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Staff Report with Exhibits.Prospect 140
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: 12/08/2021 ITEM NO: 4 DATE: December 3, 2021 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Requesting Approval for Demolition of an Existing Detached Garage, Construction of a New Detached Garage to Exceed the Floor Area Ratio, a Grading Permit for Site Improvements, Sport Court Fencing in Excess of Six Feet, and Removal of Large Protected Trees on Property Zoned R-1:20. Located at 140 Prospect Avenue. APN 529-44-021. Property Owner: Daniel Barragan. Applicant: David Kuoppamaki. Project Planner: Jocelyn Shoopman. RECOMMENDATION: Denial. PROJECT DATA: General Plan Designation: Low Density Residential Zoning Designation: R-1:20 Applicable Plans & Standards: General Plan; Hillside Development Standards and Guidelines Parcel Size: 30,090 square feet Surrounding Area: 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. Existing Land Use General Plan Zoning North Residential Low Density Residential R-1:20 and R-1:8 South Residential Low Density Residential R-1:20 East Residential Low Density Residential R-1:20 West Residential Low Density Residential R-1:8 PAGE 2 OF 8 SUBJECT: 140 Prospect Avenue/S-20-033 DATE: December 3, 2021 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 requested fence height exceedance for the sports court. ▪ Make the required finding as required by Section 29.40.025 of the Town Code for granting approval of fencing over six feet in height to enclose a sports court; ▪ The project complies with the Hillside Development Standards and Guidelines with the exception to the allowable floor area. ▪ As required by the Hillside Development Standards and Guidelines for granting approval of an exception to the maximum allowable floor area. ▪ The project complies with the Hillside Specific Plan. CONSIDERATIONS: ▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. ACTION: The decision of the Planning Commission is final unless appealed within ten days. BACKGROUND: The subject property is located on the west side of Prospect Avenue (Exhibit 1). The subject property is approximately 30,090 square feet with an average slope of 19.4 percent. The subject property is a part of the former Sisters of the Holy Names. On March 24, 2014, the Town Council approved Subdivision Application M-13-003 for the subdivision of a 10.3-acre parcel into 17 lots. On April 7, 2015, the Development Review Committee approved Architecture and Site application S-14-063 for construction of a new single-family residence on this property. The current Architecture and Site application is being referred to the Planning Commission because the applicant is proposing to exceed the maximum allowable floor arear ratio (FAR), fencing in exceedance of six feet within the Hillside Area for a sports court, site improvements requiring a Grading Permit for a swimming pool, basketball court, and additional on -site parking, and removal of large, protected trees. The residence would have the largest floor area in terms of square footage in the immediate neighborhood based on Town and County records. PAGE 3 OF 8 SUBJECT: 140 Prospect Avenue/S-20-033 DATE: December 3, 2021 PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is approximately 30,090 square feet, located on the west side of Prospect Avenue (Exhibit 1). The subject site and surrounding properties are comprised of single-family homes. B. Project Summary The applicant proposes demolition of the existing 608-square foot detached garage and construction of a new 866-square foot detached garage and as a result the floor area on site would exceed the maximum allowable FAR. In addition, the proposed project includes sport court fencing in exceedance of six feet, site improvements requiring a Grading Permit for a swimming pool, basketball court, and additional on -site parking, and removal of large protected trees. The project also includes below-grade square footage that would not count towards the allowable floor area. C. Zoning Compliance A detached garage, pool, and sports court are permitted in the R-1:20 zone. The proposed detached garage is in compliance with the zoning regulations for height, setbacks, and on- site parking requirements for the property. The property is located within the Hillside area and is subject to the Hillside Development Standards and Guidelines (HDS&G). The applicant’s request for installation of an eight-foot wood fence and 12-foot black, vinyl mesh fence enclosing the proposed sports court requires discretionary review through a Minor Residential Development application for sport court fencing over six feet in height. The required discretionary review of the sport court fencing is included as part of this proposal for consideration by the Planning Commission. DISCUSSION: A. Architecture and Site Analysis The applicant proposes construction of a new 866-square foot detached garage which, when combined with existing floor area onsite, would exceed the maximum allowable FAR, site improvements including a swimming pool, basketball court, and additional on-site parking. Proposed exterior materials for the detached garage include a clay tile roof, smooth coat stucco siding, aluminum clad windows and doors, wood trim, and corbels to match the existing single-family residence (Exhibit 7). The applicant has provided a Letter of Justification detailing the project and the requested exception to the FAR and sport court fencing in excess of six feet in height (Exhibit 4). The proposal includes 956 square feet of below-grade square footage that does not count towards the allowable floor area. PAGE 4 OF 8 SUBJECT: 140 Prospect Avenue/S-20-033 DATE: December 3, 2021 PROJECT DESCRIPTION (continued): A summary of the floor area for the existing residence and propose detached garage is included in the table on the following page. B. Neighborhood Compatibility Pursuant to Section 29.40.075 (d) of the Town Code, parcels greater than 30,00 0 square feet are subject to the FAR standards contained in the HDS&G. Pursuant to the HDS&G, the maximum allowable floor area for the subject property is 4,900 square feet. The proposed residence at 4,718 square feet plus 466 square feet of countable gar age floor area would result in a total of 5,184 square feet, exceeding the maximum allowable floor area by 284 square feet. The table below reflects the current conditions of the homes in the immediate area and the proposed project. Address Zoning House SF Garage SF Total SF Site SF Building FAR Garage FAR 100 Reservoir Rd. R-1:20 3,959 1,078 5,046 20,000 0.20 0.054 110 Reservoir Rd. R-1:20 2,823 829 3,652 37,666 0.07 0.022 110 Sisters Ct. R-1:20 4,379 818 5,197 20,062 0.22 0.041 120 Sisters Ct. R-1:20 4,107 840 4,947 21,477 0.19 0.039 130 Sisters Ct. R-1:20 4,945 454 5,399 30,134 0.16 0.015 100 Prospect Ave. R-1:20 3,683 989 4,672 25,530 0.14 0.039 120 Prospect Ave. R-1:20 3,757 539 4,296 26,665 0.14 0.020 130 Prospect Ave. R-1:20 4,102 473 4,575 30,025 0.14 0.016 150 Prospect Ave. R-1:20 4,294 761 5,055 20,127 0.21 0.038 160 Prospect Ave. R-1:20 4,373 1,094 5,467 20,347 0.21 0.054 87 Prospect Ave. R-1:20 2,758 720 3,478 14,750 0.19 0.049 140 Prospect Ave. (Existing) R-1:20 4,628 608 5,236 30,090 0.15 0.020 140 Prospect Ave. (Proposed) R-1:20 4,718 866 5,584 30,090 0.16 0.029 Floor Area Chart Existing SF Counts Towards FAR Proposed SF Counts Towards FAR Main House 4,628 4,628 4,718 4,718 Below-Grade Area * 0 0 956 0 Garage ** 608 208 866 466 Total 5,236 4,836 6,540 5,184 * Pursuant to Sec. 29.10.020, floor area means the entire enclosed area of all floors that are more than four feet above the proposed grade, measured from the outer face of exterior walls or in the case of party walls from the centerline. ** Pursuant to the HDS&G a garage up to 400 square feet in area is not included in the floor area ratio calculation. PAGE 5 OF 8 SUBJECT: 140 Prospect Avenue/S-20-033 DATE: December 3, 2021 PROJECT DESCRIPTION (continued): While the property is zoned R-1:20, it is located within the Hillside Area and subject to the HDS&G. Based on Town and County records, the homes in the immediate neighborhood range in size from 2,758 square feet to 4,945 square feet and garages range in size from 473 square feet to 1,094 square feet. The building FARs range from 0.07 to 0.22 and the garage FARs range from 0.016 to 0.054. The applicant is proposing 4,718 square feet of countable floor area for the home (including 90 square feet of bathroom floor area in the garage) on a 30,090-square foot parcel. The proposed residence would be the second largest in terms of total square footage and the seventh largest in terms of FAR. The proposed detached garage would be the fourth largest in terms of total square footage and the eighth largest in terms of FAR. There are no homes in the immediate neighborhood which currently exceed their maximum allowable floor area ratio. Exhibit 4 contains the applicant’s Letter of Justification addressing each of the findings required to grant an exception to the maximum allowable FAR. In addition, the applicant states that due to the topography and narrowness of the lot, there is a shortage of street parking and the enlarged garage would allow for additional on -site parking spaces. In addition, the applicant states that there are adjacent properties with garages that are larger in terms of square footage on lots that are smaller than the subje ct property. C. Tree Impacts The development plans were reviewed by the Town ’s Consulting Arborist who inventoried 12 protected trees within the project area and made recommendations for preservation (Exhibit 5). The project proposes removal of four protected trees, two of which are considered to be large protected trees (trees 254 and 261). The Consulting Arborist notes that all four trees recently planted along the front of the property (trees 746 through 749) would all require removal or transplanting based on the proposed site improvements. If the project is approved, tree protection measures would be implemented prior to construction and maintained for the duration of construction activity. Planting of replacement trees and/or payment of in-lieu fees would be required prior to issuance of a Certificate of Occupancy pursuant to Town Code. Arborist recommendations for tree protection have been included in the Conditions of Approval to mitigate impacts to pro tected trees (Exhibit 3). D. Grading The applicant is proposing site improvements with grading quantities in excess of 50 cubic yards, which requires a Grading Permit. The Town’s Parks and Public Works Engineering staff have included a condition of approval requiring submittal and evaluation of a Grading Permit in parallel with the required Building Permits (Exhibit 3). Site improvements PAGE 6 OF 8 SUBJECT: 140 Prospect Avenue/S-20-033 DATE: December 3, 2021 PROJECT DESCRIPTION (continued): including a sports court, a paved parking space, pool, and gazebo are proposed. The Site Planning section of the HDS&G limits site grading cut depths to a maximum of four feet and fill depths to a maximum of three feet. New below grade space is proposed under the footprint of the detached garage and is exempt from the site grading cut and fill depths. The grading associated with each site improvement has been reviewed by Planning and Engineering staff and it is in compliance with the maximum grading cut and fill depths as outlined in the HDS&G. The applicant has included a Letter of Justification addressing the proposed grading (Exhibit 4). E. Fencing The applicant has requested approval to construct an eight-foot wood fence along the north elevation of the proposed sports court, adjacent to the shared driveway, and a 12-foot black, vinyl mesh fence along the east, south, and west elevations of the proposed sports court (Exhibit 4). Section 29.40.025 of the Town Code requires discretionary review through a Minor Residential Development application for sport court lighting and fencing over six feet in height enclosing sport court areas. The required discretionary review of the sport court fencing is included as part of this proposal for consideration by the Planning Commission in the determination of whether it is appropriate. Pursuant to the HDS&G, lighting for night use of outdoor sport courts is prohibited and no lighting is proposed by the applicant. F. Neighbor Outreach The owners have indicated that they have shared the plans with surrounding neighbors as outlined in Exhibit 4. G. CEQA Determination 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: Public comments received by 11:00 a.m., Friday, December 3, 2021, are included as Exhibit 6. PAGE 7 OF 8 SUBJECT: 140 Prospect Avenue/S-20-033 DATE: December 3, 2021 CONCLUSION: A. Summary The applicant is requesting approval of an Architecture and Site application for construction of a new detached garage to exceed the floor area ratio, installation of an eight-foot wood fence and 12-foot black, vinyl mesh fence enclosing a proposed sports court, site improvements requiring a Grading Permit for a swimming pool, basketball court, and additional on-site parking, and removal of large protected trees. The proposed residence would be the second largest in terms of total square footage and seventh largest in terms of FAR, while the proposed detached garage would be the fourth largest in terms of total square footage and the eighth largest in terms of FAR in the immediate neighborhood. There are no homes in the immediate neighborhood which currently exceed their maximum allowable floor area ratio. The applicant has proposed an eight-foot wood fence along the north elevation of the proposed sports court, adjacent to the shared driveway, and a 12 - foot black, vinyl mesh fence along the east, south, and west elevations of the proposed sports court. The site improvements proposed for a swimming pool, basketball court, and additional on-site parking all comply with the maximum allowable cut and fill depths pursuant to the HDS&G. B. Recommendation Based on the analysis above, staff recommends denial of the Architecture and Site application. C. Alternatives Alternatively, the Commission can: 1. Approve the application by taking the following actions: a. Make the finding that the proposed project is Categorically Exempt, pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures (Exhibit 2); b. Make the finding that the project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations) with the exception of the requested fence height exceedance for the sports court (Exhibit 2); c. Make the required finding as required by Section 29.40.0 25 of the Town Code for granting approval of fencing over six feet in height to enclose a sports court (Exhibit 2); d. Make the finding that the project is in compliance with the Hillside Development Standards and Guidelines with the exception to the allowable floor area (Exhibit 2); e. Make the findings as required by the Hillside Development Standards and Guidelines PAGE 8 OF 8 SUBJECT: 140 Prospect Avenue/S-20-033 DATE: December 3, 2021 CONCLUSION (continued): for granting approval of an exception to the maximum allowable floor area (Exhibit 2); f. Make the finding that the project complies with the Hillside Specific Plan (Exhibit 2); g. Make the considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 2); and h. Approve Architecture and Site Application S-20-033 with the conditions contained in Exhibit 3 and the development plans in Exhibit 7. 2. Approve the application with additional and/or modified conditions; or 3. Continue the matter to a date certain with specific direction. EXHIBITS: 1. Location Map 2. Required Findings and Considerations 3. Recommended Conditions of Approval 4. Project Description and Letter of Justification, dated August 2, 2021 5. Consulting Arborist’s Report, dated October 13, 2021 6. Development Plans COLLEGE AVPROSPECT AVRESERVOIR RDJONES RDSIST E R S C T KIMBLE AV 140 Prospect 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\12-8-21\ITEM 4 - PROSPECT 140\EXHIBIT 2 - REQUIRED FINDINGS AND CONSIDERATIONS.DOCX PLANNING COMMISSION – December 8, 2021 REQUIRED FINDINGS AND CONSIDERATIONS FOR: 140 Prospect Avenue Architecture and Site Application S-20-033 Requesting Approval for Demolition of an Existing Detached Garage, Construction of a New Detached Garage to Exceed the Floor Area Ratio, a Grading Permit for Site Improvements, Sport Court Fencing in Excess of Six Feet, and Removal of Large Protected Trees on Property Zoned R-1:20. Located at 140 Prospect Avenue. APN 529-44-021. PROPERTY OWNER: Daniel Barragan APPLICANT: David Kuoppamaki 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 requested fence height exceedance for the sports court. Required Finding for Fence Height Enclosing A Sport Court: ■ As required by Section 29.40.025 of the Town Code for granting approval of fencing over six feet in height to enclose a sports court. Required Compliance with Hillside Development Standards and Guidelines (HDS&G): ■ The project is in compliance with the Hillside Development Standards and Guidelines with the exception to the allowable floor area. EXHIBIT 2 S:\PLANNING COMMISSION REPORTS\2021\12-8-21\ITEM 4 - PROSPECT 140\EXHIBIT 2 - REQUIRED FINDINGS AND CONSIDERATIONS.DOCX Exception to the Maximum Allowable Floor Area: ■ The Commission may grant an exception to the maximum allowed floor area if the following conditions are satisfied. The applicant has provided reasons and evidence to support the granting of the floor area exception. 1. The development will not be visible from any of the established viewing areas. 2. There will be no significant impacts on protected trees, wildlife habitat or movement corridors. 3. Any grading necessary to accommodate the building area that exceeds the allowed floor area ratio or any accessory building will be minimized. 4. All standards and applicable guidelines are being met. 5. Compliance to Title 24 Energy Efficiency Standards are shown using computer methods. The compliance margin must be at least 10.0. 6. The house will be pre-wired for future photovoltaic (PV) installation. 7. A minimum of 25% of hardscape material is permeable (certain types of interlocking pavers, grasscrete, pervious concrete, etc.) 8. A significant below grade square footage element is included in the design, unless it conflicts with other standards. 9. There will not be a significant visual impact to neighboring properties. Required Compliance with the Hillside Specific Plan ■ The project is in compliance with the Hillside Specific Plan. CONSIDERATIONS Required Considerations in Review of Architecture and Site Applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project . S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx PLANNING COMMISSION – December 8, 2021 CONDITIONS OF APPROVAL 140 Prospect Avenue Architecture and Site Application S-20-033 Requesting Approval for Demolition of an Existing Detached Garage, Construction of a New Detached Garage to Exceed the Floor Area Ratio, a Grading Permit for Site Improvements, Sport Court Fencing in Excess of Six Feet, and Removal of Large Protected Trees on Property Zoned R-1:20. Located at 140 Prospect Avenue. APN 529-44-021. PROPERTY OWNER: Daniel Barragan APPLICANT: David Kuoppamaki PROJECT PLANNER: Jocelyn Shoopman TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC, or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested . 3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety o r security. 4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit. 5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 6. TREE FENCING: Protective tree fencing and other protection measures shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and s hall remain through all phases of construction. Include a tree protection plan with the construction plans. 7. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report for the project, on file in the Community Development Department. These recommendations must be incorporated in the building permit plans and completed prior to issuance of a building permit where applicable. EXHIBIT 3 S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx 8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties. 9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 10. TREE REPLACEMENT: Prior to issuance of final occupancy replacement trees must be planted. 11. 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. 12. 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. 13. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 14. PERMITS REQUIRED: A Demolition Permit is required for the demolition of the existing detached garage. A separate Building Permit is required for the construction of the new detached garage and future ADU. An additional Building Permit will be required for any detached structure such as the gazebo, swimming pool, and any retaining wall supporting a surcharge. An additional Building Permit will be required for the PV System if the system is required by the California Energy Code. 15. 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. 16. 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. 17. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 18. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 19. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building Department Demolition Application and a Bay Area Air Quality Management District Application from the Building Department Service Counter. Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, return the completed form to the Building Department S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx Service Counter with the Air District’s J# Certificate, PG&E verification, and three (3) sets of site plans showing all existing structures, existing utility service lines such as water, sewer, and PG&E. No demolition work shall be done without first obtaining a permit from the Town. 20. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics. 21. 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. 22. 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 23. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet. 24. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61: a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs, located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars if needed in the fut ure. b. All passage doors shall be at least 32-inch wide doors on the accessible floor level. c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing, no more than 1 inch out of plane with the immediate interior floor level and with an 18-inch clearance at interior strike edge. d. A door buzzer, bell or chime shall be hard wired at primary entrance. 25. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. 26. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx 27. 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. 28. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a California licensed Landscape Architect in conformance with California Public Resources Code 4291 and California Government Code Section 51182. 29. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Landscape Architect certifying the landscaping and vegetation clearance requirements have been completed per the California Public Resources Code 4291 and Government Code Section 51182. 30. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building. 31. 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. 32. 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 33. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-related 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 st reet will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. The Owner/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 S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx may result in the issuance of correction notices, citations, or stop work orders and the Town performing the required maintenance at the Owner/Applicant's expense. 34. 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. 35. 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. 36. PRIOR APPROVALS: All conditions per prior approvals shall be deemed in full force and affect for this approval. 37. 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 permit s 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. 38. CHANGE OF OCCUPANCY: Prior to initial occupancy and any subsequent change in use or occupancy of any non-residential condominium space, the buyer or the new or existing occupant shall apply to the Community Development Department and obtain approval for use determination and building permit and obtain inspection approval for any necessary work to establish the use and/or occupancy consistent with that intended. 39. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to the Town on a yearly basis. In addition to general coverage, the policy must cover all elements encroaching into the Town’s right-of-way. 40. PUBLIC WORKS INSPECTIONS: The Owner/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. 41. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner/Applicant or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner/Applicant or their representative's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, 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 S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx Owner/Applicant or their representative shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 42. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 43. STREET 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. 44. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be deposited with the Engineering Division of the Parks and Public Works Department prior to the commencement of plan check review. 45. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any grading or building permits or recordation of the Parcel / Final Map. 46. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner/Applicant’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans. 47. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California and submitted to the Town Engineer for review and approval. Additionally, any post-project traffic or parking counts, or other studies imposed by the Planning Commission or Town Council shall be funde d by the Owner/Applicant. 48. GRADING PERMIT: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). After the preceding Architecture and Site Application has been approved by the respective deciding body, the grading permit application (with grading plans and associated required materials and plan check fees) shall be made to the Engineering Division of the Parks and Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location(s), driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervio us areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). Prior to Engineering signing off and closing out on the issued grading permit, the Owner/Applicant’s soils engineer shall verify, with a stamped and signed letter, that the grading activities were completed per plans and per the requirements as noted in the soils report. A separate building permit, issued by the Building Department, located at 110 E. Main Street, is needed for grading within the building footprint. 49. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work unlawfully completed shall be charged double the current fee. As a result, the required grading permit fees associated with an application for grading will be charged accordingly. 50. GRADING ACTIVITY RESTRICTIONS: Upon receipt of a grading permit, any and all grading activities and operations shall not commence until after/occur during the rainy season, as S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx defined by Town Code of the Town of Los Gatos, Sec. 12.10.020, (October 15-April 15), has ended. 51. 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. 52. CONSTRUCTION EASEMENT: Prior to the issuance of a grading or building permit, it shall be the sole responsibility of the Owner/Applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the grading herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit. 53. DRAINAGE IMPROVEMENT: Prior to the prior to the issuance of any grading/improvement permits, whichever comes first, the Owner/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. 54. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a grading permit/building permit. 55. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall: top of wall elevations and locations. b. Toe and top of cut and fill slopes. 56. RETAINING WALLS: A building permit, issued by the Building Department, located at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 57. PROXIMITY OF RETAINING WALLS TO ADJACENT BUILDINGS: Prior to the issuance of a grading or building permit, structural details for the proposed retaining walls located immediately adjacent to or in the immediate vicinity of existing buildings on adjoining lots shall be submitted confirming that said walls will not negatively affect the structural integrity of these buildings. 58. 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. 59. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be conducted for the project to determine the surface and sub-surface conditions at the site and to determine the potential for surface fault rupture on the site. The geotechnical study shall provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections. All recommendations of the investigation shall be incorporated into project plans. S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx 60. SOILS REVIEW: Prior to issuance of a building permit, the Owner/Applicant’s engineers shall prepare and submit a design-level geotechnical and geological investigation for review by the Town’s consultant, with costs borne by the Owner/Applicant, and subsequent approval by the Town. In the event that the deciding body requests as such, the peer review shall be completed prior to approval of a development application. The Owner/Applicant’s soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. Approval of the Owner/Applicant’s soils engineer shall then be conveyed to the Town either by submitting a Plan Review Letter prior to issuance of grading or building permit(s). 61. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Owner/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/Applicant’s soils engineer and submitted to the Town before a certificate of occupancy is granted. 62. 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/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/Applicant. 63. WATER METER: The existing water meter, currently located within the Prospect Ave right - of-way, shall be relocated within the property in question, directly behind the public right - of-way line. The Owner/Applicant shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a building permit. 64. JOINT TRENCH PLANS: Joint trench plans shall be reviewed and approved by the Town prior to recordation of a map. The joint trench plans shall include street and/or site lighting and associated photometrics. A letter shall be provided by PG&E stating that public street light billing will by Rule LS2A, and that private lights shall be metered with billing to the homeowners’ association. Pole numbers, assigned by PG&E, shall be clearly delineated on the plans. 65. SANITARY SEWER CLEANOUT: The existing sanitary sewer cleanout, currently located within the Prospect Avenue right-of-way, shall be relocated within the property in question, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. The Owner/Applicant shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 66. UTILITIES The Owner/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 S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx be placed underground. Underground conduit shall be provided for cable television service. The Owner/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. 67. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient distance to allow excavation of the utility without undermining the house foundation. The Town Engineer shall determine the appropriate setback based on the depth of the utility, input from the project soils engineer, and the type of foundation. 68. UTILITY EASEMENTS: Deed restrictions shall be placed on lots containing utility easements. The deed restrictions shall specify that no trees, fences, structures or hardscape are allowed within the easement boundaries, and that maintenance access must be provided. The Town will prepare the deed language and the Owner/Applicant's surveyor shall prepare the legal description and plat. The Owner/Applicant shall pay any recordation costs. The documents shall be recorded before any grading or permits are issued. 69. 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. 70. ADVANCE NOTIFICATION: Advance notification of all affected residents and emergency services shall be made regarding parking restriction, lane closure or road closure, with specification of dates and hours of operation. 71. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to the issuance of a grading or building permit, the Owner and/or Applicant or their representative shall work with the Town Building Department and Engineering Division Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the Owner and/or Applicant to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required. Cover all trucks hauling soil, sand and other loose debris. 72. CONSTRUCTION HOURS: The delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays. The Town may authorize, on a case-by-case basis, alternate construction hours. The Owner/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. 73. 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 - S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx 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. 74. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any grading or 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 Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, materials storage area(s), construction trailer(s), concrete washout(s) and proposed outhouse locations. Plea se refer to the Town’s Construction Management Plan Guidelines document for additional information. 75. EMERGENCY VEHICLE ACCESS: The Emergency Vehicle Access Easement (EVAE) that traverses the Project Site shall be kept open and in a safe, drive-able condition throughout construction. If temporary closure is needed, then formal written notice shall be provided at least one week in advance of closure. 76. SANTA CLARA VALLEY WATER DISTRICT (SCVWD): Prior to start of any work along or within Santa Clara Valley Water District (SCVWD) right-of-way/easement, the Owner/Applicant shall submit construction plans to SCVWD for review and approval and obtain necessary encroachment permits for the proposed work. A copy of approved encroachment permit is required to be submitted to the Engineering Division of the Parks and Public Works Department prior to Building Permit issuance. 77. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used. A Sanitary Sewer Clean-out is required for each property at the property line, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. 78. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Building Official. The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve as defined in the Uniform Plumbing Code adopted by the Town and maintain such device in a functional operation condition. Evidence of West Sanitation District’s decision on whether a backwater device is needed shall be provided prior to the issuance of a building permit. 79. BEST MANAGEMENT PRACTICES (BMPs): The Owner/Applicant is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be maintained and be placed for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Removal of BMPs (temporary removal during construction activities) shall be replaced at the end of each working day. Failure to comply with the construction BMP will result in the issuance of correction notices, citations, or stop work orders. S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx 80. NPDES STORMWATER COMPLIANCE: In the event that, during the production of construction drawings for the plans approved with this application by the Town of Los Gatos, it is determined that the project will create and/or replace more than 2,500 square feet of impervious area, completion of the NPDES Stormwater Compliance Small Projects Worksheet and implementation of at least one of the six low impact development site design measures it specifies shall be completed and submitted to the Engineering Division before issuance of a grading/building permit. 81. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following measures: a. Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas. c. Direct roof downspouts to vegetated areas. d. Use porous or pervious pavement surfaces on the driveway, at a minimum. e. Use landscaping to treat stormwater. 82. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous domestic waste materials to be deposited in such a manner or location as to constitute a threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful discharges to storm drains include, but are not limited to: discharges from toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or vehicle cleaning. 83. 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 Constructi on General Permit and Stormwater ordinances and regulations. 84. 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. St reets 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 includ e at least one (1) late-afternoon S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx 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. 85. 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. 86. 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. 87. WATER FEATURES: New swimming pools, hot tubs, spas and/or fountains shall have a connection to the sanitary sewer system, subject to West Valley Sanitation District’s S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx authority and standards, to facilitate draining events. Discharges from these features shall be directed to the sanitary sewer and are not allowed into the storm drain system. 88. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. Any storm drain inlets (public or private) directly connected to public storm system shall be stenciled/signed with appropriate “NO DUMPING - Flows to Bay” NPDES required language. On-site drainage systems for all projects shall include one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of permeable surfaces. If 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. 89. 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. 90. 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/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/Applicant's expense. 91. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: Immediately upon approval of an encroachment permit, the Owner/Applicant shall initiate a weekly neighborhood email notification program to provide project status updates. The email notices shall also be posted on a bulletin board placed in a prominent lo cation along the project perimeter. 92. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously. 93. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 94. FIRE SPRINKLERS REQUIRED: (As noted on Sheet CVR-1) An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: 1) In all new one- and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 SF whether by increasing the area of the primary residence or by creation of an attached Accessory Dwelling Unit. 2) In all new basements and in existing basements that are expanded by more than 50 percent. 3) In all attached Accessory Dwelling Units, additions or alterations S:\PLANNING COMMISSION REPORTS\2021\12-8-21\Item 4 - Prospect 140\Exhibit 3 - Recommended Conditions of Approval.docx to an existing one- and two-family dwellings that have an existing fire sprinkler system. Exceptions: 1) One or more additions made to a building after January 1, 2011 that does not total more than 1,000 square feet of building area and meets all access and water supply requirements of Chapter 5 and Appendix B and C of the 2019 California Fire Code. 2) 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 sprin klers. c) The detached ADU does not exceed 1,200 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. Sp rinklers required for both detached ADU and gazebo. 95. GENERATOR: (As noted on Sheet CVR-1) New standby generator shall be on a deferral submittal for further review. 96. 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 97. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. 98. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 99. 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] 3141 Stevens Creek Blvd #104 San Jose, CA 95117 408.357.0818 Office 530.919.2921 Cell DATE: AUGUST 2, 2021 TO: LOS GATOS BUILDING DEPARTMENT PROJECT OWNER/ADDRESS: Daniel Barragan 140 Prospect Ave Los Gatos, CA 95030 Written Description of Proposed Project / Letter of Justification Garage: This project has an existing 2 story 4,628 SF residence with a 608 SF detached garage. We are asking to: 1. Enlarge the existing 608 SF garage to a 956 SF building. It will be 866 SF garage with 90 SF bathroom counted toward main residence square foot. The enlarged garage will also have a basement below with a lightwell that open s to the existing sloping rear yard. This will make a 4,718 SF residence with a 866 SF garage. The max allowed is 4,900 SF residence with a 400 SF garage. This increase in FAR by 284 SF will require additional approval. 2. A sports court is also being proposed. For the sports court, we are asking for fencing that is taller than allowed by HDS&G. The fence height will requi re addition approval. 3. Grading will be required for the proposed pool, gazebo and front patio extension. The grading for these are within HDS&G requirements. We will also have grading for the basement lightwell which will require additional approval. 4. We will be adding retaining walls in specific locations to help create these areas on site and would like to address how these walls are consistent with the objectives of the HDS&G. 5. The garage and ADU will be designed to have similar architectural features to the existing residence. Please not the ADU is not a part of this approval, but it’s design does impact architectural design of the garage. 6. We will be removing a heritage tree in poor condition and adding visual screen landscaping. 7. During this process we have reached out to neighbors and made adjustments to the plans to appease all parties. Increase in FAR and neighborhood compatibility. Per planning, the max FAR for this lot is 4,900 residence with 400 SF garage and 1,200 SF ADU on this 30,090 SF lot. We are asking for a 4,718 SF residence (90 SF increase as the bathroom in the garage is counted toward living space) and an 866 SF garage. The Existing residence and detached garage sit atop a hill with a narrow driveway. Prospect Avenue has very little street parking and there is very little room for vehicles on this property. The proposal increases the garage size to help accommodate parking on this lot. Out of the twelve neighbors in the house size comparison chart, the average garage size is 7 68 SF and there are three residences with garages larger than 866 SF, on smaller lots. If you do a comparison of house size to garage size, 140 Prospect appears to have quite a small garage and enlarging it fits with the house to garage size comparison. We are asking for exceptions of the maximum floor area and are following the requirements in the Hillside -Standards: 1. The developed area will not be visible from any of the established viewing areas. 2. There will be no significant impacts on protected trees, wi ldlife habitat or movement corridors. The main tree that is being removed near the addition is due to its condition per the arborist. (see arborist report) 3. All grading for the building extension is minimal. 4. All standards and guidelines are being met. 5. Since this is a garage, we will not need to be compliant with Title -24, but the living areas of basement and ADU will comply with Title-24. Please not the ADU is not a part of this application 6. The ADU roof will be pre-wired for future photovoltaic installation . Please not the ADU is not a part of this application 7. Over 25% of new hardscape material will be permeable. 8. A below grade square footage element is included in the design. 9. The visual impact to the neighbors will be minimal. EXHIBIT 4 10. Other – also the size of the house is similar to all the neighboring properties, although there are 3 neighbors that have 3 car garages and that’s what we are looking to have also – 150 Prospect Ave, 120 Sisters Ct and 110 Sisters Ct. all have 3 car garages. Fencing. The front yard we are proposing to extend the existing front patio with a new stairway going down to a landscape area. Past this lawn/landscape area is a proposed sports court (half a basketball court). The court is located adjacent to the neighbo r’s outdoor activity area. The sports court is proposing two types of fencing over 6 ft in height. The first is the 8ft tall redw ood fence on the driveway side of the sports court. This is to provide protection from the shared driveway and traffic there an d to keep the sports court balls within the court. Also, please note the fence elevations sheet A0.2. as the tallest portion of th e fence is 8’-0” at the high side, the fence is under 6ft. This special privacy concern between the driveway and sports court cannot be practically addressed by additional landscaping or tree screening. The other three sides of the court we are proposing 12 ft tall black mesh (see through) fencing. This is to keep the sports court balls out of the neighboring property. The propos ed see- through black mesh is also proposed to provide a view through the sports court to the landscaping and residence beyond. Again, this 12 ft black see -through mesh fencing is to accommodate special privacy concerns. There is little parking on site or i n the cul-de-sac, so we are proposing permeable paver parking past the sports court. Grading Depth Exceptions . This project will have a new basement built under the proposed garage. There are no other basements on this site. Basements and pools are exclu ded from the maximum graded cuts and fills per HDS&G. The proposed detached garage basement with lightwell, while required for fire life and safety are not excluded. The rear of the property has a gradual slope downhill an d we positioned the basement and lightwell within this sloping area to reduce any visual impact it may and retain the existing natural slope of the property. The excavation itself, will not be overly impactful to the site. Planning has asked for justification of the size of the lightwell. The initial SF of the lightwell was 274 SF and this included an outdoor seating and bbq area. The mini mum area for a lightwell per fire life and safety for this basement would be 88 SF. Thi s would be a 3ft clear space directly outside the basement for egress. We would like a little more space than the minimum so it is not so cramped and have updated the light well to be 175 SF. This will reduce the impact of grading and allow for a clear spa ce outside of the basement. Retaining walls . There are many areas of this project that require grading and to reduce the overall grading and its potential impact to the s ite we are recommending adding retaining walls. The retaining wall height are consist ent with the objectives of the HDS &G. The main areas for these retaining walls are the rear pool/gazebo area, front patio extension and sports court/parking area. The rear yard has a flat area that can have construction based on LRDA. We are proposing a p ool and 180 SF Gazebo in this area. We are proposing a 5ft tall retaining wall in this LRDA area to flatten the area for these improvements. Pool and Gazeb o location will have little to no impact on adjacent properties. Grading will be minimal as our propo sed location for the pool and gazebo are a naturally flat area of the rear yard. The retaining wall in this location will also provide slope stability for the pool and gazebo. The front patio extension and sports court will need to two 3 foot retaining wa lls and one 5 foot retaining wall (to match the existing retaining wall height on the driveway. These retaining walls will follow the existing topography of the site and kee p the visual aesthetics of the natural grade. They will also reduce the grading req uired to add these elements Garage Architectural Features. We are proposing a 10-foot garage level ceiling and an 8-foot ADU ceiling above. The request for 10 ft ceiling is to fit a car lift. The existing garage is below average size with no driveway park ing. Optimal car lift height is 11 – 12 feet tall but we can fit a lift in a 10-foot-tall ceiling, giving more room for parking. Although the ADU is not a part of this application, it’s ceiling height has a direct effect on the overall height and mass of this design. The existing residence has a 9-foot 1st and 2nd floor. As the 10-foot garage level ceiling has concerned planning regarding bulk of the building, we have broken down the façade of all sides of the building to reduce the image of prominently v isible mass of building. The front and rear of the building have porches to break up the façade, while the right side has a pop out with woo d material instead of the main stucco material to help with bulk and the left side has a single-story roof from the garage below to alleviate the feeling of bulk. We have also proposed an 8ft ADU ceiling to maintain the similar height as the residence. Landscaping. The rear yard consists of a large oak tree that is in poor condition per our Arborist Report from Ke vin Kielty, Certified Arborist #WE0476A. We are now proposing to remove this Oak tree and two other smaller Oak trees that are in the way of our proposed pool area. We are also proposing 3 large , 48 inch box mature Black Oak trees to be planted between t he garage and fence shared by the neighbor to provide a visual screen. Neighborhood Outreach . On March 23, 2021 we mailed out a letter to the following neighbors along with a set of plans. This letter and plans was provided to the planning department. 87, 100, 110, 120, 130, 150, 160 Prospect Ave & 110, 120, 130 Sisters Ct. We received comments back from Robert Khalipa at first who is the father of the owner Jason Khalipa at 130 Prospect. He had concerns about the ADU on top of the garage (which is not a part of this review). We had a conversation with Jason the owner of 130 Prospect and he had concerns about the roof top deck on top of the ADU. At that point we decided to remove that element from the plans and add mature privacy trees between the garage/ADU and 130 Prospect to create a visual screen. This page Intentionally Left blank 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Tree Inventory, Assessment, and Protection Report 140 Prospect Avenue, Los Gatos Los Gatos, CA 95032 Prepared for: Town of Los Gatos October 13, 2021 Prepared By: Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 1 EXHIBIT 5 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Table of Content Summary ...............................................................................................................1 Introduction ...........................................................................................................1 Background ............................................................................................................1 Assignment .............................................................................................................1 Limits of the assignment ........................................................................................1 Purpose and use of the report ................................................................................2 Observations .........................................................................................................2 Tree Inventory .........................................................................................................2 Plans .......................................................................................................................2 Analysis .................................................................................................................4 Discussion .............................................................................................................5 Condition Rating .....................................................................................................5 Expected Impact Level ...........................................................................................6 Mitigation for Removals ..........................................................................................7 Tree Protection .......................................................................................................8 Conclusion ............................................................................................................8 Recommendations ...............................................................................................9 Bibliography ........................................................................................................10 Glossary of Terms ...............................................................................................11 Appendix A: Tree Inventory Map and Site Plan ................................................13 A1: Existing Site Plan ...........................................................................................13 A2: Proposed Plan ................................................................................................14 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Appendix B: Tree Inventory and Assessment Tables ......................................15 Appendix C: Photographs ..................................................................................17 C1: Blue oak #261 ................................................................................................17 C2: Blue oak #254 ................................................................................................18 C3: Blue oak #257 ................................................................................................19 C5: Black oak #275 ..............................................................................................20 C6: Coast live oaks #746 and #747 ......................................................................21 C7: Coast live oaks #748 and #749 ......................................................................22 Appendix D: Tree Protection Guidelines ...........................................................23 D1: Plan Sheet Detail S-X (Type I) ........................................................................23 D2: Plan Sheet Detail S-Y (Type III) ......................................................................24 D3: Section 29.10.1005. - Protection of Trees During Construction ....................25 Tree Protection Zones and Fence Specifications .................................................25 All persons, shall comply with the following precautions .....................................26 Prohibited Activities ..............................................................................................26 Monitoring ............................................................................................................27 Root Pruning .........................................................................................................27 Boring or Tunneling ...............................................................................................27 Tree Pruning and Removal Operations .................................................................27 Appendix E: Tree Protection Signs ....................................................................28 E1: English ............................................................................................................28 E2: Spanish ...........................................................................................................29 Qualifications, Assumptions, and Limiting Conditions ...................................30 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Certification of Performance .............................................................................31 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Summary The applicant is requesting approval for the demolition of an existing detached garage, construction of a new detached garage to exceed the floor area ratio (FAR), and a grading permit for site improvements. The inventory contains eleven (11) trees comprised of three (3) different species (coast live oak (Quercus agrifolia), blue oak (Quercus douglasii), and black oak (Quercus kelloggii)). Six trees are considered Large Protected and none are Exempt. Three trees are in good condition, seven in fair shape, one poor (#749), and one very poor (#254). Large Protected blue oak #254 is void of foliage and in irreversible decline. Seven trees could highly impacted by the proposed plans including two Large Protected blue oaks #261 and #254. I considered #275 and #252A to be moderate- highly impacted. The four coast live oaks in front #746, #747, #748, and #749 would all require removal or transplanting. It may be possible to work around #261 and #254 or use alternative construction techniques to minimize impacts, but as displayed on the plans these trees would be destroyed. The applicant will be required to replace seven (7) protected trees according to the ordinance. Tree Protection would require exclusion from the lower terrace and trees #275 and #252A are close to the proposed grading and exclusion by fence, or relegating construction to the adjacent most upper plane in the terraces. The front of the site will require everything to be eradicated and no tree protection will be necessary. There were twelve (12) trees appraised for a rounded depreciated value of $88,530.00. Introduction Background The Town of Los Gatos asked me to assess the site, trees, and proposed footprint plan, and to provide a report with my findings and recommendations to help satisfy planning requirements. Assignment •Provide an arborist’s report including an assessment of the trees within the project area and on the adjacent sites. The assessment is to include the species, size (trunk diameter), condition (health, structure, and form), and suitability for preservation ratings. Affix number tags on the trees for reference on site and on plans. •Provide tree protection specifications, guidelines, and impact ratings for those affected by the project. •Provide appraised values using the Trunk Formula Technique. Limits of the assignment •The information in this report is limited to the condition of the trees during my inspection on September 21, 2021. No tree risk assessments were performed. •Tree heights and canopy diameters are estimates. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 •The plans reviewed for this assignment were as follows (Table 1) Purpose and use of the report The report is intended to identify all the trees within the plan area that could be affected by a project. The report is to be used by the Town of Los Gatos and the property owners as a reference for existing tree conditions to help satisfy planning requirements. Observations Tree Inventory The inventory consists of trees protected by the Town of Los Gatos located on site and those in close proximity on neighboring properties. Sec. 29.10.0960. - Scope of protected trees. All trees which have a four-inch or greater diameter (twelve and one half-inch circumference) of any trunk, when removal relates to any review for which zoning approval or subdivision approval is required. (Appendix A and B). Los Gatos Town Ordinance 29.10.0970 Exceptions (1) states the following: “A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference). Plans Requesting approval for the demolition of an existing detached garage, construction of a new detached garage to exceed the floor area ratio (FAR), and a grading permit for site improvements. Table 1: Plans Reviewed Checklist Plan Date Sheet Reviewed Source Existing Site Topographic No Proposed Site Plan June 1, 2021 A0.1 Yes Kuop Designs Erosion Control No Grading and Drainage July 2021 C2 C2.1 No GKM Engineering Utility Plan and Hook-up locations No Exterior Elevations June 1, 2021 A0.2 Yes Kuop Designs Landscape Plan No Irrigation Plan No T-1 Tree Protection Plan No Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 The inventory contains eleven (11) trees comprised of three (3) different species (Chart 1). Six trees are considered Large Protected 1 and none are Exempt (Chart 1). 2 Large protected tree means any oak (Quercus spp.), California buckeye (Aesculus californica), or Pacific madrone (Arbutus menziesii) which has a 24-inch or 1 greater diameter (75-inch circumference); or any other species of tree with a 48-inch or greater diameter (150-inch circumference). A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference).2 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 31 Quantity 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Analysis Tree appraisal was performed according to the Council of Tree & Landscape Appraisers Guide for Plant Appraisal 10th Edition, 2019 (CLTA) along with Western Chapter International Society of Arboriculture Species Classification and Group Assignment, 2004. The trees were appraised using the “Cost Approach” and more specifically the “Trunk Formula Technique” (Appendix B). “Trunk Formula Technique” is calculated as follows: Basic Tree Cost = (Unit tree cost x Appraised trunk area), Appraised Value = (Basic tree cost X functional Limitations (percentage) X Condition (percentage) X External Limitations (percentage)). The trunk formula valuations are based on four tree factors; size (trunk cross sectional area), condition, functional limitations, and external limitations. There are two steps to determine the overall value. The first step is to determine the “Basic Tree Cost” based on size and unit tree cost. Unit tree cost is calculated by dividing the nursery wholesale cost of a 24 inch box specimen and its replacement size (cost per square inch trunk caliper) which is determined by the Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. The cost of the 24 inch box wholesale specimen was determined through personal communications with BrightView and Normans nurseries in Farmington and Central Wholesale in San Jose for an average of $214.00. The second part is to depreciate the tree’s Basic Cost through an assessment of condition, functional limitations, and external limitations. The condition assessment guidelines and percentages are defined in the “Condition Rating” section of this report. Functional limitations are based on factors associated with the tree’s interaction to its planting site that would affect condition, limit development, or reduce the utility in the future and include genetics, placement, and site conditions for the individual tree. External limitations are outside the property, out of control of the owner and also affect condition, limit development, or reduce the utility in the future (i.e power lines, municipal restrictions, drought adaptations, or species susceptibility to pests). There were twelve (12) trees appraised for a rounded depreciated value of $88,530.00. Appraisal worksheets are available upon request Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Discussion Condition Rating A tree’s condition is a determination of its overall health, structure, and form. The assessment considered all three criteria for a combined condition rating. •100% - Exceptional = Good health and structure with significant size, location or quality. •61-80% - Good = Normal vigor, well-developed structure, function and aesthetics not compromised with good longevity for the site. •41-60 % - Fair = Reduced vigor, damage, dieback, or pest problems, at least one significant structural problem or multiple moderate defects requiring treatment. Major asymmetry or deviation from the species normal habit, function and aesthetics compromised. •21-40% - Poor = Unhealthy and declining appearance with poor vigor, abnormal foliar color, size or density with potential irreversible decline. One serious structural defect or multiple significant defects that cannot be corrected and failure may occur at any time. Significant asymmetry and compromised aesthetics and intended use. •6-20% - Very Poor = Poor vigor and dying with little foliage in irreversible decline. Severe defects with the likelihood of failure being probable or imminent. Aesthetically poor with little or no function in the landscape. •0-5% - Dead/Unstable = Dead or imminently ready to fail. Three trees are in good condition and they are the newly planted coast live oaks in front with the exception of #749. Seven trees are in fair shape, one poor (#749), and one very poor (#254). Large Protected blue oak #254 is void of foliage and in irreversible decline. Black oak #275 and blue oak #252B have large columns of decay and the black oak leans. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 31 Quantity 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Expected Impact Level Impact level defines how a tree may be affected by construction activity and proximity to the tree, and is described as low, moderate, or high. The following scale defines the impact rating: •Low = The construction activity will have little influence on the tree. •Moderate = The construction may cause future health or structural problems, and steps must be taken to protect the tree to reduce future problems. •High = Tree structure and health will be compromised and removal is recommended, or other actions must be taken for the tree to remain. The tree is located in the building envelope. Seven trees could highly impacted by the proposed plans including two Large Protected blue oaks #261 and #254. Tree #254 is in irreversible decline and may in fact be dead. Oaks #261 and #275 would be affected by the expanded garage while #257 and #254 are either adjacent to grading or within the footprint. I considered #275 and #252A to be moderate-highly impacted. The four coast live oaks in front #746, #747, #748, and #749 would all require removal or transplanting while #749 is a failed planting with a shifted root ball and leaning trunk. It may be possible to work around #261 and #254 or use alternative construction techniques to minimize impacts but as displayed these trees would be destroyed. The trees in front were all somewhat recently planted large specimens and technically that could be lifted out of the ground and moved to another location if feasible and desired. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 6 31 Quantity 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Mitigation for Removals The table below indicates the recommended replacement values (Table 2). The applicant will be required to replace seven (7) protected trees according to the ordinance. Alternatively it may be possible to create an approved landscape plan or provide an in-lieu payment. 1To measure an asymmetrical canopy of a tree, the widest measurement shall be used to determine canopy size. 2Often, it is not possible to replace a single large, older tree with an equivalent tree(s). In this case, the tree may be replaced with a combination of both the Tree Canopy Replacement Standard and in-lieu payment in an amount set forth by Town Council resolution paid to the Town Tree Replacement Fund. 3Single Family Residential Replacement Option is available for developed single family residential lots under 10,000 square feet that are not subject to the Town’s Hillside Development Standards and Guidelines. All 15-gallon trees must be planted on-site. Any in-lieu fees for single family residential shall be based on 24” box tree rates as adopted by Town Council. 4Replacement Trees shall be approved by the Town Arborist and shall be of a species suited to the available planting location, proximity to structures, overhead clearances, soil type, compatibility with surrounding canopy and other relevant factors. Replacement with native species shall be strongly encouraged. Replacement requirements in the Hillsides shall comply with the Hillside Development Standards and Guidelines Appendix A and Section 29.10.0987 Special Provisions—Hillsides. Table 2: Town of Los Gatos Tree Canopy - Replacement Standard Canopy Size of Removed Tree (1) Replacement Requirement (2)(4) Single Family Residential Replacement Option (3)(4)10 feet or less Two 24 inch box trees Two 15 gallon treesMore than 10 feet to 25 feet Three 24 inch box trees Three 15 gallon treesMore than 25 feet to 40 feet Four 24 inch box trees or two 36 inch box trees Four 15 gallon trees More than 40 feet to 55 feet Six 24 inch box trees; or three 36 inch box trees Not available Greater than 55 feet Ten 24 inch box trees; or five 36 inch box trees Not available Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 7 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Tree Protection Typically there are three different tree protection schemes which are called Type I (Appendix D1), Type II and Type III (Appendix D2) trunk protection only. Tree protection focuses on avoiding damage to the roots, trunk, or scaffold branches (Appendix D). The most current accepted method for determining the TPZ is to use a formula based on species tolerance, tree age/vigor, and trunk diameter (Matheny, N. and Clark, J. 1998) (Fite, K, and Smiley, E. T., 2016). Preventing mechanical damage to the trunk from equipment or hand tools can be accomplished by wrapping the main stem with straw wattle or using vertical timbers (Appendix D). Tree Protection would require exclusion from the lower terrace below the last retaining wall. Trees #275 and #252A are close to the proposed grading and exclusion by fence or relegating construction to the adjacent most upper plane in the terraces. The front of the site will require everything to be eradicated and no tree protection will be necessary. Conclusion The applicant is requesting approval for the demolition of an existing detached garage, construction of a new detached garage to exceed the floor area ratio (FAR), and a grading permit for site improvements. The inventory contains eleven (11) trees comprised of three (3) different species. Six trees are considered Large Protected and none are Exempt. Three trees are in good condition and they are the newly planted coast live oaks in front with the exception of #749. Seven trees are in fair shape, one poor (#749), and one very poor (#254). Large Protected blue oak #254 is void of foliage and in irreversible decline. Black oak #275 and blue oak #252B have large columns of decay and the black oak leans. Seven trees could highly impacted by the proposed plans including two Large Protected blue oaks #261 and #254. Tree #254 is in irreversible decline and may in fact be dead. Oaks #261 and #275 would be affected by the expanded garage while #257 and #254 are either adjacent to grading or within the footprint. I considered #275 and #252A to be moderate-highly impacted. The four coast live oaks in front #746, #747, #748, and #749 would all require removal or transplanting while #749 is a failed planting with a shifted root ball and leaning trunk. It may be possible to work around #261 and #254 or use alternative construction techniques to minimize impacts, but as displayed on the plans these trees would be destroyed. The trees in front were all somewhat recently planted large specimens and technically that could be lifted out of the ground and moved to another location if feasible and desired. The applicant will be required to replace seven (7) protected trees according to the ordinance. Tree Protection would require exclusion from the lower terrace and trees #275 and #252A are close to the proposed grading and exclusion by fence, or relegating construction to the adjacent most upper plane in the terraces. The front of the site will require everything to be eradicated and no tree protection will be necessary. There were twelve (12) trees appraised for a rounded depreciated value of $88,530.00. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 8 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Recommendations 1.Place tree numbers on all the plans. Add trees #746 and label tree #257 on the plans. Make sure the trees are clearly indicated for removal on all the plans. The trees should also be very clearly marked on site prior to removal. 2.Place tree protection adjacent to trees #275 and #252A at radii of 14 and 17 feet respectively. Exclude excavation from the terraced plane where the trees originate. 3.Consider revising the plans to retain tree #261 and work around it or use alternative construction methods to help preserve the root area. Consider relocating trees #746, #747, and #748. 4.Install temporary irrigation or soaker hoses in all tree protection zones and provide supplemental watering during construction within all TPZ areas. Monitor watering times or amounts to ensure adequate soil saturation. (A 5/8” soaker hose requires about 200 minutes to deliver one inch of water to a garden. This number is affected by the length of the hose and the overall rate of flow from the faucet. A good rule of thumb is to expect about ½ GPM as a standard faucet flow rate.). Infrequent deeper watering is preferred. 5.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. 6.Refer to Appendix D for general tree protection guidelines including recommendations for arborist assistance while working under trees, trenching, or excavation within a trees drip line or designated TPZ/CRZ. 7.Place all the tree protection fence locations and guidelines on the plans including the grading, drainage, and utility plans. Create a separate plan sheet that includes all three protection measures labeled “T-1 Tree Protection Plan.” 8.Provide a copy of this report to all contractors and project managers, including the architect, civil engineer, and landscape designer or architect. It is the responsibility of the owner to ensure all parties are familiar with this document. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 9 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 9.Arrange a pre-construction meeting with the project arborist or landscape architect to verify tree protection is in place, with the correct materials, and at the proper distances. Bibliography American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management : Standard Practices (Management of Trees and Shrubs During Site Planning, Site Development, and Construction)(Part 5). Londonderry, NH: Secretariat, Tree Care Industry Association, 2019. Print. Fite, Kelby, and Edgar Thomas. Smiley. Managing trees during construction, second edition. Champaign, IL: International Society of Arboriculture, 2016. ISA. Guide For Plant Appraisal 9th Edition. Savoy, IL: International Society of Arboriculture, 2000. Print. ISA. Guide For Plant Appraisal 10th Edition. Savoy, IL: International Society of Arboriculture, 2018. Print. ISA. Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. Western Chapter ISA Matheny, Nelda P., Clark, James R. Trees and development: A technical guide to preservation of trees during land development. Bedminster, PA: International Society of Arboriculture 1998. Smiley, E, Matheny, N, Lilly, S, ISA. Best Management Practices: Tree Risk Assessment: International Society of Arboriculture, 2017. Print Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 10 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Glossary of Terms Basic Tree Cost: The cost of replacement for a perfect specimen of a particular species and cross sectional area prior to location and condition depreciation. Cost Approach: An indication of value by adding the land value to the depreciated value of improvements. Defect: An imperfection, weakness, or lack of something necessary. In trees defects are injuries, growth patterns, decay, or other conditions that reduce the tree’s structural strength. Diameter at breast height (DBH): Measures at 1.4 meters (4.5 feet) above ground in the United States, Australia (arboriculture), New Zealand, and when using the Guide for Plant Appraisal, 9th edition; at 1.3 meters (4.3 feet) above ground in Australia (forestry), Canada, the European Union, and in UK forestry; and at 1.5 meters (5 feet) above ground in UK arboriculture. Drip Line: Imaginary line defined by the branch spread or a single plant or group of plants. The outer extent of the tree crown. Form: describes a plant’s habit, shape or silhouette defined by its genetics, environment, or management. Health: Assessment is based on the overall appearance of the tree, its leaf and twig growth, and the presence and severity of insects or disease. Mechanical damage: Physical damage caused by outside forces such as cutting, chopping or any mechanized device that may strike the tree trunk, roots or branches. Scaffold branches: Permanent or structural branches that for the scaffold architecture or structure of a tree. Straw wattle: also known as straw worms, bio-logs, straw noodles, or straw tubes are man made cylinders of compressed, weed free straw (wheat or rice), 8 to 12 inches in diameter and 20 to 25 feet long. They are encased in jute, nylon, or other photo degradable materials, and have an average weight of 35 pounds. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 11 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Structural evaluation: focused on the crown, trunk, trunk flare, above ground roots and the site conditions contributing to conditions and/or defects that may contribute to failure. Tree Protection Zone (TPZ): Defined area within which certain activities are prohibited or restricted to prevent or minimize potential injury to designated trees, especially during construction or development. Tree Risk Assessment: Process of evaluating what unexpected things could happen, how likely it is, and what the likely outcomes are. In tree management, the systematic process to determine the level of risk posed by a tree, tree part, or group of trees. Trunk: Stem of a tree. Trunk Formula Technique: Method to appraise the monetary value of trees considered too large to be replaced with nursery or field grown stock. Based on developing a representative unit cost for replacement with the same or comparable species of the same size and in the same place, subject to depreciation for various factors. Contrast with replacement cost method. Volunteer: A tree, not planted by human hands, that begins to grow on residential or commercial property. Unlike trees that are brought in and installed on property, volunteer trees usually spring up on their own from seeds placed onto the ground by natural causes or accidental transport by people. Normally, volunteer trees are considered weeds and removed, but many desirable and attractive specimens have gone on to become permanent residents on many public and private grounds. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 12 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Appendix A: Tree Inventory Map and Site Plan A1: Existing Site Plan Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 13 31A0.1ARCHITECTURAL SITE PLANNEW ADU OVER GARAGE:BARRAGAN RESIDENCE140 PROSPECT AVENUELOS GATOS, CA 95030PAGE TITLEDATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID1934408.357.0818746 747 748 749 261 275 257 254 252A 252F 252D 252B 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 A2: Proposed Plan Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 14 31A0.1ARCHITECTURAL SITE PLANNEW ADU OVER GARAGE:BARRAGAN RESIDENCE140 PROSPECT AVENUELOS GATOS, CA 95030PAGE TITLEDATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID1934408.357.0818 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Appendix B: Tree Inventory and Assessment Tables Table 3: Inventory and Assessment Summary Tree Species I.D. #Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition Expected Impact Protection Status Rounded Depreciated Value Tree Protection Radii (ft.) blue oak (Quercus douglasii)261 33 45 Fair High Large Protected $7,200.00 13 Black oak (Quercus kelloggii)275 21 35 Fair Moderate-High Protected $7,900.00 14 blue oak (Quercus douglasii)257 10 25 Fair High Protected $690.00 5 blue oak (Quercus douglasii)254 18, 21 55 Very poor High Large Protected $4,210.00 19 blue oak (Quercus douglasii)252A 25 35 Fair Moderate-High Large Protected $11,200.00 17 blue oak (Quercus douglasii)252F 20, 17 45 Fair Low Large Protected $16,900.00 17 coast live oak (Quercus agrifolia) 252D 16, 18 35 Fair Low Large Protected $14,400.00 16 blue oak (Quercus douglasii)252B 36 65 Fair Low Large Protected $23,200.00 24 coast live oak (Quercus agrifolia) 746 4 8 Good High Protected $400.00 3 coast live oak (Quercus agrifolia) 747 6 8 Good High Protected $900.00 4 coast live oak (Quercus agrifolia) 748 5 8 Good High Protected $630.00 3 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 15 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 coast live oak (Quercus agrifolia) 749 6 8 Poor High Protected $900.00 4 Tree Species I.D. #Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition Expected Impact Protection Status Rounded Depreciated Value Tree Protection Radii (ft.) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 16 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Appendix C: Photographs C1: Blue oak #261 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 17 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 C2: Blue oak #254 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 18 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 C3: Blue oak #257 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 19 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 C5: Black oak #275 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 20 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 C6: Coast live oaks #746 and #747 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 21 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 C7: Coast live oaks #748 and #749 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 22 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Appendix D: Tree Protection Guidelines D1: Plan Sheet Detail S-X (Type I) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 23 31 TREE PROTECTION Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment.4'-0"Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel posts installed at 8' o.c. 5" thick layer of mulch. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE Tree protection fence: Fencing shall be comprised of six- foot high chain link mounted on eight- foot tall, 1 7/8-inch diameter galvanized posts, driven 24 inches into the ground. Minimum 4” thick mulch layer Crown diameter drip line distance equal to the outer most limit of foliage.Notes: •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. Notes: The Tree Protection Zone (TPZ) may vary in radius from the trunk and may or may not be established at the drip line distance. See arborist’s report and plan sheet for specifications of TPZ radii.6’-0”Modified by Monarch Consulting Arborists LLC, 2019 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 D2: Plan Sheet Detail S-Y (Type III) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 24 31EVCHARGINGONLYEVCHARGINGONLYNOPARKINGNOPARKINGCLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.327 328 329329327328E1E1E1E5E5AE5CC ?W ?W ?WPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANS GUSHEE STREET PLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSPARKING AND BUILDING BYTEALL MESSER ARCHITECTSEE LIBRARY PLANSPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSLIBRARY LANDSCAPE PLAN BYJONI JANECKI & ASSOCIATES L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.BULL CREEK FLOWLINEFUTURELIBRARY XXXXXXXXXXXXXXXXX X X X X X X X X X X KIRBY STREETXXXSEE L2.0 MATERIALS PLAN FOR DISCOVERY PARKIMPROVEMENTSSEE L2.0 MATERIALS PLAN FOR DISCOVERY PARKIMPROVEMENTS (E) CHAINLINK FENCE AND GATE TO REMAIN APPROXIMATE LIMIT OF WORK (L.O.W.)LEGEND (E) TREE TO BE PROTECTED(E) TREE TO REMAINNOTE:1.SEE C3.0 EROSION CONTROL PLAN FOR TREEPROTECTION IN EXISTING RIPARIAN AREA.2.TREE SURVEY PROVIDED BY IFLAND SURVEY, 10/09/18.3.CONTRACTOR SHALL PROTECT ALL TREES WHICH ARELOCATED WITHIN 10' OF EQUIPMENT MOVEMENT.1L1.0(E) FENCE TO BE REMOVEDARBORIST NOTES:1.ALL TREE MAINTENANCE AND CARE SHALL BEPERFORMED BY A QUALIFIED ARBORIST WITH AC-61/D-49 CALIFORNIA CONTRACTORS LICENSE. TREEMAINTENANCE AND CARE SHALL BE SPECIFIED INWRITING ACCORDING TO AMERICAN NATIONALSTANDARD FOR TREE CARE OPERATIONS: TREE, SHRUBAND OTHER WOODY PLANT MANAGEMENT: STANDARDPRACTICES PARTS 1 THROUGH 10 AND ADHERE TO ANSIZ133.1 SAFETY STANDARDS AND LOCAL REGULATIONS.ALL MAINTENANCE IS TO BE PERFORMED ACCORDING TO ISA BEST MANAGEMENT PRACTICES. 2.TREE PRUNING - IF TREE PRUNING FOR OVERHEAD CLEARANCE IS REQUIRED OR NECESSARY PRUNING SPECIFICATIONS SHALL BE IN WRITING PRIOR TO ANY CUTTING. CUTTING SHALL BE PERFORMED BY A QUALIFIED TREE CARE PROFESSIONAL OR SUPERVISED BY THE PROJECT ARBORIST. NO LIMBS GREATER THAN FOUR INCHES (4”) IN DIAMETER SHALL BE REMOVED WITHOUT APPROVAL. 3.ROOT MANAGEMENT - PRIOR TO REMOVING ROOTS GREATER THAN TWO INCHES (2”) IN DIAMETER EACH TREE SHALL BE EVALUATED BY THE PROJECT ARBORIST TO HELP DETERMINE ITS LIKELIHOOD OF FAILURE AFTER ROOT LOSS. IF ROOTS OVER TWO INCHES IN DIAMETER ARE ENCOUNTERED THEY SHOULD BE PRUNED BY HAND WITH LOPPERS, HANDSAW, RECIPROCATING SAW, OR CHAIN SAW RATHER THAN LEFT CRUSHED OR TORN. ROOTS SHOULD BE CUT BEYOND SINKER ROOTS OR OUTSIDE ROOT BRANCH JUNCTIONS AND BE SUPERVISED BY THE PROJECT ARBORIST. WHEN COMPLETED, EXPOSED ROOTS SHOULD BE KEPT MOIST WITH BURLAP OR BACKFILLED WITHIN ONE HOUR. NO ROOTS SHALL BE CUT WITHIN SIX TIMES THE TRUNK DIAMETER DISTANCE IN FEET ON ONE SIDE WITHOUT ARBORIST APPROVAL. 4.TRUNK PROTECTION - PREVENTING MECHANICAL DAMAGE TO THE MAIN STEMS FROM EQUIPMENT OR HAND TOOLS CAN BE ACCOMPLISHED BY WRAPPING THE MAIN STEM WITH STRAW WATTLE. 5.SITE OCCUPANCY - HAVE A QUALIFIED ARBORIST PERFORM A LEVEL 2: BASIC TREE RISK ASSESSMENT AS DESCRIBED IN BEST MANAGEMENT PRACTICES: TREE RISK ASSESSMENT: INTERNATIONAL SOCIETY OF ARBORICULTURE, 2017 TO HELP IDENTIFY ANY NEW RISK FACTORS AFTER CONSTRUCTION UPON NEW SITE OCCUPANCY. DEMOLITION AND TREE PROTECTION PLAN L1.0 1"= 20' LANDSCAPE ARCHITECTBASE LANDSCAPE ARCHITECTUREPROJECT TEAMPROJECT NAME & ADDRESSFELTON LIBRARYDISCOVERY PARKGUSHEE STREETFELTON, CA, 95018REVISION#Date Description STAMP SHEET TITLE Scale: Date: Drawn by: Checked by: Project No.: PHASE BID SET No. 5579 Ren. 9/30/2020LICENSED A R CHI TECTST A TEOF CA L IF O RNIAAL E N DA CS P 1802 PA / AS NM 04/19/2019 CIVIL ENGINEERMME CIVIL + STRUCTURAL ENGINEERINGSAN FRANCISCO / PORTLANDwww.baselandscape.comIRRIGATION DESIGNRMA IRRIGATIONCLIENTSANTA CRUZ COUNTY DEPARTMENT OF PARKS,OPEN SPACE, AND CULTURAL SERVICES 0 feet40 1" = 20' 20 60 80 NORTHSECTION TREE TRUNK 12" Ø STRAW FILLED BURLAP WATTLES TREE PROTECTION WITHOUT FENCE 3/8" = 1'-0"4'-0"ROOT PROTECTION ZONE. SEE SPECS FOR REQUIREMENTS 1 SCHEDULE TREES TO BE PROTECTED: 20 TREES TO BE REMOVED: 0 04-19-20191 Planning Review Comments1 SECTION VIEW TRUNK PROTECTION WITH WATTLES-Y 6’-0” Excavation Trenches: 1. When any roots are cut or torn during construction, it is critical that you sharply cut all the ends of any exposed roots immediately. Failure to do so will leave crushed and torn roots. This leads to decay and inhibits growth of new roots. 2. Pile soil on the side of the trench opposite the tree. If this is not possible, place the soil on a plastic tarp, plywood or a thick bed of mulch. 3. Do not compact the backfill on the trench more than its original firmness. 4. Water the backfill to allow the roots to begin healing. Trenching near a tree can kill as much as 40%-50% of the tree’s roots. If the tree you are working around is in a confined space and your equipment will be coming close, it is important for you to protect the trunk. Wrap the tree trunk in old tires or place 2” x 4” studs around the tree and rope or band them together. ROOT PRUNING DETAIL PLEASE KEEP THIS SHEET FOR REFERENCE 2” x 4” or 2” x 2” Dimensional Lumber Sturdy Strap (steel, nylon, or synthetic rope) 2” x 4” ’or 2” x 2” - 6 to 8 Feet Tall Dimensional Lumber Spaced 3” Apart Sturdy Strap (steel, nylon, or synthetic rope) Bridge With 4” - 6” Deep Course Woody Debris or 4” x 4” Dimensional Lumber and 3/4” Plywood or Steel Road Plate. Note: See Local Ordinance Requirements and Arborist’s Report for Additional Protection Specifications and Guidelines. Trunk Protection Vertical Timber Detail 6’ MIN. 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 D3: Section 29.10.1005. - Protection of Trees During Construction Tree Protection Zones and Fence Specifications 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. 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 (Appendix E). Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 25 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 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. Prohibited Activities The following are prohibited activities within the TPZ: •Grade changes (e.g. soil cuts, fills); •Trenches; •Root cuts; •Pedestrian and equipment traffic that could compact the soil or physically damage roots; •Parking vehicles or equipment; •Burning of brush and woody debris; •Storing soil, construction materials, petroleum products, water, or building refuse; and, •Disposing of wash water, fuel or other potentially damaging liquids. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 26 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Monitoring Any trenching, construction or demolition that is expected to damage or encounter tree roots should be monitored by the project arborist or a qualified ISA Certified Arborist and should be documented. The site should be evaluated by the project arborist or a qualified ISA Certified Arborist after construction is complete, and any necessary remedial work that needs to be performed should be noted. Root Pruning Roots greater than two inches in diameter shall not be cut. When roots over two inches in diameter are encountered and are authorized to be cut or removed, they should be pruned by hand with loppers, handsaw, reciprocating saw, or chain saw rather than left crushed or torn. Roots should be cut beyond sinker roots or outside root branch junctions and be supervised by the project arborist. When completed, exposed roots should be kept moist with burlap or backfilled within one hour. Boring or Tunneling Boring machines should be set up outside the drip line or established Tree Protection Zone. Boring may also be performed by digging a trench on both sides of the tree until roots one inch in diameter are encountered and then hand dug or excavated with an Air Spade® or similar air or water excavation tool. Bore holes should be adjacent to the trunk and never go directly under the main stem to avoid oblique (heart) roots. Bore holes should be a minimum of three feet deep. Tree Pruning and Removal Operations All tree pruning or removals should be performed by a qualified arborist with a C-61/D-49 California Contractors License. Treatment, including pruning, shall be specified in writing according to the most recent ANSI A-300A Standards and Limitations and performed according to ISA Best Management Practices while adhering to ANSI Z133.1 safety standards. Trees that need to be removed or pruned should be identified in the pre-construction walk through. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 27 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 Appendix E: Tree Protection Signs E1: English Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 28 31 Warning Tree Protection Zone This Fence Shall Not Be Removed And Is Subject To Penalty According To Town Code 29.10.1025 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 2021 E2: Spanish Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 29 31 Cuidado Zona De Arbol Pretejido Esta valla no podrán ser sacados Y está sujeta a sanción en función de Código Ciudad del 29.101025 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 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 30 31 140 Prospect Avenue, Los Gatos Tree Inventory, Assessment and Protection Report October 13, 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 31 31 This Page Intentionally Left Blank CVR-1COVER SHEET NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID1934408.357.0818 CONSULTANTS(E) GRADE ELEVATIONNEW GRADE ELEVATIONELEVATION NUMBERSHEET NUMBERT.O.P.2435.12WALL TYPE / STUD SIZEINTERIOR ELEVATIONSDETAIL NUMBERSHEET NUMBERSECTION NUMBERSHEET NUMBER(OR)SECTION NUMBERSHEET NUMBERDOOR NUMBERKEYNOTEROOM NUMBERWINDOW NUMBERROOM NAMEELEVATION SYMBOLROOF PITCH+9'-0"A6BC24AROOM NAME100GRID BUBBLEAA001RISIGN NUMBERSIGN TYPEOWNERA.B. AGGREGATE BASEA.C. ASPHALT CONCRETEA/C AIR CONDITIONINGACC ACCESSIBLEA.D. AREA DRAINADJ ADJUSTABLEA.F.F. ABOVE FINISH FLOOR ALT ALTERNATEALUM ALUMINUMAPPROX APPROXIMATEA.T. ACOUSTIC TILEBLDG BUILDINGBLKG BLOCKINGB.O. BOTTOM OFBOT BOTTOMB.U.R. BUILT UP ROOFINGCAB CABINETCBC CALIFORNIA BUILDING CODEC.J. CONSTRUCTION JOINTCLG CEILINGCLR CLEARCMU CONCRETE MASONRY UNITC.O. CLEAN OUTCOL COLUMNCOMP COMPOSITIONCONT CONTINUOUSCONC CONCRETECTSK COUNTERSUNKD DEPTHDTL DETAIL D.F. DRINKING FOUNTAIN DIA DIAMETERDIM DIMENSIONDN DOWNDS DOWNSPOUTDW DISHWASHERDWG DRAWING(E) EXISTINGEA EACHE.J. EXPANSION JOINTELEC ELECTRICALELEV ELEVATIONEQ EQUALEQUIP EQUIPMENTEXT EXTERIOR(F) FUTUREF.D. FLOOR DRAINF.E. FIRE EXTINGUISHERF.E.C. FIRE EXTINGUISHER CABINETF.F.E. FINISH FLOOR ELEVATIONF.G. FINISH GRADEF.H. FIRE HYDRANTF.H.W.S. FLAT HEAD WOOD SCREWFIN. FINISHFLR FLOORFLUOR FLUORESCENTF.O.F. FACE OF FINISHF.O.M. FACE OF MASONRYF.O.S. FACE OF STUDFTG FOOTINGGA. GAUGEGALV GALVANIZEDGLB GLUE LAMINATED BEAMG.S.M. GALVANIZED SHEET METALGWB GYPSUM WALLBOARDH.B. HOSE BIBBH.C. HOLLOW COREHDWR HARDWAREHDWD HARDWOODH.M. HOLLOW METALHORIZ HORIZONTALHT HEIGHTI.D. INSIDE DIAMETERINSUL INSULATIONINT INTERIORJAN JANITORJT JOINTL LENGTHLAM LAMINATEDLAV LAVATORYLB. POUNDL.S. LAG SCREWLT LIGHTMFR MANUFACTURERMAX MAXIMUMMECH MECHANICALMIN MINIMUMMISC MISCELLANEOUSMPE MULTI-PURPOSE EASEMENTM.O. MASONRY OPENINGM.R. MOISTURE RESISTANT(N) NEWN.I.C. NOT IN CONTRACTNO. NUMBERNOM NOMINALOBSC OBSCUREO.C. ON CENTERO.D. OUTSIDE DIAMETEROPP OPPOSITEOZ. OUNCEO.F.C.I. OWNER FURNISHED, CONTRACTOR INSTALLEDO.F.O.I. OWNER FURNISHED,OWNER INSTALLEDPERF PERFORATEDPL PLATEPLAS PLASTICPLUMB. PLUMBINGPLYWD PLYWOODPMF PRESSED METAL FRAMEPR PAIRPSI POUNDS PER SQUARE INCHP.T. PRESSURE TREATEDQ.T. QUARRY TILERAD RADIUSR.D. ROOF DRAINREINF REINFORCEREQ'D REQUIREDRM ROOMR.O. ROUGH OPENINGRWD REDWOODRWL RAIN WATER LEADERR.H.W.S. ROUND HEAD WOOD SCREWSAF SELF-ADHERED FLASHINGS.C. SOLID CORESDESIDE DRAINAGE EASEMENTSHT SHEETSIM SIMILARS.M.S. SHEET METAL SCREWSPEC SPECIFICATIONSQ SQUARES.S. STAINLESS STEELSTD STANDARDS.T.S. SELF-TAPPING SCREWSTL STEELSTOR STORAGESTRUCT STRUCTURALSUSP SUSPENDEDSYM SYMMETRICALT&G TONGUE & GROOVETEL TELEPHONETHK THICKT.O. TOP OFT.O.C. TOP OF CONCRETETYP TYPICALU.O.N. UNLESS OTHERWISE NOTEDUNREINF UNREINFORCEDUR URINALVCT VINYL COMPOSITION TILEVERT VERTICALVEST. VESTIBULEVWC VINYL WALL COVERINGW WIDTHWC WATER CLOSETWD WOODW.H. WATER HEATERWSCT WAINSCOTWT WEIGHTCHARACTER SYMBOLS& ANDɒANGLE@ ATȭCENTER LINEȾ DIAMETER# NUMBERO/ OVERW/ WITHABBREVIATIONS4A2.1INDICATES NOMINAL CEILINGHEIGHT ABOVE F.F.E. ONREFLECTED CEILING PLANSYMBOLSAPPLICABLE CODESPROJECT LOCATIONCIVILINDEX TO DRAWINGS2019 CALIFORNIA CODE OF REGULATIONS (CCR) APPLICABLE CODES EFFECTIVE JAN 1, 2019:TITLE 19 CCR, PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONSTITLE 24 CCR, PART 1 - 2019 BUILDING STANDARDS ADMINISTRATIVE CODETITLE 24 CCR, PART 2 - 2019 CALIFORNIA BUILDING CODE, VOL. 1 & 2 (CBC)TITLE 24 CCR, PART 2.5 - 2019 CALIFORNIA RESIDENTIAL CODE (CRC)TITLE 24 CCR, PART 3 - 2019 CALIFORNIA ELECTRICAL CODE (CEC)TITLE 24 CCR, PART 4 - 2019 CALIFORNIA MECHANICAL CODE (CMC)TITLE 24 CCR, PART 5 - 2019 CALIFORNIA PLUMBING CODE (CPC)TITLE 24 CCR, PART 6 - 2019 CALIFORNIA ENERGY CODETITLE 24 CCR, PART 7 - 2019 CALIFORNIA ELEVATOR SAFETY CONSTRUCTION CODETITLE 24 CCR, PART 8 - 2019 CALIFORNIA HISTORICAL BUILDING CODETITLE 24 CCR, PART 9 - 2019 CALIFORNIA FIRE CODE (CFC)TITLE 24 CCR, PART 10 - 2019 EXISTING BUILDING CODETITLE 24 CCR, PART 11 - 2019 CALIFORNIA GREEN BUILDING STANDARDS CODETITLE 24 CCR, PART 12 - 2019 CALIFORNIA REFERENCED STANDARDSLOCAL MUNICIPAL CODESTRUCTURALCVR-1 COVER SHEETCVR-2 BLUEPRINT FOR A CLEAN BAYPLN-2 NEIGHBORHOOD ELEVATIONSCIVILC1.0 COVER SHEET, DETAILS AND GENERAL NOTESC2.0 GRADING AND DRAINAGE PLAN EASTC2.1 GRADING AND DRAINAGE PLAN WESTC4.0 TOPOGRAPHIC SITE SURVEY EASTC4.1 TOPOGRAPHIC SITE SURVEY WESTARCHITECTURALA0.1 ARCHITECTURAL SITE PLANA0.2 SITE ELEVATIONSA1.0 EXISTING PLANSA2.0ARCHITECTURAL NOTESA2.1 BASEMENT FLOOR PLAN NEWA2.2 1ST FLOOR PLAN NEWA2.32ND FLOOR PLAN NEWA3.1 EXTERIOR ELEVATIONS NEWA4.1ROOF PLANA5.1 SECTIONSA5.2 SECTIONSA9.1 GAZEBO PLANSGPR GREEN POINT RATINGA.F.F.+6'-10"4:124A14.11A15.1223412438.18A4.12PROJECT SCOPEBUILDING INFORMATIONxAPN529-44-021xZONINGSFR R-1:20 HILLSIDExOCCUPANCY:R-3 / UxCONSTRUCTION TYPE: V-BxSPRKINLERED:YESxYEAR BUILT2017xWUIYESxHISTORICNOxAVERAGE SLOPE19.45% PER GKM ENGINEERING SURVEYPROJECT SUMMARY TABLENET LOT AREA 30,090 SF WITH ADU 0.219 FARFLOOR AREA MAIN RESIDENCE GARAGE ADU TOTAL ADU DECK GAZEBO BASEMENTEXISTING 4,628608 -5,236 ---PROPOSED 90(GAR BATH) 258 348180TOTAL SF 4,7188665,584180MAX ALLOWED 4,900400 1,200PROPOSED 4,718 +466 = 5,184 SF EXCEEDING MAX FAR BY 284 SFLOT COVERAGEMAX LOT COVERAGE 40% ALL BUILDINGS 12,036 SFPROPOSED LOT COVERAGE 6,497 SFWORK HOURS8:00AM - 6:00PM WEEKDAYS9:00AM - 4:00PM SATURDAYTOWN MUNICIPAL CODE SECTION 16.20.035DEMOLISH EXISTING GARAGE FOR NEW BASEMENT UNDER GARAGE.ADDITION TO EXISTING GARAGE ENVELOPE. GARAGE TO BE BUILT IN SAME LOCATION ASPREVIOUSLY LOCATED. NEW FUTURE ADU UNDER A SEPARATE PERMIT ABOVE THE GARAGE WITH AREAR AND FRONT DECK AND BASEMENT BELOW THE GARAGE. RESIDENTIAL STANDBY GENERATORAND SUMP PUMP FOR BASEMENTREAR YARD - NEW POOL AND GAZEBO, REMOVE 2 TREES AND REPLACE WITH NEW TREESFRONT YARD - NEW SPORTS COURT WITH 12FT BLACK MESH FENCE AND 8FT TALL REDWOOD FENCE,SITE WORK INCLUDING RETAINING WALLS, FRONT PATIO EXTENSION, FRONT PAVER PARKING AREA.GARAGE ADDITION W/ ADU AND BASEMENTBARRAGAN RESIDENCENORTHSETBACKS:FRONT 30'SIDE 15'REAR 25'HEIGHT REQUIREMENTS:25 FEET IS THE MAXIMUM HEIGHT FROM THE NATURAL OR FINISHED GRADE, TO THEUPPERMOST POINT OF THE ROOF EDGE FOR ANY PRINCIPLE BUILDING15 FEET IS THE MAXIMUM HEIGHT FOR AN ACCESSORY BUILDINGDETACHED ACCESSORY BUILDINGS MAY NOT OCCUPY MORE THAN 15 PERCENT OF THE LOT, TOBE CALCULATED EXCLUSIVE OF THE REQUIRED BUILDING SETBACKS.15,720 SF EXCLUSIVE OF SETBACKS15% = 2,358 SF MAX TOTALDETACHED GARAGE 956 SFGAZEBO180 SFTOTAL1,136 SF956956PPDEVELOPMENT INTENSITY:30,090 SF LOT SIZE19.45% AVERAGE LOT SLOPE28.9% REDUCTION OF NET SITE AREA21,394 NET SITE AREAPPDEFERRED SUBMITTALxA SEPARATE BUILDING PERMIT IS REQUIRED FOR THE PV SYSTEM THAT IS REQUIRED BYTHE ENERGY CALCULATIONS COMPLIANCE MODELING. THE SEPARATE PV SYSTEM PERMITMUST BE FINALED PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY.xFIRE SPRINKLERS PER NFPA 13DxSTANDBY GENERATORxCONDITIONS OF APPROVALxTHIS RESIDENCE WILL COMPLY WITH THE TOWN'S ALL ELECTRIC APPLIANCE, ELECTRICVEHICLE AND ENERGY STORAGE SYSTEM REQUIREMENTS IN ACCORDANCE WITH TOWNCODE SECTION 6.70.020 AND 6.120.020PPEXHIBIT 6 CVR-2BLUEPRINT FOR A CLEAN BAY NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 PLN-1FLOOR AREA RATIO NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 PLN-2NEIGHBORHOOD ELEVATIONS NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 887 PROSPECT100 PROSPECT120 PROSPECT130 PROSPECT140 PROSPECT FRONT140 PROSPECT REAR140 PROSPECT REAR150 PROSPECT160 PROSPECT110 RESEVOIR120 SISTERS130 SISTERSPROPERTY LINE, TYPPROPOSED ADU OVERDETACHED GARAGE140130150120130PROSPECT AVE130 PROSPECT AVE 2STORY RESIDENCE140 PROSPECT AVE 2STORY RESIDENCE130 SISTERS CT 2STORY RESIDENCE120 SISTERS CT 2STORY RESIDENCE150 PROSPECT AVE 2STORY RESIDENCE110 RESERVOIR2 STORY87 PROSPECT2 STORY160 2 STORYP A0.1ARCHITECTURAL SITE PLAN NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 A0.2SITE ELEVATIONS NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 A1.0EXISTING PLANS NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 A2.1BASEMENT FLOOR PLAN NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 A2.21ST FLOOR PLAN NEW NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 A2.32ND FLOOR PLAN NEW NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 A3.1EXTERIOR ELEVATIONS NEW NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 A4.1ROOF PLAN NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 A5.1SECTIONS NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 A5.2SECTIONS NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 A9.1GAZEBO PLANS NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 GPRGREEN POINT RATING NEW ADU OVER GARAGE: BARRAGAN RESIDENCE 140 PROSPECT AVENUE LOS GATOS, CA 95030 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2020.06.01PER SHEETDAVID19344 0 8 .3 5 7 .0 8 1 8 C1.0COVER SHEET, DETAILS AND GENERAL NOTES REVISIONNo.BY DATESCALEDESIGNERJOBSHEETOFSHEETSDRAFTERREVISIONNo.BY GKMengineering.comLos Gatos, Ca 95032 CIVIL ENGINEERING SURVEYING LAND PLANNING 16185 Los Gatos Blvd. Suite 205 (408) 656 5917 NEW ADU AND SITE FEATURES APN: 529-44-021 140 PROSPECT AVENUELOS GATOS CALIFORNIAJuly 2021AS SHOWNGMGMA20020461 REPONSE TO COMMENTS DATED 11/25/2020 2 RESPONSE TO COMMENTS DATED 6/9/2021FOR PLANNING PURPOSES ONLYI. GENERAL:1.ADJUSTMENTS TO BUILDING PAD ELEVATIONS OR PARKING LOT GRADES TO ACHIEVEEARTHWORK BALANCE SHALL BE MADE ONLY WITH APPROVAL OF THE ENGINEER.2.COMPACTION TO BE DETERMINED USING ASTM D1557-LATEST EDITION.3.THE TYPES, LOCATIONS, SIZES AND/OR DEPTHS OF EXISTING UNDERGROUND UTILITIES ASSHOWN ON THE IMPROVEMENT PLANS WERE OBTAINED FROM SOURCES OF VARYINGRELIABILITY. THE CONTRACTOR IS CAUTIONED THAT ONLY ACTUAL EXCAVATION WILLREVEAL THE TYPES, EXTENT, SIZES, LOCATIONS AND DEPTHS OF SUCH UNDERGROUNDUTILITIES. (A REASONABLE EFFORT HAS BEEN MADE TO LOCATE AND DELINEATE ALL KNOWNUNDERGROUND UTILITIES.) HOWEVER, THE ENGINEER CAN ASSUME NO RESPONSIBILITY FORTHE COMPLETENESS OR ACCURACY OF THE DELINEATION OF SUCH UNDERGROUND UTILITIESWHICH MAY BE ENCOUNTERED, BUT WHICH ARE NOT SHOWN ON THESE DRAWINGS.4.CONTRACTOR TO VERIFY ALL EXISTING INVERT ELEVATIONS FOR STORM DRAIN ANDSANITARY SEWER CONSTRUCTION PRIOR TO ANY SITE WORK. ALL WORK FOR STORM ANDSANITARY INSTALLATION SHALL BEGIN AT THE DOWNSTREAM CONNECTION POINT. THISWILL ALLOW FOR ANY NECESSARY ADJUSTMENTS TO BE MADE PRIOR TO THE INSTALLATIONOF THE ENTIRE LINE. IF THE CONTRACTOR FAILS TO BEGIN AT THE DOWNSTREAMCONNECTION POINT AND WORKS UPSTREAM, HE SHALL PROCEED AT HIS OWN RISK AND BERESPONSIBLE FOR ANY ADJUSTMENTS NECESSARY.5.SHOULD DISCREPANCIES EXIST BETWEEN THE ACTUAL ELEVATIONS AND LOCATIONS OFEXISTING UTILITY CONNECTIONS AND THOSE AS SHOWN ON THESE PLANS, THECONTRACTOR SHALL NOTIFY GKM ENGINEERS, AT (408) 656-5917 BEFORE ADJUSTINGUTILITY DESIGN.6.CONTRACTOR SHALL UNCOVER AND EXPOSE ALL EXISTING UTILITY AND SEWER LINES WHERETHEY ARE TO BE CROSSED ABOVE OR BELOW BY THE NEW FACILITY BEING CONSTRUCTED INORDER TO VERIFY THE GRADE AND TO ASSURE THAT THERE IS SUFFICIENT CLEARANCE. IFTHE CONTRACTOR REQUIRES ASSISTANCE HE SHALL CALL GKM ENGINEERS AT (408)656-5917 AND REQUEST A SURVEY CREW TO MAKE THE DETERMINATION. PIPE SHALL NOTBE STRUNG NOR TRENCHING COMMENCED UNTIL ALL CROSSINGS HAVE BEEN VERIFIED FORCLEARANCE. IF THE CONTRACTOR FAILS TO FOLLOW THIS PROCEDURE, HE WILL BE SOLELYRESPONSIBLE FOR ANY EXTRA WORK OR MATERIAL REQUIRED IF MODIFICATIONS TO THEDESIGN ARE NECESSARY.7.THE CONTRACTOR SHALL SET HIS STRING OR WIRE THROUGH AT LEAST THREE GRADESTAKES TO VERIFY THE GRADE. IF THE STAKES DO NOT PRODUCE A UNIFORM GRADE,NOTIFY THE ENGINEER IMMEDIATELY AND HAVE THE GRADES CHECKED PRIOR TOTRENCHING.8.STORM DRAIN PIPES DESIGNATED AS "SD FROM 4" TO 24" IN DIAMETER SHALL BE SDR-35P.V.C. (HANCOR SURE-LOK WT PIPE OR APPROVED EQUAL), CLASS HDPE SMOOTH INTERIORPIPE PER ASTM D3212 (HANCOR SURE-LOK WT PIPE OR APPROVED EQUAL) OR DUCTILE IRONPIPE (D.I.P.), IF SPECIFIED ON PLANS. NO MATERIAL SUBSTITUTION SHALL BE ALLOWED FORDUCTILE IRON PIPE. ANY PIPES LARGER THAN 24" IN DIAMETER SHALL BE CLASS IIIREINFORCED CONCRETE PIPE (R.C.P.). HDPE AND P.V.C. PIPE SHALL ONLY BE USED WHEN THEMANUFACTURER RECOMMENDATION REQUIREMENTS ARE MET. PIPE MADE OF ANY OTHERMATERIAL MAY BE USED ONLY AFTER APPROVAL OF THE ENGINEER.9.ALL UTILITY STRUCTURES INCLUDING, BUT NOT LIMITED TO MANHOLES, CATCH BASINS,WATER VALVES, FIRE HYDRANTS, TELEPHONE AND ELECTRIC VAULTS AND PULL BOXES THATLIE WITHIN AREAS EFFECTED BY WORK ON THIS PROJECT SHALL BE ADJUSTED TO GRADE BYTHE CONTRACTOR OR THE RESPECTIVE UTILITY COMPANY. THE CONTRACTOR ISRESPONSIBLE TO AFFECT COORDINATION.10.ALL AREAS TO BE GRADED AT 1% MINIMUM FOR DRAINAGE EXCEPT ALONG FLOWLINE OFCURB AND GUTTER OR VALLEY GUTTER, AS SHOWN.11.CONTRACTOR SHALL GRADE EVENLY BETWEEN SPOT ELEVATIONS SHOWN.12.PROPOSED SPOT GRADES (ELEVATIONS) SHOWN HEREON ARE FINISHED PAVEMENT GRADES,NOT TOP OF CURB GRADES, UNLESS NOTED OTHERWISE.13.ESTIMATED EARTHWORK QUANTITIES: EARTHWORK QUANTITIES SHOWN (IF ANY), OROTHERWISE SUPPLIED BY GKM, ARE APPROXIMATE ONLY AND SHOWN FOR THE PURPOSES OFCALCULATING GRADING PERMIT FEES. GKM ASSUMES NO LIABILITY FOR THE ACCURACY OFTHESE QUANTITIES.14.WHEN A GRADING PERMIT IS ISSUED ON THIS PROJECT THE AGENCY APPROVAL APPLIES ONLYTO GRADING. THE CONTRACTOR IS RESPONSIBLE FOR SECURING ALL OTHER NECESSARYPERMITS TO ACCOMPLISH PROPOSED SITE WORK. IT IS STRONGLY RECOMMENDED THAT THECONTRACTOR OBTAIN ALL NECESSARY UNDERGROUND PERMITS BEFORE ROUGH GRADINGTHE SITE, AS REVISIONS TO UNDERGROUND FACILITIES MANDATED BY PLAN CHECKINGAGENCIES MAY SUBSTANTIALLY EFFECT GRADING INCLUDING FINISHED FLOOR ELEVATIONS.15.THE CONTRACTOR SHALL VERIFY THE CONTENTS AND THICKNESSES OF THE BUILDING SLABSECTION (IE: CONCRETE, SAND, ROCK) WITH THE STRUCTURAL PLANS AND THE ELEVATIONSSHOWN HEREON PRIOR TO COMMENCEMENT OF GRADING OPERATIONS.16.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH APPLICABLE O.S.H.A. REGULATIONS.17.CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTEDCONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUMESOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OFCONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY;THAT THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITEDTO NORMAL WORKING HOURS, AND CONSTRUCTION CONTRACTOR FURTHER AGREES TODEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALLLIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THISPROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGNPROFESSIONAL.18.WHERE OFF-SITE DRIVEWAY APPROACHES ARE TO BE CONSTRUCTED THE ON-SITE DRIVEWAYSHALL NOT BE CONSTRUCTED UNTIL THE OFF-SITE IMPROVEMENTS ARE INSTALLED. THEON-SITE DRIVEWAY SHALL CONFORM TO THE COMPLETED OFF-SITE DRIVEWAY.19.ALL PIPES SHALL HAVE A MINIMUM COVER OF 3' FROM FINISH GRADE UNLESS OTHERWISESPECIFIED ON THE PLANS.20.BENCHMARK:______________________________________________________________GENERAL NOTES6"PER PLAN3.0' DIAMETER MIN.MIRAFI140 N12"SEE PLAN FORRIM ELEVATIONSEE PLANFOR INVERTGROUT PIPE IN PLACE OR PVC TEEELEVATION12" RCP/ OR PVC W/C.I. OR PVC GRATE3/4'-1 1/2"CRUSHED DRAINROCK3.0' MIN.6" PERF. PVCWRAPPED IN FILTERFABRICSTORM DRAINPER PLANVARIES CRUSHED ROCKDRAIN TEEDRAIN PIPENDS UNIVERSAL OUTLETOR APPROVED EQUALNDS 12" LOWPROFILE ADAPTERSLOPETO DRAINNDS SPEE-D GRATE, NDS #40, 6" ROUND FLAT TOP, BLACK.WITHIN LAWN AREASCOMPACTED SOILVARIES CRUSHED ROCKDRAIN TEEDRAIN PIPE(LENGTH AS REQUIRED)OR APPROVED EQUALSLOPETO DRAINNDS SPEE-D GRATE, NDS #90, 6" ATRIUM GRATE, BLACKMULCH AREASCOMPACTED SOIL(SHRUB & GROUNDCOVER)NDS #66 DRAIN RISER PIPEOR APPROVED EQUALVARIES CRUSHED ROCKDRAIN PIPENDS UNIVERSAL OUTLETOR APPROVED EQUALNDS 12" LOWPROFILE ADAPTERSLOPETO DRAINNDS SPEE-D GRATE, NDS #40, 6" ROUND FLAT TOP, BLACK.WITHIN LAWN AREASCOMPACTED SOILVARIES CRUSHED ROCKDRAIN PIPE(LENGTH AS REQUIRED)OR APPROVED EQUALSLOPETO DRAINNDS SPEE-D GRATE, NDS #90, 6" ATRIUM GRATE, BLACKMULCH AREASCOMPACTED SOIL(SHRUB & GROUNDCOVER)NDS #66 DRAIN RISER PIPEOR APPROVED EQUALNDS 1/4 BEND DRAINELBOW OR APPROVEDEQUALNDS 1/4 BEND DRAINELBOW OR APPROVEDEQUALNOT TO SCALESTORM DRAINPER PLANUTILITY LINE1:1 MAX.FINISH FLOOR(SEE STRUCTURAL PLANS)FOOTINGTRENCH EXCAVATION TO REMAINOUTSIDE OF FOOTING INFLUENCE LINE.1AREA DRAINC2.0C1.0COVER SHEET, DETAILS, & GENERAL NOTESGRADING AND DRAINAGE PLAN EASTSHEET INDEXNOT TO SCALE7CONCRETE PAVEMENT SECTIONNEW ADU AND SITE FEATURESAPN: 529-44-021140 PROSPECT AVENUE, LOS GATOS, CACONCRETE COVERCONCRETE BOXCAST IRON COVERssHAND TAMPED BACKFILL TO90% RELATIVE COMPACTIONBANDED RUBBER COUPLING &CLAY CAP OR APPROVED EQUALPIPE SIZE AS INDICATED ON PLAN,INSTALL VERTICALLY, CUT TO LENGTHLONG RADIUS 1/8 (45°) BEND1/8 (45°) BEND AT TERMINUS ONLY OR WYEBRANCH FOR INTERMEDIATE CLEANOUTSSLOPEPAVING OR HARDSCAPECLEANOUT BOX (SEE NOTES)2" MIN.FG/LSCP2"ELEVATIONNOTES:1.A RECTANGULAR BOX AS SHOWN ABOVE SHALL BE USED FOR CLEANOUTS THAT ARECAPPED USING A BANDED RUBBER COUPLING.2.CIRCULAR BOXES ARE PERMITTED FOR CLEANOUTS THAT ARE CAPPED WITH A SCREWTYPE CAP OR OTHER APPROVED TOP OPENING CAPS. TYPE AND MANUFACTURERSUBJECT TO APPROVAL BY ENGINEER.3.CIRCULAR BOXES INSTALLED IN SIDEWALK AREAS SHALL HAVE A SOLID COVER WITHOUTHOLES.4.APPROVED RECTANGULAR BOXES ARE:A) CHRISTY CONCRETE PRODUCT B3 BOX WITH A B3D CONCRETE LID OR AB3C METAL LID, ORB) BROOKS PRODUCTS, INC. NO.3 METER BOX WITH A NO.3 HEAVY DUTYCONCRETE LID OR A NO.3 CAST IRON TRAFFIC LID OR APPROVED EQUAL.5.CONCRETE LIDS ARE ACCEPTABLE FOR USE IN NON VEHICULAR TRAFFIC AREAS, METAL,TRAFFIC RATED LIDS MUST BE USED IN TRAFFIC AREAS.6.ALL CLEANOUT BOX LIDS SHALL BE MARKED WITH A LETTER "S" OR THE WORD "SEWER".7.TERMINATE CLEANOUT AT CLOSEST JOINT TO SURFACE WITH TEMPORARY PLUG. AFTERALL BACKFILL IS COMPLETE AND SUB-GRADE MADE IN AREAS TO BE PAVED THE FINALRISER PIPE AND BOX SHALL BE INSTALLED AS SHOWN.RECTANGULAR BOXESSUMP PUMP103NOT TO SCALECLEANOUT TO GRADENOT TO SCALEPARKING PAVEMENT SECTION6C4.0TOPOGRAPHIC SITE SURVEY EAST18" ON CENTER#4 REBARS CONTINUOUS(TYPICAL OF 4 PLACES)MINIMUM 4" CONCRETEAROUND TRENCH DRAIN#4 REBARS ATSCARIFY & RECOMPACTPER GEOTECHNICALREPORT1/4" RADIUSTOOLED EDGE(TYP)4"1/2" PREMOLDEDEXPANSION JOINTMATERIAL (TYP.)ADJACENT ASPHALTWHERE OCCURSTRENCH DRAIN8NOT TO SCALEC4.1TOPOGRAPHIC SITE SURVEY WESTC2.1GRADING AND DRAINAGE PLAN WESTDISCHARGE TOINFILTRATIONDEVICEUTILITY LINE PARALLEL TO FOOTING5NOT TO SCALEVICINITY MAPSITE17PROSPECT AVE.SISTERS CT.KIMBLE AVE.RES E R V O I R R D .CLELAND AVE.COL LEGE AVE .COLLEGE AVE.JONES RD .EUCLID AVE.EUCLID AVE.S . S A N T A C R U Z A V E .DITTOS LN .LOS GATOS CREEK TRA IL THICKENED SLAB EDGE8" MIN4" MIN.NOTES:1.REFER TO GEOTECHNICAL INVESTIGATION FOR INFORMATION NOT SHOWN OR NOTED.CONCRETE WALK/ PATIOPAVEMENT SECTION6NOT TO SCALEINFILTRATION DEVICEC3.0EROSION CONTROL PLAN WWWW W PROSPECT AVENUEPIEE1,060 SF5' PUE 10' PUE 10' PSDES 76 ° 1 5 ' 4 3 " W 136 . 2 4 ' S 55°51'24" W 66.50'C1R= 2 5 . 0 0 'D=8 0 ° 1 8 ' 3 5 " L= 3 5 . 0 4 ' R=4 2 . 0 0 ' D=2 2 ° 1 9 ' 3 3 " L=1 6 . 3 7 'L2LOT 14[881 M 4 & 14]30,080 SFLOT 15[881 M 4 THRU 14]LANDS OF PAKDOC# 23991820LOT 13[881 M 4 THRU 14]LANDS OF RICHARDAND REBECCA SMITHDOC# 24267738LOT 9[881 M 4 THRU 14]LANDS OF IGORAND MARINA EFREMOVDOC# 23958695N 55°51'24" E 419.12'ADJACENTRESIDENTIALLOTADJACENTRESIDENTIALLOTAC2.0AC2.0BC2.0BC2.01. 4 % 1.7% 2.1% 2.1% 2.1%1.2%(13.3%)(10.5%)2% 4.0%3.4%2.0%5.5% 22.2% ELEVATIONSECTION ASCALE: H: 1" = 10' V: 1" = 5'2.1%104.03105.00103.16102.71117.86109.50PROPOSEDRETAINING WALLPROPOSEDRETAINING WALLPROPOSEDRETAINING WALLEX GRADEPROPOSED GRADECONFORM TOEX. GRADE3:1 MAXEX GRADEEX GRADEFILL AREAPROPOSEDRETAINING WALLELEVATION4" SD102.21CUT AREABW 115.56TW 119.00ElevationElevation ESMTPLPLSECTION BSCALE: H: 1" = 10' V: 1" = 5'PROPOSEDRETAINING WALLPROPOSEDCURBEX GRADEPROPOSED GRADECUT AREACONSTRUCTION NOTESALL ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTOSPLASH BLOCKS THAT ARE DESIGNED TO SPREAD OUT THE RAINWATER SO THAT IT ENTERS THE LANDSCAPE AREAS AS SHEET FLOWC2.0GRADING AND DRAINAGE PLAN EAST REVISIONNo.BYDATESCALEDESIGNERJOBSHEETOF SHEETSDRAFTERREVISIONNo.BY GKMengineering.comLos Gatos, Ca 95032 CIVIL ENGINEERING SURVEYING LAND PLANNING 16185 Los Gatos Blvd. Suite 205 (408) 656 5917 NEW ADU AND SITE FEATURES APN: 529-44-021 140 PROSPECT AVENUELOS GATOS CALIFORNIAJuly 2021AS SHOWNGMGMA20020461 REPONSE TO COMMENTS DATED 11/25/2020 2 RESPONSE TO COMMENTS DATED 6/9/2021FOR PLANNING PURPOSES ONLYCROSS SECTIONLEGENDABBREVIATIONS0Scale 1" = ft10102030All roof rainwater leaders are to be discharged ontosplash blocks that are designed to spread out the rainwater so that it enters the landscape areas as sheet flowRAINWATER LEADER NOTEGRADING AND DRAINAGE PLAN EASTper the Town's Undergrounding Requirements, all new, relocated, ortemporarily removed utility services, including telephone, electric powerand all other communications lines shall be installed underground.UNDERGROUNDING REQUIREMENTS NOTE22222 9'-4"TO HOUSEW 400AWW +9'-0" CLG.SOLAREDGEOUTLINE OF ADU ABOVE255 SFADDITION10'-0"sauna5'-0"6'-112"2'-9"3'-0"A52S3#A5BS3#A53S3#A51S3#LOT 14[881 M 4 THRU 14]30,080 SFL3S 55°51'24" W 176.57'N 14°01'48" W17.64'L1N 35°01'48" W21.48'N 38°06'48" W16.49'N 30°16'48" W15.05'N 17°01'48" W14.80'N 55°51'24" E 419.12'LANDS OF SEYYEDAND ZAHRA MOKHTARI1.8% 1.8% 1.8%CC2.1CC2.12.3% 2.0 % 2.0%DC2.1DC2.1FF=118.50FF BSMNT =108.50ELEVATIONSECTION CSCALE: H: 1" = 10' V: 1" = 5'ELEVATIONPROPOSEDRETAINING WALLPROPOSED HOT TUBEXISTING PLANTERS TO BE REMOVEDEXISTING GRADEEX. WOOD RET. WALLTO BE REMOVEDEX. PAVING TO BEREMOVEDC 98.93TW 103.50BW 99.09PROPOSED 2'-4" REDWOOD RETAINING WALLSECTION DSCALE: H: 1" = 10' V: 1" = 5'ELEVATION ELEVATIONEX GRADEPROPOSED TOP OF WALL BEYONDFF 118.50FF 108.50BASEMENTGARAGEEX. PAVINGCONFORM TOEX. GRADECUT AREACUT AREAEXISTING GRADECUT AREACUT AREA(34.7%)(25.2%)(28.4%)(29.5%)(1.7%)TW 109.0CONSTRUCTION NOTESALL ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTOSPLASH BLOCKS THAT ARE DESIGNED TO SPREAD OUT THE RAINWATER SO THAT IT ENTERS THE LANDSCAPE AREAS AS SHEET FLOWC2.1GRADING AND DRAINAGE PLAN WESTCROSS SECTIONSREVISIONNo.BYDATESCALEDESIGNERJOBSHEETOF SHEETSDRAFTERREVISIONNo.BY GKMengineering.comLos Gatos, Ca 95032 CIVIL ENGINEERING SURVEYING LAND PLANNING 16185 Los Gatos Blvd. Suite 205 (408) 656 5917 NEW ADU AND SITE FEATURES APN: 529-44-021 140 PROSPECT AVENUELOS GATOS CALIFORNIAJuly 2021AS SHOWNGMGMA20020461 REPONSE TO COMMENTS DATED 11/25/2020 2 RESPONSE TO COMMENTS DATED 6/9/2021FOR PLANNING PURPOSES ONLY0Scale 1" = ft10102030All roof rainwater leaders are to be discharged ontosplash blocks that are designed to spread out the rainwater so that it enters the landscape areas as sheet flowRAINWATER LEADER NOTEGRADING AND DRAINAGE PLAN WESTEARTHWORK QUANTITIESGAZEBO 1.9SITE ELEMENTCUYD CUT***6.7CUYD FILL***-2.1MAX FT. CUT+2.8MAX FT. FILLPOOL, POOL PATIO, & HOT TUB326.00.0-9.4*0.0DRIVEWAY & PARKING68.80.0-3.5**0.0TURF, SPORT COURT & PATIO EXTENSION0.027.00.0+2.0TOTAL415.791.3GARAGE BASEMENT & LIGHT WELLS19.057.6-3.4+2.6*** CUT AND FILL YARDAGE IS TAKEN FROM FINISHED SURFACE TO FINISHED SURFACE INCLUDING BASEMENT AND POOL EXCAVATIONS. CUT AND FILL YARDAGE DOES NOT INCLUDE BASE ROCK OR FOUNDATION EXCAVATIONS** EXCLUDES CUT FOR POOL EXCAVATION* INCLUDES CUT FOR BASEMENT & LIGHT WELL EXCAVATION222222222 LOT 14[881 M 4 THRU 14]30,080 SFPROSPECT AVENUEPIEE1,060 SF5' PUE 10' PUE 10' PSDEL3S 55°51'24" W 176.57' S 76 ° 1 5 ' 4 3 " W 136. 2 4 ' S 55°51'24" W 66.50'C1R= 2 5 . 0 0 'D=8 0 ° 1 8 ' 3 5 " L= 3 5 . 0 4 ' R=4 2 . 0 0 ' D=2 2 ° 1 9 ' 3 3 " L=1 6 . 3 7 'L2N 14°01'48" W17.64'L1N 35°01'48" W21.48'N 38°06'48" W16.49'N 30°16'48" W15.05'N 17°01'48" W14.80'N 55°51'24" E 419.12'LOT 14[881 M 4 & 14]30,080 SFLOT 15[881 M 4 THRU 14]LANDS OF PAKDOC# 23991820LOT 13[881 M 4 THRU 14]LANDS OF RICHARDAND REBECCA SMITHDOC# 24267738LOT 9[881 M 4 THRU 14]LANDS OF IGORAND MARINA EFREMOVDOC# 23958695LOT 8[881 M 4 THRU 14]LANDS OF SEYYEDAND ZAHRA MOKHTARIDOC# 23928900N 55°51'24" E 419.12'ADJACENTRESIDENTIALLOTADJACENTRESIDENTIALLOTFF=118.50FF BSMNT =108.509'-4"TO HOUSEW 400AWW +9'-0" CLG.SOLAREDGEOUTLINE OF ADU ABOVE255 SFADDITION10'-0"sauna5'-0"6'-112"2'-9"3'-0"A52S3#A5BS3#A53S3#A51S3#REVISIONNo.BYDATE SCALE DESIGNER JOB SHEET OF SHEETS DRAFTERREVISIONNo.BYGKMengineering.comLos Gatos, Ca 95032CIVIL ENGINEERING SURVEYING LAND PLANNING16185 Los Gatos Blvd. Suite 205(408) 656 5917NEW ADU AND SITE FEATURESAPN: 529-44-021140 PROSPECT AVENUELOS GATOSCALIFORNIAJuly 2021 AS SHOWN GM GM A200204 61REPONSE TO COMMENTS DATED 11/25/20202RESPONSE TO COMMENTS DATED 6/9/2021FOR PLANNING PURPOSES ONLY EROSION CONTROL NOTES 1.EROSION CONTROL FACILITIES AND MEASURES ARE TO BE INSTALLED AND OPERABLE BY OCTOBER 15 AND SHALL CONTINUE IN EFFECT UNTIL APRIL 15, OR UNTIL INSTALLATION OF THE PERMANENT PROJECT LANDSCAPING AND PAVING. 2.CHANGES TO THE EROSION CONTROL MEASURES INDICATED ON THESE PLANS AND DESCRIBED HEREIN TO ACCOMMODATE FIELD CONDITIONS MAY BE MADE ONLY WITH THE PRIOR APPROVAL OF OR AT THE DIRECTION OF THE CITY ENGINEER. 3.A CONSTRUCTION ENTRANCE SHALL BE PROVIDED AT ANY POINT OF EGRESS FROM THE SITE. THE CONSTRUCTION ENTRANCE SHOULD BE COMPOSED OF COARSE DRAIN ROCK (GREATER THAN 3" BUT SMALLER THAN 6" IN DIAMETER) AT LEAST TWELVE (12) INCHES THICK BY FIFTY (50) FEET LONG BY TWELVE (12) FEET WIDE AND SHALL BE MAINTAINED UNTIL THE SITE IS PAVED. 4.SEDIMENT TRAPS SHALL BE CONSTRUCTED AND MAINTAINED IN PLACE AROUND EACH STORM INLET AS INDICATED ON THE DEMOLITION PLAN. SEE THE "DRAIN INLET PROTECTION" DETAIL ON THIS SHEET. ALL INLETS WHICH ARE NOT PROTECTED BY SEDIMENT TRAPS SHALL BE COMPLETELY BLOCKED AS LONG AS THE EROSION CONTROL PLAN IS IN EFFECT. 5.ALL PAVED AREAS SHALL BE KEPT CLEAR OF EARTH MATERIAL AND DEBRIS. THE SITE SHALL BE MAINTAINED SO AS TO PREVENT SEDIMENT-LADEN RUNOFF FROM ENTERING THE STORM DRAINAGE SYSTEM OR ADJACENT PROPERTIES. 6.ALL EROSION CONTROL FACILITIES SHALL BE INSPECTED BY THE CONTRACTOR AND REPAIRED, AS REQUIRED, AT THE CONCLUSION OF EACH WORKING DAY DURING THE RAINY SEASON. THE CONTRACTOR SHALL INSPECT THE EROSION CONTROL FACILITIES AND MAKE NECESSARY REPAIRS THERETO PRIOR TO ANTICIPATED STORMS, AND SHALL PERIODICALLY INSPECT THE SITE AT REASONABLE INTERVALS DURING STORMS OF EXTENDED DURATION. REPAIRS TO DAMAGED FACILITIES SHALL BE REPAIRED IMMEDIATELY. 7.FOLLOWING EACH STORM, THE CONTRACTOR SHALL INSPECT EACH STORM INLET SEDIMENT TRAP TO ASSURE THE INTEGRITY OF THE BASIN AND OUTLET PIPE. ANY DAMAGE TO THESE OR OTHER EROSION CONTROL DEVICES SHALL BE REPAIRED AS SOON AS PRACTICABLE. 8.AS SOON AS PRACTICABLE FOLLOWING EACH STORM, THE CONTRACTOR SHALL REMOVE ANY ACCUMULATION OF SILT OR DEBRIS FROM THE SEDIMENT TRAP BASIN AND SHALL CLEAR THE OUTLET PIPE OF ANY BLOCKAGE. 9.THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR THE INSTALLATION AND MAINTENANCE OF THE EROSION CONTROL FACILITIES AND SHALL CONDUCT PERIODIC INSPECTION OF THE PROJECT SITE DURING STORMS OF PROLONGED DURATION AND/OR HEAVY INTENSITY TO ASSURE THAT THEY FUNCTION IN THE MANNER DESCRIBED HEREIN. EROSION CONTROL NOTES PROFILE WHERE OCCURSADITCHA50' MIN. OR FOUR TIMES THE CIRCUMFERENCE OF THE LARGEST CONSTRUCTION VEHICLE TIRE, WHICHEVER IS GREATER R=50' R=50' MATCH EX. GRADE NOTE: CONSTRUCT SEDIMENT BARRIER & CHANNELIZE RUNOFF TO SEDIMENT TRAPPING DEVICE.10' MINIMUM OR AS REQUIRED TO ACCOMMODATE ANTICIPATED TRAFFIC, WHICHEVER IS GREATER SEDIMENT TRAPPING DEVICE CRUSHED AGGREGATE GREATER THAN 3" BUT SMALLER THAN 6" 12" MINIMUM, UNLESS OTHERWISE SPECIFIED BY A SOILS ENGINEER SECTION A-A CATCH BASIN W/ FILTER FABRIC UNDER GRATE. STRAW WATTLE FILTER FABRIC 3/4" GRAVEL OR GRAVEL FILLED SANDBAGS PLAN WRAP STRAW WATTLE AROUND INLET STORM INLET 3/4" GRAVEL OR GRAVEL FILLED SANDBAGS FINISH GRADE FOR FLAT AREAS FINISHED GRADE 3/4" x 3/4" WOOD STAKE @ 4' O.C.DIRECTION OF FLOW STRAW FIBER ROLL WRAPPED IN A TUBULAR BLACK PLASTIC NETTING WITH A DIAMETER OF 8"-10". 12" MIN. AL O N G C O N T O U R S SP A C E 2 0 ' O N S L O P E 12" MIN. 8"-10" DIA FIBER ROLL FOR SLOPED AREAS N.T.S. 3/4" x 3/4" WOOD STAKE @ 4' O.C. 3" MIN. 5" MAX. 3" MIN. 5" MAX. NOTES: 1.FIBER ROLL COMPOSED OF BIO-DEGRADEABLE FIBERS STUFFED INTO A PHOTO-DEGRADEABLE OPEN WEAVE NETTING. 2.FIBER ROLL EROSION BARRIER TRAPS SEDIMENT AND REDUCES SHEET AND HILL SIDE EROSION BY REDUCING SLOPE GRADIENT. IT INCREASING INFILTRATION RATES AND BY PRODUCING A FAVORABLE ENVIRONMENT FOR PLANT ESTABLISHMENT. 3.FIBER ROLL INSTALLATION REQUIRES THE PLACEMENT AND SECURE STAKING OF THE FIBER ROLL IN A TRENCH 3"-5" DEEP, DUG ON CONTOUR. RUNOFF MUST NOT BE ALLOWED TO RUN UNDER OR AROUND FIBER ROLL. FIBER ROLL EROSION BARRIER 2STABILIZED CONSTRUCTION ENTRANCE 3 STABILIZED CONSTRUCTION ENTRANCE FIBER ROLL EROSION BARRIER KEY NOTE LIMIT OF DISTURBED AREA INLET SEDIMENT PROTECTION LEGEND DRAIN INLET PROTECTION 1 TREE PROTECTION S-X TYPE I 5TREE PROTECTION S-Y TYPE III 4 LEAST RESTRICTIVE DEVELOPMENT AREA C3.0EROSION CONTROL PLANPROSPECT AVE.0 Scale 1" = ft20 20 40 60 EXISTING PAVED ROADWAY WWWW W PROSPECT AVENUEPIEE1,060 SF5' PUE 10' PUE 10' PSDES 76°15'43" W 136.24' S 55°51'24" W 66.50'C1R= 2 5 . 0 0 'D=8 0 ° 1 8 ' 3 5 " L= 3 5 . 0 4 ' R=4 2 . 0 0 ' D=2 2 ° 1 9 ' 3 3 " L=1 6 . 3 7 'L2419.12'LOT 14[881 M 4 & 14]30,080 SFLOT 15[881 M 4 THRU 14]LANDS OF PAKDOC# 23991820LOT 13[881 M 4 THRU 14]LANDS OF RICHARDAND REBECCA SMITHDOC# 24267738LOT 9[881 M 4 THRU 14]LANDS OF IGORAND MARINA EFREMOVDOC# 23958695N 55°51'24" E 419.12'LINE TABLE:LINE BEARING DISTANCE L1 N 20°41'48" W 8.96' L2 N 34°08'36" W 13.78' L3 N 09°31'48" W 0.15'CURVE TABLE:CURVE RADIUS DELTA LENGTH C1 232.00' 0°16'14" 1.10'Basis of Bearings:The bearing of North 34°08'36" West taken on the centerline of ProspectAve. as shown on that certain Tract Map filed for record on March 9th,2015 in Book 881 of Maps at Page 4-14, Santa Clara County Records wastaken as the Basis of all Bearings shown hereon.The types, locations, sizes and/or depths of existing underground utilitiesas shown on this topographic survey were obtained from sources of varyingreliability. The contractor is cautioned that only actual excavation will revealthe types, extent, sizes, locations and depths of such underground utilities.(A reasonable effort has been made to locate and delineate all unknownunderground utilities.) However, the engineer can assume no responsibilityfor the completeness or accuracy of its delineation of such undergroundutilities which may be encountered, but which are not shown on thesedrawings.The boundary easements, and other encumbrances shown on this drawingare based solely upon information contained in the following documents:Tract No. 10275 Recorded in the county of Santa Clara Book 881 of MapsPage 4-14 . No liability is assumed for matters of record not stated in saiddocuments that may affect the boundary lines, exceptions, or easementsaffecting the property.5.3.2.1.Benchmark:A temporary benchmark was set on a hub and tack on siteAssumed Elevation: 100.00NOTES4.ABBREVIATIONSAPN: 529-44-0210Scale 1" = ft10102030GAS METERBUILDING LINE WITH DOORCLEAN OUTCATCH BASIN / DROP INLETWATER METERFENCEPROPERTY LINELEGENDCONCRETESINGLE TREECURBSPOT ELEVATIONTREE W/ SIZE AND ELEVATIONGASPOSTOVERHEADTELEPHONE/COMMUNICATIONSANITARY SEWERSIGNVALVECENTERLINEEASEMENTTREES AND BRUSHUNDERGROUND ELECTRICSTORM DRAINWATERADJACENT PROPERTY LINEEDGE OF PAVEMENTUTILITY BOX (SIZE VARIES)UTILITY POLE W/ GUY WIRECURB AND GUTTERThe existing boundary lines, easements and encumbrances shown hereon, as defined inSection 8726 of the Business and Professions Code (Professional Land Surveyor's Act) , wasprovided by, or under the direct supervision of Shane R. BarberDATESURVEYOR'S STATEMENTSHANE R. BARBER L.S. 9097The existing fixed works and Topographic Survey shown hereon, as defined in Section 6731.1of the Business and Professions Code (Professional Engineers Act), was provided by, or underthe direct supervision of George K. MarinakisDATEENGINEER'S STATEMENTGEORGE K. MARINAKIS, RCE 77629BENCHMARKSEE SHEET C4.1REVISIONNo.BYDATESCALEDESIGNERJOBSHEETOF SHEETSDRAFTERREVISIONNo.BY GKMengineering.comLos Gatos, Ca 95032 CIVIL ENGINEERING SURVEYING LAND PLANNING 16185 Los Gatos Blvd. Suite 205 (408) 656 5917 NEW ADU AND SITE FEATURES APN: 529-44-021 140 PROSPECT AVENUELOS GATOS CALIFORNIAJuly 2021AS SHOWNGMGMA20020461 REPONSE TO COMMENTS DATED 11/25/2020 2 RESPONSE TO COMMENTS DATED 6/9/2021FOR PLANNING PURPOSES ONLYC4.0TOPOGRAPHIC SITE SURVEY EAST MONUMENT LINE1/21/20211/21/2021MAJOR CONTOURMINOR CONTOUR LOT 14[881 M 4 THRU 14]30,080 SFLOT 15[881 M 4 THRU 14]L3S 55°51'24" W 176.57'N 14°01'48" W17.64'L1N 35°01'48" W21.48'N 38°06'48" W16.49'N 30°16'48" W15.05'N 17°01'48" W14.80'N 55°51'24" E 419.12'LANDS OF PAKDOC# 23991820LOT 8[881 M 4 THRU 14]LANDS OF SEYYEDAND ZAHRA MOKHTARIDOC# 23928900LINE TABLE:LINE BEARING DISTANCE L1 N 20°41'48" W 8.96' L2 N 34°08'36" W 13.78' L3 N 09°31'48" W 0.15'CURVE TABLE:CURVE RADIUS DELTA LENGTH C1 232.00' 0°16'14" 1.10'SEE SHEET C4.0REVISIONNo.BYDATESCALEDESIGNERJOBSHEETOF SHEETSDRAFTERREVISIONNo.BY GKMengineering.comLos Gatos, Ca 95032 CIVIL ENGINEERING SURVEYING LAND PLANNING 16185 Los Gatos Blvd. Suite 205 (408) 656 5917 NEW ADU AND SITE FEATURES APN: 529-44-021 140 PROSPECT AVENUELOS GATOS CALIFORNIAJuly 2021AS SHOWNGMGMA20020461 REPONSE TO COMMENTS DATED 11/25/2020 2 RESPONSE TO COMMENTS DATED 6/9/2021FOR PLANNING PURPOSES ONLYC4.1TOPOGRAPHIC SITE SURVEY WESTABBREVIATIONS0Scale 1" = ft10102030The existing boundary lines, easements and encumbrances shown hereon, as defined inSection 8726 of the Business and Professions Code (Professional Land Surveyor's Act) , wasprovided by, or under the direct supervision of Shane R. BarberDATESURVEYOR'S STATEMENTSHANE R. BARBER L.S. 9097The existing fixed works and Topographic Survey shown hereon, as defined in Section 6731.1of the Business and Professions Code (Professional Engineers Act), was provided by, or underthe direct supervision of George K. MarinakisDATEENGINEER'S STATEMENTGEORGE K. MARINAKIS, RCE 776291/21/20211/21/2021