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Item 04 - 210 Highland Terrace - Staff Report & Exhibits 1-9TOWN OF LOS GATOS ITEM NO: 4 PLANNING COMMISSION STAFF REPORT Meeting Date: October 26, 2016 PREPARED BY: APPLICATION NO.: LOCATION: APPLICANT/ CONTACT PERSON: PROPERTY OWNER: Jennifer Armer, Associate Planner janncr@losgatosca.gov Architecture and Site Application S-16-015 210 Highland Terrace (north side of Highland Terrace, near the end of the private road) D&Z Design Assoc. Hongqing Shan APPLICATION SUMMARY: Requesting approval to demolish an existing single-family residence and construct a new two-story single-family res idence on property zoned HR-2Y2. APN 529-36-025. RECOMMENDATION: PROJECT DATA : CEQA: DEEMED COMPLETE: September 30,2016 FTNAL DATE TO TAKE ACTION: March 30, 2017 Approval, subject to recommended conditions. General Plan Designation: Hillside Resi denti a l (0-1 du/acre) Zoning Designation : HR-2 Y2 Applicable Plans & Standards: General Plan, Hillside Specific Plan, Hill side Develo pment Standards, and Guidelines Parcel Size: 1.1 acres Surrounding Area: --~grih:.:i~~f.~~:~~~~u~-:=~~=~:[::Hf[[01~~~~~~~~!I~_c_:_-.=~~~---·L8ff.~B.:::· East i Single Family I Hillside Residential 1 HR-2 Y2 ·-------·-··---· r--···--·--·-·---·----·----·-··-----r---·-·--··--·------------·---·---. ··------··-·---- South 1 Single Family ! Hillside Res idential 1 HR-2 Y2 w~ -r si~g~-Fa;tlil)t ___ ltiills-id~si&~ti~l ---r HR-2 ~ ·- 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. Planning Commission Staff Report -Page 2 210 Highland Terrace/S-16-015 October 26, 20 16 FINDINGS: C ONSIDERATIONS: ACTION: EXHIBITS : BACKGROUND: • As required, pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, this project is Categorically Exempt, Section 15303: New Construction or Conversion of Small Structures. • As required by Section 29.10.09030(e) ofthe Town Code for the demolition of a single-family residence. • The project is consistent with the Hillside Development Standards & Guidelines. • The project is consistent with the Hillside Specific Plan . • As required by Section 29.20 .150 ofthe Town Code for granting approval of an Architecture and Site application. The decision of the Planning Commission is final unle ss appealed within ten days. 1. Location Map 2. Findings and Considerations 3. Recommended Conditions of Approval 4. Project Description (one page), received Octobe r 3, 2016 5. Letter of Justification (two pages), received October 3 , 2016 6. Project Data Sheet (one page) 7. Town 's Architectural Consultant Report (four pages), dated July 8, 2016 8. Town's Consulting Arborist's Report (29 pages), dated March 15, 2016 9. Hillside Development Standards and Guidelines Checklist (nine pages), received February 5 , 2016 10. Development Plans (20 pages), received October 3, 2016 The subject property is 1.1 acres (47,681 square feet) and contains an existing 2,030-square foot single-family residence and a 475-square foot detached garage. The existing single-family residence is the smallest residence in the immediate neighborhood in terms of square footage and is tied with two others for second smallest floor area ratio (FAR). The maximum square fo otage for the lot size is 5 ,800 square feet. The Architecture and Site application is being considered by the Planning Commission because the proposal would exceed 5,000 square feet in gross floor area. Section IX.B.3 of the Hill s ide Development Standards and Guidelines (HDS&G) states that the Planning Commission shall be the review authority for any residential project greater than 5,000 square feet in gross floor area. Planning Commission StaffReport-Page 3 21 0 Highland T errace/S-16-0 15 October 26, 2016 PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The project site is located on the north side of Highland Terrace, near the end of a private road (Exhibit 1 ). Surrounding properties contain single-family residential uses. B . Proposed Project The applicant is proposing to build a new 5,289-square foot two-story single-family residence with a 497-square foot attached garage and 450-square foot carport. Note: The cover sheet of the plans attached to this report has a calculation error. The correct House Data is shown in the Project Data Sheet (Exhibit 6). C. Zoning Compliance The proposed project complies with the zoning code and HDS&G including the maximum floor area, setback requirements, and height requirements . ANALYSIS: A. Architecture and Site The Town 's Architectural Consultant reviewed the plans, visited the site, and commented that the house is well designed with a recognizable architectural style and details that are consistent with the style (see Exhibit 7). The Architectural Consultant had one recommendation to consider the impact of the proposed second story on the views of the neighbor, in response to neighbor concerns received by staff. The current proposal is a modification of the original plan which had a second floor that was more centered on the first floor. By moving the second floor to one side the architect has attempted to reduce the impact to the neighbor's view. Story poles were placed on the site prior to the Planning Commission meeting to aid in the review of the project. In addition, the applicant has reduced the height of the proposed building since the Architectural Consultant's review by over two feet in order to meet the 25-foot building height standard of the HDS&G. The project is in compliance with the HDS&G, building height standard, allowable floor area, and architectural and landscape design. Planning Commission Staff Report -Page 4 21 0 Highland Terrace/S-16-0 15 October 26, 2016 B. Neighborhood Compatibility Based on Town and County records, the residences in the immediate neighborhood range in size from 2 ,031 square feet to 5,824 square feet. The FAR ranges from 0.02 to 0.12. The applicant is proposing a 5,289-square foot home and a 497-square foot garage for a total floor area of 5, 786 square feet on a 1.1 acre parcel. With an average lot slope of 24.8 percent the maximum allowed square footage for the lot size is 5,800 square feet. The Neighborhood Analysis table below reflects the current conditions in the immediate area. Address House SF Garage SF Lot Size SF Bouse FAR 156 Highland Ave 5,824 717 131 ,551 0.04 220 Highland Terr 2,865 600 24,000 0.12 221 Highland Terr 3,153 1,003 135 ,907 0.02 209 Highland Terr 4 ,613 546 56,192 0.08 205 Highland Terr 4,215 630 43 ,560 0.10 17617 Foster Rd 2,442 483 44 ,119 0.06 17611 Foster Rd 3,011 484 43 ,852 0.07 175 Highland Ave 2,188 320 61,596 0.04 210 Highland Terr (E) 2,031 475 47,681 0.04 210 Highland Terr (P) 5,289 497 47,681 0.11 At 5,289 square feet, the residence would be the second largest in the immediate area based on both square footage and FAR. C. Tree Impacts There are 21 protected trees on the project site, including 20 coast live oak (two are large protected trees) and one coast beefwood (one plum and two european olive trees were also included in the report because they have trunk diameters greater than 4-inches). No trees are proposed to be removed. The Town's Consulting Arborist prepared a report, dated March 15, 2016 (Exhibit 8), for the proposed project. Tree protection measures from this report are incorporated as a Condition of Approval (Exhibit 3) to protect trees on the subject property within the development area. Planning Commi ss ion Staff Repo rt -Page 5 2 10 Highland Terrace/S-16-0 15 October 26, 20 16 D. General Plan Th e goals and policies of the 2020 General Plan applicable to thi s project include but are not limited to: • Policy LU-6.8 -New construction, remodel s, and additions shall b e co mpatible and blend with th e ex isting neighbo rhood . • Poli cy CD-1 .2 -New structures, remodel s, land scapes, and hardscapes shall be desig ned to harmoni ze and blend with the scale and rhythm of the nei ghb o rhood and natural features in the area. • Poli cy CD-6.4 New homes s hall be sited to maximi ze privacy, li vab ility , protection of natural plant a nd wildlife habitats and migration corridors, and adequ ate so lar access and wind conditions . Siting should take advantage of scenic views but should not create significant ecological or visual impacts affecting o p en s paces, public places , or o ther properties. • Goal CD-14 -To preserve the natural topography and ecosystem s within the hill sid e area b y regulating grading, land scaping, and li ghting. • Po li cy CD-16 .3 New structures or remode ls shall be des igned to respect views from s urrounding properties while allowing all affected propertie s reasonabl e access to v 1ews. E. CEQA Dete rmination T he project is Categoricall y Exempt purs uant to the ado pted G uid e lines for the Impl eme nt ation of California Environmental Quality Act , Section 15 303: New Construction or Co nversion of Small Structures. PUBLIC COMMENTS: At the time of thi s report 's preparation, the Town has not received an y written public comme nt. SUMMARY AND RECOMMENDATION: A . S ummary The project complies with the zoning code, the HDS&G, and the Hillside Specific Plan. The project minimi z es site grading by us ing the existing house s ite and resu lts in minima l imp acts to trees . Planning Co mmission Staff Report -Page 6 2 10 Highland Terrace/S-16-015 October 26,2016 B. Recommendation Staff recommends the Commission take the following actions to approve the Architecture and Site application subject to the conditions listed in Exhibit 3: 1. Find that the proposed project is categorically exempt, pursuant to Section 15303 of the California Environmental Quality Act as adopted by the Town (Exhibit 2); and 2. Make the required findings as required by Section 29.1 0.09030( e) of the Town Code for granting approval of a demolition of a single-family residence (Exhibit 2); and 3. Make the findings that the project complies with the Hillside Development Standards and Guidelines (Exhibit 2); and 4 . Make the finding that the project complies with the Hillside Specific Plan (Exhibit 2); and 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-16-0 15 with the conditions contained in Exhibit 3 and the development plans in Exhibit 10. ALTERNATIVES: Alternatively, the Commission can: I . Approve the application with additional or modified conditions of approval ; or 2. Continue the application to a date certain with specific direction; or 3. Deny the application. P aJed by: enn{fer Armer, AICP Associate Planner JP:JA:cg Approved by: Joel Paulson, AICP Community Development Director cc: Michael Davis, D&Z Design Assoc., 17705 H ale Ave, Suite H4 , Morgan Hill , CA 9503 7 Hongqing Shan, 1369 S. Stelling Road , Cupertino , CA 95014 N :\DE V\PC REPORTS \2 0 16\Hi ghl andTerr 2 1 O.doc This Page Intentionally Left Blank PLANNING COMMISSION-October 26, 2016 REQU IRED FINDINGS & CONSIDERATIONS FOR: 210 Highland Terrace Architecture and Site Application S-16-015 Requesting approval to demolish an existing single-family residence and construct a new single-family residence on property zoned HR-2 Yz. APN 529-36-025. PROPERTY OWNER: Hongqing Shan APPLICANT: D&Z Design Assoc. FINDINGS Required finding for 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 Conversio n of Small Structures. Required finding for the demolitions: • As required by Section 29 .1 0.09030(e) of the Town Code for demolitions: I. The Town's housing stock will be maintained as the single-family residence will be replaced. 2. The existing structure has no architectural or hi storical s ignificance. 3. The property owner does not desire to maintain the structures as they exist ; and 4. The economic utility of the structures is limited due to its condition. Required compliance with the Hillside Development Standards & Guidelines: • The project is in compliance with the applicable Hillside Development Standards and Guidelines. Compliance with Hillside Specific Plan • The project is in compliance with the Hillside Specific Plan in that the site is developed as a si ng le-family residence on an existing parcel. The proposal is consistent with the development criteria included in the plan. CONSIDERATIONS Required considerations in review of Architecture & Site applications: • As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. N :\DEV\FI N D I NGS\20 16\HIGHLANDTERR21 O.DOC X ~EXHIBIT 2 This Page Intentionally Left Blank CONDITIONS OF APPROVAL-October 26, 2016 210 Highland Terrace Architecture and Site Application S-16-015 Requesting approval to demolish an existing single-family residence and construct a new two-story single-family residence on property zoned HR-2Y2. APN 529-36-025. PROPERTY OWNER: Hongqing Shan APPLICANT: D&Z Design Assoc. TO THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR: Planning Division l. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC or the Planning Commission depending on the scope of the changes . 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 4 . TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading 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 the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction . Include a tree protection plan with the construction plans. 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 March 15, 2016, on file in the Community Development Department. A Compliance Memorandum shall be prepared by the applicant and submitted with the building permit application detailing how the recommendations have or will be addressed. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. 10. 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. EXHIBIT 3 11. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 12 . EXTERIOR COLORS: The exterior colors of all structures shall comply with the Hillside Development Standards & Guidelines. 13. DEED RESTRICTION: Prior to the issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder's Office that requires all exterior materials be maintained in conformance with the Town's Hillside Development Standards & Guidelines. 14. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and may be secured to the satisfaction of the Town Attorney. 15 . COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will b e addressed . Building Division 16. PERMITS REQUIRED: A Demolition Permit shall be required for the demolition of the existing single-family residence and a Building Permit for the construction of the new single-family residence and Breezeway attached Garage. Separate permits are required for electrical, mechanical , and plumbing work as necessary. 17. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 18. SIZE OF PLANS : Four sets of construction plans, minimum size , 24" x 36", maximum size 30" x 42". 19. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application and a Bay Area Air Quality Management District Application for the exi s ting Secondary Dwelling Unit from the Building Department Service Counter. Once the Demolition Forms have been completed, all signatures obtained, and written verification provided from PG&E that all utilities have been disconnected, return the completed forms to the Building Division Service Counter with the Air Quality District's J# Certificate, PG&E verification and three (3) sets of site plans showing all the existing structures and existing utility service lines including water, sewer, and PG&E. No demolition work shall be done without first obtaining a Demolition Permit from the Town. 20. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official , containing foundation and retaining wall design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics. As an alternate, the necessary foundation elements can be designed by a licensed Civil Engineer to the minimum requirements of Chapter 4 of the 2013 California Residential Code. 21. 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 elevation and any on-site retaining wall locations and elevations have been prepared according to the approved plans. Hori zontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining Walls 22 . TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined, i.e. directly printed onto a plan sheet. 23. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS : The residence shall be designed with adaptability features for single-family residences per Town Resolution 1994-61: a. Wood backing (2 " x 8" minimum) shall be provided in all bathroom walls , at water closets, showers, and bathtubs located at 34-inches from the floor to the center of the backing, suitable for the installation of future grab bars when needed. b . All passage doors shall be at least 32-inches wide doors on the accessible floor level. c . The primary entrance shall have a 36-inch wide door with a 5 ' x 5' level landing, no more than l-inch out of plane with immediate interior floor level and with an 18-inch clearance at the interior strike edge. d. Door buzzer, bell or chime shall be hard wired at the primary entrance. 24. BACKWATER VALVE : The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12-inches above the elevation of the next upstream manhole. 25. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10-feet ofChimney. 26. HAZARDOUS FIRE ZONE : The project requires a Class A Roof assembly. 27. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface Fire Area and all new buildings must comply with Section R327 of the 2013 California Residential Code. 28. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a California licensed Landscape Architect in conformance with California Public Resources Code 4291 and California Government Code Section 51182 . 29. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Landscape Architect certifying the landscaping and vegetation clearance requirements have been completed per the California Public Resources Code 4291 and Government Code Section 51182 . 30. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building 31. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County Valley Nonpoint Source Pollution Control Program Sheet (24x36) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at www.losgatosca.gov/building. 32. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development -Planning Division: Jennifer Armer (408) 399-5706 b. Engineering/Parks & Public Works Department: Mike Weisz (408) 354-5236 c. Santa Clara County Fire Department: ( 408) 3 78-40 I 0 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 33. 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. 34. APPROVAL: This application shall be completed in accordance with all the conditions of approvals 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 35. PUBLIC WORKS INSPECTIONS: The Developer or his/her 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 rejection of work that went on without inspection. 36. 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. 37. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to issuance of any Permit. 38. GRADING PERMIT: A Grading Permit is required for site grading and drainage work except for exemptions listed in Section 12.20.015 of the Town Code. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks and Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works , the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Department on E. Main Street is needed for grading within the building footprint. 39. SOILS REVIEW: Prior to issuance of any permits, the Applicant's engineers shall prepare and submit a design-level geotechnical /geological investigation for review and approval by the Town. The Applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. Approval of the Applicant's soils engineer shall then be conveyed to the Town either by letter or by signing the plans. 40. 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. 41 . SOIL RECOMMENDATIONS : The project shall incorporate the geotechnical/geological recommendations contained in the Geologic Hazards Evaluation and Geotechnical Engineering Study by Earth Systems Pacific, dated February 9, 2015, 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. 42 . TREE REMOVAL: A tree removal permit is required prior to the issuance of a grading or building permit, whichever comes first. 43 . UTILITIES: The Developer shall install all new , relocated, or temporarily removed utility services, including telephone , electric power and all other communications lines underground, as required by Town Code Section 27 .50.0 l5(b ). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. Applicant is required to obtain approval of all proposed utility alignments from any and all utility service providers. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 44. PRIVATE SEWAGE DISPOSAL SYSTEMS: Private sewage disposal systems shall consist of a septic tank and a system of underground drains for the disposal of the tank effluent. Such tank and drains shall be constructed per approval from the Santa Clara County Department of Environmental Health (DEH). Provide a copy of approved plans for any construction of new or additional leach fields with the building permit set. Any new improvements to the leach field will require Final DEH signoff prior to the issuance of a certificate of occupancy. 45. SHARED PRIVATE STREET: The private street accessing 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. 46. CONSTRUCTION STREET PARKING: No vehicle having a manufacture 's rated gross vehicle weight exceeding ten thousand (I 0,000) 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. 47. HA U LING OF SOIL: Hauling of soil on or off-site shall not occur during the morning or evening peak periods (between 7:00a.m. and 9:00a.m. and between 4:00p.m. and 6:00 p.m.). Prior to the issuance of a building permit, the developer shall work with the Town Building and Engineering Department Engineering Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include , but is not limited to provisions for the developer/owner to place construction notification signs noting the dates and time of construction and hauling activities , or providing additional traffic control. Coordination with other significant projects in the area may also be required . All trucks transporting materials to and from the site shall be covered . 48 . 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. 49 . CONSTRUCTION MANAGEMENT PLAN: The Applicant shall submit a construction management plan that shall incorporate at a minimum the employee parking, material s storage area, concrete washout , and proposed outhouse locations. 50. SITE DESIGN MEASURES : All projects shall incorporate one or more of the following measures: a. Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas . c. Direct roof downspouts to vegetated areas . d. Use permeable pavement surfaces on the driveway, at a minimum. e . Use landscaping to treat storm water. 51. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three 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 occ ur. Streets will 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 late-afternoon watering to minimi ze 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 25 MPH. All trucks hauling soil, sand , or other loose debris shall be covered. 52. 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 . 53. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. Any storm drain inlets (public or private) directly connected to public storm system shall be stenciled/signed with appropriate "NO DUMPING - Flows to Bay" NPDES required language. On-site drainage systems for all projects shall include one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of permeable surfaces . If dry wells are to be used they shall be placed a minimum of ten (1 0) feet from the adjacent property line and /or right of way. 54. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. The storing of goods and /or materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division. 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. 55. WATER PRESSURE: San Jose Water Company concurrence on the adequacy of water pressure shall be obtained prior to building permit issuance. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 56. FIRE SPRINKLERS REQUIRED: An automatic residential fire sp rinkler system shall be installed in one-and two-family dwellings as follows: In all new one-and two-family dwellings and in existing one-and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: A one-time addition to an existing building that does not total more than 1,000 square feet of building area. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California li censed (C-16) Fire Protection Contractor sha ll 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 57. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 58. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicab le provisions of our Standard Detail and Specification SI-7 and Chapter 33 of the currently adopted edition of the California Fire Code. This must be submitted to, and approved by this office prior to commencing and demolition/construction activities. 59. ADDRESS IDENTIFICATION. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly le gible 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 TO THE SATISFACTION OF THE SANTA CLARA COUNT DEPARTMENT OF ENVIRONMENTAL HEALTH: 60. ON SITE WASTEWATER TREATMENT SYSTEM PERMIT: A permit with Department of Environmental Health is required immediately after obtaining building permit, prior to installation of proposed septic system. N :\DEV\CONDITIONS \2 0 16\HighlandTerr 21 O.docx October 3, 2016 Town of Los Gatos Community Development Department Civic Center 110 E. Main Street Los Gatos, California 95031 Re: Shan residence 210 Highland Terrace Project Description RECE IV ED OCT 0 3 2016 1'0' '"•' OF LOS GATOS ! --, ... <i N G DIVISION The proposed project includes the deconstruction of the existing residence and detached garage located on the site. The existing in-ground swimming pool will be demolished and compacted backfill will be provided to restore that area back to the natural contours. The site has 30 existing trees, and only one small Plum Tree in poor condition is being recommended for removal, by the project arborist. The proposed design is Mediterranean in style and incorporates a hand troweled stucco exterior, low pitched mi ssion tile roof, natural stone, precast concrete sills and architectural trim with earth tone colors throughout. The second level has been designed to provide privacy to the neighboring homes. The proposed home has been designed to fit well within the existing site conditions and topography, with the least impact to the property and neighboring homes . The proposed design complies with the Town's published codes, regulation s , and ordinances . D&Z Design Associates, Inc. :EXHIBIT 4 This Page Intentionally Left Blank October 3, 2016 Town of Los Gatos Community Development Department Civic Center 110 E. Main Street Los Gatos, California 95031 Re: Shan Residence- 210 Highland Terrace Letter of Justification RECEIVED OCT 0 3 2016 TO\fiJN OF LOS GATOS PU,i-4N ING DIVISION Hongqing Shan and his family are proposing to build a two story single family residence on the site located at 210 Highland Terrace. The new 5,286 sq. ft. residence will have 497 sq. ft. attached garage, and a carport. The property is accessed from Highland Terrace, a private road situated within the ingress and egress easement along the property. The existing paved driveway and driveway approach will remain. The new driveway will tie into the existing driveway, and continue to the proposed garage and carport. The proposed home has been located on the site to conform to the existing topography, which results in minimal grading of the site. The existing overhead utility lines are proposed to be re-installed underground to the new residence. The two existing buildings consist of a single story residence, and a detached garage. An in-ground swimming pool is also associated with the existing property. The residence is 2,031 sq. ft ., and the detached garage is 475 sq. ft. The pool and related hardscape is approximately 1,735 sq. ft. Both structures are to be deconstructed and the building materials will be salvaged or recycled. The existing swimming pool will be demolished and will be filled in with soil that will be properly compacted and restored back to the natural contours. All earthwork shall be under the direction and recommendations of the Geotechnical Engineer of record. The site contains 30 trees varying in size from 6" to 36" in diameter. The project Aborist is recommending the removal of one small Plum Tree due to poor condition. None of the existing trees will .be negatively impacted by the proposed construction, and several new trees are being proposed on the Preliminary Landscape Plan. EXHIBIT 5 Shan Res idence 210 Highland Terrace Los Gatos, California RECEIVED OCT 0 3 201 6 -~··~ 1 OF LO S GATOS r·Lr\o~NI N G DIVI SIOt-.l SINGLE-FAMILY RESIDENTIAL PROJECT DATA PREVIOUS PROPOSED REQUIRED/ PROJECT PROJECT PERMITTED Zoning district HR-2 Y2 same - Land use single family home same - General Plan Designation low density residential same - Lot size $ square feet 47,681 47 ,681 40,000 sq. ft. m inimum $ acres 1.095 1.095 .92 acres minimum Exterior materials: $ siding Wood Siding Stucco - $ trim Wood Precast Concrete - $ windows Aluminum Single Pane Wood Dual Pane - $ roofing Tar & Gravel Concrete Tile - Building floor area: $ first floor 2,030 sq. ft. 3,685 sq. ft. $ second floor N/A 1 ,604 sq. ft. 5,400 sq . ft. maximum $ garage 475 sq. ft. 497 sq. ft. 400 sq. ft. exemption $ accessory structure N/A N/A included in FAR $ total (excluding cellar) 2 ,505 sq. ft. 5,786 sq. ft. 5,800 sq. ft. maximum Setbacks (ft.): $ front 54' 30' 30 feet minimum $ rear 79' 74 .8' 25 fe et minimum $ side 94' 71 .25 ' 20 feet minimum $ side street 28' 20' 20 feet min imum Average slope(%) 24.8% 24.8% - Maximum height (ft.) 10' 24'-1 0" 25 feet maximum Building coverage (%) 5.3% 12 .1% no max imum Parking garage spaces 2 2 uncovered spaces 2 2 Sewer or septic Septic Septic - EXHIBIT 6 This Page Intentionally Left Blank July 8, 2016 Ms. J ennifer A rmer Community Development D ep artment To wn of Los Gatos 110 E. Main Street Los G ato s, CA 95031 RE: 210 HigWand Terrace D ear Jennifer: ARCHITECI1JRE PLANNI NG URBAN DESIGN I reviewed the drawings, and visited the site. My comments ar e as follows: NEIGHBORHOOD CONTEXT The site is located in an area characterized by r elatively large lots. T here is an exi sting home on th e site which will b e replaced by the n ew home. The site, including its frontage along Highland Terrace is heavily wooded. Photographs of the site and surrounding buildings are shown on the following page. 70 0 LARKSPUR LAND I NG C I RCLE. SU ITE 199. LARKSPU R . CA. 94939 .EXHIBIT 7 TEL : 415 .331 .3 7 95 CDGPLAN@PA(R[LI .NET Existing house on the site View to the existing house from J-lighland Terrace Nearby hom e across J-lighland Ter r ace Existing house on the s11e Downhill view from the site 2 I 0 Highland Terrace Design Review Comments July 8, 20 I 6 Page 2 Nearby home across 1/igh/and Terrace View along J-lighland Terrace CANNON DES IGN GROUP 70 0 LARKSP U R LANDING CIRCLE. SU ITE 199. LARKSPUR . CA . 94939 I 00 ~Jb Walter Levison r CO NSULTING ARBORIST i!'1 . ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qua li fied /I SA Certifi ed Arbo rist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net S ite Address: 210 Highland Terrace, Los Gatos, CA Assessment of Protected-Size Trees at 210 Highland Terrace Los Gatos, Californi a Prepared for: Ms. Jennifer Armer, Associate Planner Town of Los Gatos Community Development Department 110 E. Main Street Los Gatos, CA 95030 Field Visit: Walter Levison, Contract Town Arborist (CTA) 3/15/2016 Report by CT A Version : 3/16/2016 1 of29 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2015 All Rights Reserved :EXHIBIT 8 Version: 3/16120 16 ~Jp ~~!~~J,N~~~ig~~ '~-ASCA Registered Consulting Arborist #401 1 ISA Tree Risk Assessment Qualified I ISA Certified Arborist #V'/C-3172 cell (415) 203-0990 I drtree@sbcglobal.net Table of Contents 1.0 Summary 3 2.0 Assignment & Background 6 3.0 Tree Location & Protection Fence Map 7 4.0 Observations & Discussion 8 5.0 Town of Los Gatos-What Trees are Protected? 8 6.0 Recommendations 10 7.0 Tree Protection and Maintenance Directions per Town Code 15 8.0 Tree Replacement Standards-Los Gatos Town Code 18 9.0 Author's Qualifications 21 10.0 Assumptions and Limiting Conditions 22 11.0 Certification 23 12.0 Digital Images 23 13.0 Tree Data Table 26 Site Address: 210 Highland Terrace, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture @ Walter Lelllson 20 15 All Rights Reserved 2of29 Version: 3116/2016 ~J)J ~~!~~f.N~~~i;~~ J~ ..._ .......... ~ .. ~· . . -·--.. --··· ASCA Registered Consulting Arborist #401 1 1SA T ree Risk Assessment Qualified liSA Certified Arborist #WC-3172 cell (4 15) 203-0990 I drtree@sbcglobal.net 1.0 Summary a . Matrix style overview of protected-size trees (non-exempt species, 4 inches diameter at 4 .5 feet above grade). Below, the CTA has outlined expected impacts to each tree, along with suggestions for adjustments to the plan set that w ill optimize tree survival over the long term (disregard them if the tree is to be removed). The CT A has also included the appraised value of each tree, which can be used as a tool for determinin g the proper security bond amou nt to have the applicant post with the Town as a hedge against site plan-related tree damages (if applicable}. Appraised values can also be used to determine damage fees if trees are determined during or after construction to have been damaged such that mitigation is required . Mitigation replacement rate and size is noted for each tree in the case that removal or damage to trees occurs. Table 1.0( a) {REFER TO THE CTA'S TREE MAP MARKUP WHEN REVIEWING THIS MATRIX) Tree Large Line Tag Common Name Protected Appraised Number Tree Value Number {LPT)? 1 1 Coast live oak No $2,190. 2 2 Coast live oak No $1,800. 3 3 Coast live oak No $1,870. 4 4 Coast live oak No $3,160. 5 5 Coast live oak No $3,040. 6 6 Coast live oak No $7,300 . 7 7 Coast live oak No $4,420 . 8 8 Coast live oak No $1,080. 9 9 Coast live oak No $4,870. 10 10 Coast live oak No $4,310 . 11 11 Coast live oak No $7,400. 12 12 Coast live oak Yes $16,500. 13 13 Coast live oak No $3,260 . 14 14 Coast live oak Yes $10,400. 15 15 Coast live oak No $5,200. Site Address: 210 Highland T errace, Los Gales. CA Registered Member. American Society of Consulting Artlorists and Member of the International Society of Artloriculture @ Walter Levison 2015 All Rights Reserved Plan changes required to reduce impacts to less than significant None None None None None None None, or sl ight modifications None None None None, or slight modifications Move the proposed retaining wall 5 to 10 additional feet southeastward to allow for better offset of excavation work from the trunk. Current proposed work appears to severely impact the uphill side of root system (depending on the types and depths of structural footings used for the terrace section adjacent to tree #12). Move proposed sewer line 8 to 10 feet offset from trunk edge . Verify offset of 1 0 feet or more from trunk edge to sewer trench edge. Verify offset of 10 feet or more from trunk edge to sewer trench edge. 3of29 Replacement Rate Per Replacement Size Tree Canopy Lost 3 24" Box 3 24" Box 3 24" Box 3 24" Box 3 24" Box 4 24" Box 3 24" Box 2 24" Box 3 24" Box 3 24" Box 4 24" Box 6 24" Box 3 24" Box 4 24" Box 3 24" Box Version: 3/16/2016 ~}p ~~!~<cf "H_v.ig~g J~ .~::::..-::-:~..:;;..:: .. ASCA Registered Consulting Arboris t #401 /ISA Tree Risk Assessm e nt Q ualified /I SA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net Tree Large Replacement I Line Tag Common Name Protected Appraised Plan changes required to reduce impacts to Rate Per Replacement . Number Tree Value less than significant Size Tree I Number (LPT)? Canopy Lost I 16 16 Coast live oak No $6 ,600 . Move proposed sewer trench edge to 1 0 feet 4 24" Box I or more minimum offset from trunk edge. 17 17 Coast live oak No $8,500 . Move proposed sewer trench edge to at least 3 24" Box 12 feet or more offset from trunk edge . 18 18 Coast live oak No $860 . Move proposed storm drain trench to at least 5 2 24" Box feet offset from trunk edge. Move gas line trench edge to at least 5 feet 19 19 Coast live oak No $90. offset from trunk edge (this tree is in very poor 2 24" Box I condition , and should be removed). Exercise care during demolition of the existing ! 20 20 European olive No $1 ,060 . pool , to avoid damaging the root system of the 3 24" Box tree. Move proposed sewer trench to at least 12 feet 21 21 Coast live oak No $4,940 . offset from trunk edge (current proposed route 4 24" Box will destroy tree 's root system). 22 22 Coastbeefwood No $1 ,710 . Move proposed sewer trench to at least 12 feet 3 24" Box I offset from trunk edge. I M inimize excavation for proposed new leach I 23 23 European ol ive No $440 . field in the area within 10 feet of this tree. 2 24" Box 24 24 Plum No $250. Suggest remove tree due to very poor 2 24" Box --··-'------~-----·--- condition. ------L__ -- 2016 Town of Los Gatos In-lieu fee equivalent= $250 per each required 24" box mitigation t r ee planting not installed on the site. b. Summary of above table 1 .0(a): • Proposed retaining wall vs . Large Protected Tree (LPT) #12 : The grading plan will require significant wall mod ifications to increase distance from wall edge to trunk edge, and/or reduce the proposed wall footing e xcavation cut to zero or near-zero inches below ex isting grade. This tree also require s a root c rown excavation by an ISA Certified Arborist. The CT A suggests that full wall des ign deta ils be submitted to the Staff planner for review, to verify th at the wall section adj acent to oak #12 can be buil t with a no-dig or very min imal c ut type footing design (e.g . 6 inches below existing grade max. cut depth for all subbase prep and footing work). From the applicant's drawing set, it appears that we may be able to keep the wall footing offset 10 to 12 feet from the trunk edge of this tree, and simply "step down" a series of over-grade ste ps built over grade with no structural footing between the wall footing and the trunk edge of tree #12. Site Address: 210 Highland Terrace. Los Gatos, CA Registered Member. American Society of Consulting Artlorists and Member of the International Society of Artloriculture @ Walter Levison 2015 All Rights Reserved 4of29 Version: 3116120 16 ~Jb Walter Levison r CONS U L T ING A R B ORIST ~'Th ,....,. .. ,. • .,,,..-OO:C,......-o no . -........... ..-.-·~· ... ASCA Regi stered Consulting Arborist #401/ISA Tree Risk Assessment Qualified /ISA Certified Arborist #WC-31 72 cell (415) 203-0990 I drtree@sbcglobal.net • Oak #14 is the only other LPT on this site besides oak #12. • Proposed sewer and other utility trenches: If trees #13, 14, 15, 16, 17, 18, 21 , 22 , and #23 are to be preserved, then gas line, storm drain li ne , and sewer line trench routes as currently proposed will need to be radically rerouted to allow for proper protection of and preservation of root zone areas measuring at least 10 to 12 feet in radius for all trees in this group , except for oak #18 which w ill only require a 5 foot w ide band of protected root zone. It is not clear whether these utilities can be rerouted or not. The appl icant will need to work c losely with the Staff planner on this issue. Coast live oaks #13, 14, 15, 16, 17, and #21 are the most important trees to attempt to preserve by rerouting proposed new utility trenches . Other large trees such as beefwood tree #22 can be retained if changes to utility routes are made, per the suggestion above . c . Landscape and Irrigation Plans : The applicant's sheet L-1 dated 9/22/2015 is conceptual, and shows potential severe impacts to trees from proposed new lawn which assumedly w ill include sprinkler spray and PVC irrigation piping. Note however that the applicant has not submitted any irrigation plans , so pipe trench routes cannot be assessed by the CT A , and irrigation pipe trenching impacts to trees being re tained throughout all areas of this site cannot be assessed as of the date of writing. The main impacts to trees from proposed new landscaping appear to be potential root loss to Large Protected Oak #12 from digging to install plant materials (and assumedly irrigation pipe trenching if solid PVC pipe is used) along the uphill side (southeast side) of the root zone . Use of flex ible poly tubing for irrigation in this area can drastically reduce damage to tree roots. However, the oak #12 root zone needs to be kept dry in summer to avoid fungal issues anyway, which means that proposed landscaping and associated irrigation spray or bubbler emiss ions s hould be elim inated w ith in approximately 15 to 20 feet rad ius of the trunk edge of oak #12. Also note that a large shrub planting zone is proposed for the area along the north sides of oaks #5 and #6. Installation of these shrubs could have a severe negative effect on the tree's root system in respect to digging (root damage) during installation of the plants themselves , and from placement of irrigation water over the root system of a tree species which requires dry summer soi l moisture cond it ions to a void soil-borne fungus ad vancement into t he tree's root system and root crown. From a coast live oak Best Management Practic es perspective , simply wood c hi p m ul ch over a dry root zone measuring 15 to 25 feet in radius from trunk edge is the BMP. Any addition of plantings and/or water can be detrimental and ev en fatal to t he tree over t ime. The CTA's suggestion would be to eliminate all plantings and irrigation w ithin at least 15 feet or more from the trunks of these trees , and from all trees being retained. d . Security Bonding : The new 2015 iteration of the Town tree ordinance section 29.10.1000 (c)3 i ncludes wordage that req uire s that all trees bei ng reta ined o n a development site need to be appraised for dollar value at the applicant's expense prior to building or grading perm its being issued by the Town. Part 'f of this same tree ordinance section states that the Town may condition a security bond prior to issuance of a permit, in the sum of $5,000 per each tree being preserved , or $25,000, whichever is less. The ordinance does not contain wordage as to whether t hi s incl udes neighbor-owned trees adj acent to construct ion . Therefore, the CTA will assume that neighbor-owned trees are included as trees "requ ired to be preserved". Site Address: 210 Highland Terrace. Los Gatos . CA Registered Member, Ame rican Society of Consulting Arborists and Member of the Internationa l Society of Arboricutture @ Walter Levison 201 5 All Righ ts Reserved 5of29 Version: 3/1 6 /20 16 ~Jb Walter Levison r CO N SULTING A RBORI ST M\ __ .._ .. 000<" ... ~,.. ··-.. ····-----· ... ·~ ASCA Regi stered Consulting Arborist #401 /ISA Tree Risk Assessment Qua lified /I SA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net 4.0 Observations & Discussion The CTA reviewed the entire set of plans submitted to planning division . An irrigation plan was not submitted as part of the initial set. Therefore, impacts to trees from proposed irrigation pipe trenching could not be determined as of the date of writing . As a general rule, all trenching of any kind should be kept offset at least 10 to 25 feet from trunk edges of trees being retained , depending on the species and trunk diameter size of the tree . The current utility plan shows proposed new trench routes that will severely impact certain trees in the lower site area . Typically, most utilities can be rerouted to avoid cutting through root systems of trees. However, with the proposed new leach fields at 210 Highland Terrace there are many trench lines proposed to be cut throughout the lower portion of the site. If we can eliminate some routes , the root systems of important oaks such as trees #13, 14, 15, 16, 17, and #21 can be better retained and preserved behind chain link root protection zone fences during construction . Most of the uppermost oaks along the south side of the driveway can be easily retained by use of trunk buffer wraps and chain link root protection zone fencing . Proposed new landscaping and irrigation pipe trenching will need to be eliminated if possible within 15 feet or more from the trunks of all trees being retained , such that we can maintain dry summer root zone conditions for the coast live oaks which are adapted to this type of dry summer soil moisture regime . Given the CTA's difficulty in exiting this site after his field survey, it is suggested that we consider a special ingress/egress haul plan that allows trucks, cars, and machinery to enter and exit easily in a flow-type manner without requiring backups or hammerhead type turns . This may require use of the "parcel 2" area which was not assessed by the CT A, and which may or may not contain protected size trees. It is not clear whether a flow type haul route could even be set up for this site . It is very possible that some survey trees will be severely damaged by construction vehicles turn ing around in the existing and proposed driveway areas, even with very significant trunk buffer padding materials affixed to the trunks of trees located along both sides of the driveway. 5.0 Town of Los Gatos-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. All trees with at least a single mainstem measuring four (4) inches diameter or greater at 4 .5 feet above grade are considered "Protected Trees" when removal relates to any development review. 2 . 12 inch diameter (18 inch multistem total) trees on developed residential property not currently subject to development review. 3. 8 inch diameter (8 inch multistem total) blue oak (Quercus doug/ash), black oak (Quercus kellogit), California buckeye (Aescu/us californica), and Pacific madrone (Arbutus menziesil) on developed residential lots not currently subject to development rev iew. 4 . 8 inch diameter (8 inch multistem total) trees on developed residential property not currently subject to development review, on lots in the designated Hillside Area per the official Town map. 5. All trees with a single mainstem or sum of multiple mainstems totaling 48 inches diameter or greater at 4 .5 feet above grade are considered "Large Protected Trees" (LPT). Site A ddress: 210 Highla nd Terrace, los Gatos, CA Registered Member, American Society of Consulting Artlorists a nd Member of the International Society of Artloriculture @ Walter Levison 2015 All Rights Resel'lled 8 of29 Version: 3/16/2016 ~lp ~~!~~,r,N~~~i;~~ '~ ~})... ... _, ........ .......:.h• ........ -... --... ASCA Registered Consulting Arborist #401/ISA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-3172 cell (4 15 ) 203-0990 I drtree@sbcglobal.net 6. All oak species (Quercus spp.), California buckeye (Aesculus ca/ifornica), and Pacific madrone (Arbutus menziesil) with one or more mainstems totaling 24 inches diameter or more at 4 .5 feet above grade are considered "Large Protected Trees" (LPT). 7. Section 29.10.0965. Prohibitions : A permit is required to prune , trim , cut off, or perform any work, on a single occas ion or cumulatively, over a three- year period, affecting 25% or more of any Protected Tree (including below ground root system). 8 . Section 29.10.0965. Prohibitions: A permit is required to prune, trim , or cut any branch or root greater than four (4) inches in diameter of a Large Protected Tree. 9 . Section 29 .10.0965 . Prohibitions : A permit is required to conduct severe pruning on any protected tree. Severe pruning is defined in section 29.10.0955 as "topping or removal of foliage or significant scaffold limbs or large diameter branches so as to cause permanent damage and/or disfigurement of a tree, and/or which does not meet specific prun ing goals and objectives as set forth in the current version of the International Society of Arboriculture Best Management Practices-Tree Pruning and ANSI A300-Part 1 Tree, Shrub, and Other Woody Plant Management-Standard Practices, (Pruning)." 10. Exceptions: Severe Pruning Exception in Town Code section 29.10.1010(3) " ..... except for pollarding of fruitless mulberry (Morus alba) or other species approved by the Town Arborist.. .. ". Protected Tree Exceptions : a . Edible fruit or nut bearing trees less than 18 inches diameter (multistem total or single stem) b. Acacia melanoxylon (blackwood acacia) less than 24 inches (multistem total or single stem) c. Liriodendron tu/ipifera (tulip tree) less than 24 inches (multistem total or single stem) d . Ailanthus altissima (tree of heaven) less than 24 inches (multistem tota l or single stem) e . Eucalyptus globulus (Tasmanian blue gum) less than 24 inches (multistem total or single stem) f. Eucalyptus camaldulensis (River red gum) less than 24 inches (multistem total or single stem) g. Other eucalyptus species (E. spp.) not noted above, less than 24 inches (m u ltistem total or single stem ) (REMOVAL O.K. ONLY AT HILLSIDE AREA LOCATIONS PER OFFICIAL TOWN MAP): www .losgatosca .gov/documentcenter/view/176 h. All palm species (except Phoenix canariensis) less than 24 inches (multistem total or s i ngle stem) i. Ligustrum lucidum (g lossy privet) less than 24 inches (multistem total or single stem) Site Address: 210 Highland Terrace. Los Gatos. CA Registered Member. American Society of Consulting Attlorists and Member of the International Society of Arboriculture @ Walter Levison 2015 All Rights Reserved 9or29 Version : 311612016 ~)~ ~~!~~:,N~~~i~~~ ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-3172 6.0 Recommendations 1. Project Arborist C"PA"): ,~ ~}}.. ... _ ................. -.. . ,... ..... -.---··· cell (415) 203-0990 I drtree@sbcglobal.net It is suggested that a third party ASCA registered consulting arborist or ISA Certified Arborist with good experience with tree protection during construction be retained by the applicant, to provide pre-project verification that tree protection and maintenance measures outlined in this section of the arborist report are adhered to. Periodic (e .g. monthly) inspections and summary reporting , if required as a project condition of approval, are suggested in order to verify contractor compliance with tree protection throughout the site plan project. This person will be referred to as the project arborist ("PA"). The PA should monitor soil moisture within the root protection zones of trees being retained , using a Lincoln soil moisture probe/meter or equivalent. If required, inspection reports shall be sent to Ms. Jennifer Armer, Associate Planner, at jarmer@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 (jarmer@losgatosca .gov ) beginning with the initial tree protection verification approval letter". 2. Special Project Arborist Monitoring: It is suggested that the PA monitor retaining wall footing excavation within 20 feet of oak #12 (if excavated using standard trench method). 3. Project Team Actions or Clarifications Requested: a. Site Plan Design Adjustments & Special Specifications: i. Landscape and Irrigation : Project team shall consider adjusting the proposed landscape plan to eliminate all plantings and irrigation spray, bubblers , irrigation pipe trenching, etc. w ithin 15 feet of the trunk edge of any tree being retained (e .g. oaks #5, 6, 12, etc.). ii. Utility Reroutes : Project team shall relocated proposed pipe trench alignments (gas, electric, water, irrigation pipe , storm drain , sewer, leach field , lighting conduit, downspout drain, etc.) within 10 to 20 feet of the trunk edge of any tree being retained. If these offset distances cannot be achieved , then trees with trenching impacts may be considered to be "removals" by Town Staff, and mitigation plantings and/or in-lieu fees per the CTA's arborist report table #1.0(a) may apply. iii. Irrigation Plan: It is suggested that a full detailed irrigation plan be submitted by the applicant to Town planning division Staff for review to determine if trees will be impacted by burial of solid PVC type irrigation piping. See 3(a)i and 3(a)ii above for more details . Site Addres s: 210 Highland Terrace. los Gatos. CA Registered Member, American Society of Consulting Arborists and Member of the Internationa l Society of Arboriculture ~ Walter Levison 2015 All Rights Reserved 1oof29 Version: 3/16/2016 ~))J ~~!~~,';N~~~ig~~ ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-3172 '\\ ~})... ""-·-· ............ . .. _.,_,_ .. _ .... , cell (415) 203-0990 I drtree@sbcglobal.net (c) When development impacts are within the dripline of or will affect any protected tree, the applicant shall provide a tree preservation report prepared by a certified or consulting arborist. The report, based on the findings of the tree survey plan and other relevant information , shall be used to determine the health and structure of existing trees, the effects of the proposed development and vegetation removal upon the trees, recommendations for specific precautions necessary for their preservation during all phases of development (demolit ion, grading, during construction, landscaping); and shall also indicate which trees are proposed for removal. The tree preservation report shall stipulate a required tree protection zone (TPZ) for trees to be retained , including street trees , protected trees and trees whose canopies are hanging over the project site from adjacent properties. The TPZ shall be fenced as specified in section 29.10.1005: (1) The final approved tree preservation report shall be included in the building permit set of development plans and printed on a sheet titled: Tree Preservation Instructions (Sheet T -1). Sheet T-1 shall be referenced on all relevant sheets (civil , demolition , utility, landscape, irrigation) where tree impacts from improvements may be shown to occur; (2) The Town reviewing body through its site and design plan review shall endeavor to protect all trees recommended for preservation by the Town 's consulting arborist. The Town reviewing body may determine if any of the trees recommended for preservation should be removed , if based upon the evidence submitted the reviewing body determines that due to special site grading or other unusual characteristics associated with the property, the preservation of the tree(s) would significantly preclude feasible development of the property as described in section 29 .10.0990; (3) Approval of final site or landscape plans by the appropriate Town reviewing body shall comply with the following requirements and conditions of approval: a. The applicant shall, within ninety (90) days of final approval or prior to issuance of a grading or building permit, whichever occurs first, secure an appraisal of the condition and value of all trees included in the tree report affected by the development that are required to remain within the development using the Tree Value Standard methodology as set forth in this Chapter. The appraisal of each tree shall recognize the location of the tree in the proposed development. The appraisal shall be performed in accordance with the current edition of the Guide for Plant Appraisal published by the Council of Tree and Landscape Appraisers (CTLA) and the Species and Group Classification Guide published by the Western Chapter of the International Society of Arboriculture. The appraisal shall be performed at the applicant's expense, and the appraisal shall be subject to the Director's approval. b. The site or landscape plans shall indicate which trees are to be removed . However, the plans do not constitute approval to remove a tree until a separate permit is granted. The property owner or applicant shall obtain a protected tree removal permit, as outlined in section 29 .10.0980, for each tree to be removed to satisfy the purpose of this division. (d) Prior to acceptance of proposed development or subdivision improvements, the developer shall submit to the Director a final tree preservation report prepared by a certified or consulting arborist. This report shall consider all trees that were to remain within the development. The report shall note the trees' health in relation to the initially reported condition of the trees and shall note any changes in the trees' numbers or physical conditions. The applicant will then be responsible for the loss of any tree not previously approved for removal. For protected trees, which were removed, the developer shall pay a penalty in the amount of the appraised value of such tree in addition to replacement requirements contained in section 29.10.0985 of this Code. The applicant shall remain responsible for the health and survival of all trees within the development for a period of five (5) years following acceptance of the public improvements of the development or certificate of occupancy. (e) Prior to issuance of any demolition, grading or building permit, 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. Site Address: 21 0 High land Terrace. l os Gatos. CA Registered Member. America n Society of Consulting Arborists and Member of the International Society of Arboricultu re @ Wa"er Levison 2015 All Rights Reserved 16of 29 Version: 3116/2016 ~)J ~~!~~~N~~~.i~~~ ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qual ified /I SA Certified Arborist #WC-3172 M\ ............ -..-; .. •·· -·-"'--·~· cell (4 15) 203-0990 I drtree@sbcglobal.net (f) If required by the Director and conditioned as part of a discretionary approval, a security guarantee shall be provided to the Town . Prior to the issuance of any permit allowing construction to begin, the applicant shall post cash , bond or other security satisfactory to the Director, in the pe nal sum of five thousand dollars ($5,000 .00) for each tree required to be preserved , or twenty-five thousand dollars ($25,000.00), whichever is less . The cash, bond or other security shall be retained for a period of one (1) year following acceptance of the public improvements for the development and shall be forfeited in an amount equal to five thousand dollars ($5,000.00) per tree as a civil penalty in the event that a tree or trees required to be preserved are removed, destroyed or severely damaged . (g) An applicant with a proposed development which requires underground utilities shall avoid the installation of said utilities within the dripline of existing trees whenever possible . In the event that this is unavoidable, all trench i ng shall be done using directional boring, air-spade excavation or by han d, taking extreme caution to avoid damage to the root structure. Work within the dripline of existing trees shall be supervised at all times by a certified or consulting arborist. (h) It shall be a violation of this division for any property owner or agent of the owner to fail to comply with any development approval condit ion concerning preservation , protection , and maintenance of any protected tree. (Ord. No . 2114, §§I, II, 8-4-03) Sec. 29.10.1005. Protection of trees during construction. (a) Protective tree fencing shall specify the following : (1) Size and materials . Six (6) foot high chain link fencing , mounted on two-inch diameter galvanized iron posts , shall be driven into the ground to a depth of at least two (2) feet at no more than 1 0-foot spacing. For paving area that will not be demol ished and when stipulated in a tree preservation plan , posts may be supported by a concrete base . (2) Area type to be fenced. Type 1: Enclosure with chain link fencing of either the ent ire dripline area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the ent ire planter strip to the outer branches. Type Ill : Protection for a tree located in a small planter cutout only (such as downtown): orange plast ic fencing shall be wrapped around the trunk from the ground to the first branch with 2-inch wooden boards bound secure ly on the outs ide. Caution shall be used to avoid damaging any bark or branches . (3) Duration of Type I, II , Ill fencing . Fencing shall be erected before demolit ion , grad in g or construction perm its are issued and remain in place until the work is completed. Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protect ion fence. (4) Warning sign. Each tree fence shall have prominently displayed an 8.5 x 11-inch sign stating: 'Warning-Tree Protection Zone-this fence shall not be removed and is subject to penaltyaccordingtoTownCode29.10.1025". (b) All persons , shall comply with the following precautions: (1) Prior to the commencement of construction , install the fence at the dripline , or tree protection zone (TPZ) when specified in an approved arbor ist report, around any tree and/or vegetat ion to be retained which could be affected by the construction and prohibit any storage of construction materials or other materials , equipment cleaning , or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to increase the encroachment of the construction . Site Address: 210 Highland Terrace. Los Gatos, CA Registered Member. American Society of Consulting Arborists and Member of the lnlemational Society of Arboriculture ®Walter Levison 2015 Al l Rights Reserved 17 of 29 Version: 3116/2016 ~J~ ~~!~~;,N!--~~i~~~ ASCA Regist ered Consu lting Arboris t#401 /ISA Tree Risk Assessment Qu alified /ISA Certified Arborist #WC-31 72 J~ ........ ~ ....... .., .. h •• . ·-. ·-.. --·~· cell (415) 203-0990 I drtre e@sbcgloba l.net (2) Prohibit all construction activities within the TPZ, includ ing but not limited to: excavation , grad ing, drainage and level ing with in the dripline of the tree unless approved by the Director. (3) Prohibit disposal or depositing of oil , gasol ine , 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 feas ible . (6) Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the health of those trees to be preserved . The project arborist shall be present whenever activities occur which may pose a potential threat to the health of the trees to be preserved and shall document all site visits. (7) The Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment m ay be administered . (Ord . No. 2114, §§ I, II , 8-4-03) Sec. 29.10.1010. Pruning and maintenance. All pruning shall be in accordance with the current version of the International Society of Arboriculture Best Management Practices-Tree Pru ning and ANSI A300-Part 1 Tree, Shrub and Other Woody Plant Management-Standard Practices , (Pruning ) and any special conditio ns as determ ined by t he Director. For developments, which require a tree preservation report, a certified or consulting arborist shall be in reasonable charge of all activiti es inv ol v ing 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 condu its in the vicinity of a protected tree sha ll obta i n permission from the Director before performing any work , includ ing pruning, whic h may cause injury to a protected tree. (e .g. cab le TV/fiber optic tren ching , gas, water, sewer trench , etc.). (2) Pruning for clearance of utility lines and energi zed condu ctors shall be performed in complia nce with the cu rrent version of the Am erican National Standards In stitute (ANSI) A300 (Part 1 )-Pruning, Section 5 .9 Utility Prunin g. Using spikes or gaffs when prun ing , exce pt where no other alternative is available, is prohibited . (3) No person s hall prune , trim , cut off, or perform any work , on a sin gle o ccas ion or cum u lativel y, over a th ree-year peri od, affecti ng twenty-f ive percent or more of the crown of any protected tree without f irs t obtai nin g a permit purs uant to t hi s division except f or pollarding of f ru itless mulberry trees (Morus alba) or other species approved by the Town Arbor ist. App li cations fo r a pruni ng pe rmit sh all incl ude photo graphs in dicating where pruning is proposed . (4) No person shall remove any Heritage tree or large protected tree bra nch or root through pruning or other method greater t han four (4) inches in diameter (12 .5" in circumference) without first obtainin g a perm it pursuant to this division . (Ord . No . 2114, §§I, II, 8-4-03) 8.0 Tree Replacement Standards-Los Gatos Town Code Site Address: 210 Highl and Terrace. Los Gatos. CA Registered Membe r. American Sodety of Consulting Arborists and Member of the International Sodety of Arboriculture ©Walter Levison 2015 All Rights Reserved 18 of29 Version : 3/16/2016 ~}~ ~~!~~:.N~~;'.i~2~ '~ ~tA .................. ·~ . . ............. ,. ___ ,. ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net (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 permit shall pay the cost of purchasing and planting the replacement trees . (2) If a tree or trees cannot be reasonably planted on the subject property, an in-lieu payment in an amount set forth by the Town Council by resolution shall be paid to the Town Tree Replacement Fund to: a. Add or replace trees on public property in the vicinity of the subject property; or b. Add or replace trees or landscaping on other Town property; or c . Support the Town's urban forestry management program . (Ord. No. 2114, §§I, II , 8-4-03) Table 3-1 -Tree Canopy-Replacement Standard I. ·------~-------------r I (Staff is using 24" box I Single Family I Canopy Size of Removed Tree 1 I size as the Replacement i Residential I I Standard as of 2016) 2 •4 ! Replacement3 ·4 1 ! j I --··-···--·------------------ 1 0 feet or less Two 24 inch box trees Two 15 gallon trees -------····------------------------------·-------- More than 1 0 feet to 25 feet Three 24 inch box trees Th re e 15 gallon trees M th 25 1 1 1 40 1 1 f:our 24 inch box trees; or Four 15 gallon trees ore an ee 0 ee Two 36 inch box trees .----·-·--··-----------------· &;24 inch·b~~ tre~~-------··------ j More than 40 feet to 55 feet or Three 36 inch box Not Available Greater than 55 feet Ten 24 inch box trees ; or Not Available Five 36 inch box trees -·--·--···--···--·----------·-·---·--·--·--------------.. -·----------------------·--··----------------------------·---·-------·-------·-·---------- Notes 1To measure an asymmetrical canopy of a tree , the widest measurement shall be used to determ ine canopy size . Site Address: 210 Highland Terrace. Los Gatos . CA Registered Member. American Society of Consulting Attlorisls and Member of lhe lntemational Society of Attloriculture ©Walter Lellison 2015 Al l Rights Reserved 19of29 Version: 311 6/20 16 ~Jp ~~!t~r,N~~~i~~~ A SCA Registered Consulting Arbori st#401 /ISA Tree Ri sk Assessmen t Qu alified /ISA Certified Arboris t #WC-3172 I~ .. ttt~: cell (41 5) 203-0990 I drtree@sbcgloba l.net 20ften, it is not possible to replace a single large , older tree with an equivalent tree(s). In th is 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 t he Town Tree Replacement Fund. 3Single Family Residential Replacement Option is available for developed si ngle family residen tial lots under 10,000 square feet that are not subject to the Town 's Hillside Development Standards and Gu idelines . All 15-gallon trees must be planted on-site. Any in-l ieu fees for si ngle family residential shall be based on 24" bo x tree rates as adopted by Town Council. 4 Replacement Trees shall be approved by the Town Arborist and shall be of a spec ies suited to the available planting location, proxi m ity to structures , overhead clearances, soil type, compatibility w ith surrounding canopy and other relevant factors . Replacement w ith native spe cies shall be strong ly encouraged. Replacement requirements in the Hillsides shall comply with the Hillside Development Standards and Guidel ines Append ix A an d Section 29 .10 .0987 Special Provisions--Hillsides. Sec. 29.10.0987. Spec ial Provisions-Hillsides The Town of Los Gatos recognizes its hillsides as an important natural resource and sens iti ve ha bitat whi c h is also a key compone nt of the Town 's identity, character and charm . In order to maintain and encourage restoration of the hi ll side environment to its natural state , t he Town has established the following special provis ions for tree removal and replacement in the hillsides : (1 ) All protected trees located 30 or more feet from the primary res idence that are removed shall be rep laced with native t rees l isted in Appendix A Reco mmended Native Trees for Hillside Areas of the Town o f Los Gatos Hillside Dev elopment Sta ndards and Guidelines (HDS&G ). (2) All protected trees located within 30 feet of the primary residence that are removed shall be replaced as follows : (a) If the removed tree is a native tree listed in Appendix A of th e HDS&G, it shall only be repla ced with a native tree l isted in Appendi x A of the HDS&G . (b) If the removed tree is not listed in Appendi x A , it may be repl aced w ith a tree listed in A ppendix A, or rep laced with anot her speci es of tree as approved by the Director. (c ) Replacement trees listed in Append ix A may be pla nted anywhere on the property. (d) Repla cement trees not listed in Appendix A may onl y be planted w ithi n 30 fe et of the pr imary r eside nce . (3) Repla cement requirements shall comply with the re quirem ents in Table 3-1 T ree Can opy Re placemen t Standard of this Code. (4) Property owners should be encouraged to retain dead or declining trees where they do not po se a saf ety or fi re hazard , in order to foster wil dlife habitat and the natural renewal of the hillside environment. Site Address: 210 Highland Terrace, Los Gatos, CA Registered Member, American Society of Consu lti ng Arborists and Memb er of the International Society of Arboriculture @ Walter Levison 2015 All Rights Resel'\led 20 ot29 Version: 3/16120 16 ~)~ ~~!~~r,N~~~i~~Pr .il~ ASCA Registered Consulting Arborist #401 /ISA Tree Ri sk Assessment Qualified /I SA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net 9.0 Author's Qualifications • Continued education through The American Society of Consulting Arborists , The International Society of Arboriculture (Western Chapter), and various governmental and non-governmental entities . • Contract Town Arborist, Town of Los Gatos, California Community Development Department I Planning Division 2015-present • Tree Risk Assessment Qualified (ISA TRAQ Course Graduate, Palo Alto , California) • Millbrae Community Preservation Commission (Tree Board) 2001-2006 • ASCA Registered Consulting Arborist #401 • ASCA Arboriculture Consulting Academy graduate, class of 2000 • Associate Consulting Arborist Barrie D . Coate and Associates 4/99-8/99 • Contract City Arborist , City of Belmont, California Planning and Community Development Department 5/99-present • ISA Certified Arborist #WC-3172 • Peace Corps Soil and Water Conservation Extension Agent Chiangmai Province, Thailand 1991-1993 • B.A. Environmental Studies/Soil and Water Resources UC Santa Cruz, S an ta Cruz, California 1990 (My full curriculum vitae is available upon request) Site Address: 210 Highland Terrace. Los Gatos. CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2015 All Rights Reserved 21 of29 Version: 3/16/2016 ~J)J Walter Levison CO NSULTING ARBORIST ~~ ............ ~ .. ,....... ......... .... . ._ .............. -......... . ASCA Registered Consulting Arborist #401/ISA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-3172 cell (415) 203-0990 I drtree@sbcglobal.net 10.0 Assumptions and Limiting Conditions Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and ownership to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. Any and all property is appraised and evaluated as through free and clean, under responsible ownership and competent management. It is assumed that any property is not in violation of any applicable codes, ord inance, statutes , or other government regulations . Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/appraiser can neither guarantee nor be responsible for the accuracy of information provided by others. The consultant/appraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services as described in the fee schedule and contract of engagement. Unless required by law otherwise , the possession of this report or a copy thereof does not imply right of publication or use for any other purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser. Unless required by law otherwise, neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including the client, to the public through advertising, public relations, news , sales, or other media, without the prior expressed conclusions , identity of the consultant/appraiser, or any reference to any professional society or institute or to any initiated designation conferred upon the consultant/appraiser as stated in his qualifications. This report and any values expressed herein represent the opin ion of the consultant/appraiser, and the consultant's/appraiser's fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported. Sketches , drawings, and photographs in this report, being intended for visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys unless expressed otherwise . The reproduction of any information generated by engineers , architects , or other consultants on any sketches , drawings , or photographs is for the express purpose of coordination and ease of reference only. Inclusion of said information on any drawings or other documents does not constitute a representation by Walter Levison to the sufficiency or accuracy of said information. Unless expressed otherwise: a. information contained in this report covers only those items that were examined and reflects the conditions of those items at the time of inspection ; and b. the inspection is limited to visual examination of accessible item s without di ssection, excavation , probing, or coring . There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future. Los s or alteration of any part of this report invalidates the entire report. Arborist Disclosure Statement Arborists are tree specialists who use their education, knowledge, tra ining, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendation s of the arborist, or to seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Tree are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborist cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time . Likewise, remedial treatments , like any medicine , cannot be guaranteed. Treatment, pruning , and removal of trees may involve considerations beyond the scope of the arborist's services such as property boundaries, property ownership, site lines, disputes between neighbors , and other issues. Arborists cannot take such considerations into account unless complete and accurate information is disclosed to th e arborist. An arbori st should then be expected to rea sonably rely upon the completeness and accuracy of the information provided . Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk . The only way to eliminate all risk associated with trees is to eliminate the trees . Site Ad dress: 210 Highland TerTace, Los Gatos , CA Registered Member, American Society of Consu lting Arborists and Memb er of the International Society of Arboriculture © Walter Levison 2015 All Right s Reserved 22 of29 Version: 3/1612016 ~)~ Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 /ISA Tree Risk Assessment Qual ified /I SA Certified Arborist #WC-3172 ... ... ... ... .II: ~ 1:11 ~: ~ ... ... ... t! c: c: .D li li ::> 0 ;:; Overall ... _ E t;N.!! ... c: ~z ::> E E E ..... "'~ Conditi on ... ~= z Genus & Common ., ., ., o• -u _ ..... ::> 0 i5 0 =f .... oGt!ftl Rati ng o o.. E g> Species Name <.., oes-~...I .... ~ <') 0Gj -'0 :>w (0 to -· ..... Eg~ .II: .II: .1:!01 G>('.~ ... c: c: c: E E .21! 100%) ~:~~: -~ 2 2 2 ::::o ... ., ::>~ O>Q. ~ .... c; ..... ..... ..... me :till %(1)~ 1-0- 1 Quercus Coast 11.0 11.0 35/18 75/75 75% good No agrifolia l ive oak ---- 2 Quercus Coast 10.3 10.3 35/18 70170 70% good No agrifolia live oak - - 3 Quercus Coast 9.8 9.8 30/18 80/80 80% good No agrifolia live oak --- 4 Quercus Coast 13.3 13.3 35/25 85/65 75% good No agrifo/ia live oak - - 5 Quercus Coast 13.5 13.5 35/16 65/70 70% good No agrifolia live oak --- 6 Quercus Coast 18.6 18.6 35/30 85/85 85% good No agrifolia live oak -- 7 Quercus Coast 15.9 15.9 30/25 70/75 74% good No agrifolia live oak - - 8 Quercus Coast 7.4 7.4 30/12 80/80 80% good No agrifolia live oak --- 9 Quercus Coast Est. Est. 35/25 80/55 68% fair No agrifolia live oak 17 --17 10 Quercus Coast 15.2 15.2 35/25 85/65 75% good No agrifolia live oa k -- 11 Quercus Coast 20 Est. 40/30 80/70 75% good No agrifolia li ve oak - -20 12 Quercus Coast 24 21 45 45/50 80/80 80% good Yes agrifolia live oak - Quercus Coast 13 12.6 - - 12.6 30/25 90/80 86% good No agrifolia live oak 14 Quercus Coast 24 12 -Est. 40/30 75/85 80% good Yes agrifolia live oak 36 15 Quercus Coast 17.0 17.0 40/25 85/85 85% good No agrifolia live oak -- Site Address : 210 Highland Terrace, Los Gatos. CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture ©Walter Levison 2015 All Rights Reserved '0 ~ I 8_c:..lll: ~ ., ... I .,_;cjLO ow..,3: ~"'='0 ·;::: 1j 1/) ... !;! :i E .i "'Eo"' rn_-=a:: X Minimal X Minimal X Minimal X Minimal X Minimal X Minimal X Moderate X Minimal X Minimal X Minimal X Moderate Severe X (proposed wall) Severe X (proposed septic)_ Moderate X to Severe (proposed septic) Moderate X to Severe (proposed septic) 27 of29 ~\ ................. _<~ u .... . -.......... __ .... ~ cell (415) 203-0990 I drtree@sbcgl obal.net >. !! ~~ rn w 0 J!l c: c: c: '0 z2 0 z .,,2 -i., c 0 8 oc z ~ 1~ i~ 0 't:J ti'.!! w t~ < It: ..... z CI>C: It: c:: GJ u 0 rn '0'0 ....ro 1:11 .,.,c:z ~~--~~ w 0(/) .~~:;:l c: 'OC 1-l!!w OiG> cnca~'-c ~ 'E .!~ -at ~~ttl gg~tl'i:; 1!1:coc a.-... 0 cn.,cu.c 0 0 2.= (3 ::> ... cfoa:o <za::o ....rE. 1-'0 11:10 (l)ct::O..IL!:!:. ~<o..o See T ree TB Map North See Tree TB,RPZ Map See Tree TB,RPZ Map South See Tree TB.RPZ Map South See Tree TB,RPZ,RP Map See Tree TB,RPZ,RP Ma o East 10 feet RPZ East East 10 feet RPZ West 10 feet TB.RPZ West 10 feet TB,RPZ West West 15 feet TB,RPZ Town Arborist To be recommends determined redesigning (see the wall in grading TB, RPZ, this area to RC X reduce plan for impacts to proposed root zone of wall) tree. South ? ? North North To be RPZ determined (if retained) To be TB,RPZ determined (if retained) Version: 3/16/20 16 ~J~ Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401/ISA Tree Risk Assessment Qualified /I SA Certified Arborist #WC-3172 ... ... ... ~ ~ Cll rE 'a >o .. :;; .. a._ &> ~ .. c c ~~ tl E 1i 1i :I 0 i_ Overall NOD I !.c~ g c :I E E E ~ c Condition 1='!2 L II .._ 118 II-a:z: I 'Q>eii:O z Genus& Common II II II =I! u• -u 0 Q. ~ (,)¥ 2i 2i 2i oe!!:. oe$.:1 Rating w.,:;:: 01 Spec ies Name c., D: ~. ~t;=-a 1.: II ... s:! .., oe .. -a (Oto 'a 'a .... ...: ~ Z:ll :Eg~ ~i~~ ;:: rn., i• • c c c E E g! 100%) ~ !,E i ~ :I 2 ~ ::1.!! ..... 0 oO ~ 411Q. ~u;~ 3 .... ls •eo• .... eno %11) en_,t:a: ...J.S. Quercus Coast Est. Est. Severe 16 - -45/35 90/80 86%good No X (proposed South agrifolia live oak 19 19 septic) Quercus Coast Est. Est. Severe 17 agrifolia live oak 21 --21 35/25 85/75 78%good No X {proposed South septic) Severe 18 Quercus Coast 6.4 6 .4 20/10 85/85 85% good No X (proposed agrifolia live oak - -storm drain) Severe 19 Quercus Coast 4 .8 4 .8 919 40/10 15% very No X {proposed agrifolia live oak --storm poor drain) Moderate 20 Olea European 8 .3 4.2 -12.5 25/18 80/60 70% good No X (swimming West europaea olive pool demolition) Severe Quercus Coast Est. Est. {proposed 21 agrifolia live oak 16 - -16 40/30 90/80 86% good No X sewer line North to septic field) Severe Casuarina Coast {proposed 22 strict a bee !wood 21 .5 - - 21 .5 55/18 60/55 58% fair No X sewer line to s eptic field) 23 Olea European 6 6 2 14 25/10 35/35 35% poor No X Minimal to North europaea olive moderate Total Severe 24 Prunus Plum 6 Etc. Etc. est. 25/10 15/15 15% v ery No X (proposed cerasifera 40 poor septic field) Tree Maintenance and Protection Codes Used in Data Table: ~ 0 .s. .. 8 i-a: .. c 01 ...10 c ~;: c ¥ 'E 2.: (; I-'a North '~\ ~f}... . ~::-:; :.::.""' .. · .. ::.:.:...:::. cell (415) 203-0990 I drtree@s bcglobal.net en w 'a z2 (,) z i .. 0 00 z 0 8 w 'a .r s .... ti~ c I= en z a: c .. u 0 I!! uen oa 01 cz ~~-!!!~ 1i ., ca aa .._ l!!w ... 4D ., • ogoz~ i!:ooo ... 0 .,., • .c cza:o "''" &:cD:o ::I a:w .. CDU ena:a.&&.!!:. ::Eca.u To be TB,RPZ determined (if retained ) To be TB ,RPZ determined (if retained ) n/a TB ,RPZ Main stem CTA TB ,RPZ broken off. suggests (if tree to be Very poor remove retained) condition . tree. 5 to 10 fee t TB ,RPZ To be TB,RPZ determined (if retained) T o be TB,RPZ determined (If retained) 5 feet min . TB ,RPZ CTA Very poor suggests TB,RPZ condition . remove (if retained) tree. RPZ: Root protection zone fence, chain link, with 2" d iameter iron posts driven 24" into the ground , 6 to 8 feet on center max. spacing . I I I RB: Root buffer consisting of wood chip mulch lain over existing soil as a 12 inch thick layer, overlain with 1 inch or greater p lywood strapped together with metal plates . This root buffer or soil buffer should be placed over the entire width of the construction corridor between tree trunks and construction. Site Address: 210 Highland Terrace. Los Gatos. CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture @Walter Levison 2015 All Rights Reserved 28 of29 Version: 3/16/2016 ~)}J ~~!~~~N !-~~i~~~ ASCA Registered Consulting Arborist #401 1 1SA Tree Risk Assessm ent Qualified l iSA Certified Arborist #WC-3172 I~ ~~~ ""'"'_ .... ..,..,. ..... ..,. ·-··-.. --. cell (415) 203-0990 I drtree@sbcglobal.net RP : Root pruning . Prune woody roots measuring greater than or equal to 1 inch diameter by carefu ll y back-d igging into the soil around each root using small hand tools until an area is reached where the root is undamaged. Cleanly cut through the root at right angle to the root growth direction , using professional grade pruning equipment and/or a Sawzall with wood pruning blade. Backfill around the cut root immediately (same day), and thoroughly irrigate the area to saturate the uppermost 24 inches of the soil profile. BDRP: Back-dig root pruning : Hand-dig around the broken root, digging horizontally into the open so il root zone unt il a clea n, u nbroken , unshattered section of the root is visible . Proceed as per 'root pruning '. RCX : Root crown excavation . Retain an experienced arborist to perform careful hand-digging us ing small trowels or other dull digging tools to uncover currently-buried buttress root flares. Digging shall occur between trunk edge and at least two (2) feet horizontal from t run k edge . The f inal soil elevation will be at a level such that the tree's buttress roots visibly flare out from the vertica l trunk. TB: Trunk buffer consists of 20-40 wraps of orange plastic snow fencing to c reate a 2 inch thi ck buffer over th e lowest 8 feet of tree trunk (u su all y takes at least an entire roll of orange fencing). Lay 2X4 wood boards vertically, side by s ide, around t he entire circumference of t he trunk. Secure buffer using duct ta pe (not w ires). F : Fertilization with slow-release Greenbelt 22-14-14 tree formula, as a soil injection application using a fertilizer injection gun. This brand and formu lation is commonly used by reputable tree care companies in the Bay Area. Apply at label rate and injection hole spacing. M : 4-inch thick layer of chipper truck type natural wood chips (example source : Lyngso Garden Sup ply, se lf pick-up). Do not use bark chips or shredded redwood bark. W : Irrigate using various methods to be determined through discuss ion w ith General Contractor. Irrigation frequen cy and duration to be determined t hrough discussion and/or per directions in this report. P : Pruning per specifications noted elsewhere . All pruning must be performed only under d irect site supervision of an ISA Certif ied Arborist , or performed directly by an ISA Certified Arborist, and shall conform to all cu rrent ANSI A300 standards . MON : A Project Arborist must be present to monitor specific work as noted for each tree . Site Address : 210 Highland Terrace, Los Gatos, CA Registered Member, American Sodety of Consulting Arborists and Member of the International Sodety of Arboriculture ©Walter Levison 2015 All Rights Reser'Jed 29 of29 Version: 3 /1612016 Town of Los Gatos Hillside Development St andards & Guidelines: Comnliance Checklist Address: 210 HIGHLAND TERRACE Section Standards & Guidelines This ta bl e contain s a summ ary of th e Town of Los G atos' Hillside Development Standa rds and Guidelin es. Use COMPLIANC E Column to show 'X' • complies, '0' ·non compliance Put 'N/A' if you do not deem the Standard or Guidelint' applicable. An explanation should be provided where not in compliance. I Introduction A V ision Developme nt mu st preserve th e natu ral b eauty of th e hillside s B O ve rview Ch arac ter , sensi tivity & const raints for dvpt must be considered . C Goal S ustai nable development preserving the natural environment D A pplicabilit y All HR and RC zoning districts and Rl wi th hill side sensitivity. E Objectives HDS&G imple ments Los Gatos' Vis io n for hillside developme nt. F S&G s Stand ards mu st be followed . Gu ideli nes make recommendations. G Relatio nshi ps Conside r also General Plan, Zoni ng, H ill side Specific Pl an e tc . H Approval Scope of a ny hillside project dt:termi nes its approval process. II Constraints Ana lysis & Site Selection A Prior to Buildi ng Site Selection 1 Constraints Analysis 2 Cons ult atio n wit h Nei ghb ors 3 P re-Application Meeting/Staff Cons ultation B View An alys is 1 Viewing Pl atforms 2 Determination of Significant Ridgelines C Selecting a Bui ldi ng Site S I Locate Buil dings withi n LRDA S2 Preserve Views of Hi gh ly Visi bl e Hi ll s S3 Redu ce Visual Imp ac t S4 Ridg eline View Protection S5 Preserve Natu ral Feat ures S6 Avoid Hazardous Build in g Sites S7 Protect Riparian Corridors S8 Protect Wildli fe G I Solar Odentati on G2 Impact on Adj acent Prope rtie s G3 M ini mize Grading TOWN OF LOS GATOS Compliance X ~ )( X X " )(. )' )( _1(. )( J( ,. ')(. )(,. X )(. ~ )( ~ X >.. )(. "' EXHIBIT 9 Page 1 (, Town of Los Gatos Hillside Development Standards & Guidelines: Compliance Checklist Address: 210 H IGHLAND TERRACE Section Standards & Guidelines Compliance m Site Planning A Grading Sl Minimize Cut & Fi ll per Table )(. S2 Define Earthwork Quantities [Access/House/Cellar/Other] J/., S3 Locat e Buildings to Minimize Grading )( S4 No Strip Grading )(. S5 Grade footprint/access/guest parking/tu rnaround only )(.. S6 Restore to Original Topography "' S7 Utilize Contour Grading Techn iques )(. S8 Restore Vegetation at Cut/Fill Slopes )C. S9 Erosion/Sediment Control Plan [In terim and Permanent] )t. SlO Grading April -September )(. B Drainage SJ Runoff Dispersion On-Site )( S2 Upslope Drainage shall not Impact on Downslope Development ~ S3 Preserve and Enhance Natural Drain age Courses )(. S4 New Drainage Channels to be Na turalized [rock/vegetation] )( Gl New Drainage Channels to be placed in less visible Locations ~ G2 Lining of Drainage Channels is D iscouraged [bi o-s wale] K G3 Dry Stream effects preferred over Undergrounding of Drainage. )( c Driveways & Parkin g Sl Locate Driveways to Reduce Grading ~ S2 Driveways pdor to Occupancy )( S3 Gates set back min 25' from street " S4 Driveways to receive All Weather surface )C. S5 Max Driveway Slope to be 15 % " Gl Min [si ngle house] Driveway width to be 12' t( G2 Max Dri veway length 300'. Turnaround area slope< 5%. I( G3 Driveways min 20' apart or adjoining. Safe distance from Intersec tions ~A G4 Shared Driveways: encouraged to reduce grading and impervious MA G5 Driveways located/maintained to ensure good line-of-sight. )( D Safety Geologic Ha zards Sl Site Specific Geo logic Investigation may be Req uired . a( S2 Site Specific Geologic Investigation concerns to be addressed )( TOWN OF LOS GATOS Page 2 Town of Los Gatos Hillside Deve lopment S~andards & G~delines: Compli ance Checklist Address: 210 HIGHLAND TERRACE Section Standards & Guidelines Compliance Fire Hazard s Sl Locate and Design Structures to minimize exposure to wildf ire s ~ S2 Provide Landscape (Plan) to create defensible space a round home )( S3 Provi de adequate Fire Access )( S4 E ns ure adequate water s upply for fire prevention ')( S5 Water s uppression available and labe led for fire prior to frami ng " S6 Above ground water storage tanks may not e ncroach into setbacks. Nl~ Gl Developmen t sh ould avoi d areas su bject to severe fi re d anger. )1. G2 Selectively reduce Fuel Load inside defensib le space K G3 Ens ure Fuel Sources are discontinuous . )( G4 Landscape Defensible Space wi th fire prevention in mind. ,. G5 Minimi ze visibility of above grou nd water s torage tanks. NIA IV Development Intensity A Maximum Allowable Development I Adjust Lot for Slope per Table )( 2 Verify Max Gross fl oor a rea< FAR )<. B Exclusions 1 Cellars ~/A 2 Garage s up t o 4 00 sq ft ·~ 3 Sta bles that are not fully enclosed ~/A 4 Barns (size dependant on lot size: 500-2,500 ft.) N~ c Exceptions to maximum floor area N/1>. 1 Will n ot be visible from establi shed viewing p latforms 2 No significant impact on trees, wildlife or movement corridors 3 Minimize grading area to accommodate bui ldi ngs >FAR 4 All standards a nd applicable guidel ines are being met 5 Comp li ance to Title 24 w/ margin of at least 10 % 6 Pre-wire for future photovoltaic installation 7 A min of 25% of hardscape mat. is permeable 8 Include cellar element unle ss conflicts w/oth er standards 9 No significant visual impact to neighb oring properties "V v. Architectural D esign A Design Objectives 01 Visuall y blends with natural e nvi ronment X 02 Responsive to s ite constrains & opportunities )C 03 Compatible wi th the neighborhood & re spectful of neighbors .,.. 04 Respect of the rural charac ter of the hillside ~ TOWN OF LOS GATOS Page 3 ( Town of Los G atos H illside Deve lop men t S tanda rd~ & G uidelines : Compliance C he cklist Add ress: 2 10 H IG HL AND TE RRAC E Section Standards & G uidelines Complia nce B Design to be neighbor friendly S l Study site lines : pl ace windows & outdoor areas to maintain privacy )( Gla Minimize 2nd story windows facing close neighboring properties )it. Glb Orient windows, decks, & balconies to avoid privacy for neighbors J( Glc Screening: solid retaining walls, lattice work, planters: obscure si ght lines X Gld Limit decks & balconies to 6' depth in privacy areas. " Gle Use l andscaping to screen vi ews to your nei ghbors " Glf Exist ing vegetation that protects privacy should not be removed -,c. Gig Sc reen no ise sources: parking, outdoor activity, mechanical , pool " Glh Outdoor activity areas away from neighbors quiet areas (bedrooms) )( c Design for Sustain ability Sl None Gl Energy conservation & water saving techniques above min req of T itle 24 X G2.a <3,500 sf incorporate a variety of green build ing strategies+ mat. N/~ G2.b >3,500 sf-incorporate additional energy+ resource saving features ~ G3 Design for solar (space & water) & utilize natural cooling & light ing " G 4 Materials: use l ess natural resources; non-toxic; salvaged or reused . ~ D Design for fire safety Sl Structures shall be des igned to maximize protections from wildfires )( S2 Roofs shall have a Class A covering or Class A roof assembly " S3 Eaves & soffits: exposed underside-noncombustible or min 1-hr res ist. " S4 Gutters & downspouts: non combustible material tC. S5 Exterior walls:-noncombustible or min 1-hr resist. X S6 Under floor & deck: enclosed to gmd -noncombu stible or mi n 1-hr resist. )' S7 Attic + vents covered w/corrosion-resistant mesh not to exceed 1/4 " ~ S8 Automatic fire sprklr installed per National + Fire Depts Standards "' S9 Roof skyligh ts shall be tempered or have multi-layered glazing Nil\ Gl Ext erior windows should be tempered glass. ~ G2 Minimi ze windows on side of house exposed to an approaching fire ~ G3 Design roof eaves with m inima l overhang for heat & flames ~ E Building Height ·~ Sl Max height for hillsi de areas is 25 ft K S2 Max overall height <35ft.; <28ft. if visible from viewing p la tform )C.. S3 Ridgeline & visible homes shall not exceed 18 feet above grade N/~ S4 Main level FF, excluding cellar, < 4 ft above existing grade ')( S5 Three story elevations are prohibited ')' TOWN OF LOS GATOS Page 4 r Town of Los Gatos Hillside Deve lopment Standards & G uidelines: Complia nce Checkli st Address: 210 HIGHLAND TERRACE Section Standards & Guidelines Compliance F Minimize building bulk & Mass Sl Minimize bulk, mass & volume, from distance or surround i ng properties ~ S2 Design to conform to natural t opography of site & run w/contours. ~ Gl.a Keep building forms si mple )c. Gl.b Avoid architectural styl es that are viewed as ma ss ive & bulky X. Gl .c Minimize square footage )( Gl.d Minimize v olume; avoid large vo lume build ings )(, Gl.e Avoid overhanging decks, staircases, & pati os f01med by retaining walls ~ Gl.f Step the bui l ding foundation & roofs with natu ra l sl ope ,c. Gl.g Use ho rizontal & vertical building components to reduce bulk. ')< Gl.h Create light & s hadow w/ modest overhangs, projections,alcovcs,offsets )( Gl.i Vary elevations, stepping back second stories to confom1 with topo ~ Gl.j Use below grade rooms. Use la nd scape & grading to reduce bulk 'I( Gl.l Use vaulted cei lings rather than hi gh walls + attics to achieve 'volume' 1- G Roofs S! Small [roofs, lines, components] to reflect ilTegular natural features " S2 Slope of main roof to be oriented w/d irection of natural terrain ,.. Gl large gable ends on downhill elevations shou ld be avoided " H Architectural elements S! Enclose w/ walls: ext struc t . supports, u nder firs & dec ks .~ S2 Skyl ights to r ed u ce night g lare. !':o glazing on large dome-style Ml~ S3 Arch d etailing on all sides. )( G! Minimize large windows & gl ass doors to prevent g lare "' G2 Avoid massive, tall elements, 2-story entry, turrets, large c himneys ,. I M aterial s & Color Sl Minimize contrast between manmade buildings and environment "- S2 Exterior colors not to exceed reflectivity of 30 & blend w/vegetation )C. S3 Variety of dark earthtone roofs that blend w/the environment ,. S4 Should use copper on exposed met al s urfaces or a pain table surface ,. ss Contrasting color accents ke pt to a minimum )( Gl Mat, textures, details used to mitigate visua l impact of large wall areas ~ TOWN OF LOS GATOS Page 5 r Town of Los Gatos Hillside Development Standards & Guidelines: Compliance Checklist Address: 21 0 HIGHLAND TERRACE Section Standar ds & Guidelines Compliance v. Site Elements A Fences and Walls Sl Min use of walls & fences. Maintain open views , rural + natural char. X S2 Fences & walls shall not exceed 6' in heigh t X S3 Solid fencing mat shall not be used unless needed for privacy )( S4 Deer fence max of 8' & limited to ornamental l andscaping. )( S5 Fences not to impede movement of wildlife 'K S6 Temp construction fencin g limited to building envelope )( Gl Wood rail-typ e fences and gates preferred J( G2 Chain link fences strongly discouraged ,c G3 Chain link dark color, vinyl & suppmted 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 hill side tC. 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 visibl e from street at driveway l( S5 SCC Fire Dept to approve electronic or locking entry gates J( Gl Entryway ga tes and fencing should be an open design /( G2 Monumental entry gates are strongly discouraged ~ c Retaining Walls Sl Use to substantiall y reduce amou nt of grading ,.. S2 Use natural stone, stained conc rete, or tex surface if visible from street " S3 Retaining walls & planters setback; or buffer of 5' adjacent to street NIA S4 RW blend w/natural topo, not run in straight direction >50 ' ,. ss Landscape adjacent to RW with native trees + shrubs to screen wa ll )C. S6 RW constructed of permanent matelials (stone , concre te, etc) not wood )C D Outdoor Lighting Sl Outdoor lighting conform w/Town Zoni ng Ordinance ,«. S2 Not visible/glare to neighbors, low level , directed downward I( S3 Unshaded or non-recessed spotlights are prohibited )( S4 Decorative only lighting prohibited. No uplighting of trees ~ ss Li ghting for sports courts prohibited N_LI\ Gl Use of energy-efficient li ghting is encouraged 1( G2 Outdoor lights above 4' should use cutoff fixture s )' TOW'N OF LOS GATOS Page 6 Town of Los Gatos Hillside Development Standards & Guidelines: Compliance Checklist Address: 210 HIGHLAND TERRACE Section Standards & Guidelines Compliance E Accessory building, pools and s polts courts Sl Accessory building have the same setbacks as main building x S2 Ace. buildings integrated w/topo + use similar fonns, colors,materials " S3 No sports courts or pools on slopes greater than 30 percent N/~ S4 New caretaker units allowed when in compliance with the following: Nl" S4.a Necessary/desirabl e to provide maint. or services to property/facilities )to S4.b The l ot is large enough to support second living structure t.V~ S4.c Maximum floor area for caretaker unit -900 sq ft N.lt.. S4.d Architecturally compatible w/main structure ~ S4.e Lot is not part of a Planned Development ,. G None F Imp ervious Surfaces s None GI Minimize impervious. Use pavers, natur al stone in sand, decomp. granite ')( G2 Run off directed away from native trees and shrubs " VII Landscape Design A Landscape design concepts S I Maintain natural appearance o f hillsides )( S2 Design for fire safety. Min vertical clear 13.5 ' over ace. road s & drive )( S3 No formal landscaping. Use native species indigenous to immediate area "' S4 Fonnal gardens + t urf areas limited to a reas adjacent to house )( S5 Irrigation design to conserve & protect e xisting native vegetation ~ S6 Plant selection: water conservation, fire resistant & erosion control " S7 Plants> 30' from primary house indigenous for immediate natural habitat )'. Gl Arrange in random, infonnal groupings. Blend with natural hillside )( G2 Use to control expos ure to s un and winds ~ G3 Use to control erosion, sc reen building, privacy, create shade " G4 Mini mize use of impervious surfaces-u se decomp gra nite, pave rs in sand ~ G5 Avoid land scapin g adjacent to street, driveway entrance, trai ls )C G6 Plant trees & flammable vegetati on 30' away from home ')t TOWN OF LOS GATOS Page 7 (' Town of Los Gatos Hillside Development St andards & Guid_elines: Comp liance Checklist Addr ess: 2 10 HI G HLAND TERRAC E .... Section r· St andards & Guid e lines Compliance B Plant Material Sl Select native s pecies that are adapted to climate & soil c h ar. of site )( S2 Ornamental landscaping no more than 30' from residence. Discouraged )C. S3 No spreading plant that will change the character of the hi llside '')( S4 Turf grass & high water using plants are prohibited 1( Gl Drought tolerant, water conserving, fire resistant, erosion control X G2 Adaptable to climate & soil conditions of site ·~ G3 Trees & shrubs shou ld be selected from Town's list ,c.· G4 Plants adjacent to street & visible from public areas -Use Town's list K G5 Native shrubs for large slope plantings X D Tree Preservation SI Existing trees shall be preserved & protected 1( S2 When trees may be impacted by development, include tree info on plans )C, S3 Visual impact of tree removal shall be submitted with plan s " S4 Pruning to be consistent w/ Best Management Pract ices " GI No grading/constructing within drip line of an existing tree " G2 L imit pruning of existing trees ~ G3 Minimal pruning permitted for construction clearance " G4 Can remove branches up to 3" in dia for emergency situat ion X VIII Subdivi sion a nd Planned Devel opment Projects N 'A. A Putpose and intent: to reduce hillside impacts. B Applicabi lity of standards: PD applications i n hi ll side areas c Least restrictive d evel opment areas (LRDA) Sl Preserve open space a nd significant nat ural features. Develop i n 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 S ub-area I : LRDA is identified in Blossom Hi ll open space study. D Exceptions to development within LRDA I 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 view ing platform < if i nside LRDA E Devel opment standards and guidelines 1 Si te Preparation Sl.a Min grading. Visually blend with adjacent natural areas Sl.b Elevation plans to show existing natural grade and proposed grade S I.e Avoid sharp cuts & fills , long linear slopes that have a un iform grade ~v TOWN OF LOS GATOS Page 8 ( Town of Los G atos Hillside Development Standards & Guidelines: Compliance Checklist . . . Address: 210 HIGHLAND TERRACE Section Standards & Guidelines Compliance Gl A void grading in areas where sl ope is greater than 25 percent N/A G2 A void pad & terrace grading . 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 land form slope. Down drains-least consp location Gl.b Native rock for 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 footprin t on grading plan & staked on site S5 Mfct'd slopes located on uphill side of b ldgs; hide slope beh ind bldg Gl Preserve environmentall y 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 exi sting grades G2 Joint driveways will have street addresses for all resid . Using driveway G3 DW approach located to max on-street parking G4 Limit road lighting to intersections, curves , dead ends, multi-u se parking G5 Road & driveway graded banks-plant with gras ses & native trees & sh rub s 5 Trails Sl Plans must be reviewed wrrrails section of Town & SC Cty General Plans Gl Trail easement dedication & construction shall be a condition of approval G2 Desig n trail s f or multiple u se G3 Form CC&R's or maint. Districts so trail expense will be borne by HO 's G4 Locate away from existing re s idential areas G5 Cross -country type trails should be deve loped G6 Place trail s in dedicated open space + th ough trees and scenic areas G7 .a Limit trail use t o pedestrian, bicycle, and equestrian use only G7.b Prevent use by all mo tori zed vehicles G7 .c Protect the natural environme nts G7.d Promote safe recreational use G7.e Determine appropriate width G7.f Establish policies regarding fencing l ocation & type .. ~ G7.g Incorporate eros ion control measures ... TOWN OF LOS GATOS Page 9 This Page Intentionally Left Blank