Staff Report with Exhibits.16484 S Kennedy Rd (Parcel 1)
PREPARED BY: Sean Mullin, AICP
Senior 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: 07/13/2022
ITEM NO: 2
DATE: July 8, 2022
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Demolition of an Existing Single-Family Residence,
Construction of a New Single-Family Residence, and Site Improvements
Requiring a Grading Permit on Property Zoned HR-1. Located at 16484 S.
Kennedy Road (Parcel 1). APN 532-20-012. Architecture and Site Application
S-21-031. PROPERTY OWNER: Justin Reilly. APPLICANT: Robin McCarthy,
Architect. PROJECT PLANNER: Sean Mullin.
RECOMMENDATION:
Consider approval of a request for demolition of an existing single-family residence,
construction of a new single-family residence, and site improvements requiring a Grading
Permit on property zoned HR-1 located at 16484 S. Kennedy Road.
PROJECT DATA:
General Plan Designation: Hillside Residential
Zoning Designation: HR-1
Applicable Plans & Standards: General Plan; Hillside Development Standards and Guidelines
Parcel Size: 1.07 acres (46,673 square feet)
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Hillside Residential HR-1
South Residential Hillside Residential HR-1
East Residential Hillside Residential HR-1
West Residential Hillside Residential HR-1
PAGE 2 OF 11
SUBJECT: 16484 S. Kennedy Road (Parcel 1)/S-21-031
DATE: July 8, 2022
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction.
FINDINGS:
▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
▪ As required by Section 29.10.09030 (e) of the Town Code for the demolition of existing
structures.
▪ The project complies with the Hillside Development Standards and Guidelines (HDS&G).
▪ 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 S. Kennedy Road, approximately 400 feet
southeast from the intersection of S. Kennedy Road and Bond Court (Exhibit 1). The property is
comprised of two existing parcels: an undeveloped parcel fronting Los Cerritos Drive and a
parcel fronting S. Kennedy Road currently developed with a single -family residence and
detached garage (Exhibit 4). On November 10, 2020, the Development Review Committee
approved a lot line adjustment between the two parcels to revise the shared property line from
a north-south orientation to an east-west orientation, providing for two parcels with primary
frontage along S. Kennedy Road and secondary frontage on Los Cerritos Drive (Exhibit 5). The
revised property line would bisect the existing residence as shown in Exhibit 5. The approved
lot line adjustment includes a condition that requires approval of an Architecture and Site
application for demolition of the existing residence and construction of a new residence prior to
recordation of the revised property configuration (Exhibit 6, Condition 3). The Draft Conditions
of Approval for this Architecture and Site application also includes a condition requiring
demolition of the existing residence prior to recordation of the approved lot line adjustment,
PAGE 3 OF 11
SUBJECT: 16484 S. Kennedy Road (Parcel 1)/S-21-031
DATE: July 8, 2022
BACKGROUND (continued):
and recordation of the approved lot line adjustment prior to issuance of a Building Permit for
construction of the proposed residence (Exhibit 3, Condition 3).
Parcel 1 is approximately 46,673 square feet with an average lot slope of 17.63 percent. The
parcel is screened by topography and existing vegetation so that any development would not
be visible from any of the Town’s viewing areas. The Architecture and Site application has been
referred to the Planning Commission based on the size of the proposed residence.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject parcel is approximately 46,673 square feet, located on the west side of
S. Kennedy Road (Exhibit 1). Single-family hillside residential development surrounds the
parcel. From S. Kennedy Road, the parcel descends approximately 25 feet to the lowest
point at the center of the parcel. From this low area, the parcel ascends approximately 69
feet to the western property line adjacent to Los Cerritos Drive. The Least Restrictive
Development Area (LRDA) is concentrated in the eastern half of the parcel.
B. Project Summary
The applicant proposes demolition of the existing single-family residence and detached
garage (Exhibit 7) and construction of two new single-family residences on Parcel 1 and
Parcel 2, as approved under the 2020 Lot Line Adjustment discussed above. The proposed
development project on Parcel 2 will be considered separately by the Planning Commission.
On Parcel 1, the applicant proposes construction of a two-story residence with an attached
three-car garage (Exhibit 14). An attached junior accessory dwelling unit above the
proposed garage is included in the development plans; however, pursuant to State law it is
not subject to review under this Architecture and Site application. The proposed residence
would be located within the LRDA and would not be visible as defined by the HDS&G. The
project requires a Grading Permit for site improvements with earthwork quantities
exceeding 50 cubic yards. The project complies with the objective standards of the Town
Code and is not requesting any exceptions from the HDS&G.
C. Zoning Compliance
A single-family residence is permitted in the HR-1 zone. The proposed residence is in
compliance with the zoning regulations for allowable floor area, height, setbacks, and on -
site parking requirements for the property.
PAGE 4 OF 11
SUBJECT: 16484 S. Kennedy Road (Parcel 1)/S-21-031
DATE: July 8, 2022
DISCUSSION:
A. Architecture and Site Analysis
Pursuant to the HDS&G, when determining the maximum allowable floor area for a hillside
property, the gross lot area is reduced based on its average slope. Parcel 1 is approximately
46,673 square feet with an average lot slope of 17.63 percent. Based on this average slope,
the net lot area is 34,883 square feet, which provides for a maximum allowable floor area of
6,000 square feet.
The applicant proposes demolition of the existing 1,969-square foot residence and 1,019-
square foot detached garage, and construction of a new 5,550-square foot, two-story
residence with an attached 850-square foot garage and a swimming pool (Exhibit 14). The
project proposes a contemporary Farmhouse style with neutral colors and materials.
Proposed exterior materials include a standing-seam metal roof, horizontal and vertical
cement board siding, stone veneer wainscot and chimney, metal-clad windows and doors,
wood columns and beams, and wood garage doors (Exhibit 8). The applicant has provided a
Written Description/Letter of Justification detailing the project (Exhibit 9). The residence
includes an 850-square foot attached garage, 450 square feet of which would count toward
the total house floor area allowed for the property. A summary of the floor area for the
proposed residence is included in the table below.
Floor Area
Main Floor 3,200 sf
Upper Floor 2,350 sf
Garage 850 sf
Subtotal 6,400 sf
Garage Credit (400 sf)
Total 6,000 sf
The proposed residence would be sited on the eastern portion of the parcel within the
LRDA. The maximum height of the proposed residence is 24 feet, nine inches, where a
maximum of 30 feet is allowed by the Town Code and a maximum of 25 feet is allowed by
the HDS&G for nonvisible homes. The project requires a Grading Permit for site
improvements for earthwork quantities exceeding 50 cubic yards. The project does not
require any exceptions to the HDS&G.
B. Building Design
The applicant proposes a contemporary Farmhouse style residence with neutral colors and
materials. Proposed exterior materials include a standing-seam metal roof, horizontal and
vertical cement board siding, stone veneer wainscot and chimney, metal-clad windows and
doors, wood columns and beams, and a wood garage door (Exhibit 8). Pursuant to the
PAGE 5 OF 11
SUBJECT: 16484 S. Kennedy Road (Parcel 1)/S-21-031
DATE: July 8, 2022
DISCUSSION (continued):
HDS&G, exterior colors for nonvisible homes in the hillside area may not exceed an average
light reflectivity value (LRV) of 30. The exterior colors will comply with the requirements of
the HDS&G as reflected in Conditions 15 and 16 included in Exhibit 3.
The proposed residence has been designed with a central two-story mass and a projecting
garage turned perpendicular to S. Kennedy Road (Exhibit 14). The central two-story mass is
covered with a hip roof, while the multiple projecting bays include gable-end roof forms.
The majority of the residence is clad with vertically oriented cement board siding.
Horizontal cement board siding and a stone wainscot would be included on portions of all
elevations. The main floor of the residence includes the primary living areas and a bedroom
suite. The second floor includes four additional bedrooms and a main bedroom suite with a
balcony on the rear elevation.
The Town’s Consulting Architect reviewed the proposed residence on October 19, 2021
(Exhibit 10). In the report the Consulting Architect noted that the proposed residence is
designed in a general contemporary Farmhouse style with an estate home scale. The
Consulting Architect identified several issues and concerns and provided recommendations
for changes to the original design to increase compatibility with the Residentia l Design
Guidelines. In response to these recommendations, the applicant made several
modifications to the design of the residence, summarizing the changes in a written response
(Exhibit 11). The Consulting Architect’s issues and recommendations are provided below,
followed by the applicant’s response in italics.
Issues and Concerns:
1. The complexity of the floor plans is resulting in a wide variety of roof slopes, including
2:12 and 10:12 which are awkward, and do not work well in creating a unified design.
This significant variation in roof slopes is not consistent with Residential Design
Guidelines 3.5.1 and 3.5.2.
We have completely redesigned the roof system to create one unified roof slope to unify
the roof pitches and eliminate the complexity of the roof forms. In addition, we
increased the height of the roof slope to 3:12 to elevate the height of the roof so th at it is
more consistent with the Residential Design Guidelines 3.5.1 and 3.5.2.
2. The truncated roof ridge on the front gables is awkward, and not consistent with the
architectural style.
All truncated gables have been removed.
PAGE 6 OF 11
SUBJECT: 16484 S. Kennedy Road (Parcel 1)/S-21-031
DATE: July 8, 2022
DISCUSSION (continued):
3. There are a number of places where materials are changed in the same plane or at an
outside corner which is not consistent with Residential Design Guideline 3.8.4.
The stone veneer at the walls have been revised so that the stone terminates into an
inside corner versus terminating in the same plane as the exterior stucco and have color
and material changes for visual relief for consistency as per Residential Design Guideline
3.3.3 and 3.8.4.
4. The two-story unarticulated wall on the right-side elevation is not consistent with
Residential Design Guideline 3.3.3.
The two-story unarticulated walls have also been modified for visual relief using a
continuous lower roof eave that matches the front and rear lower roof eaves to be
consistent with Residential Design Guideline 3.3.3.
Recommendations:
1. Strongly consider simplifying the building and roof forms to better unify the design.
The complexity of the roof and building forms have been revised to create a more
simplified and unified overall design to be consistent with Residential Design Guideline
3.5.2. We have unified the roof slope to one pitch throughout and elevated the roof
slope to 3:12 to elevate the height of the roof so that it is more consistent with the
Residential Design Guidelines 3.5.1.
2. Terminate the front gable ridges further back from the front facade to reduce the
visibility of the truncated form.
All truncated gables have been removed.
3. Strongly consider increasing the roof slopes to be more consistent with the proposed
architectural style, and the slopes proposed on the home’s front elevation. To achieve
this, floor-to-ceiling heights may need to be reduced to conform with the building height
limitations in the Hillside Development Standards and Guidelines.
We have completely redesigned the roof system to create one unified roof slope to unify
the roof pitches and eliminate the complexity of the roof forms. In addition, we increased
the height of the roof slope to 3:12 to elevate the height of the roof so that it is more
consistent with the Residential Design Guidelines 3.5.1 and 3.5.2.
PAGE 7 OF 11
SUBJECT: 16484 S. Kennedy Road (Parcel 1)/S-21-031
DATE: July 8, 2022
DISCUSSION (continued):
The applicant responded to the Consulting Architect’s issues and recommendations through
design revisions. Staff determined that the applicant adequately addressed all issues and
concerns raised in the Consulting Architect’s report.
C. Neighborhood Compatibility
Pursuant to the HDS&G, the maximum allowable floor area for the subject parcel is 6,000
square feet. The table below reflects the current conditions of the homes in the immediate
area and the proposed project.
FAR Comparison - Neighborhood Analysis
Address Zoning
Gross
Lot Area
SF
Residential
SF*
Garage
SF
Total
SF**
FAR
No. of
Stories
16420 S. Kennedy Rd HR-1 65,048 5,700 965 6,665 0.10 2
16440 S. Kennedy Rd HR-1 43,632 7,313 864 8,177 0.19 2
16460 S. Kennedy Rd HR-1 50,161 2,706 594 3,300 0.07 2
16461 S. Kennedy Rd HR-1 105,818 0 0 0 0.00 0
16481 S. Kennedy Rd HR-1 40,007 3,619 569 4,188 0.10 2
16491 S. Kennedy Rd HR-1 191,972 5,268 1,408 6,676 0.03 2
16500 S. Kennedy Rd HR-1 49,153 1,726 480 2,206 0.04 1
16505 S. Kennedy Rd HR-1 53,448 4,496 630 5,126 0.10 2
16515 S. Kennedy Rd HR-1 50,235 4,590 720 5,310 0.11 2
16520 S. Kennedy Rd HR-1 69,131 5,799 1,092 6,891 0.10 1
16484 S. Kennedy Rd (E) HR-1 46,673 1,969 1,019 2,988 0.06 1
16484 S. Kennedy Rd (P) HR-1 46,673 5,550 850 6,400 0.14 2
* Residential square footage includes the residence and detached accessory structures, except
garages.
** The total square footage numbers do not include below grade square footage.
The properties in the immediate neighborhood are developed with one- and two-story
residences and include a mix of architectural styles. The property sizes within the
immediate neighborhood range from 0.9 to 4.4 acres. Based on Town and County records,
the square footage of the residences located in the immediate neighborhood range from
1,726 square feet to 7,313 square feet. The applicant is proposing a 5,550-square foot
residence with an attached 850-square foot garage on a 1.07-acre parcel, where a
maximum total floor area of 6,000 square feet is allowed by the HDS&G. The proposed
project would be the fifth largest in terms of total square footage and second largest in
terms of FAR.
PAGE 8 OF 11
SUBJECT: 16484 S. Kennedy Road (Parcel 1)/S-21-031
DATE: July 8, 2022
DISCUSSION (continued):
D. Site Design
The subject parcel is located on the west side of S. Kennedy Road. The parcel slopes
downward from the road by approximately 10 feet to the center of the development area.
The western portion of the parcel is heavily wooded with steep slopes climbing to Los
Cerritos Drive. The eastern portion of the parcel includes the LRDA, within which all
proposed development would occur.
A new driveway would provide access from the west side of S. Kennedy Road. The driveway
would serve the three-car garage and four additional on-site guest parking spaces as
required by the Hillside Specific Plan. The driveway is sited to limit tree impacts and
removal. The driveway, motor court, and guest parking area require the removal of six
protected trees as shown on Sheet L3.0. The main residence and attached garage are sited
adjacent to the motor court. Pathways on either side of the house provide exterior access
to the side and rear yard areas. Outdoor living areas are concentrated at the rear of the
residence and include patios, a covered porch, a shade structure, and a swimming pool.
E. Tree Impacts
The development plans were reviewed by the Town ’s Consulting Arborist who inventoried
40 protected trees within the project area on Parcel 1 and made recommendations for their
preservation (Exhibit 12). The applicant responded to the recommendations of the
Consulting Arborist by adjusting the locations of proposed utilities and adjusting the grading
and driveway plans to limit impacts to the existing trees. Proposed tree removal is shown
on Sheet L3.0 of Exhibit 14. Of the 10 trees proposed for removal, six are considered
protected trees under the Town Code. Of these six, three are species included in Appendix
A of the HDS&G. Given the species and canopy size of the trees proposed for removal, 23
new trees are required to be planted on site, 11 of which must be selected from Appendix A
of the HDS&G. The Landscape Plans indicate that 28 new trees will be planted on site, 18 of
which are species included in Appendix A of the HDS&G. The proposed Landscap e Planting
Plan adequately addresses the tree replacement requirements of the Town Code.
If the project is approved, tree protection measures would be implemented prior to
construction and maintained for the duration of construction activity. Arborist
recommendations for tree protection have been included in the Conditions of Approval to
mitigate impacts to protected trees (Exhibit 3).
F. Visibility
The parcel is screened by topography and existing vegetation and any development would
not be visible from any of the Town’s viewing areas.
PAGE 9 OF 11
SUBJECT: 16484 S. Kennedy Road (Parcel 1)/S-21-031
DATE: July 8, 2022
DISCUSSION (continued):
G. Grading
The project includes site improvements with grading quantities exceeding 50 cubic yards,
which requires approval of a Grading Permit. The new driveway, parking area, motor court,
and side and rear yard areas would require 387 cubic yards of cut and 214 cubic yards of fill.
The proposed grading plan does not require any exceptions from the HDS&G.
Site Grading Summary
Cut Fill Total
Driveway/parking 196 18 214
Side yard 57 94 151
Rear yard 134 102 236
Total 387 214 601
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).
H. Neighbor Outreach
The owners have indicated that they have been meeting with the surrounding neighbors to
discuss the proposed project. A summary of their outreach efforts is included as Exhibit 13.
I. 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.
PUBLIC COMMENTS:
Story poles and project signage were installed on the site by June 1, 2022, in anticipation of the
July 13, 2022, Planning Commission hearing. At the time of this report’s preparation, the Town
has not received any public comment.
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application for demolition
of an existing single-family residence, construction of a new a single-family residence, and
PAGE 10 OF 11
SUBJECT: 16484 S. Kennedy Road (Parcel 1)/S-21-031
DATE: July 8, 2022
CONCLUSION (continued):
site improvements requiring a Grading Permit. The project is well designed and compatible
with the properties in the immediate area. The project is consistent with the Zoning and
General Plan Land Use designation for the property. The project complies with the
applicable sections of the HDS&G and Hillside Specific Plan.
B. Recommendation
Based on the analysis above, staff recommends approval of the Architecture and Site
application subject to the recommended conditions of approval (Exhibit 3). If the Planning
Commission finds merit with the proposed project, it should:
1. 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 (Exhibit 2);
2. Make the finding that the project complies with the objective standards of Chapter 29 of
the Town Code (Zoning Regulations) (Exhibit 2);
3. Make the findings as required by Section 29.10.09030 (e) of the Town Code for the
demolition of existing structures (Exhibit 2);
4. Make the finding that the project complies with the applicable sections of the Hillside
Development Standards and Guidelines (Exhibit 2);
5. Make the finding that the project complies with the Hillside Specific Plan (Exhibit 2);
6. 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
7. Approve Architecture and Site Application S-21-031 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 14.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
PAGE 11 OF 11
SUBJECT: 16484 S. Kennedy Road (Parcel 1)/S-21-031
DATE: July 8, 2022
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Existing Lot Configuration
5. Approved Lot Configuration
6. Conditions of Approval for Lot Line Adjustment M-20-006
7. Property Photos
8. Color and Materials Board
9. Project Description and Letter of Justification
10. Consulting Architect’s Report
11. Applicant’s Response to Consulting Architect’s Report
12. Consulting Arborist’s Report
13. Applicant’s Neighbor Outreach Effort Summary
14. Development Plans
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EXHIBIT 2
PLANNING COMMISSION – July 13, 2022
REQUIRED FINDINGS AND CONSIDERATIONS:
16484 S. Kennedy Road (Parcel 1)
Architecture and Site Application S-21-031
Requesting Approval for Demolition of an Existing Single-Family Residence,
Construction of a New Single-Family Residence, and Site Improvements Requiring a
Grading Permit on Property Zoned HR-1. APN 532-20-012.
PROPERTY OWNER: Justin Reilly
APPLICANT: Robin McCarthy, Architect
PROJECT PLANNER: Sean Mullin
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.
Required compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
Required finding for the technical demolition of existing structures:
■ As required by Section 29.10.09030 (e) of the Town Code for the demolition of
existing structures:
1. The Town's housing stock will be maintained as the single-family residence will be
replaced;
2. The existing structure has no architectural or historical significance;
3. The property owner does not desire to maintain the structure as it exists; and
4. The economic utility of the structures was considered.
Required compliance with the Hillside Development Standards and Guidelines:
■ The project complies with the Hillside Development Standards and Guidelines.
Required compliance with the Hillside Specific Plan:
■ The project complies 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.
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Approval.docx
EXHIBIT 3
PLANNING COMMISSION – July 13, 2022
CONDITIONS OF APPROVAL
16484 S. Kennedy Road (Parcel 1)
Architecture and Site Application S-21-031
Requesting Approval for Demolition of an Existing Single-Family Residence,
Construction of a New Single-Family Residence, and Site Improvements Requiring a
Grading Permit on Property Zoned HR-1. APN 532-20-012.
PROPERTY OWNER: Justin Reilly
APPLICANT: Robin McCarthy, Architect
PROJECT PLANNER: Sean Mullin
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. CERTIFICATE OF LOT LINE ADJUSTMENT: A Certificate of Lot Line Adjustment shall be
recorded. Prior to recordation of the Certificate of Lot Line Adjustment, the applicant shall
obtain all necessary permits for demolition of the existing buildings. Said demolition shall
be completed and a final inspection obtained. Prior to issuance of a Building Permit for
construction of a new residence, the Certificate of Lot Line Adjustment shall be recorded
with the County Recorder and provided to the Town.
4. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or secur ity.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
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.
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Approval.docx
8. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Include a tree protection plan with the
construction plans.
9. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town
of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
12. 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. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
14. EXTERIOR COLORS: The exterior colors of all structures shall comply with the Hillside
Development Standards & Guidelines.
15. DEED RESTRICTION: Prior to the issuance of a building permit, a deed restriction shall be
recorded by the applicant with the Santa Clara County Recorder’s Office that requires all
exterior materials be maintained in conformance with the Town’s Hillside Development
Standards & Guidelines.
16. LAND USE NEAR STREAMS: The project shall comply with the Guidelines and Standards for
Land Use Near Streams prepared by the Santa Clara Valley Water Resources Protection
Collaborative.
17. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
18. PERMITS REQUIRED AS FOLLOWS:
a. A Demolition Permit for the existing single-family residence and detached garage.
b. A Building Permit for the new single-family residence and attached garage.
c. A Building Permit for the PV System if the system is required by the California Energy
Code.
d. A Building Permit for the construction of the new swimming pool and attached spa.
e. A Building Permit for the new trellis or any detached patio cover exceeding 120 sq. ft.
19. 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.
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Approval.docx
20. 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.
21. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
22. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
23. 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
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.
24. 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.
25. 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.
26. 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
27. 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.
28. 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 future.
b. All passage doors shall be at least 32-inch wide doors on the accessible floor level.
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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.
29. 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.
30. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
31. 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.
32. 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.
33. 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.
34. 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.
35. 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.
36. 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 appropr iate school
district(s) for processing. A copy of the paid receipt is required prior to permit
issuance.
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TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
37. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept
clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of
the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of
goods and materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The Owner's representative in charge shall be at the job site during all
working hours. Failure to maintain the public right-of-way according to this condition may
result in the issuance of correction notices, citations, or stop work orders and the Town
performing the required maintenance at the Owner's expense.
38. 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.
39. 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.
40. PRIOR APPROVALS: All conditions per prior approvals shall be deemed in full force and
affect for this approval.
41. ENCROACHMENT PERMIT: All work in the public right -of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It is the
responsibility of the Owner to obtain any necessary encroachment permits from affected
agencies and private parties, including but not limited to, Pacific Gas and Electric (PG&E),
AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation
(Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering
Division of the Parks and Public Works Department prior to releasing any permit.
42. 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.
43. PUBLIC WORKS INSPECTIONS: The Owner 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.
44. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner or their repre sentative shall repair
or replace all existing improvements not designated for removal that are damaged or
removed because of the Owner or their representative's operations. Improvements such
as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised
pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced
to a condition equal to or better than the original condition. Any new concrete shall be
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free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a
stamp or equal shall be removed and replaced at the Contractor’s sole expense and no
additional compensation shall be allowed therefore. Existing improvement to be repaired
or replaced shall be at the direction of the Engineering Construction Inspector and shall
comply with all Title 24 Disabled Access provisions. The restoration of all improvements
identified by the Engineering Construction Inspector shall be completed before the
issuance of a certificate of occupancy. The Owner or their representative shall request a
walk-through with the Engineering Construction Inspector before the start of construction
to verify existing conditions.
45. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
46. STREET CLOSURE: Any proposed blockage or partial closure of the street and/or sidewalk
requires an encroachment permit. Special provisions such as limitations on works hours,
protective enclosures, or other means to facilitate public access in a safe manner may be
required.
47. PLAN CHECK FEES: Plan check fees 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.
48. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of
any grading or building permits.
49. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The
Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy-two
(72) hours in advance of all the proposed changes. Any approved changes shall be
incorporated into the final “as-built” plans.
50. 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 M iles
Avenue. The grading plans shall include final grading, drainage, retaining wall location(s),
driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities
and a table of existing and proposed impervious areas. Unles s 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’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.
51. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work
unlawfully completed shall be charged double the current fee. As a r esult, the required
grading permit fees associated with an application for grading will be charged accordingly.
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52. 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
defined by Town Code of the Town of Los Gatos, Sec. 12.10.020, (October 15-April 15), has
ended.
53. 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.
54. DRIVEWAY: The driveway conform to existing pavement on S. Kenned y shall be
constructed in a manner such that the existing drainage patterns will not be obstructed.
55. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the
issuance of a grading permit/building permit.
56. 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.
57. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the
commencement of any site work, the general contractor shall:
a. Along with the Owner, attend a pre-construction meeting with the Town Engineer to
discuss the project conditions of approval, working hours, site maintenance and other
construction matters;
b. Acknowledge in writing that they have read and understand the proj ect conditions of
approval and will make certain that all project sub-contractors have read and
understand them as well prior to commencing any work, and that a copy of the project
conditions of approval will be posted on-site at all times during construction.
58. 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 gradin g permit plan
review process.
59. 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.
60. CERTIFICATE OF LOT LINE ADJUSTMENT: A Certificate of Lot Line Adjustment shall be
recorded. Two (2) copies of the legal description for each new lot configuration, a plat
map (8-½ in. X 11 in.) and two (2) copies of the legal description of the land to be
exchanged shall be submitted to the Engineering Division of the Parks and Public Works
Department for review and approval. The submittal shall include closure calculations, title
reports less than ninety (90) days old and the appropriate fee. The certificate shall be
recorded prior to the issuance of any grading or building permits.
61. WEST VALLEY SANITATION DISTRICT: All sewer connection and treatment plant capacity
fees shall be paid either immediately prior to the recordation of any subdivision or tract
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maps with respect to the subject property or properties or immediately prior to the
issuance of a sewer connection permit, which ever event occurs first. Written confirmation
of payment of these fees shall be provided prior to map recordation.
62. DEMOLITION: Within 60-days of the Development Review Committee approval action
being final (i.e. after the 10-day appeal period and no requested appeals being submitted
to the Town), the Property Owner shall record a Deed Restriction on each of the number
(#) parcels in question which prohibits the recording of a Certificate of Compliance until
one of the two (2) prerequisite actions occurs prior to the proposed recordation: 1)
removal of any structures which cross lot/property lines or 2) the Property Owner
successfully obtaining an Architecture & Site approval from the Town of Los Gatos for the
demolition of the existing house and construction of a replacement house.
GEOLOGICAL AND GEOLOGY:
63. 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.
64. 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.
65. SOILS REVIEW: Prior to issuance of a building permit, the Owner’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, 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’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’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).
66. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and
grading shall be inspected by the Owner’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’s soils
engineer and submitted to the Town before a certificate of occupancy is granted.
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67. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the project’s geotechnical report 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.
IMPROVEMENT PLANS:
68. SANITARY SEWER CLEANOUT: The existing sanitary sewer cleanout, currently located
within the South Kennedy 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 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 o ccupancy.
69. UTILITIES: The Owner 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 se rvices shall
be placed underground. Underground conduit shall be provided for cable television
service. The Owner is required to obtain approval of all proposed utility alignments from
any and all utility service providers before a Certificate of Occupan cy 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.
70. 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.
71. CONSTRUCTION TRAFFIC CONTROL: All construction traffic and related vehicular routes,
traffic control plan, and applicable pedestrian or traffic detour plans shall be submitted for
review and approval by the Town Engineer prior to the issuance of an encroachment,
grading or building permit.
72. 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.
73. 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 Enginee ring 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.
74. CONSTRUCTION HOURS: All subdivision improvements and site improvements construction
activities, including the delivery of construction materials, labors, heavy equipment,
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supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00
a.m. to 4:00 p.m. Saturdays. The Town may authorize, on a case-by-case basis, alternate
construction hours. The Owner shall provide written notice twenty-four (24) hours in
advance of modified construction hours. Approval of this request is at discretion of the
Town.
75. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00
a.m. to 4:00 p.m. Saturdays, construction, alteration or repair activities shall be allowed.
No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA
at twenty-five (25) feet from the source. If the device is located within a structure on the
property, the measurement shall be made at distances as close to twenty-five (25) feet
from the device as possible. The noise level at any point outside of the property plane
shall not exceed eighty-five (85) dBA.
76. 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. Please refer
to the Town’s Construction Management Plan Guidelines document for additional
information.
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 syste m 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 de vice 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. 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 Complianc e 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.
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80. 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.
81. 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, sh all
be included. Interim erosion control method shall include, but are not limited to: silt
fences, fiber rolls (with locations and details), erosion control blankets, Town standard
seeding specification, filter berms, check dams, retention basins, etc. Provide erosion
control measures as needed to protect downstream water quality during winter months.
The Town of Los Gatos Engineering Division of the Parks and Public Works Department and
the Building Department will conduct periodic NPDES inspections of the site throughout
the recognized storm season to verify compliance with the Construction General Permit
and Stormwater ordinances and regulations.
82. 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 blow ing dust for the
duration of the project. Watering on public streets shall not occur. Streets shall be
cleaned by street sweepers or by hand as often as deemed necessary by the Town
Engineer, or at least once a day. Watering associated with on-site construction activity
shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1)
late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or
littered due to this construction activity shall be cleaned and swept on a daily basis during
the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be
halted when wind speeds (instantaneous gusts) exceed twenty (20) miles per hour (MPH).
All trucks hauling soil, sand, or other loose debris shall be covered.
83. 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.
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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.
84. 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.
85. 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 the adjacent property will not be adversely affected. No
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Approval.docx
improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream
or down slope property.
86. 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.
87. 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'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's expense.
88. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: Immediately upon approval of
an encroachment permit, the Owner 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 location along the project perimeter.
89. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be
issued simultaneously.
90. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
91. GENERAL: Review of this Developmental proposal is limited to acceptability of site access,
water supply and may include specific additional requirements as they pertain to fire
department operations, and shall not be construed as a substitute for formal plan review
to determine compliance with adopted model codes. Prior to performing any work, the
applicant shall make application to, and receive from, the Building Department all
applicable construction permits.
92. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet CS-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 attac hed Accessory
Dwelling Unit. 2) In all new basements and in existing basements that are expanded by
more than 50%. 3) In all attached ADUs, additions or alterations to an existing one- and
two-family dwelling 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. Sprinklers required for
residence and detached arbor structures.
93. REQUIRED FIRE FLOW: The fire flow for this project is 2250 GPM at 20 psi residual
pressure. If an automatic fire sprinkler system will be installed, the fire flow will be reduced
by 50%, establishing a required adjusted fire flow of 1125 GPM at 20 psi residual pressure.
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Approval.docx
Note: The minimum required number and spacing of the hydrants shall be in accordance
with CFC Table C102.1.
Provide documentation from a local water purveyor confirming the required fire flow of
1125 GPM @ 20 psi residual from a fire hydrant located within 600' of the farthest exterior
corner of the structure is required.
94. FIRE APPARATUS (ENGINE)ACCESS DRIVEWAY REQUIRED: (As Noted on Sheet A1-0) An
access driveway shall be provided having an all-weather surface of either asphalt, concrete
or other engineered surface capable of supporting 75,000 pounds and approved by a civil
engineer. It shall have a minimum unobstructed width of 12 feet, vertical clearance of 13
feet 6 inches, minimum turning radius of 40 feet outside, and a maximum slope of 15%.
Installations shall conform to Fire Department Standard Details and Specifications sheet
D-1.
95. 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.
96. 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.
97. 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.
98. WILDLAND-URBAN INTERFACE: This project is located within the designated Wildland -
Urban Interface Fire Area. The building construction shall comply with the provisions of
California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in
compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the
Planning Department for related landscape plan requirements.
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Approval.docx
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]
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EXHIBIT 4
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DEVELOPMENT REVIEW COMMITTEE –November 10, 2020
DRAFT CONDITIONS OF APPROVAL
16484 S. Kennedy Road
Subdivision Application M-20-006
Requesting approval for a lot line adjustment between two adjacent lots on properties
zoned HR-1. APN 532-20-012.
PROPERTY OWNER: Joan Holmes
APPLICANT: Justin Reilly
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 listed below. Any changes or modifications to the approved plans shall be approved
by the Community Development Director, the Development Review Committee, the Planning
Commission, or Town Council, depending on the scope of the changes.
2.EXPIRATION: The Subdivision Application will expire two years from the date of approval,
unless the approval is used before expiration. Section 29.20.335 defines what constitutes the
use of an approval granted under the Zoning Ordinance.
3.FUTURE ARCHITECTURE & SITE APPROVAL: Prior to recordation of maps showing adjusted lot
lines, an Architecture and Site Application must be approved for demolition of the non -
conforming existing building and construction of a new residence(s) that comply with
setbacks to adjusted lot lines.
4.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.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
5.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.
6.GENERAL: The Owner, Applicant and/or Developer shall comply with all Town, County, State
and Federal laws and regulations applicable to this land division. No other proposed
development is included in this particular application of the Lot Line Adjustment. Issuance of
a Lot Line Adjustment will acknowledge the Town’s acceptance of the parcel as legally created
in accordance with the Subdivision Map Act. Any subsequent development will be required to
demonstrate compliance with the Town Development Standards and Codes.
EXHIBIT 6
7. CERTIFICATE OF LOT LINE ADJUSTMENT: A Certificate of Lot Line Adjustment shall be recorded.
Two (2) copies of the legal description for each new lot configuration, a plat map (8-½ in. X 11
in.) and two (2) copies of the legal description of the land to be exchanged shall be submitted
to the Engineering Division of the Parks and Public Works Department for review and approval.
The submittal shall include closure calculations, title reports less than ninety (90) days old and
the appropriate fee. The certificate shall be recorded prior to the issuance of any grading or
building permits.
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Page 1 of 3
ROBIN MCCARTHY
ARCHITECT, #C29767
1155 MERIDIAN AVENUE, SUITE #207
SAN JOSE, CA 95125
ROBIN@ARCHSTUDIOINC.COM
408.859-8723
EXISTING PHOTO BOARD SURVEY
16484 S. KENNEDY ROAD
LOS GATOS, CA 95030
16484 S. KENNEDY RD.
FRONT STREET VIEW
EXHIBIT 7
Page 2 of 3
ROBIN MCCARTHY
ARCHITECT, #C29767
1155 MERIDIAN AVENUE, SUITE #207
SAN JOSE, CA 95125
ROBIN@ARCHSTUDIOINC.COM
408.859-8723
EXISTING PHOTO BOARD SURVEY
16484 S. KENNEDY ROAD
LOS GATOS, CA 95030
16484 S. KENNEDY RD.
MAIN HOUSE FRONT VIEW
16484 S. KENNEDY RD.
MAIN HOUSE SIDE VIEW
16484 S. KENNEDY RD.
MAIN HOUSE REAR VIEW
16484 S. KENNEDY RD.
MAIN HOUSE SIDE VIEW
Page 3 of 3
ROBIN MCCARTHY
ARCHITECT, #C29767
1155 MERIDIAN AVENUE, SUITE #207
SAN JOSE, CA 95125
ROBIN@ARCHSTUDIOINC.COM
408.859-8723
EXISTING PHOTO BOARD SURVEY
16484 S. KENNEDY ROAD
LOS GATOS, CA 95030
16484 S. KENNEDY RD.
Detached GARAGE FRONT VIEW
16484 S. KENNEDY RD.
Detached GARAGE SIDE VIEW
16484 S. KENNEDY RD.
Detached GARAGE REAR VIEW
16484 S. KENNEDY RD.
Detached GARAGE SIDE VIEW
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PARCEL 1 – 16484 SOUTH KENNEDY ROAD, LOS GATOS, CA
1 of 3
EXTERIOR Exterior Specifications
1 Hardieplank Vertical
Cement Board Siding
Name: Artisan Luxury Series by James Hardie,
V-Groove Fiber Cement Siding
Size: 5.5” Exposure
Color: Benjamin Moore: Grey Owl
Location: Exterior Siding
2 Hardieplank Horizontal Cement
Board Siding
Name: Artisan Luxury Series by James Hardie,
V-Groove Fiber Cement Siding
Size: 7” Exposure
Color: Benjamin Moore: Kendall Charcoal
Location: Exterior Siding
3 Natural Thin Veneer Stone
Vendor: Peninsula Building Materials Co.
Location: Accent Wainscott
Color: Victoria 2-6
EXHIBIT 8
PARCEL 1 – 16484 SOUTH KENNEDY ROAD, LOS GATOS, CA
2 of 3
4 Entry Door
Vendor: Simpson Door Co.
Style: 7404 Contemporary Thermal
Material: Douglas Fir
Finish: Natural Douglas Fir or White Oak with
Sealer
5 Metal Roofing
Name: Standing Seam Metal Roof
Location: Upper & Lower Roof
Color: Black
6 Metal Roofing
Name: Standing Seam Metal Roof
Location: Front Porch Roof
Color: Gray
PARCEL 1 – 16484 SOUTH KENNEDY ROAD, LOS GATOS, CA
3 of 3
7 Windows
Name: Anderson Windows
Style: Farmhouse Grid
Color: Black
8 Garage Doors
Type: Solid Wood Door
Color: Weathered Oak
9 Exterior Light Fixtures
Vendor: Shades of Light
Name: Outrigger Cone Outdoor Sconce
Finish: Bronze
Size: Large, 12”W x 13”D, 10”H
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Robin McCarthy, AIA
Archit ect Lic. #C29767
Residential + Commercial Architecture
1155 Meridian Avenue, Suite 20 7
San Jose, CA 95125
(408) 859 -8723
Page 1 of 3
Date: December 18, 2021
To: Town of Los Gatos Planning Department
110 E. Main Street
Los Gatos, CA 95030
Subject: Letter of Justification for the proposed demolition of an existing two-story residence & detached garage /
workshop originally constructed in 1948, and the construction of two new two-story residences with attached three-car
garages; new hardscape and landscape with swimming pools located at 16484 S. Kennedy Road, Los Gatos, CA 95030
(APN – 532-20-012) on two existing properties to be reconfigured through an Approved Lot Line Adjustment (M-20-006).
Attn: Planning Staff:
Our clients and owners/developers of the property, 16484 S. Kennedy, LLC, are proposing to demolish an existing 1,969
square foot, 3-bedroom, and 3-bath two-story residence with a detached 1,019 square foot garage and workshop with
driveway, decks, porches, and patios. It is their intent and proposal to build two new two-story residences with attached
3-car attached garages in the Town of Los Gatos at the above location on each separate property.
Our clients, 16484 S. Kennedy, LLC, is a premier custom home development company who is known for building high
quality and architecturally pleasing custom homes in the Los Gatos and surrounding Bay Area with great attention to high
quality materials and designs.
We, the Architect and Consultants, have prepared and submitted the Schematic Design Plans to the Town of Los Gatos for
Architectural & Site Review for the project. We have considered the guidelines outlined in the City’s Residential Design
Handbook and Hillside Residential Guidelines for the Town of Los Gatos. We believe that the Planning Staff can make the
“Design Review Findings” necessary to support design approval. The following information gives a general description of
the project along with the compliance measures to validate reasons for support of this new residential project.
Site Properties, Planning, and Neighborhood Context:
The existing home and property are located at 16484 S. Kennedy Road, Los Gatos, CA 95030 (APN – 532-20-012) and is
part of the HR-1 Hillside Residential Zoning District.
The properties along S. Kennedy Road and in their neighborhood are of various sizes varying 1 to 5 acres. The existing
home illustrates a traditional ranch style. The nearby neighborhood context is varied with a mix of transitional and
traditional styles sprinkled throughout the surrounding neighborhood. There is also a good mix of single-story and two-
story homes comparable in size to the new two-story residence proposed. Many of the neighboring homes have
prominent facades facing the streets setback with gates and driveways, many with front porches, and many with a mix of
location of parking garages. South Kennedy Road has a gradual slope with properties along one side that follow up a
hillside while the other side properties slope downhill. Our client’s property is on the downhill side.
The existing street and surrounding neighborhood have been under-going a modest transformation over the last 20 years.
Several homes in the neighborhood have been remodeled with new additions, and several of the homes have been
replaced with new homes with various traditional and contemporary design styles. The prevailing pattern of the new
homes, and remodels is leaning toward a two-story home design with 2-4 car parking garages attached to the front or
side of the home.
EXHIBIT 9
Robin McCarthy, AIA
Archit ect Lic. #C29767
Residential + Commercial Architecture
1155 Meridian Avenue, Suite 20 7
San Jose, CA 95125
(408) 859 -8723
Page 2 of 3
General Description of the Proposed Design:
The proposed new home designs are similar in size: two-story home (5,500-6000 square feet) with an attached three-car
garage (850 square feet). Each home design includes a living room space, kitchen, family room with a fireplace, dining
room, covered outdoor living space, guest suite on the main floor, office, powder, laundry and utility rooms, three to four
additional bedrooms with private baths and walk-in closets, a grand suite, sitting room, balcony, and utility spaces
upstairs. Both homes meet and are under the maximum allowed floor area threshold for each property.
Site Development, Architectural Style, and Integration with the Environment:
The proposed residences are sited on a relatively flat pad of the lot approximately located where the existing residence
stands and have been designed to approximately follow the natural contour of the existing property with rooms oriented
to enjoy the natural light of the sun orientation of the property.
The proposed new entry gate and fencing have been designed to match and compliment the neighborhood with wood
and wire fencing to integrate naturally into the landscape. The new driveway slopes downhill gradually (similar to the
neighboring homes) and then flattens to a motor court at the front of the residence. There is a three car parking garage
attached to the home with four additional parking spaces on site.
The new style of the home is primarily “Farmhouse Style” materials, details, and elements. The new home incorporates a
front and rear porch. The exterior siding is a fire-resistant cement board and batten material painted in warm earth-tone
colors with natural stone veneer accents. The roof material shall be a Class “A” fire resistant standing seam metal roof in a
charcoal gray roof color. The window and door frames shall also be a dark charcoal gray color with black accents and
contemporary exterior light fixtures. The driveway shall have warm grey pavers, and at all other patios. The proposed
natural earthy-tone colors are meant to harmonize with the surrounding landscape.
The height of the home meets the zoning guidelines at less than 25 feet maximum. The intention of the proposed
residence is a traditional two-story design with mixed forms and shapes with some design elements that will customize
and detail the home. Each façade or elevation is varied to minimize the bulk and mass of the home.
The windows and doors along each façade are designed with attention to size, shape, and detail. The openings are
designed to let an abundance of natural light into the home along each facade, but screen for privacy from neighbors.
Where possible (except for required bedroom egress windows) we have designed a smaller window high off the finished
floor for only light and air. This will allow for the neighbors and owners to maintain privacy from side-to-side. Along the
rear of the home, there are beautiful views of the landscape with larger windows and patio doors facing the private back
yard of the property.
The landscape design is water efficient and provides some existing screening trees and vegetation. The existing water
runoff patterns are preserved and away from native trees and shrubs.
Preservation of Protected Trees:
There are many beautiful trees on these properties. There are several Cedars and an abundance of Coast Live Oak trees
which are native to this neighborhood and are part of the beautiful landscape of this area. It was our intention from the
beginning of the design process with this project to work closely with our arborist consultant to not disturb and/or remove
as few trees as possible with the construction of the project.
There are ten trees total proposed for removal for this project, which interfere with the footprint of the new home or has
been determined to be in poor health. Our project has been developed so that the landscape plan with appropriate
natural design to suit the natural terrain of the property.
Robin McCarthy, AIA
Archit ect Lic. #C29767
Residential + Commercial Architecture
1155 Meridian Avenue, Suite 20 7
San Jose, CA 95125
(408) 859 -8723
Page 3 of 3
Site Visibility, Preserving Views and Access to Views:
The property for both projects is located on a site that gradually slopes downhill from South Kennedy Road. The proposed
new homes are approximately located one-third down the slope of the lot which means that a person standing on S.
Kennedy Road looking at the new homes there would be the appearance that the homes are lower than eye-level. The
drawing below is a site cross section through a portion of the property illustrating that the height of the residence is
minimized located on the downhill of the slope of the land.
The backyard of the property gradually slopes downhill and then at approximately the mid-point begins to slope upward
from the valley toward the west toward East Cerritos Drive. There are no neighbors to the rear of the home and
therefore will not block any neighbor views from the rear of the proposed new homes.
The neighbors at the front of the proposed homes and property are located uphill across South Kennedy Road and are at
an elevation significantly higher that the proposed residences.
Conclusion:
It is the Client’s directive that this residence be of a very high-quality design and construction and enhance the Los Gatos
community. We are confident that these proposed new residences and properties with landscape and design will
increase the values of nearby properties and will be a benchmark for outstanding design as other homes in the Los Gatos
neighborhoods.
We respectfully ask for the Planning staff and Commission for support and approval of this project.
For additional comments or questions, please contact me at 408-859-8723.
Sincerely,
Robin A. McCarthy, Architect
CA License No. C29767
Arch Studio, Inc.
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October 19, 2021
Mr. Sean Mullin
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 16484 Kennedy Road - Parcel 1
Dear Sean:
I reviewed the drawings and evaluated the site context. My comments and recommendations are as follows:
NEIGHBORHOOD CONTEXT
The site is located on a gently sloping parcel spanning between South Kennedy Road and Los Cerritos
Road. It is one of two similar side-by-side projects submitted under separate applications. Both sites
are large, and surrounded by similar large parcels with large homes. Photos of the site and surrounding
neighborhood context are shown on the following page.
EXHIBIT 10
16484 Kennedy Road - Parcel 1
Design Review Comments
October 19, 2021 Page 2
The Site and Existing House
House to the immediate left House to the immediate right
Nearby house across South Kennedy Road
South Kennedy Road frontage
The Site and Existing House
Nearby house across South Kennedy Road
Site view from Los Cerritos Road below
16484 Kennedy Road - Parcel 1
Design Review Comments
October 19, 2021 Page 3
The proposed house on this parcel is designed in a general Contemporary Farmhouse Style with an estate
home scale. Materials include horizontal and vertical siding, stone accents and standing seam metal roofing -
see proposed elevations and sketches below.
PROPOSED FRONT ELEVATION
PROPOSED LEFT SIDE ELEVATION
PROPOSED REAR ELEVATION
PROPOSED RIGHT SIDE ELEVATION
16484 Kennedy Road - Parcel 1
Design Review Comments
October 19, 2021 Page 4
ISSUES AND CONCERNS
1. The complexity of the floor plans is resulting in a wide variety of roof slopes, including 2:12 and 10:12
which are awkward, and do not work well in creating a unified design. And, this significan variation in
roof sloes is not consistent with Residential Design Guidelines 3.5.1 and 3.5.2.
3.5.1 Unify roof pitches
• Utilize the same slope for all primary roofs.
3.5.2 Avoid excessive roof form complexity
• Avoid multiple floor plan pop outs that produce multiple roof gables.
2. The truncated roof ridge on the front gables are awkward, and not consistent with the architectural style.
3. There are a number of places where materials are changed in the same plane or at an outside corner
which is not consistent with Residential Design Guideline 3.8.4.
3.8.4 Materials changes
• Make materials and color changes at inside corners rather than outside corners to avoid a pasted on look.
4. The two-story unarticulated wall on the right side elevation is not consistent with Residential Design
Guideline 3.3.3.
3.3.3 Provide visual relief for two story walls
Some techniques include:
• Belly bands (see photo below left)
• Pop outs and bay windows
• Material and color changes
• Chimneys
• Wide overhangs with projecting brackets
• Juliet balconies (see photo below left)
• Window boxes and pot shelves
• Landscaped trellises and lattices
16484 Kennedy Road - Parcel 1
Design Review Comments
October 19, 2021 Page 5
16484 Kennedy Road - Parcel 1
Design Review Comments
October 19, 2021 Page 6
RECOMMENDATIONS
1. Strongly consider simplifying the building and roof forms to better unify the design.
16484 Kennedy Road - Parcel 1
Design Review Comments
October 19, 2021 Page 7
2. Terminate the front gable ridges further back from the front facade to reduce the visibility of the trun-
cated form.
2. Strongly consider increasing the roof slopes to be more consistent with the proposed architectural style,
and the slopes proposed on the home’s front elevation. To achieve this, floor-to-ceiling heights may need
to be reduced to conform with the building height limitations in the Hillside Development Standards
and Guidelines.
Sean, please let me know if you have any questions, or if there are other issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
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Robin McCarthy, AIA
Architect License #C29767
1155 Meridian Avenue, Suite 207
San Jose, CA 95125
Phone: (408) 859-8723
Website: www.archstudioinc.com
Page 2 of 8
REPONSE TO THE ARCHITECTURAL CONSULTANT COMMENTS LETTER DATED 10-19-21 AND THE E-MAIL
FROM SEAN MULLIN AT THE PLANNING DEPARTMENT DATED 01-28-22:
We have taken into consideration the architectural consultant, Cannon Design Group, comments letter dated
10-19-21, and have addressed the issues concerns in the following:
EXHIBIT 11
Robin McCarthy, AIA
Architect License #C29767
1155 Meridian Avenue, Suite 207
San Jose, CA 95125
Phone: (408) 859-8723
Website: www.archstudioinc.com
Page 3 of 8
FRONT ELEVATION
We have completely redesigned the roof system to create one unified roof slope to unify the roof pitches and
eliminate the complexity of the roof forms. In addition, we increased the height of the roof slope to 3:12 to
elevate the height of the roof so that it is more consistent with the Residential Design Guidelines 3.5.1 and 3.5.2.
See revised exterior elevations Sheets A5-1 and A5-2.
Robin McCarthy, AIA
Architect License #C29767
1155 Meridian Avenue, Suite 207
San Jose, CA 95125
Phone: (408) 859-8723
Website: www.archstudioinc.com
Page 4 of 8
RIGHT SIDE ELEVATION
RIGHT SIDE ELEVATION
The truncated gable has been removed to eliminate the inconsistency with the architectural style.
In addition, we have unified the roof slope to one pitch throughout and elevated the roof slope to 3:12 to
elevate the height of the roof so that it is more consistent with the Residential Design Guidelines 3.5.1.
We have resolved the unarticulated wall by adding a bay window and adding a roof eave at the first-floor
level to break up the two-story wall to be more consistent with Residential Design Guideline 3.3.3. See revised
exterior elevations Sheets A5-1 and A5-2 and Roof Plan A4-1.
Robin McCarthy, AIA
Architect License #C29767
1155 Meridian Avenue, Suite 207
San Jose, CA 95125
Phone: (408) 859-8723
Website: www.archstudioinc.com
Page 5 of 8
LEFT SIDE ELEVATION
All truncated gables have been removed.
The two-story unarticulated walls have also been modified for visual relief using a continuous lower roof eave
that matches the front and rear lower roof eaves to be consistent with Residential Design Guideline 3.3.3.
The termination in the stone base has been addressed by wrapping the stone veneer around so that it
terminates into a wall as per Residential Design Guideline 3.8.4. See revised exterior elevations Sheets A5-1
and A5-2.
Robin McCarthy, AIA
Architect License #C29767
1155 Meridian Avenue, Suite 207
San Jose, CA 95125
Phone: (408) 859-8723
Website: www.archstudioinc.com
Page 6 of 8
REAR ELEVATION
REAR ELEVATION
The complexity of the roof and building forms have been revised to create a more simplified and unified
overall design to be consistent with Residential Design Guideline 3.5.2. We have unified the roof slope to one
pitch throughout and elevated the roof slope to 3:12 to elevate the height of the roof so that it is more
consistent with the Residential Design Guidelines 3.5.1.
The stone veneer at the walls have been revised so that the stone terminates into a wall versus terminating in
the same plane as the exterior stucco for consistency as per Residential Design Guideline 3.8.4. See revised
exterior elevations Sheets A5-1 and A5-2.
Robin McCarthy, AIA
Architect License #C29767
1155 Meridian Avenue, Suite 207
San Jose, CA 95125
Phone: (408) 859-8723
Website: www.archstudioinc.com
Page 7 of 8
LEFT SIDE ELEVATION
The stone veneer at the walls have been revised so that the stone terminates into a wall versus terminating in
the same plane as the exterior stucco for consistency as per Residential Design Guideline 3.8.4. See revised
exterior elevations Sheets A5-1 and A5-2.
Robin McCarthy, AIA
Architect License #C29767
1155 Meridian Avenue, Suite 207
San Jose, CA 95125
Phone: (408) 859-8723
Website: www.archstudioinc.com
Page 8 of 8
SUMMARY:
All comments made by the consultant have been addressed.
The stone veneer at the walls have been revised so that the stone terminates into a inside corner versus
terminating in the same plane as the exterior stucco and have color and material changes for visual relief for
consistency as per Residential Design Guideline 3.3.3 and 3.8.4.
All truncated gables have been removed.
The two-story unarticulated walls have also been modified for visual relief using a continuous lower roof eave
that matches the front and rear lower roof eaves to be consistent with Residential Design Guideline 3.3.3.
We have completely redesigned the roof system to create one unified roof slope to unify the roof pitches and
eliminate the complexity of the roof forms. In addition, we increased the height of the roof slope to 3:12 to
elevate the height of the roof so that it is more consistent with the Residential Design Guidelines 3.5.1 and 3.5.2.
SINCERELY,
ROBIN A. MCCARTHY, AIA
ARCHITECT CA. LIC. C29767
ARCH STUDIO, INC.
PH: 408-859-8723
EMAIL: ROBIN@ARCHSTUDIOINC.COM
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Intentionally
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
Assessment of Trees in the Tag Range #1 Through #44
(Except for Non-Regulated Size Fruit and Nut Trees)
at and adjacent to
16484 S. Kennedy / PARCEL 1
Los Gatos, California
Prepared for:
Mr. Sean Mullin, Associate Planner
Town of Los Gatos Community Development Department
110 E. Main Street
Los Gatos, CA 95030
Field Visit:
Walter Levison, Contract Town Arborist (CTA)
10/20/2021
Report by CTA
10/30/2021
EXHIBIT 12
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
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Walter Levison 2021 All Rights Reserved
Table of Contents
1.0 Summary ___________________________________________________________________________ 3
2.0 Assignment & Background ____________________________________________________________ 11
3.0 Town of Los Gatos – What Trees are Protected? ___________________________________________ 12
4.0 Recommendations ___________________________________________________________________ 14
5.0 Tree Protection and Maintenance Directions per Town Code _________________________________ 20
6.0 Tree Replacement Standards – Los Gatos Town Code ______________________________________ 23
7.0 Author’s Qualifications ________________________________________________________________ 26
8.0 Assumptions and Limiting Conditions ____________________________________________________ 27
9.0 Certification ________________________________________________________________________ 28
10.0 Digital Images _____________________________________________________________________ 29
11.0 Tree Data Table ____________________________________________________________________ 32
12.0 Tree Location & Protection Fence Map Mark-up __________________________________________ 36
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
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Walter Levison 2021 All Rights Reserved
1.0 Summary
a. Below is a matrix style overview of protected-size trees (non-exempt species, 4-inches diameter at 4.5 feet above grade). In t he table, the CTA
(Contract Town Arborist) has outlined expected impacts to each tree, along with suggestions for adjustments to the plan set (if applicable) that will optimize
tree survival over the long term.
Appraised dollar values of trees and tree heights were not determined for this report. Only a stripped-down, limited set of data was determined for the
survey trees and shown in section 11.0, given the large number of tree specimens on site.
Mitigation replacement rate and size is noted for each tree in the case that removal or damage to trees occurs.
Note: Only trees within relatively close proximity of proposed work are included in this tree study (e.g. tree trunks located between approximately zero and
30 linear feet of current proposed new grading, utility trenching, excavation, haul routes, landscaping, etc. as shown on proposed plans, and trees with
canopy driplines that encroach onto the subject property.
New Staff Protocols / High Risk Trees and Dead Trees
Per my communications with Town Planning Division Staff in 2021, all trees with a TRAQ risk rating of “high” or “extreme”, and all trees in “dead” (i.e. 0 to
5% overall condition ratings) are allowed to be removed as no-fee removals, without any canopy replacement fees or plantings required, when a site is
undergoing entitlement review. The reference for this no-fee/no-replacement removal standard is tree ordinance section 29.10.0985.
Per this new protocol, trees #36 and #42 are considered no fee, and can be removed without fees or replacement plantings.
Tree #42 is one of the applicant’s requested removal tree specimens.
Tree #36 is located on a neighboring site, and is likely not able to be removed by the applicant at 16484 S. Kennedy. This tree presents a high risk to life
or property. The applicant will have to deal with this situation as an owner-to-owner communication, separate from their proposed site plan project.
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b. MASTER SUMMARY OF EXPECTED TREE DISPOSITION:
1.0(b)
i. Total trees surveyed: Tags #1 through #44, minus “non-regulated trees” (e.g. fruit and nut trees <18” total diameter, etc.) =
44 minus 4 non-regulated trees =
Total of 40 regulated size trees assessed in this CTA arborist report.
ii. Non-regulated trees: #27, 31, 35, 39 (excluded from this CTA study).
iii. No-fee/No-replacement required trees that are either dead condition, or are rated high or extreme TRAQ risk rating: 2 of 40 = #36, 42.
iv. Trees to retain: 29 of 40 trees = #1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 23, 25, 26, 28, 29, 34, 43, 44.
v. Applicant-requested removals: 8 of 40 trees = #24, 30, 33, 37, 38, 40, 41, 42.
vi. Additional removals suggested by CTA: 3 of 40 trees = #22, 32, 36.
vii. Impacted trees to be retained and protected in place (PIP):
a. T rees #23 and 29 at the west side of proposed driveway, unless the driveway footprint can be pushed an additional 5 to 10 feet
westward to provide a total clearance of +/- 10 feet radius from tree #23, and +/-15 feet offset radius from the trunk edge of tree
#29.
b. Trees #1, 2, 3, 4, 5, 6, 7, 8, 9, and #10 (unless the project utilizes a trenchless technology such as directional bore to perform the
two (2) proposed water service pipe installations.
c. Tree #44, unless the proposed new “vegetated swale” can be pushed to 30 feet east of the trunk edge, thereby allowing the chain
link root protection zone fence line to be erected at 25 feet east of the trunk edge, which is a “special 10xdiameter offset critical
root zone”.
viii. Fees / Tree Canopy Replacement:
The total canopy replacement equivalency cost for the above-noted removals is installation of twenty-seven (27) 24” box size trees on site, or an
in-lieu fee payment of $6,750, or a combination of in-lieu fees and plantings totaling $6,750 equivalency (to be determined during a discussion
between the applicant and Town Planning Staff).
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
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Walter Levison 2021 All Rights Reserved
BELOW: TABLE 1.0 (C)
(REFER TO THE CTA’S TREE MAP MARKUP IN SECTION 12.0 WHEN REVIEWING THIS MATRIX)
Line
Number
Tree Tag
Number
Expected Tree
Disposition
Suggested Changes to Applicant’s Proposed Plans to Boost Tree
Conservation Suitability Rating (TCS) to “Moderate” or “Good”
Replacement Rate
Per Canopy Lost
Replacement Size
Tree
1 1
Retain, if use
directional bore for
water pipe install.
Use only a “trenchless” technology such as directional bore, to avoid
all trenching for the applicant’s proposed new water service pipe
installation. If standard trenching were to be used, one side of this
tree’s root system could be damaged or destroyed to the point where
premature decline in condition and/or structural stability could be
expected.
($250 per each 24”
Box)
X 2 = $500.
24” Box
2 2
Retain, if use
directional bore for
water pipe install.
Same as above.
($250 per each 24”
Box)
X 3 = $750.
24” Box
3 3
Retain, if use
directional bore for
water pipe install.
Same as above.
($250 per each 24”
Box)
X 3 = $750.
24” Box
4 4
Retain, if use
directional bore for
water pipe install.
Same as above.
($250 per each 24”
Box)
X 3 = $750.
24” Box
5 5
Retain, if use
directional bore for
water pipe install.
Same as above.
($250 per each 24”
Box)
X 2 = $500.
24” Box
6 6
Retain, if use
directional bore for
water pipe install.
Same as above.
($250 per each 24”
Box)
X 3 = $750.
24” Box
7 7
Retain, if use
directional bore for
water pipe install.
Same as above.
($250 per each 24”
Box)
X 3 = $750.
24” Box
8 8
Retain, if use
directional bore for
water pipe install.
Same as above.
($250 per each 24”
Box)
X 6 = $1,500.
24” Box
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Line
Number
Tree Tag
Number
Expected Tree
Disposition
Suggested Changes to Applicant’s Proposed Plans to Boost Tree
Conservation Suitability Rating (TCS) to “Moderate” or “Good”
Replacement Rate
Per Canopy Lost
Replacement Size
Tree
9 9
Retain, if use
directional bore for
water pipe install.
Same as above.
($250 per each 24”
Box)
X 4 = $1,000.
24” Box
10 10
Retain, if use
directional bore for
water pipe install.
Same as above.
($250 per each 24”
Box)
X 2 = $500.
24” Box
11 11 Retain ------------------------
($250 per each 24”
Box)
X 2 = $500.
24” Box
12 12 Retain ------------------------
($250 per each 24”
Box)
X 3 = $750.
24” Box
13 13 Retain ------------------------
($250 per each 24”
Box)
X 3 = $750.
24” Box
14 14 Retain --------------------------
($250 per each 24”
Box)
X 3 = $750.
24” Box
15 15 Retain
Applicant’s proposed “common trench” shown as dashed line on plan
sheets will impact tree to some degree, unless the trench is eliminated
and a “directional bore” or similar trenchless technology is used to
bore from street to residence, which would allow the tree’s root
system to remain without being negatively impacted.
($250 per each 24”
Box)
X 4 = $1,000.
24” Box
16 16 Retain
Applicant’s proposed “common trench” shown as dashed line on plan
sheets will impact tree to some degree, unless the trench is eliminated
and a “directional bore” or similar trenchless technology is used to
bore from street to residence, which would allow the tree’s root
system to remain without being negatively impacted.
($250 per each 24”
Box)
X 2 = $500.
24” Box
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
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Line
Number
Tree Tag
Number
Expected Tree
Disposition
Suggested Changes to Applicant’s Proposed Plans to Boost Tree
Conservation Suitability Rating (TCS) to “Moderate” or “Good”
Replacement Rate
Per Canopy Lost
Replacement Size
Tree
17 17 Retain
Applicant’s proposed “common trench” shown as dashed line on plan
sheets will impact tree to some degree, unless the trench is eliminated
and a “directional bore” or similar trenchless technology is used to
bore from street to residence, which would allow the tree’s root
system to remain without being negatively impacted.
($250 per each 24”
Box)
X 3 = $750.
24” Box
18 18 Retain
Applicant’s proposed “common trench” shown as dashed line on plan
sheets will impact tree to some degree, unless the trench is eliminated
and a “directional bore” or similar trenchless technology is used to
bore from street to residence, which would allow the tree’s root
system to remain without being negatively impacted.
($250 per each 24”
Box)
X 3 = $750.
24” Box
19 19 Retain
Applicant’s proposed “common trench” shown as dashed line on plan
sheets will impact tree to some degree, unless the trench is eliminated
and a “directional bore” or similar trenchless technology is used to
bore from street to residence, which would allow the tree’s root
system to remain without being negatively impacted.
($250 per each 24”
Box)
X 3 = $750.
24” Box
20 20 Retain
Applicant’s proposed “common trench” shown as dashed line on plan
sheets will impact tree to some degree, unless the trench is eliminated
and a “directional bore” or similar trenchless technology is used to
bore from street to residence, which would allow the tree’s root
system to remain without being negatively impacted.
($250 per each 24”
Box)
X 4 = $1,000.
24” Box
21 21 Retain -------------------------
($250 per each 24”
Box)
X 4 = $1,000.
24” Box
22 22 Remove Tree to be removed, or appears to require removal, based on
applicant’s proposed new driveway footprint and associated grading.
($250 per each 24”
Box)
X 2 = $500.
24” Box
23 23 Retain
Tree may be impacted from proposed new grading for applicant’s
driveway footprint. To reduce impact to minimal zero, the driveway
would have to be narrowed or pulled southward to achieve an
offset of approximately 8 feet radius from trunk edge.
($250 per each 24”
Box)
X 2 = $500.
24” Box
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
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Walter Levison 2021 All Rights Reserved
Line
Number
Tree Tag
Number
Expected Tree
Disposition
Suggested Changes to Applicant’s Proposed Plans to Boost Tree
Conservation Suitability Rating (TCS) to “Moderate” or “Good”
Replacement Rate
Per Canopy Lost
Replacement Size
Tree
24 24 Remove Tree to be removed per plan.
($250 per each 24”
Box)
X 3 = $750.
24” Box
25 25 Retain ---------------------------------
($250 per each 24”
Box)
X 3 = $750.
24” Box
26 26 Retain Proposed new driveway work appears to be outside this tree’s critical
root zone offset radius. No adjustments required.
($250 per each 24”
Box)
X 3 = $750.
24” Box
27 28 Retain Proposed new driveway and associated work appears to be outside
this tree’s critical root zone offset radius. No adjustments required.
($250 per each 24”
Box)
X 3 = $750.
24” Box
28 29 Retain
Proposed new driveway work appears to be inside this tree’s critical
root zone offset radius.
To reduce impacts to minimal, the CTA suggests that the
driveway footprint be pulled southward to achieve an offset of 15
feet radius from trunk edge.
($250 per each 24”
Box)
X 3 = $750.
24” Box
29 30 Remove Tree to be removed per plan.
($250 per each 24”
Box)
X 4 = $1,000.
24” Box
30 32 Remove
Tree will be impacted by proposed driveway plan. If
driveway footprint is pulled southward to clear trees #23 and #29, this
tree may need to be sacrificed (removed).
($250 per each 24”
Box)
X 2 = $500.
24” Box
31 33 Remove
This tree is expected to be removed due to driveway grading. Note
that the CTA determined this tree is a “no fee, no replacement
planting” specimen due to its TRAQ risk rating of “high”. Therefore,
the tree can be removed without any payment of fees or installation of
plantings.
------------------- -----------------
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
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Line
Number
Tree Tag
Number
Expected Tree
Disposition
Suggested Changes to Applicant’s Proposed Plans to Boost Tree
Conservation Suitability Rating (TCS) to “Moderate” or “Good”
Replacement Rate
Per Canopy Lost
Replacement Size
Tree
32 34 Retain -------------------------------
($250 per each 24”
Box)
X 3 = $750.
24” Box
33
36
NEIGHBOR
TREE
Remove
This tree located on the neighbor’s property is dead, and represents a
“high” risk to life or property in terms of its TRAQ risk rating. The tree
will have to be removed through owner-to-owner communications.
No fee/no replacement plantings required, due to “high” risk rating.
---------- ------------
34 37 Remove Tree to be removed due to applicant’s proposed parking lot area.
($250 per each 24”
Box)
X 4 = $1,000.
24” Box
35 38 Remove Tree to be removed due to applicant’s proposed parking lot area.
($250 per each 24”
Box)
X 3 = $750.
24” Box
36 40 Remove Tree to be removed due to applicant’s proposed new residence
footprint.
($250 per each 24”
Box)
X 6 = $1,500.
24” Box
37 41 Remove Tree to be removed due to applicant’s proposed new swimming pool
footprint.
($250 per each 24”
Box)
X 3 = $750.
24” Box
38 42 Remove
Tree to be removed due to applicant’s proposed new swimming pool
footprint.
Tree is rated “high” risk per TRAQ risk rating protocols. Fees and
replacement planting requirements waived.
Severe stem wood tissue decay noted between 0 and 12 feet above
grade.
----------------- ------------------
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
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Walter Levison 2021 All Rights Reserved
Line
Number
Tree Tag
Number
Expected Tree
Disposition
Suggested Changes to Applicant’s Proposed Plans to Boost Tree
Conservation Suitability Rating (TCS) to “Moderate” or “Good”
Replacement Rate
Per Canopy Lost
Replacement Size
Tree
39 43 Retain
Tree to be retained.
Tree is offset from proposed work such that little or no impact is
expected to occur as a result of site plan work activities. Therefore,
no adjustments are necessary, as long as chain link fencing is erected
as shown on the CTA’s tree map markup.
($250 per each 24”
Box)
X 6 = $1,500.
24” Box
40
44
NEIGHBOR
TREE
Retain
Tree is probably the most important and valuable tree in this study.
Actual appraised value per the CTA is $40,200, versus the AAC
arborist report stated value of $7,600, which is impossible to be
derived for a tree of this size, species, and condition.
The CTA suggesting using a special critical root zone offset radius for
new construction, given that valley oak as a species is especially
susceptible to construction activity, per Matheny “Trees and
Development”. The special offset for this tree is suggested to be 10 x
diameter, instead of 6 x diameter, as an offset from trunk edge. This
works out to roughly 25 feet radius offset from trunk edge: a
distance noted as a heavy red highlighted line on the CTA’s tree map
markup at the end of this report.
The applicant’s proposed “vegetated swale” work in the west
corner of the site appears to conflict with this red line. The CTA
suggests that Town Staff have the applicant rework this area of
the site plan, such that the swale is pulled much farther
eastward. Erect TPZ chain link fencing at the 25-foot offset
distance, and erect the vegetated swale at a 30 feet offset
distance from trunk edge of valley oak #44.
($250 per each 24”
Box)
X 10 = $2,500.
24” Box
2021-22 Town of Los Gatos In-lieu fee equivalent = $250 per each required 24” box mitigation tree planting not installed on the site. 15-gallon size trees are
only allowable as new plantings for properties measuring < 10,000 square feet, but the same $250 per-tree fee still applies when calculating in-lieu fees for all
required canopy replacem ent trees that will not actually be installed on the site by the applicant. This particular property measures greater than 10,000 square
feet, and is therefore not eligible for the 15-gallon size replacement tree standard.
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
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Walter Levison 2021 All Rights Reserved
2.0 Assignment & Background
Walter Levison, Contract Town Arborist (CTA) was directed to tag and assess all Protected-Size (4-inch diameter and greater) trees in relatively
close proximity to the proposed site plan project area, including off-site trees on neighboring properties which were expected to be negatively
impacted by the applicant’s planned work.
The CTA assessed the entire set of 2021 plans. Tree data in section 11.0 of this CTA report is a merged table, consisting of data from the
applicant’s AAC report tree data table, plus numeric health, structure, and overall condition ratings derived by the CTA.
Tree tags were affixed by the applicant’s arborist as round aluminum numbered tags affixed to the mainstem of each tree.
Because of the large number of trees on this site, the CTA decided to use a limited set of data points for collection, to ease the tree review process
and simplify analysis of tree impacts by proposed construction. Therefore, tree heights and some other data were not determined. See the simplified
tree data table in section 11.0 of this report.
Similarly, trees were not appraised by the CTA, as the dollar value determination process is very time consuming, and only of relevance if a tree
were to be damaged on site during construction, and a tree value recovery plan initiated by Town Staff.
Privets, fruit and nut trees, and palms were excluded from this CTA study, as these are considered non-regulated “exemption trees” per the Town
tree ordinance, except in cases where the fruit and nut trees have single or multiple stems totaling greater than 18 inches diameter, or are non-
fruiting, non-nut exemption species with one or more mainstems totaling greater than 24 inches diameter.
The CTA’s recommendations in section 4.0 of this report are based on published information in various standard arboriculture texts, such as the
series of Best Management Practices (BMP) companion publication (booklets) published by International Society of Arboriculture that are
periodically updated over time. The series of BMP booklets accompany the ANSI-A300 USA standards for tree care used by U.S.-based tree care
companies.
Additional supporting information includes digital images of some trees groupings archived by the CTA as section 10.0, and a tree map markup
JPEG embedded as section 12.0.
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3.0 Town of Los Gatos – What Trees are Protected?
Per the most recent (2015) iteration of the Town of Los Gatos tree ordinance (Town Code Chapter 29 – Zoning Regulations, Article 1), the following
regulations apply to all trees within the Town’s jurisdiction (wordage adjusted):
1. All trees with at least a single mainstem measuring four (4) inches diameter or greater at 4.5 feet above grade are considered “Protected Trees” when
removal relates to any development review.
2. 12 inch diameter (18 inch multistem total) trees on developed residential property not currently subject to development review.
3. 8 inch diameter (8 inch multistem total) blue oak (Quercus douglasii), black oak (Quercus kellogii), California buckeye (Aesculus californica), and
Pacific madrone (Arbutus menziesii) on developed residential lots not currently subject to development review.
4. 8 inch diameter (8 inch multistem total) trees on developed residential property not currently subject to development review, on lots in the designated
Hillside Area per the official Town map.
5. All trees with a single mainstem or sum of multiple mainstems totaling 48 inches diameter or greater at 4.5 feet above grade are considered “Large
Protected Trees” (LPT).
6. All oak species (Quercus spp.), California buckeye (Aesculus californica), and Pacific madrone (Arbutus menziesii) with one or more mainstems
totaling 24 inches diameter or more at 4.5 feet above grade are considered “Large Protected Trees” (LPT).
7. Section 29.10.0965. Prohibitions: A permit is required to prune, trim, cut off, or perform any work, on a single occasion or cumulatively, over a three-
year period, affecting 25% or more of any Protected Tree (including below ground root system).
8. Section 29.10.0965. Prohibitions: A permit is required to prune, trim, or cut any branch or root greater than four (4) inches in diameter of a Large
Protected Tree.
9. Section 29.10.0965. Prohibitions: A permit is required to conduct severe pruning on any protected tree. Severe pruning is defined in section
29.10.0955 as “topping or removal of foliage or significant scaffold limbs or large diameter branches so as to cause permanent damage and/or
disfigurement of a tree, and/or which does not meet specific pruning goals and objectives as set forth in the current version of the International Society
of Arboriculture Best Management Practices-Tree Pruning and ANSI A300-Part 1 Tree, Shrub, and Other Woody Plant Management-Standard
Practices, (Pruning).”
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10. Exceptions:
Severe Pruning Exception in Town Code section 29.10.1010(3) “…..except for pollarding of fruitless mulberry (Morus alba) or other species approved
by the Town Arborist….”.
Protected Tree Exceptions:
a. Edible fruit or nut bearing trees less than 18 inches diameter (multistem total or single stem), including fruiting olive trees.
b. Acacia melanoxylon (blackwood acacia) less than 24 inches (multistem total or single stem)
c. Liriodendron tulipifera (tulip tree) less than 24 inches (multistem total or single stem)
d. Ailanthus altissima (tree of heaven) less than 24 inches (multistem total or single stem)
e. Eucalyptus globulus (Tasmanian blue gum) less than 24 inches (multistem total or single stem)
f. Eucalyptus camaldulensis (River red gum) less than 24 inches (multistem total or single stem)
g. Other eucalyptus species (E. spp.) not noted above, less than 24 inches (multistem total or single stem)
(REMOVAL O.K. ONLY AT HILLSIDE AREA LOCATIONS PER OFFICIAL TOWN MAP):
www.losgatosca.gov/documentcenter/view/176
h. All palm species (except Phoenix canariensis) less than 24 inches (multistem total or single stem)
i. Ligustrum lucidum (glossy privet) less than 24 inches (multistem total or single stem)
Note that per the exception in part ‘a’ above, fruiting olive trees with main stems totaling less than 18 inches are considered
non-protected.
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4.0 Recommendations
1. Project Arborist (“PA”):
Initial Signoff
It is recommended that a third party ASCA registered consulting arborist or ISA Certified Arborist with good experience with tree protection during
construction be retained by the applicant, to provide pre-project verification that tree protection and maintenance measures outlined in this section of
the arborist report are adhered to. Periodic (e.g. monthly) inspections and summary reporting, if required as a project condition of approval, are
suggested in order to verify contractor compliance with tree protection throughout the site plan project. This person will be referred to as the project
arborist (“PA”). The PA should monitor soil moisture within the root protection zones of trees
being retained, using a Lincoln soil moisture probe/meter or equivalent. If required, inspection
reports shall be sent to Mr. Sean Mullin, Associated Planner (smullin@losgatosca.gov ). Sample
wordage for a condition of approval regarding monitoring of tree protection and tree condition:
“The required protective fencing shall remain in place until final landscaping and inspection of the
project. Project arborist approval must be obtained and documented in a monthly site activity
report sent to the Town. A mandatory Monthly Tree Activity Report shall be sent at least once
monthly to the Town planner associated with this project (smullin@losgatosca.gov ) beginning
with the initial tree protection verification approval letter”.
2. Project Team Pre-Project Adjustments, Clarifications, and Limits Suggested or Required:
2a. PROPOSED NEW WATER SERVICE PIPE INSTALL METHOD FOR PARCELS 1 AND 2:
For both water service pipes for parcels 1 and 2, the alignments can remain basically as
currently proposed. However, in order to avoid moderate to severe root damage to trees #1
through #10, the installation method shall be a “trenchless” technology only, such as, but limited
to “directional bore” (see sample image at right). The pit in the image at right is the “send pit” for
a 240 volt electrical conduit install in Santa Clara, CA on a project overseen by the CTA.
The send pit and the receiver pit shall both be located outside of the chain link root protection
zone (RPZ) fence perimeter as shown on the CTA’s tree map markup at the end of this CTA
arborist report.
Note that the excavation of soil for creation of the send pit and receiver pit in itself could cause
significant root loss to one or more of the trees in the grouping #1 through #10. Both water
service pipes for parcels 1 and 2 should be able to be bored starting from a single “send pit”.
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2b. PROPOSED NEW DRIVEWAY ALIGNMENT AND WIDTH:
The proposed new driveway alignment and width should be considered for adjustment, in order to save trees #23 and #29 from unnecessary severe
root loss during excavation and grading for the roadway base section.
The optimal location for the driveway would be approximately 10 feet of horizontal offset from the trunk edge of tree #23, and 15 feet horizontal offset
from the trunk edge of tree #29.
Note that this might require that the driveway’s east edge be pulled eastward beyond its current limit line, thereby destroying tree #32: a low value pine
specimen. This is an acceptable tradeoff for providing better root zone preservation around native oaks #23 and #29.
2c. NEIGHBOR VALLEY OAK #44 VS. VEGETATED SWALE:
The most important, and most valuable tree in this tree study by the CTA is neighbor-owned native valley oak (Quercus lobata) specimen #44.
The vegetated swale proposed on the applicant’s 2021 submittal set of plans is within the CTA-calculated “special critical root zone” of 25 feet of the
trunk edge of tree #44, and may cause significant root loss or damage to the tree’s east side of root system of built as currently proposed.
The applicant shall pull the proposed vegetated swale out to 30 horizontal feet east of the tree’s trunk edge, so that chain link root protection zone
(RPZ) fencing can be erected at the 25 foot radius offset mark, thereby protecting the full CRZ area from all construction-related impacts.
2d. COMMON TRENCH (CT):
For the proposed common trench or “CT” that will extend from street to residence, the applicant shall use “directional bore” or other trenchless
technology to avoid trenching along the plan sheet indicated alignment. The send pit and the receiver pit used for the directional bore shall be located
outside the chain link root protection zone (RPZ) fence enclosure. This will avoid causing varying degrees of negative impact to the root systems of
trees #15, 16, 17, 18, 19, and #20.
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3. Trunk Buffer Wrap Type III Protection:
Prior to demolition commencement, install trunk buffers around all trees being retained on-site:
Wrap one (1) entire roll of orange plastic snow fencing around the trunk of each single on-site tree,
between grade and 6 to 8 feet above grade to create a padding of at least 1 to 2 inches thickness around each
tree trunk. Stand 2x4 wood boards upright, side by side, around the entire circumference of the orange plastic
wraps. Affix using duct tape (do not use wires or ropes). See spec image above right showing the wooden
boards correctly mounted against one entire roll of orange snow fencing, such that the wood does not actually
touch the trunk at all.
Trees to be wrapped at this site: All trees being retained.
4. Chain Link Fencing Type I and/or Type II Root Protection Zone (RPZ):
Prior to demolition commencement, erect chain link fencing panels set on moveable concrete block footings
(see sample image below right). Wire the fence panels to iron layout stakes pounded 24 inches into the ground
at the ends of each fence panel to keep the fence route stabilized and in its correct position. Do not wire the
fence panels to the trunks of the trees. These panels are available commonly for rent or purchase.
Alternative Fencing / Tube Posts and Rolled Chain Link: Using a professional grade post
bounder, pound 7-foot long 2-inch diameter iron tube posts 24-inches into the ground, at 6 to
10-foot spacing maximum on-center, and hang steel chain link fencing material minimum 5-
feet height on the tube posts. These materials are available for purchase at many retail and
wholesale construction supply houses such as Home Depot, Lowe’s, Grainger’s, White Cap,
Harbor Freight, etc.
Pre-construction fence routes:
Per the red dashed lines on the tree map mark-up attached to this WLCA arborist
report:
(Routes may be subject to change, depending on the finalized alignments of work
items).
This fencing must be erected prior to any heavy machinery traffic or construction material
arrival on site.
The protective fencing must not be temporarily moved during construction. No materials, tools, excavated soil, liquids, substances, etc. are to be
placed or dumped, even temporarily, inside the root protection zone or “RPZ”.
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No storage, staging, work, or other activities will be allowed inside the RPZ except with PA monitoring.
5. Signage: The RPZ fencing shall have one sign affixed with UV-stabilized zip ties to the chain link at eye level for every 20 to 30 linear feet of fencing,
minimum 8”X11” size each, plastic laminated or printed with waterproof ink on waterproof paper, with wordage that includes the Town Code section
that refers to tree fence protection requirements (wordage can be adjusted):
TREE PROTECTION ZONE FENCE
ZONA DE PROTECCION PARA ARBOLES
-NO ENTRE SIN PERMISO-
-LLAME EL ARBOLISTA-
REMOVAL OF THIS FENCE IS
SUBJECT TO PENALTY ACCORDING TO
LOS GATOS TOWN CODE 29.10.1025
PROJECT ARBORIST:
TELEFONO CELL: EMAIL:
Note: Walter Levison, Contract Town Arborist is an independent consultant retained under contract with Town of Los Gatos Planning Division
Staff, and is not the “PROJECT ARBORIST”.
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6. Tree Removal Permitting / Removal of Protected-Size Trees / Mitigation:
The applicant’s project plan sheets show planned removal of eight (8) trees 24, 30, 33, 37, 38, 40, 41, and #42, some of which are no-fee removals
due to high risk ratings and/or dead condition.
The CTA further recommends removal of three (3) trees #22 and #32 to allow for driveway grading and excavation, assuming that the applicant will
adjust the driveway alignment slightly eastward to allow for better root zone preservation.
The CTA also recommends removal of high risk neighbor tree #36 which is a dead standing specimen for which no fee is required.
The total canopy replacement equivalency cost for the above-noted removals is installation of twenty-seven (27) 24” box size trees on site, or an in-
lieu fee payment of $6,750, or a combination of in-lieu fees and plantings totaling $6,750 equivalency (to be determined during a discussion between
the applicant and Town Planning Staff).
7. Bond Posting for Potential Construction-Related Tree Damages:
The total appraised value of trees being retained on-site and off-site in close proximity to proposed work, as determined by the applicant’s arborist
AAC in the report dated 9/1/2021, is $121,530. The CTA suggests that a tree protection bond be posted with the Town of Los Gatos to hedge against
possible construction-related damages to one or more trees being preserved and protected during construction.
The bond amount is typically a fraction of the total value of the trees. The CTA suggests that the applicant pay 25% of the value of all trees being
retained and protected in close proximity to the proposed site work, which
would be 0.25 X $121,530 = $30,382.
8. Tree Pruning and Maintenance:
6a. PRUNING:
Retain the services of an ISA Certified Arborist to perform pruning work
on trees requiring clearance pruning or other tree maintenance.
All pruning work on trees at this project will need to be performed directly
by an ISA Certified Arborist, or under full-time on-site direct supervision of
an ISA Certified Arborist.
All pruning shall conform to the most current iteration (2017) of ANSI-A300
tree, shrub, and other woody plant maintenance / pruning and the Best Management Practices companion pamphlet to the ANSI-A300 pruning
standards, published by International Society of Arboriculture.
Toward this end, pruning should consistently be limited to 25% max. removal of live wood and foliage in a given single growing season, and should
focus specifically on limb length reduction pruning (aka “endweight reduction pruning” or “reduction pruning”), which involves removing the
uppermost and outermost sections of a canopy, to effectively shorten limbs and reduce load forces acting on the limb attachment points.
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Do not perform liontailing type pruning which involves removal of lower elevation and inner canopy live wood and foliage. Roughly 90% of all Bay Area
tree pruning consists of liontailing and topping pruning work, which is incorrect and non-industry conforming work contrary to the ANSI A300 pruning
standards documents that govern tree care work in the United States.
Tree tag numbers to receive limb length reduction pruning: (None noted at time of writing, except possibly tree #44 which is located on the
neighboring property “off-site”).
Above Right: Limb Length Reduction Pruning Mockup for Reference (Walter Levison, Consulting Arborist). The limb extending left was pruned to
remove the outermost (leftmost) end of the limb system, resulting in a shorter limb with less load force on the limb attachment point, and less mass at
the extended end, reducing risk of limb splitout.
9. Irrigation Temporary (During Work Period):
Adjusted volume and frequency to be determined by the project arborist
(PA).
Apply water over a large square footage of the trees’ root zones (i.e. not at trunk
base).
For most trees, irrigation should occur between zero and 20 feet out from trunk
edge.
For native oaks in the Bay Area, irrigation should be restricted to at least 20 or
25 feet offset from trunk edges.
Volume: +/- 100-200 gallons per each single tree, applied on a single day,
1x/month. Volume typically depends on trunk diameter. Large mature trees
typically receive roughly 200 gallons per each soaking.
Right: Image of a spray tank apparatus on one of the CTA’s projects, used to
irrigate tree specimens adjacent to the roadway.
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5.0 Tree Protection and Maintenance Directions per Town Code
The following is excerpted directly from the 2015 iteration of the Town of Los Gatos tree ordinance sections which provide specific tree protection directions
and limitations on root pruning and above-ground pruning:
Sec. 29.10.1000. New property development.
(a) A tree survey shall be conducted prior to submittal of any dev elopment application proposing the rem oval of or impact to one or more protected
trees. T he development application shall inc lude a T ree Survey Plan and T ree Preservation Report based on this surv ey. T he tree surv ey inventory
num bers shall correspond to a num bered metal tag placed on each tree on site during the tree surv ey. The tree surv ey plan shall be prepared by a certified
or consulting arborist, and shall inc lude the followi ng inform ation:
(1) Location of all exi sting trees on the property as described in section 29.10.0995;
(2) Identify all trees that could potentiall y be aff ect ed by the project (directl y or indirectly- immediately or in long term), such as upsl ope grading or
com paction out side of the dripline;
(3) Notation of all trees classified as protected trees;
(4) In addition, for trees f our (4) inches in diam eter or larger, the plan shall specif y the precise location of the trunk and crown spread, and the
species, si ze (diam eter, height , crown spread) and condition of the tree.
(b) T he tree surv ey plan shall be reviewed by the T own’s consulting arborist who shall, after m aking a field visit to the propert y, indicat e in writing or as
shown on approv ed plans, which trees are recommended f or preserv ation (based on a retention rating of high/moderate/low) using, as a minim um, the
Standards of Review set f orth in section 29.10.0990. This plan shall be m ade part of the staff report to the Town reviewing body upon its consi deration of the
application f or new property development;
(c) W hen developm ent impacts are wi thin the dri pline of or wi ll affect any protect ed tree, the applicant shall provide a tree preserv ation report prepared
by a certified or consulting arborist. The report, based on the findings of the tree surv ey plan and other relevant inf ormation, shall be used to determine the
health and structure of exi sting trees, the eff ect s of the proposed dev elopm ent and v egetation removal upon the trees, recommendations f or specific
precautions necessary f or their preserv ation duri ng all phases of development (dem olition, grading, during construction, landscaping); and shall also
indicat e which trees are proposed f or rem oval. T he tree preservation report shall stipulat e a required tree protection zone (TPZ) for trees to be
retained, including street trees, protected trees and trees whose canopies are hanging over the projec t site f rom adjacent properties. T he T PZ shall be
f enced as specified in section 29.10.1005:
(1) T he final approv ed tree preservation report shall be included in the building permit set of development plans and printed on a sheet titled:
T ree Preservation Instructi ons (Sheet T -1). Sheet T-1 shall be ref erenced on all relevant sheets (civil, dem olition, uti lity, landscape,
irrigation) where tree im pacts from improvem ents m ay be shown to occur;
(2) T he T own rev iewing body through its site and design plan review shall endeav or to protect all trees recommended f or preservation by the
Town’s consulting arborist. The Town reviewing body m ay determine if any of the trees recomm ended for preserv ation should be rem oved, if
based upon the evidence submitt ed the reviewing body determines that due to special site grading or other unusual characteristics
associated wi th the property, the preserv ation of the tree(s) would significantly preclude feasible development of the propert y as described in
section 29.10.0990;
(3) Approv al of final site or landscape plans by the appropriat e T own rev iewi ng body shall comply wit h the foll owi ng requirem ent s and conditions of
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approv al:
a. T he applicant shall, wi thin ninety (90) days of final approv al or prior to issuance of a grading or building permit, whichev er oc curs
first, secure an appraisal of the condition and v alue of all trees inc luded in the tree report affected by the dev elopm ent that are required to
rem ain within the development using the T ree Value Standard m ethodology as set f orth in this Chapter. The appraisal of each tree shall
recognize the location of the tree in the proposed dev elopment. The appraisal shall be performed in accordance wi th the current edition of
the Guide f or Plant Apprai sal published by the Council of T ree and Landscape Appraisers (CT LA) and the Species and Group Classification
Guide published by the W estern Chapter of the International Societ y of Arboriculture. T he appraisal shall be perf ormed at the applicant's
expense, and the appraisal shall be subject to the Director's approv al.
b. T he site or landscape plans shall indicate which trees are to be rem oved. However, the plans do not constitute approv al to rem ove a
tree until a separate permit is granted. T he property owner or applicant shall obtain a protected tree remov al permit, as outlined in section
29.10.0980, f or each tree to be rem ov ed to satisf y the purpose of this divisi on.
(d) Prior to acceptance of proposed dev elopm ent or subdivision im provements, the developer shall submit to the Director a final tree preserv ation
report prepared by a certified or consulting arborist. This report shall consider all trees that wer e to remain wit hin the dev elopm ent . T he report shall note
the trees' health in relation to the ini tiall y reported condition of the trees and shall note any changes in the trees' num bers or physical conditions. T he
applicant wi ll then be responsi ble f or the loss of any tree not previously approved f or removal. For protected trees, which were rem ov ed, the
dev eloper shall pa y a penalty in the am ount of the appraised v alue of such tree in addition to replacem ent requirements contained in section
29.10.0985 of this Code. T he applicant shall remain responsible f or the health and survival of all trees wi thin the development for a period of five (5) years
f oll owi ng acceptance of the public im provem ent s of the dev elopment or certificat e of occupancy.
(e) Prior to issuance of any dem olition, gr ading or building permit, the applicant or contractor shall submit to the Buil ding Departm ent a written
statem ent and photographs v erif ying that the required tree protection f ence is installed around street trees and protected trees in accordance with the tree
preservation report.
(f) If required by the Director and conditioned as part of a di scretionary approval, a security guarantee shall be prov ided to the T own. Prior to the
issuance of any permit all owing construction to begin, the applicant shall post cash, bond or other security satisf actory to the Director , in the penal
sum of five thousand dollars ($5,000.00) f or each tree required to be preserv ed, or twenty-fiv e thousand dollars ($25,000.00), whichever is less. T he
cash, bond or other security shall be retained f or a period of one (1) year f oll owing acceptanc e of the public improvements f or the developm ent and shall
be f orf eited in an am ount equal to fiv e thousand dollars ($5,000.00) per tree as a civil penalt y in the ev ent that a tree or trees required to be preserv ed
are rem ov ed, destroyed or severel y damaged.
(g) An applicant wit h a proposed dev elopment which requires underground utilities shall av oid the inst allation of said utilities wit hin the dripline of
existing trees whenev er possi ble. In the ev ent that this is unav oidable, all trenching shall be done using directional bori ng, air-spade excavation or by hand,
taking extrem e caution to avoid dam age to the root structure. W ork within the dripline of existing trees shall be supervised at all times by a certified or
consulting arborist.
(h) It shall be a violation of thi s division f or any propert y owner or agent of the owner to fail to com ply with any development approval condition
concerning preserv ation, protec tion, and m aintenance of any protected tree.
(Ord. No. 2114, §§ I, II, 8-4-03)
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Sec. 29.10.1005. Protection of trees during construction.
(a) Protectiv e tree f encing shall specif y the f ollowing:
(1) Size and m aterials. Six (6) f oot high chain link fencing, m ounted on two-inch diameter galv anized iron posts, shall be driven into the ground
to a depth of at least two (2) f eet at no m or e than 10-f oot spacing. For paving area that will not be dem olished and wh en stipulated in a tree
preserv ation plan, posts m ay be supported by a concrete base.
(2) Area t ype to be f enced. T ype I: Enclosure with chain link fencing of either the entire dripline area or at the tree protection zone (TPZ), when
spec ified by a certified or consulting arborist. Type II: Enclosure f or 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 sm all planter cutout only (such as downtown): orange plast ic
f encing shall be wrapped around the trunk from the ground to the first branch with 2-inc h wooden boards bound securely on the outside.
Caution shall be used to avoid dam aging any bark or branches.
(3) Duration of Type I, II, III f encing. Fencing shall be erected bef ore dem olition, grading or construction permits are issued and rem ain in
place until the wor k is com pleted. Contractor shall first obtain the approval of the project arborist on record prior to rem oving a tree protection
f ence.
(4) W arning sign. Each tree fence shall have prominentl y displayed an 8.5 x 11-inch sign stating: "W arning—T ree Protection Zone-this f ence shall
not be rem oved and is subject to penalt y according to Town Code 29.10.1025".
(b) All persons, shall com ply with the f ollowing precautions:
(1) Prior to the commencem ent of construction, inst all the f ence at the dri pline, or tree protection zone (TPZ ) when specified in an approv ed arborist
report, around any tree and/or v egetation to be retained which could be aff ected by the construction and prohibit any storage of construction
materials or other m aterial s, equipment cleaning, or parking of vehicles wi thin the TPZ. T he 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 lev eling wi thin the dripline of
the tree unless approv ed by the Director.
(3) Prohibit disposal or deposi ting of oil, gasoline, chemicals or other harmf ul m aterials wit hin the dripline of or in drainage channels, swales or
areas that m ay lead to the dri pline of a protected tree.
(4) Prohibit the attachm ent of wires, signs or ropes to any pr otected tree.
(5) Design utility services and irrigation lines to be located outsi de of the dripline when f easi ble.
(6) Retain the serv ices of a certified or consulting arborist who shall serv e 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 whe never activities occur which m ay pose a potential threat to the
health of the trees to be pr eserved and shall docum ent all site visits.
(7) T he Di rect or and project arborist shall be notified of any dam age that occurs to a protected tree during construction so that proper treatment m ay
be admini stered.
(Ord. No. 2114, §§ I, II, 8-4-03)
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
Sec. 29.10.1010. Pruning and maintenance.
All pruning shall be in accordance with the current version of the International Societ y of Arboriculture Best Managem ent Practices—T ree Pruning
and ANSI A300-Part 1 T ree, Shrub and Other W oody Plant Managem ent—St andard Practices, (Pruning) and any special conditions as determined by the
Director. For developments, which require a tree preservati on report, a certif ied or consulting arborist shall be in reasonable charge of al l activities involving
protected trees, incl uding pruning, cabling and any other work if specified.
(1) Any public utility installing or m aintaining any overhead wires or underground pi pes or conduits in the vicinity of a protect ed tree shall obtai n
permission from the Director before performing any work, including pruning, which m ay cause injury to a protected tree. (e.g. cable TV/fiber optic
trenching, gas, water, sewer trench, etc.).
(2) Pruning f or clearance of uti lity lines and energized conductors shall be perf ormed in com pliance wit h the current versi on of the American
National Standards Institute (ANSI) A300 (Part 1)- Pruning, Section 5.9 Utility Pruning. Using spikes or gaffs when pruning, ex cept where no
other alternative is available, is prohibited.
(3) No person shall prune, trim, cut of f, or perf orm any work, on a singl e occasion or cum ulativel y, over a three-year period, aff ecting twenty-five
percent or m ore of the crown of any protected tree without first obtaining a permit pur suant to this division ex cept f or pollarding of fruitless
mulberry trees (Morus alba) or other species approv ed by the T own Arborist. Applications f or a pruning permit shall include photographs indi cating
where pruning is proposed.
(4) No person shall rem ove any Heritage tree or large protected tree branch or root through pruning or other m ethod greater than four (4) inches in
diameter (12.5” in circumference) wit hout first obtaining a permit pursuant to this division.
(Ord. No. 2114, §§ I, II, 8-4-03)
6.0 Tree Replacement Standards – Los Gatos Town Code
(Excerpted from Town Code 29.10.0985 and 29.10.0987)
(1) T wo (2) or m or e replacement trees, of a species and size desi gnated by the Director, shall be planted on the subject privat e property. T able 3-1
T he T ree Canopy—Replacem ent Standard shall be used as a basis for this requirem ent . The person requesti ng the perm it shall pay the cost
of purchasing and planting the replacement trees.
(2) If a tree or trees cannot be reasonabl y plant ed on the subject property, an in-lieu paym ent in an am ount set f ort h by the T own Council by
resolution shall be pai d to the Town Tree Replacement Fund to:
a. Add or replace trees on public propert y in the vicini ty of the subject propert y; or
b. Add or replac e trees or landscaping on ot her T own propert y; or
c. Support the Town’s urban f orestry managem ent program. (Ord. No. 2114, §§ I, II, 8-4-03)
T abl e 3-1 - T ree Canopy - Replacem ent Standard
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
Canopy Size of Removed Tree 1
(Staff is using 24” box size as
the Replacement Standard for
SFR Projects as of 2016 for
properties >10,000 sq.ft.) 2,4
Single Family
Residential
Replacement for
Properties <10,000 sq.
ft.3,4
10 feet or less Two 24 inch box trees Two 15 gal lon trees
More than 10 feet to 25 f eet Three 24 inch box trees Three 15 gallon trees
More than 25 feet to 40 feet
Four 24 inch box
trees; or Two 36
inch box trees
Four 15 gal lon trees
More than 40 feet to 55 f eet
Six 24 inch box
trees; or Three
36 inch box
t
Not Available
Greater than 55 feet
Ten 24 inc h box
trees; or Five 36
inch box trees
Not Available
Notes
1T o m easure an asymm etri cal canopy of a tree, the widest m easurem ent shall be used to determine canopy size.
2Of ten, it is not possible to replace a single large, older tree wit h an equivalent tree(s). In this case, the tree m ay be replaced wit h a com bination of
both the T ree Canopy Replacem ent Standard and in-lieu payment in an am ount set f ort h by T own Council resolution paid to the T own T ree
Replacem ent Fund.
3Single Famil y Residential Replacem ent Option is av ailable f or developed single f amily resi dential lot s under 10,000 square f eet that are not
subject to the Town’s Hillside Developm ent Standards and Guidelines. Al l 15-gallon trees m ust be planted on-site. Any in-lieu fees for singl e
family residential shall be based on 24” box tree rates as adopted by Town Council.
4Replacement Trees shall be approved by the T own Arborist and shall be of a species suited to the available planting location, proximity to structures,
ov erhead clearances, soil type, com patibilit y with surrounding canopy and other relevant f actor s. Replacem ent wit h native species shall be strongl y
encouraged. Replacem ent requirements in the Hillsides shall com ply wi th the Hillside Developm ent Standards and Guidelines Appendix A and
Section 29.10.0987 Special Provisions--Hillsides.
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
Sec. 29.10.0987. Special Provisions—Hillsides
T he T own of Los Gatos recognizes its hillsides as an im portant natural resource and sensi tive habitat which is also a key com ponent of the
T own’s identity, character and charm . In order to maintain and encourage restoration of the hill si de env ironm ent to its natural state, the Town
has established the f oll owing special provisions f or tree rem oval and replacement in the hillsides:
(1) All protected trees locat ed 30 or m or e f eet from the prim ary residence that are rem oved shall be replaced with native trees listed in Appendix A
Recommended Native Trees for Hillside Areas of the Town of Los Gatos Hillside Development Standards and Guidelines (HDS&G).
(2) All protected trees located wit hin 30 f eet of the primary residence that are remov ed shall be replaced as f ollows:
(a) If the rem oved tree is a native tree listed in Appendix A of the HDS&G, it shall onl y be replaced wit h a native tree listed in Appendix A of
the HDS&G.
(b) If the rem oved tree is not listed in Appendix A, i t m ay be replaced wit h a tree listed in Appendix A, or replaced with another species of
tree as approved by the Director.
(c) Replacem ent trees list ed in Appendix A m ay be planted anywhere on the property.
(d) Replacement trees not listed in Appendix A m ay only be planted withi n 30 f eet of the primary residence.
(3) Replacem ent requirem ents shall com ply wit h the requirem ents in T abl e 3-1 Tree Canopy Replacement Standard of thi s Code.
(4) Propert y owner s should be encouraged to ret ain dead or declining trees where they do not pose a safety or fire hazard, in order to foster wi ldlife
habitat and the natural renewal of the hillside environment.
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WE-3172A C ell: (415) 203-0990 / Email: walterslevisonjr@yahoo.com
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
7.0 Author’s Qualifications
• Continued education through The American Society of Consulting Arborists, The International Society of Arboriculture (Western Chapter), and
various governmental and non-governmental entities.
• Contract Town Arborist, Town of Los Gatos, California
Community Development Department / Planning Division
2015-present
• Tree Risk Assessment Qualified (ISA TRAQ Course Graduate, Palo Alto, California)
• Millbrae Community Preservation Commission (Tree Board)
2001-2006
• ASCA Registered Consulting Arborist #401
• ASCA Arboriculture Consulting Academy graduate, class of 2000
• Associate Consulting Arborist
Barrie D. Coate and Associates
4/99-8/99
• Contract City Arborist, City of Belmont, California
Planning and Community Development Department
5/99-5/20 (21 years)
• ISA Certified Arborist #WE-3172A
• Peace Corps Soil and Water Conservation Extension Agent
Chiangmai Province, Thailand 1991-1993
• B.A. Environmental Studies/Soil and Water Resources
UC Santa Cruz, Santa Cruz, California 1990
UCSC Chancellor’s Award, 1990
(My full curriculum vitae is available upon request)
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WE-3172A C ell: (415) 203-0990 / Email: walterslevisonjr@yahoo.com
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
8.0 Assumptions and Limiting Conditions
Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and ownership to any property are assumed to be good and
marketable. No responsibility is assumed for matters legal in character. Any and all property is appraised and evaluated as through free and clean, under
responsible ownership and competent management.
It is assumed that any property is not in violation of any applicable codes, ordinance, statutes, or other government regulations.
Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/appraiser can
neither guarantee nor be responsible for the accuracy of information provided by others.
The consultant/appraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are
made, including payment of an additional fee for such services as described in the fee schedule and contract of engagement.
Unless required by law otherwise, the possession of this report or a copy thereof does not imply right of publication or use for any other purpose by any other
than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser.
Unless required by law otherwise, neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including the client, to
the public through advertising, public relations, news, sales, or other media, without the prior expressed conclusions, identity of the consultant/appraiser, or
any reference to any professional society or institute or to any initiated designation conferred upon the consultant/appraiser as stated in his qualifications.
This report and any values expressed herein represent the opinion of the consultant/appraiser, and the consultant’s/appraiser’s fee is in no way contingent
upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported.
Sketches, drawings, and photographs in this report, being intended for visual aids, are not necessarily to scale and should not be construed as engineering
or architectural reports or surveys unless expressed otherwise. The reproduction of any information generated by engineers, architects, or other consultants
on any sketches, drawings, or photographs is for the express purpose of coordination and ease of reference only. Inclusion of said information on any
drawings or other documents does not constitute a representation by Walter Levison to the sufficiency or accuracy of said information.
Unless expressed otherwise:
a. information contained in this report covers only those items that were examined and reflects the conditions of those items at the time of inspection;
and
b. the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or
guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future.
Loss or alteration of any part of this report invalidates the entire report.
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WE-3172A C ell: (415) 203-0990 / Email: walterslevisonjr@yahoo.com
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
Arborist Disclosure Statement:
Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the beauty
and health of trees, and attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to
seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Tree are living organisms that fail in ways we do not fully
understand. Conditions are often hidden within trees and below ground. Arborist cannot guarantee that a tree will be healthy or safe under all circumstances,
or for a specified period of time. Likewise, remedial treatments, like any medicine, cannot be guaranteed.
Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist’s services such as property boundaries, property
ownership, site lines, disputes between neighbors, and other issues. Arborists cannot take such considerations into account unless complete and accurate
information is disclosed to the arborist. An arborist should then be expected to reasonably rely upon the completeness and accuracy of the information
provided.
Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with
trees is to eliminate the trees.
9.0 Certification
I hereby certify that all the statements of fact in this report are true, complete, and correct to the best of my knowledge and belief, and are made in good faith.
Signature of Consultant
Walter Levison
DIGITAL BADGES:
ISA CERTIFIED ARBORIST CREDENTIAL:
https://certificates.isa-arbor.com/f1918723-df46-48cc-ace2-c12625530fec?record_view=true
ISA TREE RISK ASSESSMENT QUALIFIED (TRAQ):
https://certificates.isa-arbor.com/d180515f-ab75-440b-9c66-106005e3cf10?record_view=true#gs.hpb30w
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WE-3172A C ell: (415) 203-0990 / Email: walterslevisonjr@yahoo.com
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
10.0 Digital Images
Below: Digital Images by the CTA archived October, 2021
Tag Image Tag Image
8
9
3 to 18
13 to
25
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
15
R to L
21, 22,
24, 25
40
44
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
44
44
Note that TRAQ risk ratings for neighbor trees are outside the scope of this CTA report writing assignment. However, for safety purposes, it might be prudent
to have a 3rd party arborist determine TRAQ risk ratings for tree #44, given that it has a height of 60 feet, a total canopy spread diameter of 80 feet, and a
profusion of large diameter stems that extend in many directions, including over the subject property airspace of 16484 S. Kennedy Parcel 1.
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WE-3172A C ell: (415) 203-0990 / Email: walterslevisonjr@yahoo.com
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
11.0 Tree Data Table
Tag
Number
Common
Name
Genus /
species
Diameter at 4.5
feet above
grade (In.)
Canopy Total
Spread Diameter
in Feet
Health
Rating
Structural
Rating
Overall
Condition
Rating
NOTES
1 Coast live
oak
Quercus
agrifolia 4.2 10 40% 30% 34% Poor Topped by PG&E
2
Coast live
oak
Quercus
agrifolia 13.S 15 50% 30% 40% Poor Topped by PG&E
3
Coast live
oak
Quercus
agrifolia
10.8
20 45% 30% 36% Poor Topped by PG&E
4 Coast live
oak
Quercus
agrifolia 7.6 15 40% 25% 30% Poor Topped by PG&E
5 Coast live
oak
Quercus
agrifolia
7.2 10 40% 25% 29% Poor Topped by PG&E
6 Coast live
oak
Quercus
agrifolia
9.8
20 45% 30% 36% Poor Topped by PG&E
7 Deodar
cedar
Cedrus
deodara 17.2 20 75% 75% 75% Good
8 Valley
oak
Quercus
lobata 15.7 40 60% 50% 55% Fair Leans 45 degrees off vertical. Hangs down to
18 feet above grade elevation.
9 Coast live
oak
Quercus
agrifolia 23.2 30 80% 65% 70% Good Lopsided west. Recently pruned by owner to
remove all lower elevation limbs.
10
Deodar
cedar
Cedrus
deodara 11.8 10 65% 60% 63% Good
11 Coast live
oak
Quercus
agrifolia 7.0 10 40% 30% 32% Poor Topped by PG&E.
12 Coast live
oak
Quercus
agrifolia 16.7 20 75% 65% 70% Good
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
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Walter Levison 2021 All Rights Reserved
Tag
Number
Common
Name
Genus /
species
Diameter at 4.5
feet above
grade (In.)
Canopy Total
Spread Diameter
in Feet
Health
Rating
Structural
Rating
Overall
Condition
Rating
NOTES
13 Coast live
oak
Quercus
agrifolia 11.5 15 45% 30% 36% Poor Topped by PG&E.
14 Coast live
oak
Quercus
agrifolia 14.5 15 60% 50% 53% Fair Side pruned by PG&E.
15
Coast live
oak
Quercus
agrifolia
20.0
30 70% 50% 57% Fair
Lopsided west. Bark inclusion fork between 1
and 3 feet elevation. Hangs down to 15 feet
elevation.
16 Coast live
oak
Quercus
agrifolia 8.6 10 45% 35% 40% Poor Topped by PG&E.
17 Coast live
oak
Quercus
agrifolia 7.4 15 45% 30% 36% Poor Topped by PG&E.
18 Coast live
oak
Quercus
agrifolia 10.2 20 60% 45% 50% Fair Leans over street. Side pruned by PG&E.
19 Coast live
oak
Quercus
agrifolia 7.4 15 50% 40% 42% Fair
Leans west at a severe angle off from
vertical (at least 45 degrees).
Recently limbed up.
20
Coast live
oak
Quercus
agrifolia 14.3 30 60% 60% 60% Fair Side pruned by PG&E.
21
Coast live
oak
Quercus
agrifolia 12.8 30 40% 30% 33% Poor Topped by PG&E.
22
Coast live
oak
Quercus
agrifolia 7.1 10 30% 25% 27% Poor Topped by PG&E.
23 Coast live
oak
Quercus
agrifolia 6.4 10 50% 40% 43% Fair Leans west at 35 degrees off vertical.
24 Coast live
oak
Quercus
agrifolia 12.2 20 40% 30% 32% Poor Topped by PG&E. Bark inclusion fork at 8
feet elevation.
25
Coast live
oak
Quercus
agrifolia 24.0 25 45% 40% 43% Fair Topped by PG&E.
26 Deodar
cedar
Cedrus
deodara 11.4 15 70% 60% 63% Good
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
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Walter Levison 2021 All Rights Reserved
Tag
Number
Common
Name
Genus /
species
Diameter at 4.5
feet above
grade (In.)
Canopy Total
Spread Diameter
in Feet
Health
Rating
Structural
Rating
Overall
Condition
Rating
NOTES
27 Olive (Non-regulated size fruit tree)
28 Coast live
oak
Quercus
agrifolia 11.9 15 85% 65% 70% Good
29 Coast live
oak
Quercus
agrifolia
14.4
20 60% 60% 60% Fair
30 Coast live
oak
Quercus
agrifolia 18.8 35 65% 55% 58% Fair Bark inclusion fork at 3 to 4 feet elevation.
31 Olive (Non-regulated size fruit tree)
32 Italian
stone pine Pinus pinea 6.2 10 55% 55% 55% fair I renoted these pines as “pine species”,
because I am not convinced they are
33
Italian
stone pine Pinus pinea 15.8 30 25% 25% 25% Poor Pine pitch canker infection appears to be
causing decline in condition.
34
Italian
stone
pine
Pinus pinea 8.0 15 60% 40% 47% Fair Bark inclusion type fork at 18 feet.
35 Plum (Non-regulated size fruit tree)
36 Coast live
oak
Quercus
agrifolia 16.0 20 5% 5% 5% “Dead”
Extreme or high risk when calculated using
the TRAQ risk rating protocols. No fee/no
replacement required if removed.
37 Valley
oak
Quercus
lobata 14.0 30 75% 55% 63% Good
38 Almond Prunus dulcis 12”/10”/7”
(total over 18”) 15 8% 8% 8% Very Poor Regulated size fruit tree.
39 English
walnut (Non-regulated size fruit tree)
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WE-3172A C ell: (415) 203-0990 / Email: walterslevisonjr@yahoo.com
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Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
Tag
Number
Common
Name
Genus /
species
Diameter at 4.5
feet above
grade (In.)
Canopy Total
Spread Diameter
in Feet
Health
Rating
Structural
Rating
Overall
Condition
Rating
NOTES
40
Northern
california
black
walnut
Juglans
hlndsil 20.3 50 80% 65% 74% Good
41
Northern
california
black
walnut
Juglans
hindsii
11 / 10 / 9 20 30% 35% 33% Poor Tree appears to have been topped in the
past.
42
Northern
california
black
walnut
Juglans
hindsii 16 / 12 40 15% 15% 15% Very
Poor
Severe decay noted between zero and 12
feet elevation. This tree has a TRAQ risk
rating of “high”, and is therefore a no fee/no
replacement removal.
43
Northern
california
black
walnut
Juglans
hindsii 15 / 15 40 50% 45% 47% Fair
44 Valley
oak
Quercus
lobata 30.0 50 75% 65% 70% Good
This tree is a special situation that requires a
10xdiameter offset for critical root zone, in
order to prevent damage or destruction to the
root system during site work at 16484 S.
Kennedy. Tree is actually owned by
neighbor.
The CTA suggests pulling out all proposed
swale work to 30 feet from trunk edge, so
that chain link RPZ fencing can be erected at
25 feet east of the trunk edge, thereby
adequately protecting the tree from impacts
related to site plan construction.
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Walter Levison 2021 All Rights Reserved
12.0 Tree Location & Protection Fence Map Mark-up
The CTA marked up the applicant’s sheet C-4 grading and drainage plan dated 08/2021 by Peoples Associates, Structural Engineers of San Jose, California
as the basis for the tree location map markup on the following page of this CTA arborist report.
The CTA added the following items to this plan sheet for reference purposes:
• Tag numbers are indicated using large font size numeric indications from “1” to “44” (non-regulated trees #27, 31, 35, and 39 were eliminated from the tree
map). Tags #45 onward are located off site such that they will not be impacted significantly by proposed site work.
• There was some discrepancy as to actual tree locations in the area of the proposed Parcel 1 water service pipe line (i.e. trees #1, 2, 3, 4, 5, 6, 10), and
tree #4 is not shown anywhere on any applicant map or plan sheet.
• It may be beneficial for the applicant to create a “blowup map” of this area, showing accurate locations of trees #1 through #10, and the two (2) proposed
water service pipe alignments, so that the situation can be accurately assessed in terms of expected impacts to the trees from water pipe trenching.
• Alternatively, Town planning staff could simply require that the applicant use a trenchless technology (i.e. “directional bore”) to install the two (2) water
service pipes without causing any subgrade impacts to the trees’ root systems, other than dug pits at each end of each pipe line, which are called “send
pits” and “receiver pits”. This is the preferred “Best Management Practice” for installation of utility pipes and conduits near to trees, when the pipe
alignments are within the critical root zone offset distances from tree trunk edges.
• Yellow highlight indicates the applicant’s proposed graded driveway footprint.
• Magenta highlight indicates the applicant’s proposed two (2) water service pipe trenches, which will have to be installed using a trenchless directional bore
method, to avoid severe damage to trees #1 through #10.
• Orange highlight indicates the applicant’s proposed “common trench” (CT), also spanning from street to residence, which will have to be installed in a
similar trenchless manner, in order to avoid root loss to trees in the tree grouping #15 through #20.
• The red dashed line indicates the CTA’s rough outline of the chain link tree protection zone (RPZ or TPZ) fencing panels or rolls hung on tube posts.
These alignments are rough only, and are expected to be adjusted by the field construction team prior to start of the site plan project on the ground.
• The heavy red highlight line around neighbor valley oak #44 is the CTA’s suggested “special critical root zone” measuring 25 feet radius offset distance
from the trunk edge of this high value tree, based on a special calculation of (10 x trunk diameter) instead of the standard critical root zone of (6 x diameter
as an offset radius from trunk edge), to ensure that the tree is not impacted by site work at 16484 S. Kennedy.
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WE-3172A C ell: (415) 203-0990 / Email: walterslevisonjr@yahoo.com
37 of 38
Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
SIDE NOTE ON TREE REMOVALS:
The author (CTA) recommends removal of #32 to allow for pulling the proposed driveway footprint further eastward to allow for better root zone protection for
trees #23 and #29. This may or may not involve a narrowing the total width of the driveway (to be determined).
The author (CTA) also recommends a no-fee removal of neighbor-owned tree #36 as soon as possible, for risk reduction purposes.
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WE-3172A C ell: (415) 203-0990 / Email: walterslevisonjr@yahoo.com
38 of 38
Site Address: 16484 S. Kennedy PARCEL 1, Los Gatos, CA Version: 10/30/2021
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2021 All Rights Reserved
Above: CTA’s tree map markup on applicant sheet C-4 grading and drainage plan, PARCEL 1, dated 08/2021 by the project civil
engineer. The scale and north arrow are both indicated at the bottom edge of the drawing. Trees #1 through #6 are not shown
entirely accurately on the CTA’s markup. Trees #1, 2, 3, 4, 5, and #6 are somewhat inaccurately shown on this markup.
16484 South Kennedy Development
Prepared by Justin Reilly, Property Owner
Over the last several weeks I have had the
opportunity to meet and discuss the future
development of the property with many passing by
and stopping. I focused as best as possible with the
immediate neighbors on the right-side left side as
well directly across the street. Additionally, I posted
on Nextdoor and open house to answer any
design/development questions which I hosted on
the property December 5th between 12:00 Noon
and 2:00 PM.
My immediate neighbors:
1)This neighbor is located on the north side of the
property . When I
purchased the property coming up on two years
ago, I met them first. The main comment from
and his wife were the existing view corridor from
their porch. My architect did a fantastic job setting
the new house back as far as possible keeping the
same view corridor as today for and his wife. I
EXHIBIT 13
showed the design and they were very
appreciative and supportive of the development.
2)Neighbor located on the south side of the
property set back off the road
was very supportive of the
project, given the homes were not going to be
directly adjacent to their home and are appreciative
of the consideration.
3)Neighbor located across the street and north
. I went to their
door and left them with photos of the design and
site layout. They were appreciative of the time to
drop by and had no further questions.
4)Neighbor located directly across the street
was not available upon
my attempts going by their home.
Both are behind gates
and unable to speak to either resident.
Regarding the Open House, I did not have a sign-in
sheet and the attendance was moderate. All that
attended were in support of the development after
seeing the design and layout of the two sites.
This Page
Intentionally
Left Blank
ALL DRAWINGS AND WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.AND MAY NOT BE DUPLICATED WITHOUT THEWRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
SEE DRAWINGS
CS-1
COVER SHEET,
PROJECT
INFORMATION
DESIGN REVIEW SET
SUBMITTALS:
Date Description
9-02-21 N E W 2 - S T O R Y R E S I D E N C E F O R :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A D L O S G A T O S , C A 9 5 0 3 0PLAN CHK. COMMENTS12-10-21 1
PLAN CHK. COMMENTS2-23-22
DATE
RENEWAL
No. C29767
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
LICENSE D ARCHI
TE
CTROBIN A.MCCA
RT
HYST
A
T
E
OF CA L IFO RNIA1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
9 - 30 - 23
(N) FULL-HEIGHT WALL
(N) PARTIAL HEIGHT WALL
(E) WALL TO REMAIN
(E) WALL TO BE REMOVED
DOOR SYMBOL, SEE SCHEDULE
WINDOW SYMBOL AND SKYLIGHT
SYMBOL, SEE SCHEDULE
DETAIL NUMBER
SHEET NUMBER
SECTION LETTER
SHEET NUMBER
SPECIFIC OR KEY NOTE
ROOM NAME
ROOM FINISH FLOOR ELEVATION
ROOM FINISH FLOORING
INTERIOR ELEVATION
IDENTIFICATION
REVISION
CENTER LINE
DATUM LINE
1
2
A
A2
9
A2
X
OFFICEEL. + X'-X"
CARPET
1
2
4
3
1
LC
1. ELECTRICAL, MECHANICAL, PLUMBING, STRUCTURAL STEEL
FRAMING AND SUB-CONTRACTORS SHALL ACT IN DESIGN
/ BUILD CAPACITY. THEY SHALL PROVIDE, SEPARATELY,
ANY DRAWINGS, SPECIFICATIONS OR INFORMATION
REQUIRED BY BUILDING DEPARTMENTS.
2. ALL WORK SHALL BE PERFORMED IN CONFORMANCE WITH
ALL LOCAL, COUNTY, STATE AND FEDERAL CODES, LOCAL
ORDINANCES AND REGULATIONS APPLICABLE AS
FOLLOWS:
·CALIFORNIA BUILDING CODE, 2019 EDITION (CBC)
·CALIFORNIA PLUMBING CODE, 2019 EDITION
·CALIFORNIA MECHANICAL CODE, 2019 EDITION
·CALIFORNIA ELECTRICAL CODE, 2019 EDITION
·CALIFORNIA EXISTING BUILDING CODE 2019 EDITION
·CALIFORNIA FIRE CODE 2019 EDITION
·INTERNATIONAL EXISTING BUILDING CODE 2019 EDITION
·CALIFORNIA RESIDENTIAL CODE, 2019 EDITION
·CALIFORNIA GREEN BUILDING STANDARDS, (CALGREEN) 2019
EDITION
·2019 CALIFORNIA ENERGY CODE, PART 6, TITLE 24
DATE:
09-02-21
V I C I N I T Y M A P
S H E E T I N D E X
L E G E N D
P R O J E C T D A T A
PROJECT ADDRESS & ZONING:
ADDRESS:16484 S. KENNEDY ROAD , LOS GATOS, CA 95030
PARCEL 1
APN#: 532-20-012
ZONING:HR-1
NET LOT AREA:34,883 SQ. FT. (.801 ACRES)
GROSS LOT AREA: 46,673 SQ. FT. (1.072 ACRES)
AVERAGE LOT SLOPE: 17.63% OVERALL SITE
PROJECT DESCRIPTION:
DEMOLITION OF AN EXISTING RESIDENCE, AND CONSTRUCTION OF
A NEW RESIDENCE, COVERED PATIOS, LANDSCAPE, SWIMMING
POOL, AND HARDSCAPE.
OTHER INFO.:
FIRE SPRINKLERS REQUIRED: YES
FLOOD ZONE:NO
HISTORIC:NO
DEFERRED SUBMITTALS: FIRE SPRINKLERS
NOTE:A SEPARATE BUILDING IS REQUIRED FOR THE PV SYSTEM THAT
IS REQUIRED BY THE ENERGY CALCULATIONS COMPLIANCE
MODELING. THE SEPARATE PV SYSTEM PERMIT MUST BE FINALED
PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY.
P R O J E C T
D I R E C T O R Y
G E N E R A L N O T E S & C E R T I F I C A T I O N S
ZONING REQUIREMENTS:
MINIMUM LOT SIZE: 7.5 ACRES
SETBACKS FOR MAIN RESIDENCE:
FRONT:30 FT.
SIDES: 20 FT.
REAR:25 FT.
MAXIMUM FLOOR AREA RATIO (F.A.R.):
6,000 SQ. FT. INCLUDING GARAGES EXCEEDING 400 SQ. FT.
JADU MAX. 500 SQ. FT. / TOTAL ADU ON PROPERTY 1,200 SQ. FT.
MAXIMUM HEIGHT: 25 FT. FOR MAIN RESIDENCE, 15 FT. FOR
SECONDARY DWELLING UNIT OR STRUCTURE
BUILDING CODE INFORMATION :
OCCUPANCY TYPE:R-3 / U
CONSTRUCTION TYPE: V-B
STORIES:TWO-STORY
TOTAL NEW FLOOR AREA: 6,460 (SQ. FT.)
FLOOR AREA CALCULATIONS:
MAIN FLOOR AREA: 3,200 SQ. FT.
UPPER FLOOR AREA: 2,350
TOTAL:5,550 SQ. FT.
GARAGE AREA: 850
TOTAL:6,400 SQ. FT.
GARAGE REDUCTION: (400 SQ. FT.)
FLOOR AREA MAX. NET: 6,000 SQ. FT.
JUNIOR ADU: 460 SQ. FT.
NOTE:
THIS RESIDENCE WILL COMPLY WITH THE TOWN’S ALL ELECTRIC
APPLIANCE, ELECTRIC VEHICLE AND ENERGY STORAGE SYSTEM
REQUIREMENTS IN ACCORDANCE WITH TOWN CODE SECTION
6.70.020 AND 6.120.020.
F R O N T S T R E E T V I E W R E N D E R I N G
ARCHITECTURAL DESIGN REVIEW SET :
CS-1 COVER SHEET
A1-0 PROPOSED OVERALL SITE PLAN
A1-1 PROPOSED ENLARGED SITE PLAN
A1-2 NEIGHBORHOOD AREA PLAN
A1-3 STREETSCAPE ILLUSTRATIONS
A1-4 SHADOW STUDY DIAGRAM
A1-5 SHADOW STUDY DIAGRAM
A1-6 SHADOW STUDY DIAGRAM
A1-7 SHADOW STUDY DIAGRAM
A1-8 SHADOW STUDY DIAGRAM
A1-9 SHADOW STUDY DIAGRAM
A2-1 DEMOLITION SITE PLAN
A3-1 PROPOSED MAIN FLOOR PLAN
A3-2 PROPOSED UPPER FLOOR PLAN
A4-1 PROPOSED ROOF PLAN
A5-1 PROPOSED EXTERIOR ELEVATIONS
A5-2 PROPOSED EXTERIOR ELEVATIONS
A5-3 DESIGN REVIEW COMPLIANCE
A5-4 PROPOSED EXTERIOR PERSPECTIVES
A6-1 BUILDING SECTIONS
A6-2 BUILDING SECTIONS
A8-1 ARCHITECTURAL DETAILS
CIVIL :
C-1 TITLE SHEET
C-2 EXISTING CONDITIONS & DEMOLITION PLAN
C-3 SITE PLAN
C-4 GRADING & DRAINAGE PLAN
C-5 UTILITY PLAN - PARCEL
C-6 DETAILS & SECTIONS
C-7 EROSION CONTROL PLAN & TREE PROTECTION DETAILS
C-8 BLUEPRINT FOR A CLEAN BAY
LANDSCAPE :
L1.0 LOT 1 - AND LOT 2 OVERALL SITE PLAN
L1.1 LOT 1 - PRELIMINARY LANDSCAPE PLAN
L2.0 SECTIONS
L3.0 TREE PLAN
L3.1 LOT 1 - TREE TABLES
L4.0 LOT 1 - PLANTING PLAN
OWNER / DEVELOPER:
16484 S. KENNEDY, LLC
JUSTIN REILLY
2267 GUNDERSON DRIVE
SAN JOSE, CA 95125
EMAIL: justin.reilly@colliers.com
ARCHITECT:
ROBIN MCCARTHY, AIA, CGBP
ARCHITECT CA. LIC. C29767
1155 MERIDIAN AVE., SUITE 207
SAN JOSE, CA 95125
(408) 859-8723
EMAIL: robin@archstudioinc.com
LANDSCAPE ARCHITECT
DAVID FOX LANDSCAPE ARCHITECTURE
(408) 761-0212
ARBORIST:
KATHERINE NAEGELE
CONSULTING ARBORIST
AESCULUS ARBORICULTURAL
CONSULTING, LLC.
PH. (650) 209-0631
GEOTECHNICAL ENGINEER:
C2EARTH, INC.
750 CAMDEN AVENUE, SUITE A
CAMPBELL, CA 95008
PH. (408) 866-5436
EMAIN: C2@C2EARTH.COM
CIVIL ENGINEER &
LAND SURVEYOR:
VELIMIR SULIĆ
SENIOR PROJECT MANAGER
PEOPLES ASSOCIATES
1150 CAMPBELL AVENUE
SAN JOSE, CA 95126
office: (408) 520-2552
cell: (408) 966-0165
S P E C I A L N O T E S
1. THIS PROPERTY LOT LOCATED AT 16484 S. KENNEDY ROAD, LOS
GATOS, CA HAS AN APPROVED 2-LOT LOT LINE ADJUSTMENT
APPLICATION AT TOWN OF LOS GATOS FILE NO. M-20-006 DATED
NOVEMBER 10, 2020.
2. PER A CONDITION OF THE LOT LINE ADJUSTMENT APPROVAL, THE
EXISTING STRUCTURES MUST BE DEMOLISHED PRIOR TO THE
RECORDATION OF THE LOT LINE ADJUSTMENT.
3. AN APPLICATION FOR ARCHITECTURAL AND SITE APPROVAL AND
BUILDING PERMIT FOR THE NEW RESIDENCE MUST BE OBTAINED PRIOR
TO DEMOLITION OF EXISTING STRUCTURES ON LOT.
4. ALL GRADING SHALL BE DONE IN ACCORDANCE WITH THE
GEOTECHNICAL INVESTIGATION REPORT PREPARED FOR THIS SITE BY:
C2EARTH, INC. DATED FEBRUARY 2021.
5. SEE ARBORIST REPORT BY AESCULUS ARBORICULTURAL CONSULTING
ON 9/1/2021.
3. STRUCTURAL ENGINEER SHALL FIELD INSPECT FOUNDATION
FOOTINGS AND WALLS PRIOR TO CONCRETE POUR AND ALL
SHEAR WALLS, HOLD-DOWNS AND FRAMING.
4. ALL TELEPHONE, ELECTRIC WIRES, AND OTHER SUCH SERVICE
FACILITIES TO NEW CONSTRUCTION SHALL MEET CITY
REQUIREMENTS.
5. ANY OMISSION, CONFLICT, OR AMBIGUITY FOUND IN THESE
CONSTRUCTION DOCUMENTS SHALL BE BROUGHT TO THE
ATTENTION OF THE ARCHITECT BEFORE PROCEEDING WITH THE
WORK.
6. ALL EQUIPMENT SHALL BE LISTED BY THE APPROVED LISTING
AGENCY AND INSTALLED PER MANUFACTURER
SPECIFICATIONS.
7. "HERS" VERIFICATION REQUIRED FOR THE HVAC HEATING &
COOLING, DISTRIBUTION, AND FAN SYSTEMS. PROVIDE
EVIDENCE OF 3RD PARTY VERIFICATION (HERS) TO BUILDING
INSPECTOR PRIOR TO FINAL INSPECTION.
1. PROVIDE THE HOMEOWNER WITH A LUMINAIRE SCHEDULE
THAT INCLUDES A LIST OF LEMAPS INSTALLED IN THE
LUMINAIRES.
2. THE COMPLETED CF2R-LTG-01-E FORM MUST BE PROVIDED
TO THE CITY BUILDING INSPECTOR PRIOR TO FINAL
INSPECTION.
3. ALL ADHESIVES, SEALANTS, CAULKS, PAINTS COATINGS,
AND AEROSOL PAINT CONTAINERS MUST REMAIN ON THE
SITE FOR FIELD VERIFICATION BY THE BUILDING INSPECTOR
4. PRIOR TO FINAL INSPECTION, A LETTER SIGNED BY THE
GENERAL CONTRACTOR OR THE OWNER/BUILDER MUST BE
PROVIDED TO THE CITY BUILDING OFFICIAL CERTIFYING
THAT ALL ADHESIVES, SEALANTS, CAULKS, PAINTS,
COATINGS AEROSOL PAINTS AND AEROSOL COATINGS,
CARPET SYSTEMS RESILIENT FLOORING SYSTEMS AND
COMPOSITE WOOD PRODUCTS INSTALLED ONT HIS
PROJECT ARE WITHIN THE EMISSION LIMITS SPECIFIED IN
CGBSC SECTION 4.504.
2
2
EXHIBIT 14
PROPERTY LINE
ADJACENT PROPERTY LINE
CENTERLINE
NEW LOT LINE
MAJOR CONTOUR
MINOR CONTOUR
570
RIGHT-OF-WAY LINE
LEGEND
EXISTING STRUCTURES
R.O.S. BOOK 75 MAPS PG. 20
R.O.S. BOOK 330 MAPS PG. 3 R.O.S. BOOK 35 MAPS PG. 31
A.P.N. 532-20-002
A.P.N. 532-20-011 A.P.N. 532-20-004
A.P.N. 532-20-001
ELIMINATED LOT LINE
NEW LOT LINE
NEW PARCEL 1
BUILDING SETBACK LINE
465.5
9
3-CAR GARAGE
F.F. 458.0
PAD 457.0
F.F. MAIN LEVEL 458.0
NEW 2-STORY RESIDENCE
PAD 455.0 457.9 LEVEL3.5%1.5%456.38
457.30
2.0%46415%
6%457COVERED PATIO
457.5457.31%
1%455.8T.
W
.
4
5
9
.
7
B.
W
.
4
5
7
.
3 T.W. 461.0
B.W. 457.9457.9457.8A
AA
A
COVERED PORCHINTERLOCKING BLOCK
RETAINING WALL
30' B.S.L.20' B.S.L.20' B.S.L.R=10'R=
1
0
'
16' WID
E
D
RI
V
E
W
A
Y
R=5'
R=5
'
9', TYP.18', TYP.PATIO
SOUTH KENNEDY ROAD20' MIN.16'457.9
457.8
VEGETATED SWALE
VEGETATED SWALE 457.0457.10
13%4624602.
0
%457.4457.4457.445
7
.
4
4584
5
8
.
5
2.0%TOE FILL
10%
T.
W
.
4
6
2
.
2
B.
W
.
4
6
1
.
0
T.W. 459.0B.W. 455.95'3'MIN.457.5R=40'
R=56'
458
T
.W
.
4
6
2
.
3
B
.W
.
4
5
8
.
5
F.F. 458.5 2%2%458.0
T.W. 4
6
0
.
2
B.W. 4
5
7
.
27'T
.W
.
4
6
1
.
2
B
.W
.
4
5
8
.
0457.18'X4' TRASH ENCLOSURE
PERVIOUS PAVERS
25' SETBACK
SEE GEOTECH. REP
O
R
T
PARKING
PAVERS
10'
B
B
NEW 1.5" W.M.EX. 12" WATER MAINNEW 2" P.V.C. WATER SERVICE
C.T.
90'-4" P.V.C. S.S. LAT. S=8%
NEW S.S.C.O.NEW S.S. LAT.NEW S.S.C.O.
R
I
M
4
5
6
.
0
I
N
V
.
4
5
1
.
5
R
I
M
4
5
0
.
3
I
N
V
.
4
4
4
.
3
58'-4" P.V.C. S.S. LAT. S=4%
INTERLOCKING BLOCK
RETAINING WALL
INTERIOR
RETAINING
WALL
457VEGETATED SWALEF.L. 450.5 LEVELT.W.
4
6
0
.
5
B.W.
4
5
7
.
8 T.W
.
461
.1B.W
.
458
.5
TOP OF CUT
NEW WATER
SERVICE EX. 6" ABS S.S. MAINWATER LEVEL 455.3VANISHING EDGE POOL455.8T.W. 455.8
455.8
455.5
454.5
456.8
SPAW.L.T.W. 452.0WATER LEVEL 451.545
2
.
9
SYNTHETIC TURF 455.0456.9455.045
5
.
8455.7456.6
456.5
GRAVEL WALKWAY
457.3455T.W. 457.0
454.0CONC. CURB451.
9
453.
0
RIM 455.5SLOTTED DRAIN1%
1%
1%1%
STONE PAVERS
ON SAND
455.9456457.7456.0T.W. 458.4T.W. 458.4
1%1%
457.3
455.7
455
454
451.
0
455.8456GEOLOGICAL CONS
T
R
A
I
N
T
S
LRDA
LESS THAN 7% AVE
R
A
G
E
S
L
O
P
E457TOE OF FILL
TOE OF FILL
45
5
.
8455.75:1
0.00°
R.O.S. BOOK 330 MAPS PG. 3
A.P.N. 532-20-011LOS CERRITOS DRIVEPARCEL 2
LRDA
LESS THAN
30% AVERAGE
SLOPE
AVERAGE SLOPE
30% OR GREATER
NEW PARCEL 2
46,107 S.F. (NET)
3-CAR GARAGE
F.F. 463.0
PAD 461.5
F.F. MAIN LEVEL 462.5
NEW 2-STORY RESIDENCE
PAD 459.5
462.4 LEVEL
461.56
463.00463.004%1.5%1.5%8%
47
1
.
7
8
T.W. 466.
0 463.50
T
.W
.
4
6
6
.
0
B
.W
.
4
6
2
.
5
B.W. 462.
2
T.
W
.
4
6
6
.
0
B.
W
.
4
6
2
.
9
462.0461.8COVERED PATIO
1%
1%458.615%
AA20' B.S.L.20' B.S.L.30' B.S.L.
9', TYP.18', TYP.3'MIN.INTERLOCKING BLOCK
RETAINING WALL
R=
6
'R=8'R=80'
R=96'
16' WIDE DR
I
V
E
W
A
Y
20' MIN.
R=
5
'
R=5'15.5'LANDINGPATIO
LANDING
COVERED PORCHT.W
.
4
6
7
.
0
B.W
.
4
6
6
.
0
10'
M
IN
.CLEART.W. 4
6
6.3
B.W. 462.4
462.0
462.0
461.9 462.4462.3VEGETATED SWALEVEGETATED SWALE46
2
.
0
47046846646413%462.0462.0462.0
T
.W
.
4
6
2
.
2
B
.W
.
4
6
0
.
7 462459462.0
TOP OF CUT
TOE OF FILL
25' SETBACK
SEE GEOTECH. REP
O
R
T
F.F. 462.5
2%2%462.5
462.08'X4' TRASH ENCLOSURE
458.61%1%F.L. 453.0 LEVELSTORAGE
463.5
T
.W
.
4
6
7
.
3B.W
.
4
6
3
.
5
MOTOR COURT
PARKING
NEW 1.5" W.M.EX. 12" WATER MAINNEW 2" P.V
.
C
.
W
A
T
E
R
S
E
R
V
I
C
E
C.T.
NEW S.S. LAT.EX. S.S. LAT.
FIELD VERIFY INV. & LOCATION
NEW S.S.C.O.
B
B
INTERLOCKING BLOCK
RETAINING WALL
INTERIOR
RETAINING
WALL
VEGETATED SWALE
LANDINGNEW WATER
SERVICE
RETIRE WATER
SERVICEVEGETATED SWALEF.L. 453.0 LEVELWATER LEVEL 454.9VANISHING EDGE POOLW.L.SPA
456.4 455.3458.3455.4T.W. 455.4
T.W. 455.4
GEOLOGICAL CONST
R
A
I
N
T
S
LRDA
LESS THAN 8% AVE
R
A
G
E
S
L
O
P
E
461.6
461.5
GRAVEL WALKWAY
461.5459.0458.6
461.8458.7T.W. 461.81%
1%458.4T.W. 457.4T.W. 457.4458.43:1
3:1
SLOTTED DRAIN1%
1%T.W. 452.8WATER LEVEL 452.3T.W. 461.8461.9460.9461.5458.6
SWAL
E
TOE OF FI
L
L
455.2SW
A
L
E
TOE OF
F
I
L
L 455.2TOE
O
F
F
I
L
L
455
455
458
STONE PAVERS
ON SAND
461
TOE OF FILL
2:1
459.1459.9
460.5459.0 460
.
0
459.5
458.5 SYNTHETIC TURF
461.9T.W. 457.4B.W. 455.8455.3
PERVIOUS PAVERS
(UNDER SEPARATE PERMIT)
SEE LANDSCAPE PLANS
FOR ADDITIONAL INFO.
PROPOSED ARBOR
15FT. MAX. HEIGHT
ALLOWED
5FT. MIN.
CLEARANC
E
REQ.2'23
21
19
18
1
2
3
20
22
24
25
28
29
32
15
9
8 7
10
12
14
16
19
17
18
20
13
11
23
2 31
32
34
21
22
26
27
25
23
29
31
28
10'
P R O P O S E D O V E R A L L S I T E P L A N
ALL DRAWINGS AND WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.AND MAY NOT BE DUPLICATED WITHOUT THEWRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
1' = 20'
A1-0
PROPOSED
OVERALL
SITE PLAN
DESIGN REVIEW SET
SUBMITTALS:
Date Description
09-02-21 N E W 2 - S T O R Y R E S I D E N C E F O R :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A D L O S G A T O S , C A 9 5 0 3 0PLAN CHK. COMMENTS12-10-21 1
PLAN CHK. COMMENTS2-23-22 2
DATE
RENEWAL
No. C29767
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
LICENSE D ARCHI
TE
CTROBIN A.MCCA
RT
HYST
A
TE
OF CA L IFO RNIA1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
9 - 30 - 23
DATE:
09-02-21
00 20'40'
NEW PARCEL 1
465.5
9
3-CAR GARAGE
F.F. 458.0
PAD 457.0
F.F. MAIN LEVEL 458.0
NEW 2-STORY RESIDENCE
PAD 455.0 457.9 LEVEL3.5%1.5%456.38
457.30
2.0%46415%
6%457COVERED PATIO
457.5457.31%
1%455.8T.
W
.
4
5
9
.
7
B.
W
.
4
5
7
.
3 T.W. 461.0
B.W. 457.9457.9457.8A
A
COVERED PORCHINTERLOCKING BLOCK
RETAINING WALL
30' B.S.L.20' B.S.L.20' B.S.L.R=10'R=
1
0
'
16' WID
E
D
RI
V
E
W
A
Y
R=5'
R=5
'
9', TYP.18', TYP.PATIO
20' MIN.16'457.9
457.8
VEGETATED SWALE
VEGETATED SWALE 457.0457.10
13%4624602.
0
%457.4457.4457.445
7
.
4
4584
5
8
.
5
2.0%TOE FILL
10%
T.
W
.
4
6
2
.
2
B.
W
.
4
6
1
.
0
T.W. 459.0B.W. 455.95'3'MIN.457.5R=40'
R=56'
458
T
.W
.
4
6
2
.
3
B
.W
.
4
5
8
.
5
F.F. 458.5 2%2%458.0
T.W. 4
6
0
.
2
B.W. 4
5
7
.
27'T
.W
.
4
6
1
.
2
B
.W
.
4
5
8
.
0457.18'X4' TRASH ENCLOSURE
PERVIOUS PAVERS
25' SETBACK
SEE GEOTECH. RE
P
O
R
T
PARKING
PAVERS
10'
B
B
NEW 1.5" W.M.EX. 12" WATER MAINNEW 2" P.V.C. WATER SERVICE
C.T.
90'-4" P.V.C. S.S. LAT. S=8%
NEW S.S.C.O.NEW S.S. LAT.NEW S.S.C.O.
R
I
M
4
5
6
.
0
I
N
V
.
4
5
1
.
5
R
I
M
4
5
0
.
3
I
N
V
.
4
4
4
.
3
58'-4" P.V.C. S.S. LAT. S=4%
INTERLOCKING BLOCK
RETAINING WALL
INTERIOR
RETAINING
WALL
457VEGETATED SWALEF.L. 450.5 LEVELT.W.
4
6
0
.
5
B.W.
4
5
7
.
8 T.W
.
461
.1B.W
.
458
.5
TOP OF CUT
NEW WATER
SERVICE EX. 6" ABS S.S. MAINWATER LEVEL 455.3VANISHING EDGE POOL455.8T.W. 455.8
455.8
455.5
454.5
456.8
SPAW.L.T.W. 452.0WATER LEVEL 451.545
2
.
9
SYNTHETIC TURF 455.0456.9455.045
5
.
8455.7456.6
456.5
GRAVEL WALKWAY
457.3455T.W. 457.0
454.0CONC. CURB451
.
9
453
.
0
RIM 455.5SLOTTED DRAIN1%
1%
1%1%
STONE PAVERS
ON SAND
455.9456457.7456.0T.W. 458.
4
T.W. 458.
4
1%1%
457.3
455.7
455
454
451
.
0
455.8456GEOLOGICAL CONS
T
R
A
I
N
T
S457TOE OF FILL
TOE OF FILL
45
5
.
8455.75:1
0.00°
461.56
463.00463.004%
8%
47
1
.
7
8463.50
1%
15%
A 20' B.S.L.9', TYP.18', TYP.3'MIN.R=
6
'
R=96'
16' WIDE DR
I
V
E
W
A
Y
R=5'15.5'LANDING
46
2
.
0
47046846613%
462.0
462459462.0
TOP OF CU
T
TOE OF FIL
L
8'X4' TRASH ENCLOSURE PARKING
NEW 1.5" W.M.EX. 12" WATER MAINNEW 2" P.V
.
C
.
W
A
T
E
R
S
E
R
V
I
C
E
NEW S.S. LAT.EX. S.S. LAT.
NEW S.S.C.O.
B
VEGETATED SWALE
NEW WATER
SERVICE
VEGETATED SWALEF.L. 453.0 LEVEL461.6
461.5
GRAVEL WALKWAY
461.5459.0458.6
SW
A
L
E
TOE OF
F
I
L
L 455.2TOE
O
F
F
I
L
L
458
461
TOE OF FILL
2:1
455.3
SEE LANDSCAPE PLANS
FOR ADDITIONAL INFO.
PROPOSED ARBOR
15FT. MAX. HEIGHT
ALLOWED
5FT. MIN.
CLEARANC
E
REQ.2'24
25
15
9
8 7
10
12
14
16
19
17
18
20
13
11
23
2 31
32
34
21
22
26
27
25
23
29
31
28
10'
FIREPLACE
42 IN. HIGH
P A R T I A L P R O P O S E D S I T E P L A N
ALL DRAWINGS AND WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.AND MAY NOT BE DUPLICATED WITHOUT THEWRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
1' = 10'
A1-1
PARTIAL
PROPOSED
SITE PLAN
DESIGN REVIEW SET
SUBMITTALS:
Date Description
09-02-21 N E W 2 - S T O R Y R E S I D E N C E F O R :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A D L O S G A T O S , C A 9 5 0 3 0PLAN CHK. COMMENTS12-10-21 1
PLAN CHK. COMMENTS2-23-22 2
DATE
RENEWAL
No. C29767
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
LICENSE D ARCHI
TE
CTROBIN A.MCCA
RT
HYST
A
TE
OF CA L IFO RNIA1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
9 - 30 - 23
DATE:
09-02-21
00 20'40'
S I T E P L A N G E N E R A L N O T E S :
1. CALL BEFORE YOU DIG! CONTACT UNDERGROUND SERVICE
ALERT (USA) AT 1-800-227-2600 AT LEAST 2 WORKING DAYS BEFORE
EXCAVATING.
2. BEFORE ANY EXCAVATION, COORDINATE LOCATION OF ALL
EXISTING SITE UTILITIES.
3. EXCAVATION, FILLS, AND UTILITIES FOR ALL BUILDINGS OR
STRUCTURES SHALL BE SO CONSTRUCTED OR PROTECTED THAT THEY
DO NOT ENDANGER LIFE OR PROPERTY.
4. CONTRACTOR SHALL PROTECT ALL EXISTING TREES TO REMAIN
DURING EXCAVATION AND CONSTRUCTION, U.O.N.
5. FOR ALL FINISH GRADES, SEE GRADING AND DRAINAGE PLANS
PREPARED BY CIVIL ENGINEER.
6. FOR ALL EXTERIOR HARD SURFACES, SEE GRADING AND
DRAINAGE PLANS PREPARED BY CIVIL ENGINEER.
7. LOT GRADING SHALL CONFORM AT THE PROPERTY LINES AND
SHALL NOT SLOPE TOWARD PROPERTY LINES IN A MANNER WHICH
WOULD CAUSE STORM WATER TO FLOW ONTO NEIGHBORING
PROPERTY. HISTORIC DRAINAGE PATTERNS SHALL NOT BE ALTERED
IN A MANNER TO CAUSE DRAINAGE PROBLEMS TO NEIGHBORING
PROPERTY.
8. FOR ALL NEW RAINWATER DOWNSPOUTS, SEE GRADING AND
DRAINAGE PLANS PREPARED BY CIVIL ENGINEER.
9. IMPLEMENTATION OF "BEST MANAGEMENT PRACTICES" SHALL
BE USED TO PROTECT STORM QUALITY AND PREVENT POLLUTANTS
ENTERING THE PUBLIC STORM DRAIN. FAILURE TO IMPLEMENT AND
COMPLY WITH THE APPROVED CONSTRUCTION "BEST
MANAGEMENT PRACTICES" WILL RESULT IN THE ISSUANCE OF
CORRECTION NOTICES, CITATIONS, OR STOP ORDERS.
10. PROVIDE EXPANSION AND CONTROL JOINTS IN ALL EXTERIOR
CONCRETE SLABS. SPACING OF JOINTS SHALL BE PER INDUSTRY
STANDARDS.
11. TRENCHES SHALL BE LOCATED OUTSIDE OF THE DRIP LINES OF
EXISTING TREES IN ORDER TO MINIMIZE NEGATIVE IMPACTS.
12. SEE COVER SHEET, FLOOR PLAN, AND BEST PRACTICES
MANAGEMENT SHEET FOR ADDITIONAL PROJECT INFORMATION.
13. NATURAL GRADE AND VEGETATION SHALL BE RETAINED TO THE
MAXIMUM EXTENT PRACTICABLE.
14. SEE SOILS REPORT PREPARED BY GEOTECHNICAL ENGINEER FOR
ADDITIONAL INFORMATION.
L A N D S C A P E G E N E R A L N O T E S :
LANDSCAPE IRRIGATION:
1. ALL LANDSCAPED AREAS SHALL BE PROVIDED WITH A
PERMANENT IRRIGATION SYSTEM FOR ALL USES. IRRIGATION
SYSTEMS SHALL BE DESIGNED AND MAINTAINED TO PREVENT WATER
WASTE (E.G. RUNOFF OR OVER-SPRAY). IRRIGATION CONTROLLERS
SHALL BE CAPABLE OF MULTIPLE PROGRAMMING AND
INCORPORATE SENSORS TO OVERRIDE THE CALL FOR WATER
DURING RAIN OR IF THE SOIL IS STILL MOIST. IRRIGATION
CONTROLLERS AND BACK-FLOW DEVICES SHALL BE SCREENED
FROM PUBLIC VIEW. IRRIGATION SHALL ONLY OCCUR BETWEEN 8
P.M. AND 10 A.M.
PLANTING, SOIL MANAGEMENT AND WATER FEATURES:
1. PLANT SELECTION AND INSTALLATION MUST BE DONE IN
ACCORDANCE WITH ACCEPTED HORTICULTURAL INDUSTRY
PRACTICES. SEE LANDSCAPING PLANS.
3. TALL FESCUE OR SIMILAR TURF REQUIRING LESS WATER MUST
BE USED FOR TURF TURF MUST NOT BE PLANTED ON SLOPES GREATER
THAN 10%.
4. A MINIMUM 2-IN. LAYER OF MULCH SHALL BE APPLIED ON ALL
EXPOSED SOIL.
5. SOIL AMENDMENTS (I.E. USE OF COMPOST) AND STRUCTURED
SOIL SHALL BE INCORPORATED BASED ON WHAT IS APPROPRIATE
FOR SELECTED PLANTS.
6. WATER FEATURES (I.E. FOUNTAINS) MUST HAVE A RECIRCULATING
WATER SYSTEM AND USE RECYCLED WATER IF AVAILABLE. COVERS
ARE STRONGLY RECOMMENDED FOR POOLS AND SPAS.
SITE DRAINAGE:
1. SITE DRAINAGE SHALL NOT BE DIRECTED ACROSS ANY PROPERTY
LINES.
PLANT MATERIAL:
1. SEE LANDSCAPE PLANS.
15. THE BUILDING SHALL HAVE THE ADDRESS AND BUILDING
NUMBER IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND
LEGIBLE FROM THE STREET FRONTING THE PROPERTY AS REQUIRED BY
CBC.
16. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR
OBTAINING AND PAYING FOR AN ENCROACHMENT PERMIT FOR
ALL WORK PERFORMED IN THE PUBLIC RIGHT-OF-WAY.
17. ALL CONSTRUCTION AND RELATED ACTIVITIES SHALL BE
ALLOWED ONLY DURING THE HOURS OR 8:00AM TO 5:00PM
MONDAY THROUGH FRIDAY, AND 10:00AM TO 5:00PM ON
SATURDAY. NO CONSTRUCTION ACTIVITY OR RELATED ACTIVITIES
SHALL BE ALLOWED OUTSIDE OF THE AFOREMENTIONED HOURS OR
ON SUNDAYS AND THE FOLLOWING HOLIDAYS: NEW YEARS DAY,
4TH OF JULY, LABOR DAY, THANKSGIVING AND CHRISTMAS DAY.
NOTE: SEE CIVIL ENGINEERING DRAWINGS
& LANDSCAPE PLANS FOR ADDITIONALINFORMATION.
1
2
2
NEW PARCEL 2
NEW PARCEL 1
17151 17115171111710516420165001644016520BRIDGE
PROPOSED TWO-STORY
RESIDENCE
EXISTING TWO-STORY
RESIDENCE
EXISTING ONE-STORY
RESIDENCE
SOUTH KENNEDY ROAD16520
SOUTH KENNEDY R
OAD
S.
K
E
N
N
E
D
Y
RO
A
D
PHILLIPS AVENUE16500
16484
PARCEL 1
16440 1646016460
16420
PHILLIPS
AVE.
17111
17105
17115
17151LOS CERRITOS DRIVELOS CERRITOS DRIVEPHILLIPS AVENU
E
5 BEDROOMS
5 BATHS
5,799 S.F. LIVING SPACE
1.61 ACRES
3 BEDROOMS
3 BATHS
1,726 S.F. LIVING SPACE
1.13 ACRES
5 BEDROOMS
5 BATHS
7,313 S.F. LIVING SPACE
1.0 ACRES
4 BEDROOMS
3.5 BATHS
5,700 S.F. LIVING SPACE
1.49 ACRES
5 BEDROOMS
5 BATHS
5,000 S.F. LIVING SPACE
1.5 ACRES
5 BEDROOMS
4 BATHS
3,121 S.F. LIVING SPACE
1.0 ACRES
16515
16505
16491
16481
16461
16421
16411
16301
4 BEDROOMS
3 BATHS
3,700 S.F. LIVING SPACE
1.74 ACRES
4 BEDROOMS
2.5 BATHS
3,182 S.F. LIVING SPACE
0.73 ACRES
4 BEDROOMS
3 BATHS
2,706 S.F. LIVING SPACE
1.15 ACRES
6 BEDROOMS
5 BATHS
4,590 S.F. LIVING SPACE
1.15 ACRES
4 BEDROOMS
4 BATHS
4,496 S.F. LIVING SPACE
1.19 ACRES
6 BEDROOMS
5.5 BATHS
5,268 S.F. LIVING SPACE
4.41 ACRES
4 BEDROOMS
4 BATHS
3,619 S.F. LIVING SPACE
0.92 ACRES
2.43 ACRES
6 BEDROOMS
4 BATHS
4,300 S.F. LIVING SPACE
1.24 ACRES
5 BEDROOMS
3 BATHS
2,624 S.F. LIVING SPACE
1.12 ACRES
5 BEDROOMS
4 BATHS
4,789 S.F. LIVING SPACE
0.73 ACRES1648116491164611642116411164111650516484
PARCEL 2
PROPOSED MAIN RESIDENCE:
6 BEDROOMS
6-1/2 BATHS
5,500 S.F. LIVING SPACE
1.072 ACRES
JUNIOR ADU: 460 SF STUDIO+BATH
PROPOSED MAIN RESIDENCE:
(SEPARATE APPLICATION)
5 BEDROOMS
5-1/2 BATHS
5,465 S.F. LIVING SPACE
1.059 ACRES
N E I G H B O R H O O D A R E A P L A N
ALL DRAWINGS AND WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.AND MAY NOT BE DUPLICATED WITHOUT THEWRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
60' = 1'-0"
A1-2
NEIGHBORHOOD
AREA PLAN
DESIGN REVIEW SET
SUBMITTALS:
Date Description
9-02-21 N E W 2 - S T O R Y R E S I D E N C E F O R :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A D L O S G A T O S , C A 9 5 0 3 0PLAN CHK. COMMENTS12-10-21 1
PLAN CHK. COMMENTS2-23-22
DATE
RENEWAL
No. C29767
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
LICENSE D ARCHI
TE
CTROBIN A.MCCA
RT
HYST
A
T
E
OF CA L IFO RNIA1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
9 - 30 - 23
DATE:
09-02-21
00 50'100'
2
EX. ROADSOUTH KENNEDY ROAD
F.F. 458.0 B.S.L.PROP. LINE457.
5
457.
3
PAD 455.0
O.G.
NEW DRIVEWAY
O.G.
15%6%
13%
F.F. 469.0
CEILING 478.0
10%2%
CRAWLSPACE
DINING ROOMFAMILY ROOMCOVERED PORCH
GRAND BEDROOMBALCONY BEDROOM NO.4
CLOSETHALLWAY
25'-0"25'-0"EXISTING GRADE22'-212"ATTIC123
25 FT. MAX. HEIGHT
(E) DRIVEWAY
16440
16500
16520
STREET LINE STREET LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPARCEL 124'-9"13'-0"10'-0"9'-0"-1'-0" (FFE 457.0')
GARAGE FLOOR LINE
+ 14'- 0-5/8"
UPPER FLOOR LINE GARAGE
+ 13'- 0" (EL 471.0')
T.O. PLATE GARAGE
123
123
12324'-8 1/2"10'-0"9'-0"16500
STREET LINE STREET LINE
PROPERTY LINEPROPERTY LINEPARCEL 124'-9"13'-0"10'-0"9'-0"-1'-0" (FFE 457.0')
GARAGE FLOOR LINE
+ 14'- 0-5/8"
UPPER FLOOR LINE GARAGE
+ 13'- 0" (EL 471.0')
T.O. PLATE GARAGE
123
12
3
12324'-8 1/2"10'-0"9'-0"P R O P O S E D S T R E E T S C A P E I L L U S T R A T I O N S
ALL DRAWINGS AND WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.AND MAY NOT BE DUPLICATED WITHOUT THEWRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
SEE DRAWINGS
A1-3
PROPOSED
STREETSCAPE
& SITE SECTION
DESIGN REVIEW SET
SUBMITTALS:
Date Description
9-02-21 N E W 2 - S T O R Y R E S I D E N C E F O R :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A D L O S G A T O S , C A 9 5 0 3 0PLAN CHK. COMMENTS12-10-21 1
PLAN CHK. COMMENTS2-23-22
DATE
RENEWAL
No. C29767
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
LICENSE D ARCHI
TE
CTROBIN A.MCCA
RT
HYST
A
T
E
OF CA L IFO RNIA1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
9 - 30 - 23
DATE:
09-02-21
1 6 4 8 4
S. K E N N E D Y R O A D
P A R C E L 1
1 6 4 8 4
S. K E N N E D Y R O A D
P A R C E L 2
1 6 5 0 0
S. K E N N E D Y R O A D
1 6 5 2 0
S. K E N N E D Y R O A D
1 6 4 4 0
S. K E N N E D Y R O A D
S T R E E T S C A P E
1/16" = 1'-0"
S I T E C R O S S S E C T I O N
3/32" = 1'-0"
1 6 4 8 4
S. K E N N E D Y R O A D
P A R C E L 1
1 6 4 8 4
S. K E N N E D Y R O A D
P A R C E L 2
1 6 5 0 0
S. K E N N E D Y R O A D
S T R E E T S C A P E
1/8" = 1'-0"
1
1
2
PROPERTY LINE
ADJACENT PROPERTY LINE
CENTERLINE
MAJOR CONTOUR
MINOR CONTOUR
570
RIGHT-OF-WAY LINE
LEGEND
EXISTING STRUCTURES
R.O.S. BOOK 75 MAPS PG. 20
R.O.S. BOOK 330 MAPS PG. 3
R.O.S. BOOK 35 MAPS PG. 31
A.P.N. 532-20-002
A.P.N. 532-20-011
A.P.N. 532-20-004 SOUTH KENNEDY ROADLOS CERRITOS DRIVEA.P.N. 532-20-001
PROPOSED NEW LOT LINE
PROPOSED LOT LINE
PROPOSED LOT LINE
PARCEL 2
PARCEL 1
BUILDING SETBACK LINE
DEMOLITION & CLEARING AREA
GEOLOGICAL
CONSTRAINTSLRDA
LESS THAN
7% AVERAGE
SLOPE
LRDA
LESS THAN
30% AVERAGE
SLOPE
AVERAGE SLOPE
30% OR GREATER
STRUCTURES TO BE DEMOLISHED
RESIDENCE
GARAGE / WORK SHOP
1,969
1,016
SQ. FT.
SHED 79
FRONT PORCH 71
DECK 800
TOTAL 3,935
TREES TO BE
REMOVED
TREE TO BE
REMOVED
23
21
19
18
17 1
2
3
20
22
24
25
28
29
32
15
9
8 7
10
12
14
16
19
17
18
20
13
11
23
2 31
3233
34
21
22
24
26
27
25
23
29
31
28
39
38
30
40
S I T E D E M O L I T I O N P L A N
ALL DRAWINGS AND WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.AND MAY NOT BE DUPLICATED WITHOUT THEWRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
1' = 10'
A2-1
SITE
DEMOLITION
PLAN
DESIGN REVIEW SET
SUBMITTALS:
Date Description
09-02-21 N E W 2 - S T O R Y R E S I D E N C E F O R :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A D L O S G A T O S , C A 9 5 0 3 0PLAN CHK. COMMENTS12-10-21 1
PLAN CHK. COMMENTS2-23-22 2
DATE
RENEWAL
No. C29767
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
LICENSE D ARCHI
TE
CTROBIN A.MCCA
RT
HYST
A
TE
OF CA L IFO RNIA1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
9 - 30 - 23
DATE:
09-02-21
00 20'40'
1. CALL BEFORE YOU DIG! CONTACT UNDERGROUND SERVICE ALERT (USA) AT
1-800-227-2600 AT LEAST 2 WORKING DAYS BEFORE EXCAVATING.
2. ENTIRE EXISTING HOME AND SITE IMPROVEMENTS (INCLUDING BUT NOT LIMITED
TO CONCRETE WALKWAYS, PATIOS, DECKS, SHEDS, AND PLANTERS) SHALL BE
COMPLETELY DEMOLISHED AND REMOVED FROM SITE.
3. CONTRACTOR SHALL WORK WITH PG&E AS REQUIRED TO CAP OFF AND SECURE
EXISTING GAS LINES TO PROPERTY.
4. CONTRACTOR SHALL WORK WITH PG&E AS REQUIRED TO CAP OFF EXISTING
ELECTRICAL SERVICE TO BUILDING. SET UP NEW TEMPORARY POWER POLE AS
REQUIRED TO PROVIDE POWER DURING CONSTRUCTION.
5. CONTRACTOR TO SAFE OFF EXISTING WATER SERVICE AS REQUIRED TO UPGRADE
WATER SERVICE TO NEW HOME. PROVIDE TEMPORARY WATER ACCESS AT SITE AS
REQUIRED FOR USE DURING CONSTRUCTION.
6. STOCKPILING OF MATERIALS IS NOT ALLOWED ON SITE. ALL DEMOLITION
MATERIALS SHALL BE REMOVED FROM SITE PROMPTLY.
7. PER THE MOST CURRENT CALGREEN BUILDING CODE, THE GENERAL
CONTRACTOR SHALL SUBMIT A WASTE HANDLING PLAN AND RECYCLING DEBRIS
FOR THE FOLLOWING:
7.1. RECYCLE 100% OF ASPHALT AND CONCRETE;
7.2. RECYCLE UNIVERSAL WASTE PROPERLY;
7.3. RECYCLE 65% OF THE REMAINING MATERIALS GENERATED BY THE
7.4. PROJECT; AND
7.5. SEPARATE PLANT/TREE DEBRIS FROM OTHER MATERIAL, AND
7.6. COMPOST 100% OF PLANT DEBRIS.
8. ALL MATERIALS SHALL GO IN A CITY APPROVED DEBRIS BOX.
9. IF CONTRACTOR USES SELF-HAUL USING THEIR OWN EQUIPMENT AND
VEHICLES, THE CONTRACTOR SHALL BE RESPONSIBLE TO TAKE ALL MATERIALS
TO AN APPROVED RECYCLING FACILITY.
10. CONTRACTOR SHALL SAVE ALL RECEIPTS FOR SUBMITTAL WITH A FINAL
DIVERSION REPORT. FAILURE TO PROVIDE PROPER DOCUMENTATION MAY
RESULT IN A $1000/TON PENALTY FOR EACH TON NOT RECYCLED.
S I T E P L A N D E M O L I T I O N N O T E S
1
2450SC2450SC2450SC1680FX36801680FX2450SC2450SC2450SC3030SC3050SC
90100 O.H. GARAGE DOOR
4080SC4080SC1809028804650DC2450SC2450SC2450SC2450SC3030SC2056SC2056SC6080100802650SC2650SC2450SC308030808090778026802680
2680
6080
7780248026802880
79902040SC 4050DC 4050DC 2450SC
28802880
DN
UP
UP
35'-4"7'-034"10'-014"5'-812"25'-914"10'-8"
18'-10 1/2" COVERED PORCH 94'-7"
10'-1034"1'-612"2'-8"24'-0"66'-6"2'-0"2'-1034"9'-0"3'-014"7'-1012"2'-812"9'-0"14'-912"7'-014"3'-012"17'-112"4'-534"6'-11"4'-634"1'-612"
59'-512"
2'-8"1'-612"
3'-7"
4'-734"37'-512"
1'-1014"13'-334"23'-10"7'-1114"14'-11"60'-0"10'-6" OPEN PATIO2'-0"2'-7"4'-6"4'-214"4'-334"CHINA BUFFET
LIVING ROOMOFFICE
WALK-INCLOSET
BATH 1
BEDROOM 1
FOYER
PANTRY
KITCHEN
FAMILY ROOM
DINING ROOM
3-CAR GARAGE
COVEREDPORCH
COVERED PORCH BULT-IN CABINETSBREAKFASTNOOK BENCH & HOOKSMW
DRWR.
48" RANGE
D/W
10 FT. FLAT CLG.WINE
REF.
FRZ.
COL.
REF.
COL.
TALL DISHES
CABINET
COFFEE BAR
STORAGE UNDER
STAIR
10 FT. FLAT CLG.
10 FT. FLAT CLG.
10 FT. FLAT CLG.
10 FT. FLAT CLG.
10 FT. FLAT CLG.10 FT. FLAT CLG.10 FT. FLAT CLG.
PWDR.RM.
IT ROOM CLOSETMUD ROOM
OPEN PATIO
FIREPLACE
FIREPLACE
BAY WINDOWBAY WINDOWSTACK
WASH/
DRY
MAIN FLOOR
90100 O.H. GARAGE DOOR 90100 O.H. GARAGE DOOR
VAULTED CLG.
495 SQ. FT.12'-6" O.C.MAIN FLOOR AREA: 3,200 SQ. FT.
UPPER FLOOR AREA: 2,350
TOTAL:5,550 SQ. FT.
GARAGE AREA: 850
TOTAL:6,400 SQ. FT.
GARAGE REDUCTION: (400 SQ. FT.)
FLOOR AREA MAX. NET: 6,000 SQ. FT.
JUNIOR ADU:460 SQ. FT.
A
A6-1
DA6-2A
A6-1
B
A6-1
C
A6-1
C
A6-1
B
A6-1DA6-2F
A6-2
EA6-2EA6-2DN
DN
OPEN
PATIO
P R O P O S E D M A I N F L O O R P L A N
ALL DRAWINGS AND WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.AND MAY NOT BE DUPLICATED WITHOUT THEWRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
3/16" = 1'-0"
A3-1
DESIGN REVIEW SET
SUBMITTALS:
Date Description
9-02-21 N E W 2 - S T O R Y R E S I D E N C E F O R :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A D L O S G A T O S , C A 9 5 0 3 0PLAN CHK. COMMENTS12-10-21 1
PLAN CHK. COMMENTS2-23-22
DATE
RENEWAL
No. C29767
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
LICENSE D ARCHI
TE
CTROBIN A.MCCA
RT
HYST
A
T
E
OF CA L IFO RNIA1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
9 - 30 - 23
PROPOSED
MAIN FLOOR
PLAN
DATE:
09-02-21
FLOOR PLAN NOTES:
1. SEE GENERAL NOTES ON SHEET GN-1 FOR SPECIFIC CODE INFORMATION RELATED
TO THIS FLOOR PLAN.
2
DN
DN
26802680
80802646SC2646SC
4680
268028802880288026805050DC
2626SC 2626SC
3030AW3030AW2640SC2640SC5050DC2456SC2456SC3676FX3676FX2626SC120802880
5046DC
2680268050802450SC2450SC2450SC2680
2450SC2450SC2450SC2646SC7080288026802680
2020FX2020FX2020FX2020FX2680 3636FX2626SC
2626SC2680
2626SC
4020LS2020FX2020FX
6'-1034"13'-812"5'-9"8'-0"1'-11"8'-014"2'-412"
46'-734"
6'-1"
1'-612"2'-1112"
2'-10"
1'-612"5'-312"1'-3"3'-834"10'-634"4'-4"14'-534"8'-434"14'-11"57'-8"3'-314"13'-514"5'-4"5'-412"5'-6"5'-412"3'-412"6'-11"4'-634"1'-612"
51'-434"
5'-312"1'-612"
8'-8"1'-0"1'-014"6'-434"6'-214"6'-112"6'-114"5'-1034"6'-9"
29'-4"6'-0"7'-234"
42'-634"
37'-514"13'-1"3'-7"16'-8"4'-912"14'-514"2'-414"21'-7"12'-9"7'-612"37'-412"2'-1034"9'-0"3'-014"7'-1012"9'-0"2'-1012"BEDROOM 3
BEDROOM 4
BEDROOM 5
GRANDBATH
BALCONY
GRANDCLOSET
LAUNDRY
BATH3
BATH2
GRAND BDRM
BEDROOM 2
LINEN
CABINETS BATH 4
9FT. FLAT CLG.
9FT. FLAT CLG.
9FT. FLAT CLG.
VAULTED CLG.CLOSET9FT. FLAT CLG.
9FT. FLAT CLG.JUNIOR ADU
VAULTED CLG.
WALK-INCLOSET
WALK-INCLOSET
BATH 5
WALK-INCLOSET
WATER
CLOSET
LINENBENCHOPEN SH.
LINEN
CAB.
9FT. FLAT CLG.
SKY-
LIGHT
SKY-
LIGHT
SKY-
LIGHT
BATH
WET BAR
48" HT. SOLID GUARD RAIL
COLUMN BELOW, TYP.
LOWER ROOF
LOWER ROOF
LOWER ROOF
LOWER ROOF
LOWER
ROOF BAY WINDOWBAY WINDOWSOAKER
TUB 2'-812"MAIN FLOOR OUTLINE
A
A6-1
DA6-2A
A6-1
B
A6-1
C
A6-1
C
A6-1
B
A6-1DA6-2F
A6-2EA6-2EA6-2CANTILEVER
BAY WINDOW1'-8"8'-0"
5046DC 5046DC
30802646SC2646SC
4036DC1'-1012"2'-912"9'-0"2'-734"P R O P O S E D U P P E R F L O O R P L A N
ALL DRAWINGS AND WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.AND MAY NOT BE DUPLICATED WITHOUT THEWRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
3/16" = 1'-0"
A3-2
DESIGN REVIEW SET
SUBMITTALS:
Date Description
9-02-21 N E W 2 - S T O R Y R E S I D E N C E F O R :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A D L O S G A T O S , C A 9 5 0 3 0PLAN CHK. COMMENTS12-10-21 1
PLAN CHK. COMMENTS2-23-22
DATE
RENEWAL
No. C29767
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
LICENSE D ARCHI
TE
CTROBIN A.MCCA
RT
HYST
A
T
E
OF CA L IFO RNIA1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
9 - 30 - 23
PROPOSED
UPPER FLOOR
PLAN
DATE:
09-02-21
FLOOR PLAN NOTES:
1. SEE GENERAL NOTES ON SHEET GN-1 FOR SPECIFIC CODE INFORMATION RELATED
TO THIS FLOOR PLAN.
2
2
CHIMNEY
BALCONY
LOWER ROOF
LOWER ROOF
LOWER ROOF
SKYLIGHT
LOWER
ROOF
LOWER ROOF
COLUMN BELOW, TYP.
UPPER FLOOR OUTLINE
MAIN FLOOR OUTLINE
STANDING SEAM METAL ROOF
STANDING SEAM METAL ROOF
COLUMN BELOW, TYP.
STANDING SEAM
METAL ROOF
A
A6-1
A
A6-1
B
A6-1
C
A6-1
C
A6-1
B
A6-1DA6-2F
A6-2EA6-2EA6-21'-0" TYP.2'-0"1'-0" TYP.1'-0" TYP.DA6-2LOW-SLOPE
ROOF SYSTEM
P R O P O S E D R O O F P L A N
ALL DRAWINGS AND WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.AND MAY NOT BE DUPLICATED WITHOUT THEWRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
3/16" = 1'-0"
A4-1
ROOF PLAN GENERAL NOTES:
1. THE GENERAL CONTRACTOR SHALL VERIFY ALL DIMENSIONS BEFORE BEGINNING
CONSTRUCTION.
2. PROVIDE ROOF SLOPE AS INDICATED ON PLANS. THE GENERAL CONTRACTOR
SHALL VERIFY IN THE FIELD.
3. PROVIDE NEW STANDING SEAM METAL ROOF "CLASS A" ROOF COVERING. STYLE
AND COLOR TO BE DETERMINED BY OWNER.
4. CONTRACTOR SHALL PROVIDE A COPY OF THE ICC REPORT FOR THE ROOF
COVERING AT THE TIME OF INSPECTION.
5. PROVIDE ALUMINUM METAL GUTTERS AND DOWNSPOUTS THAT SHALL BE PAINTED.
GUTTERS SHALL BE PAINTED TO MATCH TRIM COLOR AND DOWNSPOUTS (RAIN WATER
LEADERS: RWL) SHALL MATCH BODY COLOR.
6. PROVIDE ATTIC VENTILATION AT ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES
FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF
FRAMING MEMBERS SHALL HAVE A CROSS VENTILATION FOR EACH SEPARATE SPACE
BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN AND SNOW.
BLOCKING AND BRIDGING SHALL BE ARRANGED SO AS NOT TO INTERFERE WITH THE
MOVEMENT OF AIR. A MINIMUM OF (1) INCH OF AIRSPACE SHALL BE PROVIDED
BETWEEN THE INSULATION AND THE ROOF SHEATHING. THE NET FREE VENTILATING
SHALL BE A MINIMUM OF NOT LESS THAN (1) SQ. FT. FOR EACH (150) SQ. FT. OF ATTIC
AREA WITH (50) PERCENT OF THE REQUIRED VENTILATING AREA PROVIDED LOCATED
NEAR THE UPPER PORTION.
VENTILATION REQUIREMENTS FOR ROOF:
A. SEE ROOF VENTILATION CALCULATIONS ON ROOF PLAN.
B. PROVIDE LOW EAVE AND RIDGE LINE VENTILATION.
1. PROVIDE 22"X 30" MINIMUM OPENING FOR ATTIC ACCESS OR AS LARGE AS THE
LARGEST COMPONENT OF APPLIANCE LOCATED IN ATTIC.
2. PROVIDE DIMENSIONS FOR ALL ROOF OVERHANGS AS INDICATED ON THE PLANS
AND DETAILS.
3. SEE STRUCTURAL DRAWINGS AND ARCHITECTURAL DETAILS FOR ADDITIONAL
LAYOUT INFORMATION. COORDINATE STRUCTURAL SYSTEM WITH ARCHITECTURAL
DRAWINGS. IF THERE ANY DISCREPANCIES, PLEASE REPORT TO THE ARCHITECT AS
NECESSARY.
DESIGN REVIEW SET
SUBMITTALS:
Date Description
9-02-21 N E W 2 - S T O R Y R E S I D E N C E F O R :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A D L O S G A T O S , C A 9 5 0 3 0PLAN CHK. COMMENTS12-10-21 1
PLAN CHK. COMMENTS2-23-22
DATE
RENEWAL
No. C29767
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
LICENSE D ARCHI
TE
CTROBIN A.MCCA
RT
HYST
A
T
E
OF CA L IFO RNIA1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
9 - 30 - 23
PROPOSED
ROOF PLAN
DATE:
09-02-21
2
124'-9" TO PROPOSED GRADE10'-0"9'-0"11'-9 1/2"24'-9"7'-10"-1'-0" (FFE 457.0')
GARAGE FLOOR LINE
+ 12'- 9-3/4"
UPPER FLOOR LINE GARAGE
+ 11'- 9"
T.O. PLATE GARAGE
+ 11'- 0-5/8"
UPPER FLOOR LINE
± 0'-0" (FFE 458.0')
MAIN FLOOR LINE
+ 10'- 0" (EL 468.0')
T.O. PLATE
+ 20'- 0-5/8"
T.O.P UPPER FLOOR
12
10
12
2
EXISTING GRADE
EXISTING GRADE
25'-0" MAXIMUM HEIGHT
+ 20'- 7-7/8" (EL. 475.80')
T.O. PLATE GARAGE
22'-7 3/4" TO EXISTING GRADE10'-0"9'-0"23'-0 1/2"11'-9 1/2"23'-6" TO PROPOSED GRADE17'-6 1/2"25'-0" MAXIMUM HEIGHT25'-0" MAXIMUM HEIGHT25'-0"7'-10"12
2
-1'-0" (FFE 457.0')
GARAGE FLOOR LINE
+ 12'- 9-3/4"
UPPER FLOOR LINE GARAGE
+ 11'- 9"
T.O. PLATE GARAGE
+ 11'- 0-5/8"
UPPER FLOOR LINE
± 0'-0" (FFE 458.0')
MAIN FLOOR LINE
+ 10'- 0" (EL 468.0')
T.O. PLATE
+ 20'- 0-5/8"
T.O.P UPPER FLOOR
ALL EXTERIOR LIGHTING TO BE SHIELDED
AND DIRECTED DOWNWARD; MUST MEET
THE REQUIREMENTS OF THE TOWN CODE
AND HILLSIDE DEVELOPMENT STANDARDS
AND GUIDELINES.
EXISTING GRADEPROPOSED GRADE
EXISTING GRADE
+ 20'- 7-7/8" (EL. 475.80')
UPPER FLOOR LINE GARAGE
25'-0" MAXIMUM HEIGHT
1
1
1
1
1
1
1
1
2
2 N E W 2 - S T O R Y R E S I D E N C E :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A DL O S G A T O S , C A 9 5 0 3 0A5-1
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.
AND MAY NOT BE DUPLICATED WITHOUT THE
WRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
3/16" = 1'-0"
DATE:
09/02/21
PROPOSED
EXTERIOR
ELEVATIONS
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
SUBMITTALS:
DATE DESCRIPTION
09-02-21
DESIGN REVIEW SET
YHTRAS9 -30-23
DATE
RENEWAL
T
EOFTA INOF
C A IL RD AREC
No. C29767
A
S
OBREN
IN
LIC
AECTCcT.
M
H
I
12-10-21 PLAN CHK. COMMENTS
P R O P O S E D E X T E R I O R E L E V A T I O N S
EXTERIOR ELEVATION NOTES:
1. THE GENERAL CONTRACTOR SHALL VERIFY ALL DIMENSIONS BEFORE BEGINNING
CONSTRUCTION.
2. SEE ROOF PLAN SHEET FOR ADDITIONAL INFORMATION ON ROOF COVERING,
GUTTERS & DOWNSPOUTS.
3.EXTERIOR WALL COVERING: (SEE EXTERIOR ELEVATIONS FOR LOCATION OF
MATERIALS, AND DETAILS FOR ADDITIONAL INFORMATION). SEE SHEETS A5-3 AND
A5-3 FOR MORE INFORMATION.
GENERAL CONTRACTOR TO PROVIDE COLOR SAMPLES FOR APPROVAL BY OWNER
AND ARCHITECT OF THE FOLLOWING:
A. PROVIDE CEMENT BOARD, HardieShingle® Siding STRAIGHT EDGE PANEL BY
JAMES HARDIE PRODUCTS OR SIMILAR AT ALL LOCATIONS SHOWN ON ELEVATIONS.
SEE AND FOLLOW MANUFACTURER SPECIFICATIONS FOR INSTALLATION DETAILS. SEE
EXTERIOR MATERIALS SPECIFICATIONS ON SHEETS A5-3 AND A5-4.
B. PROVIDE ADHERED NATURAL THIN STONE VENEER AT ALL BASE COLUMNS AND
BASE OF PORCH. SEE EXTERIOR MATERIALS SPECIFICATIONS ON SHEETS A5-3 AND
A5-4.
4. TRIMS, EXTERIOR DOORS, SHUTTERS, CORBALS AND OTHER MISC. ACCENTS:
ALL MATERIALS TO THE EXTENT POSSIBLE SHALL BE CEMENT BD. OR SIMILAR WITH
PAINTED COLOR FINISH: SHALL BE SELECTED BY OWNER AND ARCHITECT.
5. EXTERIOR ENTRY DOOR, OVERHEAD GARAGE DOOR: SEE EXTERIOR MATERIALS
SPECIFICATIONS ON SHEETS A5-3 AND A5-4.
6. PATIO DOORS & WINDOWS: SEE EXTERIOR MATERIALS SPECIFICATIONS ON SHEETS
A5-3 AND A5-4.
7. CHIMNEY / FLUE: SHALL EXTEND AT LEAST 2 FT. ABOVE THE HIGHEST ELEVATION OF
ANY PORTION OF THE BUILDING WITHIN 10 FT. OF THE CHIMNEY.
8. PROVIDE VAPOR BARRIER: (TYVEK OR EQUAL) OVER THE WALL SHEATHING. SEE
DETAILS FOR ADDITIONAL INFORMATION.
9. BUILDING ADDRESS: SHALL BE CLEARLY VISIBLE AND LEGIBLE FROM THE
ADJACENT PUBLIC WAY OR STREET. ADDRESS LETTERS / NUMBERS SHALL BE MINIMUM
4-INCHES HIGH, WITH A MINIMUM STROKE WIDTH OF 1/2-INCH, AND SHALL CONTRAST
WITH THEIR BACKGROUND. IF BUILDING ADDRESS CANNOT BE VIEWED FROM THE
PUBLIC WAY, AND ACCESS TO THE DWELLING IS PROVIDED BY A PRIVATE ROAD,
THEN SHOW LOCATION OF A MONUMENT OR POLE SIGN USED TO IDENTIFY THE SITE
ADDRESS. CRC SECTION R319.
V I E W F R O M F R O N T - S T R E E T V I E W
E A S T E L E V A T I O N
S I D E Y A R D V I E W
N O R T H E L E V A T I O N
PLAN CHK. COMMENTS202-22-22
10'-0"9'-0"24'-7" TO PROPOSED GRADE17'-9 1/2" TO PROPOSED GRADE17'-6" TO EXISTING GRADE22'-1 1/2" TO EXISTING GRADE22'-11" TO EXISTING GRADE24'-8 1/2" TO PROPOSED GRADE22'-1" TO EXISTING GRADE24'-10 1/2" TO PROPOSED GRADE7'-10"+ 0'-0" (FFE 458.0')
MAIN FLOOR LINE
+ 11'- 0-5/8"
UPPER FLOOR LINE
+ 20'- 0-5/8"
T.O.P UPPER FLOOR
+ 10'- 0" (EL 468.0')
T.O. PLATE
± 11' - 9"
GARAGE PLATE HT.
-1'-0" (FFE 457.0')
GARAGE FLOOR LINE
+ 12'- 9-3/4"
GAR UPPER FLR
EXISTING GRADE
EXISTING GRADE
PROPOSED GRADE
PROPOSED GRADE
25'-0" MAXIMUM HEIGHT
+ 20'- 7-7/8" (EL. 475.80')
T.O. PLATE GARAGE
11'-9 1/2"110'-0"8'-11"25'-1 3/4" TO EXISTING GRADE24'-11 1/2" TO PROPOSED GRADE24'-6 1/2" TO PROPOSED GRADE24'-11" TO EXISTING GRADE24'-9"-1'-0" (FFE 457.0')
PATIO FLOOR LINE
+ 0'-0" (FFE 458.0')
MAIN FLOOR LINE
+ 11'- 0-5/8"
UPPER FLOOR LINE
+ 20'- 0-5/8"
T.O.P UPPER FLOOR
+ 10'- 0" (EL 468.0')
T.O. PLATE
-3'-0" (FFE 455.0')
LOWER PATIO FLOOR LINE
STEPS AND PATIO IN FOREGROUNDPLANTER
25'-0" MAXIMUM HEIGHT
EXISTING GRADE
1
1
1
1
1
1
1
1
2
2 N E W 2 - S T O R Y R E S I D E N C E :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A DL O S G A T O S , C A 9 5 0 3 0A5-2
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.
AND MAY NOT BE DUPLICATED WITHOUT THE
WRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
3/16" = 1'-0"
DATE:
09/02/21
PROPOSED
EXTERIOR
ELEVATIONS
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
SUBMITTALS:
DATE DESCRIPTION
09-02-21
DESIGN REVIEW SET
YHTRAS9 -30-23
DATE
RENEWAL
T
EOFTA INOF
C A IL RD AREC
No. C29767
A
S
OBREN
IN
LIC
AECTCcT.
M
H
I
12-10-21 PLAN CHK. COMMENTS
P R O P O S E D E X T E R I O R E L E V A T I O N S
EXTERIOR ELEVATION NOTES:
1. SEE SHEET A5-1 FOR GENERAL EXTERIOR ELEVATION NOTES.
2. SEE SHEET A5-3 AND A5-4 FOR SPECIFICATION OF EXTERIOR MATERIALS.
R E A R Y A R D V I E W
W E S T E L E V A T I O N
S I D E Y A R D V I E W
S O U T H E L E V A T I O N
PLAN CHK. COMMENTS202-22-22
8
1
2
5
7
3
5
5
3
1
7 7
6
6
3
1
1
2
3
4
5
1
6
2
5
3
1
3
5
6
8
STEPS AND PATIO IN FOREGROUNDPLANTER
2
8
6
1
2
3
5
5
5
2 N E W 2 - S T O R Y R E S I D E N C E :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A DL O S G A T O S , C A 9 5 0 3 0A5-3
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.
AND MAY NOT BE DUPLICATED WITHOUT THE
WRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
3/16 IN. = 1 FT.
DATE:
09/02/21
DESIGN REIVEW
COMPLIANCE
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
SUBMITTALS:
DATE DESCRIPTION
09-02-21
DESIGN REVIEW SET
YHTRAS9 -30-23
DATE
RENEWAL
T
EOFTA INOF
C A IL RD AREC
No. C29767
A
S
OBREN
IN
LIC
AECTCcT.
M
H
I
F R O N T S T R E E T V I E W
E A S T E L E V A T I O N
D E S I G N R E V I E W M A T E R I A L C O M P L I A N C E
S I D E Y A R D V I E W
N O R T H E L E V A T I O N
DESIGN REVIEW SET12-10-21 PLAN CHK. COMMENTS
R E A R Y A R D V I E W
W E S T E L E V A T I O N
S I D E Y A R D V I E W
S O U T H E L E V A T I O N
PLAN CHK. COMMENTS202-22-22
1N E W 2 - S T O R Y R E S I D E N C E :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A DL O S G A T O S , C A 9 5 0 3 0A5-4
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.
AND MAY NOT BE DUPLICATED WITHOUT THE
WRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
NO SCALE
DATE:
09/02/21
PROPOSED
EXTERIOR
PERSPECTIVES
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
SUBMITTALS:
DATE DESCRIPTION
09-02-21
DESIGN REVIEW SET
YHTRAS9 -30-23
DATE
RENEWAL
T
EOFTA INOF
C A IL RD AREC
No. C29767
A
S
OBREN
IN
LIC
AECTCcT.
M
H
I
P R O P O S E D E X T E R I O R P E R S P E C T I V E S DESIGN REVIEW SET F R O N T P E R S P E C T I V E
R E A R P E R S P E C T I V E 0 1
NOTE THAT THESE PERSPECTIVES ARE ILLUSTRATED FOR THE
PURPOSE OF THE ARCHITECTURAL RENDERING OF THE MAIN
RESIDENCE ONLY AND DOES NOT INCLUDE THE FINAL
LANDSCAPE DESIGN HARDSCAPE AND PLANTINGS.
12-10-21 PLAN CHK. COMMENTS
R E A R P E R S P E C T I V E 0 2
PLAN CHK. COMMENTS202-22-22
2'-534"CRAWLSPACE
T.O. PLATE
+/- 12'-6"
THREE CAR
GARAGE
JUNIOR ADU
STAIRWELLCLOSETMUD ROOMPANTRYBREAKFAST NOOK KITCHEN
GRAND BATH GRAND CLOSET BEDROOM NO.5BATH NO.5
10'-0"+ 0'-0" (FFE 458.0')
MAIN FLOOR LINE
+ 10'- 0" (EL 468.0')
T.O. PLATE 9'-0"+ 11'- 0-5/8"
UPPER FLOOR LINE
+ 20'- 0-5/8"
T.O.P UPPER FLOOR
12 3
EXISTING GRADE
EXISTING GRADE 17'-414"22'-3"PROPOSED GRADE
PROPOSED GRADE
EXISTING GRADE22'-11"22'-614"12 3
25 FT. MAX. HEIGHT
8'-234"12'-6"2'-534"CRAWLSPACE
DINING ROOMFAMILY ROOMCOVERED PORCH
GRAND BEDROOMBALCONY BEDROOM NO.4
CLOSETHALLWAY
ATTIC
10'-0"9'-0"+ 0'-0" (FFE 458.0')
MAIN FLOOR LINE
+ 11'- 0-5/8"
UPPER FLOOR LINE
+ 20'- 0-5/8"
T.O.P UPPER FLOOR
+ 10'- 0" (EL 468.0')
T.O. PLATE
EXISTING GRADE 25'-0"25'-0"EXISTING GRADE22'-334"PROPOSED GRADE
- 0'-6" (FFE 457.5')
PORCH FINISH FLOOR
PROPOSED GRADE
EXISTING GRADE 24'-10"12
3
25 FT. MAX. HEIGHT
CRAWLSPACE
BEDROOM NO.1 WALK-IN
CLOSET LIVING ROOMOFFICE
BEDROOM NO.3 BEDROOM NO.2BATH
NO.3 BATH
NO.2
10'-0"+ 0'-0" (FFE 458.0')
MAIN FLOOR LINE
+ 10'- 0" (EL 468.0')
T.O. PLATE 9'-0"+ 11'- 0-5/8"
UPPER FLOOR LINE
+ 20'- 0-5/8"
T.O.P UPPER FLOOR
EXISTING GRADE
PROPOSED GRADE24'-1"26'-912"22'-10"123
24'-1112"25 FT. MAX. HEIGHT
B U I L D I N G S E C T I O N S
ALL DRAWINGS AND WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.AND MAY NOT BE DUPLICATED WITHOUT THEWRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
3/16" = 1'-0"
A6-1
BUILDING SECTION NOTES:
1. THE GENERAL CONTRACTOR SHALL VERIFY ALL DIMENSIONS BEFORE BEGINNING
CONSTRUCTION.
2. SEE STRUCTURAL DRAWINGS AND DETAILS FOR CONSTRUCTION INFORMATION.
3. SEE ARCHITECTURAL DETAILS FOR ADDITIONAL INFORMATION.
4. SEE CIVIL ENGINEERING DRAWINGS FOR GRADES, ELEVATIONS AND ADDITIONAL
INFORMATION.
DESIGN REVIEW SET
SUBMITTALS:
Date Description
9-02-21 N E W 2 - S T O R Y R E S I D E N C E F O R :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A D L O S G A T O S , C A 9 5 0 3 0PLAN CHK. COMMENTS12-10-21 1
PLAN CHK. COMMENTS2-23-22
DATE
RENEWAL
No. C29767
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
LICENSE D ARCHI
TE
CTROBIN A.MCCA
RT
HYST
A
T
E
OF CA L IFO RNIA1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
9 - 30 - 23
BUILDING
SECTIONS
DATE:
09-02-21
S E C T I O N A - A
3/16" = 1'-0"
3/16" = 1'-0"
S E C T I O N B - B
3/16" = 1'-0"
S E C T I O N C - C
2
2
2
2
2
GRAND BATH BALCONYWATER
CLOSET
STAIRWELL
BEDROOM NO.3
BREAKFAST NOOK FAMILY ROOM BEDROOM NO.1OPEN PORCH
CRAWLSPACE10'-0"+ 0'-0" (FFE 458.0')
MAIN FLOOR LINE
+ 10'- 0" (EL 468.0')
T.O. PLATE 9'-0"+ 11'- 0-5/8"
UPPER FLOOR LINE
+ 20'- 0-5/8"
T.O.P UPPER FLOOR
24'-0"23'-10"EXISTING GRADE24'-414"12
3
12
3
12 3123
3 CAR GARAGE
JUNIOR
ADU
EXISTING GRADE
GARAGE FLOOR
SLOPES FOR DRAINAGE19'-114"DRIVEWAY 23'-514"+ 20'-7-7/8" (EL 475.80')
T.O. PLATE GARAGE
7'-10"11'-9 1/2"-1'-0" (FFE 457.0')
GARAGE FLOOR LINE
+ 12'- 9-3/4"UPPER FLOOR LINE GARAGE
+ 11'- 9" (EL 471.0')
T.O. PLATE GARAGE
12
3
12
37'-10"11'-9 1/2"23'-514" MAIN FLOOR LINE
+/- 0'-0"
3 CAR GARAGE13'-0"0'-0" (FFE 458.0') VARIES W/ SLOPE
GARAGE FLOOR LINE
+ 14'- 0-5/8"
UPPER FLOOR LINE GARAGE
+ 13'- 0" (EL 471.0')
T.O. PLATE GARAGE
17'-434"EXISTING GRADE
GARAGE FLOOR
SLOPES FOR DRAINAGE19'-4"19'-812"B U I L D I N G S E C T I O N S
ALL DRAWINGS AND WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.AND MAY NOT BE DUPLICATED WITHOUT THEWRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
3/16" = 1'-0"
A6-2
BUILDING SECTION NOTES:
1. SEE SHEET A6-1 FOR BUILDING SECTION NOTES.
2. SEE CIVIL ENGINEERING DRAWINGS FOR GRADES, ELEVATIONS AND
ADDITIONAL INFORMATION.
DESIGN REVIEW SET
SUBMITTALS:
Date Description
9-02-21 N E W 2 - S T O R Y R E S I D E N C E F O R :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A D L O S G A T O S , C A 9 5 0 3 0PLAN CHK. COMMENTS12-10-21 1
PLAN CHK. COMMENTS2-23-22
DATE
RENEWAL
No. C29767
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
LICENSE D ARCHI
TE
CTROBIN A.MCCA
RT
HYST
A
T
E
OF CA L IFO RNIA1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
9 - 30 - 23
BUILDING
SECTIONS
DATE:
09-02-21
S E C T I O N D - D
3/16" = 1'-0"
3/16" = 1'-0"
S E C T I O N E - E
3/16" = 1'-0"
S E C T I O N F - F
2
2
2 2
TYPE "S"
MORTAR JOINT
NATURAL THIN STONE
VENEER BLEND
SHEATHING
2-LAYERS
WATER RESISTANT
BARRIER
METAL LATH
TYPE "S" MORTAR
SCRATCH COAT
TYPE "S" MORTAR
SETTING BED
WOOD STUDS
NOTE: FOLLOW MANUFACTURER'S SPECIFICATIONS AND
INSTRUCTIONS AND/OR INSTALLATION GUIDE FOR ADHERED
MANUFACTURED STONE VENEER, AND BSI BUILDING STONE
INSTITUTE "ADHERED NATURAL STONE VENEER INSTALLATION
GUIDE."
NOTE: PROVIDE A BONDING
AGENT MIXTURE WITH THE
MORTAR INSTALLATION.
STONE
VENEER
2X STUDS
STRUCTURAL
BEAM
CEDAR T&G
CEILING PANEL
1X6 TRIM O/
2X10 FASCIA
SEE TYPICAL
ROOF EAVE
FOR ADDITIONAL
INFORMATION
MTL. RAIN
WATER LEADER
MTL. GUTTER
EXTERIOR STUCCO
SMOOTH FINISH
O/ SHEATHING
& WALL FRAMING
NOTE: SEE STRUCTURAL
DRAWINGS FOR
ADDITIONAL
INFORMATION.
SHEATHING
STUCCO
STONE VENEER;
SEE DETAIL 3/A8-3.
NOTE: SEE
STRUCTURAL
DRAWINGS FOR
ADDITIONAL
INFORMATION.
STONE TILES
O/ MORTAR
PORCH F.F.E.
MAX. 12" RADIUS
7-3/4" MAX.
RISER
NOSING 34" TO 1 14"
10" MIN. TREAD
2X STUDS
ADDITIONAL
INFORMATION.
STONE VENEER
SEE DETAIL 3/A8-3
FOR ADDITIONAL
INFORMATION
NOTE: SEE
STRUCTURAL
DRAWINGS FOR
ADDITIONAL
INFORMATION.
STONE TILES
O/ MORTAR
PORCH
F.F.E.
MAX. 12" RADIUS
7-3/4" MAX.
RISER
NOSING 34" TO 1 14"
10" MIN. TREAD
PLYWOOD
2X STUDS
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF ROBIN MCCARTHY ARCH STUDIO, INC.AND MAY NOT BE DUPLICATED WITHOUT THEWRITTEN CONSENT OF ROBIN MCCARTHY
SCALE:
SEE DRAWINGS
A8-1
DATE:
04/17/2019
3" = 1'-0"
STONE VENEER, TYPICAL
2
3
DATE
RENEWAL
No. C29767
ROBIN MCCARTHY, AIA
ARCHITECT #C29767
LICENSE D ARCHI
TE
CTROBIN A.MCCA
RT
HYST
A
TE
OF CA L IFO RNIA1155 MERIDIAN AVE. #207
SAN JOSE, CA 95125
9 - 30 - 23
ARCHITECTURAL
DETAILS
DESIGN REVIEW SET
SUBMITTALS:
Date Description
9-02-21 N E W 2 - S T O R Y R E S I D E N C E F O R :P A R C E L 1 R E S I D E N C E1 6 4 8 4 S . K E N N E D Y R O A D L O S G A T O S , C A 9 5 0 3 0PC RESPONSE12-10-21
1
REAR PATIO COLUMN & STEPS
1-1/2" = 1'-0"
REAR PATIO COLUMN & ROOF EAVE
1-1/2" = 1'-0"
5
4
1-1/2" = 1'-0"
FRONT PORCH STEPS & WALL6
NOT USED
NOT USED
SOUTH KENNEDY ROADSOUTH KENNEDY ROADTWO-WAYFIREPLACE
F.F. MAIN LEVEL 462.5
NEW RESIDENCE
F.F. MAIN LEVEL 458.0
PAD 455.0
New Screening trees
See planting plan for species and size
Existing trees to remain
See Tree Plan for tree tables
Legend
Note: Work on lot 2
is under separate permit30'
30'20'20'20'25'
25'20'1'-2"3'2x6 PT fir top rail
6x6 PT fir post
4"x4" 10ga WWM
Staple to frame
Mesh to be black
vinyl coated
2x6 PT fir kicker6'14" dia conc. footing
WOOD AND WIRE FENCE1
Bar and strike latch
no lower than 60"
above the ground6"3/4" solid steel pickets
2" steel tube frame
Self closing hinges
3 total per gate,
gate to be 6' tall
4'-0"
See Detail
above 5'-4"SELF-CLOSING GATE2
8'Cast concrete wall
with earth tone stain
or stone veneer
Gravel drain blanket,
wrap in filter fabric
Stone paving over concrete
or permeable base
Foundation as determined
by structural engineer
RETAINING WALL MATERIALS36'6'9'-6"
Conc. slab
Stucco finish,
paint to
match house
Wood gate
5'-8"
TRASH ENCLOSURE4
Date
Scale
Drawn
Job
Of
Sheet
Sheets.Lot Split and New Houses16484 S. Kennedy RoadLos Gatos CaliforniaDRF/ MCF
South Kennedy408-761-0212 phone david@foxla.net1188 kotenberg Avenue san jose 95125David R. Fox & Company Landscape ArchitectureLots 1 and 2Overall Site andScreening Plan8-12-21
1"=20'-0"
L1.0
1
1 Per plan
check
comments
DRF
1
SOUTH KENNEDY ROADF.F. MAIN LEVEL 458.0
PAD 455.0
1
2
3
4
5
5
6
6
6
7
7
7
9
10
10
10
11
13
13
14
15
13
16
20'20'30'
52
52
1'-2"3'2x6 PT fir top rail
6x6 PT fir post
4"x4" 10ga WWM
Staple to frame
Mesh to be black
vinyl coated
2x6 PT fir kicker6'14" dia conc. footing
WOOD AND WIRE FENCE1
Bar and strike latch
no lower than 60"
above the ground6"3/4" solid steel pickets
2" steel tube frame
Self closing hinges
3 total per gate,
gate to be 6' tall
4'-0"
See Detail
above 5'-4"SELF-CLOSING GATE2
8'Cast concrete wall
with earth tone stain
or stone veneer
Gravel drain blanket,
wrap in filter fabric
Stone paving over concrete
or permeable base
Foundation as determined
by structural engineer
RETAINING WALL MATERIALS36'Date
Scale
Drawn
Job
Of
Sheet
Sheets.Lot Split and New Houses16484 S. Kennedy RoadLos Gatos CaliforniaDRF/ MCF
South Kennedy408-761-0212 phone david@foxla.net1188 kotenberg Avenue san jose 95125David R. Fox & Company Landscape ArchitectureLot 1 PreliminaryLandscape Plan8-12-21
1"=10'-0"
L1.1
SYMBOL DESCRIPTION
Existing tree from arborist report
Existing tree to remain (typical)
New residence, see architects plans
Proposed pool and spa
Stone patios set on permeable base
Shrubs and ground covers areas. For exact species, size and count see
planting plan
New trees. For exact species, size and count see planting plan
Permeable paving in hatched area to reduce impervious surface, ie. ECO
pavers, gravel, etc.
6` wood and wire fence and 6` self-closing gates that open away from
the pool
Proposed trellis
Proposed electric fireplace insert. The fireplace insert and the surround
would have a total height of 3`-6"
Trash enclosure, For elevations see sheet L1.0
Synthetic turf lawn
BBQ and counters. The area is covered by an umbrella(s), there is not
structure over this item.
20` setback
1
2
3
4
5
6
7
9
10
11
13
14
15
16
52
REFERENCE NOTES SCHEDULE
1 Per plan
check
comments
DRF
1
520
510
500
490
480
470
480
450
510
520
460
500
490
450
470
460
460
470
450
460
470
450
520
510
500
490
480
470
460
450
520
510
500
490
480
470
460
450
470
460
450
470
460
450
460
450
440
460
450
440
LOT 2 - Section A
LOT 2 - Section B
LOT 1 - Section A
LOT 1 - Section B
LOT 1 - Section C6" fill2' cut9" cut16" cut1'-10 fill1'-10 fill1'-8" cut2'-5 cut11'11'SOUTH KENNEDY ROADF.F. MAIN LEVEL 458.0
PAD 455.0
SOUTH KENNEDY ROADF.F. MAIN LEVEL 462.5
NEW RESIDENCE
1A
2.0
1A
2.0
2A
L2.0
2A
L2.0
3A
L2.0
3A
L2.0
1B
2.0
1B
2.0
2B
L2.0
2B
L2.0
3B
L2.0
3B
L2.0
LOT 2
LOT 1
Date
Scale
Drawn
Job
Of
Sheet
Sheets.Lot Split and New Houses16484 S. Kennedy RoadLos Gatos CaliforniaDRF/ MCF
South Kennedy408-761-0212 phone david@foxla.net1188 kotenberg Avenue san jose 95125David R. Fox & Company Landscape ArchitectureSections1"=30'-0"
L2.0
8-24-21
NEW LOT LINE
SOUTH KENNEDY ROAD4:12
F.F. MAIN LEVEL 462.5
NEW RESIDENCE
COVERED PATIO
F.F. MAIN LEVEL 458.0
NEW RESIDENCECOVERED PATIO
23
21
19
18
17 16
11 10 8 7
4
56
9
1214
15
13
1
2
3
20
22
24
25
28
29
32
33
43
42
41 40
39
44
34
35
38
36
15
9
8 7
10
12
14
16
19
17
18
20
13
11
23 5
6
2 31
3233
34
21
22
24
26
27
25
23
29
31
28
39 37
38
35
30
40
44
4647
49
52
53
43
42
41
58
54
45
48
36
Note: Trees in this area outside of construction activity
Note: Trees in this area outside of construction activity
Canopy from report
Tree number
from report
Tree protective
fencing
see detail
2" dia x 8' galv.
steel fence post
Drive minimum
24" into soil
Chain link fabric
2'6'6'
TYPE I TREE PROTECTIVE FENCING
NTS 6'1
Date
Scale
Drawn
Job
Of
Sheet
Sheets.Lot Split and New Houses16484 S. Kennedy RoadLos Gatos CaliforniaDRF/ MCF
South Kennedy408-761-0212 phone david@foxla.net1188 kotenberg Avenue san jose 95125David R. Fox & Company Landscape ArchitectureTree 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).Tree PlanNote: Trees to replace ordnance size trees that are to be removed will be
placed as space allows. Required replacement trees that cannot be
planted on site will be subject to the Town in-lieu fee
SYMBOL DESCRIPTION
Existing tree from arborist report
Existing tree to remain (typical)
Tree to be removed (typical)
Tree canopy from arborist report
Fire truck turnaround
New residence
Stone patios set on permeable base
Proposed tree protection fencing Type 1
Driveway paving with installation that meets H/20 and HS/20 load
standards
Driveway to garage
This section of path to be deferred until tree fencing can be removed
1
3
4
5
8
10
14
15
29
30
49
REFERENCE NOTES SCHEDULE
1"=20'-0"
L3.0
8-24-21
1 Per Town
comments
2-24-21
DRF
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.
X
27
31 30X
Date
Scale
Drawn
Job
Of
Sheet
Sheets.408-761-0212 phone david@foxla.net1188 kotenberg Avenue san jose 95125David R. Fox & CompanyLandscape ArchitectureLot Split and New Houses16484 S. Kennedy RoadLos Gatos CaliforniaDRF/ MCF
South KennedyTree Tables Lot 1L3.1
8-24-21
4:12
3
PO
3
CP2
3
CH
4
CY
3
BP
4
BP
3
CO
3
BP
10
BP
3
CH
4
CO
5
CP2
9
CY
3
OS
2
LA
2
OL
4
OL
3
PL
5
SG2
7
OL
3
BP
3
BP
3
OS
3
SG2
3
QA
6
LP
4
ML
2
PDD
1
SG2
5
AH2
1
MR
1
LP
4
CC3
2
CC3
4
CY
3
CH
7
SG2
3
SG2 6
SG2
4
SS
3
PA2
1
CC3
1
CH
4
LP
1
CP2
5
AH2
2
LP2
3
LA
2
MR
3
LA
2
LP2
2
PDD 3
ML
4
CY
1
CO
4
AD
1
PO
1
SG2
3
CY
2
CO
1
CO
Date
Scale
Drawn
Job
Of
Sheet
Sheets.Lot Split and New Houses16484 S. Kennedy RoadLos Gatos CaliforniaDRF/ MCF
South Kennedy408-761-0212 phone david@foxla.net1188 kotenberg Avenue san jose 95125David R. Fox & Company Landscape ArchitectureSHRUBS CODE BOTANICAL NAME COMMON NAME SIZE QTY
AH2 Anigozanthos x `Big Red`Big Red Kangaroo Paw 5 gal 10
AD Arctostaphylos x `John Dourley`John Dourley Manzanita 5 gal 4
BP Baccharis pilularis `Pigeon Point`Coyote Brush 5 gal 26
CY Ceanothus `Yankee Point`California Lilac 1 gal 24
CP2 Ceanothus griseus `Point Sal`Point Sal Carmel Ceanothus 1 gal 9
CH Ceanothus x 'Ray Hartman'Ray Hartman Wild Lilac 15 gal. 10
CC3 Cotoneaster apiculatus Cranberry Cotoneaster 1 gal 7
LP Lantana montevidensis Trailing Lantana 1 gal 11
LA Lantana montevidensis `Alba`White Trailing Lantana 1 gal 8
LP2 Limonium perezii Statice 1 gal 4
ML Miscanthus sinensis 'Little Kitten'Little Kitten Eulalia Grass 5 gal 7
MR Muhlenbergia rigens Deer Grass 1 gal 3
OL Olea europaea `Little Ollie`Dwarf Olive 5 gal 13
PL Perovskia atriplicifolia `Lacey Blue` Russian Sage 5 gal 3
PA2 Phormium tenax `Apricot Queen`New Zealand Flax 5 gal 3
PDD Phormium x `Dark Delight`New Zealand Flax 5 gal 4
SG2 Salvia clevelandii x sonomensis `Gracias` Sage 1 gal 26
PLANT SCHEDULE
TREES CODE BOTANICAL NAME COMMON NAME SIZE QTY
CO Cercis occidentalis Western Redbud Multi-trunk 24" Box 11
OS Olea europaea `Swan Hill` Swan Hill Olive 24" Box 6
PO Platanus occidentalis American Sycamore 24"box 4
QA Quercus agrifolia Coast Live Oak 24" Box 3
SS Sequoia sempervirens Coast Redwood 24" Box 4
GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE SPACING QTY
TS Turf-Synthetic Synthetic turf Roll 1,585 sf
PLANT SCHEDULE
22
22
22
SYMBOL DESCRIPTION
Line of 30` defensible zone and ornamental zone22
REFERENCE NOTES SCHEDULE Lot 1 Planting Plan1"=10'-0"
L4.0
8-24-21
Could be used for replacement trees
Could be used for replacement trees
Could be used for replacement trees
Note: There are 200 plants total in the plan.
Of these 200, 121 are native species.
60% of the total is native plantings.
1 Per plan
check
comments
DRF
1 1
1