Loading...
Staff Report with Exhibits.56 Kimble PREPARED BY: Jocelyn Shoopman Associate Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 10/27/2021 ITEM NO: 3 DATE: October 22, 2021 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Requesting Approval for a Variance from the Town Code for the Height of an Accessory Structure and Length of Driveway, and an Exception to the Hillside Development Standards and Guidelines for the Setbacks of an Accessory Structure on Property Zoned R-1:10. Located at 56 Kimble Avenue. APN 529- 33-035. Variance Application V-20-002. Property Owner: Peter Lisherness and Kim Nguyen. Applicant: Jay Plett. Project Planner: Jocelyn Shoopman. RECOMMENDATION: Consider approval of a request for a variance from the Town Code for the height of an accessory structure and length of driveway, and an exception to the Hillside Development Standards and Guidelines for the setbacks of an accessory structure on property zoned R-1:10, located at 56 Kimble Avenue. PROJECT DATA: General Plan Designation: Low Density Residential Zoning Designation: R-1:10 Applicable Plans & Standards: General Plan and Hillside Development Standards and Guidelines Existing Parcel Size: 7,865 square feet Surrounding Area: Existing Land Use General Plan Zoning North Residential Low Density Residential R-1:10 South Residential Low Density Residential R-1:20 East Residential Low Density Residential R-1:20 West Residential Low Density Residential R-1:10, R-1:20 PAGE 2 OF 8 SUBJECT: 56 Kimble Avenue/V-20-002 DATE: October 22, 2021 S:\PLANNING COMMISSION REPORTS\2021\10-27-21\Item 3 - 56 Kimble\Staff Report.56 Kimble.docx CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. FINDINGS: ▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. ▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations) with the exception of the reduced front setback and the variances requested in this application. ▪ As required by Section 29.10.265 (3) of the Town Code for modification of zoning rules on nonconforming lots, including setback requirements. ▪ As required by Section 29.20.170 of the Town Code for granting a Variance application. ▪ As required by the Hillside Development Standards and Guidelines that the project complies with the Hillside Development Standards and Guidelines with the exception of the setback exceptions requested in this application. ACTION: The decision of the Planning Commission is final unless appealed within ten days. BACKGROUND: The subject property is located on the west side of Kimble Avenue (Exhibit 1), accessed of off Rogers Road. The 7,865-square foot lot contains a 1,212-square foot single-family residence. The applicant is proposing a 498-square foot detached garage in order to accommodate covered parking on the site with an 800-square foot Accessory Dwelling Unit (ADU) below. The project is being considered by the Planning Commission because the applicant is requesting a reduced front setback pursuant to Section 29.10.265 (3) for a nonconforming lot. In addition, the applicant is requesting approval of a variance application for a driveway length between seven feet and 15 feet, three inches, where a driveway length of 18 feet is required , and a 20- foot-tall accessory structure with an ADU below, where the maximum height of an ADU is 16 feet. Lastly, the applicant is requesting an exception to the Hillside Development Standards and Guidelines (HDS&G) for a front setback of seven feet, whereas a minimum of 12 feet, six inches is required, a rear setback of 16 feet six inches, whereas a minimum o f 20 feet is required, and a side setback of five feet, whereas a minimum of 10 feet is required. The HDS&G requires that accessory structures and ADUs shall have the same setback requirements as the main building. PAGE 3 OF 8 SUBJECT: 56 Kimble Avenue/V-20-002 DATE: October 22, 2021 S:\PLANNING COMMISSION REPORTS\2021\10-27-21\Item 3 - 56 Kimble\Staff Report.56 Kimble.docx PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is located on the west side of Kimble Avenue (Exhibit 1), accessed off of Rogers Road. The surrounding properties are low density single-family residences located within the Hillside area of the HDS&G. B. Project Summary The applicant is proposing to construct a new detached garage with an ADU below, which would result in a reduced front setback, a variance from the Town Code for the height of an accessory structure and the length of driveway, and an exception to the HDS&G for setbacks of an accessory structure as the project is located within the Hillside area and is subject to the HDS&G. C. Zoning Compliance The proposed project complies with the coverage limitations and parking requirements. The zoning permits a single-family dwelling and detached accessory structure. The property is considered to be a nonconforming lot due to the fact that it is less than the minimum lot area of 10,000 square feet and has a lot depth less than the minimum of 100 feet. The applicant is requesting a reduced front yard setback as allowed by Town Code Section 29.10.265 (3) for nonconforming properties when it is found to be compatible with the neighborhood. In addition, pursuant to Section 29.40.060 of the Town Code, one-quarter of the depth of the lot exceeds a slope of 20 percent, therefore, the minimum required front yard setback of 25 feet is reduced by 50 percent to 12 feet, six inches. DISCUSSION: A. Front Setback Reduction In evaluating the request for reduced setbacks, the setbacks of structures in the immediate and extended neighborhood are reviewed to determine if the request is compatible with the neighborhood. The applicant is proposing a front setback of seven feet as outlined below. There are residences and detached structures in the immediate neighborhood with reduced front setbacks, as demonstrated by the applicant on Sheet A-1.1 of Exhibit 7, which displays images of structures with similar building setbacks in both the immediate neighborhood along Rogers Street and extended neighborhood along Cleland Avenue. If the Planning Commission determines that the front reduced setback is compatible with the neighborhood, the request can be approved as allowed by Section 29.10.265 (3) of the Town Code. PAGE 4 OF 8 SUBJECT: 56 Kimble Avenue/V-20-002 DATE: October 22, 2021 S:\PLANNING COMMISSION REPORTS\2021\10-27-21\Item 3 - 56 Kimble\Staff Report.56 Kimble.docx DISCUSSION (continued): B. Hillside Development Standards and Guidelines The subject property is 7,865 square feet and contains a 1,212-square foot single-family residence. The applicant is requesting an exception to the HDS&G for the setbacks of an accessory structure. Pursuant to Section E. of Chapter 7 (Landscape Design), accessory structures and ADUs shall have the same setback requirements as the main building in the Hillside area. The applicant has provided written justification for the exception to the HDS&G (Exhibit 4), which includes siting the structure in its proposed location for the least disturbance to the natural vegetation and existing trees, siting of the detached garage within the Least Restrictive Development Area (LRDA), and a compatible siting with the primary residence, which has a nonconforming front setback of approximately 11 feet, six inches, whereas the required front setback is 12 feet, six inches. Required Setbacks Proposed Setbacks Front 12 feet, six inches Front 7 feet Side 10 feet Side 5 feet Rear 20 feet Rear 16 feet, six inches C. Variance - Height The applicant is requesting a variance for the height of an accessory structure to accommodate the proposed detached garage and ADU below. Pursuant to Town Code, an ADU is limited to a maximum height of 16 feet. The applicant has provided written justification for the variance (Exhibit 4), which includes that the proposed structure will follow the form of the natural grade and is compatible with the primary structure in terms of building form and architectural style. The letter states that the proposed heigh t of the detached structure from Rogers Street would be 14 feet and approximately 20 feet from Kimble Avenue as the grade steps down to the rear of the property. The Town Code defines height as the height of all structures from the natural or finished grade, whichever is lower and creates a lower profile, to the uppermost point of the roof edge, wall, parapet, mansard, or other point directly above that grade. Due to the width of Kimble Avenue, no street parking is permitted. The applicant has provided written justification that the new detached garage and existing open parking dec k will allow for additional cars to be parked on-site (Exhibit 4). Based on this analysis, staff recommends that the Planning Commission make the required findings as detailed below in Section E for granting a variance. The Planning Commission must make both of the findings provided below, in addition to reviewing the design for compatibility with the immediate neighborhood (Exhibit 7) to approve the variance for the height as proposed. PAGE 5 OF 8 SUBJECT: 56 Kimble Avenue/V-20-002 DATE: October 22, 2021 S:\PLANNING COMMISSION REPORTS\2021\10-27-21\Item 3 - 56 Kimble\Staff Report.56 Kimble.docx DISCUSSION (continued): D. Variance – Driveway Length The applicant is requesting a variance for the driveway length to accommodate the proposed detached garage and an ADU below. The applicant is proposing a 498-square foot detached garage in order to accommodate covered parking on the site. Currently, the property contains a single-family residence and an open parking deck. The Town Code requires that when a garage, with a sliding or overhead roll-up door, unenclosed parking space, or carport opens onto a street (excluding alleys) the length of the driveway shall not be less than 18 feet. The applicant is proposing a driveway length that is between seven feet and 15 feet, three inches from the property line adjacent to Rogers Street. The applicant has provided written justification for the variance (Exhibit 4), which states that the proposed structure location is the most optimal based on the sloping topography of the site and the detached garage is in compliance with the LRDA. In addition, the applicant states that the proposed driveway length is in conformity or better than existing conditions with neighboring properties (Exhibit 4). The applicant has provided images (Sheet A-1.1 of Exhibit 7) showing properties in the area with similar driveway lengths. The images provided by the applicant illustrates that there are several structures in the adjacent area with nonconforming driveway lengths. Based on this analysis, staff recommends that the Planning Commission make the required findings as detailed below in Section E. for granting a variance. The Planning Commission must make both of the findings provided below, in addition to reviewing the design for compatibility with the immediate neighborhood (Exhibit 7) to approve the variance for the driveway length as proposed. E. Findings to Grant a Variance As required by Section 29.20.170 of the Town Code, the deciding body, on the basis of the evidence submitted at the hearing, may grant a variance if it finds tha t (Exhibit 2): (1) Because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other properties in the vicinity and under identical zone; and (2) The granting of a variance would not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone which such property is situated. PAGE 6 OF 8 SUBJECT: 56 Kimble Avenue/V-20-002 DATE: October 22, 2021 S:\PLANNING COMMISSION REPORTS\2021\10-27-21\Item 3 - 56 Kimble\Staff Report.56 Kimble.docx DISCUSSION (continued): F. Tree Impacts The applicant’s arborist prepared a report for the site and made recommendations for the project (Exhibit 5). The applicant’s arborist report was peer reviewed by the Town’s consulting arborist (Exhibit 6). The project site contains five protected trees. The applicant is not proposing to remove any existing on-site trees and all trees are proposed to remain. Tree #63 is the closest tree to the area of development and is a 30-inch Coast Live Oak tree that is considered to be a large, protected tree pursuant to the Tree Protection Ordinance. Both the applicant’s arborist and the Town’s consulting arborist have made recommendations that excavation within the canopy of tree #63 be done by hand in order to preserve the large, protected tree. If the project is approved, all required tree protection measures would be implemented prior to construction and maintained for the duration of construction activity. Arborist recommendations for tree protection have been included in the Conditions of Approval to mitigate impacts to protected trees (Exhibit 3). G. Environmental Review 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. PUBLIC COMMENTS: Written notice of the Planning Commission hearing was sent to neighboring property owners and occupants. Public comments are provided in Exhibit 8. CONCLUSION: A. Summary The proposed project would allow the applicant to construct a 498-square foot detached garage and an ADU below. As discussed in this report, the project is requesting a reduced front setback, as well as a variance to grant a driveway length of between seven feet and 15 feet, three inches, and a 20-foot-tall detached accessory structure. In addition, the project is requesting an exception to the HDS&G for setbacks of an accessory structure as the project is located within the Hillside area. The proposed front setback of seven feet is compatible with the immediate neighborhood and the existing single-family residence has a nonconforming front setback of 11 feet, six inches, whereas the required front setback is 12 feet, six inches. The proposed driveway PAGE 7 OF 8 SUBJECT: 56 Kimble Avenue/V-20-002 DATE: October 22, 2021 S:\PLANNING COMMISSION REPORTS\2021\10-27-21\Item 3 - 56 Kimble\Staff Report.56 Kimble.docx CONCLUSION (continued): length of between seven feet and 15 feet, three inches from the property line adjacent to Rogers Street is compatible with the immediate neighborhood and adjacent structures with nonconforming driveway lengths. Lastly, the height of the detached garage and ADU below at 14 feet from Rogers Avenue and stepping down to approximately 20 feet from Kimble Avenue due to the sloping topography of the site is compatible with the primary residence. B. Recommendation Based on the analysis above, staff recommends approval of the Variance application subject to the recommended conditions of approval (Exhibit 3). If the Planning Commission finds merit with the proposed project, it should: 1. Make the finding that the proposed project is categorically exempt, pursuant to Section 15303: New Construction or Conversion of Small Structures of the California Environmental Quality Act as adopted by the Town (Exhibit 2); 2. Make the finding that the project complies with the objective standards of Chapter 29 of the Town Code other than the requested reduced front setback and variances (Zoning Regulations) (Exhibit 2); 3. Make the finding as required by Section 29.10.265 (3) of the Town Code that the reduced front setback on the nonconforming lot is compatible with the neighborhood (Exhibit 2); 4. Make the required findings as required by Section 29.20.170 of the Town Code for granting a Variance (Exhibit 2); 5. Make the finding that the project is in compliance with the Hillside Development Standards and Guidelines other than the requested exceptions (Exhibit 2); and 6. Approve Variance Application V-20-002 with the conditions contained in Exhibit 3 and development plans in Exhibit 7. C. Alternatives Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction; 2. Approve the application with additional and/or modified conditions; or 3. Deny the application. EXHIBITS: 1. Location Map 2. Required Findings PAGE 8 OF 8 SUBJECT: 56 Kimble Avenue/V-20-002 DATE: October 22, 2021 S:\PLANNING COMMISSION REPORTS\2021\10-27-21\Item 3 - 56 Kimble\Staff Report.56 Kimble.docx EXHIBITS (continued): 3. Recommended Conditions of Approval 4. Project Description and Letter of Justification, received July 12, 2021 5. Letter from the Property Owner, received October 17, 2021 6. Applicant’s Arborist Report, received November 6, 2020 7. Consulting Arborist’s Peer Review Report, received August 18, 2021 8. Development plans, received August 30, 2021 KIMBLE AVRESERVOIR RDCLELAND AV OAK HILL WYROGE R S R D 56 Kimble Avenue 0 0.250.125 Miles ° Update Notes: - Updated 12/20/17 to link to tlg-sql12 server data (sm) - Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label - Updated 10/8/20 to add street centerlines which can be useful in the hillside area - Updated 02-19-21 to link to TLG-SQL17 database (sm) EXHIBIT 1 This Page Intentionally Left Blank S:\PLANNING COMMISSION REPORTS\2021\10-27-21\Item 3 - 56 Kimble\Exhibit 2 - Required Findings docx PLANNING COMMISSION – October 27, 2021 REQUIRED FINDINGS AND CONSIDERATIONS FOR: 56 Kimble Avenue Variance Application V-20-002 Requesting Approval for a Variance from the Town Code for the Height of an Accessory Structure and Length of Driveway, and an Exception to the Hillside Development Standards and Guidelines for the Setbacks of an Accessory Structure on Property Zoned R-1:10. Located at 56 Kimble Avenue. APN 529-33-035. PROPERTY OWNER: Peter Lisherness and Kim Nguyen. APPLICANT: Jay Plett. PROJECT PLANNER: Jocelyn Shoopman. 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 Conversion of Small Structures. Required compliance with the Zoning Regulations: ■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations) with the exception of the reduced front setback and the variances requested for accessory structure height and length of the driveway. Required finding for the reduced setbacks on nonconforming property: ■ As required by Section 29.10.265 (3) of the Town Code for modification of zoning rules on nonconforming lots, including setback requirements: 1. The subject property is nonconforming having a lot area of 7,868 square feet where 10,000 square feet is required by the Town Code; 2. The subject property is nonconforming having a lot depth of 67 feet where 100 feet is required by the Town Code; and 3. The reduced front setback is compatible with the neighborhood. EXHIBIT 2 S:\PLANNING COMMISSION REPORTS\2021\10-27-21\Item 3 - 56 Kimble\Exhibit 2 - Required Findings docx Required findings for granting a Variance application: ■ As required by Section 29.20.170 of the Town Code for granting a Variance application: (1) Because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other properties in the vicinity and under identical zone; and (2) The granting of a variance would not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone which such property is situated. Required compliance with the Hillside Development Standards and Guidelines: ■ As required, the project complies with the Hillside Development Standards and Guidelines (HDS&G), with the exception of the proposed front, side, and rear setbacks. The applicant has provided compelling reasons and evidence to support the granting of the setback exceptions to the HDS&G. PLANNING COMMISSION – October 27, 2021 CONDITIONS OF APPROVAL 56 Kimble Avenue Variance Application V-20-002 Requesting Approval for a Variance from the Town Code for Height of an Accessory Structure, Length of Driveway, and Front Setback, and an Exception to the Hillside Development Standards and Guidelines for Setbacks of an Accessory Structure on Property Zoned R-1:10. Located at 56 Kimble Avenue. APN 529-33-035. PROPERTY OWNER: Peter Lisherness and Kim Nguyen. APPLICANT: Jay Plett. PROJECT PLANNER: Jocelyn Shoopman. TO THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. OUTDOOR LIGHTING: Prior to final occupancy all exterior lighting shall be kept to a minimum and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. All exterior lighting shall utilize shields so that no bulb is visible and to ensure that the light is directed to the ground surface and does not spill light onto neighboring parcels or produce glare when seen from nearby homes. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 4. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any protected trees to be removed, prior to the issuance of a building or grading permit. 6. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan and must remain on the site. 7. 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. EXHIBIT 3 8. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. 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. 9. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the requirements of the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. Submittal of a Landscape Documentation Package pursuant to WELO is required prior to issuance of a building permit. 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. A completed WELO Certificate of Completion is required prior to final inspection/certificate of occupancy. 10. 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. 11. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 12. PERMITS REQUIRED: A Building Permit is required for the construction of a detached garage. 13. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2020, are the 2019 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes. 14. 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. 15. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 16. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 17. 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. 18. SHORING: Shoring plans and calculations will be required for all excavations which exceed five (5) feet in depth or which remove lateral support from any existing building, adjacent property, or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall confirm to the Cal/OSHA regulations. 19. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project Building Inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the Soils Report, and that the building pad elevations and on-site retaining wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining wall(s) locations and elevations 20. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 21. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface High Fire Area and must comply with Section R337 of the 2019 California Residential Code, Public Resources Code 4291 and California Government Code Section 51182. 22. 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. 23. 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. 24. 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. 25. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) 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 Blueprint for a fee or online at www.losgatosca.gov/building. 26. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 27. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. The Owner and/or Applicant's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the issuance of correction notices, citations, or stop work orders and the Town performing the required maintenance at the Owner and/or Applicant's expense. 28. APPROVAL: This application shall be completed in accordance with all the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 29. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website. 30. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Owner/Applicant to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation (Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering Division of the Parks and Public Works Department prior to releasing any permit. 31. PUBLIC WORKS INSPECTIONS: The Owner and/or Applicant or their representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right- of-way. Failure to do so will result in penalties and rejection of any work that occurred without inspection. 32. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner and/or Applicant or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner and/or Applicant or their representative's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector and shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements identified by the Engineering Construction Inspector shall be completed before the issuance of a certificate of occupancy. The Owner and/or Applicant or their representative shall request a walk- through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 33. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 34. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 35. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner and/or Applicant’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans. 36. COMPLIANCE WITH HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES: All grading activities and operations shall be in compliance with Section III of the Town’s Hillside Development Standards and Guidelines. All development shall be in compliance with Section II of the Town’s Hillside Development Standards and Guidelines. 37. DRIVEWAY: The driveway conform to existing pavement on Rogers Street shall be constructed in a manner such that the existing drainage patterns will not be obstructed. 38. DRAINAGE IMPROVEMENT: Prior to the issuance of any building permits, the Owner and/or Applicant shall: a) design provisions for surface drainage; and b) design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and c) provide a recorded copy of any required easements to the Town. 39. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall: top of wall elevations and locations. b. Toe and top of cut and fill slopes. 40. PRECONSTRUCTION MEETING: Prior to the commencement of any site work, the general contractor shall: a. Along with the Owner and/or Applicant, attend a pre-construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters; b. Acknowledge in writing that they have read and understand the project conditions of approval and will make certain that all project sub-contractors have read and understand them as well prior to commencing any work, and that a copy of the project conditions of approval will be posted on-site at all times during construction. 41. RETAINING WALLS: A building permit, issued by the Building Department, located at 110 E. Main Street, may be required for site retaining walls. 42. SOILS REPORT: One electronic copy (PDF) of the soils and geologic report shall be submitted with the application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design, and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 43. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Owner and/or 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 Owner and/or Applicant’s soils engineer and submitted to the Town before a certificate of occupancy is granted. 44. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendations contained in the project’s design-level geotechnical/geological investigation as prepared by the Owner and/or Applicant’s engineer(s), and any subsequently required report or addendum. Subsequent reports or addendum are subject to peer review by the Town’s consultant and costs shall be borne by the Owner and/or Applicant. 45. UTILITIES: The Owner and/or Applicant shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. The Owner and/or Applicant is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 46. CONSTRUCTION VEHICLE PARKING: Construction vehicle parking within the public right-of- way will only be allowed if it does not cause access or safety problems as determined by the Town. 47. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Director of Parks and Public Works. Cover all trucks hauling soil, sand and other loose debris. 48. CONSTRUCTION HOURS: All construction activities, including the delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, holidays excluded. The Town may authorize, on a case-by-case basis, alternate construction hours. The Owner and/or Applicant shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 49. 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. 50. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any building permits, the Owner and/or Applicant’s design consultant shall submit a construction management plan sheet (full-size) within the plan set that shall incorporate at a minimum the Project Schedule, employee parking, construction staging area, materials storage area(s), concrete washout(s) and proposed outhouse location(s). Please refer to the Town’s Construction Management Plan Guidelines document for additional information. 51. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 52. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three (3) times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 53. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust-free. b. All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off-site until materials are ready for immediate loading and removal from site. c. All haul trucks transporting soil, sand, debris, or other loose material off-site shall be covered. d. As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes. e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day, or as deemed appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on-site track-out control device is also recommended to minimize mud and dirt-track-out onto adjacent public roads. f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour. g. All driveways and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within forty-eight (48) hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Please provide the BAAQMD’s complaint number on the sign: 24-hour toll-free hotline at 1-800-334-ODOR (6367). i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed twenty (20) miles per hour. j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established. 54. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any building permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. 55. 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. 56. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 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 stormwater treatment facilities are to be used they shall be placed a minimum of ten (10) feet from the adjacent property line and/or right-of-way. Alternatively, the facility(ies) may be located with an offset between 5 and 10 feet from the adjacent property and/or right-of-way line(s) if the responsible engineer in charge provides a stamped and signed letter that addresses infiltration and states how facilities, improvements and infrastructure within the Town’s right-of-way (driveway approach, curb and gutter, etc.) and/or the adjacent property will not be adversely affected. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 57. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town’s storm drains. 58. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. The Owner and/or Applicant's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in penalties and/or the Town performing the required maintenance at the Owner and/or Applicant's expense. 59. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 60. GENERAL: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 61. FIRE SPRINKLERS REQUIRED: An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings and Detached Accessory Dwelling Units. Exceptions: Detached Accessory Dwelling Units, provided that all of the following are met: a) The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 65852.2. b) The existing primary residence does not have automatic fire sprinklers. c) The detached Accessory Dwelling Unit does not exceed 1,200s square feet in size. d) The unit is on the same lot as the primary residence. e) The unit meets all access and water supply requirements of Chapter 5 and Appendix B and C of the 2019 California Fire Code. Plans appear to show that the eave line between the garage and existing residence is now greater than five feet. Please note that is the eave line of the proposed garage/Accessory Dwelling Unit and existing residence is less than five feet, a sprinkler system will be required for both the existing residence and garage/Accessory Dwelling Unit. The structure exceeds the 400-square foot maximum distance from the hydrant to the farthest exterior corner of the structure. 62. 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). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 63. ADDRESS IDENTIFICATION (as noted on Sheet A-1): New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. 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. CFC Sec. 505.1. 64. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification Sl-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 65. GENERAL: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6] N:\DEV\CONDITIONS\2021\Kimble 56 - Variance PC COA - 10-27-21.docx 56 Kimble Av VARIANCE JUSTIFICATION 07.12.2021 The structure has been designed with sensitivity to its Site, Neighborhood Character and Town Design Guidelines. The Garage structure is placed for least disturbance to natural vegetation and trees and within the sites LRDA. The driveway will 'float' over the nearest Oak tree's root zone utilizing a cantilever design. The Owners care for and maintain their Oak trees with regularity and direction from certified Arborists. Ian Geddes, Arborist, has reviewed the driveway cantilever design and building placement – his report is in agreement with the design and his recommendations will be adhered to. Driveway variance request The reduced driveway length allows optimal placement of the Garage on the site, situates it within the Site's LRDA, eliminates the need for excessive grading, and keeps the garage height to a minimum. The proposed Garage setbacks are in conformity with other neighboring properties. The proposed back up space is in conformity or better than numerous neighboring conditions and will not result in undue favor. See photos Sheet A-1. 1 of the plan set. EXHIBIT 4 . Height variance request The above conditions have resulted in an Accessory Garage with a maximum height of 20’-0”+- relative to the natural grade below the ridge line. The building form follows the natural grade and its companion house harmoniously. From the street – Rogers St – the structure's average height measures 14'-0”. The ADU is integral with the garage, is being considered as part of this application, it’s height of 19’-0”+- should be considered with the maximum height of the garage. Similar structure at 38 Kimble. Well in excess of the 15’ required height. (Photo view is from Kimble Av., the structure fronts on Rogers St.) – see sheet A-1.1, Photos C. SUMMARY The neighborhood would be benefited by the project as it will provide much needed parking relief to the already congested and narrow Rogers St. The Proposal is a well thought out design that respects its environment - the structure has been optimally designed and placed on the site so that it respects Town Design Guidelines, blends amicably with its neighborhood and companion house, resulting in substantial compatibility worthy of a variance. The approval of this variance will not grant special favor or privilege as many such conditions currently exist in the neighborhood. From: Peter Lisherness <peter.l@gmail.com> Sent: Sunday, October 17, 2021 10:51 AM To: Jocelyn Shoopman <jshoopman@losgatosca.gov> Cc: Jay Plett <jay@plett-arc.com>; Kim Nguyen <kim.nguyen@gmail.com> Subject: 56 Kimble Hi Jocelyn, My wife Kim (cc'd) and I are the residents of 56 Kimble, having lived here since 2016. The home was originally built with inadequate parking that has proven to be problematic over time. Street parking is less than nonexistent (the street being only one car wide along the length of our property) - delivery vehicles can’t even stop without blocking the street entirely. We’ve generally managed not to encroach on our neighbors for parking, at the expense of some minor cosmetic damage to our cars as we try to fit them onto our narrow parking pad. Having guests over is also pretty challenging. While addressing the parking problem, we would also like an ADU to provide additional housing for the Town and our future needs as we grow older. Due to the site's building constraints, the ADU has been located at its only possible location, then an enclosed garage built on top of it provides a driveway with a slope within the Town guidelines. We’ve been discussing the garage with our neighbors since we moved in (and the ADU since the ordinance passed). None of the neighbors have voiced any objections to our plans - and in some cases they seem quite supportive. I’ve asked some of them to send emails to you so you can hear it from them as well, hopefully they have the chance to do so. Please let me know if there is anything we can do, or any more information we can provide, to help in this process. Best Regards, Peter EXHIBIT 5 This Page Intentionally Left Blank BUSARA FIRESTONE…………… ISA CERTIFIED ARBORIST…………… WE-8525A………. Our Project Code: 20-20030 November 6th, 2020 Prepared for Clients of: Jay Plett, Architect Peter Lisherness and Kim Nguyen 56 Kimble Avenue, Los Gatos, CA 95030 Arborist Report for New Garage/ADU Dear Mr. Lisherness and Ms. Nguyen, Thank you for the opportunity to become involved in your tree related project. Following our on-site review of your Grading and Site Plan (A-1 dated 8/10/20), it was my understanding that a garage with ADU (accessory dwelling unit) below was planned for the property, east of the existing house. This report was prepared by Bo Firestone (the Project Arborist) and was meant to address the effects of your project upon the existing tree stock and make recommendations for removal, or retention and protection of trees throughout the construction period. Observations and recommendations made in this report relate to the tree protection and preservation mandates outlined in the Town of Los Gatos Tree Protection Requirements for Planning Applications (published 7/1/17 by the Community Development Department). As required, we have included appraised values for all protected trees potentially affected by development activities. Subsequent to site inspections and review of the aforementioned plan, I report as follows: EXHIBIT 5 56 Kimble Ave. Lisherness-Nguyen Tree Protection Plan 11/06/20 IAN GEDDES AND ASSOCIATES. page 2 USES OF THIS REPORT This plan contains the protective measures to be implemented before, during, and after any construction or demolition activity that may affect one or more protected trees. It includes provisions for maintenance to preserve and protect all trees being retained on this project site that are within the construction envelope. The property owner, architects, and contractors alike involved with applying the practical aspects of this project should be required to know the information contained in this tree preservation plan, and subsequently adhere to its conditions and requirements. Per the Town’s Tree Regulations, the inventory, pruning specifications and tree protection zone details outlined in this report are to be copied onto a plan sheet to become part of the final plan set, then to serve as the project’s Tree Preservation Plan, and titled as such. DEPOSIT, REPLACEMENT REQUIREMENTS ARBORIST DEPOSIT An arborist deposit account must be set up with the Planning Department to fund the peer review of this report. Following completion of the project, any funds remaining in the account will be refunded. REPLACEMENT REQUIREMENTS No trees were requested for removal as part of this project. Any tree on site protected by Town Code would require replacement according to its appraised value if it is damaged beyond repair as a result of grading, excavation or construction activities. Appraised values for all trees were calculated using the “Trunk Formula Method” as outlined in the Council of Tree and landscape Appraisers-Guide for Plant Appraisal, 9th Edition and supplemented with the Western Chapter ISA- Species Classification and Group Assignment Regional Supplement. 56 Kimble Ave. Lisherness-Nguyen Tree Protection Plan 11/06/20 IAN GEDDES AND ASSOCIATES. page 3 TREE IMPACT ASSESSMENT Potential Impacts to Protected Trees A protected tree in Los Gatos for zoning approvals included most species measuring 4 inches or greater in diameter at breast height (DBH) as defined by Town Code, Division 2. At my visit to the site on October 28th, I determined that the canopies of four protected trees were within 30 feet of the proposed demolition and construction. These included three mature coast live oak (Querucs agrifolia) along Rogers Street, and one eucalyptus (Eucalytus camaldulensis) on a neighboring parcel. Trees on the far (west) side of the house from the proposed site of the ADU would not be impacted by the project. All trees were labeled on this report’s map and tree inventory table. Tree on the property were tagged in the field with their number. It was my understanding that a garage with ADU below was planned to the east of the existing house. The driveway would be off Rogers Street. A pathway following the existing grade would lead from the bottom of the house stairs to the ADU. Tree #N1 – This large red gum eucalyptus was approximately 20 feet from the eastern property fence-line. I anticipated minor impact from the proposed project from the proposed excavation, grading, and drainage work. Tree #63 – This coast live oak along Rogers Street would be closest to the work. A total of 39 cubic yards of fill soil would be needed to build the driveway and adjacent wall area. A retaining wall approximately six feet from the trunk of Tree #63 would be needed. I anticipated “moderate” impact to the tree from the proposed excavation, grading, and drainage work. Trees #64 and #65 – These two coast live oak stood between Rogers Street and the pathway to the existing house. I anticipated minor impact from the proposed project from the proposed excavation, grading, and drainage work. 56 Kimble Ave. Lisherness-Nguyen Tree Protection Plan 11/06/20 IAN GEDDES AND ASSOCIATES. page 4 Protected Tree Information See attached “Tree Inventory” for basic tree characteristics and appraisals. All trees on the property were tagged with their numbers, which correspond to the table and map in this report. TREE PROTECTION RECOMMENDATIONS PRE-CONSTRUCTION Pruning Specifications I recommend that each tree that is designated to remain shall be pruned as necessary to provide clearance for development, while maintaining a natural appearance. All tree pruning (or removal) activities shall be performed prior to the beginning of any demolition or development. Pruning should be specified in writing adhering to ANSI A300 Pruning Standards and performed according to Best Management Practices endorsed by the International Society of Arboriculture. Pruning must be performed by a licensed and insured tree contractor and supervised by an ISA-certified arborist or an ASCA-Registered Consulting Arborist. The use of spikes or gaffs when pruning is strictly prohibited. Tree Protection Fencing TPZ Locations: Tree protection zones (TPZ) are areas of a temporary fenced tree enclosures that restrict activity during construction. They are established and inspected prior to the start of work. No soil disturbance is permitted unless approved and supervised by the Project Arborist. The recommended tree protection zones (TPZ) were shown on the attached map. See attachment titled “TPZ I” for a diagram of generic, best-practice TPZ fencing specifications. TPZ II trunk 56 Kimble Ave. Lisherness-Nguyen Tree Protection Plan 11/06/20 IAN GEDDES AND ASSOCIATES. page 5 wrap was recommended where restricted space made standard fencing impractical. Specific recommendations for individual trees is as follows: Tree #N1 – The existing 6-foot wood fencing at the property line would be sufficient protection for this tree given the location of the work. Tree #63 – Establish TPZ fencing radius at 20 feet or the greatest extent possible as limited by the proposed driveway retaining wall, Rogers Street, and path from the bottom of the existing house stairs to the proposed ADU. (See attached TPZ map for recommended fencing location.) Trees #64 and #65 – Due to the limited space around these trees, located between Rogers Street and the existing pathway to the house, installation of fencing would not be practical. Alternatively, I recommend TPZ Trunk Wrap for these two oaks. (See attached specification.) Los Gatos Tree Protection Fencing Requirements: Sec. 29.10.1005 - Protection of trees during construction. 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 ten-foot spacing. For paving area that will not be demolished and when stipulated in a tree preservation plan, posts may be supported by a concrete base. 2.Area type to be fenced: Type I: Enclosure with chain link fencing of either the entire dripline area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire planter strip to the outer branches. Type III: Protection for a tree located in a small planter cutout only (such as downtown): orange plastic fencing shall be wrapped around the trunk from the ground to the first branch with two-inch wooden boards bound securely on the outside. Caution shall be used to avoid damaging any bark or branches. 3.Duration of Type I, II, III fencing: Fencing shall be erected before demolition, grading or construction permits are issued and remain in place until the work is completed. Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protection fence. 56 Kimble Ave. Lisherness-Nguyen Tree Protection Plan 11/06/20 IAN GEDDES AND ASSOCIATES. page 6 4. Warning sign: Each tree fence shall have prominently displayed an eight and one-half- inch by eleven-inch sign stating: "Warning—Tree Protection Zone—This fence shall not be removed and is subject to penalty according to Town Code 29.10.1025." Text on the signs should be in both English and Spanish. All persons, shall comply with the following precautions: 1. Prior to the commencement of construction, install the fence at the dripline, or tree protection zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction materials or other materials, equipment cleaning, or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to increase the encroachment of the construction. 2. Prohibit all construction activities within the TPZ, including but not limited to: excavation, grading, drainage and leveling within the dripline of the tree unless approved by the Director. 3. Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within the dripline of or in drainage channels, swales or areas that may lead to the dripline of a protected tree. 4. Prohibit the attachment of wires, signs or ropes to any protected tree. 5. Design utility services and irrigation lines to be located outside of the dripline when feasible. 6. Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the health of those trees to be preserved. The project arborist shall be present whenever activities occur which may pose a potential threat to the health of the trees to be preserved and shall document all site visits. 7. The Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may be administered. 56 Kimble Ave. Lisherness-Nguyen Tree Protection Plan 11/06/20 IAN GEDDES AND ASSOCIATES. page 7 Root Protection Mulch to a depth of 4-6” shall be placed within the TPZ to further protect the trees critical rhizosphere and soil. The base of the tree should not be covered. Storage of construction materials, paints, chemicals etc. is strictly prohibited, and physical entry is limited only to designated personnel. I recommend a 4”-6” layer of woodchips anywhere vehicles travel throughout site to reduce soil compaction, detrimental to the health of all valuable landscape plants. DURING CONSTRUCTION Project Arborist On-Site Monitoring According to Town Code 29.10.1025, “the Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may be administered.” The project arborist will also be needed 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.” We recommend the following schedule: •Pre-installation Meeting with fencing contractor to identify and locate Tree Protection Zone (TPZ) locations. •Demolition or deconstruction, grading and excavation, and/or trenching activities where grade changes exceed 4” within the drip line of a protected tree. Boring for pier installation. •Monthly TPZ compliance inspections. •Any pruning or root pruning activities. •Final compliance report 56 Kimble Ave. Lisherness-Nguyen Tree Protection Plan 11/06/20 IAN GEDDES AND ASSOCIATES. page 8 Root Pruning • The project arborist should conduct or supervise the pruning of roots larger than 1 inch in diameter. • Pruning roots 2” in diameter or greater requires the use of a commercial grade, 15-amp, reciprocating saw with new, unused woodcutting blades, or new, unused arborist type handsaws may also be used. • Roots shall be cleanly severed without ripping or tearing root tissue. It is preferable to cut back to a lateral root where possible. Irrigation Water moderately and highly impacted trees during the construction phase (Tree #63). As a rule of thumb, provide 1- 2 inches per month during the cool season when rain has been scarce. Water slowly so that it penetrates 18 inches into the soil, to the depth of the tree roots. Do not water native oaks during the warm, dry season (June – September) as this activates oak root fungus. Instead, make sure that the soil is sufficiently insulated with mulch. Special Tree Protection Measures Excavation for wall adjacent to Tree #63: When excavating or boring underneath the canopies of this tree, or within 20' of its trunk, excavate with hand tools within the top 36” of the soil. Leave roots encountered undisturbed if possible. No trenching underneath canopy (within 20’ of trunk). If roots must be cut, please see section titled “Root Pruning.” 56 Kimble Ave. Lisherness-Nguyen Tree Protection Plan 11/06/20 IAN GEDDES AND ASSOCIATES. page 9 POST-CONSTRUCTION Ensure any other mitigation measures to ensure long-term survival including but not limited to: Post-Construction Monitoring Monitor trees for changes in condition. Check trees at least once per month for the first year post-construction. Expert monitoring should be done at least every 6 months or if trees show signs of stress. Signs stress include unseasonably sparse canopy, leaf drop, early fall color, browning of needles, and shoot die-back. Stressed trees are also more vulnerable to certain disease and pest infestations. Call the Project Arborist, or a consulting arborist if these, or other concerning changes occur in tree health. Continued Tree Care Provide adequate and appropriate irrigation. As a rule of thumb, provide 1- 2 inches of water per month. Water slowly so that it penetrates 18 inches into the soil, to the depth of the tree roots. Native oaks usually should not be provided supplemental water during the warm, dry season (June – September) as this activates oak root fungus. Therefore, native oaks should only be watered October – May when rain has been scarce. Mulch insulates the soil, reduces weeds, reduces compaction, and promotes myriad benefits to soil life and tree health. Apply four inches of wood chips (or other mulch) to the surface of the soil around trees, extending at least to the dripline when possible. Take care not to pile mulch against the trunk. Do not fertilize unless a specific nutrient deficiency has been identified and a specific plan prescribed by the project arborist (or a consulting arborist). 56 Kimble Ave. Lisherness-Nguyen Tree Protection Plan 11/06/20 IAN GEDDES AND ASSOCIATES. page 10 CONCLUSION It is my professional opinion that the project as proposed was viable and would be a considerable upgrade to the property, as well as a housing resource. Should the tree protection and preservation recommendations discussed in this report be clearly explained to and understood by all personnel responsible for applying the practical aspects of your project, there is every reason to believe that all protected trees will survive and thrive well beyond the construction phase. If you have any questions, or if this office can assist in any practical on-site execution of any of the above works, please do not hesitate to contact us. Yours sincerely, Bo Firestone ISA-Certified Arborist WE-#8525A ISA Tree Risk Assessor Qualified Member, American Society of Consulting Arborists C: (408) 621-1040 E: bo@geddestree.com Attachments: Tree Inventory with Appraisal (p. 11) TPZ Map/Site Plan (p.12) TPZ I (Fencing) Specifications (p.13) TPZ II (Wrap) Specifications (p.14) Jay Plett Architect 11/6/20 TREE #COMMON NAME GENUS/SPECIES DBH (inches) CANOPY (feet) TREE STATUS AGE CONDITION RECOMMEND NOTES ACTION APPRAISED VALUE N1 Red Gum Eucalyptus camaldulensis est. 36 40 Protected Mature FAIR RETAIN neighbors'(property fence)$9,500 63 Coast Live Oak Quercus agrifolia 22 40 Protected Mature GOOD RETAIN Type I TPZ $14,000 64 Coast Live Oak Quercus agrifolia 20 30 Protected Mature FAIR RETAIN Type II TPZ $9,950 65 Coast Live Oak Quercus agrifolia 21 40 Protected Mature GOOD RETAIN Type II TPZ $12,800 DBH-Diameter at breast height measured at 54" above grade unless otherwise indicated. CANOPY-Diameter of the canopy spread, from tip to tip of the longest stems. CONDITION-Ground based visual assessment of structural and physiolocical well-being "Good"66 - 80% = Normal vigor, full canopy, no observable significant structural defects, many years of service life remaining "Fair"50 - 65 % = Reduced vigor, significant structural defect(s), and/or other significant signs of stress "Poor"5 - 49 % = In potentially irreversible decline, structure an aesthetics severely compromised "Dead"0 - 5% = No live canopy/buds AGE: Relative to the lifespan of the tree; "Young" <1/3; "Mature" 1/3 - 2/3; "Overmature" >2/3 TREE STATUS: "Protected "- when related to zoning approvals, most species, when the DBH is four inches or more (includes dead trees and fallen trees). "Large protected trees" – any Oak, California Buckeye, or Pacific Madrone, when the trunk DBH is 24 inches or more. Any other species when the DBH is 48 inches or more. TREE INVENTORY 56 Kimble Ave. Los Gatos, CA IAN GEDDES AND ASSOCIATES. pg. 11 +- +- +- NEIGHBOR HOUSE SIDING: WOOD SHINGLES TO MATCH HOUSE METAL GARAGEDOOR ADU BELOW GARAGE BUILDING HEIGHTVARIES - REFEAST ELEVATION EXISTING HOUSE PL PL ROGERS ST 523'-0" UPPERLEVEL HOUSE 514'-0" GARAGEAND LOWER LEVEL HOUSE 504'-6" ADU +- 0 4 8 16 0 4 8 16 514'-0" GARAGE NATURALGRADEDASHED LINE 504'-6" ADU +- ROGERS ST FINISHGRADESOLID LINE 514'-0"GARAGE 504'-6" ADU +- 523'-0" HOUSE UL 514'-0" HOUSE LL +- 0 4 8 16 NATURALGRADETO REMAIN PATH ON GRADEDOWN TO ADU EXISTING HOUSE ANDDECKS ROGERS ST BEYOND 514'-0"GARAGE 0 4 8 16NATURAL/FINISHGRADE ADU GARAGE 504'-6"ADU +- CLERESTORY ROGERS ST EXISTING HOUSEBEYOND 514'-0" GARAGE 504'-6"ADU +- 0 4 8 16 ROGERS ST EXISTING HOUSEBEYOND 22'-6" MAXBUILDING HEIGHTRELATING TONATURAL/FINISHGRADE CLOSESTPOINT +- GARAGE/ADU GARAGE/ADU EXISTING PASSAGEDOOR FROM NEW GARAGE ROGE R S S T R E E T PROPOSEDGARAGE W/ ADU BELOW FS = 514'-0" PL EXISTING NATURALGROUND COVERTO REMAIN PATHWAY ON GRADE DOWN TO ADU EXISTING TWO STORYHOUSE EXISTING PARKINGDECK 20'-0" BACK UP SPACE TO ROGERS ST 14'-6"8'-6" 510 505 500 495 490 490485500505510 515 520 KIM B L E A V E EOP EOP EOP EOP PL PL PL ADU BELOW GARAGE FF = 504'-0"+/-800 SF MAX 515520 12'-0"+- 7'-0" PATHWAY ON GRADE TOHOUSE PL 21'-0"23'-8"510515 N SECtion A-3 SECTION A-3 TOP OF SLOPE EEEEEE 30" O A K 42" O A K 30" OAK NOTE: TREE PROTECTION PER IAN GEDDES ARBORIST EXISTING HOUSE GRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS 0 4 8 16 TREE PROTECTION MEASURES WILL BE INSTALLED AROUND ALL PROTECTED TREES AS REQUIRED BY SECTION 29.10.1005 SITE 1/8" = 1'-0" A-1 08.10.20 GARAGE ADULISHERNESS/NGUYEN56 KIMBLE AVE LOS GATOSI OWNERSOWNERS PETER LISHERNESS & KIM NGUYEN 56 KIMBLE AVENUE, LOS GATOS PHONE 805.617.5926 SITE PARTICULARSSITE PARTICULARS APN 410-15-019 ZONING R-10, NON-CONFORMING SLOPE 26.8% PROPOSED FLOOR AREA EXISTING HOUSE 1,212 SF PROPOSED GARAGE 498 SF PROPOSED ADU (max)800 SF CONTENTSCONTENTS A-1 SITE PLAN / grading A-1.1 NEIGHBORHOOD CHARACTERISTICS A-2 GARAGE FLOOR PLAN A-3 N / E ELEVATIONS AND SECTION A-4 S /W ELEVATIONS +- +- +- NEIGHBOR HOUSE SIDING: WOOD SHINGLES TO MATCH HOUSE METAL GARAGEDOOR ADU BELOW GARAGE BUILDING HEIGHTVARIES - REFEAST ELEVATION EXISTING HOUSE PL PL ROGERS ST 523'-0"UPPERLEVEL HOUSE 514'-0" GARAGEAND LOWERLEVEL HOUSE 504'-6" ADU +- 0 4 8 16 0 4 8 16 514'-0" GARAGE NATURALGRADEDASHED LINE 504'-6" ADU +- ROGERS ST FINISHGRADESOLID LINE 514'-0" GARAGE 504'-6"ADU +- 523'-0" HOUSE UL 514'-0" HOUSE LL +- 0 4 8 16 NATURALGRADETO REMAIN PATH ON GRADEDOWN TO ADU EXISTING HOUSE ANDDECKS ROGERS ST BEYOND 514'-0" GARAGE 0 48 16NATURAL/FINISHGRADE ADU GARAGE 504'-6" ADU +- CLERESTORY ROGERS ST EXISTING HOUSEBEYOND 514'-0" GARAGE 504'-6" ADU +- 0 4 8 16 ROGERS ST EXISTING HOUSEBEYOND 22'-6" MAXBUILDING HEIGHTRELATING TONATURAL/FINISHGRADE CLOSESTPOINT +- GARAGE/ADU GARAGE/ADU EXISTING PASSAGEDOOR FROM NEWGARAGE ROGE R S S T R E E T PROPOSEDGARAGEW/ ADU BELOW FS = 514'-0" PL EXISTING NATURALGROUND COVERTO REMAIN PATHWAY ON GRADE DOWN TO ADU EXISTING TWO STORYHOUSE EXISTING PARKINGDECK 20'-0" BACK UP SPACE TO ROGERS ST 14'-6"8'-6" 510 505 500 495 490490485500505510 515 520 KIM B L E A V E EOP EOP EOP EOP PL PL PL ADU BELOW GARAGEFF = 504'-0"+/-800 SF MAX 515520 12'-0"+- 7'-0" PATHWAY ON GRADE TOHOUSE PL 21'-0"23'-8"510515 N SECtion A-3 SECTION A-3 TOP OF SLOPEEEEEEE 30" OA K 42" O A K 30" O A K NOTE: TREE PROTECTION PER IAN GEDDES ARBORIST EXISTING HOUSE GRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS grading 1/8" = 1'-0" PROJECT DESCRIPTION PROJECT DESCRIPTION A NEW GARAGE AND ADU AT 56 KIMBLE AVEnue, LOS GATOS. THE DESIGN HAS BEEN DEVELOPED WITH THOROUGH CONSIDERATION OF THE TOWN'S DESIGN GUIDELINES, blending AMICABLY WITH THE ECLECTIC FABRIC OF THE NEIGHBORHOOD. 56 Kimble Ave., Los Gatos Lisherness/Nguyen Property 11/06/20 Drawn by Busara Firestone, ISA-Certified Arborist #WE-8525A Base map: sheet A-1 by Jay Plett Tree Protection Zone Map 63 64 TPZ MAP LEGEND: N# # Protected Tree to Remain Impacted Protected Neighboring Tree (1) Requested Tree Removal (0) Type I Tree Protection Zone Fencing See tree inventory for detailed species information. Location of Neighboring trees are approximate. Type II Tree Protection Wrap NP Not Protected # N1 NP (9" Elm) 65 6" Coast Live Oak (not impacted) 21" Oak 20" Oak est. 36" Eucalyptus est. 16" Coast Live Oak (not impacted) est. 10" Baileys Acacia (not impacted) 22" Oak report pg. 12 pg. 13 pg. 14 56 Kimble Avenue Arborist’s Peer Review August 18, 2021 August 18, 2021 Diego Mora Community Development Department 110 E. Main Street Los Gatos CA 95030 Summary This is the second letter of review for Variance Application V-20-002 56 Kimble Avenue. The arborist’s report contains the information required by the ordinance. There was one difference in professional judgement regarding the proximity of construction and a proposed retaining wall adjacent to coast live oak (Quercus agrifolia) #63. The applicant and arborist provided an addendum to address this issue and the revision is satisfactory while providing adequate space and protection of the tree. The plan set still does not contain a T-1 sheet indicating tree protection measures and fence locations and the data table. Introduction Background I was asked by the Town of Los Gatos to review the plan set and arborist’s report for Variance Application V-20-002. Assignment, Limits, Purpose and Use 1.Provide a peer review of the Arborist Report prepared by Ian Geddes and Associates authored by arborist Bo Firestone. 2.Assess the tree and site conditions for consistency in the report and plan set regarding numbers, species, size, location, condition, and suitability for preservation. Site visit performed on July 16, 2021. 3.The following plan set was reviewed for this assignment: A-1, A-1.1, A-2, A-3, A-4 provided by Jay Plett dated 5/24/2021 and C-1 and C-2 provided by TS Civil Engineering. This report is to help provide information regarding the provided arborist’s report and plans with reference to the trees. The report is to be used by Town of Los Gatos, the Town’s agents, and the property owners and owner’s agents to help determine deficiencies within the documents regarding the trees. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 6 EXHIBIT 6 56 Kimble Avenue Arborist’s Peer Review August 18, 2021 Observations Arborist’s Report The arborist’s report provided contains the information typical for a pre development assignment and the judgments regarding condition are believed to be true and accurate. The report is complete and contains the required components as indicated in ordinance section 29.10.1000 - New property development. 1 Plan Set There is no T-1 Sheet as required by the ordinance as in section 29.10.1000 - New property development section (c) (1) “…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;”. Discussion Arborist’s Report The report is complete and contains the information required by the ordinance. The expected impacts are discussed and added to the table in the addendum. Plan Set The T-1 sheet should indicate the exact locations of the tree protection fence and any other relevant information regarding the recommendations form the report and ordinance requirements stated in Section 29.10.1005. - Protection of Trees During Construction. The appraisals in the report were performed using the 9th Edition of the Guide for Plant 1 Appraisal, 2000. This publication is outdated and future appraisals should be performed using the 10th edition. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 6 56 Kimble Avenue Arborist’s Peer Review August 18, 2021 Conclusion The report contains the typical information required for a predevelopment assessment and conforms with the Town ordinance section 29.10.1000 - New property development. The one conflict around coast live oak #63 has been satisfactorily addressed on the plans and in the report addendum. The plan set does not contain the required T-1 sheet. Recommendations 1.Place tree numbers and tree protection fence locations, guidelines, and specifications on the plans including the grading, drainage, and utility plans. Create a separate plan sheet including all protection measures labeled “T-1 Tree Protection Plan.” 2.Wrap the trunk of coast live oak #63 with straw wattle or provide a barrier to prevent mechanical damage. Have an ISA Certified Arborist® observe the trenching and provide guidance to selectively remove any significant roots (roots greater than one inch in diameter (1”) if encountered. Selective root removal requires pre-excavation, typically by hand or with a pneumatic excavating equipment such as an Air Spade®, Air Knife®, or similar tools. Selective removal allows for the roots to be exposed prior to cutting at the appropriate locations. This is the type of root removal that will need to occur at the building foundation. Roots greater than one inch in diameter should be pruned rather than left torn or crushed so as to leave “a clean flat surface with intact surrounding bark” (Costello, L., Watson, G., Smiley, E. T.. 2017). 3.All tree maintenance and care shall be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be specified in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. All maintenance is to be performed according to ISA Best Management Practices. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 6 56 Kimble Avenue Arborist’s Peer Review August 18, 2021 Appendix A: Additional Photographs Oak adjacent to proposed retaining wall Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 6 56 Kimble Avenue Arborist’s Peer Review August 18, 2021 Qualifications, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 6 56 Kimble Avenue Arborist’s Peer Review August 18, 2021 Certification of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist®. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B Copyright © Copyright 2021, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 6 6 +- +- PL PL PL PL +- NEIGHBOR HOUSE natural bonderized galv. metal garage door ADU BELOW GARAGE EXISTING HOUSE PL PL ROGERS ST 523'-0" UPPER LEVEL HOUSE 514'-0" GARAGE AND LOWER LEVEL HOUSE 504'-6" ADU +- 0 4 8 16 0 4 8 16 514'-0" GARAGE NATURAL GRADE DASHED LINE 504'-6" ADU +- ROGERS ST 514'-0" GARAGE 504'-6" ADU +- 523'-0" HOUSE UL 514'-0" HOUSE LL +- 0 4 8 16 NATURAL GRADE TO REMAIN PATH ON GRADE DOWN TO ADU EXISTING HOUSE AND DECKS ROGERS ST BEYOND 514'-0" GARAGE 0 4 8 16 GARAGE 504'-6" ADU +- CLERESTORY to match companion house ROGERS ST EXISTING HOUSE BEYOND 514'-0" GARAGE 504'-6" ADU +- 0 4 8 16 ROGERS ST EXISTING HOUSE BEYOND 20'-0" MAX BUILDING HEIGHT RELATING TO NATURAL/FINISH GRADE CLOSEST POINT +- GARAGE/ADU GARAGE/ADU EXISTING PASSAGE DOOR FROM NEW GARAGE N EXISTING HOUSE 16'-0"Aluminium clad wood windows w/ trim to match companion house Clerestory to match companion house EXISTING clerestories 9'- 0"14'-0"Class 'a' asphalt shingle roof to match companion house in style and color Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house 8'- 0"15'- 6"open to ground open to ground lrda +-9'- 0"2'- 0" FILL lrda lrda SIDING: WOOD SHINGLES & color TO MATCH companion HOUSE - typ. ROGE R S S T R E E T PROPOSED GARAGE W/ ADU BELOW PL EXISTING NATURAL GROUND COVER TO REMAIN PATHWAY ON GRADE DOWN TO ADU EXISTING TWO STORY HOUSE EXISTING PARKING DECK 20'-0" BACK UP SPACE TO ROGERS ST 14'-6" 8'-6" 510 505 500 495 490 490485500505510 515 520 KIM B L E A V E EOP EOP EOP EOP PL PL PL ADU BELOW GARAGE 515 520 12'-0"+- 7'-0" PATHWAY ON GRADE TO HOUSE PL510 515 SECtion A-3 SECTION A-3 TO P O F S L O P E 30" O A K 42" O A K 30" OAK NOTE: TREE PROTECTION PER IAN GEDDES ARBORIST GRADING WILL BE LESS THAN 50 cy'S SEE CIVIL DWGS 18'-0" 5'-0" 16 '-6" s53 5 6' 3 5 " w 1 2 4' - 0 "N0443'12"E 99'-6"N644 3' 3 0 "E 9 5' - 8 "s0445'23"E 67'-3"retaining wall 20'-0"21'-2"14'-5" 63 64 65 Lrd a adu on pier foundation 14'-0"AVG.HW Y 1 7 E. MAIN ST. Rog er s St. Kimble Ave. Cleland Ave. Coll e g e A v e.Reservoir Rd.Villa Ave.Jackson St.N. SANTA CRUZ AVE.PROJECT SITE23'-8"28'-8"garagerysb21'-0"EE(e) neighbor friendly fence on prop. line (e) neighbor friendly fence on prop. line E 95.66' 99.5' 124.02' 67.29' (E) HOUSE 1,212 SF (E) FOOTPRINT 606 SF LOT SIZE 7,685 SF ADU 462 (21x22) 148 (18.5x8) 148 (18.5x16/2) 758 SIDING: WOOD SHINGLES & color TO MATCH HOUSE TYP. BUILDING HEIGHT VARIES - REF EAST ELEVATION Avg LRV OF GARAGE & ADU to BE LESS THAN 30 Raised slab on piers - open to ground SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 15'-6" 13'-6" from natural grade FINISH GRADE SOLID LINE 18'- 0" see dim on east elev, sheet a-3 NATURAL/FINISH GRADE 18'- 0" MAX HGT, ROOF TO GRADE MEASURE AT WALL 32'-0" (e) main residence height from highest point of ridge to natural grade directly below 18'-0" @ ADU WALL LINE TO NATURAL GRADE arch feature SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 32'-0" (e) main residence height from highest point of ridge to natural grade directly below arch feature NATURAL GRADE NATURAL AND FINISH GRADE 19'-0"+/-19'-0" +/-20'-0" +/-4'-6" +/-EGRESS WELL 19'-0" +/-(refer sheet a-3 for HEIGHT) (n) retaining wall for driveway support per arborist 12'-6" 10'-6 " N ROGE R S S T R E E T PROPOSED GARAGE W/ ADU BELOW PL EXISTING NATURAL GROUND COVER TO REMAIN PATHWAY ON GRADE DOWN TO ADU EXISTING TWO STORY HOUSE EXISTING PARKING DECK 20'-0" BACK UP SPACE TO ROGERS ST 510 505 500 495 490490485500505510 515 520 KIM B L E A V E EOP EOP EOP EOP PL PL PL ADU BELOW GARAGE 515 520 12'-0"+- 7'-0" PATHWAY ON GRADE TO HOUSE PL510 515 SECtion A-3 SECTION A-3 TO P O F S L O P E 30" O A K 42" O A K 30" OAK NOTE: TREE PROTECTION PER IAN GEDDES ARBORIST GRADING WILL BE LESS THAN 50 cy'S SEE CIVIL DWGS 18'-0" 5'-0" 16 '-6" s53 5 6' 3 5 " w 1 2 4' - 0"N0443'12"E 99'-6"N644 3' 3 0"E 9 5' - 8 "s0445'23"E 67'-3"(n) retaining wall 20'-0"21'-2"14'-5" 63 6465 Lrd a adu on pier foundation 23'-8"28'-8"garagerysb21'-0"EE(e) neighbor friendly fence on prop. line (e) neighbor friendly fence on prop. line E (n) retaining wall for driveway support per arborist 12'-6" tree to retaining wall 10'-6 " 7'-0" 12'-6" 10'-6 " 5'-0" cantilever drv way (HEIGHT= 4'-6" max) (refer sheet a-3 for HEIGHT) (HEIGHT= 4'-6" max) UG UG UG (E) ELEC (E) GAS G G G G G G S S S S S S W W (E) WATER METER S S S S (E) NEIGHBOR HOUSE RESIDENTIAL (E) NEIGHBOR HOUSE RESIDENTIAL 15'-0" 16'-0 " 15'-0" 16'-0" SITE PLAN FLOOR PLAN 35'-0" +/- 11'-6" + / - 15'-3"+/- concrete floor to canti- lever past adu wall as an architectural feature concrete floor to canti- lever past adu wall as an architectural feature A-1 08.30.21 07.28.21 06.30.21 05.24.21 08.10.20 GARAGE ADU LISHERNESS/NGUYEN 56 KIMBLE AVE LOS GATOSI0 4 8 16 SITE 1/8" = 1'-0" CONTENTS A-1 SITE PLAN / grading A-1.1 NEIGHBORHOOD CHARACTERISTICS A-2 GARAGE FLOOR PLAN A-3 N / E ELEVATIONS AND SECTION A-4 S / W ELEVATIONS tp-1/2 tree protection measures C -1/2 civil grading & drainage plans OWNERS PETER LISHERNESS & KIM NGUYEN 56 KIMBLE AVENUE, LOS GATOS PHONE 805.617.5926 SITE PARTICULARS APN 410-15-019 ZONING R-10, NON-CONFORMING avg. SLOPE 26.8% PROJECT DESCRIPTION A NEW GARAGE AND ADU AT 56 KIMBLE AVEnue, LOS GATOS. THE DESIGN HAS BEEN DEVELOPED WITH THOROUGH CONSIDERATION OF THE TOWN'S DESIGN GUIDELINES, blending AMICABLY WITH THE ECLECTIC FABRIC OF THE NEIGHBORHOOD. the site is non- conforming for it's zone - it has substandard area & depth - average depth is 81'-0" PROPOSED FLOOR AREA GROSS SITE AREA 7,865 SF NET SITE AREA 3,901 SF FARHOUSE .368 ALLOWED FLOOR AREA 1,437 SF EXISTING HOUSE 1,212 SF PORTION OF PROPOSED GARAGE Over 400 SF 98 SF TOTAL FLOOR AREA 1,310 SF PROPOSED GARAGE 498 SF PROPOSED ADU 800 SF(MAX) LOT COVERAGE (E) HOUSE 606 SF (P) GARAGE/ADU 800 SF TOTAL COVERAGE 1,406 SF /18% TREE PROTECTION MEASURES WILL BE INSTALLED AROUND ALL PROTECTED TREES AS REQUIRED BY SECTION 29.10.1005 adu to meet town accessibility standards adu and garage to be equipped with fire sprinklers an application has been filed for an address change to 56 rogers street see floor plan sheet a2 for additional tree clearance notes abreviation & SYMBOL legend (e)existing (p) proposed FYSB front yard set back RYSB rear yard set back SYSB side yard set back g gas line p property line pp power pole UG UNDERGROUND elec line s sewer line w water line l 08.30.21 07.28.21 06.30.21 05.24.21 08.10.20 A-1.1 LOCATION KEY NEIGHBORHOOD CHARACTERISTICS NOT TO SCALE 6056 50 38 3 4 80 90 114 120 126 PROJECT SITE PROJECT SITE LESS THAN PROPOSED PROJECT LESS THA N P R O P O S E D P R O J E C T GARAGE ADU LISHERNESS/NGUYEN 56 KIMBLE AVE LOS GATOSI60 KIMBLE AVENUE (view from Rogers St.) 50 KIMBLE AVENUE (view from Rogers St.) 38 KIMBLE AVENUE (view from Rogers St.) 38 KIMBLE AVENUE (view from Rogers St.) 34 KIMBLE AVENUE (view from Rogers St.) 126 Cleland Avenue120 Cleland Avenue114 Cleland Avenue90 Cleland Avenue80 Cleland Avenue Existing House Beyond Proposed New Garage Location proposed structure location (view from rogers st.) existing house (view from rogers st. looking east) Looking up Rogers from project site J B C D E F G h HA B C C D HHGFE J J J A +-+- PL PL PL PL +- NEIGHBOR HOUSE natural bonderized galv. metal garage door ADU BELOW GARAGE EXISTING HOUSE PL PL ROGERS ST 523'-0" UPPER LEVEL HOUSE 514'-0" GARAGE AND LOWER LEVEL HOUSE 504'-6" ADU +- 0 4 8 16 0 4 8 16 514'-0" GARAGE NATURAL GRADE DASHED LINE 504'-6" ADU +- ROGERS ST 514'-0" GARAGE 504'-6" ADU +- 523'-0" HOUSE UL 514'-0" HOUSE LL +- 0 4 8 16 NATURAL GRADE TO REMAIN PATH ON GRADE DOWN TO ADU EXISTING HOUSE AND DECKS ROGERS ST BEYOND 514'-0" GARAGE 0 4 8 16 GARAGE 504'-6" ADU +- CLERESTORY to match companion house ROGERS ST EXISTING HOUSE BEYOND 514'-0" GARAGE 504'-6" ADU +- 0 4 8 16 ROGERS ST EXISTING HOUSE BEYOND 20'-0" MAX BUILDING HEIGHT RELATING TO NATURAL/FINISH GRADE CLOSEST POINT +- GARAGE/ADU GARAGE/ADU EXISTING PASSAGE DOOR FROM NEW GARAGE N EXISTING HOUSE 16'-0"Aluminium clad wood windows w/ trim to match companion house Clerestory to match companion house EXISTING clerestories 9'- 0"14'-0"Class 'a' asphalt shingle roof to match companion house in style and color Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house 8'- 0"15'- 6"open to ground open to ground lrda +-9'- 0"2'- 0" FILL lrda lrda SIDING: WOOD SHINGLES & color TO MATCH companion HOUSE - typ. ROGERS STREETPROPOSEDGARAGE W/ADU BELOWPL EXISTING NATURALGROUND COVERTO REMAINPATHWAYON GRADEDOWN TOADU EXISTING TWOSTORYHOUSE EXISTING PARKINGDECK20'-0" BACKUP SPACE TOROGERS ST14'-6"8'-6"510505500495490 490485500505510515520KIMBLE AVE EOP EOPEOPEOPPL PL PLADU BELOWGARAGE 515 52012'-0"+-7'-0"PATHWAY ONGRADE TOHOUSEPL510515SECtionA-3SECTIONA-3TOP OF SLOPE 30" OAK 42" OAK30" OAKNOTE: TREEPROTECTIONPER IANGEDDESARBORISTGRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS 18'-0"5'-0"16'-6"s5356'35"w 124'-0 "N0443'12"E 99'-6"N6443'3 0 "E 95'-8"s0445'23"E 67'-3"retaining wall 20'-0"21'-2"14'-5"63 64 65Lrdaadu on pierfoundation 14'-0"AVG.HW Y 1 7 E. MAIN ST. Rog er s St. Kimble Ave. Cleland Ave. Coll e g e A v e.Reservoir Rd.Villa Ave.Jackson St.N. SANTA CRUZ AVE.PROJECT SITE23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fenceon prop. line (e) neighborfriendly fenceon prop. lineE 95.66' 99.5' 124.02' 67.29' (E) HOUSE 1,212 SF (E) FOOTPRINT 606 SF LOT SIZE 7,685 SF ADU 462 (21x22) 148 (18.5x8) 148 (18.5x16/2) 758 SIDING: WOOD SHINGLES & color TO MATCH HOUSE TYP. BUILDING HEIGHT VARIES - REF EAST ELEVATION Avg LRV OF GARAGE & ADU to BE LESS THAN 30 Raised slab on piers - open to ground SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 15'-6" 13'-6" from natural grade FINISH GRADE SOLID LINE 18'- 0" see dim on east elev, sheet a-3 NATURAL/FINISH GRADE 18'- 0" MAX HGT, ROOF TO GRADE MEASURE AT WALL 32'-0" (e) main residence height from highest point of ridge to natural grade directly below 18'-0" @ ADU WALL LINE TO NATURAL GRADE arch feature SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 32'-0" (e) main residence height from highest point of ridge to natural grade directly below arch feature NATURAL GRADE NATURAL AND FINISH GRADE 19'-0"+/-19'-0" +/-20'-0" +/-4'-6" +/-EGRESS WELL 19'-0" +/-(refer sheeta-3 for HEIGHT)(n) retainingwall fordrivewaysupport perarborist 12'-6"10'-6"NROGERS STREETPROPOSEDGARAGE W/ADU BELOWPL EXISTING NATURALGROUND COVERTO REMAINPATHWAY ONGRADE DOWNTO ADU EXISTING TWOSTORYHOUSE EXISTING PARKINGDECK20'-0" BACKUP SPACE TOROGERS ST510505500495490 490485500505510515520KIMBLE AVE EOP EOPEOPEOPPL PL PLADU BELOWGARAGE 515 52012'-0"+-7'-0"PATHWAY ONGRADE TOHOUSEPL510515SECtionA-3SECTIONA-3TOP OF SLOPE 30" OAK 42" OAK30" OAKNOTE: TREEPROTECTIONPER IANGEDDESARBORISTGRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS 18'-0"5'-0"16'-6"s5356'35"w 124'-0 "N0443'12"E 99'-6"N6443'3 0 "E 95'-8"s0445'23"E 67'-3"(n) retaining wall 20'-0"21'-2"14'-5"63 64 65Lrdaadu on pierfoundation23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fenceon prop. line (e) neighborfriendly fenceon prop. lineE(n) retainingwall fordrivewaysupport perarborist 12'-6"tree toretaining wall10'-6"7'-0"12'-6"10'-6"5'-0"cantileverdrv way (HEIGHT= 4'-6" max)(refer sheeta-3 for HEIGHT) (HEIGHT= 4'-6" max)UG UG UG (E) ELEC (E) GASGGGGGGSSSSS SWW(E)WATERMETER S S S S(E) NEIGHBORHOUSERESIDENTIAL (E) NEIGHBORHOUSERESIDENTIAL15'-0"16'-0 "15'-0"16'-0 " concrete floor to canti- lever past adu wall as an architectural feature concrete floor to canti- lever past adu wall as an architectural feature +- +- PL PL PL PL +- NEIGHBOR HOUSE natural bonderized galv. metal garage door ADU BELOW GARAGE EXISTING HOUSE PL PL ROGERS ST 523'-0" UPPER LEVEL HOUSE 514'-0" GARAGE AND LOWER LEVEL HOUSE 504'-6" ADU +- 0 4 8 16 0 4 8 16 514'-0" GARAGE NATURAL GRADE DASHED LINE 504'-6" ADU +- ROGERS ST 514'-0" GARAGE 504'-6" ADU +- 523'-0" HOUSE UL 514'-0" HOUSE LL +- 0 4 8 16 NATURAL GRADE TO REMAIN PATH ON GRADE DOWN TO ADU EXISTING HOUSE AND DECKS ROGERS ST BEYOND 514'-0" GARAGE 0 4 8 16 GARAGE 504'-6" ADU +- CLERESTORY to match companion house ROGERS ST EXISTING HOUSE BEYOND 514'-0" GARAGE 504'-6" ADU +- 0 4 8 16 ROGERS ST EXISTING HOUSE BEYOND 20'-0" MAX BUILDING HEIGHT RELATING TO NATURAL/FINISH GRADE CLOSEST POINT +- GARAGE/ADU GARAGE/ADU EXISTING PASSAGE DOOR FROM NEW GARAGE N EXISTING HOUSE 16'-0"Aluminium clad wood windows w/ trim to match companion house Clerestory to match companion house EXISTING clerestories 9'- 0"14'-0"Class 'a' asphalt shingle roof to match companion house in style and color Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house 8'- 0"15'- 6"open to ground open to ground lrda +-9'- 0"2'- 0" FILL lrda lrda SIDING: WOOD SHINGLES & color TO MATCH companion HOUSE - typ. ROGE R S S T R E E T PROPOSED GARAGE W/ ADU BELOW PL EXISTING NATURALGROUND COVERTO REMAIN PATHWAY ON GRADE DOWN TO ADU EXISTING TWO STORY HOUSE EXISTING PARKING DECK 20'-0" BACK UP SPACE TO ROGERS ST 14'-6" 8'-6" 510 505 500 495 490 490485500505510515 520 KIMBLE AVE EOP EOP EOPEOPPL PL PL ADU BELOW GARAGE 515 520 12'-0"+- 7'-0" PATHWAY ON GRADE TO HOUSE PL510 515 SECtion A-3 SECTION A-3 TO P O F S L O P E 30" O A K 42" O A K 30" OAK NOTE: TREE PROTECTION PER IAN GEDDES ARBORIST GRADING WILL BE LESS THAN 50 cy'S SEE CIVIL DWGS 18'-0" 5'-0" 16'-6"s5356'35"w 124'-0 "N0443'12"E 99'-6"N644 3' 3 0 "E 9 5' - 8 "s0445'23"E 67'-3"retaining wall 20'-0"21'-2"14'-5" 63 64 65 Lr d a adu on pier foundation 14'-0"AVG.HW Y 1 7 E. MAIN ST. Rog er s St. Kimble Ave. Cleland Ave. Coll e g e A v e.Reservoir Rd.Villa Ave.Jackson St.N. SANTA CRUZ AVE.PROJECT SITE23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fence on prop. line (e) neighborfriendly fenceon prop. line E 95.66' 99.5' 124.02' 67.29' (E) HOUSE 1,212 SF (E) FOOTPRINT 606 SF LOT SIZE 7,685 SF ADU 462 (21x22) 148 (18.5x8) 148 (18.5x16/2) 758 SIDING: WOOD SHINGLES & color TO MATCH HOUSE TYP. BUILDING HEIGHT VARIES - REF EAST ELEVATION Avg LRV OF GARAGE & ADU to BE LESS THAN 30 Raised slab on piers - open to ground SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 15'-6" 13'-6" from natural grade FINISH GRADE SOLID LINE 18'- 0" see dim on east elev, sheet a-3 NATURAL/FINISH GRADE 18'- 0" MAX HGT, ROOF TO GRADE MEASURE AT WALL 32'-0" (e) main residence height from highest point of ridge to natural grade directly below 18'-0" @ ADU WALL LINE TO NATURAL GRADE arch feature SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 32'-0" (e) main residence height from highest point of ridge to natural grade directly below arch feature NATURAL GRADE NATURAL AND FINISH GRADE 19'-0"+/-19'-0" +/-20'-0" +/-4'-6" +/-EGRESS WELL 19'-0" +/-(refer sheet a-3 for HEIGHT) (n) retaining wall for driveway support per arborist 12'-6" 10'-6 " N ROGE R S S T R E E T PROPOSED GARAGE W/ ADU BELOW PL EXISTING NATURALGROUND COVERTO REMAIN PATHWAY ON GRADE DOWN TO ADU EXISTING TWO STORY HOUSE EXISTING PARKING DECK 20'-0" BACK UP SPACE TO ROGERS ST 510 505 500 495 490 490485500505510515 520 KIMBLE AVE EOP EOP EOPEOPPL PL PL ADU BELOW GARAGE 515 520 12'-0"+- 7'-0" PATHWAY ON GRADE TO HOUSE PL510 515 SECtion A-3 SECTION A-3 TO P O F S L O P E 30" O A K 42" O A K 30" OAK NOTE: TREE PROTECTION PER IAN GEDDES ARBORIST GRADING WILL BE LESS THAN 50 cy'S SEE CIVIL DWGS 18'-0" 5'-0" 16'-6"s5356'35"w 124'-0 "N0443'12"E 99'-6"N644 3' 3 0 "E 9 5' - 8 "s0445'23"E 67'-3"(n) retaining wall 20'-0"21'-2"14'-5" 63 64 65 Lr d a adu on pier foundation 23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fence on prop. line (e) neighborfriendly fenceon prop. line E (n) retaining wall for driveway support per arborist 12'-6" tree to retaining wall 10'-6 " 7'-0" 12'-6" 10'-6 " 5'-0" cantilever drv way (HEIGHT= 4'-6" max) (refer sheet a-3 for HEIGHT) (HEIGHT= 4'-6" max) UG UG UG (E) ELEC (E) GAS G G G GG G S S S S S S W W (E) WATER METER S S S S (E) NEIGHBOR HOUSE RESIDENTIAL (E) NEIGHBORHOUSERESIDENTIAL 15'-0" 16'-0 " 15'-0" 16'-0 " concrete floor to canti- lever past adu wall as an architectural feature concrete floor to canti- lever past adu wall as an architectural feature A-2 08.30.21 07.28.21 06.30.21 05.24.21 08.10.20 GARAGE ADU LISHERNESS/NGUYEN 56 KIMBLE AVE LOS GATOSIGARAGE FLOOR PLAN 1/4" = 1'-0" 0 2 4 8 +-+- PL PL PL PL +-NEIGHBOR HOUSE natural bonderized galv. metal garage door ADU BELOW GARAGE EXISTING HOUSEPL PL ROGERS ST 523'-0"UPPER LEVEL HOUSE 514'-0" GARAGE AND LOWER LEVEL HOUSE 504'-6" ADU +- 0 4 8 16 0 4 8 16 514'-0"GARAGENATURALGRADEDASHED LINE 504'-6" ADU +-ROGERS ST 514'-0" GARAGE 504'-6" ADU +- 523'-0" HOUSE UL 514'-0" HOUSE LL +- 0 4 8 16 NATURAL GRADE TO REMAIN PATH ON GRADE DOWN TO ADU EXISTING HOUSE AND DECKS ROGERS ST BEYOND 514'-0" GARAGE 0 4 8 16 GARAGE 504'-6" ADU +- CLERESTORY to match companion house ROGERS ST EXISTING HOUSE BEYOND 514'-0" GARAGE 504'-6" ADU +- 0 4 8 16 ROGERS ST EXISTING HOUSE BEYOND 20'-0" MAX BUILDING HEIGHT RELATING TO NATURAL/FINISH GRADE CLOSEST POINT +- GARAGE/ADU GARAGE/ADU EXISTING PASSAGE DOOR FROM NEW GARAGE N EXISTING HOUSE 16'-0"Aluminium cladwood windows w/trim to matchcompanion house Clerestory to match companion house EXISTING clerestories 9'- 0"14'-0"Class 'a' asphalt shingle roof to match companion house in style and color Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house Aluminium cladwood windows w/trim to matchcompanion house8'- 0"15'- 6"open to ground open to ground lrda +-9'- 0"2'- 0" FILL lrda lrda SIDING: WOOD SHINGLES & color TO MATCH companion HOUSE - typ. ROGERS STREETPROPOSEDGARAGE W/ADU BELOWPLEXISTING NATURALGROUND COVERTO REMAINPATHWAYON GRADEDOWN TOADUEXISTING TWOSTORYHOUSEEXISTING PARKINGDECK20'-0" BACKUP SPACE TOROGERS ST14'-6"8'-6"510505500495490490485500 505510515520KIMBLE AVEEOPEOPEOPEOPPL PL PLADU BELOWGARAGE 51552012'-0"+-7'-0"PATHWAY ONGRADE TOHOUSEPL510515SECtionA-3SECTIONA-3TOP OF SLOPE30" OAK42" OAK30" OAKNOTE: TREEPROTECTIONPER IANGEDDESARBORISTGRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS18'-0"5'-0"16'-6"s5356'35"w 124'-0"N0443'12"E 99'-6"N6443'30"E 95'-8"s0445'23"E 67'-3"retaining wall 20'-0"21'-2"14'-5"636465Lrdaadu on pierfoundation 14'-0"AVG.HW Y 1 7 E. MAIN ST. Rog er s St. Kimble Ave. Cleland Ave. Coll e g e A v e.Reservoir Rd.Villa Ave.Jackson St.N. SANTA CRUZ AVE.PROJECT SITE23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fenceon prop. line (e) neighborfriendly fenceon prop. lineE 95.66' 99.5' 124.02' 67.29' (E) HOUSE 1,212 SF (E) FOOTPRINT 606 SF LOT SIZE 7,685 SF ADU 462 (21x22) 148 (18.5x8) 148 (18.5x16/2) 758 SIDING:WOOD SHINGLES& color TOMATCH HOUSETYP.BUILDING HEIGHTVARIES - REFEAST ELEVATIONAvg LRV OF GARAGE &ADU to BE LESS THAN 30 Raised slab on piers - open to ground SIDING:WOOD SHINGLESTO MATCH HOUSETYP.15'-6"13'-6" fromnatural grade FINISH GRADE SOLID LINE 18'- 0" see dim on east elev, sheet a-3 NATURAL/FINISH GRADE 18'- 0" MAX HGT, ROOF TO GRADE MEASURE AT WALL 32'-0" (e) main residence height from highest point of ridge to natural grade directly below 18'-0" @ ADU WALL LINE TO NATURAL GRADE arch feature SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 32'-0" (e) main residence height from highest point of ridge to natural grade directly below arch feature NATURAL GRADE NATURAL AND FINISH GRADE 19'-0"+/-19'-0" +/-20'-0" +/-4'-6" +/-EGRESS WELL 19'-0" +/-(refer sheeta-3 for HEIGHT)(n) retainingwall fordrivewaysupport perarborist12'-6"10'-6"NROGERS STREETPROPOSEDGARAGE W/ADU BELOWPLEXISTING NATURALGROUND COVERTO REMAINPATHWAY ONGRADE DOWNTO ADUEXISTING TWOSTORYHOUSEEXISTING PARKINGDECK20'-0" BACKUP SPACE TOROGERS ST510505500495490490485500505510515520KIMBLE AVEEOPEOPEOPEOPPLPLPLADU BELOWGARAGE 51552012'-0"+-7'-0"PATHWAY ONGRADE TOHOUSEPL510515SECtionA-3SECTIONA-3TOP OF SLOPE30" OAK42" OAK30" OAKNOTE: TREEPROTECTIONPER IANGEDDESARBORISTGRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS18'-0"5'-0"16'-6"s5356'35"w 124'-0"N0443'12"E 99'-6"N6443'30"E 95'-8"s0445'23"E 67'-3"(n) retaining wall 20'-0"21'-2"14'-5"636465Lrdaadu on pierfoundation23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fenceon prop. line(e) neighborfriendly fenceon prop. lineE(n) retainingwall fordrivewaysupport perarborist12'-6"tree toretaining wall10'-6"7'-0"12'-6"10'-6"5'-0"cantileverdrv way (HEIGHT= 4'-6" max)(refer sheeta-3 for HEIGHT) (HEIGHT= 4'-6" max)UGUGUGUG(E) ELEC(E) GASGGGGGGSSSSS SWW(E)WATERMETERSSSS(E) NEIGHBORHOUSERESIDENTIAL (E) NEIGHBORHOUSERESIDENTIAL concrete floor to canti- lever past adu wall as an architectural feature concrete floor to canti- lever past adu wall as an architectural feature +-+- PL PL PL PL +- NEIGHBOR HOUSE natural bonderized galv. metal garage door ADU BELOW GARAGE EXISTING HOUSE PL PL ROGERS ST 523'-0" UPPER LEVEL HOUSE 514'-0" GARAGE AND LOWER LEVEL HOUSE 504'-6" ADU +- 0 4 8 16 0 4 8 16 514'-0" GARAGE NATURAL GRADE DASHED LINE 504'-6" ADU +- ROGERS ST 514'-0" GARAGE 504'-6" ADU +- 523'-0" HOUSE UL 514'-0" HOUSE LL +- 0 4 8 16 NATURAL GRADE TO REMAIN PATH ON GRADE DOWN TO ADU EXISTING HOUSE AND DECKS ROGERS ST BEYOND 514'-0" GARAGE 0 4 8 16 GARAGE 504'-6" ADU +- CLERESTORY to match companion house ROGERS ST EXISTING HOUSE BEYOND 514'-0" GARAGE 504'-6" ADU +- 0 4 8 16 ROGERS ST EXISTING HOUSE BEYOND 20'-0" MAX BUILDING HEIGHT RELATING TO NATURAL/FINISH GRADE CLOSEST POINT +- GARAGE/ADU GARAGE/ADU EXISTING PASSAGE DOOR FROM NEW GARAGE N EXISTING HOUSE 16'-0"Aluminium cladwood windows w/ trim to match companion house Clerestory to match companion house EXISTING clerestories 9'- 0"14'-0"Class 'a' asphalt shingle roof to match companion house in style and color Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house Aluminium cladwood windows w/trim to matchcompanion house 8'- 0"15'- 6"open to ground open to ground lrda +-9'- 0"2'- 0" FILL lrda lrda SIDING: WOOD SHINGLES & color TO MATCH companion HOUSE - typ. ROGERS STREETPROPOSEDGARAGE W/ADU BELOWPLEXISTING NATURALGROUND COVERTO REMAINPATHWAYON GRADEDOWN TOADUEXISTING TWOSTORYHOUSEEXISTING PARKINGDECK20'-0" BACKUP SPACE TOROGERS ST14'-6"8'-6"510505500495490490485500505 510515520KIMBLE AVEEOPEOPEOPEOPPLPL PLADU BELOWGARAGE 51552012'-0"+-7'-0"PATHWAY ONGRADE TOHOUSEPL510515SECtionA-3SECTIONA-3TOP OF SLOPE30" OAK42" OAK30" OAKNOTE: TREEPROTECTIONPER IANGEDDESARBORISTGRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS18'-0"5'-0"16'-6"s5356'35"w 124'-0"N0443'12"E 99'-6"N6443'30"E 95'-8"s0445'23"E 67'-3"retaining wall 20'-0"21'-2"14'-5"636465Lrdaadu on pierfoundation 14'-0"AVG.HW Y 1 7 E. MAIN ST. Rog er s St. Kimble Ave. Cleland Ave. Coll e g e A v e.Reservoir Rd.Villa Ave.Jackson St.N. SANTA CRUZ AVE.PROJECT SITE23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fenceon prop. line (e) neighborfriendly fenceon prop. lineE 95.66' 99.5' 124.02' 67.29' (E) HOUSE 1,212 SF (E) FOOTPRINT 606 SF LOT SIZE 7,685 SF ADU 462 (21x22) 148 (18.5x8) 148 (18.5x16/2) 758 SIDING: WOOD SHINGLES & color TO MATCH HOUSE TYP. BUILDING HEIGHT VARIES - REF EAST ELEVATION Avg LRV OF GARAGE &ADU to BE LESS THAN 30 Raised slab on piers - open to ground SIDING:WOOD SHINGLESTO MATCH HOUSETYP.15'-6"13'-6" fromnatural grade FINISH GRADE SOLID LINE 18'- 0" see dim on east elev, sheet a-3 NATURAL/FINISH GRADE 18'- 0" MAX HGT, ROOF TO GRADE MEASURE AT WALL 32'-0" (e) main residence height from highest point of ridge to natural grade directly below 18'-0" @ ADU WALL LINE TO NATURAL GRADE arch feature SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 32'-0" (e) main residence height from highest point of ridge to natural grade directly below arch feature NATURAL GRADE NATURAL AND FINISH GRADE 19'-0"+/-19'-0" +/-20'-0" +/-4'-6" +/-EGRESS WELL 19'-0" +/-(refer sheeta-3 for HEIGHT)(n) retainingwall fordrivewaysupport perarborist12'-6"10'-6"NROGERS STREETPROPOSEDGARAGE W/ADU BELOWPLEXISTING NATURALGROUND COVERTO REMAINPATHWAY ONGRADE DOWNTO ADUEXISTING TWOSTORYHOUSEEXISTING PARKINGDECK20'-0" BACKUP SPACE TOROGERS ST510505500495490490485500505510515520KIMBLE AVEEOPEOPEOPEOPPLPLPLADU BELOWGARAGE 51552012'-0"+-7'-0"PATHWAY ONGRADE TOHOUSEPL510515SECtionA-3SECTIONA-3TOP OF SLOPE30" OAK42" OAK30" OAKNOTE: TREEPROTECTIONPER IANGEDDESARBORISTGRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS18'-0"5'-0"16'-6"s5356'35"w 124'-0"N0443'12"E 99'-6"N6443'30"E 95'-8"s0445'23"E 67'-3"(n) retaining wall 20'-0"21'-2"14'-5"636465Lrdaadu on pierfoundation23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fenceon prop. line(e) neighborfriendly fenceon prop. lineE(n) retainingwall fordrivewaysupport perarborist12'-6"tree toretaining wall10'-6"7'-0"12'-6"10'-6"5'-0"cantileverdrv way (HEIGHT= 4'-6" max)(refer sheeta-3 for HEIGHT) (HEIGHT= 4'-6" max)UGUGUGUG(E) ELEC(E) GASGGGGGGSSSSSSWW(E)WATERMETERSSSS(E) NEIGHBORHOUSERESIDENTIAL (E) NEIGHBORHOUSERESIDENTIAL concrete floor to canti- lever past adu wall as an architectural feature concrete floor to canti- lever past adu wall as an architectural feature +-+- PL PL PL PL +- NEIGHBOR HOUSE natural bonderized galv. metal garage door ADU BELOW GARAGE EXISTING HOUSE PL PL ROGERS ST 523'-0" UPPER LEVEL HOUSE 514'-0" GARAGE AND LOWER LEVEL HOUSE 504'-6" ADU +- 0 4 8 16 0 4 8 16 514'-0" GARAGE NATURAL GRADE DASHED LINE 504'-6" ADU +- ROGERS ST 514'-0" GARAGE 504'-6" ADU +- 523'-0" HOUSE UL 514'-0" HOUSE LL +- 0 4 8 16 NATURAL GRADE TO REMAIN PATH ON GRADE DOWN TO ADU EXISTING HOUSE AND DECKS ROGERS ST BEYOND 514'-0" GARAGE 0 4 8 16 GARAGE 504'-6" ADU +- CLERESTORY to match companion house ROGERS ST EXISTING HOUSE BEYOND 514'-0" GARAGE 504'-6" ADU +- 0 4 8 16 ROGERS ST EXISTING HOUSE BEYOND 20'-0" MAX BUILDING HEIGHT RELATING TO NATURAL/FINISH GRADE CLOSEST POINT +- GARAGE/ADU GARAGE/ADU EXISTING PASSAGE DOOR FROM NEW GARAGE N EXISTING HOUSE 16'-0"Aluminium clad wood windows w/ trim to match companion house Clerestory to match companion house EXISTING clerestories 9'- 0"14'-0"Class 'a' asphalt shingle roof to match companion house in style and color Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house 8'- 0"15'- 6"open to ground open to ground lrda +-9'- 0"2'- 0" FILL lrda lrda SIDING: WOOD SHINGLES & color TO MATCH companion HOUSE - typ. ROGERS STREETPROPOSEDGARAGE W/ADU BELOWPLEXISTING NATURALGROUND COVERTO REMAINPATHWAYON GRADEDOWN TOADUEXISTING TWOSTORYHOUSEEXISTING PARKINGDECK20'-0" BACKUP SPACE TOROGERS ST14'-6"8'-6"510505500495490490485500505510515520KIMBLE AVEEOPEOPEOPEOPPLPLPLADU BELOWGARAGE 51552012'-0"+-7'-0"PATHWAY ONGRADE TOHOUSEPL510515SECtionA-3SECTIONA-3TOP OF SLOPE30" OAK42" OAK30" OAKNOTE: TREEPROTECTIONPER IANGEDDESARBORISTGRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS18'-0"5'-0"16'-6"s5356'35"w 124'-0"N0443'12"E 99'-6"N6443'30"E 95'-8"s0445'23"E 67'-3"retaining wall 20'-0"21'-2"14'-5"636465Lrdaadu on pierfoundation 14'-0"AVG.HW Y 1 7 E. MAIN ST. Rog er s St. Kimble Ave. Cleland Ave. Coll e g e A v e.Reservoir Rd.Villa Ave.Jackson St.N. SANTA CRUZ AVE.PROJECT SITE23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fenceon prop. line(e) neighborfriendly fenceon prop. lineE 95.66' 99.5' 124.02' 67.29' (E) HOUSE 1,212 SF (E) FOOTPRINT 606 SF LOT SIZE 7,685 SF ADU 462 (21x22) 148 (18.5x8) 148 (18.5x16/2) 758 SIDING: WOOD SHINGLES & color TO MATCH HOUSE TYP. BUILDING HEIGHT VARIES - REF EAST ELEVATION Avg LRV OF GARAGE & ADU to BE LESS THAN 30 Raised slab on piers - open to ground SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 15'-6" 13'-6" from natural grade FINISH GRADE SOLID LINE 18'- 0" see dim on east elev, sheet a-3 NATURAL/FINISH GRADE 18'- 0" MAX HGT, ROOF TO GRADE MEASURE AT WALL 32'-0" (e) main residence height from highest point of ridge to natural grade directly below 18'-0" @ ADU WALL LINE TO NATURAL GRADE arch feature SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 32'-0" (e) main residence height from highest point of ridge to natural grade directly below arch feature NATURAL GRADE NATURAL AND FINISH GRADE 19'-0"+/-19'-0" +/-20'-0" +/-4'-6" +/-EGRESS WELL 19'-0" +/-(refer sheeta-3 for HEIGHT)(n) retainingwall fordrivewaysupport perarborist12'-6"10'-6"NROGERS STREETPROPOSEDGARAGE W/ADU BELOWPLEXISTING NATURALGROUND COVERTO REMAINPATHWAY ONGRADE DOWNTO ADUEXISTING TWOSTORYHOUSEEXISTING PARKINGDECK20'-0" BACKUP SPACE TOROGERS ST510505500495490490485500505510515520KIMBLE AVEEOPEOPEOPEOPPLPLPLADU BELOWGARAGE 51552012'-0"+-7'-0"PATHWAY ONGRADE TOHOUSEPL510515SECtionA-3SECTIONA-3TOP OF SLOPE30" OAK42" OAK30" OAKNOTE: TREEPROTECTIONPER IANGEDDESARBORISTGRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS18'-0"5'-0"16'-6"s5356'35"w 124'-0"N0443'12"E 99'-6"N6443'30"E 95'-8"s0445'23"E 67'-3"(n) retaining wall 20'-0"21'-2"14'-5"636465Lrdaadu on pierfoundation23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fenceon prop. line(e) neighborfriendly fenceon prop. lineE(n) retainingwall fordrivewaysupport perarborist12'-6"tree toretaining wall10'-6"7'-0"12'-6"10'-6"5'-0"cantileverdrv way (HEIGHT= 4'-6" max)(refer sheeta-3 for HEIGHT) (HEIGHT= 4'-6" max)UGUGUGUG(E) ELEC(E) GASGGGGGGSSSSSSWW(E)WATERMETERSSSS(E) NEIGHBORHOUSERESIDENTIAL(E) NEIGHBORHOUSERESIDENTIAL concrete floor to canti- lever past adu wall as an architectural feature concrete floor to canti- lever past adu wall as an architectural feature 08.30.21 07.28.21 06.30.21 05.24.21 08.10.20 A-3GARAGE ADU LISHERNESS/NGUYEN 56 KIMBLE AVE LOS GATOSInorth - ACCESS FROM ROGERS ST. 3/16" = 1'-0" SECTION 3/16" = 1'-0" EAST 3/16" = 1'-0" +-+- PL PL PL PL +- NEIGHBOR HOUSE natural bonderized galv. metal garage door ADU BELOW GARAGE EXISTING HOUSE PL PL ROGERS ST 523'-0" UPPER LEVEL HOUSE 514'-0" GARAGE AND LOWER LEVEL HOUSE 504'-6" ADU +- 0 48 16 0 4 8 16 514'-0" GARAGE NATURAL GRADE DASHED LINE 504'-6" ADU +- ROGERS ST 514'-0" GARAGE 504'-6" ADU +- 523'-0" HOUSE UL 514'-0" HOUSE LL +- 0 48 16 NATURAL GRADE TO REMAIN PATH ON GRADE DOWN TO ADU EXISTING HOUSE AND DECKS ROGERS ST BEYOND 514'-0" GARAGE 0 48 16 GARAGE 504'-6" ADU +- CLERESTORY to match companion house ROGERS ST EXISTING HOUSE BEYOND 514'-0" GARAGE 504'-6" ADU +- 0 48 16 ROGERS ST EXISTING HOUSE BEYOND20'-0" MAX BUILDING HEIGHT RELATING TO NATURAL/FINISH GRADE CLOSEST POINT +- GARAGE/ADU GARAGE/ADU EXISTING PASSAGE DOOR FROM NEW GARAGE N EXISTING HOUSE 16'-0"Aluminium clad wood windows w/ trim to match companion house Clerestory to match companion house EXISTING clerestories 9'- 0"14'-0"Class 'a' asphalt shingle roof to match companion house in style and color Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house 8'- 0"15'- 6"open to ground open to ground lrda +-9'- 0"2'- 0" FILL lrda lrda SIDING: WOOD SHINGLES & color TO MATCH companion HOUSE - typ. ROGERS STREETPROPOSEDGARAGE W/ADU BELOWPLEXISTING NATURALGROUND COVERTO REMAINPATHWAYON GRADEDOWN TOADUEXISTING TWOSTORYHOUSEEXISTING PARKINGDECK20'-0" BACKUP SPACE TOROGERS ST14'-6"8'-6"510505500495490490485500505510515520KIMBLE AVEEOPEOPEOPEOPPLPLPLADU BELOWGARAGE 51552012'-0"+-7'-0"PATHWAY ONGRADE TOHOUSEPL510515SECtionA-3SECTIONA-3TOP OF SLOPE30" OAK42" OAK30" OAKNOTE: TREEPROTECTIONPER IANGEDDESARBORISTGRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS18'-0"5'-0"16'-6"s5356'35"w 124'-0"N0443'12"E 99'-6"N6443'30"E 95'-8"s0445'23"E 67'-3"retaining wall 20'-0"21'-2"14'-5"636465Lrdaadu on pierfoundation 14'-0"AVG.HW Y 1 7 E. MAIN ST. Rog er s St. Kimble Ave. Cleland Ave. Coll e g e A v e.Reservoir Rd.Villa Ave.Jackson St.N. SANTA CRUZ AVE.PROJECT SITE23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fenceon prop. line(e) neighborfriendly fenceon prop. lineE 95.66' 99.5' 124.02' 67.29' (E) HOUSE 1,212 SF (E) FOOTPRINT 606 SF LOT SIZE 7,685 SF ADU 462 (21x22) 148 (18.5x8) 148 (18.5x16/2) 758 SIDING: WOOD SHINGLES & color TO MATCH HOUSE TYP. BUILDING HEIGHT VARIES - REF EAST ELEVATION Avg LRV OF GARAGE & ADU to BE LESS THAN 30 Raised slab on piers - open to ground SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 15'-6" 13'-6" from natural grade FINISH GRADE SOLID LINE 18'- 0" see dim on east elev, sheet a-3 NATURAL/FINISH GRADE 18'- 0" MAX HGT, ROOF TO GRADE MEASURE AT WALL 32'-0" (e) main residence height from highest point of ridge to natural grade directly below 18'-0" @ ADU WALL LINE TO NATURAL GRADE arch feature SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 32'-0" (e) main residence height from highest point of ridge to natural grade directly below arch feature NATURAL GRADE NATURAL AND FINISH GRADE 19'-0"+/-19'-0" +/-20'-0" +/-4'-6" +/-EGRESS WELL 19'-0" +/-(refer sheeta-3 for HEIGHT)(n) retainingwall fordrivewaysupport perarborist12'-6"10'-6" N ROGERS STREETPROPOSEDGARAGE W/ADU BELOWPLEXISTING NATURALGROUND COVERTO REMAINPATHWAY ONGRADE DOWNTO ADUEXISTING TWOSTORYHOUSEEXISTING PARKINGDECK20'-0" BACKUP SPACE TOROGERS ST510505500495490490485500505510515520KIMBLE AVEEOPEOPEOPEOPPLPLPLADU BELOWGARAGE 51552012'-0"+-7'-0"PATHWAY ONGRADE TOHOUSEPL510515SECtionA-3SECTIONA-3TOP OF SLOPE30" OAK42" OAK30" OAKNOTE: TREEPROTECTIONPER IANGEDDESARBORISTGRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS18'-0"5'-0"16'-6"s5356'35"w 124'-0"N0443'12"E 99'-6"N6443'30"E 95'-8"s0445'23"E 67'-3"(n) retaining wall 20'-0"21'-2"14'-5"636465Lrdaadu on pierfoundation23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fenceon prop. line(e) neighborfriendly fenceon prop. lineE(n) retainingwall fordrivewaysupport perarborist12'-6"tree toretaining wall10'-6"7'-0"12'-6"10'-6"5'-0"cantileverdrv way (HEIGHT= 4'-6" max)(refer sheeta-3 for HEIGHT) (HEIGHT= 4'-6" max)UGUGUGUG(E) ELEC(E) GASGGGGGGSSSSSSWW(E)WATERMETERSSSS(E) NEIGHBORHOUSERESIDENTIAL(E) NEIGHBORHOUSERESIDENTIAL concrete floor to canti- lever past adu wall as an architectural feature concrete floor to canti- lever past adu wall as an architectural feature +-+- PL PL PL PL +-NEIGHBOR HOUSEnaturalbonderizedgalv. metalgarage doorADU BELOWGARAGEEXISTING HOUSEPL PLROGERS ST 523'-0"UPPER LEVEL HOUSE514'-0"GARAGEAND LOWERLEVEL HOUSE504'-6"ADU+-04 8 16 0 4 8 16 514'-0"GARAGENATURALGRADEDASHED LINE 504'-6"ADU +-ROGERS ST 514'-0" GARAGE 504'-6" ADU +- 523'-0" HOUSE UL 514'-0" HOUSE LL +- 0 4 8 16 NATURAL GRADE TO REMAIN PATH ON GRADE DOWN TO ADU EXISTING HOUSE AND DECKS ROGERS ST BEYOND 514'-0" GARAGE 0 48 16 GARAGE 504'-6" ADU +- CLERESTORY to match companion house ROGERS ST EXISTING HOUSE BEYOND 514'-0" GARAGE 504'-6" ADU +- 0 48 16 ROGERS ST EXISTING HOUSE BEYOND20'-0" MAX BUILDING HEIGHT RELATING TO NATURAL/FINISH GRADE CLOSEST POINT +- GARAGE/ADU GARAGE/ADUEXISTING PASSAGEDOOR FROM NEWGARAGENEXISTING HOUSE 16'-0"Aluminium cladwood windows w/trim to matchcompanion houseClerestory to match companion houseEXISTING clerestories 9'- 0"14'-0"Class 'a' asphalt shingle roof to match companion house in style and color Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house Aluminium cladwood windows w/trim to matchcompanion house8'- 0"15'- 6"open to ground open to ground lrda +-9'- 0"2'- 0" FILL lrda lrda SIDING: WOOD SHINGLES & color TO MATCH companion HOUSE - typ. ROGERS STREETPROPOSEDGARAGE W/ADU BELOWPLEXISTING NATURALGROUND COVERTO REMAINPATHWAYON GRADEDOWN TOADUEXISTING TWOSTORYHOUSEEXISTING PARKINGDECK20'-0" BACKUP SPACE TOROGERS ST14'-6"8'-6"510505500495490490485500505510515520KIMBLE AVEEOPEOPEOPEOPPLPLPLADU BELOWGARAGE 51552012'-0"+-7'-0"PATHWAY ONGRADE TOHOUSEPL510515SECtionA-3SECTIONA-3TOP OF SLOPE30" OAK42" OAK30" OAKNOTE: TREEPROTECTIONPER IANGEDDESARBORISTGRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS18'-0"5'-0"16'-6"s5356'35"w 124'-0"N0443'12"E 99'-6"N6443'30"E 95'-8"s0445'23"E 67'-3"retaining wall 20'-0"21'-2"14'-5"636465Lrdaadu on pierfoundation 14'-0"AVG.HWY 17 E. MAIN ST.Rogers St. Kimble Ave. Cleland Ave.College Ave.Reservoir Rd.Villa Ave.Jackson St.N. SANTA CRUZ AVE.PROJECTSITE23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fenceon prop. line(e) neighborfriendly fenceon prop. lineE 95.66' 99.5'124.02' 67.29' (E) HOUSE 1,212 SF (E) FOOTPRINT 606 SF LOT SIZE 7,685 SF ADU 462 (21x22) 148 (18.5x8) 148 (18.5x16/2) 758 SIDING:WOOD SHINGLES& color TOMATCH HOUSETYP.BUILDING HEIGHTVARIES - REFEAST ELEVATIONAvg LRV OF GARAGE &ADU to BE LESS THAN 30 Raised slab onpiers - open togroundSIDING:WOOD SHINGLESTO MATCH HOUSETYP.15'-6"13'-6" fromnatural grade FINISHGRADESOLID LINE 18'- 0" see dimon east elev,sheet a-3 NATURAL/FINISH GRADE 18'- 0" MAX HGT, ROOF TO GRADE MEASURE AT WALL 32'-0" (e) main residence height from highest point of ridge to natural grade directly below 18'-0" @ ADU WALL LINE TO NATURAL GRADE arch feature SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 32'-0" (e) main residence height from highest point of ridge to natural grade directly below arch feature NATURAL GRADE NATURAL AND FINISH GRADE 19'-0"+/-19'-0" +/-20'-0" +/-4'-6" +/-EGRESS WELL 19'-0" +/-(refer sheeta-3 for HEIGHT)(n) retainingwall fordrivewaysupport perarborist12'-6"10'-6"NROGERS STREETPROPOSEDGARAGE W/ADU BELOWPLEXISTING NATURALGROUND COVERTO REMAINPATHWAY ONGRADE DOWNTO ADUEXISTING TWOSTORYHOUSEEXISTING PARKINGDECK20'-0" BACKUP SPACE TOROGERS ST510505500495490490485500505510515520KIMBLE AVEEOPEOPEOPEOPPLPLPLADU BELOWGARAGE 51552012'-0"+-7'-0"PATHWAY ONGRADE TOHOUSEPL510515SECtionA-3SECTIONA-3TOP OF SLOPE30" OAK42" OAK30" OAKNOTE: TREEPROTECTIONPER IANGEDDESARBORISTGRADINGWILL BE LESSTHAN 50cy'S SEECIVIL DWGS18'-0"5'-0"16'-6"s5356'35"w 124'-0"N0443'12"E 99'-6"N6443'30"E 95'-8"s0445'23"E 67'-3"(n) retaining wall 20'-0"21'-2"14'-5"636465Lrdaadu on pierfoundation23'-8"28'-8"garagerysb21'-0"EE(e) neighborfriendly fenceon prop. line(e) neighborfriendly fenceon prop. lineE(n) retainingwall fordrivewaysupport perarborist12'-6"tree toretaining wall10'-6"7'-0"12'-6"10'-6"5'-0"cantileverdrv way (HEIGHT= 4'-6" max)(refer sheeta-3 for HEIGHT) (HEIGHT= 4'-6" max)UGUGUGUG(E) ELEC(E) GASGGGGGGSSSSSSWW(E)WATERMETERSSSS(E) NEIGHBORHOUSERESIDENTIAL(E) NEIGHBORHOUSERESIDENTIAL concrete floor to canti- lever past adu wall as an architectural feature concrete floor to canti-lever past adu wall as an architectural feature 08.30.21 07.28.21 06.30.21 05.24.21 08.10.20 A-4GARAGE ADU LISHERNESS/NGUYEN 56 KIMBLE AVE LOS GATOSI3/16" = 1'-0" SOUTH 3/16" = 1'-0" WEST 08.30.21 07.28.21 06.30.21 05.24.21 08.10.20 GARAGE ADU LISHERNESS/NGUYEN 56 KIMBLE AVE LOS GATOSItp-1 +- +- PL PL PL PL +- NEIGHBOR HOUSE natural bonderized galv. metal garage door ADU BELOW GARAGE EXISTING HOUSE PL PL ROGERS ST 523'-0" UPPER LEVEL HOUSE 514'-0" GARAGE AND LOWER LEVEL HOUSE 504'-6" ADU +- 0 4 8 16 0 4 8 16 514'-0" GARAGE NATURAL GRADE DASHED LINE 504'-6" ADU +- ROGERS ST 514'-0" GARAGE 504'-6" ADU +- 523'-0" HOUSE UL 514'-0" HOUSE LL +- 0 4 8 16 NATURAL GRADE TO REMAIN PATH ON GRADE DOWN TO ADU EXISTING HOUSE AND DECKS ROGERS ST BEYOND 514'-0" GARAGE 0 4 8 16 GARAGE 504'-6" ADU +- CLERESTORY to match companion house ROGERS ST EXISTING HOUSE BEYOND 514'-0" GARAGE 504'-6" ADU +- 0 4 8 16 ROGERS ST EXISTING HOUSE BEYOND 20'-0" MAX BUILDING HEIGHT RELATING TO NATURAL/FINISH GRADE CLOSEST POINT +- GARAGE/ADU GARAGE/ADU EXISTING PASSAGE DOOR FROM NEW GARAGE N EXISTING HOUSE 16'-0"Aluminium clad wood windows w/ trim to match companion house Clerestory to match companion house EXISTING clerestories 9'- 0"14'-0"Class 'a' asphalt shingle roof to match companion house in style and color Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house Aluminium clad wood windows w/ trim to match companion house 8'- 0"15'- 6"open to ground open to ground lrda +-9'- 0"2'- 0" FILL lrda lrda SIDING: WOOD SHINGLES & color TO MATCH companion HOUSE - typ. ROGE R S S T R E E T PROPOSED GARAGE W/ ADU BELOW PL EXISTING NATURAL GROUND COVER TO REMAIN PATHWAY ON GRADE DOWN TO ADU EXISTING TWO STORY HOUSE EXISTING PARKING DECK 20'-0" BACK UP SPACE TO ROGERS ST 14'-6" 8'-6" 510 505 500 495 490 490485500505510 515 520 KIM B L E A V E EOP EOP EOP EOP PL PL PL ADU BELOW GARAGE 515 520 12'-0"+- 7'-0" PATHWAY ON GRADE TO HOUSE PL510 515 SECtion A-3 SECTION A-3 TO P O F S L O P E 30" O A K 42" O A K 30" OAK NOTE: TREE PROTECTION PER IAN GEDDES ARBORIST GRADING WILL BE LESS THAN 50 cy'S SEE CIVIL DWGS 18'-0" 5'-0" 16 '-6" s53 5 6' 3 5 " w 1 2 4' - 0 "N0443'12"E 99'-6"N644 3' 3 0 "E 9 5' - 8 "s0445'23"E 67'-3"retaining wall 20'-0"21'-2"14'-5" 63 64 65 Lrd a adu on pier foundation 14'-0"AVG.HW Y 1 7 E. MAIN ST. Rog er s St. Kimble Ave. Cleland Ave. Coll e g e A v e.Reservoir Rd.Villa Ave.Jackson St.N. SANTA CRUZ AVE.PROJECT SITE23'-8"28'-8"garagerysb21'-0"EE(e) neighbor friendly fence on prop. line (e) neighbor friendly fence on prop. line E 95.66' 99.5' 124.02' 67.29' (E) HOUSE 1,212 SF (E) FOOTPRINT 606 SF LOT SIZE 7,685 SF ADU 462 (21x22) 148 (18.5x8) 148 (18.5x16/2) 758 SIDING: WOOD SHINGLES & color TO MATCH HOUSE TYP. BUILDING HEIGHT VARIES - REF EAST ELEVATION Avg LRV OF GARAGE & ADU to BE LESS THAN 30 Raised slab on piers - open to ground SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 15'-6" 13'-6" from natural grade FINISH GRADE SOLID LINE 18'- 0" see dim on east elev, sheet a-3 NATURAL/FINISH GRADE 18'- 0" MAX HGT, ROOF TO GRADE MEASURE AT WALL 32'-0" (e) main residence height from highest point of ridge to natural grade directly below 18'-0" @ ADU WALL LINE TO NATURAL GRADE arch feature SIDING: WOOD SHINGLES TO MATCH HOUSE TYP. 32'-0" (e) main residence height from highest point of ridge to natural grade directly below arch feature NATURAL GRADE NATURAL AND FINISH GRADE 19'-0"+/-19'-0" +/-20'-0" +/-4'-6" +/-EGRESS WELL 19'-0" +/-(refer sheet a-3 for HEIGHT) (n) retaining wall for driveway support per arborist 12'-6" 10'-6 " N ROGE R S S T R E E T PROPOSED GARAGE W/ ADU BELOW PL EXISTING NATURAL GROUND COVER TO REMAIN PATHWAY ON GRADE DOWN TO ADU EXISTING TWO STORY HOUSE EXISTING PARKING DECK 20'-0" BACK UP SPACE TO ROGERS ST 510 505 500 495 490 490485500505510 515 520 KIM B L E A V E EOP EOP EOP EOP PL PL PL ADU BELOW GARAGE 515 520 12'-0"+- 7'-0" PATHWAY ON GRADE TO HOUSE PL510 515 SECtion A-3 SECTION A-3 TO P O F S L O P E 30" O A K 42" O A K 30" OAK NOTE: TREE PROTECTION PER IAN GEDDES ARBORIST GRADING WILL BE LESS THAN 50 cy'S SEE CIVIL DWGS 18'-0" 5'-0" 16 '-6" s53 5 6' 3 5 " w 1 2 4' - 0 "N0443'12"E 99'-6"N644 3' 3 0 "E 9 5' - 8 "s0445'23"E 67'-3"(n) retaining wall 20'-0"21'-2"14'-5" 63 64 65 Lrd a adu on pier foundation 23'-8"28'-8"garagerysb21'-0"EE(e) neighbor friendly fence on prop. line (e) neighbor friendly fence on prop. line E (n) retaining wall for driveway support per arborist 12'-6" tree to retaining wall 10'-6 " 7'-0" 12'-6" 10'-6 " 5'-0" cantilever drv way (HEIGHT= 4'-6" max) (refer sheet a-3 for HEIGHT) (HEIGHT= 4'-6" max) UG UG UG UG (E) ELEC (E) GAS G G G G G G S S S S S S W W (E) WATER METER S S S S (E) NEIGHBOR HOUSE RESIDENTIAL (E) NEIGHBOR HOUSE RESIDENTIAL concrete floor to canti- lever past adu wall as an architectural feature concrete floor to canti- lever past adu wall as an architectural feature TREE PROTECTION WILL conform to town code section- 29.10.1005- protection of trees during construction 08.30.21 07.28.21 06.30.21 05.24.21 08.10.20 GARAGE ADU LISHERNESS/NGUYEN 56 KIMBLE AVE LOS GATOSItp-2 This Page Intentionally Left Blank