R_ ~
Section Standards & Guidelines
E Accessory building, pools and sports courts
S 1 Accessory building have the same setbacks as main building
S2 Acc. buildings integrated wltopo + use similar forms, color.s,materials
S3 No sports courts or pools on slopes greater than 30 percent
S4 New caretaker units allowed when in compliance with the following:
S4.a Necessary/desirable to provide maint or services to property/facilities
S4.b The lot is large enough to support second living structure
S4.c Maximum floor area for caretaker unit -900 sq ft
S4.d Architecturally compatible w/main sttucture
S4.e Lot is not part of a Planned Development
G None
F Impervious Surfaces
S None
GI Minimize impervious. Use pavers, natural stone in sand, decomp. granite
G2 Run off directed away from native trees and shrubs
VIl Landscape Design
A Landscape design concepts
S l Maintain natural appearance of hillBides
S2 Design for fire safety. Min vertical clear 13.S' over acc. roads & drive
S3 No formal landscaping. Use native species indigenous to immediate area
S4 Formal gardens + turf areas limited to areas adjacent to house
SS Irrigation design to conserve & protect existing native vegetation
S6 Plant selection: water conservation, fire resistant & erosion control
S7 Plants > 30' from primary house indigenous for immediate natural habitat
G 1 Amnge in random, informal groupings. Blend with natural hillside ·
G2 Use to control exposure to sun and winds
G3 Use to control erosion, screen bwlding, privacy, create sh~
G4 Minimi:ze use of impervious swfaces -use decomp granite, pavers in sand
GS Avoid landscaping adjacent to street, driveway entrance, trails
G6 Plant trees & flammable vegetation 30' away from home
TOWN OF LOS GATOS
Compliance
u
Page 7
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Addre.u: ~Ol 0'2.. ~ta_ ·\"0&0
Section Standards & Guidelines
-•·. -.. -... -·---
B Plant Material
SI Select native species that arc adapted to climate & soil char. of site
S2 Ornamental landscaping no more than 30' from residence. Discouraged
S3 No spreading plant that will change the character of the hillside
S4 Turf grass & high water using plants are prohibited
Gl Drought tolerant, water conserving, fire resistant, erosion control
G2 Adaptable to climate & soil conditions of site
G3 Trees & shrubs should be selected from Town's list
G4 Plants adjacent to street & visible from public areas -Use Town's list
G5 Native shrubs for large slope plantings
D Tree Preservation
S 1 Existing trees shall be preserved & protected
S2 When trees may be impacted by development, include tree info on plans
S3 Visual impact of tree removal shall be submitted with plans
S4 Pruning to be consistent w/ Best Management Practices
G 1 No grading/constructing within drip line of an existing tree
G2 Limit pruning of existing trees
G3 Minimal pruning permitted for construction clearance
04 Can remove branches up to 3" in dia for emergency situation
VIII Subdivision and Planned Development Projects
A Pwpose and intent: to reduce hillside impacts.
B Applicability of standards: PD applications in hillside areas
C Least restrictive development areas (LRDA)
SI Preserve open space and significant natural features . Develop in LRDA
S2 LRDA = below ridge view; outside riparian areas; slope < 30%; min impact.
S3 Map LRDA (Sub-areas 2-9). Development outside LRDA is a last resort.
S4 Sub-area 1: LRDA is identified in Blossom Hill open space study.
D Exceptions to development within LRDA
1 Compliance w/ HDSG, Hillside Specific Plan, General Plan
2 Minimal grading, tree removal, landscape changes & more advantageous.
3 Development inside LRDA needs driveway outside LRDA
4 Project Visibility from viewing platform < if inside LRDA
E Development standards and guidelines
1 Site Preparation
St.a Min grading. Visually blend with adjacent natural areas
Sl.b Elevation plans to show existing natural grade and proposed grade
Sl.c Avoid sharp cuts & fills, long linear slopes that have a uniform grade
TOWN OF LOS GATOS
Compliance
u
Nib.
Page 8
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Address: "2cl02. To~ BoA2
Section Standards & Guidelines Compliance
G1 Avoid grading in areas where slope is greater than 25 percent .. tA
G2 Avoid pad & terrace grading. j 'V .....
2 Drainage
S2.a Upslope development shall not negatively impact downslope drainage
S2.b Natural drainage course shall be preserved
Gl.a Terrace drains, use landform slope. Down drains-least consp location
G 1.b Native rock foe drainage channels & brow ditches ,,
3 Lot configuration and building locations
Sl Layout/plan to adapt to existing topo
S2 Offer a variety of lot sizes & shapes influenced by topo
S3 Preserve open space, protect natural features, reduce repetitive designs
S4 Indicate Building footprint on grading plan & staked on site
SS Mfct'd slopes located on uphill side of bldgs; hide slope behind bldg . G1 Preserve environmentally sensitive areas, natural features, open space
4 Street layout and driveways
Sl Street & drainage shall reflect rural character, natural features
Gl Streets, drives, parking, emerg. veh. access be aligned to existing grades
G2 Joint driveways will have street addresses for all resid. Using driveway
G3 DW approach located to max on-street parking
04 Limit road lighting to intersections, curves, dead ends, multi-use parking
GS Road & driveway graded banks-plant with grasses & native trees & shrubs
s Trails
Sl Plans must be reviewed wffrails section of Town & SC Cty General Plans
Gl Trail easement dedication & construction shall be a condition of approval
G2 Design trails for multiple use
G3 Form CC&R's or maint. Districts ao trail expense will be borne by HO's
G4 Locate away from existing residential are as
GS Cross -country type trails should ~ developed
G6 Place trails in dedicated open space + though trees and scenic areas
G7 .a Limit trail use to pedestrian, bicycle, and equestrian use only
G7.b Prevent use by all motorized vehicles
G7.c Protect the natural environments
G7 .d Promote safe recreational use
G7 .e Determine appropriate width
G7.f Establish policies regarding fencing location & type
G7.g Incorporate erosion control measures
TOWN OF LOS GATOS Page9
This Page
Intentionally
Left Blank
April 10, 2017
Ms. Erin Walt:e.t:s
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 20102 Foster Road
Dear Erin:
ARCHITECTURE Pl.ANNING URBAN DESIGN
Rt:CC:~v-D
~-I '-t-' z.. "2-.
APR 1 0 2017
TOWN OF LOS GATOS
PLANNING DIVISION
I previously reviewed a project submittal for this site in 2005, and have reviewed the two homes across Foster
Road from this site My comments and recommendations are as follows:
Neighborhood Context
The site is located on a graded flat plateau accommodating four parcels of which this lot is the umllcst. Two of the lom
have been developed with one-story homes -sec aerial photo on the following page. I also recently reviewed the design
for a proposed one story home on the remaining undeveloped parcel.
700 LARKSPUR LANDING CIRCLE. SUITE 199 . LAR KSPUR . CA . 94939
EXHIBIT 9·
TEL: 415.331 .3795
CDGPLAN@PACBELL.NET
The Site and Existing Homes
Concerns and Recommendations
20102 Fosret Road
Design Review Comments
April 10, 2017 Page 2
The proposed house is one-story in height and very well designed -see proposed floor pbn, elevations and site sections below.
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE SUITE 199 LARKSPUR CA 94939
"' '" .. ..
"' "" "' "' ....
"'
Proposed Longitudinal Section
= i
Proposed Section through Foster Road
Proposed Front Elevation
Proposed Rear Elevation
;
-......
·--
----
20102 Fosiu Road
Design Review Comments
April 10, 2017 Page 3
.. .. . ..
...
"' ,. ,.
"'
"' "'
Proposed Right Side Elevation (Visible from Foster Road)
Proposed Left Side Elevation
CANNON DESIGN GROUP 700 LARKSPUR LANQING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
20102 Foster Road
Design Review Comments
April 10, 2017 Page 4
The proposed design is similar in scale to the current homes across Foster Road. I b elieve the home will fit well on this
site and is consistent with the Town's Residential Design Guidelines. I have n o recommendations for changes.
Erin, please let me know if you have any questions, or if there arc other issues that I did not address.
Sinccrdy,
CANNON DESIGN GROUP
Larry L. Cannon
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE SUITE 199 LARKSPUR . CA 94939
~
"-"
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-~Jh Walter Levison r CONSULTING ARBORIST A~ -=.om:z:.
ASCA Registered Consulting Art>orlst#401/ ISA Tree Risk Asaeasment Qualified/ ISA Ceitlfled Arborist #WC-3172 cell (415) 203-0990/ drtrae@sboglobal.net
Site Add,_: 20102 F08W Road, Los G91oa, CA
Assessment of Protected-Size Trees
at and adJacent to
20102 Foster Road, Lot 6
Los Gatos, California
. Prepared for:
·Ms. Erin Walter$, Associate Planner
Town of Los Gatos Community Development Department
110 E. M'ain Street
Los Gatos, .CA 95030
Field Visit:
Walter Levison, Contract Town Arborist (CTA)
1/8/2016
Report by CTA
Version: 1/8/2016
1 of31
Rsglstlind Member, Anmtcan Society of Consultng Arbcmls and .._,,_ of '1a l:i181M1onal Society cf Art>ortaAn
C Wlllliar Lav*ln2015M Rl~ts ~
RECEIVED
~-\c...\-'Z. -z.
JAN 13 2016
IO'M'I OF LOS GATOS
PLANNING OlVISlON
}EXHIBIT 1 0
Version: 1/8/2016
~h Walter Levison .r CONSULTING ARBORIST :
.. ~
~-m:.:;.
ASCA Registered Consulting Arborlst#401/ ISA Tree Risk Assessment Qualified/ ISA Certlfted Arborlst #Wc-3172 cell (415) 203-0990/ drtree@sbcglobal.net
Table of Contents
1.0 Summary 3
2.0 Assignment & Background 4
!
3.1 Maintenance & Protection Codes from Tree Data Table 9
4.0 Tree Location & Protection Fence Map 10
5.0 Observations & Discussion ! 11
i 6.0 Town of Los Gatos -What Trees are Protect~d? 13
7. O Recommendations : 15
I .
8.0 Tree Protection and Maintenance Directions ~r Town Code 20
9 .0 Tree Replacement Standards-Los Gatos To\Nn Code 24
10.0 Author's Qualifications 26
11.0 Assumptions and Limiting· Conditions · ''"' · · 27
12.0 Certification .··. 28
13.0 Digital Images 28
-~;:~\.~,:'
2 of31
Sile Add,_: 20102 f'9'lar Road, Los Glllm, CA vnon: 11!12018
' Regl..., Men'Mr, Amm1can Scdety of Consulling Alborl8lll and ManH" of Ille ~ Scdetyof ~
0 WllW LM<llon 2015 NA RigllC8 ~
'-
'-
' Walter Levison
CONSU LH N G ARBORIST
~\.
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ASCA Reglst.eted Consulting Arborist #401/ ISA Tree Risk Asseament Qualified / ISA Certified Arborist #Wc-3172 cell (415) 20~0 I drtiee@sbcglobal.net
1.0 Summar)'
1. Protected-size trees (4 Inches diameter at 4.5 feet above grade)-to be removed· due to direct and/or Indirect conflicts with proposed work: None.
2. Protected-size trees that may be significantly impacted by site plan-related work as currently proposed. See 'observations and discussion section 5.0'
for details of various site work elements and their expected impacts on these ·trees:
a.
b.
c.
d.
e.
f.
g.
Coast live oak #1
Coast live oak #2
California bay laurer #3.
coast live oak #4:
Blue oak #6 (large protected tree L:PT status). Species sensitive to oonstruction pressures.
Blue oak #7: Species sensitive to construction pressures.
Blue oak #8. Species sensitive to construction _pressures.
3. Protected-size trees that can be retained wfth.no imp.$ctsexpected, lfprotectlve ·measures are Installed per the recommendations below m·thls report
Large protected tree (LPT) #5 (California bay laurel).
4. Other Notes:
Tree tags were in many cases not able to be affixed to survey.trees, and trunk diameters were estimated visually from afar due to site inaccessibility
(e.g. thick poison oak presence, etc.). Diameters are •·estimated" where nc;>ted in. the tree data table below m _section 3.0 '.
Trunk locations for trees #3-, 4, 5, 6, 7, and#8 were "rough plQtted"by the .CTA uslni.a Nikon F~restry Pro hypsometer/rangeflnder device. The CTA
sugg~sts that tlie applicant provide Staff with-accurate sutveyor-plotted locations for these trees (oak #4 appeared to be incorrectly plotted at the west
side of the.existing energy dissipa~r. and ~$."moved by the CTA on '1e below tree map as its actual position in the field !s east of the dissipater
spillway). ·
Site Address: 20102 Fo9lllr Rmd, Loll G-. CA
Regltfered Member. Amalan Sodely 0( ConlUq Afborlatl and Member 0( IMt I~ Sodely 0( ArbadcU1Ure
Cl W111at Levison ~5 M Rl!lhts Raaar...cf
3of31
Veralcn: 1/8/2016
~h Walter Levison rl CONSULTING AABORIST M\ ·==· . .::~,,
ASCA Registered Consulting Arborist #401/ ISA Tree Risk Assessment Qual111ed / ISACertlfied Arborist #Vt'C-3172 cell (415) 203-0990 I drtree@sbcglobal.net
2.0 Assignment & Background
Walter Levison, Contract Town Arborist (CTA) was directed to tag
with numbered alumimm tags and assess all Protected Size
(4 inch diameter and greater) trees both on the property proposed
for site plan work and adjacent to the site plan area within 1 O
linear feet of the property lines.
Note that "exception• trees not protected under the current Town
tree ordinance (e.g . fruit and nut trees <18 inches diameter, and
Tasmanian blue gum, red gum, blackwood acacia, tulip tree, tree
of heaven, palms (except Phoenix canarlensis), and privet <24
inches diameter, etc.) were .!lQ.1 tagged or assessed by the CTA.
On "Hillside• properties (see Hillside map , this page), all
eucalyptus species are considered exception trees, and are not
protected by Town ordinance provisions.
Large protected tree (LPT) means any oak (Quercus), California
buckeye (Aescu/us californica), or Pacific madrone (Arbutus
menziesii) which has a 24 inch or greater diameter (75 inch
circumference); or any other species of tree with a 48 inch or
greater diameter (150 inch circumference). Trunk measurement in
the case of a multiple stem tree is the . sum of all mainstem
diameters.
! . ....-. -~ ·----~~. ~ .......... ~ r ...... ~
• l •. ~ '
. •• : ' ----j
--_,_1 ....... ..J..-'--.. -· --~ .... .__1 ...
Side Note: Please view digital versions of this report using Adobe CS, Adobe Pro, or equivalent software programs, since use of a free Adobe acrobat reader
product may cause color-coded items in the author's tree map to disappear from view.
Valuation Appraisal and Security Bonding
The new 2015 iteration of the Town tree ordinance section 29.10.1000 (c)3 includes wordage that requires that all trees being retained on a development site
need to be appraised for dollar value at the applicant's expense prior.to building or grading permits being issued by the Town. The CTA has therefore included
this appraisal information In the following report for use by Town planning division Staff. ·
Part 'f of this same tree ordinance section states that the Town may condition a security bond prior to issuance of a permit, in the sum of $5,000 per each tree
being preserved, or $25,000, whichever is less. The ordinance does not contain wordage as to whether this includes neighbor-owned trees adjacent to
construction . Therefore , the CTA will assume that neighbor-owned trees are included as trees "required to be preserved". The CTA will determine a security
bond amount based on the above wordage and on the appraised values of the trees being retained on and adjacent to the proposed development site.
6118 Add,_: 20102 Foa.r Road, Loa GellOI, CA
~ Mllmler, American Society of Conaulllng Albol1m .ml ~ of the lnllr11111ion81 6ociety of ArbollaAn
0WtJl/ttlll..alllllon2015M~~
40!31
Venion: 11812016
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1
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' Walter Levison
CON~ULTING ARBORIST
ASCA Registered Consulting Arborist #401/ ISA Tree Risk Assessnent Qualified/ ISA Certlfted Arborist #W~172
3.0 Tree Data Table
I I I .Ill :Ji ' .. 11 ···-(: ... · I '1 c:
I ~. Overall
Condition a.i~i Gillnua& Common i5 ~--1 iiw
Specie• ..... c Q 'Si 'J~ Rating Ii ~ I E a. :z: g (Ot.o100'1ij j ~~ c: c: !c. ~ 2 ~ f"' e
' . ... :z: -.;.
Querws Coastllve 11 10 -21 2Bl'l5 9Qf75 85%Good No agrlfdle oak
Querwa Coast live Est --11 28l2S 90/80 87%Good No agrifa'/a Gell 11
!i cifll1
Site !\CldreM: 20102 Foalar Road, Loe GlllOI, CA
RegtS19red Member, American Sodel)' of Conaullng Arborlsts and Member of Illa intmmllllonal Sodel)' of AltloriWlunl
C W•H• Levison 2015 Al Rights~
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x
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cell (41 5) 203-0990/ drtree@sbcglobal.net
·,1~1 II t_ I ~ z ·~ U1 Ii
,,
.... a "a. i. -~a~ fill~~ ~& a: c:; .15 ;ou -: ' j1I~ ~~~ ·1'°1 i::a "I ~i~~ii .I jii :!!! • i ~ c~~ J! c 'D 11:1 ~ a:z i If ~ c; D. IL Ir
Good TOE.
Minor to 100% llw
aown ratio, Mcdarate with canopy (Retaining that sxtends waUand to ground. road Canopy can 15feet TB,RPZ grading radius be protected through by use of a uphlll side dlaln link of root fence and zone) lilt fence
"wall".
GoodTDE.
100%11va
aown ratio,
wl!hcanopy
lhat extends
to ground.
Canopy can 10fllet be partlally radlus(or
Mcderateto pnllllcted by moralf use of a grading 1evara chain link (ro.d '9nceand plan 11
grading and sit fence adjusllld
retaining "Wall"' but to move
wall wiil need to retaining TB, RPZ. P
construction be sheared wall
within 90Ulh at10feet farther
side of out from south
canopy In.Ilk fll'll, to 1han
dr1pllne) clllar the currently
proposed propoeecl
area where
the n1teining
wall and
Rllldway will
encroach
1nlo the
dr1pllne.
Version: 1/8/2016
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3
4
5
~h Walter Levison r CONSULTING ARBORIST
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certllled Arborist #VVC-3172
.. I .. .M f-r .... I '1 I I ~i .. 11 Ownill I I J • it i;• Genus& Common c.>-Condition Q ~. .. 1 111 SpKlea N ...... li s:I Sl Rltlng ~.... i '&_ i.t (Oto 100%) c ~ c ~c J f':::J ~ ~ :z: "' ~E
California
Umbelutana bay laurel Est. Est E&t ca/lfom/ca (not plotlllld 6 5 5 20+ 25125 75175 75%Good No
on appllcant
sheet)
Quercus CoastHve Est.
agrlfdla oak 18 --18 45130 85/80 84%Good No
CatlfOmla
UmbeRularlll bay laurel Est. Est Est Est ca/ifom/ca (not plotted 10 9 8 60+ 30/46 85/80 82%Good Yee
on 81)plicanl .
sheet)
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Site Add1'81115: 20102 Foster Road, Los Gatos, CA
Raglatarad Membw, American Society of Consultin11 Alborlsts and ...,,.., ... or the lnt.mllional Soclaty aJ Arboriwiur.
0 Welter lJwllOll 2015 AH Rights ReallMld
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cell (415) 203-0990 I drtree@sbcglobal.net
"a i!i:C' I ~ z• l~h '5 ti~ I! a c-J Ii 1111 g2
f.:ii;r: ~1 II r~ii ih 11·1 1;; r i~rJ lt. I 1J! l1S '!-ii a::z ! E i'fll II.Ill
.§ ~.s. II.
Moderate to
good TOE .
100%11ve
Moderate to crown ratio ,
Sevani so canopy
(depending reaches 10feet on how new grade. May radius TB,RPZ. P
Stolm drain require
pipe Is pruning to
Installed} clear a tool
prolllctlon
zoner.nee
route.
Location of
Minor to Irle
Severe adjusted by
(depending 1heCTA 10 to 15
on how new based on feet TB,RPZ
stosm drain the current radius
pipe Is loca1lon of
Installed) the en111gy
dlslllnafer.
Minor Tree 11
(depending loceted on
on where St Joseph'•
lnlgation Hiii Preserve
land, with 40feet pipe trunks at radius trenching approx. 45 (I.e. occurs for feet from along the RPZ
new tree
ln111lllation cabana and property
between canopy llne)
cabana and drtpl lne
canopy of approx. 20
faetfrom this tree. cabana.
Verlllon: 118/2018
.l E
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6
7
~h Walter Levison r CONSULTING ARBORIST
ASCA Registered Consulting Arborist #401/ ISA Trse Risk Assessment Quallfted / ISA Cettlfied Arborlst #WC-3172
I I .. .II: t I!': ri t ~I oz :p :i:
I I I Se:. •cl! Overall · i~i Genus& earn-iS "1 i11
C•ndltlon
Species ...... D ~ :Ii I J c l! a. (0lo100'1') J g~ ~ g f m . ' . OJ :z: ... , ...... ~.-...
Querc.Js E9l Est
douglad Blue oak 13 13 -26 35/50 75175 75%Good Yee
Querws Est.
douglasll Blue oak 15 --15 35135 75175 75%Good No
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Site Ad-: 20102 Fonlr Road, \..oe GUiii, CA
Regislerecl Memblf, Am111e11n Society of Consulllllg Artlotlllts and Member of the lnmrn.tlon•I Socaty al AltJortc:Uture
O Waller Levison 2015 Al RIQh1s ~rwd
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cell (415) 203-0990 I drtree~lobal.net
,~ ,_ ~ z~-1 ~11 1i~ J 11 UH i iC ,f -s BU• 11 !j J1•1 g ti l u ! ,, I J!i m Ii a. iri j.S. " 'IL
Moderate to
Severe
Impacts
expected,
(depending
on whether
we can
ellmlnate
proposed
boulder 151inear rfprap feet Installation radius within 15 down Iii RF'Z
feat of
trunk, and from
1nm1nn INnk.
propoled
l•nd-pe
plantllree.'
irrigation
pipe
lns1allatlons
within 20
f'eetc:i
trunk.
uvecrown
ratto50%.
Mlnorw .
Severe
Impacts
expected,
depending 15 Unear on whether feet we can radius eliminate downtil RPZ
landscape
pllntlng• from
and -· trunk
lnlgmlon
pipe
trenching
within 20
feetc:i
trunk. I
Verwlan: 1Jlll2016
A Walter Levison t'l(I CONSULTING ARBORIST M\ . =!:·::..:~-;:~
ASCA Reglatered Consulting Arborlst #401/ ISA Tree Risk Assessment Qualllled /ISA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
.. .. I I .. t .. f 1 J'I '>lit f-a-•-.! I c I f 1 J 111• z"' tft1 fi ~i o-I h oii! I c~ C>Yerall ~1 11 ii!i z Genus& Common i3i ;l !Ji
Condition i~i 1.121!: ifi !~s ! st-... ...,.
:i. si ! ~.i Rllltng t"'I 1:; ~
ja (Oto 100%) j I='' ii J ' iJ ! .....
c ~ i '"' :z: ~E .s .s. 6 m f ~ ~ f
Canopy
lopeldad
southwest.
Again,
Impact
severtty
depends on
whether we
can keep el 15to20 new Hneer landscape feet
8 Quen:us Blueoek Est. --13 30/30 80/40 60% Fair No x pl8nU!VB South radius RPZ doug/88il 13 end -wast downhlll lntgatlon from pipe lrunk lnlnchlng at
least20
llnaarfaet
cu from
trunk by
redesigring
the
proposed
plan
acconllnnlv,
NOTES ON TREE SURVEY DATA TABLE:
1. On-site survey trees include all existing specimens of tree species with at least one (1) mainstem measuring greater than or equal to 4 inches diameter at 4.5 feet
above_ grade.
2. Multi-stem tree diameter is equal to the total of all mainstem diameters at 4.5 feet above grade, per the Town tree ordinance definition of "diameter". Diameters were
determined using a forester's •0-tape• which is wrapped around the circumference of the tree, and converts circumference to diameter inches and tenths of inches.
3. Heights and canopy spread diameters were estimated visually for smaller trees. Larger specimen tree heights were determined using a Nikon Forestry Pro 550 digital
hypsometer/rangefinder device.
4. (If applicable) Trees with thick poison oak surrounding their trunks were avoided. Those specimens were not tagged with numeric tree tags, and trunk diameters in
those cases were visually estimated from afar.
TD/E = "Current season live twig density and live twig extension•
Siie Add,_: 20102 Fo9l8I' Road. loll Getos, CA
~lllldd Mlrrl>er, Amem:an Society of Consulting ArbOllsfll and Member of the lnlemdonal Soc;iety of ArbOllC.-IUre
O W8119r ~on 2015All ~Is Res8lll9d
8of31
Version: 1181201 B
' Walter Levison
CONSULTIN.G ARBORIST
<~ ~t~
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ASCA Registered Consulting Ai:borist #40f/ ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415} 203-0990 I drtree@sbcglobal.net
3.1 Maintenance & Protection Codes from Tree: Data· Table
RPZ: Root protection zone fel"IOe, c:M.lnJir:i.k, with 2"' diemeter iron~ ctnven24" rntq tM. ground,. 6 to 8'.feet Qn·center mall.. spacing. . .. . ' . .
RB: Root buffer consisting of wood chipmulch lain ov'er exiStlng soil a& ai 12 Inch thick layer, overlain with 1 inch or greater plywood strapped together with
metal plates. This root buffer or soJI buffer should be placed over the;~re width of the construction corndor between tree trunks and construction.
RP: Root pruning. Prune woody roots measuring greater than or equa.1 't0 .1 inch diameter by carefullyback~igging Into the son around each root using small
hand tools until an area is reached where the root is undamaged ~ Cleanly cut.through the root at ·nghtangle to .the root growth direction, using professional
grade pruning equipment and/or a ·Sawzall .with 'M>Od pruning btade. ~II around the .cut root imtnediately;(s8me day). end 1horoughly Irrigate the area to L I saturate the uppermost 24 Inches of the soil profile.; .
~
BDRP: Back-dig root pruning: H8nd-d1g around the broken root, digging horizontally into the open soil root zone until adean. unbroken, unshattered section of
the root is visible. Proceed as per '.root pruning'. _ · ·
. .. .
TB: Trunk buffer consists of 20-40 wraps .of orange plastic snow fencmg to create a 2 inch thick buffer over the IOwest 8 feet of tree trunk (usually takes at least
an entire roll of orange fencing}~ Lay 2X4 wood boardl wrtlcaJly, side by sid~· around the entlr&. circumference of the trunk SEl::ure buffer using duct tape (not
wires). · · · ·
F: Fertilization with slow-release Gr:eenbelt 22-14-14 tree ·formuta; as elthera soil dr~ .over the ropt ZPne or using a fertilizer injection gun. This brand and
formulation is commonly used' by reputable ·tree care companies 1n the -Bay Area. ·
M: 4-inch thi ck layer of chippertr.uck type .natural~ chips (exampte $puree: Lyngso GSrden Supply, self piek.:.Up).'Do not use bark chips or shredded
redwood bark. ·
W: Irrigate using various methods tO be determined ~ugh (iti'~ssiof. with General Contractor . lmg,tion f.nlquency and duration to be determined through
discussion. · ...
P: Pruning per specifications nOted ,elsewhere. AU pruning must be ~rfonn~d only under direct site supeMsion Qf an ISA Certil1ed Arborist, or performed
directly by an ISA Certified Afbe>rist,· and shaU cOnfotm tO all Cl:l.mmt ~S1 A300 standal'.ds . ·
MON:.A Project Arbortst must be present to mqnltOr specific.,work as ·noted for each t~e.
8119 Addniee: 20102 ~ Road , Los Gatos, CA
Reljlatared ......,_, Amerbn Society of CClnlllllilll lllbolllls end Member of Iha lntlmlllcNI Sociely cf Mlortcillure
Cl Wnttar Levison 2015 All Rights Rasan.ed
9 of:S1
Varalon: 11812016
~h Walter Levison rl CONSULTING ARBORIST
&\
.~~m.:.?'~t ..
ASCA Registered Consulting M.lorist #401/ ISA Tree Risk Assessment Qualified/ ISA Certified Arborlst #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
4.0 Tree Location & Protection Fence Map
The CTA rough-plotted many of the above tree locations. The CTA therefore suggests having the applicant's survey team verify the locations of trees #3, 4, 6,
7, and #8 so that we know exact distances between tree trunks and proposed work. Note that tree #4 appears to be incorrectly plotted on the applicant's sheet
as being west of the existing energy dissipater.
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Sile Addr9ss: 20102 Fosler Road. Loll Getos. CA
~ Mlntl«, Mwlc8n Soaety or ConeultnO MIOrt8lll end MerrOer ot Ile 1n11m.ocna1 SOCiely or M>oria.llue
0 Wlllllr Levison 2015 M Right.~
Vllllllon: 1/812018
~h Walter Levison r CONSULTING ARBORIST A:\
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ASCA Reglstenld Consulting Arb0tist #401/ ISA Tree Risk Assessment Qualified I ISA Certified Arborlst #N/c-3172 cell (415) 203--0990 I drtree@sbcglobel.net
5.0 Observations & Discussion
The CT.A reviewed the entire set of plans submitted to planning division (received by planning dept. 11/30/2015, except for the landscape plan which was
re~ived In January 2016). Comments regarding proposed work noted on lndlvldual plan sheets are detalled below:
a. Sheet L 1: Sheet L 1 dated 1 /11 /2016 by Jenna Bayer Garden Design, Inc. of Mountain View, California shows a large number of new plantings to be
installed on the hill between the proposed new residence and native blue oak specimens #6, 7, and #8 (see tree map scan in this report). The plantings do
extend up to approximately the 727 foot elevation ASL contour, which places them Within the canopy driplines of the trees and very close to the trunk
locations which are preliminarily shown at between 727 and 731 feet elevation ASL. It is assumed that new irrigation piping wjll either be flex tubii,g placed
over grade, or solid pipe trenched into the ground, as a water dellvery system for proposed new plantings. The locatfons of the oak #6, 7, and #8 trunks is
subject to further survey by the applicant's team, and at the time of writing they are simply rough approxJmate-plotted by the CTA using a Nikon
hypsometer, keying off of the existing site story poles as a measurement tool. It Is the opinion of the CT A that the current proposed plan needs to be
revised to completely remove all plantings along the southwest slope within approximately 15 or 20 feet of the trunks of the trees, to avoid causing root
damage and decline/death of these sensitive native blue oak specimens. Before that revision occurs, I suggest that we have the applicant's surveyor
accurately plot trees #6, 7, and #8 so that we know exactly where they are located.
b. Irrigation: There was no irrigation plan sheet submitted by the applicant for this project, but from the planting plan shown on sheet L 1, it appears that
irrigation pipe trenching will likely affect trees #6, 7, and #8 if the plan Is installed as currently proposed. However, as noted above, the CTA suggests that
Staff have the applicant provide us with accurate locations of trees #6, 7, and #8 so that we can determine boundary wi 1:iths and root protection zone fence
routing between plantings/irrigation piping and the trunks of these three native blue oak specimens.
c. Grading and Drainage: Sheet C-2 dated 10/1912015 by TS Civil Engineering of San Jose, California.
• Proposed new retaining wall installation and road grading will occur outside the canopy dripline of coast live oak #1 , which will allow us to-set up a root
protection zone "wall" of chain link fencing with silt fence and straw wattles pinned down along the uphill side of the fence at 15 feet min. offset from
the trunk (see tree map mark~up below In this report).
• New retaining wall work and road grading will occur within the south canopy dripline of coast live oak #2, reducing the available area south of trunk to
only 10 feet or less as a root protection zone fenced area. This means that the tree Will need to be sheared or otherwise pruned to reduce its extension
southward Into the proposed road and wall building area. TheCTA suggests moving the proposed IR.'1i:ilii51~!L£;~·~
roadway and wall project 5 to 10 feet southward to allow for installation of a root protection zone wall with -· ·
chain link fence, silt fence, and straw wattles at minimum 15 feet southward offset. from trunk edge.
• Callfomia bay laurel #3 was not plotted on the applicant's plan set It is located in a zo"ne .where the
proposed storm drain pipe will slope downhill to the existing energy dissipater (see map in this report).
The pipe will encroach to approximately 7 horizontal feet from the tree trunk edge. This is unacceptable
as an impact to the tree's south side root system. The CTA suggests that the pipe either be relocated to
15 feet southward offset from the trunk of this tree, or that it be placed over-grade as a trenchless system
and strapped into a standing steel bracket (see sample image at right which shows the existing storm
drain outfall at oak #4 at this site). If the pipe.is placed over grade or relocated to outside _the canopy
drlpline, we wlll then be able to preserve the south side root zone intact all the way out to the canopy
Site Address: 20102 Fo8lllr Road, Los Gatos, CA
Registered Membll', Amarican Society of Conau~ NbOrieta and Member of th• lnlllmallanal Sodwty of MIOllC:Ulunl
G Welter Le..;son 2015 NA Rlghta RMeMld
·11 of31
Version: 1/8/2016
~h Walter Levison r CONSULTING AABORIST
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ASCA Regi~ Consulting Arborist #401/ ISA Tree Risk A&sessment .Qualllled / ISAiCertifted Arborist #WC-3172 ·ceu (415) 203-09901 drtnte@sbcglobel.net
dripline.
• Coast live oak #4 plot point is for some reason shown on· the applicant's sheets as located to ·ttiewest. of the existing dissipater spillway. However, the
actual location of the tree in the field appears to· be-just. east of the spillway. Therefore, the CTA relocated the plot point to, an apparently more accurate
location (see tree map in this report). As:with bay laurel #3 ,1tie proposed storm drain :pipe instllllation ·is shown at anon-appropriate location at 7 to 8
feet offset from the trunk edge of oak #4, which precludes are being able to fence off the tree with a root protection zone: wall .of chain link, silt fence,
and straw wattle. The CTA suggests that we either adjust the1 proposed storm drain . route to 15 !feet offset from the trunk, or strap it over-grade such
that trenching is not required (see above Image of the existinm site storm drain strapped over gn1de as a trenchless install).
On a similar note, the existing energy dissipater is built in such a way that the concrete spillway may actually be increasing the velocity of storm drain
storm waters discharged into the forest area downhill from the outfall (see image· above on pag~ 11). We may want the appHcant to hand-place
additional boulders over the concrete spillway to slow down· discharge and thereby reduce potential soil erosion downhill on this very steep sloped
portion of the site and adjacent k>t
• California bay laurel #5 Is .a large protected tree (LPT) due toiits multiple mainstems, per Town idefinition. It Is located on St. Joseph's Hill Preserve off
the plan sheets at approximately 45 feet from the proposed cabana footprint corner. The canopy extends eastward to approximately 20 feet from the
cabana comer point. The proposed landscape plan and grad~ng/drainage plan show proposed Work that extends westward beyond the cabana
footprint (e.g. drainage work, plantings, etc.). Therefore, the CTA suggests that we erect a root protection zone of chain Jink along the west property
line, which will allow this tree's entire canopy.dripline .arep to ~ protected, and avoid all impacts to the tree.
• Blue oak #6 is a large· protected tree (LPT) per Town definitiqn . This tree was rougl\.-plotted on ithe southwest slope area using a Nikon hypsometer,
· uphill from the proposed .residence footprint. The location is donsidered approximate only, but from what we can see, it appears that the proposed rip
rap slope stabilization work as shown on the grading and drainage plan sheet will encroach to within 6 or 7 feet of the trunk edge. This is too close in
tenns of being able to keep. the root system intactdownhill trom the trunk. The CTA suggests that if the proposed rip rap installation involves any earth
movement, grading, excavation, etc., it would be more beneficial to oak #6 if we eliminate this work and use another type of slope stabilization that will
.not involve any adjustments to natural · soil grade within 15 feet .of the trunk edge. The CTA further suggests that we erect root protection zone fencing
at least 15 to 20 feet downhill from trunk (assuming that the proposed landscape plan planting~ and irrigation ean be eliminated within 15 feet of the
tree). Refer to the tree map in this report.
• Blue oak #7 is rough-plotted by the CTA. As with blue oak #6. this tree wHI need to be fenced·qffwith chain link root protection zone fencing at 15 to 20
feet downhill from trunk (assuming that the proposed landsc~pe plan plantings and Irrigation can be eliminated within 15 feet of the tree).
!
• ··.Blue oak #8 is rough-plotted by the CTA .. The tree appears·.td be approximately 20 .feet from oak #7, and has a greater westward offset from proposed
site plan work than oak #7. The tree, if fenced off at 15 to 20 feet from trunk, will be easily protected from any damages caused by drainage channel
work at the new base of slope per the grading · and drainage -sheet. However, the proposed lan~scapeplan shows a large number of plantings that
apparently encroach into the canopy dripline area ancHree root zone downhill from the trunk. T!he CTA suggests eliminating the plantings and any
associated irrigation such that we can fence off the tree at 15 to 20 feet downhill from the trunk:.
d. Removal Fees and/or Mitigation:
No protected size trees are proposed to be removed. Therefore, there are no mitigation fees or removal fees required to be paid to the Town.
Sim Add,_: 20102 FOiier Road, Los Galas, CA
R8Qiatered ~. Ammlcmi Society of Conlulling Arbollsts .oo Merrber of the lnlemalJorNll society d Arboriw'.11n
e w..., UMlon 2015 Al Rigllts RaeM1C1
12 of 31
Ven;lon: 11812016
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~\a, Walter Levison Vf CONSULTING ARBORIST A~ .-.:z:::..-..=.s.
ASCA Registenld Consulting Arborist #401/ ISA Tree Risk Assessment Qualllled / ISA certllled Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
e. Appraised Values and Security Bonding :
The following are trunk fo""ula method dete""ined dollar values for the eight (8) survey trees:
1 . Tree #1 : $3,320.
2 . Tree #2: $1, 700.
3 . Tree #3: $2,080.
4 . Tree #4: $5,200.
5. Tree #5: $10,200.
6 . Tree #6: $7,000.
7. Tree#7: $4,690.
8. Tree #8: $2,660.
Total Tree Value: $38,850.
Security Bond : The Town tree ordinance contains wordage that allows for the Town to condition that applicants post a tree bond with the Town in the
amount of $5,000 per each-tree required to be retained, or $25,000, whichever is less. rn this case, the minimum requir·ed tree bond will be $25,000.
6.0 Town Of Los Gato& ...;. What Trees. are Protected?·
Per the 2015 iteration of the .Town of Los Gatos tree ordinance (Town -Code Chapter 29 -Zoning Regulations, Article 1 ), the following regulations apply to all
trees within the Town's jurisdiction (wordage adjusted}:
1.
2 .
3.
4.
5.
6.
All trees with at least.a single mainstem measuring four (4) inches diameter or greater at 4,5 feet above grade are considered "Protected Trees" when
remo\tal relates to any development review. ·
. .
12 inch diameter (18 Inch multistem total) trees on developed residential property not currently subject to development review.
8 inch diameter (8 lnch .multister:n total) blue:0ak (Quercus doqglas/1), black oak (Quercus kellogi1), California buckeye (Aescu/us californica), and
Pacific madr.one (Arbutus menziesi1) on deve1oped residential · lots n~ot currently subject to development review.
8 inch diameter (8 inch· multistem total} b'8e$ on. de~loped residential property not. currently subject to development review, on lots in the designated
Hlllslde Area per the offtCial Town map.
AU tree.$ with a single mainstem or sum of multiple malnstems totaling 48 inches diameter or greater at 4.5 feet above grade are considered •Large
Protected Trees" (LPT).
All oak species (Quercus spp.), California buckeye (Aescu/us califomlca),,.and Pacific madrone (Arbutus menziesi1) with one or more mainstems
totaling 24 Incites diameter or more af4.5 reet above grade are considered "Large Protected Traes" (LPT).
13 of31
$119 Addreu: 20102 Folml' ~d , Los Glllol, CA· VersiOf': 1/8/2016
Raguared Member, Anwican Sodety c# Conaultlng Atbollsls and Ment>er d Ille lnllmlllion81 Soc:lety of AtboriQJ!lu,.
Cl W•l!llr Uwiaon 2015 All Rgllls ~-d
~h Walter Levison rl CONSULT I NG ARBORIST .~
ASCA Registered Consulting Arborist #401/ ISA Tree Risk Assessment Qualified/ ISA Certified Arborist #WC-3172 cell (415) 203-0990/ drtree@sbcglobal.net
7. Section 29.10.0965. Prohibitions: A pennit 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).
a. Section 29.10.0965. Prohibitions: A permit is required to prune, trim, or cut any branch or root greater than four(4) inches in diameter of a Large
Protected Tree.
9. Section 29.10.0965. Prohibitions: A permit is required to conduct severe pruning on any protected tree. Severe pruning is defined in section
29.10.0955 as •topping or removal of foliage or significant scaffold limbs or large diameter branches so as to cause permanent damage and/or
disfigurement of a tree, and/or which does not meet specific pruning goals and objectives as set forth In the current version of the International Society
of Arboriculture Best Management Practices-Tree Pruning and ANSI A300-Part 1 Tree, Shrub, and Other Woody Plant Management-Standard
Practices, (Pruning).•
10. Exceptions:
Severe Pruning Exception In Town Code section 29.10.1010(3) • ..... except for pollarding of fruitless mulberry (Marus alba) or other species approved
by the Town Arborist.. .. ".
Protected Tree Exceptions:
a. Edible fruit or nut bearing trees less than 18 inches diameter (multistem total or single stem)
b. Acacia melanoxylon (blackwood acacia) less than 24 inches (multistem total or single stem)
c. Urlodendron tu/ipifera (tulip tree) less than 24 Inches (multistem total or single stem)
d . Ailanthus altissima (tree of heaven) less than 24 inches (multistem total or single stem)
e. Eucalyptus g/obulus (Tasmanian blue gum) less than 24 inches (multistem total or single stem)
f. Eucalyptus csmaldulensls (River red gum) less than 24 Inches (multlstem total or single stem)
g . Other eucalyptus species (E. spp .) not noted above, fess than 24 inches (multistem total or single stem)
(REMOVAL O.K. ONLY AT HILLSIDE AREA LOCATIONS PER OFFICIAL TOWN MAP):
VfNW.losqatosca.qov/documentcenter/view/176
h. All palm species (except Phoenix canariensis) less than 24 inches (multistem total or single stem)
i. Ugustrum lucidum (glossy privet) less than 24 Inches (multistem total or single stem)
Siie Adclrws: 20102 FosW Road, Los Gelol, CA
Reglllind Mlmler, American Society Of COl1sull ng Alt>ol1&ls and Member Of the lrUrnatlonel Society of Alboriwture
0 Wallar LaYlson 2015 AB Rights RelefV8d
140f31
Version: 1Al/201 S
~h Walter Levison r CONSULTING ARBORIST
M\
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ASCA Registered Consulting Arborist #401/ ISA Tree Risk Aaamsmerrt Qualified/ ISA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
7.0 Recommendations
1. Prolect Arborist <•pA"l:
It Is suggested that a third party ASCA registered consulting arborist or ISA Certified Arborist with good experience with tree protection during
construction be retained by the applicant to provide pre-project verification that tree protection and maintenance measures outlined in this section of
the arborist report are adhered to . Periodic (e.g . monthly) inspections and summary reporting, if required as a project condition of approval, are
suggested i!'l order to verify contractor compliance with tree protection throughout the site plan project. This person will be referred to as the project
arborist c·pA•). The PA should monitor soil moisture within the root protection zones of trees being retained, using a Lincoln soil moisture probe/meter
or equivalent. If required, Inspection reports· shall be sent to Mi. Erin Walters, Associate Planner, at ewalters@losgatosca.gov .
Sample wordage for a condition of approval regarding monitoring of tree protection and tree condition:
"The required protective fencing shall remain in place -until final landscaping and inspection of the project. Project arborist approval must be obtained
and documented in a monthly site activity report sent to the Town. A mandatory Monthly Tree Activity Report shall be sent at least once monthly to the
Town planner associated with this project (ewalters@losgatosca.gov )beginning with the initial tree protection verification approval letter-.
2. SD8Cial Prolect Arborlst Monitoring:
The PA shall monitor pruning work on the south sides of oak #2 and bay laurel #3 during clearance pruning . to clear those areas for roadway/retaining
wall work (if not adjusted southward as suggested by the CTA), and storm drain pipe installation (if to be installed p,er current proposed route within the
canopy driplines of the trees). Where possible, all pru~ing shall be in accordance with ANSI A300 standards for tree care operations I pruning.
The PA shall also monitor storm drain pipe installation which is currently proposed to occur within the canopy dripllnes of bay laurel #3 and oak #4.
3. pro!ect Team Actions or Clarifications Requested:
a. Project team shall have the project surveyor accurately plot or verify tree trunk locations for trees #3, 4, 5, 6, 7, and #18 on the plan sheets for
further review by Town planning division Staff.
b. Site Plan Design Adjustments :
i. Proposed storm drain (SO) pipe per sheet C·2 shall either be relocated to at least 15 or 20 feet from the. trunks of oaks #3 and #4 as a
trenched system, or the pipe shall be Installed at its current proposed location as an over-grade trenchless system strapped to a standing steel
bracket similar to the existing storm drain pipe outfall near oak #4.
ii. In addition to the above suggested pipe adjustments in item #3b(i), the e:Xisting storm drain outfall area adjacent to oak #4 may need to be
adjusted to slow storm water discharge by placing boulders or other materials over the existing concrete spillway area (subject to further
discussion between Town Staff and applicant's project team members).
8119 AddnllS: 20102,.,.... Road, Loa Gel0$, CA
~ Marnti.. ~ Soclely d ConsullngMlarlatl and Member d lie~ ........... Soclely d M>oriaAn
o W-Ul'ltson 2015 Al Rights~
'i!Of31
Version: 1/8/2016
~b Walter Levison r CONSULTING ARBORIST
ASCA Registered Consulting Arborlst#401/ ISA Tree Risk Assessment Qualified/ ISAiCertifled Arborist#W~3172
M\
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cell (415) 203-0990 I drtree@sbcglobal.net
iii. Proposed landscape plantings (and any associated illligation pipe installation·s) should be removed from the proposed plan sheet L-1 such that
there is a 15 to 20 linear foot minimum offset-betWeen the trunks of oaks #6, #7, and #8, and any landscape development downhill from the
trees. Assume chain link root protection zone fence routes will be located approximately 15 linear feet minimum offset downhill from the
trunks of the trees.
iv. Proposed boulder rip rap slope armoring per sheet ~2,• If installation involves· any alteration of soil grades within 15 feet of trees #6, #7, or #8,
should be eliminated. Other types of slope armoring or stabilization that will not require any alternations to soil grade (i .e. no scarification,
excavation or grading) should be explored in order to avoid potential damages to the root zones of the above noted trees.
v. Consider adjustment of the proposed . roadway and ~taining wall as shown on sheet C•2 such that there is a 15 to 20 foot offset between the
trunk of oak #2 and the :retaining wall edge·(assume Jhat a root protection zone "wan· Will be required as a condition of approval to be erected
at 1 O to 15 feet south of the trunk edge of oak #2). ·
4. Tree Valuation CAoorajsall and Tree Security Bond Posting :
The values of all trees on and adjacent to the site being retained were determined by the CIA µsing the trunk formula method as outlined in the glh
edition of the Guide for Plant Appraisal .. Trunk cross· sectional area for each tree with mult!ple l'Tlainstems was calculated by totaling the sum of the
cross sectional areas of the mainstems, and-entering that nu~ber into the -trunk formula .
i
Tree Tag Number
(Retention Trees Appraised Value (Trunk Formula Method)
OnM
1 $3320. : 2 $1 700. I i
. 3 $2.080 . ,. ;
4 $5,200. :
5 $10,200. :
6 $7,000.
7 $4690. I
8 $3320. ! ;
Total Value: $36;850. l !
The CTA suggests that, based on the '·aboveappraised dollat values ofthe. trees ·belng ·retained as determined· by the CTA, a standard tree security
bond be posted by the applicant with.the City in the amount 6f $25,000, which is significantly less than the total appraised value of the eight trees
noted above as being retained on and adjacent to the site. The Town code provides a mechanism that can require ·bond posting by a project applicant
In the amount of $5,000 per tree being retained, or $25,000, whichever is less. In this case, there are eight trees being retained at or adjacent to the
site which may be negatively affected by site work: 8 X $5,0QO = $40,000. ·
Site AddtM&: 20102 Foalllr Rmd,)..os Glltlll. CA
~ ~. Anwlcan SOc:il(y of Ccnultng Arborisls anCI Maml8r of the lntllrnllionlil Soc:lely of Arb~
C W llhlr LMWor12015 All Rigta RaeeMld
18 of31
Version: 1181201B
~h Walter Levison r CONSULTING ARBORIST
Ji\
,=:?.::..~~
ASCA Registered Consulting Arborist #401/ ISA Treo Risk Asaeesment Qualified/ ISA Certified Ari>orist #WC-3172 cell (415) 203-o990 I drtree@sbcglobal.net
5. Trunk Bytfer Tvoe Ill Protection:
Install a trunk buffer around the lowennost 8 to 1 O feet of the trunks of the following on-site trees that are to be retained
in very close proximity to construction (treas #1, 2, 3, 4).
Wrap approximately 20 wraps of orange plastic snow fencing around the trunk between grade and 8 feet above grade
to create a padding at least 1 to 2 inches thickness.
Stand 2x4 wood boards upright, side by side, around the entire circumference of the trunk. Affix using duct tape (do
not use wires or ropes). See spec image above right.
6. Chain Link Fencing Type I and/or rvoe II Protection:
Erect five-foot tall chain link fence on seven-foot long, two-inch diameter iron tube posts pounded 24 inches into the
ground (see sample image at right).
PnMlemolitlon fence: Par the red dashed Hnes on the tree map In the CTA's arborlst report, around
trees #1, 2, 3, 4, 5, 8, 7, 8.
Approximate distances from fence to trunk:
Tree #1: 15-feet south of trunk.
Tree #2: 1 O to 15 feet south of trunk (If proposed roadway and retaining wall are adjusted
southward as suggested by the CTA, then fence at 15 feet offset from trunk).
Tree 13: 10 feet south of trunk.
Tree M: 20 feet south of trunk.
Tree ts: 35 to 40 feet east of trunk.
Tree 16: 15 to 20 feet .northeast of trunlk.
Tree '117: 15 to 20 feet northeast of trunk.
Tree 18: 15 to 20 feet northeast of trunk.
This fencing must be erected prior to any heavy machinery traffic or construction material arrival
on site.
The protective fencing must not be temporarily moved during construction . No materials, tools,
excavated soil, liquids, substances, etc. are to be placed or dumped , even temporarily, Inside the
root protection zone or •RPZ".
No storage, staging. work. or othpr actjvities wj!I be allowed insjde the Rez <such as storm drain
oloe straoolngl exceot with PA monitoring.
Site AddreH: 20102 FGIS Road, Los Gatxia, CA
Reglstar8d Melr'bar, American Society Of Consullng Arborists and Mlnt>er Of Iha lllBndonat Society or~ ..
C Weller l..llvison 2015 All Rights RBBerved
17 Of31
Ver.Ion: 1M016
~b Walter Levison r CONSULTING ARBORIST M\
~~-:~-=..,.~..:;...
ASCA Registered ConaulUng Arborist #4-01/ ISA Tree Risk Aslessment Qualified/ ISA Certified Amorist tM'C-3172 eel (415) 203-0990/ dltree@sbcglobal.net
For the areas uphill from tms #1. 2. 3. and #4. silt fence shall be jnstalled per Pactsaae directions tucked under the soil on the uchill side of the fence.
with a straw wattle pinned dgwn over the bottom of the silt fence edge as additional protection agajnst soil flows and soil slumcinq into the rogt
Protection zone area <see Images at right>:
Signage: The RPZ fencing shall have one sign affixed with UV-stabilized zip ties to the chain link at eye level for every 25-linear feet of fencing,
minimum a·x11 · size each, plastic laminated, with wordage that includes the Town Code section that refers to tree fence protection requirements
(wordage can be adjusted):
TREE PROTECTION ZONE FENCE
ZONA DE PROTECCION PARA ARBOLES
-NO ENTRE SIN PERMISO-
·LLAME EL ARBOLIST A-
REMOVAL OF THIS FENCE IS
SUBJECT TO PENAL TY ACCORDING TO
LOS GATOS TOWN CODE 29.10.1025
PROJECT ARBORIST:
TELEFONO CELL: EMAIL:
7. lrrigatign Temporary puring Construction (jf applicable):
Apply temporary irrigation to trees being retained, at a frequency and duration or total output to be specified by the
project arborist (PA).
Method of water delivery can be soaker hose, emitter line, garden hose trickle, water truck, tow-behind water tank with
spray apparatus, etc. ·
SlleAddrwa: 20102~Rmd,LosGalDll,CA
Riigla..d MlllW. Amanc8n Soc:iety of Conaullng M>orlsts ... ManH" of the lnlamallonlll Soc:iety of~
o WIH9r L.Mon 2015M ~ts ReseMld
18 of31
Verslan: 11812016
~h Walter Levison r CONSULTING ARBORIST M\ ··-···-·~ ...
ASCA Registered Consulting Arborist '4011 ISA Tree Risk Asaessment Qualified / ISA Cedified Atbortst #Wc-3172 eel (415) 203-o990 I drtree@sboglobal.net
8. Pruning I Clearance for Stonn Drain. Retaining Wall. Roadway, etc.:
If the current proposed locations for retaining wall construction, roadway grading, and stonn drain llne
strapping are not adjusted as is suggested by the CTA In his arborlst report, then oak #2 and bay laurel
#3 shall be pruned prior to Installation of the root zone protection fence and prior to start of demoHtion or
other site work . Pruning shall achieve at least 5 feet minimum horizontal and/or vertical clearance from
the proposed new work..
All pruning shall be perfonned only by, or under direct full time supervision of an ISA Certified Arborist ,
and. shall confonn to the most current iteration of the American National Standard Institute pruning
guidelines and accompanying ISA Best Management Practices I Pruning booklet
• ANSI A300 (Part 1) tree, shrub, and other wood plant maintenance I standard practices (pruning).
2001.
• Best Management Practices I Tree Pruning: companion publication to the ANSI A300 Part 1: tree,
shrub, and other wood plant maintenance I standard practices (pruning). International Society Of
Arboriculture. 2002.
9. Root Pruning :
If woody roots measuring greater than 1-inch in diameter are encountered within 20-feet of any tree being
retained during site work, contractors shall immediately alert the project arborist, and shall proceed to
sever roots at right angles to the direction of root growth using sharp hand tools such as professional '--
grade loppers, hand shears, chain saw, A/C sawzall, or other tools only under his/her direct supervision. See spec
images at right.
Woody roots shall not be shattered or broken in any way as a result of site activities. Shattered or broken areas
shall be hand dug back into clear healthy root tissue and re-severed at right angles to root growth direction under
the direct supervision of the project arborist (PA).
10. Water Scray:
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 nonnal tree function (see
image at right In which a fire hose system was used to wash approximately 50 redwood tree specimens in
Sunnyvale during a one year long demolition period).
Spray should be applied approximately twice yearly, or when ambient airborne dust ·concentration is unusually
high. .
Site Address: 20102 FollBr Road, Loi GlllllS, CA
~ a.tent., AalllriCarl Society al Conldng Arbollela and a.tent. al the lnillnllllon8I Sodety al AlbolbAn
OWlllttlt IAYison 2015AI R9its ReseMld
19-of31
V8111on: 1111QD16
~II Walter Levison r CONSULTING ARBORIST
ASCA Registered Consultlng Arborist #401/ ISA Tree Risk Assessment Quallfted /ISA Certified Arborlst #WC-3172
11. Landsc8oe Plan Notes:
Specification for new tree installations :
• Remove all girdling roots and circling rootS and scarify the rootball prior to installation .
• Elevation of the top of rootball should be approximately 1 to 2 inches above surrounding
grade at sites with heavy clay soil.
• Ensure that the trunk flares (woody buttress root flares) are present and exposed at the
base of trunk. Perfonn cursory root crown excavation to expose the flares if they are not
visible.
• Double 2-lnch diameter stakes .
• Cinch-tie™ rubber tree ties, in double figure eight fonnation .
• Cut stakes down to just above the Cinch tie elevation to avoid wind sway damage to tree .
• Two (2) high volume output professional grade flood bubblers placed directly over the
rootball .
• Soil berm built over the edge of the rootball so that irrigation water is forced to percolate
directly downward into the rootball via gravity.
• Mulch covering the berm and surrounding soil.
• Leave some or all temporary branches as-is at low elevations until tree is established 12 to
24 months post-planting .
• Remove stakes and ties after tree is established, approximately 12 to 24 months post-
·planting .
8.0 Tree Protection and Maintenance Directions per Town Code
M\
.-=::!··~~\;~
The following is excerpted directly from the 2015 iteration of the Town of Los Gatos tree ordinance sections which provide specific tree protection directions
and limitations on root pruning and above-ground pruning :
Sec. 29.10.1000. New property development.
(a) A tree survey shall be conducted prior to submittal of any development application proposing the rem9val of or impact to one or more protected
trees. The development application shall include a Tree Survey Plan and Tree Preservation Report based on this survey. The tree survey inventory
numbers shall correspond to a numbered metal tag placed on each tree on site during the tree survey. The tree survey plan shall be prepared by a certified
or consulting arborist, and shall include the following infonnation:
(1) Location of all existing trees on the property as described in section 29.10.0995;
(2) Identify all trees that could potentially be affected by the project (directly or indirectly-immediately or in long term), such as upslope grading or
compaction outside of the dripline;
(3) Notation of all trees classified as protected trees;
Siie Adm.: 20102 Fost9r Riolld, Loa G-. CA
Reglatered Member, An.ic.n Sodely of Consulf ng Arbollllls and Membet d.,. krt9malional Society of~
0 Walllr LAl'll&on 2015 All Rlgllll ReMrwd
20of31
Veralan: 11812016
.-
L
'·~
~\h Walter Levison
., CONSULTING ARBORIST · A~
,=...~~-= ..
ASCA ReglsteJad _C~~_ultlJlg Aft?orist #4o!f _ISAJr~_ ~Isl<. Aa"8ament Qi,lalified / ISA C!Jtlfiesl !i-rl>.Orist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net
(4) In addition, for trees four (4) inches in diameter or larger, the plan shall specify the precise location of the trunk and crown spread, and the
species, size (diameter, height, cr6wn spread) and· condition of .the tree.
(b) The tree survey plan shall be reviewed ·~)' the Town's <;onsulting arborlst who shall, after making a field visit to the property, indicate in writing or as
shawn on apprpved plans, . which trees are .recommended for pre$ervation (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 sfaff reporrto the Town reviewing body· upon its consideration of the
appllcation·fornew property<teveropment; ·
(c) When development jmpacls are within tbe dr,ipline of or will . affect any protected tnte. 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 structl:Jl"e of exiSting trees, the effects of the proposed · develos)ment 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 preservatJon report shall .. stipulate a required tree protection· ·mne (TPZ) for trees to be
retained, -Including street trees, _protected trees -~nd trees whose canopies are hanging over the project site from adjacent properties. The TPZ shall be
fenced as· specified in section 29.10.1005:
(1) The final approved tree preservation report shall be included in the building permit s~t of development plans and printed on a sheet titled:
Tree Preservation lnstructions (Sheet T-1). Sheet T-1 shall be ~ferenced 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 sits and .oeslgn plan review shall endeavor to protect all trees recommended for preservation by the
Towri's consulting .. arl>orist. The ·"Town reviewing body may determine if any of the trees recommended for pre~tion 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 29.10.0990;
(3) Approval of final site or landscape plans .by the· appropriate Town reviewin_g body shall comply with the following req~irements and conditions of
approval: · · · ·
~· The applicant ·shall, withrn ninety (90) days of final approval or :prior to issuance of a grading or bufiding permit, .whichever occurs
first. secure an appraisal of the condition and value Of ·an trees included in the tree report affected • by the deVelopment tha~ are required to
remain within the development ·usintr the Tree Value. Standard: methodology as set forth In this Chapter: The appraisal of each tree shall
recagnize the locatiOn of'thia tree in the proposed develQpmenf. The 1:1ppraiS&I shall be performed in accordance with the current edition of
the Guide for Plant:.A?Praisal 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 Art>onculture. The appraisal shsll be performed at the applicant's
expense, and the appraisal shall be subject to the Director's approval. ·
b. The site or land~pe plans shall indicate which trees are to be removed. However, the plans do not constitute approval to remove a
tree untU 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 eachttee to be removed 'to satisfy the. purpose ofthis division.
(d) Prior to acceptance of prtiposed development or $.Ubdlv.isiQn improvements, the developer shall submit to the Director a final tree preservation
report prepared by a certified. or consulting arborist. This report shall consider .an trees that were to remain within the development. The report shall note
the trees' h~lth . in relation te th8 ioitlally reported eondltion of the_ trees and shall nQte, ·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
~l Of\jl
Siie .'llld.-: 20102 ~ Rolld, l.ol GalDS, CA .
Reglst.ed Member, Anak:en Scictety of Consullng Arborl•IS and Men«> et Of the lnllrnmjanal SOdety of Arbo~wtln
o Waller l.9Ylson 2015 Al Rights Reaerved
Verslan: 1/8!2016
a Walter Levison ~I(' CON'SULTING ARBORIST .
· ASCARegistered COf1!ultlng Arborist f#4Q111SA Tree Risk Asses~l114iflt OuaH:fted / I~ c_ertifiecl Arborlst #WC-3172 ,
M\ -·-.......r--_________ ..
eel (415) 203-0990 I drtree@sbcglobal.pet
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 appllcant shall remain responsible fQr the health and survival of all trees within the development for a period of five (5) years
following acceptance of the public Improvements of the developmen~ or certificate of occupancy.
·(e) Prior to issuance of any demolition, grading or building p~rmit, the applicant or contractor shall submit to the Building Department a written
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 discretronary approval, a security gu~rantee shall be provided to the Town. Prior to the
Issuance of any permit allowing construction to· begin, the applicant shall post cash, bond or other security satisfactory to the Director, in the penal
sum of five -thousand dollars ($5,000.00) for eact:i tree required l o 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 oollars ($5;000.QO) per tree as a civil penalty in 1he event that a tree or trees required to be preserved
are removed, destroyed or severely damaged~ '
(g) An applicant with a proposed development which requiresi underground utilities shall avoid the installation of said utilities within the dripllne 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 dripllne of existing trees shall be supervised at all times by a certified or
consultilg arborist ' ·
, I
(h) It shall be a violation of this dMsion .for any property owner or agent of·the owner to fall Jto cornply with any development approval condition
conceming preservation, ~tection , and maintenance· of a_ny pro¥ed tree.
(Ord. No. 2114, §§I, II, 8-4-03)
Sec. 29.1o.·1005. Protection · Of trees.during, construction.
,(a) Protective.tree fencing shall specify the following:
(1) Size and materials; Six (6) foot high chain link · fencing, jmounted on two~inch . diametertgalva.nized Iron posts, shall be driven into the ground
to a depth of at least two ·(~) feet at no more than 10-foot spacing. For paving area th~ Vtfilt not ·be· demolshed and when stipulated in a tree
preservation plan , posts may be supported<by a concrete qase. ,
(2}-Are& type to be fenced. Type 1:-Enclosure with chain U~k fencSlQ of either the entire dnpline area or at ·the tree protection zone (TPZ), when
specified by a certified or consulting arborist. Type II: Enclosure for" street trees located in a planter strip: chain link fence around the entire
planter strip to the outer branches. Type Ill: Protection for a tree located in a small planter cutout only (such as downtown): orange plastic , I .
fencing shall be wrapped ·around -the ·trunk from the grot,1nd to ·the" first · branch with 2-inch wooden boards bound securely on the outside.
Caution shall be used:to avoid damaging any bark or brandies.
(3) Duration of T~ I, II, Ill fencing. Fencing shall be i erected before demolition, g~ing or construction permits are issued and remain in
place until the work is completed. Contractor shall first obiain· the approval of the project arborist on record prior to removing a tree protection
fence;
(4) Warning !Sign. Each tree. fence shal~ have ·prominently, d~played an 8.5X:11-inch "sign-stating: 'Waming-Tree Protection Zone-this fence shall
not be removed and is subject to penalty according to Town Code 29.10.1025". · ·
of 3 1
Site AddlMs: 20102 Foll9r Qmd, Los Galoa, CA v.tak1n: 1/8fl016
R9gi$111red Mllrmar, Amarlcan Sodety of Conluning AltOl1119 •nd Member or tll9 lntemallon11 Society of ArbOl1aJtllre
ci Wdlr UMson 201 5 All Rl"11s ReeeMld
'> Walter Levison
CONSULTING ARBORIST
M\
.~~~,..
ASCA Registered Consulting Arborist #401/ ISA Tree Risk Assessment Qualified / ISA Certified Arborist #VVC-3172 oell (415) 203-0990 I drtree@sbcglobal.net
(b) All persons , shall comply with the following precautions:
(1) Prior to the commencement of construction, install the fence at the dripline,· or tree protection zone (TPZ) when specified In an approved arborist
·report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction
materials or other materials, equipment cleaning , or parking of vehicles within the TPZ. The dripllne shall not be altered in any way so as to
increase the encroachment of the construction.
(2) Prohib it 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 oit, 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 periodie monitoring of the project site and the
· heallh 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 BhaU document all site visits.
(7) The Director and project arborlst 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 Arborlculture Best Management Practices-Tree Pruning
and ANSl ·A300-Part 1 Tree, Shrub and OtherVlloody Plant Management-Standard Practices, (Pruning) and any special conditions as determined by the
Director. For developments, which require a tree preservation report, a certified or consulting arborist shall be in reasonable charge of all activities involving
protected trees, including pruning, cabling and any other work if specified.
(1) Any public utility installing or maintaining any overhead wires or underground pipes or conduits in the vicinity of a protected tree shall obtain
permission from the Director before pertonning any work, including pruning, which may cause injury to a protected tr9e. (e.g. cable lV/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 (Marus alba) or other species approved by the Town Arborist. Applications for a pruning permit shall include photographs indicating
where pruning Is proposed.
Sita .~ 20102 ,,_.,. Roed, l..Cll Ga10S. CA
Registered Member, AmaflQm Society ol Conaulll~ MKxlala and Member of the lntJamallonel Society llf ArbaolCIAlura
c Wsltar lelllson 2015 Al Rlghla R--..ct
230f"31
Version: 1/8/2016
~ha Walter Levison
.. , CONSULTING ARBORIST
A~ M~
.:~-=-;".~
ASCA Registered Consulting Art>orlstj#401/ I~ Tree ~lsk Assessment Qualified/ ISA! Certified Artlorist #YVC-3172 cell ( 415) 203-0990 I drtree@sbcglobal.net
. I '
(4) No person shall remove any Heritage tree or large protected tree branch or root through pn!Jning or other method greater than four (4) inches in
diameter {12.s· in ci"cumference) without first obtaining a1pennit pursuant to this division. '
{Ord. No. 21·14,.§§ I, II, 8-4..;03)
9.0 Tree Replacement Standards -Los Gatos Town Code
{Excerpted from Town Code 29.10.0985 and 29~ 10.0987)
(1) Two {2) or more replacement trees; of a species and size designated by the 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 pennit shall pay the cost
of purchasing and planting the replacementtrees.
(2) If a tree or trees cannot be reasonably planted on the i subject property, an in-lieu pa}'iient in an amount set forth by the Town Council by
resolution shall be paid to the Town Tree Replacement Fund to: .
a . Add or ~ce trees on public property in the vicinity of the subject property; or
b. Add or replace trees or landscaping on other Town p~operty; or
c. Support the Town 's urban forestry management program. (Ord. No. 2114, §§ I, 11, 8-4~03)
Table 3-1 -Tree Canopy-Replacement Standard
----S1ngte.f'am11y
Celvn01J.lf 6iZe of RembVed T,_ 1 ReplecemenL
Requf rement2A Resldiritlal
~s .
I
1 O feet or less TJWO 24 inch box trees Two 15 gallon trees
I
More than 1 O feet to 25 feet 11.hree 24 inch box .trees Three ' 15 gallon trees
·t=our 24 inch box trees; or !
More than 25 feet to 40 feet two 36 inch box trees Four 15 gallon trees
More than 40 feet to 55 feet
~ix 24 inch box trees:
Not Available or Three 36 inch box
'
Greater than 55 feet 'Jren 24 inch box trees; or
F,ive 36 inch box trees Not Available
Notes
24 31
Site.Add-• 20102Foallllr Road, Los GlltDI, CA Ver&lcin: 1/812016
Raglilterecl Manmw, American Society of Conautlng Alborllll 111d Meniler of th• lntametlonal Society of MlOl1~ture ow,,_ LIMson 201s Al ~ta ~
·~__,
~
"-'
' Walter Levison
CONSULTING AABORIST
... ~ ~~
~~ .... --~
ASCA Registered Consulting Arborist #401/ ISA Tree Risk Assessment Qualified I ISA Certified Arbortst #WC-3172 cerr {415) 203-0990 I drtree@sbcglobal.net
1To measure an asymmetrical canopy of a tree, the widest measurement shall be used to determine canopy size.
2otten, It is ·not possible to replace a single large, older tree with an equivalent tree(s). In this case, the tree may be replaced with a combination of
both the Tree Canopy Replacement Standard and in-lieu payment In an amount set forth by Town Council resolution paid to the Town Tree
Replacement Fund.
3single Family Residential Replacement Option is available for developed single family residential lots under 10,000 square feet that are not
subject to the Town's Hillside Development Standards and . Guidelines . All 15-gallon trees must be planted on-site. Any in-lieu fees for single
family residential shall be based on 24" box tree .rates ~s adopted by Town Council.
4Replacement Trees shall be approved b)' the Town Arborist and shall be of a. species suited to the available planting location, proximity to structures,
overhead clearances; soil typ.e, compatlbllity with surrounding cenopy and other relevant factors. ·Replacement with natiw 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 ·prc>Vlsions-Hillsides
The Tovvn 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 Deve/aprnent Standards and Guidelines (HDS&G).
(2) All protected trees toc&ted within 30 feet of the primary residence that are removed shall be replaced as follows:
(a) If the . removed tree is a native .tree. listed In Appendix A of the HDS&G, it shall only be replaced with a native tree listed in Appendix A of
theHDS&G. ..
(b) . If the removed tree is not listed in Appendix A. it may be replaced with a tree listed in Appendix A, or replaced with another species of
tree as approved by the Director.
(c) Replacement trees listed in AppendixA .maybe planted anywhere on the property. . .
(d) Replacement trees not listed In AppeiidiX Amay·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 satety or fire hazard, in order to foster wildlife
habitat and the natural renewal of the hillside environment.
Sile Adclr9a: 20102:.,_. Reed, Los GalOll, CA
Ragl9"'r9d Memb ... Amerie1n Society or Consull~ MxlrllllB and Member or th• l~lmmllllon•I Society of ArtoriCIAn
0 Waller l..8vtaon 2015 Al ~ta RMervad
25or31
Verslm: 1llll2016
-
-~b Walter Levison r CONSULTING ARBORIST
i}\
..=::::.-.:=.~~
ASCA Registered ConsUtlng Alborist#401/ ISA Tree Risk Assessment Qualified/ ISAJCertified Arborist#WC.31n eel (415) 203-0990 I drtree@sbcgtobal.net
10.0 Author's Qualifications
• Continued education through The American Society of Consulting Arborists , The International · Soctety of Arboriculture (Western Chapter), and
various governmental and non-iJOvernmental entities.
• Contract Town Arborist, Town of Los Gatos, California
Community Development Department I Planning Division
2015-present
• Tree Risk Assessment Qualified (ISA TRAQ Course Gradua •• Palo Alto; California)
• Millbrae Community Preservation Commission (Tree Board)
2001-2006
• ASCA Registered Consulting Arborist #401
I
• ASCA Arboriculture Consulting Academy graduate, class of ~000
• 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 Ai'borist #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)
S,ite·Add,_: 20102 F°"8r Road, loll GallOll; CA
~-29of31
~ Men'lb«, An*'«:an Sociely of Consulfng Arboriats and Mimi« of'"' ln'8mlllional Society of~
c W•ll9r I.Mon 2015 All Righl:I R8serwd
Versi()n: 11812018
..
' '-'--
' Walter Levison
CONSULTING ARBORISl ~
~-=:.:r.
ASCA Registered Consulting Arbor1st#401/ ISA Tree Risk Assesement Qualified/ ISA Certified Arborist tN/~172 cell (415) ::!03-0990 I drtree@sbcglobal.net
11.0 Assumptions and· Limiting Conditions
Any legal de9Criptlon provided tD the c:cnsultant/appralser Is .. umed to be correct. Any tllles and CM1nershlp ID any pn>perty are a19Ullled to be good and mar"8table. No reeponslbllly ii assumed
for matters legal In character. Any and al property is appralied and evaluated as through he and clean, under responsible ownership and competent management.
It is assumed that any property is not in vlolation of any applicable codes, ordinance, statutes, or other govemment regulations.
Care has been taken to obtain all Information from reliable sources . All da~ has been verified i.nsofar ~ P.Q8Sille: however, the consullantfappraiser can neMher guarantee nor be nssponsible for
the accuracy of lnfonnatlon.provided by others.
The consultanUappraiser shall not be req._.lred to give teSll!110i1)' ot to attend C.O!J!'l ·bV reason of this report Unless subsequent cOnln!i:tUal arrangemenll flltl made, Including ~nt of an
addltlonal fee for &Uctf servlce!I as~ m 1ho fee~ •. • Conlract ·of -~
Unless required by I.aw oth~se. the ••sslen of thli report Or a .CQPY the~of does not .rmply right of publlcatlon or u5e Jor any ~~r purpose by any other than the person to whom it Is
addressed, wi1h~1he prtor expressed wottso or verbal consent qfthe consultant(a11Pf81$er. · · ·
Unless required by law otherwise, neither all nor any part oflhe ~nts of this report, nor copy thereof, shaU be conv.eyect by anyc)ne, including the chant, to the public through advertising, public
relations, news, sales .• or other media, willJOut the prior elCpRl8Sed conctus1on$, Id.entity Of the consultant/appraiser, or any reh!~nce to ~my profess1onaJ society or institute or to any initiated
·designation conferred upon the oonsultantlappra1ser as stated m. hl~I quali_ficatlQns. ·
Thi& report and any values expreaaed henlln represent the op111on of-the consulfantfllpprai~r. •nd the consultanl'ala~praiaer's fee l• fi1 no wey contingent upon the reporting of a spac:illed value, a
stipulated reeult, the occurrenQ& of a s1o1beequent.eveit, nor upon any finding to be repOrtacl. · · ' . . · · . . . ..
Sketches, drawings, and phOtographs in this report, being iJ:ttanded for visual aids, 819 not necessarily to scale and shoold not be construed as engineeiing or archbctural reports or tuveys
unless expressed' Otherwise T-he reproduction of any lnfonnallori.generated by ·engmee"° architects, or other consultants-on any sk~ drawings', or photographs iS for the express purpose of
coordination and ease ohefe"91lc:e only lnclusron of.said 1nfonttat;on on any drawings or ~er documents does notcomn:ttute a representation by Walter Levison to the sufficiency or .aca.1racy of
said infonnation. · ·
Unless expressed othefWise:
a. lnfonna11on contained In thlS report CbVer8 only th088 •• that were examined and reflects the condltlo,. of those Items at the time of lnspedlon; and
b. the Inspection is Hmlted to visual e.xam1natioo of 8cceulble-Items Without dlllMICtlon, excavation, probing , or coring. There Is no warranty or guarantee, expressed or impled, that
prcblems ordeftciem;:les of the plar'lts or property !n q1,1atlon ma; not arise In .the future . · ·
Loss or alteration of any part of this report Invalidates the entire report.
1 Arborlst Dlsc/osure Statement: ·-Arborists are tree speclalists who use their education, know~. training, and experfence to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to
reduce the rllk of living near ne.. Cllenlll may chooae to accept or disregard 1he recommendation• of1he art>orlet, or to aeek addiUonal advice.
Arborlsts cannot dM9cl eVlfY condition tt1'l could poaslbly l8ad to the · structural failure of a tree. Tree are llving organism• that fail In ways we ·do not fully understand. Conditions ate often hidden
wtthl.n trees .and below ground . Arbortst cannot guarantee that a tree wlll be healthy or safe under all circumstances, or for a specified period of time. Li'<ewise, remedial treatments, like any
medicine, cannot be guaranteed.
Treatment, pnnng, and removal of trees may involve considerations beyond the scope of the art>orist's services such as property boundaries, property OIM18f'Ship, site lines, disputes between
neighbors, and ottter Issues. Arborlsts cannot take such considerations into account unless complete and a(;CUl'8fa information is disclosed to the arbor1st An arborlst should then be expected to
reasonably rely upon 1he completeness and accuracy of the infonnation provided.
Trees can be managed, but they caMOt be.controlled.. To Uve a.rtrees Is to accept .some~ ,of risk. The only way to ellmlnate ell risk associated with trees is to ellmlnate the trees.
Si'-Addrau: 20102 FGlllw Roed. Los Gatoa. CA
~ Merrber, Anatcan Society of Consultng Albollstl 8lld ............ of the lnllrMlan.i Society of ArbabAft
~ WIMM 1.8v11U1 2015 M Rlghla ReseMld
27 of31
ve..ion: 1i8/2018
~~ Walter Levison r CONSULTING ARBORIST
ASCA Registered Consu11in9 Arborlst #401/ ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172
12.0 Certification
M\.
-~,. ....... ~·. -..... _....__ ...
cell (415) 203-0990 I drtree@sbcglobal.net
I hereby certify that all the statements of fact in this report are true, complete, and correct to the best of my knowledge and belief, and are made in good fa ith.
Signatwe of Consultant ~· ._ -
13.0 Digital Images
WLCA archived images of survey trees on 1/8/2016.
Tree#
1
Sile Addraa: 20102 Fotler Raad, Los Gatas, CA
R1IQl.w.ct ....-. Amer1cm1 SOCiely or Consulting Atbortsts and Mlmler or"• 111Wm8licnal Sodely or Albarlculu.
OWaller Levison 2015 All Rlgl!lll Relerwcf
Tree# lmaae
2
2hf3f
Version: 1/!lf20111
,\\h Walter Levison V(' CONSULTING ARBORIST
ASCA Registered Consulting Arborist #401/ ISA Tree Risk Assessment Quallfled /ISA Certified Arbortst #Wc.3172
Tree# lmaae
3
Bay '#3 is In background center of image.
Site Mdress: 20102 ,,_. ROad, Los Gatoe, CA
Regi*1Jcl ,...,_, ~ Society ol Conlultru lll1'ollltS and M9mber of the lnlilmlllanal SOd«y ol AlboriaAae
o Waltar Levison 2015 /II Rights~
Tree#
4
29iif3'f
M\
·==-~~ ... ~
cell ( 415) 203-0990 I drtree@sbcglobal.net
Existing outfall shown at left side of image as an over-grade
strapped pipe discharges storm water onto a concrete spillway
that seems to actually Increase water velocity as it passes by the
trunk of oak ##4.
Venilon: 1/8/2016
.\\la Walter Levison Y'I(' CONSULTING ARBORIST
ASCA Registered Consulting Arborist #401/ ISA Tree Risk Assessment Qualified/ ISA Certified Arborist #Wc-3172
Tree# lmaae
4
Upper elevafion portion of canopy.
5
1
Site~ 20102 Foltll" lad. Los Ga1De. CA
Reglster8CI Meriler, Amerie1n Society of Consulting Atllollm •nd Merriler al the International Society d Arbartc:Uture
c Walter LavllOfl 2015 All Rlgllts Reservecl
Tree#
5
6
M\
'~~~--u:,::,~: ..
cell (415} 203-09~/ drtree@sbcglobal.net
Bay #5 shown at left side of image.
There is some existing rip rap material downhill from this tree, but
it Is much farther from trunk than the location proposed for new rip
on the applicant's sheet C-2.
v.ralon: 1/&'2016
/
..
~h Walter Levison r CONSULTING ARBORIST
ASCA Registered Consulting Arborist #401/ ISA Tree Risk Assessment Qualified/ ISA Certllled Arborist #WC-3172
Tree#
7
Note that these native blue oaks (trees #6, 7, 8) are relatively very
sensitive to construction pressures such as cuts, fills, changes in
hvdroloav, e~. when comoared l-o other soecies of trees.
~
Siie Address: 20102 Foll8t Road, Loe Gitos, CA
Reglstared Membar, Almrtcan Society of ConSUllr4I Alborists and Maniler of ll• lnlllmdoMl Society of AttorlaAn
0 Wlllilr l.eYl!lOR 2015 M Rl"11a Reserwd
T~e#
8
M\
."!'::.~~~..:..: ..
eel (415) 203-0990 I drtree@sbqJlobal.net
veraon: 111V101 e
MATERIAL SAMPLE BOARD
COKER RESIDENCE
20102 FOSTER ROAD
LOS GATOS, CA 95030
Recerveo
~-llf-JZZ.
JUL 2 4 2017
TOINN OF LOS GATOS
PLANNING DIVISION
l
'CAP & PAN' DLE ROOFING
REDLAND CLAmLE-lWO-PIECE MISSION
2000 SERIES-OLD SEDONA BLEND -AVERAGE 15.5 LRV
CHIMNEY CAP, GUlTERS
& DOWNSpGUJS
ARCHITECTURAL COPPER
SOFFIT MOLDING, OOERIOR
TRIM ELEMENTS / COLUMNS
COLOR INTEGRAL STUCCO PlASTCR ANISH W/
1MILLBROOK STONE' CUSTOM CAST STONE
EXTERIOR WALL SIDING
BUECHEL FIELDSTONE
-OVERGROUT FINISH
EXTERIOR WALL SIDING
COLOR INTEGRAL STUCCO SIDING
HARD TROWELED SMOOTH FINlSH
TO MATCH KEL.i. Y MOORE KMS716-3
'RODEO ROUNDUP1-LRV 30
EXTERIOR WINDOWS/DOORS
Q.AD WOOD 1DARK BRONZE'
M E T R 0 ANODIZED ALUMINUM
D E S I G N "l:'VVT»rr 1 } GROU P ~&
1475 S BASCOM AVE SUITE 208 •CAMPBELL, CA 95008 • (408) 871-1071 PH • (408) 871-1072 FAX 17-24· UI
MATERIAL SAMPLE BOARD
COKER RESIDENCE
20102 FOSTER ROAD
LOS GATOS, CA 95030
EXTERIOR WROUGHT IR()N
DOORS. RAIUNGS. GATE
WROUGHT IRON -1BRONZE 1 COLOR
SJONEPADO
'FRONTIER TAN'
FLAGSTONE
METRO
DESIGN
GROUP
GARAGE DOORS
DARK STAINED WOOD
'CARRIAGE' STYLE DOORS
DRJVE1NAY,\NALK\NAYS
PERVIOUS PAVERS-'XERIBRIX' BY
'XERIPAVE SUPER PERVIOUS PAVERS'
-HERRINGBONE PATTERN,
DUPONT COLOR
1475 S BASCOM AVE SUITE 208 •CAMPBEL!., CA 95008 • (.q(J8) 871-1071 PH• (408) 871-1072 FAX ~-24-1~
Neighborhood Notification Form
Date : µ(A/l ~I ,. 20 11
PROJECT ADDRESS: 20102 Foster Road Los Gatos, CA 95030
Applicant's Name : Scott Coker
RECEIVED
6-11.f-17-Z
AP~ O ~ 2017
TQ\ll_'N OF LOS GATOS
PLA1·J:~ING DIVISION
c My Signature beJow certifies that I reviewed the project plans; I
understand the scope of work; and I do NOT have any concerns or issues
which need to be addressed by the applicant; I c.an support the project as
proposed.
Neighbor's Name:,_.__~' ---'-( ,,_.l C-___ 1 ff'---l'r'----""-fL_ ....... ft_5_1 Al----=-6,___
Neighbor's Address: U>) e ~ "fos/:av Ro\.
Le .~ 6~ 1 C#.
Signature: __ ~i_1t __ 1 _Q_~ __ \_. __ ·......_ __ _
EXHIBIT l 3
Neighborhood Notificoition Fo_rm
Date:. __ 4_-_/_D_-_1_7'--------
PROJECT ADDRESS: 20102 Foster Road Los Gatos, CA 95030
Applicant's Name: 5cott Coker
RECEIVED
s-1L..\-t -i. z....
APR 10 2017
TOWN OF LOS GATOS
PLANNING DIVISION
o My Signature below certifies that I reviewed the project plans; l
understand the scope of work_; and I do NOT have any concerns or issues
which need to be addressed by the applicant; I can support the project as
proposed.
Neighbor's Name: di?~ <ffl./?n0<1
Neighbor's Address: ~Q \ 0 e .;pog 1/d!-12.()
Lpe, CP 4T?J& I Cit
I q6l>Bo
·----·--------------------------------------
PUBLIC COMMENT
Public comments received by 11:00 a.m., August, 18, 2017
NONE
This Page
Intentionally
Left Blank
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-0.0
Coker Residence PC2 6-30-17.pln7/5/20174:02 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
PROJECT SITE
GENERAL NOTES VICINITY MAPPROJECT INFORMATION
ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH THE FOLLOWING
CODES, AS WELL AS ALL APPLICABLE
STATE CODES & LOCAL CITY ORDINANCES,
2016 CALIFORNIA BUILDING CODE (C.B.C.)
2016 CALIFORNIA RESIDENTIAL CODE (C.R.C.)
2016 CALIFORNIA ELECTRICAL CODE (C.E.C.)
2016 CALIFORNIA PLUMBING CODE (C.P.C.)
2016 CALIFORNIA MECHANICAL CODE (C.M.C.)
2016 CALIFORNIA FIRE CODE (C.F.C.)
2016 CALIFORNIA ENERGY CODE (C.E.C.)
2016 CALIFORNIA GREEN CODE (C.G.C.)
NOTHING ON THE DRAWINGS IS TO BE CONSTRUED TO PERMIT WORK NOT
CONFORMING TO THESE CODES & REGULATIONS.
GENERAL CONTRACTOR AND SUBCONTRACTORS SHALL EXAMINE THOROUGHLY THE
SITE AND SATISFY THEMSELVES AS TO THE CONDITIONS TO WHICH THE WORK IS
TO BE PERFORMED. THE CONTRACTOR SHALL VERIFY AT THE SITE ALL
MEASUREMENTS AFFECTING HIS WORK, AND SHALL BE RESPONSIBLE FOR THE
CORRECTNESS OF THE SAME. NO EXTRA COST TO THE OWNER WILL BE ALLOWED
RESULTING FROM HIS NEGLIGENCE TO EXAMINE OR FAILURE TO DISCOVER
CONDITIONS AFFECTING HIS WORK.
CONTRACTOR SHALL VERIFY ALL DIMENSIONS SHOWN ON THE DRAWINGS BY
TAKING FIELD MEASUREMENTS; FOR PROPER FIT AND ATTACHMENT OF ALL PARTS
IS REQUIRED. SHOULD THERE BE ANY DISCREPANCIES, IMMEDIATELY
REPORT TO THE ARCHITECT IN WRITING PRIOR TO
COMMENCEMENT OF ANY RELATED WORK. IN THE EVENT OF THE CONTRACTOR'S
FAILURE TO DO SO, THE CONTRACTOR SHALL BE FULLY AND SOLELY RESPONSIBLE
FOR THE CORRECTION OR ADJUSTMENT OF ANY SUCH RELATED WORK OR ERRORS.
DO NOT SCALE THESE DRAWINGS. WRITTEN DIMENSIONS SHALL TAKE
PRECEDENCE OVER SCALED DRAWINGS.
MINOR DISCREPANCIES BETWEEN THE DRAWINGS AND ACTUAL CONDITIONS ARE
TO BE EXPECTED. CONDITIONS REQUIRING CLARIFICATION SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT IMMEDIATELY.
CONTRACTOR AND ALL SUBCONTRACTORS SHALL INSTALL OR APPLY, AND PROTECT
ALL PRODUCTS, MATERIALS, PROCESSES, METHODS, COATINGS, EQUIPMENT,
APPLIANCES, HARDWARE, SOFTWARE, ETC. IN STRICT ACCORDANCE WITH THE
MANUFACTURER'S SPECIFICATIONS, DETAILS & INSTRUCTIONS, TYPICAL. ALL
MANUALS OR INSTRUCTIONS PROVIDED BY THESE MANUFACTURER'S FOR PROPER
OPERATION AND
MAINTENANCE OF THE ABOVE ARE TO BE DELIVERED TO THE OWNER AT THE
COMPLETION AND FINAL INSPECTION OF THE PROJECT.
CONTRACTOR SHALL VERIFY THE QUANTITY, ROUGH OPENINGS AND TYPES OF
DOORS AND WINDOW AND DOOR SCHEDULES IN RELATION TO FRAMING PER FIELD
PRIOR TO ORDERING. ANY DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION
OF THE ARCHITECT IMMEDIATELY.
ALL ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS, AND AEROSOL PAINT
CONTAINERS MUST REMAIN ON THE SITE FOR FIELD VERIFICATION BY THE
BUILDING INSPECTOR. PER CGBSC SEC. 4.504.2.4
PRIOR TO FINAL INSPECTION, A LETTER SIGNED BY THE GENERAL CONTRACTOR OR
THE OWNER/BUILDER (FOR ANY OWNER/BUILDER) PROJECTS MUST BE PROVIDED
TO THE CITY OF SAN JOSE BUILDING OFFICIAL CERTIFYING THAT ALL ADHESIVES,
SEALANTS, CAULKS, PAINTS, COATINGS, AEROSOL PAINTS, AEROSOL COATINGS,
CARPET SYSTEMS (INCLUDING CARPETING, CUSHION AND ADHESIVE), RESILIENT
FLOORING
SYSTEMS, AND COMPOSITE WOOD PRODUCTS INSTALLED ON THIS PROJECT ARE
WITHIN THE EMISSION LIMITS SPECIFIED IN CGBSC SECTION 4.504.
1. CODES AND
REGULATIONS
2. SITE VERIFICATION
3. MEASUREMENTS
4. DIMENSIONS
5. DISCREPANCIES
6. MANUFACTURER'S
SPECIFICATIONS
7. WINDOWS AND
DOORS
8. CALGREEN
STANDARDS
DZ
AS-NOTED
COVER SHEET
AREA TABULATIONS
GENERAL NOTES
PROJECT INFORMATION
AREA TABULATIONS
PROJECT DESCRIPTION
VICINITY MAP
SHEET INDEX
CONSULTANT DIRECTORY
CONSULTANT DIRECTORY
PROJECT DESCRIPTION
ARCHITECT
METRO DESIGN GROUP
CONTACT: TOM SLOAN A.I.A.
1475 S. BASCOM AVE. # 208
CAMPBELL, CALIFORNIA 95008
(408) 871-1071 PHONE
(408) 871-1072 FAX
TOPO SURVEY & BOUNDARIES
KIER & WRIGHT
CIVIL ENGINEERS & SURVEYORS, INC.
3350 SCOTT BOULEVARD, BUILDING 22
SANTA CLARA, CA 95054
(408) 727-6665 PHONE
(408) 727-5641 FAX
PROPERTY OWNERS
PHONE
MAILING
ADDRESS
PROJECT
ADDRESS
SITE AREA
A.P.N.
ZONING
LAND USE
GENERAL PLAN DESIGNATION
LOCATED WITHIN DESIGNATED
WILDLAND URBAN INTERFACE
FIRE AREA
SETBACK
REQUIREMENTS
MAX HEIGHT
ALLOWABLE / PROPOSED
CONSTRUCTION TYPE
OCCUPANCY
FIRE SPRINKLERS
5% MIN, AWAY FROM THE STRUCTURESLOPE AT LANDSCAPE AREAS:
SLOPE AT PAVED AREAS:2% MIN, AWAY FROM THE STRUCTURE
1% MIN, AWAY FROM THE STRUCTURESLOPE AT LANDING AREAS:
1. SITE AREA - PER HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
GROSS: 166,815 SQ. FT. (3.83 AC)
NET AFTER REDUCTION: 66,726 SQ. FT. (1.53 AC)
AVERAGE SLOPE OF SITE: 45.40 %
AVERAGE SLOPE AT BUILDING PAD (LRDA): 2.20 %
2. FLOOR AREA
CELLAR FLOOR (SQ. FT.) EXEMPT
FIRST FLOOR (SQ. FT.)
GARAGE (400 SQ. FT. EXEMPT)
ACCESSORY BUILDING (SQ, FT.)
TOTAL AREA (SQ. FT.)
* CELLAR AND 400 SQ. FT. GARAGE ARE EXEMPT
TOTAL ALLOWABLE FLOOR AREA: 6000 SQ. FT. PER HDSC TABLE 2/PAGE 28.
3. BUILDING COVERAGE
MAXIMUM ALLOWABLE COVERAGE: NO MAXIMUM
PROPOSED COVERAGE: 8,071 SQ. FT. 12.09 %
BUILDING(S) 5,997 SQ.FT.
GARAGE (EXEMPT AREA) 400 SQ.FT.
PORCHES 1,674 SQ.FT.
TOTAL 8,071 SQ.FT.
5. PARKING SPACE
3 COVERED AT GARAGE
SCOTT COKER
(408) 393-7574
1942 COASTLAND AVENUE
SAN JOSE, CA 95125
20102 FOSTER ROAD
LOS GATOS, CA 95030
GROSS: 166,815 SQ. FT. (3.83 AC)
NET AFTER
REDUCTION: 66,726 SQ. FT. (1.53 AC)
537-33-009
HR -21/2:PD
EXISTING: UNDEVELOPED
PROPOSED: SINGLE FAMILY RESIDENCE
LOW DENSITY RESIDENTIAL
YES
REQUIRED
FRONT: 30'-0"
SIDE: 20'-0"
REAR: 25'-0"
PROPOSED
FRONT: 30'-0"
LEFT SIDE: 22'-6"
RIGHT SIDE: 199'-1"
REAR: 30'-4"
ALLOWED PROPOSED
18'-0" 18'-0"
V-B
R-3/U
REQUIRED (NFPA-13D)
GEOTECHNICAL ENGINEERING
A- 2.1
WATER USE CALCULATIONS
SHEET INDEX
SHEET INDEX, PROJECT DESCRIPTION, VICINITY MAP, CONSULTANTS,
GENERAL NOTES AND TABULATIONS
L- 0
A- 0.0
EXTERIOR ELEVATIONS
A- 2.0 MAIN FLOOR PLAN
A- 5.0
C- 3.0
SITE PLANA- 1.0
A- 4.0
ROOF PLAN
EROSION CONTROL PLAN
C- 2.0
TOPOGRAPHIC AND BOUNDARY SURVEY
C- 1.0
PRELIMINARY GRADING & DRAINAGE PLAN
A- 3.0
CELLAR FLOOR PLAN
CROSS SECTIONS
SITE DIAGRAMS, SITE DETAILS
EXTERIOR ELEVATIONSA- 4.1CONSULTING ARBORIST
EXTERIOR ELEVATIONSA- 4.2WALTER LEVISON
CONTRACT TOWN ARBORIST
(415) 203-0990 PHONE
drtree@sbcglobal.net
APPLIED WATER RESOURCES, CORP.
CONTACT: KENDALL W. PRICE CEG, REA
1046 WEST TAYLOR STREET, SUITE 105
SAN JOSE, CA 95126
(408) 496 0801 PHONE
A- 1.1
PROPOSED NEW ONE STORY RESIDENCE WITH ATTACHED THREE CAR GARAGE,
ACCESSORY BUILDING AND SWIMMING POOL IN COMPLIANCE WITH TOWN OF
LOS GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES.
TOWN NOTES, PROJECT DATA & LEGEND
C- 4.0
C- 5.0
EROSION CONTROL DETAILS
C- 6.0
CONSTRUCTION DETAILSC- 7.1
FIRE PROTECTION WATER
AN AUTOMATIC NFPA 13 FIRE SPRINKLER SYSTEM
APPROVED BY THE SANTA CLARA COUNTY FIRE
DEPARTMENT SHALL BE INCLUDED IN ALL PORTIONS
OF THE BUILDING. THREE SETS OF PLANS PREPARED
BY A SPRINKLER CONTRACTOR SHALL BE SUBMITTED
TO THE SANTA CLARA COUNTY FIRE DEPARTMENT
(14700 WINCHESTER BLVD., LOS GATOS, CA 95032)
FOR REVIEW AND APPROVAL. THE SPRINKLERS
SHALL BE INSPECTED AND APPROVED BY THE FIRE
DEPARTMENT PRIOR TO FINAL INSPECTION AND
OCCUPANCY OF THE BUILDING.
A. AN APPROVED AUTOMATIC FIRE SPRINKLER
SYSTEM, HYDRAULICALLY DESIGNED IN ACCORDANCE
WITH NFPA STANDARD 13 -2013 EDITION AND
LOCAL ORDINANCES SHALL BE INSTALLED
THROUGHOUT THE ENTIRE STRUCTURE. THE FIRE
SPRINKLER SYSTEM SUPPLY VALVING, FIRE
DEPARTMENT CONNECTION (FDC), ETC., SHALL BE
INSTALLED AS REQUIRED TO COMPLY WITH NFPA 13
REQUIREMENTS.
B. FAST RESPONSE FIRE SPRINKLER HEADS SHALL BE
INSTALLED THROUGHOUT THE GARAGE AND ALL
CONTIGUOUS AREAS WITHIN THE STRUCTURE.
C. A STATE OF CALIFORNIA LICENSED FIRE
PROTECTION CONTRACTOR SHALL PROVIDE (3)
COPIES OF THE WORKING DRAWINGS,
CALCULATIONS, A COMPLETED PERMIT APPLICATION
AND APPROPRIATE FEES TO THE FIRE DEPARTMENT
FOR REVIEW AND APPROVAL PRIOR TO BEGINNING
OF WORK.
D. THE FIRE DISTRICT MUST ISSUE A PERMIT PRIOR
TO THE INSTALLATION OF THE FIRE SPRINKLER
SYSTEM.
E. THE SPRINKLER CONTRACTOR MUST HAVE A CITY
BUSINESS LICENSE AND WORKER'S COMPENSATION
CERTIFICATE.
F. A FLAT CEILING IS REQUIRED IN AREAS
INCORPORATING AN AUTOMATIC FIRE SPRINKLER
SYSTEM TO ASURE PROPER FUNCTIONING OF THE
SPRINKLER HEADS.
FIRE DEPARTMENT NOTES
A. CLASS 'A' ROOF ASSEMBLY IS REQUIRED. SEE
PROVIDED DETAILS ON AD SHEETS.
B. MIN. 1/2" SPARK ARRESTOR SHALL BE PROVIDED
FOR EACH CHIMNEY.
C. COMBUSTIBLE VEGETATION SHALL BE REMOVED
WITHIN 30FT TO 100FT. OF STRUCTURE AND BE IN
COMPLIANCE WITH CBC SEC 701A.3.2.4 PRIOR TO
PROJECT FINAL APPROVAL.
WATER SUPPLY REQUIREMENTS
POTABLE WARER SUPPLIES SHALL BE PROTECTED
FROM CONTAMINATION CAUSED BY FIRE
PROTECTION WATER SUPPLIES. IT IS THE
RESPONSIBILITY OF THE APPLICANT AND ANY
CONTRACTORS AND SUBCONTRACTORS TO CONTACT
THE WATER PURVEYOR SUPPLYING THE SITE OF
SUCH PROJECT, AND TO COMPLY WITH THE
REQUIREMENTS OF THAT PURVEYOR. SUCH
REQUIREMENTS SHALL BE INCORPORATED INTO THE
DESIGN OF ANY WATER-BASED FIRE PROTECTION
SYSTEMS, AND/OR FIRE SUPPRESSION WATER SUPPLY
SYSTEMS OR STORAGE CONTAINERS THAT MAY BE
PHYSICALLY CONNECTED IN ANY MANNER TO AN
APPLIANCE CAPABLE OF CAUSING CONTAMINATION
OF THE POTABLE WATER SUPPLY OF THE PURVEYOR
OF RECORD. FINAL APPROVAL OF THE SYSTEM(S)
UNDER CONSIDERATION WILL NOT BE GRANTED BY
THE FIRE DEPARTMENT UNTIL COMPLIANCE WITH
THE REQUIREMENTS OF THE WATER PURVEYOR OF
RECORD ARE DOCUMENTED BY THAT PURVEYOR AS
HAVING BEEN MET BY THE APPLICANT(S).
CONSTRUCTION SITE FIRE SAFETY
ALL CONSTRCUTION SITES MUST COMPLY WITH
APPLICABLE PROVISIONS OF THE CFC CHAPTER 33
AND THE FIRE DEPARTMENT'S STANDARD DETAIL
AND SPECIFICATION SI-7. PROVIDE APPROPRIATE
NOTATIONS ON SUBSEQUENT PLAN SUBMITTALS, AS
APPROPRIATE TO THE PROJECT. CFC CHP.33
G. THE BUILDING SHALL BE PROVIDED WITH AN
AUTOMATIC FIRE EXTINGUISHING SYSTEM.
SPRINKLER CONTROL VALVES SHALL BE LOCATED TO
ALLOW CONTROL OF THE SPRINKLER RISER FROM
OUTSIDE THE BUILDING. SUBMIT SHOP DRAWINGS (3
SETS) AND A PERMIT APPLICATION TO THE FIRE
PREVENTION DIVISION FOR REVIEW AND APPROVAL
BEFORE INSTALLING THE SYSTEM. CALL (408) 378-
4010 FOR MORE INFORMATION.
SMOKE ALARMS
PER CBC #907.2.9.2, SMOKE ALARMS SHALL BE
INSTALLED IN ACCORDANCE WITH CBC #907.2.11.
EGRESS DOORS
EGRESS DOORS SHALL BE READILY OPENABLE FROM
THE EGRESS SIDE WITHOUT THE USE OF A KEY,
THUMB TURN, OR ANY SPECIAL KNOWLEDGE OR
EFFORT. MANUALLY OPERATED FLUSH BOLTS OR
SURFACE BOLTS ARE NOT PERMITTED, UNLESS ANY
OF THE EXCEPTIONS TO THE SECTION 1008.1.9.4 ARE
MET. (CBC #1008.1.9)
PREMISES IDENTIFICATION / PROJECT ADDRESS
APPROVED NUMBERS OR ADDRESSES SHALL BE
PLACED ON ALL NEW AND EXISTING BUILDINGS IN
SUCH A POSITION AS TO BE PLAINLY LEGIBLE AND
VISIBLE FROM THE STREET OR ROAD FRONTING THE
PROPERTY. SAID NUMBERS SHALL CONTRAST WITH
THEIR BACKGROUND. WHERE REQUIRED BY THE FIRE
CODE OFFICIAL, ADDRESS NUMBERS SHALL BE
ARABIC NUMBERS OR ALPHABETICAL LETTERS.
NUMBERS SHALL BE A MINIMUM OF 4 INCHES HIGH
WITH A MINIMUM STROKE OF 0.5 INCH. (CFC/505.1)
WILDLAND / URBAN INTERFACE FIRE AREA
THIS PROJECT IS LOCATED WITHIN THE DESIGNATED
WILDLAND URBAN INTERFACE AREA. THE BUILDING
CONSTRUCTION SHALL COMPLY WITH THE
PROVISIONS OF THE CALIFORNIA BUILDING CODE
(CBC) CHAPTER 7A. & R327
THE FOLLOWING CONDITIONS SHALL APPLY:
A- 1.2 SITE CROSS SECTION
OVERALL SITE PLAN
C- 8.0 EASEMENT DISPOSITION PLAN
C- 7.0
SITE CROSS SECTIONS
3,315
5,433
736-400=336
228
5,997
REALIGNMENT OF AN EXISTING EMERGENCY VEHICLE ACCESS EASEMENT
LANDSCAPE ARCHITECT
JENNA BAYER GARDEN DESIGN, INC.
CONTACT: JENNA BAYER
1954 OLD MIDDLEFIELD WAY STE. B
MOUNTAIN VIEW, CALIFORNIA 94043
(650) 988-9600 PHONE
PLANTING PLANL- 6 EXHIBIT 15
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
C-1.0
Coker Residence PC2 6-30-17.pln7/5/20174:02 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
PROJECT SITE
D.Z.
A.B.
A.C.
B.C.
B.O.
B.V.C.
C.B.
C.L.
C.O.
CONT.
D.I.P.
D.S.
D/W
E.C.
ELEV.
E.
E.V.C.
F.F.
F.G.
F.H.
F.C.
F.L.
F.S.
AGGREGATE BASE
ASPHALT CONCRETE
BOTTOM OF CURB
BLOW OFF
BEGINNING OF VERTICAL CURVE
CATCH BASIN
CENTERLINE
CLEAN OUT
CONTINUOUS
DUCTILE IRON PIPE
DOWN SPOUTS
DRIVEWAY
END OF CURVE (HORIZONTAL)
ELEVATION
EXISTING
END OF VERTICAL CURVE
FINISHED FLOOR ELEVATION
FINISHED GRADE
FIRE HYDRANT
FACE OF CURB
FLOW LINE
FINISHED SURFACE
MIN.
MON.
M.V.C.
N.T.S.
P.
P.C.C.
P.C.R.
P.V.C.
P.V.I.
R
R.C.P.
R/W
S
MINIMUM
MONUMENT
MIDDLE OF VERTICAL CURVE
NOT TO SCALE
PROPOSED
PORTLAND CEMENT CONCRETE
POINT ON CURB RETURN
POLYVINYL CHLORIDE
POINT OF VERTICAL INTERSECTION
RADIUS
REINFORCED CONCRETE PIPE
RIGHT OF WAY
SLOPE
RESIDENCE AND PORCH(S) ROOF AREA
ACCESSORY BLDG. PORCH(S) ROOF AREA
WALKS /STAIR/LIGHTWELL
POOL & SPA
TOTAL
IMPERVIOUS COVERAGE
GRADE BREAK
GATE VALVE
HIGH POINT
INSIDE DIAMETER
INVERT
LINEAR FEET
LOW POINT
MAXIMUM
MANHOLE
G.B.
G.V.
H.P.
I.D.
INV.
L.F.
L.P.
MAX.
M.H.
STORM DRAIN
STORM DRAIN MANHOLE
SQUARE FEET
SHEET
SANITARY SEWER
SANITARY SEWER MANHOLE
STANDARD
SIDEWALK
TOP OF CURB
TOP OF RETAINING WALL
TYPICAL
UNLESS NOTED OTHERWISE
VERTICAL CURVE
VITRIFIED CLAY PIPE
WATER
WATER METER
WATER VALVE
WATER SERVICE
S.D.
S.D.M.H.
S.F.
SHT.
S.S.
S.S.M.H.
STD.
S/W
T.C.
TW
TYP.
U.N.O.
V.C.
V.C.P.
W
W.M.
W.V.
W.S.
VICINITY MAP
TOWN OF LOS GATOS - OTHER STANDARD GRADING NOTES
6. EXCAVATED MATERIAL SHALL BE PLACED IN THE FILL AREAS DESIGNATED OR SHALL BE HAULED
AWAY FROM THE SITE TO BE DISPOSED OF AT APPROVED LOCATION(S).
8. ALL GRADING SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY WITH THE STANDARDS
ESTABLISHED BY THE AIR QUALITY MANAGEMENT DISTRICT FOR AIRBORNE PARTICULATES.
11. HORIZONTAL AND VERTICAL CONTROLS SHALL BE SET AND CERTIFIED BY A LICENSED SURVEYOR
OR REGISTERED CIVIL ENGINEER QUALIFIED TO PRACTICE LAND SURVEYING, FOR THE FOLLOWING
ITEMS:
a. RETAINING WALL: TOP OF WALL ELEVATIONS AND LOCATIONS (ALL WALLS TO BE
PERMITTED SEPARATELY AND APPLIED FOR AT THE TOWN OF LOS GATOS BUILDING
DIVISION).
b. TOE AND TOP OF CUT AND FILL SLOPES.
12. PRIOR TO ISSUANCE OF ANY PERMIT, THE APPLICANT'S SOILS ENGINEER SHALL REVIEW THE FINAL
GRADING AND DRAINAGE PLANS TO ENSURE THAT DESIGNS FOR FOUNDATIONS, RETAINING WALLS,
SITE GRADING, AND SITE DRAINAGE ARE IN ACCORDANCE WITH THEIR RECOMMENDATIONS AND
THE PEER REVIEW COMMENTS. THE APPLICANT'S SOILS ENGINEER'S APPROVAL SHALL THEN BE
CONVEYED TO THE TOWN EITHER BY LETTER OR BY SIGNING THE PLANS.
SOILS ENGINEER APPLIED WATER RESOURCES, CORP., DATED NOVEMBER 9, 2015 SHALL BE
THOROUGHLY COMPLIED WITH. BOTH THE MENTIONED REPORT AND ALL UPDATES/ADDENDUMS/
LETTERS ARE HEREBY APPENDED AND MADE A PART OF THIS GRADING PLAN.
13. DURING CONSTRUCTION, ALL EXCAVATIONS AND GRADING SHALL BE INSPECTED BY THE
APPLICANT'S SOILS ENGINEER. THE ENGINEER SHALL BE NOTIFIED AT LEAST FORTY-EIGHT (48)
HOURS BEFORE BEGINNING ANY GRADING. THE ENGINEER SHALL BE ON-SITE TO VERIFY THAT THE
ACTUAL CONDITIONS ARE AS ANTICIPATED IN THE DESIGN-LEVEL GEOTECHNICAL REPORT AND/OR
PROVIDE APPROPRIATE CHANGES TO THE REPORT RECOMMENDATIONS, AS NECESSARY. ALL
UNOBSERVED AND/OR UNAPPROVED GRADING SHALL BE REMOVED AND REPLACED UNDER SOILS
ENGINEER OBSERVANCE (THE TOWN INSPECTOR SHALL BE MADE AWARE OF ANY REQUIRED
CHANGES PRIOR TO WORK BEING PERFORMED).
16. THE CONTRACTOR SHALL INSTALL AND MAINTAIN FENCES, BARRIERS, LIGHTS AND SIGNS THAT
ARE NECESSARY TO GIVE ADEQUATE WARNING AND/PROTECTION TO THE PUBLIC AT ALL TIMES.
21. WATER SHALL BE AVAILABLE ON THE SITE AT ALL TIMES DURING GRADING OPERATIONS TO
PROPERLY MAINTAIN DUST CONTROL.
22. THIS PLAN DOES NOT APPROVE THE REMOVAL OF TREES. APPROPRIATE TREE REMOVAL PERMITS
AND METHODS OF TREE PRESERVATION SHALL BE REQUIRED. TREE REMOVAL PERMITS ARE
REQUIRED PRIOR TO THE APPROVAL OF ALL PLANS.
23. A TOWN ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN THE PUBLIC RIGHT-OF-WAY.
A STATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN STATE RIGHT-OF-WAY (IF
APPLICABLE). THE PERMITTEE AND/OR CONTRACTOR SHALL BE RESPONSIBLE COORDINATING
INSPECTION PERFORMED BY OTHER GOVERNMENTAL AGENCIES.
24. NO CROSS-LOT DRAINAGE WILL BE PERMITTED WITHOUT SATISFACTORY STORMWATER
ACCEPTANCE DEED/FACILITIES. ALL DRAINAGE SHALL BE DIRECTED TO THE STREET OR OTHER
ACCEPTABLE DRAINAGE FACILITY VIA A NON-EROSIVE METHOD AS APPROVED BY THE TOWN
ENGINEER.
25. IT IS THE RESPONSIBILITY OF CONTRACTOR AND/OR OWNER TO MAKE SURE THAT ALL DIRT
TRACKED INTO THE PUBLIC RIGHT-OF-WAY IS CLEANED UP ON A DAILY BASIS. MUD, SILT,
CONCRETE AND OTHER CONSTRUCTION DEBRIS SHALL NOT BE WASHED INTO THE TOWN'S STORM
DRAINS.
27. GRADING SHALL BE UNDERTAKEN IN ACCORDANCE WITH CONDITIONS AND REQUIREMENTS OF THE
PROJECT STORM WATER POLLUTION CONTROL PLAN AND/OR STORM WATER POLLUTION
PREVENTION PLAN (SWPPP), THE TOWN OF LOS GATOS STORM WATER QUALITY MANAGEMENT
PROGRAM, NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) AND ANY OTHER
PERMITS/REQUIREMENTS ISSUED BY THE STATE OF CALIFORNIA REGIONAL WATER QUALITY
CONTROL BOARD. PLANS (INCLUDING ALL UPDATES) SHALL BE ON-SITE AT ALL TIMES. NO DIRECT
STORMWATER DISCHARGES FROM THE DEVELOPMENT WILL BE ALLOWED ONTO TOWN STREETS OR
INTO THE PUBLIC STORM DRAIN SYSTEM WITHOUT TREATMENT BY AN APPROVED STORM WATER
POLLUTION PREVENTION DEVICE OR OTHER APPROVED METHODS. MAINTENANCE OF PRIVATE
STORMWATER POLLUTION PREVENTION DEVICES SHALL BE THE SOLE RESPONSIBILITY OF THE
OWNER. DISCHARGES OR CONNECTION WITHOUT TREATMENT BY AN APPROVED AND ADEQUATELY
OPERATING STORMWATER POLLUTION PREVENTION DEVICE OR OTHER APPROVED METHOD SHALL
BE CONSIDERED A VIOLATION OF THE ABOVE REFERENCED PERMIT AND THE TOWN OF LOS GATOS
STORMWATER ORDINANCE.
TOWN OF LOS GATOS NPDES NOTES
1. SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING
STRUCTURAL CONTROLS AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER
PERMIT.
2. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM
THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE
TRACKING, OR WIND AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER
PERMIT.
3. APPROPRIATE BEST MANAGEMENT PRACTICES (BMPS) FOR CONSTRUCTION-RELATED MATERIALS,
WASTES, SPILL OR RESIDES SHALL BE IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE SITE TO
STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF AS REQUIRED BY
THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT.
4. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITES
AND MUST NOT BE DISCHARGED TO RECEIVING WATERS OR TO THE LOCAL STORM DRAIN SYSTEM.
5. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF
THE REQUIRED BEST MANAGEMENT PRACTICES (BMPS) AND GOOD HOUSEKEEPING MEASURES FOR
THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS.
6. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY, ALL CONSTRUCTION DEBRIS AND WASTE
MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS.
7. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT A STORM DOES NOT
CARRY WASTE OR POLLUTANTS OFF OF THE SITE. DISCHARGES OF MATERIAL OTHER THAN
STORMWATER (NON-STORMWATER DISCHARGES) ARE PROHIBITED EXCEPT AS AUTHORIZED BY AN
INDIVIDUAL NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT OR THE
STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. POTENTIAL POLLUTANTS INCLUDE
BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTES FROM PAINTS, STAINS,
SEALANTS, SOLVENTS, DETERGENTS, GLUES, LIME, PESTICIDES, HERBICIDES, FERTILIZERS, WOOD
PRESERVATIVES AND ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS,
LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; CONCRETE AND RELATED CUTTING
OR CURING RESIDUES; FLOATABLE WASTES; WASTES FROM ENGINE/EQUIPMENT STEAM CLEANING
OR CHEMICAL DEGREASING; WASTES FROM STREET CLEANING; AND SUPERCHLORINATED POTABLE
WATER FROM LINE FLUSHING AND TESTING. DURING CONSTRUCTION, DISPOSAL OF SUCH
MATERIALS SHOULD OCCUR IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITE
PHYSICALLY SEPARATED FROM POTENTIAL STORMWATER RUNOFF, WITH ULTIMATE DISPOSAL IN
ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS.
8. DISCHARGING CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING GROUNDWATER THAT
HAS INFILTRATED INTO THE CONSTRUCTION SITE IS PROHIBITED. DISCHARGING OF
CONTAMINATED SOILS VIA SURFACE EROSION IS ALSO PROHIBITED. DISCHARGING NON-
CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING ACTIVITIES REQUIRES A NATIONAL
POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT FROM THE RESPECTIVE STATE
REGIONAL WATER QUALITY CONTROL BOARD.
COKER RESIDENCE
ABBREVIATIONS
ASSESSORS PARCEL NO. 537-33-009
TOWN NOTES,
PROJECT DATA
AND LEGEND
TOWN OF LOS GATOS STANDARD PUBLIC IMPROVEMENT AND STANDARD GRADING NOTES
1. ALL WORK SHALL BE PERFORMED IN CONFORMANCE WITH THE FOLLOWING:
a. TOWN OF LOS GATOS ENGINEERING DESIGN STANDARDS AND SPECIFICATIONS
(UNLESS SPECIFICALLY STATED OTHERWISE ON THE PLANS).
b. ALL TOWN OF LOS GATOS CONDITIONS OF APPROVAL RELATED TO THE PROJECT.
c. THESE PLANS AND DETAILS.
d. RECOMMENDATIONS OF THE PROJECT SOILS INVESTIGATION
SOILS ENGINEER APPLIED WATER RESOURCES, CORP., DATED NOVEMBER 9, 2015
SHALL BE THOROUGHLY COMPLIED WITH. BOTH THE MENTIONED REPORT AND ALL
UPDATES/ADDENDUMS/LETTERS ARE HEREBY APPENDED AND MADE A PART OF THESE PLANS.
2. NO WORK MAY BE STARTED ON-SITE WITHOUT AN APPROVED GRADING PLAN AND A
GRADING PERMIT ISSUED BY THE TOWN OF LOS GATOS, PARKS AND PUBLIC WORKS DEPARTMENT
LOCATED AT 41 MILES AVENUE, LOS GATOS, CA 95030.
3. A PRE-JOB MEETING SHALL BE HELD WITH THE TOWN ENGINEERING INSPECTOR FROM THE
PARKS AND PUBLIC WORKS DEPARTMENT PRIOR TO ANY WORK BEING DONE. THE CONTRACTOR
SHALL CALL THE INSPECTIONS LINE AT (4080 399-5771 AT LEAST FORTY-EIGHT (48) HOURS
PRIOR TO ANY GRADING OR ONSITE WORK. THIS MEETING SHOULD INCLUDE:
a. A DISCUSSION OF THE PROJECT CONDITIONS OF APPROVAL, WORKING HOURS, SITE
MAINTENANCE AND OTHER CONSTRUCTION MATTERS;
b. ACKNOWLEDGEMENT IN WRITING THAT CONTRACTOR AND APPLICANT HAVE READ
AND UNDERSTAND THE PROJECT CONDITIONS OF APPROVAL, AND WILL MAKE
CERTAIN THAT ALL PROJECT SUB-CONTRACTORS HAVE READ AND UNDERSTAND
THEM PRIOR TO COMMENCING WORK AND THAT A COPY OF THE PROJECT
CONDITIONS OF APPROVAL WILL BE POSTED ON SITE AT ALL TIMES DURING
CONSTRUCTION.
4. APPROVAL OF PLANS DOES NOT RELEASE THE DEVELOPER OF THE RESPONSIBILITY FOR THE
CORRECTION OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF, DURING THE
COURSE OF CONSTRUCTION OF THE IMPROVEMENTS, PUBLIC INTEREST AND SAFETY REQUIRES A
MODIFICATION OR DEPARTURE FROM THE TOWN SPECIFICATIONS OR THESE IMPROVEMENT
PLANS, THE TOWN ENGINEER SHALL HAVE FULL AUTHORITY TO REQUIRE SUCH MODIFICATION
OR DEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE MADE.
5. APPROVAL OF THIS PLAN APPLIES ONLY TO THE GRADING, EXCAVATION, PLACEMENT, AND
COMPACTION OF NATURAL EARTH MATERIALS. THIS APPROVAL DOES NOT CONFER ANY RIGHTS
OF ENTRY TO EITHER PUBLIC PROPERTY OR THE PRIVATE PROPERTY OF OTHERS AND DOES NOT
CONSTITUTE APPROVAL OF ANY OTHER IMPROVEMENTS.
6. IT SHALL BE THE RESPONSIBILITY OF THE PERMITTEE OR CONTRACTOR TO IDENTIFY,
LOCATE AND PROTECT ALL UNDERGROUND FACILITIES. PERMITTEE OR CONTRACTOR SHALL
NOTIFY USA (UNDERGROUND SERVICE ALERT) AT 1-800-227-2600 A MINIMUM OF FORTY-EIGHT
(48) HOURS BUT NOT MORE THAN FOURTEEN (14) DAYS PRIOR TO COMMENCING ALL WORK.
7. ALL WORK SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY WITH THE STANDARDS
ESTABLISHED BY THE AIR QUALITY MANAGEMENT DISTRICT FOR AIRBORNE PARTICULATES.
8. THE CONTRACTOR SHALL COMPLY WITH ALL LOCAL, STATE AND FEDERAL LAWS, CODES,
RULES AND REGULATIONS GOVERNING THE WORK IDENTIFIED ON THESE PLANS. THESE SHALL
INCLUDE, WITHOUT LIMITATION, SAFETY AND HEALTH RULES AND REGULATIONS ESTABLISHED
BY OR PURSUANT TO THE OCCUPATIONAL SAFETY AND HEALTH ACT OR ANY OTHER APPLICABLE
PUBLIC AUTHORITY.
9. THE GENERAL CONTRACTOR SHALL PROVIDE QUALIFIED SUPERVISION ON THE JOB SITE AT
ALL TIMES DURING CONSTRUCTION.
10. CONTRACTOR SHALL EXERCISE ALL NECESSARY CAUTION TO AVOID DAMAGE TO ANY
EXISTING TREES, SURFACE IMPROVEMENTS, DRAINAGE, WATER, SEWER, ELECTRICAL OR
TELECOMMUNICATION FACILITIES WHETHER ABOVE GROUND OR UNDERGROUND. CONTRACTOR
SHALL BEAR FULL RESPONSIBILITY FOR ANY DAMAGE THERETO.
11. HORIZONTAL AND VERTICAL CONTROLS SHALL BE SET AND CERTIFIED BY A LICENSED
SURVEYOR OR REGISTERED CIVIL ENGINEER QUALIFIED TO PRACTICE LAND SURVEYING.
12. DURING CONSTRUCTION, ALL APPLICABLE WORK (SUBGRADE, PAVING, ETC.) SHALL BE
INSPECTED BY THE APPLICANT'S SOILS ENGINEER. THE ENGINEER SHALL BE NOTIFIED AT LEAST
48 HOURS BEFORE BEGINNING SUCH WORK. THE ENGINEER SHALL BE ON-SITE TO VERIFY
CONDITIONS AS REQUIRED IN HIS REPORT. SHOULD ANY CHANGES TO THE REPORT
RECOMMENDATIONS BE NECESSARY, TOWN APPROVAL SHALL BE OBTAINED PRIOR TO ANY
ASSOCIATED WORK.
13. THE RESULTS OF THE CONSTRUCTION OBSERVATION AND TESTING SHALL BE DOCUMENTED
IN AN “AS-BUILT” LETTER/REPORT PREPARED BY THE APPLICANTS' SOILS ENGINEER AND
SUBMITTED FOR THE TOWN'S REVIEW AND ACCEPTANCE BEFORE FINAL RELEASE OF ANY
OCCUPANCY PERMIT IS GRANTED.
14. ALL PRIVATE AND PUBLIC STREETS ACCESSING PROJECT SITE SHALL BE KEPT OPEN AND IN A
SAFE, DRIVABLE CONDITION THROUGHOUT CONSTRUCTION. IF TEMPORARY CLOSURE IS NEEDED,
THEN FORMAL WRITTEN NOTICE TO THE ADJACENT NEIGHBORS AND THE TOWN OF LOS GATOS
PARKS AND PUBLIC WORKS DEPARTMENT SHALL BE PROVIDED AT LEAST ONE WEEK IN ADVANCE
OF CLOSURE, AND NO CLOSURE SHALL BE GRANTED WITHOUT THE EXPRESS WRITTEN APPROVAL
OF THE TOWN. NO MATERIAL OR EQUIPMENT SHALL BE STORED IN THE PUBLIC OR PRIVATE
RIGHT-OF-WAY.
15. THE CONTRACTOR SHALL INSTALL AND MAINTAIN FENCES, BARRIERS, LIGHTS AND SIGNS
THAT ARE NECESSARY TO GIVE ADEQUATE WARNING AND PROTECTION TO THE PUBLIC AT ALL
TIMES.
16. OWNER/APPLICANT: TOM SLOAN PHONE:(408) 871-1071
17. GENERAL CONTRACTOR: T.B.D. PHONE:T.B.D.
18. A TOWN ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN THE PUBLIC RIGHT-
OF-WAY. A STATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN STATE RIGHT-
OF-WAY (IF APPLICABLE). THE PERMITTEE AND/OR CONTRACTOR SHALL BE RESPONSIBLE FOR
COORDINATING INSPECTION PERFORMED BY OTHER GOVERNMENTAL AGENCIES.
19. GOOD HOUSEKEEPING PRACTICES SHALL BE OBSERVED AT ALL TIMES DURING THE COURSE
OF CONSTRUCTION. SUPERINTENDENCE OF CONSTRUCTION SHALL BE DILIGENTLY PERFORMED
BY A PERSON OR PERSONS AUTHORIZED TO DO SO AT ALL TIMES DURING WORKING HOURS. THE
STORING OF GOODS AND/OR MATERIALS ON THE SIDEWALK AND/OR THE STREET WILL NOT BE
ALLOWED UNLESS A SPECIAL PERMIT IS ISSUED BY THE ENGINEERING DIVISION. THE ADJACENT
PUBLIC RIGHT-OF-WAY SHALL BE KEPT CLEAR OF ALL JOB RELATED DIRT AND DEBRIS AT THE END
OF THE DAY. FAILURE TO MAINTAIN THE PUBLIC RIGHT-OF-WAY ACCORDING TO THIS
CONDITION MAY RESULT IN PENALTIES AND/OR THE TOWN PERFORMING THE REQUIRED
MAINTENANCE AT THE DEVELOPER'S EXPENSE.
NO SCALE
PLAN F0R THE IMPROVEMENT OF
ARCHITECTURE AND SITE APPLICATION S-14-122
20102 FOSTER ROAD LOS GATOS, CA 95030
C-3.0
EROSION CONTROL PLAN
C-2.0
TOPOGRAPHIC AND BOUNDARY SURVEY
C-1.0
PRELIMINARY GRADING & DRAINAGE PLAN
TOWN NOTES, PROJECT DATA, LEGEND & ABBREVIATIONS
C-4.0
C-5.0
EROSION CONTROL DETAILS
C-6.0
CONSTRUCTION DETAILS
C-8.0
OVERALL SITE PLAN
C-7.1
EASEMENT DISPOSITION PLAN
SHEET INDEX
THE GEOTECHNICAL CONSULTANT SHALL INSPECT, TEST (AS NEEDED), AND APPROVE ALL
GEOTECHNICAL ASPECTS OF THE PROJECT CONSTRUCTION. THE INSPECTIONS SHOULD INCLUDE, BUT
NOT NECESSARILY BE LIMITED TO: SITE PREPARATION AND GRADING, SITE SURFACE AND
SUBSURFACE DRAINAGE IMPROVEMENTS AND EXCAVATIONS FOR FOUNDATIONS AND RETAINING
WALLS PRIOR TO THE PLACEMENT OF STEEL AND CONCRETE. THE CONSULTANT SHALL VERIFY THAT
FILL MATERIALS PLACED ON SLOPING GROUND ARE PROPERLY KEYED AND BENCHED INTO
SUPPORTIVE MATERIALS, AS NECESSARY.
NOTE: GEOTECHNICAL FIELD INSPECTION
TOPO SURVEY &
BOUNDARIES
KIER & WRIGHT
CIVIL ENGINEERS & SURVEYORS, INC.
3350 SCOTT BOULEVARD, BUILDING 22
SANTA CLARA, CA 95054
(408) 727-6665 PHONE
(408) 727-5641 FAX
GEOTECHNICAL
ENGINEERING
APPLIED WATER RESOURCES, CORP.
1046 WEST TAYLOR STREET, SUITE 105
SAN JOSE, CA 95126
(408) 496 0801 PHONE
SITE CROSS SECTIONS
C-7.0
PROPOSED PERVIOUS AND IMPERVIOUS AREAS
TOTAL SITE AREA
TOTAL SITE AREA DISTURBED:
(INCLUDING CLEARING, GRADING OR EXCAVATING)29,465 SQ. FT.
TOTAL IMPERVIOUS AREA:11,560 SQ. FT.
PERVOIUS AREA:17,905 SQ. FT.
8,621 SQ. FT.
707 SQ. FT.
1,491 SQ. FT.
741 SQ. FT.
11,560 SQ. FT.
GROSS: 166,815 SQ. FT. (3.83 AC)
NET: 66,726 SQ. FT. (1.53AC)
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
C-2.0
Coker Residence PC2 6-30-17.pln7/5/20174:02 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
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7
4
0 12" OAK12" OAKFOSTERROADUPUPSIDESETBACK LINEFRONT SETBACK LINEPRIVATESTORMDRAINAGEEASEMENTREARSETBACK LINEL O T 6
GRAPHIC SCALE:
(IN FEET)
INDICATES AREA LIMIT LINE
(SLOPE OVER 30 %) -TYP.
537-03-043
BARTLETT
537-03-073
BARTLETT
537-03-072
DINAPOLI
537-03-012
CAIRNS
LOT 2
BRADY
LOT 1
SINGH
LOT 5
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIALRESIDENTIAL
537-03-072
DINAPOLI
RESIDENTIAL537-02-012
CALIFORNIA
PROVINCE OF
SOCIETY OF JESUS
537-02-009
MID PENINSULA
REGIONAL OPEN
SPACE DISTRICT
McCARTHY
537-03-045
RESIDENTIALN 00°09'11" E304.71'S 47 °35 '39 "W
5 .07 '
N
N/A
1" = 30'-0"
SITE LEGEND
OVERALL SITE PLAN
LOT 6 -TRACT 9368
SCALE: 1" = 30'-0"
OVERALL
SITE PLAN
LOT 6 -TRACT 9368
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
C-4.0
Coker Residence PC2 6-30-17.pln7/5/20174:02 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
N2
3
4
1
7
6
3
C-7.0
6
20'-0"30'-0"22'-6"10'-0"13'-31/2"R 42'R 30'
R 30'R 42'FG=721.33
FS=722.00'FS=721.75'
FS=720.75'
FS=720.67'
29 LF - 4" SCH 40
P.V.C. S=0.02
47.5 LF - 4" SCH 40
P.V.C. S=0.02
FG=721.33
FG=720.00
FL=722.50'
FL=724.00'
FL=721.70'
FL=721.36'
FS=722.00'
FS=722.06'
FS=722.21'
FS=722.27'
FS=721.83'
FS=721.69'
RIM @ RETENTION
POND=721.00'
FL=721.00'
FG=722.50'
FL=719.50'FL=718.17'
FG=721.33
FG=721.33
FG=722.05'
CB2 CB1
CB3
CB5
CB6
CB7
CB8
34 LF - 4" SCH 40
P.V.C. S=0.16
SDMH
CB9
CB10
CB11
8 LF - 4" SCH 40
P.V.C. S=0.02
54 LF - 4" SCH 40
P.V.C. S=0.01
CO
5' POOL WALL
TW=719.33'
BW=719.00
TW=713.58'
BW=710.58'
TW=722.50'
BW=713.00'
TW=725.00'
BW=721.83
TW=720.50'
BW=716.67'
COPING=720.50'
FG=721.33
FG=721.33
FG=721.33FIRE SPRINKLER RISER
CONFORM
TO EXISTING
PAVED CURB
CONFORM TO EXISTINGPAVED CURB
CO
N
F
O
R
M
TO
EXI
S
T
I
N
G
PA
V
E
D
CU
R
B
EXISTING ROLLED CURB TO REMAIN
ENCROACHMENT PERMIT
REQUIRED FOR PAVERS
PERVIOUS PAVERS
@ DRIVEWAY
FS=721.67'
FS=721.67'
FG=721.81'
TW=725.00'
BW=722.00'
TW=723.75'
BW=721.83'
TW=719.00'
BW=710.58'
TW=722.50'
BW=721.00'
FS=721.75'
FS=721.83'
FS=721.83'
FS=721.75'
FS=721.83'
FS=721.75'
STORM WATER
EASEMENT
FG=721.13
FG=721.13
FG=721.33
FS=720.50
FG=716.67
FS=720.50 FG=716.67
FG=721.68
FS=721.83'FS=721.83'
FG=720.64 TC=716.28
TC=716.34
FS=721.83'
FS=721.75'
155 LF - 4" SCH 40
P.V.C. S=0.01
INV = 705.00'
OVERLAND
RELEASE
=720.50'
CB4
TW=722.83'
BW=721.83'
TW=719.00'
BW=710.58'INV =707.38'
INDICATES 42' MINIMUM OUTSIDE
TURNING RADIUS PER FIRE DEPARTMENT
SCC -STANDARD DETAILS & SPECIFICATIONS
SPEC NO A-1 (06/01/09) 5.
INDICATES LRDA
(SLOPE UNDER 30 %) -TYP.
STA DW1 0+00'
ELEV 716.64'
STA DW2 0 + 31.70'
ELEV.= 718.00'
STA DW3 0+67.70'
ELEV.= 718.00'
STA DW4 0+86.19'
ELEV.=717.00'
STA DW5 0+101.06'
ELEV.= 716.39'
STA DW6 0+154.13'
ELEV.=716.46'
STA DW7 0+169.00'
ELEV. = 717.00'
STA DW8 0+180.92'
ELEV. = 718.00'
STA DW9 0+193.00'
ELEV. = 719.00'
STA DW10 0+206.34'
ELEV. = 719.70'
SSMH
SDMH
SDMH
SSMH
SSMH
EXIST. STORM DRAIN,
PRIVATE SANITARY SEWER &
EMERGENCY ACCESS EASEMENT
PROPOSED. STORM DRAIN,
PRIVATE SANITARY SEWER &
EMERGENCY ACCESS EASEMENT
FG=721.33
FG=721.33FG=721.33
FG=721.33
FS=710.58'
FS=710.58'
722.02'722.02'
FS=721.83'
FS=721.69'
FG=721.33 FG=721.33 FG=721.33
FG=720.83
FG=719.00
FG=720.83
FS=720.83'
FS=720.77'
FS=720.77'
FG=720.00
FG=720.00
FG=720.00
TW=719.33'
BW=716.91
FG=716.58
TW=720.50
BW=717.37
TW=720.50'
BW=716.67
TW=720.50'
BW=715.50
TW=720.50'
BW=715.50
TW=720.50'
BW=716.67'
TW=723.00'
BW=721.81'
TW=725.00'
BW=722.00'
FS=721.83'
FS=716.20'
FS=710.58'
RIM @ RETENTION
POND=721.00'
2' CONCRETE
'V' DITCH 6" DEEP
SEE DET 13 / C-7.0
TW=719.00'
BW=710.58'
2' WIDE DRAINAGE CHANNEL
SEE DET 10/ C-7.0
26 LF - 4" SCH 40
P.V.C. S=0.02
74 LF - 4" SCH 40
P.V.C. S=0.02
CB
6 LF - 4" SCH 40
P.V.C. S=0.02
8 LF - 4" SCH 40
P.V.C. S=0.02
TW=713.58'BW=710.58'
29 LF - 4" SCH 40P.V.C. S=0.02
33 LF - 4" SCH 40P.V.C. S=0.01
TW=719.33'
BW=718.00
TC=716.33'
INDICATES AREA OF PERVIOUS
PAVERS WITH IMPERMEABLE
BARRIER WITHIN 10' FROM
THE RESIDENCE -SEE DET. 7 &8/C-7.0
F O S T E R R O AD
UP
UP
COURTYARD
3 - GARAGE
COVERED
VERANDA
POOL
COVERED
VERANDA
PLANTER PLANTER
PLANTER
PLANTER
2 % SLOPE
ACCESSORY
BUILDING
FRONTSETBACK LINESIDE SETBA
C
K
LINE
POOL
EQUIP.740735730725725720730
735730725715710715710N 71°56'26" W178.26'D=51°07'18"L=77.56'R =142 .91 '
Δ=77°24'59"L=193.10'
(Δ=77°25'09")
R=106.94'
Δ=9°56'53"
L=18.57'
R =162 .91 '
Δ=77°36'48"
L=
22
0
.68
'
N 00°09'11" E 304.71'
S
4
7
°3
5
'3
9
"
W
3
5
.3
1
'
L
=
3
6
.89
L=52.61
SPA
11" OAK
18" OAK
21" OAK
20" BAY
15" BLUE OAK
26" BLUE OAK
GRADING PLAN LEGEND
(E) GRADE MINOR CONTOUR LINE
(E) GRADE MAJOR CONTOUR LINE
PROPOSED GRADE CONTOUR LINE
SAWCUT LINE, CONTRACTOR SHALL
SAWCUT...
RETAINING WALL,
SEE STRUCTURAL PLAN FOR DETAILS
EXTENT OF WORK AND GRADING LINE
EXISTING TREE TO REMAIN
PROPOSED RESIDENCE
PROPOSED PERVIOUS PAVERS
AT DRIVEWAY
PROPOSED HARDSCAPE
DECOMPOSITE GRANITE
Grasspave2 @ EMERGENCY
VEHICLE ACCESS ROAD
EXISTING EMERGENCY VEHICLE
ACCESS ROAD
LANDSCAPE AREA, SEE LANDSCAPE
PLANS FOR MORE DETAILS
20" BAY
LOWER
TERRACE
4" HDPE6" HDPE 8" HDPE~~6"6"15" HDPESD15" HDPESDSD15" HDPE8" HDPE
WV
WM
RIM 723.09
SSCO
723 .4
ELEC .
MARKER
723.80TB723.77FOB72
3
.47CA
T
V
FOFO20 '-0 "
12 '-0 "
NOTE:ALL EXISTING TREES TO REMAIN AND TO BE
PROTECTED DURING CONSTRUCTION -TYP.
FND. MON 720723F.S. = 722.0'
PAD = 721.0'
720
721719718
717
719
718
SAWCUT
F.S. = 722.0'
PAD = 721.0'
F.S. = 722.0'
PAD = 721.0'
DS DS
DS DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS
RIM=720.65'
INV=719.15'
RIM=720.34'
INV=718.57'
1 %
SLOPE
RIM=719.62'
INV=717.62'
FLOW
LINE @ 1 % SLOPE
RIM=721.08'INV=718.92'RIM=721.08'INV=719.58'
RIM=721.50'
INV=718.34'PLANTERRIM=717.50'
INV=715.50'
(E) RIM 720.13
INV 709.82 15" (OUT-NW)
INV 709.87 15" (IN-E)
RIM=718.00'
INV=707.54'
RIM=710.50'
INV=707.50'
RIM=710.50'
INV=707.22'
RIM=721.75'
INV=706.68'
OVERLAND
RELEASE
MAIN F.F. = 722.0'
CELLAR F.S. = 710.75'
PAD = 709.08'
PROPOSED
SINGLE STORY
RESIDENCE
INDICATES CELLAR LOCATION
NEW FENCE
NEW GAS LINE
NEW WATER LINE
NEW ELECTRIC LINE
NEW JOINT TRENCH
NEW SANITARY SEWER LINE
EXISTING FENCE
EXISTING GAS LINE
EXISTING WATER LINE
EXISTING ELECTRIC LINE
EXISTING JOINT TRENCH
EXISTING SANITARY SEWER LINE
E G CO
4 " HDPE
GRAPHIC SCALE:
(IN FEET)
10 0 5 10 20 30NEW 2" WATERCONCRETE SLAB ON GRADE
CONCRETE SLAB ON GRADE
F.S. = 720.50 '
PAD = 719.67 '
E V A E 15'-0"RIM=719.50'
INV=716.86'
717720722
700EXISTING 10'
P.S.E.
EASEMENT
RIM 718.18
INV 711.00 6" (IN-SW)
INV 698.18 6" (IN-N)
INV 697.82 6" (OUT-NW)
INV 698.38 6" (IN-E)
INV 698.02 6" (IN-S)
(E) RIM 720.33
(P) RIM 719.20
INV 695.44 8"
(THRU)
INV 712.05 15" (IN-E)
INV 711.87 15" (OUT-W)
INV 710.95 15" (IN-E)
INV 710.75 15" (OUT-W)
(E) RIM 720.75
(P) RIM 716.33
(E) RIM 721.79
(P) RIM 718.16
(E) RIM 721.68
(P) RIM 718.03
INV 697.36 (THRU)
731.23
RIP-RAP
GRADE BREACK
731.79
RIP-RAP
GRADE BREACK
734.51
RIP-RAP
734.71
RIP-RAP
721.45
RIP-RAP
720.93
RIP-RAP
LIGHTWELL
TC 716.48
INV 712.68 15"
INV 712.63 15"
INV 710.06 4" (IN-S)
721
71972
3
722
S1
A1.2
S2
A1.2
S3
A1.2
S4
A1.2
PERF. 4" DIA. SCHED. 40
P.V.C. PIPE SLOPED
TO DRAIN MIN. 1/4"
PER FOOT -TYP.
SOLID 4" DIA. SCHED. 40 P.V.C.
PIPE SLOPED TO DRAIN MIN.
1/8" PER FOOT -TYP.
F.S. = 720.67 '
PAD = 719.67 '
GRADING &
DRAINAGE PLAN
DZ
1/10" = 1'-0"
EXPORT
DRIVEWAY
TYPE OF WORK
LOCATION
PROPOSED
CUT
PROPOSED
FILL
HOUSE & ATTACHED GARAGE
TOTAL
TOTAL
0 CY
LANDSCAPE
N/A CY 123 CY
PROPOSED
EXCAVATION
N/A CY
N/A CY 0 CY 15 CY
260 CY
19 CY 111 CY
46 CY 306 CY
EARTHWORK QUANTITIES
N/A CY
123 CY
92 CY
15 CY
POOL AND SPA
ACCESSORY BLDG.
170 CY N/A CY 0 CY 170 CY
1,695 CY 981 CY 65 CY 2,405 CY
2,611 CY1,695 CY 981 CY 65 CY+-=
NOTE:
EARTH WORK QUANTITIES SHOWN ARE APPROXIMATE. IT SHALL BE
CONTRACTOR'S RESPONSABILITY TO INDEPENDENTLY ESTIMATE
QUANTITIES FOR HIS/HER OWN USE.
MAX. RETAINING WALL = 4'-0"
*
TOTAL DISTURBED AREA: 29,465 SQ. FT.
FIRE ROAD (EVAE EASEMENT)
MAX.
CUT
MAX.
FILL
2'-11"-
3'-0"9"
**
1'-0"-
**EXCLUDES CELLARS PER HDSG SECTION III TABLE 1.
4'-0"1'-6"
336 CY336 CYN/A CY 4'-0"0 CY
-***
CELLAR 1,525 CY N/A CY 0 CY 1,525 CY -
***EXCLUDES EXCAVATION FOR POOL PER HDSG SECTION III TABLE 1.
--
--
12'-9"LIGHTWELL 155 CYN/A CY 0 CY -155 CY
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
C-5.0
Coker Residence PC2 6-30-17.pln7/5/20174:02 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
3
2
3
4
1
7
6
20'-0"30'-0"22'-6"10'-0"FG=721.33
TREE PROTECTION FENCE THAT
WILL BE REPLACED WITH A MAX.
6'-0" TALL WOOD FENCE WITH
TOP AND BOTTOM RAIL AND 2 x 4
BROWN PVC VINYL COATED
WELDED WIRE FENCING
CONSTRUCTION
ENTRANCE
FIRE SPRINKLER RISER
INDICATES LRDA
(SLOPE UNDER 30 %) -TYP.
EROSION CONTROL LEGEND
STABILIZED ENTRANCE/EXIT
CONCRETE WASHOUT
SPILL KIT
PORTABLE RESTROOM
EXISTING EMERGENCY VEHICLE
ACCESS ROAD
20" BAY
SK
FIBER ROLL
INLET PROTECTION
TREE PROTECTION FENCE
NEW FENCE
CONSTRUCTION FENCE
INDICATES EXISTING
TREE TO REMAIN
NOTE:ALL EXISTING TREES TO REMAIN AND TO BE
PROTECTED DURING CONSTRUCTION -TYP.
F O S T E R R O AD
UP
UP
COURTYARD
3 - GARAGE
COVERED
VERANDA
POOL
LAWN
COVERED
VERANDA
PLANTER PLANTER
PLANTER
PLANTER
2 %
SLOPE
ACCESSORY
BUILDING
SIDE SETBA
C
K
LINE
POOL
EQUIP.740735730725725720730
735730725715710715710N 71°56'26" W178.26'D=51°07'18"L=77.56'R =142 .91 '
Δ=77°24'59"L=193.10'
(Δ=77°25'09")
R =106.94 '
Δ=9°56'53"
L=18.57'
R =162 .91 '
Δ=77°36'48"
L=
22
0
.68
'
N 00°09'11" E 304.71'
S
4
7
°3
5
'3
9
"
W
3
5
.3
1
'
L
=
3
6
.89
L=52.61
SPA
11" OAK
18" OAK
21" OAK
20" BAY
15" BLUE OAK
26" BLUE OAK
LOWER
TERRACE
4" HDPE6" HDPE 8" HDPE~~6"6"15" HDPESD15" HDPESDSD15" HDPE8" HDPE
WV
WM
RIM 723.09
SSCO
723 .4
ELEC . MARKER
723.80TB723.77FOB72
3
.47CA
T
V
FOFO20 '-0 "
12 '-0 "
FND. MON723 MAIN F.F. = 722.0'
F.S. = 722.0'
PAD = 721.0'
F.S. = 720 .67'
PAD = 719 .67'
720 718
717
718
CELLAR F.S. = 710.75'
PAD = 709.08'
F.S. = 722.0'
PAD = 721.0'
F.S. = 722.0'
PAD = 721.0'
DS DS
DS DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS
1 %
SLOPE
PLANTERSK
PROPOSED
SINGLE STORY
RESIDENCE
INDICATES CELLAR LOCATION
E G CO
4" HDPE
GRAPHIC SCALE:
(IN FEET)
10 0 5 10 20 30NEW 2" WATER717720722
EXISTING 10'
P.S.E.
EASEMENT 720721719719
NPROPOSED EROSION
CONTROL PLAN
DZ
1/10" = 1'-0"
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
C-6.0
Coker Residence PC2 6-30-17.pln7/5/20174:02 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-172
3
4
1
8
7
6
20'-0"30'-0"22'-6"
5' POOL WALL
UP
UP
COURTYARD
3 - GARAGE
COVERED
VERANDA
POOL
LAWN
COVERED
VERANDA
PLANTER PLANTER
PLANTER
PLANTER
2 % SLOPE
ACCESSORY
BUILDING
FRONT SETBACK LINESIDE SETBAC
K
LINE
POOL
EQUIP.740735730725725720730
735730725715710715710N 71°56'26" W178.26'R =142 .91 '(Δ=77°25'09")
R=106.94'
Δ=9°56'53"
L=18.57'
R =162 .91 '
Δ=77°36'48"
N 00°09'11" E 304.71'
S
47
°35
'39
"
W
35
.31
'
L=52.61
SPA
11" OAK
18" OAK
21" OAK
20" BAY
13" BLUE OAK
15" BLUE OAK
26" BLUE OAK
LOWER
TERRACE
4" HDPE~8" HDPE~15" HDPESD15" HDPESDSD15" HDPE12" PVC
8" HDPE
WV
WM
RIM 723.09
SSCO
723 .4
ELEC . MARKER
72
3
.47CA
T
V
CO
20 '-0 "
12 '-0 "723F.S. = 722.0'
PAD = 721.0'
F.S. = 720.67'
PAD = 719.67'
720 718
717
718720F.S. = 722.0'
PAD = 721.0'
F.S. = 722.0'
PAD = 721.0'
DS DS
DS DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DSPLANTER OVERLAND
RELEASE
OVERLAND
RELEASE
OVERLAND
RELEASE
MAIN F.F. = 722.0'
CELLAR F.S. = 710.75'
PAD = 709.08'
PROPOSED
SINGLE STORY
RESIDENCE
GRAPHIC SCALE:
(IN FEET)
10 0 5 10 20 30
720721719719
717
719
A
C-7.0
A
C-7.0
B
C-7.0
B
C-7.0
NPROPOSED GRADE
EXISTING GRADE
12' WIDE PROPOSED
E V A ROAD
20 FT WIDE EASEMENT
FOR EMERGENCY VEHICLES
INDICATES PROPOSED GRADE
INDICATES EXISTING GRADEINDICATES EXISTING GRADE
INDICATES PROPOSED GRADE
3 CAR GARAGE
FS =722.00' TO 722.27'
RESIDENCE
FF = 722'
3'-11"
PL BSL
720
CELLAR MAX. CUT
715
710
725
730
735
740
720
715
710
725
730
735
740
FS=
710.75'
15'-0"
INDICATES PROPOSED FINISHED GRADE
INDICATES EXISTING GRADE
2' WIDE DRAINAGE CHANNEL
SEE DET 10/ C-7.0
PL BSL
RESIDENCE
FF = 722'
FS=710.75'
CELLAR
720
715
710
725
730
735
740
720
715
710
725
730
735
740
EP
FOSTER
ROAD
PLBSL
PSDE
SECTION A-A
SCALE : 1/8" = 1'-0"
SCALE : 1/8" = 1'-0"
SECTION B-B
SITE CROSS
SECTIONS
DZ
AS SHOWN
CROSS SECTIONS
LOCATION DIAGRAM
SCALE : 1" = 20'-0"
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
C-7.0
Coker Residence PC2 6-30-17.pln7/5/20174:02 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
N.T.S.
BUBBLER DETAIL
Scale 1/2'' = 1' - 0''
LEADER TERMINATION
DETAILScale 1/2'' = 1' - 0''
3 N.T.S.4
5
CATCH BASIN DETAIL2N.T.S.
FIBER ROLL @ INLET
1 N.T.S.
FIBER ROLL DETAIL
N.T.S.
N.T.S.'
DRAINAGE CHANNEL
DETAIL
N.T.S.
DISSIPATOR TRENCH11N.T.S.
DRAIN LINE @ DRIVEWAY
DETAIL
JOINT TRENCH DETAIL 13 N.T.S.
9
12 RETAINING WALL DRAINAGE DETAIL
Scale 1/2'' = 1' - 0''
PERVIOUS 'XERIBRIX'
PAVERS SYSTEM DETAIL
Scale 1/2'' = 1' - 0''
TYPICAL BIORETENTION AREA DETAIL18"12" SQ.
18" DIA.18"12" SQ. 1'-0"12"2" min.ROOT ZONE
12"1'-6"10'-0" N.T.S.12'-0"3'-0"
2'-0"4'-0"12"1'-31/2"12"6"4"2"24"12"6"6"2"PEA GRAVEL
6" DIA PVC
OUTLET
(E) GROUND
3/4" DRAINROCK
METAL GRATE
RIVER COBBLESTONE
DOWNSPOUT WHERE
OCCURS (TYP.)
SPLASHBLOCK WHERE
OCCURS (TYP.)
PROPOSED BUILDING
6" DIA PVC
OUTLET
PEA GRAVEL
METAL GRATE
12" SQ. CONC.
BOX
12" MIN. CLASS II
PERMEABLE ROCK
FIBER ROLLS
3/4" X 3/4" WOOD STAKES
STAKED AT 1/4 POINTS
PROTECTIVE TREE FENCING
DRIVEWAY WHERE OCCURS
PER PLAN IF WITHIN FIVE
FEET OF EDGE OF TREE,THE
DRIVEWAY SHALL BE CON-
STRUCTED ON TOP OF GRADE
TREE DRIPLINE
NATURAL GRADE
PROTECTIVE TREE FENCING
SHALL BE SIX (6) FOOT HIGH
CHAIN LINK FENCE MOUNTED
ON EIGHT FOOT TALL, TWO
(2) INCH DIA. GALV. POSTS,
DRIVEN 24 INCHES INTO THE
GROUND AND SPACED NO
MORE THAN 10 FEET APART
6" DIA. SCHEDULE 40
PVC PERFORATED DRAIN LINE
S = 1% MIN.
INDICATES MAX. 4" ADDED TOP
SOIL TO CREATE GRASSY SWALE
1 1/2" DRAIN ROCK WRAPPED
WITH FILTER FABRIC
NATIVE SOIL
6" PVC PERFORATED
PIPE WITH HOLES UP
PLACE PARALLEL
TO CONTOUR
4-8" ROCK
COVER PERFORATED PIPE
WITH LAYER OF ROCK DRAIN PIPE
PROVIDE THREADED
END CAP AT EACH END
NON-WOVEN POLYESTER
GEOTEXTILE
6" PVC FLOW CONTROL PIPE
TO DISSIPATOR TRENCH
PERIMETER BOULDERS - SET
INTO SLOPE FOR STABILITTY
DROUGHT RESISTANT
PLANTING SHRUBS
2" TELEPHONE
30" MIN.
U.N.O. PER PG&E REQ.
BACKFILL WITH NATIVE
MATERIAL PER SOILD
REPORT, 95% RELATIVE
COMPACTION
4" SAND
1/2" GAS
2" CATV
2" ELECTRIC
SAND
BASE ROCK- 12" MIN
COVER BELOW
ROAD SURFACE
2" SAND COVER
PERVIOUS 'XERIBRIX' PAVER SYSTEM - 2.38"
BY 'XERIPAVE - SUPER PERVIOUS PAVERS'
O/ ASTM NO. 8 BEDDING AGGREGATE 1 1/2" -2"
O/ ASTM NO. 57 CLEAN CRUSHED AGGREGATE 4" MIN.
O/ ASTM NO. 2 OPEN GRADED AGGREGATE BASE MATERIAL 6" MIN.
COMPACTED FILL
95% COMPACTION
6" DIA. SCHEDULE 80
PVC SOLID DRAIN LINE
S = 1% MIN.
(H) # 4 T&B
(V) #4 @ 18" O.C.
MORTAR SET PAVER
PERVIOUS 'XERIBRIX' PAVER SYSTEM - 2.38"
BY 'XERIPAVE - SUPER PERVIOUS PAVERS'
OVERLAND RELEASE
=720.50'
NATIVE SOIL - DO
NOT COMPACT
RIM @ RETENTION
POND=721.00'CB4 RIM @ RETENTION
POND=721.00'
4" STONE
6" PONDING DEPTH
GEOTEXTILE - IMPERMEABLE
LINER ADJACENT TO THE
RESIDENCE (WITHIN 10') (TYP.)
GEOTEXTILE - IMPERMEABLE
LINER ADJACENT TO THE
RESIDENCE (WITHIN 10') (TYP.)
BIO-TREATMENT SOIL (BSM) MIX PER SPECS.
12" MIN OF CLASS II
BASE ROCK
18" BIO-TREATMENT SOIL
(BSM) MIX PER SPECS.
OVERFLOW RISER WITH GRATE CHRISTY
V12 12"X12" DRAIN BOX 6" MINIMUM
ABOVE LOW POINT OF PLANTING AREA
7
2% MIN SLOPE
MIN.3'-0"SLOPE 4% MIN. AT
PERVIOUS SURFACES
2% MIN. AT IMPERVIOUS
SURFACES
2% MIN SLOPE
MIN.
BUBBLER
INLET
BOX
MANAGEMENT OF ACTIVITIES
IN THE ROOT ZONE
Slope
Varies
Min.4" max.SPACING ALONG SLOPES:
4:1 OR FLATTER = 20'-0" MAX.
4:1 - 2:1 15'-0" MAX.
2:1 OR GREATER = 10'-0" MAX
PROVIDE WEEKLY INSPECTION & REINSTALL IF NECESSARY REPLACE EVERY 3
MONTHS.
ACCUMULATED SILT SHALL BE REMOVED WHEN IT REACHES A DEPTH OF (6") SIX
INCHES
PROVIDE 2'-0" MIN. LAP AT
FIBER ROLL SPLICES
SLOPE BANK VARIES
RICE STRAW WATTLES (FIBER ROLL) 8" MIN
SET WATTLES INTO SLOPE
2" MIN. / 4" MAX.
3/4" X 3/4" WOOD STAKES (24" MIN.
LENGTH) AT 48" O.C. (TYP)
6
8
NOTES:
1. TREE PROTECTIVE FENCING SHALL BE INSPECTED AND APPROVED BY CITY ARBORIST
PRIOR TO OBTAINING BUILDING DIVISION PERMITS.
2. NO EXCAVATION SHALL OCCUR UNDER THE TREE CANOPIES FOR
INSTALLATION OF UTILITIES OR DRIVEWAY.
3. NO FILL SOIL SHALL BE PLACED ANY CLOSER THAN
FIVE FEET OUTSIDE THE EDGE OF THE CANOPY OF ANY TREE ON PROPERTY.
4. UNLESS OTHERWISE APPROVED, ALL CONSTRUCTION ACTIVITIES SHALL BE CONDUCTED
OUTSIDE THE DESGINATED FENCED AREA (EVEN AFTER FENCING IS REMOVED). THESE
ACTIVITIES INCLUDE, BUT ARE NOT NECESSARILY LIMITED TO, THE FOLLOWING:
DEMOLITION, GRADING, TRENCHING, EQUIPMENT CLENAING, STOCKPILING AND DUMPING
MATERIALS (INCLUDING SOIL FILL), AND EQUIPMENT/VEHICLE OPERATION AND PARKING.
5. THE DISPOSAL OF HARMFUL PRODUCTS, INCLUDING BUT NOT LIMITED TO CHEMICALS,
PAINT RINSE WATER, FUEL, CEMENT WATER RINSE, HERBICIDES, OR OTHER MATERIALS,
IS PROHIBITED BENEATH TREE CANOPIES OR ANYWHERE ON SITE THAT ALLOWS
DRAINAGE BENEATH TREE CANOPIES.
6. THE FOLLOWING SIGNS WILL BE REQUIRED ON THE TREE PROTECTION FENCES:
"TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT PRIOR APPROVAL OF
CITY ARBORIST.VARIES2% MIN
SLOPE
PLAN VIEW
SECTION VIEW
1
PROVIDE ADDITIONAL DEPTH TO MAINTAIN THE REQUIRED SEPARATION AND
COVER IF GAS FACILITIES CROSS ELECTRIC, TELEPHONE OR CABLE TELEVISION
FACILITIES.
ENSURE BACKFILL AND COMPACTION MEET ANY APPLICABLE PG&E, FEDERAL,
STATE OR LOCAL REQUIREMENTS.
2
3
PROVIDE BACKFILL (SAND OR NATIVE SOIL) CONTAINING NOT MORE THAN
OCCASIONAL ROUNDED ROCKS LESS THAN 1/2 INCH IN DIAMETER 4 INCHES
ABOVE ALL FACILITIES WITHIN TRENCH AREA.
NOTES:
TE C G
10
ASTM NO.8 (3/8")
CRUSHED STONE
ASTM NO.57 (3/4")
CRUSHED STONE
ASTM NO.2 (2 1/2")
CRUSHED STONE
RIM=719.50'
INV=716.90'
BIORETENTION AREA ARE NOT INTENDED TO WORK AS CONSTRUCTION -
PHASE BMP'S. PROTECT THE AREA FROM CONSTRUCTION SITE RUNOFF,
DIVERT RUNOFF FROM UNSTABILIZED AREAS AWAY FROM COMPLETED
BIORETENTION AREAS.
MINIMIZE COMPACTION OF EXISTING SOILS IN THE LOCATION OF
BIORETENTION AREAS, PROTECT FROM CONSTRUCTION TRAFFIC.
TREES AND VEGETATION SHALL NOT BLOCK INFLOW, OR OBSTRUCT
UTILITIES.
I.P.M. (INTEGRATED PEST MANAGEMENT) PROCEDURES SHALL BE
IMPLEMENTED FOR MANTAINENCE CONTINUOUSLY FOR THE LIFE OF THE
PROJECT. (NO CHEMICAL PESTICIDES)
2%
2% MIN SLOPE
BUBBLER
5
C-7.0
2 % MIN.
SLOPE
2 % MIN.
SLOPE 18" MIN. BSM18" MIN. BSM"V" DITCH DETAIL
1'-0"1'-0"6"4" PERF. DRAIN PIPE
W/ PERF. FACING DOWN
PER SOIL'S ENGINEER
RECOMMENDATION
DRAINROCK
FILTER FABRIC
CONCRETE RETAINING
WALL W/REBAR PER STR.
ENGINEERS PLAN (TYP.)
STONE VENEER
CAP PIECE W/
DRIP EDGE
STUCCO SCREED
4" MIN. TO GRADE
CONCRETE FOOTING
W/REBAR - PER STR.
ENGINEERS PLAN (TYP.)
3" PORTLAND CEMENT
CONCRETE SWALE
SLOPED 1% MIN.
GI WEEP SCREED (TYP.):
4" MIN. TO GRADE; 2" MIN.
TO PATIO
SUBDRAIN OUTFALL
PER DETAIL 9/C4
2 :1 MAX
FLOW LINE2. RETAIN AND PROTECT NATURAL VEGETATION
PRINCIPLES OF EROSION AND SEDIMENT CONTROL
SITE THAT WILL BE UNDER CONSTRUCTION DURING THE RAINY SEASON
MUST BE WINTERIZED BY OCTOBER 15
4. INFILTRATE RUNOFF FROM INPERVIOUS SURFACES
3. SEED AND MULCH CEARED AREAS
6. DEEP RUNOFF VELOCITIES LOW
7. PROTECT DRAINAGEWAYS AND OUTLETS FROM INCREASED FLOWS
8. TRAP SEDIMENT ON SITE
AFTER GRADING IS COMPLETED, SEED AND MULCH THE DENUDED AREAS
ACCORDING TO THE PROCEDURES OUTLINED UNDER "REVEGETATION."
THE MULCH WILL PROTECT THE SOIL UNTIL THE VEGETATION GETS
ESTABLISHED. THE VEGETATION WILL PREVENT EROSION IN FUTURE
YEARS.
GRASS PROVIDES THE BEST SHORT-TERM PROTECTION. AFTER
CONSTRUCTION IS COMPLETED, REPLACE THE GRASS WITH THE DESIRED
LONG-TERM VEGETATION AS PART OF THE LANDSCAPING AROUND THE
STRUCTURE.
ON UNDISTURBED LAND MUCH OF THE RAINWATER SEEPS INTO THE
GROUND. ROOFS, PAVED WALKWAYS AND DRIVEWAYS AND PACKED
SOIL ARE IMPERVIOUS TO INFILTRATION. RUNOFF FROM THESE SURFACES
GREATLY INCREASES EROSION POTENTIAL
FOR THIS REASON THE WATER QUALITY CONTROL BOARD REQUIRES
THE RUNOFF FROM IMPERVIOUS SURFACES BE INFILTRATED INTO THE
GROUND. LOCATE INFILTRATION TRENCHES BELOW ROOF EAVES AND
ALONG DRIVEWAYS AND PARKING AREAS. IF A ROOF DRIP LINE OF
DRIVEWAY IS ON A STEEP SLOPE, INSTALL A LINED DITCH TO ROUTE THE
RUNOFF TO A DRY WELL OR TO AN INFILTRATION TRENCH LOCATED
ALONG A SLOPE CONTOUR. INSTALL THESE PERMANENT INFILTRATION
SYSTEMS AFTER CONSTRUCTION IS COMPLETED (SEE SAMPLE
PERMANENT DRAINAGE PLAN).
5. MINIMIZE LENGTH AND STEEPNESS OF SLOPES
LONG OR STEEP EXPOSED SLOPES (OR DRIVEWAYS) HAVE HEIGHT
EROSION POTENTIAL. TO SHORTEN RUNOFF PATHWAYS DOWN LONG OR
STEEP SLOPES. CONSTRUCT BARRIERS, SUCH AS STRAW BALE OR
FIBER ROLL DIKES, ACROSS THE SLOPE. THESE BARRIERS INTERCEPT
RUNOFF BEFORE IT CAN REACH AN EROSIVE VELOCITY AND DIVERT IT.
DEVELOPMENT CHANGES THE CHARACTERISTICS OF RUNOFF. WHEN
LAND IS PAVED OR VEGETATION IS REMOVED AND SOIL IS COMPACTED
BY CONSTRUCTION TRAFFIC, THE VOLUME OF RUNOFF INCREASES.
RUNOFF FLOWING OVER HARD OR SMOOTH SURFACES SUCH AS PACKED
EARTH OR PAVEMENT INCREASES IN VELOCITY, GRADING MAY CAUSE
RUNOFF TO CONCENTRATE IN A SINGLE CHANNEL INSTEAD OF BEING
DISPERSED OVER A BROAD AREA. THESE CHANGES IN RUNOFF CAN
CAUSE CHANNEL EROSION UNLESS PROTECTION MEASURE ARE
INSTALLED. COMMON FORMS OF CHANNEL PROTECTION ARE:
A. LININGS (GRAVEL, CONCRETE, ASPHALT)
B. PIPES OR CULVERTS
C. OUTLET PROTECTORS (SUCH AS ROCK APRONS) SEE DETAIL
MIN. SEEDING RATE (LBS./1000 SQ.FT.
0.6
0.6
3. WHEN TO PLANT
2. SEED TYPES TO USE
4. STRAW MULCH
SEED TYPE
5. OTHER MULCHES
1. REVEGETATION
TEMPORARY CONTROL MEASURES
GROUP 1
SOD-FORMING WHEATGRASS:
'LUNA' PUBESCENT,
'TOPAR' PUBESCENT, OR
'OAHE' INTERMEDIATE
GROUP 2
BUNCHGRASS:
POTOMAC ORCHARDGRASS,
SHERMAN BIG BLUEGRASS OR
'RESTED WHEATGRASS
ALL OF THE ABOVE PLANTS ARE PERENNIAL GRASSES. THE SOIL
CONSERVATION SERVICE, U.S. FOREST SERVICE MAY PROVIDE
INFORMATION ON THESE AND OTHER SUITABLE PLANT TYPES.
1. TIME GRADING AND CONSTRUCTION TO MINIMIZE SOIL EXPOSURE
NATURAL VEGETATION IS THE MOST EFFICIENT FORM OF EROSION
CONTROL AND IS ALSO THE MOST DIFFICULT TO RE-ESTABLISH. FOR
THIS REASON, ONLY THE AREA REQUIRED FOR CONSTRUCTION SHOULD
BE STRIPPED, STAGE GRADING SO THAT ONLY THE PORTION OF THE
SITE THAT CAN BE CONSTRUCTED ON ONE YEAR IS CLEARED OF
VEGETATION.
VEGETATION IS A DESIRABLE FORM OF EROSION CONTROL BECAUSE IT
KEEPS SOIL IN PLACE AND MAINTAINS AN ATTRACTIVE,
NATURAL-LOOKING LANDSCAPE. VEGETATION REDUCES EROSION BY:
A. ABSORBING RAINDROP IMPACT
B. REDUCING RUNOFF VELOCITY
C. REDUCING RUNOFF VOLUME BY INCREASING INFILTRATION INTO THE
SOIL
REVEGETATE CLEARED AREAS AS SOON AS POSSIBLE AFTER GRADING.
SEE "WHEN TO PLANT." KEEP ALL VEHICLE TRAFFIC OUT OF AREAS THAT
HAVE BEEN REVEGETATED.
THE ENERGY OF FLOWING WATER DRAMATICALLY INCREASES AS
VELOCITY INCREASES. IF VELOCITY DOUBLES, THE EROSIVE ENERGY
QUADRUPLES, AND THE WATER CAN MOVE PARTICLES 64 TIMES AS
LARGE. VELOCITIES CAN BE KEPT LOW BY:
A. KEEPING FLOW VOLUMES LOW (SUCH AS PRESERVING SITE
VEGETATION OR BE DIVIDING RUNOFF INTO SEVERAL CHANNELS RATHER
THAN ONE)
B. CONSTRUCTING FLOW BARRIERS AT FREQUENT INTERVALS LINING
CHANNELS WITH ROUGH MATERIAL, SUCH AS ROCKS
SOME EROSION DURING CONSTRUCTION IS UNAVOIDABLE.
SEDIMENT-LADEN RUNOFF MUST BE DETAINED ON-SITE SO THE THE SOIL
PARTICLES CAN SETTLE OUT BEFORE THE RUNOFF REACHES ANY
WATERWAY OR SOMEON DES'S PROPERTY. USE ANY OF THE
FOLLOWING CONTROL MEASURES TO KEEP SEDIMENT FROM LEAVING
THE SITE:
THE PRIMARY PURPOSE OF REVEGETATION IS EROSION CONTROL.
GRASS PROVIDES THE BEST PROTECTION FOR THE FIRS FEW YEARS.
GRASSES GERMINATE AND GROW QUICKLY AND PROVIDE A FAST AND
COMPLETE GROUND COVER. TREES AND SHRUBS ARE EFFECTIVE FOR
LONG-TERM EROSION CONTROL, BUT GRASSES ARE
NEEDED FOR INITIAL SOIL PROTECTION UNTIL THE SLOWER GROWING
TRESS AND SHRUBS BECOME WELL ESTABLISHED. DECORATIVE
:LANDSCAPING: WITH TREES AND SHRUBS CAN BE DONE LATER
CERTAIN CLIMATES AND TERRAINS CAN MAKE IT DIFFICULT FOR PLANTS
TO BECOME ESTABLISHED. THE STEEPER THE SLOPE, THE MORE
DIFFICULT IT IS. THE GREATEST CHANCE OF SUCCESS WITH
REVEGETATION WILL BE IF THE ANGLE OF DISTURBED SLOPES IS KEPT
TO A MINIMUM.
THE FOLLOWING GRASS SEED MIXES ARE SUITABLE FOR NEARLY ALL
SITES IN THE AREA. SELECT ONE SPECIES FROM EACH GRoUP AND
COMBINE.
THE TIME OF PLANTING DEPENDS ON IRRIGATION. WITH IRRIGATION, ONE
MUST CONTINUE TO IRRIGATE UNTIL THE GRASS IS WELL ESTABLISHED.
IT IS POSSIBLE TO PLANT SEEDS ANY TIME IN THE TEMPERATE CLIMATE
OF THE BAY AREA, BUT FOR BEST RESULTS- (WITHOUT IRRIGATION):
A. PLANT SEEDS AS LATE AS POSSIBLE IN THE FALL. OCTOBER AND
NOVEMBER ARE GENERALLY GOOD MONTHS TO SEED. SEEDS PLANTED
TOO EARLY IN THE FALL MAY GERMINATE WITH FALL RAINS AND THE
YOUNG SEEDLINGS CAN THEN BE DILLED BY FROST, OR
B. PLANT SEEDS IN MARCH OR APRIL. MAY IS GENERALLY TOO LATE AS
THERE PROBABLY WILL NOT BE ENOUGH RAIN TO GERMINATE THE SEED
AND ALLOW THE PLANTS TO GROW TO A SIZE THAT CAN SURVIVE THE
SUMMER DRY PERIOD.
STRAW IS THE BEST MULCH MATERIAL. APPLY ONE BALE OF STRAW PER
1,000 SQ. FT. DISTRIBUTE THE STRAW EVENLY SO THAT IF FORMS A
LAYER 1" TO 2" THICK. SOIL SHOULD STILL BE VISIBLE THROUGH THE
STRAW MAT. IF YOU APPLY TO MUCH MULCH, IT MAY PRODUCE A MAT TOO
DENSE FOR SEEDLINGS TO PENETRATE.
ANCHOR THE STRAW BY PUNCHING IT INTO THE SOIL EVERY 1" TO 2"
WITH A DULL, ROUND-NOSED SHOVEL (TO AVOID CUTTING THE STRAW)
OR BY COVERING IT WITH NETTING (JUTE, PLASTIC, MESH, WOVEN PAPER,
OR CHICKEN WIRE). FASTEN THE NETTING TO THE GROUND WITH WIRE
STAPLES. BECAUSE THE SOILS IN MANY AREAS ARE QUITE HARD, YOU
MAY HAVE TO USE NETTING TO ANCHOR THE STRAW.
WOOD FIBERS, WOOD CHIPS AND PINE NEEDLES ARE OTHER REUSABLE
MULCH MATERIALS. WOOD FIBER MULCH IS APPLIED HYDRAULICALLY IN A
SLURRY THAT ALSO CONTAINS THE SEED AND FERTILIZER. IT IS
SUITABLE FOR USE IN STEEP SLOPES OR LARGE AREAS AND MUST BE
APPLIED BY CONTRACTOR, (THE APPLICATION RATE OF WOOD FIBER
MULCH IS 3,000 LBS./ACRE). WOOD CHIPS AND PINE NEEDLES CAN
PROTECT THE SOIL FROM EROSION, BUT THEY ALSO INHIBIT PLANT
GROWTH. THEY CAN ONLY BE USED WHERE A GRASS COVER IS NOT
DESIRED. APPLY WOOD CHIPS SO THAT SOIL IS COMPLETELY COVERED.
APPLY PINE NEEDLES IN A LAYER 2" TO 3" THICK. YOU CAN SAVE THE
ORGANIC MATERIALS FROM GRADED AREAS ON THE PROPERTY TO USE
AS A MULCH LATER, BUT YOU WILL PROBABLY HAVE TO SUPPLEMENT
THEM WITH WOOD CHIPS TO ACHIEVE AN ADEQUATE GROUND COVER.
DZ
DRAINAGE AND
EROSION CONTROL
NOTES AND DETAILS
AS SHOWN
EROSION & SEDIMENT CONTROL MEASURES
EROSION CONTROL NOTES
GRADING WILL BEGIN ON OR AFTER APRIL 15. FIBER ROLLS WILL BE
INSTALLED PER PLAN. SEE DETAILS #2, 3. FIBER ROLLS SHALL BE
INSTALLED AT AREA DRAIN AT TWO LOCATIONS. FIBER ROLLS WILL
BE INSTALLED IN THE TRENCH TO PREVENT RUNOFF FROM LEAVING
THE AREA OF DISTURBANCE. THE PROPOSED DRIVEWAY WILL
BE GRAVELED DURING CONSTRUCTION, PROVIDING
A BASE FOR PAVING AS A DRIVEWAY.
ALL EROSION CONTROL MEASURES / MULCH & SEEDING SHALL BE
COMPLETED PRIOR TO OCTOBER 15. AT THAT TIME THE
PERMANENT EROSION AND RUNOFF CONTROLS WILL BE INSTALLED
AND THE DRIVEWAY WILL BE PAVED. ALL AREAS DISTURBED BY
CONSTRUCTION WILL BE SEEDED AND MULCHED.
TREE PROTECTION NOTES
Fencing Around Trees During Construction:
A temporary fence shall be erected around each tree to be retained. The fence should be located at
the drip line or a minimum of 5’ from the trunk which ever is greater. The fence should be erected so
it will not be easy for construction workers to remove or relocate.
This fencing must be erected before any construction equipment enters the site and must not be
removed until final landscape grading is complete. Soil compaction and trenching through root zones
are the major causes of tree stress in the construction period.
It should be explained clearly to all contractors and workers on site that these fences are important
and are not to be removed. Trenching of any sort and for any reason must be planned to avoid
traversing areas within the tree drip lines.
SEE ARBORIST REPORT BY CTA VERSION: 1/8/2016 FOR MORE INFO.
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
C-7.1
Coker Residence PC2 6-30-17.pln7/5/20174:02 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
CONSTRUCTION
DETAILS
N/A
AS NOTED
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
C-8.0
Coker Residence PC2 6-30-17.pln7/5/20174:03 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
R 42'R 42'R 30'
R 30'
INDICATES 42' MINIMUM OUTSIDE
TURNING RADIUS PER FIRE DEPARTMENT
SCC -STANDARD DETAILS & SPECIFICATIONS
SPEC NO A-1 (06/01/09) 5.
EXISTING GATE TO REMAIN
LOT 5
EXIST .10 ' P .S .E .
EX
I
S
T
.
1
0
'
P.S.E.
EX. 15' PRIVATE DRAINAGE EASEMENT
EXIST. STORM DRAIN,
PRIVATE SANITARY SEWER &
EMERGENCY ACCESS EASEMENT
PREVIOUSLY PROPOSED
15' E.V.A.E.
LEGEND
PROPOSED 20' E.V.A.E.
S.D.E. & P.S.S.E.
LOT 6
NSTA DW1 0+00'ELEV 716.64'STA DW2 0 + 31.70'ELEV.= 718.00'STA DW3 0+67.70'ELEV.= 718.00'STA DW5 0+101.06'ELEV.= 716.39'STA DW6 0+154.13'ELEV.=716.46'STA DW7 0+169.22'ELEV. = 717.00'STA DW8 +180.92'ELEV. = 718.00'STA DW9 0+193.00'ELEV. = 719.00'STA DW10 0+208.92'EP = 719.70'STA DW4 0+86.19'ELEV.=717.00'EP 0+230.41'ELEV. = 719.27'PROFILE OF PROPOSED
EMERGENCY VEHICLE ACCESS ROAD
EXISTING GRADE
4'-0" MAX. GRADING CUT PER HDSG TABLE 1
698
700
702
704
706
708
710
712
714
716
718
720
722
PL
698
700
702
704
706
708
710
712
714
716
718
720
722
SSMH
(E) RIM 721.68
(P) RIM 718.03
INV 697.36 (THRU)
SSMH
RIM 718.18
INV 711.00 6" (IN-SW)
INV 698.18 6" (IN-N)
INV 697.82 6" (OUT-NW)
INV 698.38 6" (IN-E)
INV 698.02 6" (IN-S)
SSMH
INV 695.44 8"
(THRU)
SDMH
(E) RIM 720.75
(P) RIM 716.33
INV 710.95 15" (IN-E)
INV 710.75 15" (OUT-W)
SDMH
INV 709.87 15" (IN-E)
INV 709.82 15" (OUT-NW)
SDMH
INV 712.05 15" (IN-E)
INV 711.87 15" (OUT-W)
FOSTER ROAD
(E) RIM 720.13
(P) RIM 719.49
(E) RIM 720.33
(P) RIM 719.20
(E) RIM 721.79
(P) RIM 718.16
EASEMENT
DISPOSITION PLAN
DZ
1" = 20'-0"
SCALE : 1" = 10'-0"
PROPOSED PROFILE AT EMERGENCY VEHICLE ACCESS ROAD
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.0
Coker Residence PC2 6-30-17.pln7/5/20174:03 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
2
3
4
1
7
6
3
A1.1
1
A1.1
225'-0"20'-0"30'-0"22'-6"30'-4"36'
-41/2"40'-1"15'-0"25'-9"103'-71/2"10'-0"R 30'
R 42'R
4
2
'R 30'
S1
A1.2
S2
A1.2
S3
A1.2
S4
A1.2
INDICATES 42' MINIMUM OUTSIDE
TURNING RADIUS PER FIRE DEPARTMENT
SCC -STANDARD DETAILS & SPECIFICATIONS
SPEC NO A-1 (06/01/09) 5.
INDICATES EXISTING
6" HDPE SEWER LINE AT FOSTER ROAD
(N) ADDRESS SIGNAGE/
IDENTIFICATION AT
EXISTING STONE COLUMN TO
REMAIN (TYP.) U.N.O.
INDICATES PROPOSED RESIDENCE, TYP.
INDICATES PROPOSED
DRIVEWAY W/
PERVIOUS PAVERS
INDICATES EXISTING WATER METER
LOCATION TO REMAIN (TYP.) U.N.O.
INDICATES CURB AND GUTTER
INDICATES JOINT TRENCH
FOR NEW UNDERGROUND
SERVICE FOR (N) GAS,
(N) ELECTRIC, PHONE AND
CABLE SERVICE
CONNECT NEW 6" PVC SDR 26
SANITARY SEWER LINE W/TOWN'S
SEWER LINE AT FOSTER ROAD,
MIN. 10' AWAY FROM WATER LINE
EXISTING FIRE HYDRANT
TO REMAIN (TYP.) U.N.O.
-SEE LOCATION ON SHEET T-1
-PARTIAL TOPOGRAPHICAL SURVEY
INDICATES EXISTING TREE TO REMAIN, TYP.
INDICATES LRDA
(SLOPE UNDER 30 %) -TYP.
INDICATES NEW
CURB CUT-TYP.
INDICATES MIN. 20' WIDE EASEMENT
FOR EMERGENCY VEHICLE, SDE & PSSE
INDICATES MAX. 6'-0"
HIGH FENCE - TYP.
INDICATES MAX. 6'-0" HIGH FENCE
INDICATES MAX. 6'-0" TALL WOOD
FENCE WITH TOP AND BOTTOM RAIL
AND 2 x 4 BROWN PVC VINYL COATED
WELDED WIRE FENCING
INDICATES GATE WITH AN APPROVED
FIRE DEPARTMENT LOCK BOX
INDICATES MAX. 6'-0"
HIGH CHAIN LINK FENCE
VINYL COATED DARK BROWN
COLOR W/ STEEL POSTS - TYP.
INDICATES 12' WIDE PROPOSED
EMERGENCY VEHICLE ACCESS ROAD
WITH Grasspave2
INDICATES LRDA
(SLOPE UNDER 30 %) -TYP.
INDICATES (N) GAS
METER LOCATION
F O S T E R R O AD
UP
UP
COURTYARD
PLANTER PLANTER
3 - GARAGE
COVERED
VERANDA POOL
COVERED
VERANDA
PLANTER PLANTER
PLANTER
PLANTER
2 % SLOPE
ACCESSORY
BUILDING
PROPOSED
SINGLE STORY
RESIDENCE REAR SETBACK LINEFRONT SETBACK LINESIDE SETBA
C
K
LINE
POOL
EQUIP.740735730725725720730
735730725715710715710N 71°56'26" W178.26'R=86.93'D=51°07'18"L=77.56'R =142 .91 '
Δ=77°24'59"L=193.10'
(Δ=77°25'09")
R=106.94'
Δ=9°56 '53"
L =18.57'
R =162 .91 '
Δ=77°36'48"
L=
22
0
.68
'
N 00°09'11" E 304.71'
S
4
7
°3
5
'3
9
"
W
3
5
.3
1
'
L
=
3
6
.8
9
L=52.61
SPA
11" OAK
18" OAK
21" OAK
20" BAY
15" BLUE OAK
26" BLUE OAK
SITE PLAN LEGEND
PROPERTY LINE
SETBACK LINE
(E) GRADE MINOR CONTOUR LINE
(E) GRADE MAJOR CONTOUR LINE
PROPOSED GRADE CONTOUR LINE
TREE PROTECTION FENCING
EXISTING TREE TO REMAIN
PROPOSED RESIDENCE
PROPOSED CELLAR
PERVIOUS PAVERS-'XERIBRIX' BY
'XERIPAVE SUPER PERVIOUS PAVERS'
-HERRINGBONE PATTERN,
DUPONT COLOR AT DRIVEWAY
PROPOSED HARDSCAPE
DECOMPOSITE GRANITE
Grasspave2 @ EMERGENCY
VEHICLE ACCESS ROAD
EXISTING EMERGENCY VEHICLE
ACCESS ROAD
20" BAY
LOWER
TERRACE
E
4" HDPE6" HDPE 8" HDPE~~6"6"15" HDPESD15" HDPESDSD15" HDPE8" HDPE
WV
WM
RIM 723.09
SSCO
723.4
ELEC. MARKER
723.80TB723.77FOB72
3
.47CA
T
V
FOFOSSMH
RIM 724.38
INV 714.86 (THRU)
NEW FENCE
NEW GAS LINE
NEW WATER LINE
NEW ELECTRIC LINE
NEW JOINT TRENCH
NEW SANITARY SEWER LINE
20 '-0 "
12 '-0 "
EXISTING FENCE
EXISTING GAS LINE
EXISTING WATER LINE
EXISTING ELECTRIC LINE
EXISTING JOINT TRENCH
EXISTING SANITARY SEWER LINE
NOTE:ALL EXISTING TREES TO REMAIN AND TO
BE PROTECTED DURING CONSTRUCTION -TYP.
FND. MON723 F.F. = 722'-0"
F.S. = 722'-0"
F.S. = 722'-0"F.S. = 722'-0"
CELLAR
F.S. = 710'-9"
F.S . = 720'-8"
718
717
718720PRIVATE STORMDRAINAGE EASEMENT12'-0"PLANTER720
G CO
4" HDPE
GRAPHIC SCALE:
(IN FEET)
10 0 5 10 20 30
717722
EXISTING 10'
P.S.E.
EASEMENT 720721719719
INDICATES (N) ELEC.
METER LOCATION
NPROPOSED
SITE PLAN
DZ
1" = 10'-0"
SITE LEGEND
SITE PLAN
SCALE: 1" = 10'-0"
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.1
Coker Residence PC2 6-30-17.pln7/5/20174:03 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
Scale 3/8'' = 1' - 0''
ENTRY GATE DETAIL2Scale 3/8'' = 1' - 0''
ADDRESS COLUMN DETAIL1
3 Scale 3/8'' = 1' - 0''
2'-6"2'-6"2" MIN.3'-6"2'-4" +'-
2" MIN.3" TYP.3" TYP.
3'-0"
12'-9"6'-11"6'-0"2'-0"2'-0"4"6'-0"1'-8" +/-2'-0"6'-0"6'-0"2'-0"1'-2"1'-2"
6'-0"
1'-2"6'-0"6'-6"2'-0"
2% CROSS SLOPE
PRECAST CONCRETE CAP
AUTOMATIC WROUGHT IRON GATE
TURF O/ 1" 'GRASSPAVE2' SYSTEM
O/ 6" COMPACT SANDY GRAVEL
O/ NAT. GRADE COMPACTED
TO 95% COMPACTION (TYP.)
2x2 P.T.D.F. EACH
SIDE OF MESH
4x6 P.T.D.F.
EA. SIDE OF MESH
2x4 P.T.D.F. FLAT ON
TOP OF POSTS
4x6 P.T.D.F. POST
@ 6'-0" O.C.
INDICATES GRADE
ELEVATION
14" DIA. CONCRETE
PIER - SLOPED AT TOP
4x6 P.T.D.F.
EA. SIDE OF MESH
60" TALL -2 x 4 BROWN
PVC VINYL COATED
WELDED WIRE FENCING
14" DIA. CONCRETE
PIER - SLOPED AT TOP
2x4 P.T.D.F. FLAT ON
TOP OF POSTS
4x6 P.T.D.F.
EA. SIDE OF MESH
4x6 P.T.D.F. POST
@ 6'-0" O.C.
2x2 P.T.D.F. EACH
SIDE OF MESH
60" TALL -2 x 4 BROWN
PVC VINYL COATED
WELDED WIRE FENCING
60" TALL -2 x 4 BROWN
PVC VINYL COATED
WELDED WIRE FENCING
ALIGN
20102
USPS APPROVED
MAILBOX (TYP.
ADDRESS SIGNAGE PLAQUE
PER CRC SEC 319.1 & CBC SEC 505.1
STONE VENEER TO
MATCH RESIDENCE (TYP.)
RECESSED 'IN GROUND
LIGHT FIXTURE, TYP.
PRECAST CONC. CAP
MATCH RESIDENCE (TYP.)
20 GA. STEEL MAILBOX 'CAP'
TO MATCH CHIMNEY CAP DESIGN
(41" - 45")SIDE VIEW
1" RECESS AT, FRONT, SIDE,
AND REAR FACES
FRONT VIEW
EXISTING
SLOPE
(12'-0" MIN. CLR.)PER USPSREQUIREMENTSSECTIONELEVATION
PLAN VIEW
OPEN FENCE - DETAIL
MAX.
2:1 SLOPE
MAX.MAX.@ GATE8'-0" MAX @ GATE2
3
4
1
5
8
7
6
INDICATES 12' WIDE
PROPOSED EMERGENCY
VEHICLE ACCESS ROAD
WITH Grasspave2
PROPOSED DRIVEWAYINDICATES AREA WITHIN
LRDA LIMIT LINE (SLOPE UNDER 30 %)
PROPOSED RESIDENCE
INDICATES AREA OUTSIDE
LRDA LIMIT LINE (SLOPE 30 % OR MORE)PROPOSED HARDSCAPE
12' WIDE PROPOSED
EMERGENCY VEHICLE ACCESS ROAD
WITH GRASS PAVERS
UP
UP
NSITE DIAGRAMS
D.Z.
SITE CONSTRAINTS DIAGRAM
SITE DETAILS
1. SITE CONSTRAINTS DIAGRAM
AS NOTED
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.2
Coker Residence PC2 6-30-17.pln7/5/20174:03 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-173'-0"4'-0"12'-9"PROPOSED GRADE
EXISTING GRADE
PROPOSED MAX. 6' TALL FENCE
PLANTER
2' WIDE DRAINAGE CHANNEL
SEE DET 10/ C-7.0
2' CONCRETE 'V' DITCH 6" DEEP
SEE DET 13 / C-7.0
CELLAR
VERANDA DINING
ROOMMAX. 2:1SLOPE
LIGHTWELLSETBACK LINEPROPERTY LINE720
722
724
726
728
730
732
734
736
718
716
714
712
710
720
722
724
726
728
730
732
734
736
718
716
714
712
710maxcut 13'-6"3'-11"EXISTING GRADE
PROPOSED GRADE
INDICATES 12' WIDE PROPOSED
EMERGENCY VEHICLE ACCESS ROAD
INDICATES 20 FT WIDE E.V.A.E.
INDICATES 13.5 FT VERTICAL CLEARANCE
FOR EMERGENCY VEHICLES
PROPOSED MAX. 6' TALL FENCE
MASTER
BEDROOM
4 %SLOPE MAX. CUT
20'
12'
720
722
724
726
728
730
732
734
736
718
716
714
3'-41/2"INDICATES 12' WIDE PROPOSED
EMERGENCY VEHICLE ACCESS ROAD
PROPOSED GRADE
EXISTING GRADE TO REMAIN
EXISTING GRADE
INDICATES 20 FT WIDE E.V.A.E.
PROPOSED MAX. 6' TALL FENCE
ACCESSORY
BUILDING
2.5 %SLOPE
MAX. CUT720
722
724
726
728
730
732
734
736
718
716
714 3'-10" EXISTING GRADE
PROPOSED GRADE
INDICATES 12' WIDE PROPOSED
EMERGENCY VEHICLE ACCESS ROAD
INDICATES 20 FT WIDE E.V.A.E.
721.75'722.00'720.75'
720.67'720.50'PROPOSED MAX. 6' TALL FENCE
(P) TC=716.33'
POOL
LAWN
GREAT
ROOM
COVERED
VERANDA
LOWER TERRACE
CELLAR
MAX. CUT
20'
12'
720
722
724
726
728
730
732
734
736
718
716
714
720
722
724
726
728
730
732
734
736
718
716
714
712712
710710
708708
706706
SITE DIAGRAMS
D.Z.
SITE CONSTRAINTS DIAGRAM
SITE DETAILS
SITE SECTIONS
SECTION S1 SECTION S2
SECTION S4
SCALE : 3/16" = 1'-0"SCALE : 3/16" = 1'-0"
SECTION S3
SCALE : 3/16" = 1'-0"
3/16" = 1'-0"
SCALE : 3/16" = 1'-0"
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-2.0
Coker Residence PC2 6-30-17.pln7/5/20174:03 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
142'-51/2"
34'-1/2"44'-7"57'-10"6'-0"
13'-1/2"21'-0"16'-11/2"12'-2"16'-31/2"9'-91/2"12'-11/2"10'-0"3'-111/2"18'-0"3'-111/2"6'-0"22'-91/2"6'-0"29'-51/2"30'-11"21'-0"7'-1"117'-21/2"4'-111/2"28'-51/2"23'-5"26'-0"34'-6"117'-4"142'-51/2"
21'-91/2"21'-3"10'-111/2"20'-7"19'-5"42'-5"6'-0"22'-4"17'-51/2"12'-51/2"29'-41/2"1'-61/2"21'-9"8'-81/2"8'-0"8'-91/2"25'-0"
14'-9"4'-0"14'-9"
12'-11/2"21'-0"21'-0"21'-0"33'-11/2"
A
A-5.0
A
A-5.0
B
A-5.0
B
A-5.0
INDICATES 20'-0" x 20'-0" CLEAR
- REQUIRED 2 CARS PARKING
DIMENSIONS
INDICATES 11'-0" x 20'-0" CLEAR
- REQUIRED 1 CAR PARKING
DIMENSIONS
3 - GARAGE
HER CLOSET HIS
CLOSET
MASTER BEDROOM SUITE
MASTER BATH
LINEN & STORAGE
ELEV.
FOYER
DINING ROOM
LIBRARY
PORCH
SEE - THRU
FIREPLACE
WASHER &DRYER
MUD
ROOM
KITCHEN GREAT ROOM
FIREPLACE
BALCONY
COURTYARD
COVERED VERANDA
TOILET
LINEN
1/2
BATH
PANTRY BATH
3
BEDROOM 2
VANITY
BATH 2
SO
CM
REF FRZ
VERANDA WINEPLANTER PLANTER
CLO.
14'-0" x 14'-0"
BEDROOM 3
14'-0" x 14'-0"
BEDROOM 4
12'-0" x 12'-0"
NOOK
12'-9" x 12'-9"
13'-3" x 21'-3"23'-6" x 22'-6"23'-0" x 22'-0"
14'-6" x 18'-0"
13'-6" x 18'-4"
18'-3" x 25'-0"
21-0" x 20'-6"
14'-0" x 17'-0"
8'-0" x 12'-4"
10'-0" x 12'-0"
VESTIBULE PORCH
7'-0" x 10'-8"
SHOWER
DN WINEDN
BATH
4
STORAGE
PLANTER
HILLSIDE
GARDEN AREA
N24'-11"
23'-2"
1'-101/2"21'-21/2"1'-101/2"10'-31/2"10'-31/2"22'-31/2"11'-61/2"10'-9"BEDROOM BATH
COVERED VERANDA
10'-0" x 12'-0"
C
A-5.0
C
A-5.0
MAIN FLOOR PLAN
TS
1/8" = 1'-0"
PROPOSED
MAIN
FLOOR PLAN
ACCESSORY BUILDING
FLOOR PLAN
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-2.1
Coker Residence PC2 6-30-17.pln7/5/20174:03 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
142'-51/2"
21'-91/2"47'-21/2"22'-41/2"51'-1"
142'-51/2"
21'-91/2"6'-111/2"49'-101/2"12'-9"51'-1"117'-21/2"28'-4"29'-11"30'-11"28'-1"117'-4"6'-51/2"52'-41/2"30'-51/2"28'-1"GOLF SIMULATION
RECREATION ROOM
COVERED
VERANDAHILLSIDE
GARDEN AREA
UP ELEV.
UP
GYM
MECH.
ROOM
WET BAR
SPORTS MEMORABILIA
SPORTS MEMORABILIA
SPORTS
MEMORABILIA
MECH.
ROOM
BATH 5
10 FT. MONITOR
SPORTS MEMORABILIA21'-0" x 26'-9"20'-0" x 26'-9"
30'-0" x 29'-0"
9'-6" x 16'-8"
SPORTS
MEMORABILIA
PLANTER
MECH.
ROOM
SUMP PUMP
A
A-5.0
A
A-5.0
B
A-5.0
B
A-5.0
NTS
1/8" = 1'-0"
PROPOSED
CELLAR
FLOOR PLAN
CELLAR FLOOR PLAN
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-3.0
Coker Residence PC2 6-30-17.pln7/5/20174:03 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17A
A-5.0
A
A-5.0
B
A-5.0
B
A-5.0
C
A-5.0
C
A-5.0
1'-91/2"1'-91/2"1'-91/2"18"18"18"18"
18"
INDICATES BUILDING LINE -TYP.
INDICATES ROOF SLOPE -TYP.
INDICATES SOFFIT AT EAVE -TYP.
INDICATES DOWNSPOUT -TYP.
INDICATES ROOF LINE -TYP.
INDICATES ROOF GUTTER -TYP.
INDICATES CLASS 'A' TERRA
COTTA CLAY TILE ROOFING -TYP.
INDICATES BUILDING LINE -TYP.
INDICATES ROOF SLOPE -TYP.
INDICATES SOFFIT AT EAVE -TYP.
INDICATES DOWNSPOUT -TYP .
INDICATES ROOF GUTTER -TYP.
INDICATES ROOF LINE -TYP.
INDICATES CLASS 'A' TERRA COTTA
CLAY TILE ROOFING -TYP.
INDICATES BUILDING LINE
AT CELLAR -TYP.
H.P.=736.16'
H.P.=739.81'
H.P.=738.62'
H.P.=738.84'
H.P.=738.61'
RIDGE
HIPVALLEYRIDGERIDGE
RIDGERIDGE
RIDGE
RIDGE
RIDGERIDGERIDGERIDGERIDGERIDGERIDGERIDGERIDGERIDGE
HIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEY
VALLE
Y
VALLEYVAL
L
E
Y
VALLE
Y
VAL
L
E
YVALLEYVALLEYVALLEYVALLEYV
A
L
L
E
Y
4:12
2'-4" :12 2'-4" :12
4:124:124:12
4:12
4:124:12 4:121'-10" :12
4:124:124:12
4:124:124:124:124:124:123.5:124:124:124:12
4:124:124:124:12
4:124:124:124:123:124:12
4:12
4:124:124:124:124:124:124:12
4:12
4:124:12
4:124:124:124:12 4:124:12DS DS
DS
DS DS
DSDS
DS
DS
DS
DS
DS
DS
DS DS
DS
DS
TYP.
U.N.O.
TYP.
U.N.O.
TYP.
U.N.O.
DSDS
DZ
PROPOSED
ROOF PLAN
DZ
1/8" = 1'-0"
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-4.0
Coker Residence PC2 6-30-17.pln7/5/20174:03 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-1718'-0" MAX. PROPOSED HIGHT = 739.81'
EXISTING GRADE & PROPOSED GRADE = 721.83'
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
INDICATES 18' VERTICAL DISTANCE
FROM THE EXISTING GRADE AT WALL FACE
ABOVE CELLAR
INDICATES 18' VERTICAL DISTANCE
FROM THE PROPOSED GRADE AT WALL FACE
INDICATES PROPOSED COURTYARD
WALL SHOWN DASHED
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
INDICATES 18' VERTICAL DISTANCE
FROM THE PROPOSED GRADE AT WALL FACE
GARAGE
F.SLAB = 721.98'
F.G. = 721.33'
BASEMENT F. SLAB = 710.75' ( -11'-3")
F.F = 722.00'
(± 0.00')
1 4
6 8
2
5 9
10
11 12
3 4
7 7
7 7
9
9
11
10
T.P.= 731.83'
(+ 9'-10")
T.P.= 734.00'
(+ 12'-0")
T.P.= 732.50'
(+ 10'-6")
T.P.= 737.50'
(+ 15'-6")
T.P.= 734.00'
(+ 12'-0")
H.P. = 738.85'
H.P. = 737.52'
H.P. = 736.58'
F.F = 722.00'
(± 0.00')
T.P.= 734.00'
(+ 12'-0")
T.P.= 732.50'
(+ 10'-0")
INDICATES 18' VERTICAL DISTANCE
FROM THE EXISTING GRADE AT RIDGE
LOCATION ABOVE CELLAR
MAX. PROPOSED HIGHT = 739.81'
INDICATES 18' VERTICAL DISTANCE
FROM THE EXISTING GRADE AT RIDGE
LOCATION
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
T.P.= 734.50'
(+ 12'-6")
T.P.= 732.50'
(+ 10'-6")
F.F = 722.00'
(± 0.00')
BASEMENT F. SLAB = 710.75' ( -11'-3")
F.G. = 721.33'F.G. = 721.33'
F.G. = 721.00'F.G. = 717.12'
H.P. = 734.02'
1 4
6 8
2
5
10
3 4
7 7
7 7 3
5 7 8 8
H.P. = 738.85'
H.P. = 738.61'
1
2
3
4
5
6
7
8
9
10
11
12
13
EXERIOR FINISHES
ROOFING:
EAVES: SOFFIT
COLOR INTEGRAL STUCCO PLASTER FINISH W/
'MILLBROOK STONE' CUSTOM CAST STONE
WALL FINISH: COLOR INTEGRAL PLASTER FINISH
HARD TROWELED SMOOTH FINISH COAT
TO MATCH KELLY MOORE KM5716-3
'RODEO ROUNDUP'-LRV 30
EXTERIOR TRIM ELEMENTS, CAST STONE TRIM
COLUMNS: 'MILLBROOK STONE' CUSTOM CAST STONE
EXTERIOR DOORS CLAD WOOD WINDOWS - BRONZE COLOR
& WINDOWS: CLAD WOOD DOORS - BRONZE COLOR
CAST STONE DOOR SURROUND & SILLS
GUARDRAIL, GATE: WROUGHT IRON RAILING
BRONZE PAINTED W.I. RAILING & GUARDRAILS
CHIMNEY CAP:
WALL FINISH: FIELDSTONE PATTERN VENEER
'BUECHEL FIELDSTONE' - OVERGROUT FINISH
GUTTERS & DOWNSPOUTS: HALF ROUND GUTTERS & ROUND DOWNSPOUTS
5.5" HALF-ROUND - COPPER
GARAGE DOOR: 'CARRIAGE' STYLE DOOR
STAINED WOOD
EXTERIOR DOORS: WROUGHT IRON DOORS -
BRONZE COLOR
CAST STONE DOOR SURROUND & SILLS
WALKWAYS & PATIOS: LIMESTONE - ANTIQUE FINISH
DRIVEWAY: PERVIOUS PAVERS-
'XERIBRIX' BY 'XERIPAVE SUPER PERVIOUS PAVERS'
-HERRINGBONE PATTERN, DUPONT COLOR
'CAP & PAN' TILE ROOFING
REDLAND CLAYTILE-TWO -PIECE MISSION
2000 SERIES- OLD SEDONA BLEND -AVERAGE LRV 15.5
SW 6062 LRV 7RUGGED BROWN SW 6076 LRV 5RUGGED BROWN
CHIMNEY CAP
ARCHITECTURAL COPPER W/ SPARK ARRESTOR
-AVERAGE LRV 6
SW 6109 LRV 24HOPSACK SW 6124 LRV 22CARDBOARD -AVERAGE LRV 23
PROPOSED FRONT ELEVATION: EAST
SCALE : 3/16" = 1'-0"
DZ
3/16" = 1'-0"
PROPOSED
RESIDENCE
EXTERIOR
ELEVATIONS
FRONT ELEVATION, E
SIDE ELEVATION, N
SCALE : 3/16" = 1'-0"
PROPOSED RIGHT SIDE ELEVATION: NORTH
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-4.1
Coker Residence PC2 6-30-17.pln7/5/20174:04 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
GARAGE
F.SLAB = 722.25'
T.P.= 734.50'
(+ 12'-6")
T.P.= 731.83'
(+ 9'-10")
T.P.= 732.50'
(+ 10'-6")
T.P.= 734.00'
(+ 12'-0")
F.F = 722.00'
(± 0.00')
F.F = 722.00'
(± 0.00')
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES 18' VERTICAL DISTANCE
FROM THE EXISTING GRADE AT WALL FACE
ABOVE CELLAR
F.G. = 721.33'F.G. = 721.33'
INDICATES 18' VERTICAL DISTANCE
FROM THE PROPOSED GRADE AT WALL FACE
MAX. PROPOSED HIGHT = 739.81'
H.P. = 736.58'
H.P. = 737.52'H.P. = 738.85'
10
7 7
7 7 4
3
5
2
8 6
4 1 1
5 5 8 8
BASEMENT F. SLAB = 710.75' ( -11'-3")4'-0"BASEMENT F. SLAB = 710.75' ( -11'-3")
4
8
2
5 10
3 7 7 3
5 7 8
INDICATES 18' VERTICAL DISTANCE
FROM THE PROPOSED GRADE AT WALL FACE
F.F = 722.00'
(± 0.00')
T.P.= 732.50'
(+ 10'-6")
T.P.= 734.50'
(+ 12'-6")
INDICATES 18' VERTICAL DISTANCE
FROM THE EXISTING GRADE AT RIDGE
LOCATION MAX. PROPOSED HIGHT = 739.81'
INDICATES 18' VERTICAL DISTANCE
FROM THE EXISTING GRADE AT RIDGE
LOCATION ABOVE CELLAR
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
GARAGE
F.SLAB = 722.00'
T.P.= 731.83'
(+ 9'-10")
T.P.= 734.00'
(+ 12'-0")
GARAGE
F.SLAB = 721.25'
F.G. = 721.33'F.G. = 721.00'TOP OF RETAINING WALL
= 719.00'
7
7
8 10 5
1 1
4
PROPOSED GRADE @
'V' DITCH = 718.00'
F.G. = 722.50'
INDICATES RETAINING
WALL BEHINDMAX. CUT1
2
3
4
5
6
7
8
9
10
11
12
13
EXERIOR FINISHES
ROOFING:
EAVES: SOFFIT
COLOR INTEGRAL STUCCO PLASTER FINISH W/
'MILLBROOK STONE' CUSTOM CAST STONE
WALL FINISH: COLOR INTEGRAL PLASTER FINISH
HARD TROWELED SMOOTH FINISH COAT
TO MATCH KELLY MOORE KM5716-3
'RODEO ROUNDUP'-LRV 30
EXTERIOR TRIM ELEMENTS, CAST STONE TRIM
COLUMNS: 'MILLBROOK STONE' CUSTOM CAST STONE
EXTERIOR DOORS CLAD WOOD WINDOWS - BRONZE COLOR
& WINDOWS: CLAD WOOD DOORS - BRONZE COLOR
CAST STONE DOOR SURROUND & SILLS
GUARDRAIL, GATE: WROUGHT IRON RAILING
BRONZE PAINTED W.I. RAILING & GUARDRAILS
CHIMNEY CAP:
WALL FINISH: FIELDSTONE PATTERN VENEER
'BUECHEL FIELDSTONE' - OVERGROUT FINISH
GUTTERS & DOWNSPOUTS: HALF ROUND GUTTERS & ROUND DOWNSPOUTS
5.5" HALF-ROUND - COPPER
GARAGE DOOR: 'CARRIAGE' STYLE DOOR
STAINED WOOD
EXTERIOR DOORS: WROUGHT IRON DOORS -
BRONZE COLOR
CAST STONE DOOR SURROUND & SILLS
WALKWAYS & PATIOS: LIMESTONE - ANTIQUE FINISH
DRIVEWAY: PERVIOUS PAVERS-
'XERIBRIX' BY 'XERIPAVE SUPER PERVIOUS PAVERS'
-HERRINGBONE PATTERN, DUPONT COLOR
'CAP & PAN' TILE ROOFING
REDLAND CLAYTILE-TWO -PIECE MISSION
2000 SERIES- OLD SEDONA BLEND -AVERAGE LRV 15.5
SW 6062 LRV 7RUGGED BROWN SW 6076 LRV 5RUGGED BROWN
CHIMNEY CAP
ARCHITECTURAL COPPER W/ SPARK ARRESTOR
-AVERAGE LRV 6
SW 6109 LRV 24HOPSACK SW 6124 LRV 22CARDBOARD -AVERAGE LRV 23
PROPOSED REAR ELEVATION: WEST
SCALE : 3/16" = 1'-0"
DZ
3/16" = 1'-0"
PROPOSED
RESIDENCE
EXTERIOR
ELEVATIONS
FRONT ELEVATION, S
SIDE ELEVATION, W
SCALE : 3/16" = 1'-0"
PROPOSED LEFT SIDE ELEVATION: SOUTH
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-4.2
Coker Residence PC2 6-30-17.pln7/5/20174:04 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-17
1
2
3
4
5
6
7
8
9
10
11
12
13
EXERIOR FINISHES
ROOFING:
EAVES: SOFFIT
COLOR INTEGRAL STUCCO PLASTER FINISH W/
'MILLBROOK STONE' CUSTOM CAST STONE
WALL FINISH: COLOR INTEGRAL PLASTER FINISH
HARD TROWELED SMOOTH FINISH COAT
TO MATCH KELLY MOORE KM5716-3
'RODEO ROUNDUP'-LRV 30
EXTERIOR TRIM ELEMENTS, CAST STONE TRIM
COLUMNS: 'MILLBROOK STONE' CUSTOM CAST STONE
EXTERIOR DOORS CLAD WOOD WINDOWS - BRONZE COLOR
& WINDOWS: CLAD WOOD DOORS - BRONZE COLOR
CAST STONE DOOR SURROUND & SILLS
GUARDRAIL, GATE: WROUGHT IRON RAILING
BRONZE PAINTED W.I. RAILING & GUARDRAILS
CHIMNEY CAP:
WALL FINISH: FIELDSTONE PATTERN VENEER
'BUECHEL FIELDSTONE' - OVERGROUT FINISH
GUTTERS & DOWNSPOUTS: HALF ROUND GUTTERS & ROUND DOWNSPOUTS
5.5" HALF-ROUND - COPPER
GARAGE DOOR: 'CARRIAGE' STYLE DOOR
STAINED WOOD
EXTERIOR DOORS: WROUGHT IRON DOORS -
BRONZE COLOR
CAST STONE DOOR SURROUND & SILLS
WALKWAYS & PATIOS: LIMESTONE - ANTIQUE FINISH
DRIVEWAY: PERVIOUS PAVERS-
'XERIBRIX' BY 'XERIPAVE SUPER PERVIOUS PAVERS'
-HERRINGBONE PATTERN, DUPONT COLOR
'CAP & PAN' TILE ROOFING
REDLAND CLAYTILE-TWO -PIECE MISSION
2000 SERIES- OLD SEDONA BLEND -AVERAGE LRV 15.5
SW 6062 LRV 7RUGGED BROWN SW 6076 LRV 5RUGGED BROWN
CHIMNEY CAP
ARCHITECTURAL COPPER W/ SPARK ARRESTOR
-AVERAGE LRV 6
SW 6109 LRV 24HOPSACK SW 6124 LRV 22CARDBOARD -AVERAGE LRV 2315'-0"INDICATES 15' VERTICAL DISTANCE
FROM THE PROPOSED GRADE AT WALL FACE
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
F.G. = 720.00'
1 4
8 5
3
7
H.P. = 734.91'
T.P.= 730.67'
(+ 10'-0")
F.F = 720.67'
(± 0.00')
7
15'-0"F.F = 720.67'
(± 0.00')
T.P.= 730.67'
(+ 10'-0")
7
INDICATES EXISTING AND PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES 15' VERTICAL DISTANCE
FROM THE EXISTING AND PROPOSED GRADE AT WALL FACE
F.G. = 720.00'
H.P. = 734.91' 1 4
8 5
3
7
4 15'-0"INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
H.P. = 734.91'
7
3
5 8
4 1
F.G. = 720.00'
INDICATES 15' VERTICAL DISTANCE
FROM THE PROPOSED GRADE AT WALL FACE
T.P.= 730.67'
(+ 10'-0")
F.F = 720.67'
(± 0.00')
715'-0"INDICATES 15' VERTICAL DISTANCE
FROM THE PROPOSED GRADE AT WALL FACE
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
F.G. = 720.00'
1 4
5
3
7
H.P. = 734.91'
T.P.= 730.67'
(+ 10'-0")
F.F = 720.67'
(± 0.00')
7 8
PROPOSED FRONT ELEVATION: EAST
SCALE : 3/16" = 1'-0"
DZ
3/16" = 1'-0"
PROPOSED
ACCESSORY BUILDING
EXTERIOR ELEVATIONS
FRONT ELEVATION, E
SIDE ELEVATION, N
REAR ELEVATION, W
SIDE ELEVATION, S
SCALE : 3/16" = 1'-0"
PROPOSED REAR ELEVATION: WEST
SCALE : 3/16" = 1'-0"
PROPOSED RIGHT SIDE ELEVATION: NORTH
SCALE : 3/16" = 1'-0"
PROPOSED LEFT SIDE ELEVATION: SOUTH
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-5.0
Coker Residence PC2 6-30-17.pln7/5/20174:05 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
7-05-1718'-0"18'-0"15'-51/2"15'-7"16'-10"PROPOSED GRADE
EXISTING GRADE
INDICATES 12' WIDE PROPOSED
EMERGENCY VEHICLE ACCESS ROAD
INDICATES 20 FT WIDE E.V.A.E.
INDICATES 13.5 FT VERTICAL CLEARANCE
FOR EMERGENCY VEHICLES
EXISTING GRADE &
PROPOSED GRADE
AT WALL FACE= 721.83'
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL
INDICATES 18' VERTICAL DISTANCE
FROM THE EXISTING GRADE AT WALL FACE
ABOVE CELLAR
INDICATES 18' VERTICAL DISTANCE
FROM THE PROPOSED GRADE
INDICATES PROPOSED GRADE
INDICATES EXISTING GRADE
INDICATES 18' VERTICAL DISTANCE FROM THE
PROPOSED GRADE AT SECTION LINE THROUGH HIGH POINT
GARAGE
F.SLAB = 722.12'
BASEMENT F. SLAB
= 710.75' ( -11'-3")
T.P.= 731.83' (+ 9'-10")
T.P.= 737.50' (+ 15'-6")
T.P.= 734.00' (+ 12'-0")
H.P. = 738.85'
H.P. = 737.52'
H.P. = 736.58'
T.P.= 734.00'
(+ 12'-0")
F.F.= 722.00' (± 0'-0")
H.P. = 739.81'
3 CAR GARAGE FRONT COURTYARD
4 %SLOPE MAX. CUT
20'
12'
HER CLOSET HIS
CLOSET MASTER BEDROOM SUITE
3'-11"
A
17'-11 1/2"17'-101/2"T.P.= 732.50'
(+ 10'-6")
F.F.= 722.00' (± 0'-0")
BASEMENT F. SLAB = 710.75' ( -11'-3")
T.P.= 731.83' (+ 9'-10")
T.P.= 737.50' (+ 15'-6")
F.F.= 722.00' (± 0'-0")
H.P. = 739.81'
EXISTING GRADE &
PROPOSED GRADE
AT WALL FACE= 721.83'
INDICATES 18' VERTICAL DISTANCE
FROM THE EXISTING GRADE AT WALL FACE
ABOVE CELLAR
H.P. = 736.58'
H.P. = 738.62'H.P. = 738.84'H.P. = 738.61'H.P. = 736.54'
F.G. = 721.00'
INDICATES PROPOSED FINISHED GRADE
INDICATES EXISTING GRADE
GRAND FOYER
GREAT
ROOMCOURTYARD BEDROOM 3 BEDROOM 4VESTIBULE
PORCH
GOLF SIMULATIONRECREATION ROOM
B c 15'-0"INDICATES 15' VERTICAL DISTANCE
FROM THE PROPOSED GRADE AT WALL FACE
INDICATES PROPOSED FINISHED
GRADE AT THE FACE OF THE WALL
INDICATES EXISTING
GRADE AT THE FACE OF THE WALL F.G. = 720.00'
T.P.= 730.67'
(+ 10'-0")
F.F = 720.67'
(± 0.00')
H.P. = 734.91'
BEDROOMCOVERED
VERANDA
SECTION A-A
D.Z.
1/8" = 1'-0"
PROPOSED
SECTIONS
SCALE : 1/8" = 1'-0"
SECTION B-B
SCALE : 1/8" = 1'-0"
SECTION C-C
SCALE : 1/8" = 1'-0"
SECTION A-A
SECTION B-B
SECTION C-C
L0
Coker
MN
JB
5/30/2017
Coker.vwx
Water Use20102 Foster RoadLandscape Design20102 Foster RdCalculations
Reviewed by:
Drawn by:
Date:
Jenna Bayer
Garden Design, Inc.
1954 Old Middlefield Way
Suite B
Mountain View
Californa 94043
Tel: 650.988.9600
Fax: 650.988.9602
info@jennabayer.com
www.jennabayer.com
Issued for:
Project ID:
CAD File:Los Gatos, CA 95030Date: Tue, May 30, 2017Time: 8:35:38 AMFile name: Coker LOCAL.vwxModel Water Efficient Landscape Ordinance Compliance
OWNER Acknowledgement
Signature*
Email Address Phone Number
Signature Date
*Signer of the landscape design plan, signer of the irrigation plan, or a licensed landscape contractor or in compliance with DWR Doc.
Print Full Name
Phone or Email
Certificate of Completion
Water Efficient Landscape Worksheet Water Budget Calculator for New and Rehabiliated Landscapes Landscape Instructions
Title 24, Part 11, California Green Building Code (CALGreen) http://www.bsc.ca.gov/Home/CALGreen.aspx
State Model Water Efficient Landscape Ordinance http://www.water.ca.gov/wateruseefficiency/landscape ordinance/docs/Title%2023%20extract%20-%20Official%20CCR%20pages.pdf
State Model Water Efficient Landscape Ordinance Resourceshttp://www.water.ca.gov/wateruseefficiency/landscapeordinance/GB-2Project: New House, 999 Matadero Avenue, Palo Alto CA 94306WATER USE CALCULATIONSAPPLICATION: This plan sheet is fo use by new landscpae > 500 SF,
rehabiliated landscape of >2500 SF or landscape < 2,500 SF.
RESIDENTIAL GREEN BUILDING APPLICATION WATER USE
Certification Of Installation According to the Landscape Documentation
Package
PART 3. IRRIGATION SCHEDULING
Attach parameters for setting the irrigation schedule on controller per ordinance Section 492.10.
PART 4. SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE
Attach schedule of Landscape and Irrigation Maintenance per ordinance Section 492.11.
PART 5. LANDSCAPE IRRIGATION AUDIT REPORT
Attach Landscape Irrigation Audit Report per ordinance Section 492.12.
PART 6. SOIL MANAGEMENT REPORT
Attach soil analysis report, if not previously submitted with the Landscape Documentation Package per ordinance Section 492.6.
Attach documentation verifying implementation of recommendations from soil analysis report per ordinance Section 492.6.
LANDSCAPE DOCUMENTATION PACKAGE
This project is required to comply with the State California Green Building
Code (T24 Part 11) and the City of Palo Alto's local amendments (PAMC
16.14). I, the property owner / legal representative, acknowledge and
understand the requirements and penalties for noncompliance ($50 per ton of
waste not diverted from the landfill with a minimum of $1000, and $500 a day
for noncompliance with the remaining green building measures). I am
responsible for all activities performed by design team members, contractors
and subcontractors in meeting the requirements.
CERTIFICATION - SIGN & SUBMIT PRIOR TO BUILDING PERMIT FINAL INSPECTION
I certify that based upon periodic site observations, the work has been substantially completed in accordance with the
ordinance and that the landscape planting and irrigation installation conform with the criteria and specifications of the
approved Landscape Documentation Package.
Print Name and Company of Landscape Architect or Irrigation Designer
Model Water Efficient Landscape Ordinance Compliance
OWNER Acknowledgement
Signature*
Email Address Phone Number
Signature Date
*Signer of the landscape design plan, signer of the irrigation plan, or a licensed landscape contractor or in compliance with DWR Doc.
Print Full Name
Phone or Email
Certificate of Completion
Water Efficient Landscape Worksheet Water Budget Calculator for New and Rehabiliated Landscapes Landscape Instructions
Title 24, Part 11, California Green Building Code (CALGreen) http://www.bsc.ca.gov/Home/CALGreen.aspx
State Model Water Efficient Landscape Ordinance http://www.water.ca.gov/wateruseefficiency/landscape ordinance/docs/Title%2023%20extract%20-%20Official%20CCR%20pages.pdf
State Model Water Efficient Landscape Ordinance Resourceshttp://www.water.ca.gov/wateruseefficiency/landscapeordinance/GB-2Project: New House, 999 Matadero Avenue, Palo Alto CA 94306WATER USE CALCULATIONSAPPLICATION: This plan sheet is fo use by new landscpae > 500 SF,
rehabiliated landscape of >2500 SF or landscape < 2,500 SF.
RESIDENTIAL GREEN BUILDING APPLICATION WATER USE
Certification Of Installation According to the Landscape Documentation
Package
PART 3. IRRIGATION SCHEDULING
Attach parameters for setting the irrigation schedule on controller per ordinance Section 492.10.
PART 4. SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE
Attach schedule of Landscape and Irrigation Maintenance per ordinance Section 492.11.
PART 5. LANDSCAPE IRRIGATION AUDIT REPORT
Attach Landscape Irrigation Audit Report per ordinance Section 492.12.
PART 6. SOIL MANAGEMENT REPORT
Attach soil analysis report, if not previously submitted with the Landscape Documentation Package per ordinance Section 492.6.
Attach documentation verifying implementation of recommendations from soil analysis report per ordinance Section 492.6.
LANDSCAPE DOCUMENTATION PACKAGE
This project is required to comply with the State California Green Building
Code (T24 Part 11) and the City of Palo Alto's local amendments (PAMC
16.14). I, the property owner / legal representative, acknowledge and
understand the requirements and penalties for noncompliance ($50 per ton of
waste not diverted from the landfill with a minimum of $1000, and $500 a day
for noncompliance with the remaining green building measures). I am
responsible for all activities performed by design team members, contractors
and subcontractors in meeting the requirements.
CERTIFICATION - SIGN & SUBMIT PRIOR TO BUILDING PERMIT FINAL INSPECTION
I certify that based upon periodic site observations, the work has been substantially completed in accordance with the
ordinance and that the landscape planting and irrigation installation conform with the criteria and specifications of the
approved Landscape Documentation Package.
Print Name and Company of Landscape Architect or Irrigation Designer
Model Water Efficient Landscape Ordinance Compliance
OWNER Acknowledgement
Signature*
Email AddressPhone Number
Signature Date
*Signer of the landscape design plan, signer of the irrigation plan, or a licensed landscape contractor or in compliance with DWR Doc.
Print Full Name
Phone or Email
Certificate of Completion
Water Efficient Landscape Worksheet Water Budget Calculator for New and Rehabiliated Landscapes Landscape Instructions
Title 24, Part 11, California Green Building Code (CALGreen) http://www.bsc.ca.gov/Home/CALGreen.aspx
State Model Water Efficient Landscape Ordinance http://www.water.ca.gov/wateruseefficiency/landscape ordinance/docs/Title%2023%20extract%20-%20Official%20CCR%20pages.pdf
State Model Water Efficient Landscape Ordinance Resourceshttp://www.water.ca.gov/wateruseefficiency/landscapeordinance/GB-2Project: New House, 999 Matadero Avenue, Palo Alto CA 94306WATER USE CALCULATIONSAPPLICATION: This plan sheet is fo use by new landscpae > 500 SF,
rehabiliated landscape of >2500 SF or landscape < 2,500 SF.
RESIDENTIAL GREEN BUILDING APPLICATION WATER USE
Certification Of Installation According to the Landscape Documentation
Package
PART 3. IRRIGATION SCHEDULING
Attach parameters for setting the irrigation schedule on controller per ordinance Section 492.10.
PART 4. SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE
Attach schedule of Landscape and Irrigation Maintenance per ordinance Section 492.11.
PART 5. LANDSCAPE IRRIGATION AUDIT REPORT
Attach Landscape Irrigation Audit Report per ordinance Section 492.12.
PART 6. SOIL MANAGEMENT REPORT
Attach soil analysis report, if not previously submitted with the Landscape Documentation Package per ordinance Section 492.6.
Attach documentation verifying implementation of recommendations from soil analysis report per ordinance Section 492.6.
LANDSCAPE DOCUMENTATION PACKAGE
This project is required to comply with the State California Green Building
Code (T24 Part 11) and the City of Palo Alto's local amendments (PAMC
16.14). I, the property owner / legal representative, acknowledge and
understand the requirements and penalties for noncompliance ($50 per ton of
waste not diverted from the landfill with a minimum of $1000, and $500 a day
for noncompliance with the remaining green building measures). I am
responsible for all activities performed by design team members, contractors
and subcontractors in meeting the requirements.
CERTIFICATION - SIGN & SUBMIT PRIOR TO BUILDING PERMIT FINAL INSPECTION
I certify that based upon periodic site observations, the work has been substantially completed in accordance with the
ordinance and that the landscape planting and irrigation installation conform with the criteria and specifications of the
approved Landscape Documentation Package.
Print Name and Company of Landscape Architect or Irrigation Designer
New Residence
20102 Foster Rd.
Los Gatos
California 95030
"A Landscape Irrigation Audit is required . This Audit must be completed by a Certified Landscape
Irrigation Auditor, not the designer or installer. The Audit must be submitted to the Building
Department , with a Certificate of Completion (Appendix C) as required by the Department of
Water Resources , prior to scheduling a Final Inspection of the Water Efficient Landscape permit."
TOTAL AND SPECIAL LANDSCPED AREA
23,978 square feet
726 square feet
HYDROZONE TABLE
1lowSub-Surface0.301,2060.719,60113,522
2lowSub-Surface0.302,3510.7118,71626,360
3lowSub-Surface0.304640.713,6945,203
4lowSub-Surface0.302230.711,7752,500
5HighSprinkler0.704010.717,44910,491
6lowSub-Surface0.302180.711,7352,444
7lowdrip0.30150.71119168
8lowSub-Surface0.309610.717,65010,775
9LowSub-Surface0.301,3680.7110,89015,339
10 low Sub-Surface 0.00 522 0.71 0 0
11 Moderate Sub-Surface 0.00 0 0.71 0 0
12 High Sub-Surface 0.00 0 0.71 0 0
13 High Sub-Surface 0.00 0 0.71 0 0
14 Moderate Sub-Surface 0.00 0 0.71 0 0
15 low Sub-Surface 0.00 0 0.71 0 0
16 low Sub-Surface 0.00 0 0.71 0 0
17 low Sub-Surface 0.00 0 0.71 0 0
18 low Sub-Surface 0.00 0 0.71 0 0
19 low Sub-Surface 0.00 0 0.71 0 0
20 Moderate Sub-Surface 0 0 0.71 0 0
SLA 1.00 726
Total 8,455 61,630 86,803
*
MAWU and ETWU
451,176 gallons/yr
106,068 gallons/yr
0.71 gallons/yr
Yes
Yes
Hydrozone Area
(sq ft)
Plant Water
Requirement
(gal/yr)
42.8*0.62*PF*HA
Average Irrigation Efficiency
WATER BUDGET CALCULATION FORM
Enter Total Landscaped Area (LA)
Enter Special Landscaped Area (SLA)
Estimated Total Water Use (ETWU)
Irrigation
Efficiency
(min avg 0.70)
Hydrozone Plant Water Use Type Plant Factor*
Authorized Professional Name/Company :
Property Address :
License or Certification No :
Project Meets Irrigation Efficiency Requirements
CITY STAFF REVIEW
❑ YES, ETWU < MAWA
❑ NO, ETWU > MAWA
Initials ____________
Zone Water
Requirement
(gal/yr)
42.8*0.62*PF*HA/IE
Irrigation Type
20102 Foster Road Los Gatos
JENNA BAYER GARDEN DESIGN, INC.
ASLA 3890
Project Meets Water Efficient Requirements
Max Allowable Water Use (MAWA)
Professional Seal
___________________________________________________
Signature of Certified/Licensed Professional Date
Use WUCOLS to determine PF: www.water.ca.gov/wateruseefficiency/docs/wucols00.pdf.
Note that surface areas of a water feature will be counted as high water using plant at PF 1.30'-0"SSSSSS
SS
SSSSW22'-6"30'-4"36'
-41/2
"40'-1"
F O S T ER ROAD
UP
UP
COURTYARD
PLANTER PLANTER3 - GARAGE
COVERED VERANDA POOL
COVERED VERANDA
PLANTER PLANTER
PLANTER
PLANTER
2 % SLOPE
ACCESSORY
BUILDING
PROPOSED
SINGLE STORY
RESIDENCE REAR SETBACK LINEFRONT SETBACK LINESIDE SETBA
C
K
LINE
POOL
EQUIP.740735730725725720730
735730725715710715710N 71°56'26" W178.26'R=86.93'D=51°07'18"L=77.56'R=142 .91'
Δ=77°24'59"L=193.10'
(Δ=77°25'09")
R=106.94'Δ=9°56'53"L=18.57'
R=162 .91'
Δ=77°36'
4
8
"
L
=
2
2
0
.6
8
'
N 00°09'11" E304.71'
S 4
7
°
3
5
'
3
9
"
W
3
5
.3
1
'
L
=
3
6
.8
9
L=52.61
SPA
LOWER
TERRACE
E
4" HDPE6" HDPE 8" HDPE~~6"6"15" HDPESD15" HDPESDSD15" HDPE8" HDPE
WV
WM
RIM 723.09SSCO
723.4ELEC. MARKER
723.80TB723.77FOB72
3
.4
7
CA
T
V
FO FOSSMHRIM 724.38
20'-0"
12'-0"
FND. MON 720723F.F. = 722'-0"
F.S. = 722'-0"
F.S. = 722'-0"F.S. = 722'-0"
CELLAR
F.S. = 710'-9"
F.S . = 720'-8"721719718
717
717
718720PRIVATE STORMDRAINAGE EASEMENT12'-0"PLANTER720
719
G
4" HDPE 25'-0"20'-0"
1
1 2
33
4 4
6
7 5
8
8
8
9
10
522 SF
407 SF
799 SF 2,351 SF
304 SF161 SF
75 SF 148 SF
218 SF
401 SF
SLA
726 SF
211 SF
102 SF
648 SF
1,368 SF
15 SF
on 24" x 36"
Hydrozone Plan
Scale: 1" = 20 ft
1
L0
0 5 10 15 20 25 30 35 40 45 50 FT
RESIDENCE
L6
Coker
MN
JB
5/30/2017
Coker.vwx
PlantingCoker ResidenceLandscape Design20102 Foster RdPlan
Reviewed by:
Drawn by:
Date:
Jenna Bayer
Garden Design, Inc.
1954 Old Middlefield Way
Suite B
Mountain View
Californa 94043
Tel: 650.988.9600
Fax: 650.988.9602
info@jennabayer.com
www.jennabayer.com
Issued for:
Project ID:
CAD File:Los Gatos, CA 95030Date: Tue, May 30, 2017Time: 7:34:39 AMFile name: Coker LOCAL.vwxMETRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-2.0
Coker Residence 2-07-17.pln3/23/201710:10 AMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
3-08-17
142'-51/2"
34'-1/2"44'-7"57'-10"6'-0"
13'-1/2"21'-0"16'-11/2"12'-2"16'-31/2"9'-91/2"12'-11/2"10'-0"3'-111/2"18'-0"3'-111/2"6'-0"22'-91/2"6'-0"29'-51/2"30'-11"21'-0"7'-1"117'-21/2"4'-111/2"28'-51/2"23'-5"26'-0"34'-6"117'-4"142'-51/2"
21'-91/2"21'-3"10'-111/2"20'-7"19'-5"42'-5"6'-0"22'-4"17'-51/2"12'-51/2"29'-41/2"1'-61/2"21'-9"8'-81/2"8'-0"8'-91/2"25'-0"
14'-9"4'-0"14'-9"
12'-11/2"21'-0"21'-0"21'-0"33'-11/2"
A
A-5.0
A
A-5.0
B
A-5.0
B
A-5.0
INDICATES 20'-0" x 20'-0" CLEAR
- REQUIRED 2 CARS PARKING
DIMENSIONS
INDICATES 11'-0" x 20'-0" CLEAR
- REQUIRED 1 CAR PARKING
DIMENSIONS
3 - GARAGE
HER CLOSET HIS
CLOSET
MASTER BEDROOM SUITE
MASTER BATH
LINEN & STORAGE
ELEV.
FOYER
DINING ROOM
LIBRARY
PORCH
SEE - THRU
FIREPLACE
WASHER &DRYER
MUD
ROOM
KITCHEN GREAT ROOM
FIREPLACE
BALCONY
COURTYARD
COVERED VERANDA
TOILET
LINEN
1/2
BATH
PANTRY BATH
3
BEDROOM 2
VANITY
BATH 2
SO
CM
REF FRZ
VERANDA WINEPLANTER PLANTER
CLO.
14'-0" x 14'-0"
BEDROOM 3
14'-0" x 14'-0"
BEDROOM 4
12'-0" x 12'-0"
NOOK
12'-9" x 12'-9"
13'-3" x 21'-3"23'-6" x 22'-6"23'-0" x 22'-0"
14'-6" x 18'-0"
13'-6" x 18'-4"
18'-3" x 25'-0"
21-0" x 20'-6"
14'-0" x 17'-0"
8'-0" x 12'-4"
10'-0" x 12'-0"
VESTIBULE PORCH
7'-0" x 10'-8"
SHOWER
DN WINEDN
BATH
4
STORAGE
PLANTERHILLSIDE
GARDEN AREA
N24'-11"
23'-2"
1'-101/2"21'-21/2"1'-101/2"10'-31/2"10'-31/2"22'-31/2"11'-61/2"10'-9"BEDROOM BATH
COVERED VERANDA
10'-0" x 12'-0"
C
A-5.0
C
A-5.0
MAIN FLOOR PLAN
TS
1/8" = 1'-0"
PROPOSED
MAIN
FLOOR PLAN
ACCESSORY BUILDING
FLOOR PLAN
30'-0"SSSSSSSSSS
SS
SS
SS
SSSSSSWW22'-6"30'-4"36'
-41/2"40'-1"
F O S T E R R OAD
UP
UP
COURTYARD
PLANTER PLANTER
3 - GARAGE
COVERED VERANDA POOL
COVERED VERANDA
PLANTER PLANTER
PLANTER
PLANTER
2 % SLOPE
ACCESSORY
BUILDING
PROPOSED
SINGLE STORY
RESIDENCE REAR SETBACK LINEFRONT SETBACK LINESIDE SETBA
C
K
LINE
POOL
EQUIP.740735730725725720730
735730725715710715710N 71°56'26" W178.26'R=86.93'D=51°07'18"L=77.56'R=142 .91'
Δ=77°24'59"L=193.10'
(Δ=77°25'09")
R=106.94'
Δ =9°56'53"
L=18 .57'
R=162 .91'
Δ=77°36'
4
8
"
L
=
2
2
0
.6
8
'
N 00°09'11" E 304.71'
S 4
7
°
3
5
'
3
9
"
W
3
5
.3
1
'
L=52.61
SPA
LOWER
TERRACE
E
4" HDPE6" HDPE 8" HDPE~6"6"15" HDPESD15" HDPESDSD15" HDPE8" HDPE
WV
WM
RIM 723.09
SSCO
723.4
ELEC. MARKER
723.80TB723.77FOB72
3
.4
7
CA
T
V
FO FOSSMH
20'-0"
12'-0"
FND. MON 720723F.F. = 722'-0"
F.S. = 722'-0"
F.S. = 722'-0"F.S. = 722'-0"
CELLAR
F.S. = 710'-9"
F.S. = 720'-8"721719718
717
717
718720PRIVATE STORMDRAINAGE EASEMENT12'-0"PLANTER720
719
G
4" HDPE 25'-0"20'-0"
11" OAK
18" OAK
21" OAK
20" BAY
15" BLUE OAK
26" BLUE OAK
2
3
4
1
7
6
Lawn-380 sq ft
100%-G158-Double Dwarf Bonsai Fescue
75
G159
Juncus patens
California Grey Rush74
G159
Juncus patens
California Grey Rush
1
S166
Arbutus unedo
Compact Strawberry Bush
8
S239
Arctostaphylos u-u
Kinnikinick
(E) TO
REMAIN, NO
(N) PLANTING
19
S46
Ceanothus x 'Dark Star'
Dark Star California Lilac
3
S239
Arctostaphylos u-u
Kinnikinick
Driveway Island-812 sq ft
25%-S46-Ceanothus x 'Dark Star'
25%-S52-Cistus x 'Bennet's White'
25%-P26-Phormium Tenax
2
S41
Laurus nobilis 'Saratoga'
Sweet Bay
North Front Yard-1844 sq ft
25%-S46-Ceanothus x 'Dark Star'
25%-S52-Cistus x 'Bennet's White'
25%-P26-Phormium Tenax
South Front Yard-443 sq ft
25%-S46-Ceanothus x 'Dark Star'
25%-S52-Cistus x 'Bennet's White'
25%-P26-Phormium Tenax
30' HOUSE ZONE
30' HOUSE ZONE
30' HOUSE ZONE
NO (N) PLANTING
96
G159
Juncus patens
California Grey Rush
42
G159
Juncus patens
California Grey Rush
30' HOUSE ZONE1
T109
Quercus agrifolia
Coast Live Oak
116
G159
Juncus patens
California Grey Rush
82
G159
Juncus patens
California Grey Rush
33
G159
Juncus patens
California Grey Rush
1
S167
Dodonaea viscosa 'Purpurea'
Purple Hopseed Bush
1
S41
Laurus nobilis 'Saratoga'
Sweet Bay
108
G159
Juncus patens
California Grey Rush
1
S41
Laurus nobilis 'Saratoga'
Sweet Bay
BIOSWALE
Access Road-156 sq ft
25%-S46-Ceanothus x 'Dark Star'
25%-S52-Cistus x 'Bennet's White'
25%-P26-Phormium Tenax
on 24" x 36"
Planting Plan
Scale: 1" = 10 ft
1
L6
0 5 10 15 20 25 30 35 40 45 50 FT
RESIDENCE
Plant Schedule
Image ID Qty Latin Name Common Name Scheduled Size Remarks
S166 1 Arbutus unedo Compact Strawberry
Bush Multi 24" box Native
S239 11 Arctostaphylos u-u Kinnikinick 5 gal Native
S46 182 Ceanothus x 'Dark Star'Dark Star California Lilac 5 gal Native
S52 163 Cistus x 'Bennet's White'Bennet`S White Rock
Rose 5 gal Native
S167 1 Dodonaea viscosa 'Purpurea'Purple Hopseed Bush 5 gal Native
G158 4 Double Dwarf Bonsai Fescue per area
G159 626 Juncus patens California Grey Rush Native
S41 4 Laurus nobilis 'Saratoga'Sweet Bay 15 gal
P26 163 Phormium Tenax Bronze Baby New
Zealand 1 gal
T109 1 Quercus agrifolia Coast Live Oak 24" box Native
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
L-1.0
Coker Residence 2-07-17.pln3/23/201710:12 AMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20102 FOSTER ROAD
LOS GATOS, CA 95030
COKER
RESIDENCE
16629
3-08-17
2
3
4
1
5
8
7
6
A1.1
2
T1
1
T2
T3
3
2
3
4
5
6
7
8
T4
T5
T1
G1
G2
G3
S1
S2
S3
S4
S5
T2
T2 T2
T3
T5
T3
T4
T4
T4
T3
T5
T5
G1
G2
G2
G2
G2
G2G2
G2
G3 G3
G3
G3
G3
G3
G3
G3
G3
G3
S1
S1
S1
S1
S2
S2
S2
S2
S2
S3
S3
S3
S3
S3
S3
S4
S5
S5
S3
S5
605 sq. ft.
154 sq.ft.
2,044 sq.ft.
719.09
CLF
EXISTING GATE TO REMAIN
719.43
CLF
INDICATES MAX. 6'-0" HIGH
FENCE - TYP.
INDICATES MAX. 6'-0" TALL
WOOD FENCE WITH TOP AND
BOTTOM RAIL AND 6 x 6
BROWN PVC VINYL COATED
WELDED WIRE FENCING
F O S T E R R OAD
UP
UP
POOL
COVERED
VERANDA
ACCESSORY
BUILDING
PROPOSED
SINGLE STORY
RESIDENCE
POOL
EQUIP.740735730725725720730735730715710710N 71°56'26" W178.26'R=86.93'D=51°07'18"L=77.56'R =142 .91 '
∆=77°24'59"L=193.10'
(∆=77°25'09")
R =106.94'
∆=9 °56'53"
L =18.57'
R =162 .91 '∆=77°36'48"
L=22
0.68'
N 00°09'11" E
304.71'
S 47°35'39" W
35.31'
L=36.89
L=52.61
SPA
11" OAK
18" OAK
13" BLUE OAK
26" BLUE OAK
LOWER
TERRACE
STREET LIGHT BOX
TREE
SIZE
EXISTING TREE LEGEND
PER ARBORIST REPORT DATED 1/8/2016 PREPARED BY WALTER LEVISON
GENUS
&
SPECIES LARGEPROTECTEDTREE ?PLEASE SEE THE ARBORIST REPORT FOR MORE INFORMATION
LAWN
LAWN
'UC
VERDE'
PROPERTY LINE
SETBACK LINE
(E) GRADE MINOR CONTOUR LINE
(E) GRADE MAJOR CONTOUR LINE
INDICATES MAX. 6'-0" TALL
WOOD FENCE WITH TOP AND
BOTTOM RAIL AND 6 x 6
BROWN PVC VINYL COATED
WELDED WIRE FENCING
EXISTING TREE TO REMAIN
PROPOSED RESIDENCE
PROPOSED DRIVEWAY
PROPOSED HARDSCAPE
LIMESTONE ANTIQUE FINISH
DECOMPOSITE GRANITE
Grasspave2 @ EMERGENCY
VEHICLE ACCESS ROAD
BUCHLOE DACTYLOIDES
'UC VERDE' (UC VERDE
BUFFALOGRASSES) 2,044 SQ. FT.
LAWN 759 SQ. FT.
21" OAK
ALL EXISTING TREES TO REMAIN AND TO BE PROTECTED DURING CONSTRUCTION -TYP.
20" BAY
SEE DETAIL
60" BAY
CONTRACTOR YO VERIFY THAT ALL SOIL IS BELOW THE HOUSE STUCCO LINE BY 5".
NO MULCH SHOULD COME WITHIN 3" OF STUCCO LINE.
5% MIN, AWAY FROM THE STRUCTURESLOPE AT LANDSCAPE AREAS:
2% MIN, AWAY FROM THE STRUCTURE
1% MIN, AWAY FROM THE STRUCTURESLOPE AT LANDING AREAS:
SLOPE AT PAVED AREAS:
LANDSCAPE PLAN LEGEND
PLANT NOTES:
15" BLUE OAK
21" OAK TREE TAGNO.QUERCUS AGRIFOLIA COAST LIVE OAK
QUERCUS AGRIFOLIA
UMBELLULARIA CALIFORNICA
QUERCUS AGRIFOLIA
QUERCUS DOUGLASIL
COAST LIVE OAK
UMBELLULARIA CALIFORNICA
QUERCUS DOUGLASIL
QUERCUS DOUGLASIL
CALIFORNIA BAY LAUREL
COAST LIVE OAK
CALIFORNIA BAY LAUREL
BLUE OAK
BLUE OAK
BLUE OAK
21"
11"
20"
18"
60"
26"
15"
13"
NO
NO
NO
NO
YES
YES
NO
NO
LATIN NAME
PLANT LIST
COMMON NAMEID QTYSCHEDULED
SIZE
QUERCUS AGRIFOLIA COAST LIVE OAK 36" BOX 1
OLEA EUROPAEA 'SWAN HILL' (MULTI)SWAN HILL OLIVE 5 GAL 3
LAGERSTROEMIA INDICA 'ACOMA'ACOMA CRAPE MYRTLE 24" BOX 3
FRUIT TREE 15 GAL 7
OLEA 'LITTLE OLLIE'7LITTLE OLLIE OLIVE 5 GAL
BUCHLOE DACTYLOIDES 'UC VERDE''UC VERDE' BUFFALOGRASS 1 GAL 2,044 SQ. FT.
MUHLENBERGIA CAPILLARIS PINK MUHLY 1 GAL 83
HELICTOTRICHON SEMPERVIRENS BLUE OAT GRASS 1 GAL 77
CEANOTHUS X 'DARK STAR'DARK STAR CALIFORNIA LILAC 5 GAL 12
CISTUS X 'BENNET'S WHITE'BENNET'S WHITE ROCK ROSE 5 GAL 26
CISTUS X 'BRILLIANCE' (C. X 'SUNSET')BRILLIANCY ROCK ROSE 5 GAL 31
DODONAEA VISCOSA 'PURPUREA'PURPLE HOPSEED BUSH 5 GAL 10
ACROSTAPHYLOS DENSIFLORA 'HOWARD McMINN'McMINN'S MANZANITA 5 GAL 12
COMMON NAME
NOTES:
1. IRRIGATION TO BE LOW WATER, CALGREEN COMPLIANT.
2. REFER TO GRADING AND DRAINAGE PLAN, SHEET C-4.0 FOR SITE DRAINAGE.
3. EXISTING TREES ON THE SITE ARE ALL IN NATURAL AREA, NOT TO BE DISTURBED OR REMOVED.
4. SEE ARBORIST REPORT FOR MORE INFO REGARDING EXISTING TREES.
5. PLANTING PLAN AS SHOWN ON PLAN.
6. FENCE AS SHOEN ON PLAN.
7. LANDSCAPE DESIGN TO BE IN COMPLIANCE WITH TOWN OF LOS GATOS HILLSIDE DEVELOPMENT
STANDARDS AND GUIDELINES, SPECIFICALLY SECTION 7, CALGREEN CODE AND GREEN POINT CHECKLIST.
E G CO
4" HDPE4" HDPE6" HDP
E
6" HDPE
~8" HDPE~~6" H
D
P
E6"6"15" HDPESD15" HDPESDSD15" HDPE12" PVC
8" HDPE
~RIM 723.09
SSCO
723.80TB723.77FOB72
3.47CA
T
V
FOFOGRAPHIC SCALE:
(IN FEET)
10 0 5 10 20 30 NEW 2" WATERWV
WM
NLANDSCAPE PLAN
DZ
1/16" = 1'-0"
QUERCUS DOUGLASII
QUERCUS DOUGLASII
QUERCUS DOUGLASII
1
NOTE: NO TREES TO ENCROACH ON FIRE LANE
100% NATIVE
NOTE: 80% OF NEW PLANTS ARE NATIVE/INDIGENOUS TO LOCAL AREA