Item 2 - Staff Report with Exhibits 1-9.15602 Benedict Lane
PREPARED BY: JOCELYN SHOOPMAN
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 09/28/2022
ITEM NO: 2
DATE: September 23, 2022
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Demolition of an Existing Single-Family Residence
and Construction of a New Single-Family Residence on Property Zoned R-1:8.
Located at 15602 Benedict Lane. APN 424-22-008. Architecture and Site
Application S-21-036. PROPERTY OWNER: Alireza Mirbagheri and Shadi
Zomorrodi. APPLICANT: Azadeh Masrour. PROJECT PLANNER: Jocelyn
Shoopman.
RECOMMENDATION:
Denial.
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: R-1:8 (Single-Family Residential – 8,000 square-foot
minimum lot size)
Applicable Plans & Standards: General Plan, Residential Design Guidelines
Parcel Size: 9,645 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:8
South Residential Low Density Residential and
Mixed Use Commercial
R-1:8, C-1, and
CH
East Residential Mixed Use Commercial C-1 and CH
West Residential Low Density Residential R-1:8
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SUBJECT: 15602 Benedict Lane/S-21-036
DATE: September 23, 2022
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CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction or Conversion of
Small Structures.
FINDINGS:
▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
▪ As required for compliance with the Residential Design Guidelines.
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 east side of Benedict Lane (Exhibit 1). The property is
approximately 9,645 square feet and is developed with an existing 1,387-square foot, single-
story residence with a 620-square foot attached garage.
The project is being considered by the Planning Commission due to concerns related to the
project’s consistency with the Residential Design Guidelines in terms of neighborhood
compatibility and the recommendations provided by the Town’s Consulting Architect.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located on the east side of Benedict Lane, approximately 150 feet
north of Chirco Drive (Exhibit 1). The property is developed with a single-family residence
and attached garage. Single-family residential development abuts the property to the
north, south, and west. Commercial development abuts the property to the east.
PAGE 3 OF 8
SUBJECT: 15602 Benedict Lane/S-21-036
DATE: September 23, 2022
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PROJECT DESCRIPTION (continued):
B. Project Summary
The applicant proposes to demolish the existing 1,387-square foot residence and construct
a new 2,882-square foot, one-story single-family residence with an attached 436-
square foot garage (Exhibit 9).
C. Zoning Compliance
A single-family residence is permitted in the R-1:8 zone. The proposed residence is in
compliance with the allowable floor area, building coverage, setbacks, parking, and height
requirements for the property. No exceptions are requested.
DISCUSSION:
A. Architecture and Site Analysis
The applicant is proposing to demolish the existing one-story 1,387-square foot ranch style
residence and 620-square foot attached garage.
The applicant proposes the construction of a modern style one-story single-family home
with 2,882 square feet of house floor area and a 436-square foot attached garage. The
height of the proposed building would be approximately 17 feet where a maximum of 30
feet is allowed. The applicant has provided a Letter of J ustification summarizing the project
(Exhibit 4). The proposed Development Plans are included in Exhibit 9.
The proposed project materials include: smooth stucco walls; a black metal standing seam
roof; a wood siding feature above the front entry; aluminum windows; and a metal trellis
over the front entry and garage. The Color and Materials Board is included on Sheet A-
05.01 of Exhibit 9.
B. Building Design
The proposed residence would be of a modern style, with a black standing seam metal roof,
smooth stucco siding, a wood siding feature above the front entry, aluminum windows, and
a metal trellis over the front entry and garage (Exhibit 9). In their Letter of Justification
(Exhibit 4), the applicant cites an eclectic mix of styles of homes within the immediate
neighborhood, which includes ranch, contemporary, and modern styles. The applicant’s
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SUBJECT: 15602 Benedict Lane/S-21-036
DATE: September 23, 2022
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DISCUSSION (continued):
letter details their efforts to discuss the project with their neighbors. Lastly, the letter
describes the consideration given to the surrounding neighborhood in designing a project
that is architecturally compatible.
The Town’s Consulting Architect reviewed the proposed residence on April 8, 2022 (Exhibit
5). The Consulting Architect noted that the proposed home is designed in a traditional
Eichler-like architectural style. The Consulting Architect identified several issues with the
project that were inconsistent with the Residential Design Guidelines. In response, the
applicant made two modifications to the design of the residence and provided written
responses to the remaining issues and recommendations of the Consulting Architect
(Exhibit 6). The recommendations identified by the Consulting Architect are provided
below, followed by the applicant’s response in italics.
1. Lower the height of the entry and roof eaves to bring the design more into scale with its
human occupants and the proposed architectural style.
The garage mass measurement is 13 feet and has been designed to this height to
provide a visual cover to the roof form behind it. As noted in the Consulting Architect’s
report, the overall scale of the house is well within the building height of the immediate
neighborhood. A metal overhang above the proposed garage was added to reduce the
visual scale of the garage mass.
2. Reevaluate all window types and proportions to be consistent with the proposed
architectural style.
Window types and proportions were modified to be consistent with the proposed
architectural style.
3. Add trim to all windows.
Residential Design Guideline 3.7.4 states that wood trim is encouraged on stucco houses
unless the window frames are recessed at least six inches. The proposed window design
will be recessed two inches. In addition, there are several other homes in the immediate
neighborhood with similar windows to the proposed design.
4. Increase all roof overhangs.
The roof overhang on the left-hand side of the residence was increased to two feet;
however, the other section of the roof on the right-hand side was not increased in order
to ensure the overall height of the residence is not increased.
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SUBJECT: 15602 Benedict Lane/S-21-036
DATE: September 23, 2022
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DISCUSSION (continued):
5. Consider adding translucent windows adjacent to the entry door.
The proposed floor plan has a closet behind the wall adjacent to the front door. From
the interior of the residence, the space is intended as a needed closet which does not
allow for a window to be added on the wall. From the outside visual, the plan is to have
a large plant or something else visually to cover the blank exterior wall.
6. If additional wall materials such as stone or wood siding are proposed on the front
elevation, carry those materials consistently around all sides of the house.
The stone material on the rear elevation is not at the same plane of the stucco, resulting
in a plane change between the two materials. In addition, the same stone material is
used on both the front and rear elevation of the residence which is consistent with
Residential Design Guideline 3.2.2.
In addition to the recommendations identified by the Consulting Architect, two approaches for
design revisions were identified to provide traditional variations to the proposed roof form to
be more compatible with the immediate neighborhood and consistent with the Town’s
Residential Design Guidelines. The Consulting Architect provided two approaches to a refined
roof form, Approach #1, a hip roof, or Approach #2, a single gable roof, as these were
consistent roof forms seen on residences within the immediate neighborhood.
The applicant responded to the Consulting Architect’s recommendation to a modified roof form
for the residence below:
There are several homes in the greater neighborhood with styles similar to the proposed
residence. Therefore, considering the greater neighborhood, the proposed plan is not
different from the other homes and complies with the Residential Design Guidelines.
As detailed above, the applicant has made two of the recommended modifications to the
design in response to the recommendations made by the Consulting Architect and has
provided justification for not making the additional recommended modifications.
C. Neighborhood Compatibility
The immediate neighborhood contains primarily one-story residences, with two, two-story
residences. Based on Town and County records, the residences in the immediate area
range in size from 1,056 square feet to 3,149 square feet. The floor area ratios (FARs) range
from 0.11 to 0.31. The proposed residence would be 2,882 square feet with a FAR of 0.30.
Pursuant to Town Code, the maximum allowable square footage for the 9,645-square foot
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SUBJECT: 15602 Benedict Lane/S-21-036
DATE: September 23, 2022
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DISCUSSION (continued):
lot is 3,017 square feet with a maximum FAR of 0.31. The table below reflects the current
conditions of the immediate neighborhood.
Address Zoning House
SF
Garage
SF
Total
SF Site SF Building
FAR Stories
15624 Benedict R-1:8 3,149 720 3,869 16,515 0.19 1
15588 Benedict R-1:8 2,992 437 3,429 9,659 0.31 1
15572 Benedict R-1:8 1,056 400 1,456 9,643 0.11 1
15625 Benedict R-1:8 1,118 480 1,598 13,941 0.08 1
15603 Benedict R-1:8 1,545 320 1,865 9,375 0.16 1
15589 Benedict R-1:8 2,308 400 2,708 9,375 0.25 2
15573 Benedict R-1:8 1,154 324 1,478 9,375 0.12 1
155651 Benedict R-1:8 2,104 976 3,080 9,373 0.22 2
15602 Benedict (N) R-1:8 2,882 436 3,318 9,645 0.30 1
15602 Benedict (E) R-1:8 1,387 620 2,007 9,645 0.14 1
The proposed residence would comply with the maximum allowed floor area and height for
the property and would not be the largest home in the immediate neighborhood in terms of
square footage or FAR.
D. Tree Impacts
The Consulting Arborist reviewed the development plans, visited the property, and
prepared a report for the project, noting that there are eight protected trees, adjacent to
the development, with three of the eight trees being located on neighboring properties
(Exhibit 7). The report recommends removal of tree #37 due to its direct conflict with the
proposed footprint of the residence. No other trees on the site are proposed for removal.
The Draft Conditions of Approval include a condition that all recommendations of the Town
Arborist be implemented by the applicant prior to issuance of a Building Permit (Exhibit 3).
E. Neighbor Outreach and Public Comments
The applicant’s Letter of Justification provides a summary of their efforts to communicate
with their neighbors (Exhibit 4). Story poles and project signage were installed on site by
August 29, 2022. Public comments received by 11:00 a.m., Friday, September 23, 2022, are
included as Exhibit 8.
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SUBJECT: 15602 Benedict Lane/S-21-036
DATE: September 23, 2022
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DISCUSSION (continued):
F. Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application for construction
of a new 2,882-square foot single-family residence and a 436-square foot attached garage
(Exhibit 9). The project is in compliance with the objective standards of the Town Code
related to allowable floor area, height, setbacks, lot coverage, and on-site parking
requirements. The project was reviewed by the Town’s Consulting Architect who provided
recommendations for the project to refine the design to be more compatible with the
immediate neighborhood and the Town’s Residential Design Guidelines (Exhibit 5). In
response to the recommendations of the Consulting Architect, the applicant responded to
two of the issues identified in the report through revision of the proposed residence and
provided justification for not making the additional recommended modifications (Exhibit 6).
B. Recommendation
Based on the analysis above, staff recommends denial of the Architecture and Site
application based on concerns related to the project’s compatibility with the immediate
neighborhood and consistency with the Residential Design Guidelines, as discussed in this
report.
C. Alternatives
Alternatively, the Commission can:
1. Approve the application by taking the following actions:
a. Make the finding that the proposed project is categorically exempt pursuant to the
adopted Guidelines for the Implementation of the California Environmental Quality
Act, Section 15303: New Construction or Conversion of Small Structures (Exhibit 2);
b. Make the finding that the project complies with the objective standards of Chapter
29 of the Town Code (Zoning Regulations) (Exhibit 2);
c. Make the finding that the project complies with the Town’s Residential Design
Guidelines (Exhibit 2); and
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SUBJECT: 15602 Benedict Lane/S-21-036
DATE: September 23, 2022
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CONCLUSION (continued):
d. Approve Architecture and Site application S-21-036 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 9.
2. Approve the application with additional and/or modified conditions; or
3. Continue the matter to a date certain with specific direction.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Letter of Justification
5. Consulting Architect Report
6. Applicant’s Response to Consulting Architect Report
7. Consulting Arborist Report
8. Public Comments received prior to 11:00 a.m., Friday, September 23, 2022
9. Development Plans
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Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm)
EXHIBIT 1
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CONSIDERATIONS.DOCX
PLANNING COMMISSION – September 28, 2022
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
15602 Benedict Lane
Architecture and Site Application S-21-036
Requesting Approval for Demolition of an Existing Single-Family Residence and
Construction of a New Single-Family Residence on Property Zoned R-1:8. Located at
15602 Benedict Lane. APN 424-22-008.
PROPERTY OWNER: Alireza Mirbagheri and Shadi Zomorrodi
APPLICANT: Azadeh Masrour
PROJECT PLANNER: Jocelyn Shoopman
FINDINGS
Required Finding for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
Required Compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code
(Zoning Regulations).
Required Compliance with the Residential Design Guidelines:
■ The project is in compliance with the Residential Design Guidelines for single -
family residences not in hillside areas.
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 .
EXHIBIT 2
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PLANNING COMMISSION – September 28, 2022
CONDITIONS OF APPROVAL
15602 Benedict Lane
Architecture and Site Application S-21-036
Requesting Approval for Demolition of an Existing Single-Family Residence and
Construction of a New Single-Family Residence on Property Zoned R-1:8. Located at
15602 Benedict Lane. APN 424-22-008.
PROPERTY OWNER: Alireza Mirbagheri and Shadi Zomorrodi
APPLICANT: Azadeh Masrour
PROJECT PLANNER: Jocelyn Shoopman
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
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 security.
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.
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.
EXHIBIT 3
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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 landsca pe 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. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
14. PERMITS REQUIRED: A Demolition Permit is required for the demolition of the existing
single-family residence and detached garage. A separate Building Permit is required for
the construction of the new single-family residence and attached garage. An additional
Building Permit will be required for the PV System if the system is required by the
California Energy Code.
15. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos
as of January 1, 2020, are the 2019 California Building Standards Code, California Code of
Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes.
16. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
17. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
18. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
19. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building
Department Demolition Application and a Bay Area Air Quality Management District
Application from the Building Department Service Counter. Once the demolition form has
been completed, all signatures obtained, and written verification from PG&E that all
utilities have been disconnected, return the completed form to the Building Departmen t
Service Counter with the Air District’s J# Certificate, PG&E verification, and three (3) sets of
site plans showing all existing structures, existing utility service lines such as water, sewer,
and PG&E. No demolition work shall be done without first obtaining a permit from the
Town.
20. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted with
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the Building Permit Application. This report shall be prepared by a licensed Civil Engineer
specializing in soils mechanics.
21. SHORING: Shoring plans and calculations will be required for all excavations which exceed
five (5) feet in depth, or which remove lateral support from any existing building, adja cent
property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
22. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project Building Inspector at foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the Soils
Report, and that the building pad elevations and on -site retaining wall locations and
elevations have been prepared according to the approved plans. Horizontal and vertical
controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the
following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
23. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed), i.e., directly printed, onto a plan sheet.
24. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed
with adaptability features for single-family residences per Town Resolution 1994-61:
a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water
closets, showers, and bathtubs, located 34 inches from the floor to the center of the
backing, suitable for the installation of grab bars if needed in the future.
b. All passage doors shall be at least 32-inch-wide doors on the accessible floor level.
c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing,
no more than 1 inch out of plane with the immediate interior floor level and with an
18-inch clearance at interior strike edge.
d. A door buzzer, bell or chime shall be hard wired at primary entrance.
25. BACKWATER VALVE: The scope of this project may require the installation of a sanitary
sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the
plans if a backwater valve is required and the location of the installation. T he Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
26. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
27. 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.
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28. 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.
29. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development – Planning Division: (408) 354-6874
b. Engineering/Parks & Public Works Department: (408) 399-5771
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate school
district(s) for processing. A copy of the paid receipt is required prior to permit
issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
30. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept
clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of
the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of
goods and materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The Owner and/or Applicant's representative in charge shall be at the job
site during all working hours. Failure to maintain the public right-of-way according to this
condition may result in the issuance of correction notices, citations, or stop work orders
and the Town performing the required maintenance at the Owner and/or Applicant's
expense.
31. 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.
32. 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.
33. ENCROACHMENT PERMIT: All work in the public right -of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It is the
responsibility of the Owner/Applicant to obtain any necessary encroachment permit s from
affected agencies and private parties, including but not limited to, Pacific Gas and Electric
(PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department of
Transportation (Caltrans). Copies of any approvals or permits must be submitted to the
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Town Engineering Division of the Parks and Public Works Department prior to releasing any
permit.
34. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner and/or Applicant or their
representative shall repair or replace all existing improvements not d esignated for removal
that are damaged or removed because of the Owner and/or Applicant or their
representative's operations. Improvements such as, but not limited to: curbs, gutters,
driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings,
etc., shall be repaired and replaced to a condition equal to or better than the original
condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any
concrete identified that is displaying a stamp or equal shall b e removed and replaced at the
Contractor’s sole expense and no additional compensation shall be allowed therefore.
Existing improvement to be repaired or replaced shall be at the direction of the
Engineering Construction Inspector and shall comply with all Title 24 Disabled Access
provisions. The restoration of all improvements identified by the Engineering Construction
Inspector shall be completed before the issuance of a certificate of occupancy. The Owner
and/or Applicant or their representative shall request a walk-through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
35. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an
encroachment permit. Special provisions such as limitations on works hours, protective
enclosures, or other means to facilitate public access in a safe manner may be required.
36. DRIVEWAY: The driveway conform to existing pavement on Benedict Lane shall be
constructed in a manner such that the existing drainage patterns will not be obstructed.
37. PUBLIC IMPROVEMENTS: The following improvements shall be installed by the Owner
and/or Applicant. Plans for those improvements shall be prepared by a California
registered civil engineer, reviewed and approved by the Town before the issuance of any
grading or building permits or the recordation of a map. The improvements must be
completed and accepted by the Town before a Certificate of Occupancy for any new
building can be issued.
38. 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.
39. PUBLIC WORKS INSPECTIONS: The Owner and/or Applicant or thei r 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.
a. Benedict Lane: Rolled curb, and tie-in paving along the property frontage.
b. Benedict Lane: 2” overlay from the centerline to the eastern lip of gutter, or alternative
pavement restoration measure as approved by the Town Engineer.
40. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
41. 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
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approved by the respective deciding body, the grading permit application (with grading
plans and associated required materials and plan check fees) shall be made to the
Engineering Division of the Parks and Public Works Department located at 41 Miles
Avenue. The grading plans shall include final grading, drainage, retaining wall location(s),
driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities
and a table of existing and proposed impervious areas. Unless specifically allowed by the
Director of Parks and Public Works, the grading permit will be issued concurrently with the
building permit. The grading permit is for work outside the building footprint(s). 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 .
42. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The Owner
and/or Applicant’s project engineer shall notify, in writing, the Town Engineer at l east
seventy-two (72) hours in advance of all the proposed changes. Any approved changes
shall be incorporated into the final “as-built” plans.
43. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California and submitted to the Town Engineer for
review and approval. Additionally, any studies imposed by the Planning Commission or
Town Council shall be funded by the Owner and/or Applicant.
44. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits, the
Owner and/or Applicant shall: a) design provisions for surface drainage; and b) design all
necessary storm drain facilities extending to a satisfactory point of disposal for the proper
control and disposal of storm runoff; and c) provide a recorded copy of any required
easements to the Town.
45. PRECONSTRUCTION MEETING: Prior to the commencement of any site work, the general
contractor shall:
a. Along with the Owner and/or Applicant, attend a pre -construction meeting with the
Town Engineer to discuss the project conditions of approval, working hours, site
maintenance and other construction matters;
b. Acknowledge in writing that they have read and understand the project conditions of
approval and will make certain that all project sub-contractors have read and understand
them as well prior to commencing any work, and that a copy of the project conditions of
approval will be posted on-site at all times during construction.
46. 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.
47. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the project’s design-level geotechnical/geological
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investigation as prepared by the Owner and/or Applicant’s engineer(s), and any
subsequently required report or addendum. Subsequent reports or addendum are subject
to peer review by the Town’s consultant and costs shall be borne by the Owner and/or
Applicant.
48. WATER METER: The water meter shall be relocated within the property in question,
directly behind the public right-of-way line. The Owner and/or Applicant shall repair and
replace to existing Town standards any portion of concrete flatwork within said right-of-
way that is damaged during this activity prior to issuance of a certificate of occupancy.
49. CERTIFICATE OF OCCUPANCY: The Engineering Division of the Parks and Public Works
Department will not sign off on a Temporary Certificate of Occupancy or a Final Certificate
of Occupancy until all required improvements within the Town’s right-of-way have been
completed and approved by the Town.
50. FRONTAGE IMPROVEMENTS: The Owner and/or Applicant shall be required to improve the
project’s public frontage (right-of-way line to centerline and/or to limits per the direction
of the Town Engineer) to current Town Standards. These improvements may include but
not limited to curb, gutter, driveway approach(es), signs, pavement, raised pavement
markers, thermoplastic pavement markings, etc. The improvements must be completed
and accepted by the Town before a Certificate of Occupancy for any new building can be
issued.
51. UTILITIES: The Owner and/or Applicant shall install all new, relocated, or temporarily
removed utility services, including telephone, electric power and all other communications
lines underground, as required by Town Code Section 27.50.015(b). All new utility services
shall be placed underground. Underground conduit shall be provided for cable television
service. The Owner and/or Applicant is required to obtain approval of all proposed utility
alignments from any and all utility service providers before a Certificate of Occupancy for
any new building can be issued. The Town of Los Gatos does not approve or imply
approval for final alignment or design of these facilities.
52. SIDEWALK IN-LIEU FEE: A sidewalk in-lieu fee of $5,544.00 shall be paid prior to issuance of
a grading or building permit. This fee is based on 346.5 square feet of 4.5-foot wide
sidewalk at $16.00 per square foot in accordance with Town policy and the Town’s
Comprehensive Fee Schedule. The final curb and sidewalk in-lieu fee for this project shall
be calculated using the current fee schedule and rate schedule in effect at the time the fee
is paid.
53. ROLLED CURB REPAIR: The Owner and/or Applicant shall repair and replace to existing
Town standards any rolled curb damaged now or during construction of this project. All
new and existing adjacent infrastructure must meet Town standards. New curb shall be
constructed per Town Standard Details. New concrete shall be free of stamps, logos,
names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be
removed and replaced at the Contractor’s sole expense and no additional compensation
shall be allowed therefore. The limits of curb repair will be determined by the Engineering
Construction Inspector during the construction phase of the project. The improvements
must be completed and accepted by the Town before a Certificate of Occupancy for any
new building can be issued.
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54. FENCING: Any fencing proposed within two hundred (200) feet of an intersection shall
comply with Town Code Section §23.10.080.
55. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not
limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080,
26.10.065, and 29.40.030.
56. 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.
57. 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.
58. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Cover all
trucks hauling soil, sand and other loose debris.
59. CONSTRUCTION HOURS: All construction activities, including the delivery of construction
materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m.
to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, holidays excluded. The Town
may authorize, on a case-by-case basis, alternate construction hours. The Owner and/or
Applicant shall provide written notice twenty-four (24) hours in advance of modified
construction hours. Approval of this request is at discretion of the Town.
60. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00
a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall
be allowed. No individual piece of equipment shall produce a noise level exceeding eighty -
five (85) dBA at twenty-five (25) feet from the source. If the device is located within a
structure on the property, the measurement shall be made at distances as close to twenty -
five (25) feet from the device as possible. The noise level at any point outside of the
property plane shall not exceed eighty-five (85) dBA.
61. 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 Project Schedule, employee parking, construction staging area, materials
storage area(s), concrete washout(s) and proposed outhouse location(s). Please refer to
the Town’s Construction Management Plan Guidelines document for additional
information.
62. WVSD (West Valley Sanitation District): A Sanitary Sewer Clean-out is required for each
property at the property line, within one foot of the property line per West Valley
Sanitation District Standard Drawing 3, or at a location specified by the Town.
63. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood
level rims less than twelve (12) inches (304.8 mm) above the elevation of the next
upstream manhole and/or flushing inlet cover at the public or private sewer system serving
such drainage piping shall be protected from backflow of sewage by installing an approved
type backwater valve. Fixtures above such elevation shall not discharge through the
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backwater valve, unless first approved by the Building Official. The Town shall not incur
any liability or responsibility for damage resulting from a sewer overflow where the
property owner or other person has failed to install a backwater valve as defined in the
Uniform Plumbing Code adopted by the Town and maintain such device in a functional
operation condition. Evidence of West Sanitation District’s decision on whether a
backwater device is needed shall be provided prior to the issuance of a building permit.
64. BEST MANAGEMENT PRACTICES (BMPs): The Owner and/or Applicant is responsible for
ensuring that all contractors are aware of all storm water quality measures and that such
measures are implemented. Best Management Practices (BMPs) shall be maintained and
be placed for all areas that have been graded or disturbed and for all material, equipment
and/or operations that need protection. Removal of BMPs (temporary removal during
construction activities) shall be replaced at the end of each working day. Failure to comply
with the construction BMP will result in the issuance of correction notices, citations, or
stop work orders.
65. 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.
66. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building
on an area if grading is allowed during the rainy season. Interim erosion control measures,
to be carried out during construction and before installation of the final landscaping, shall
be included. Interim erosion control method shall include, but are not limited to: silt
fences, fiber rolls (with locations and details), erosion control blankets, Town standard
seeding specification, filter berms, check dams, retention basins, etc. Provide erosion
control measures as needed to protect downstream water quality during winter months.
The Town of Los Gatos Engineering Division of the Parks and Public Works Department and
the Building Department will conduct periodic NPDES insp ections of the site throughout
the recognized storm season to verify compliance with the Construction General Permit
and Stormwater ordinances and regulations.
67. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading, and
by landscaping disturbed soils as soon as possible. Further, water trucks shall be present
and in use at the construction site. All portions of the site subject to blowing dust shall be
watered as often as deemed necessary by the Town, or a minimum of three (3) times daily,
or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging
areas at construction sites in order to insure proper control of blowing dust for the
duration of the project. Watering on public streets shall not occur. Streets shall be cleaned
by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at
least once a day. Watering associated with on -site construction activity shall take place
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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.
68. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant
emissions, the following the Bay Area Air Quality Management District (BAAQMD)-
recommended basic construction measures shall be included in the project’s grading plan,
building plans, and contract specifications:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day, or otherwise kept dust -free.
b. All haul trucks designated for removal of excavated soil and demolition debris from site
shall be staged off-site until materials are ready for immediate loading and removal from
site.
c. All haul trucks transporting soil, sand, debris, or other loose m aterial 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.
69. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any
grading or building permits, all pertinent details of any and all proposed stormwater
management facilities, including, but not limited to, ditches, swales, pipes, bubble -ups, dry
wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be
provided on submitted plans, reviewed by the Engineering Division of the Parks and Public
Works Department, and approved for implementation.
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70. 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.
71. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. On-site drainage systems for all projects shall include one of the
alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These
include storm water reuse via cisterns or rain barrels, directing runoff from impervious
surfaces to vegetated areas and use of permeable surfaces. No improvements shall
obstruct or divert runoff to the detriment of an adjacent, downstream or down slope
property.
http://www.scvurppp-w2k.com/nd_wp.shtml?zoom_highlight=BIOTREATMENT+SOIL.
72. 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.
73. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during
the course of construction. All construction shall be diligently supervised by a person or
persons authorized to do so at all times during working hours. The Owner and/or
Applicant's representative in charge shall be at the job site during all working hours.
Failure to maintain the public right-of-way according to this condition may result in
penalties and/or the Town performing the required maintenance at the Owner and/or
Applicant's expense.
74. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
75. 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.
76. FIRE SPRINKLERS REQUIRED: (As noted on Sheet A-00.01) An automatic residential fire
sprinkler system shall be installed in all new one- and two-family dwellings as follows.
77. REQUIRED FIRE FLOW: The fire flow for this project is 500 GPM at 20 psi residual pressure
since an automatic fire sprinkler system will be installed. Note: The minimum required
number and spacing of the hydrants shall be in accordance with CFC Table C102.1. Provide
a fire flow letter from a local water purveyor (San Jose Water) confirming the required fire
flow of 500 GPM @ 20 psi residual from a fire hydrant located within 600' of the farthest
exterior corner of the structure. Letter shall be submitted before or with the building
permit plan set.
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78. 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.
79. 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.
80. 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.
81. 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 jurisdictio n. 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, 1 05.3.6].
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April 8, 2022
Ms. Jocelyn Shoopman
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 15602 Benedict Lane
Dear Jocelyn:
I reviewed the drawings and evaluated the site context. My comments and recommendations are as follows:
NEIGHBORHOOD CONTEXT
The site is located in an established neighborhood of traditional Ranch Style homes. Houses are all one-story
in height with one home having a substantially set back second story. Photos of the site and its surrounding
neighborhood are shown on the following page.
EXHIBIT 5
15602 Benedict Lane
Design Review Comments
April 8, 2022 Page 2
THE SITE House immediately across Benedict Lane
Home to the immediate right
Nearby home to the left on Benedict Lane
Home to the immediate left
Nearby home across Benedict Lane
Nearby home to the left on Benedict Lane
Nearby home across Benedict Lane
15602 Benedict Lane
Design Review Comments
April 8, 2022 Page 3
PROPOSED DESIGN
The proposed home is designed in a traditional Eichler-like architectural style - see proposed elevations below.
Proposed Front Elevation
Proposed Left Side Elevation
Proposed Rear Elevation
Proposed Right Side Elevation
Proposed Streetscape
15602 Benedict Lane
Design Review Comments
April 8, 2022 Page 4
ISSUES AND CONCERNS
The proposed one-story house would be consistent with the scale and overall building height of the immediate
neighborhood - see comparative streetscale illustrations below.
There are, however, several issues worthy of further design discussion.
1. The proposed architectural style is heavily influenced by and is a somewhat stripped down version of a
typical low-sloped roof Eichler Home of the 1960s. Normally one sees issues with new homes blending
into an older Eichler neigborhood rather than designing an Eichler-like home for a traditional Ranch
Style neighborhood with a preponderance of hip roofs. The proposed house design would not be
consistent with Residential Design Guideline 3.2.1
3.2.1 Select an architectural style with sensitivity to the surrounding neighborhood
• Avoid selecting an architectural style which typically has roof pitches that are substantially different
from others in the nearby neighborhood.
The proposed design in this neighborhood is also not consistent with the General Design Principles set forth in
the Residential Design Guidelines.
GENERAL DESIGN PRINCIPLES
The following principles have been used in the development of these guidelines, and will be used by
the Town to evaluate plans and designs that are not covered by a specific design guideline.
• Encourage a diversity of architectural styles consistent with the neighborhood context
• Design to blend into the neighborhood rather than stand out
• Utilize roof forms and pitches similar to those in the immediate neighborhood
15602 Benedict Lane
Design Review Comments
April 8, 2022 Page 5
2. The front elevation is quite monumental in scale for the proposed architectural style. The recesssed entry
is approximately 11’-6” in height with an entry door of over 9 feet, and the flat-roofed garage is almost
14 feet in height .
3. Stone and wood siding is proposed on the front elevation without carrying those materials consistently
around to all other elevations which is not consistent with Residential Design Guideline 3.2.2.
3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side
and rear elevations that are markedly different from the front elevation.
4. Windows and doors without trim are not consistent with Residential Design Guideline 3.7.4.
3.7.4 Design the windows with attention to matching the traditional details of the architectural
style
• Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim
around the windows. The trim width should be matched to the style, but in general, should not be less
than 3 1/2 inches wide.
• Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches
from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.
5. The roof overhangs are rather small for the proposed architectural style - see photo example below.
15602 Benedict Lane
Design Review Comments
April 8, 2022 Page 6
6. The change of materials in the same plane on the rear elevation would not be 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.
7. The windows styles and proportions lack consistency which is not consistent with Residential Design
Guideline 3.7.2.
3.7.2 Match window types and proportions to the architectural style and to the surrounding
neighborhood
• Select window types to complement the style of the house. Each architectural style generally has one or
two window types that are traditional to the style. Double hung windows, for example, are common
features of Victorian and Craftsman Styles while casement windows are seen frequently in Mission
and Spanish Eclectic styles.
• Most architectural styles feature windows that have either vertical or square proportions. Avoid
horizontal window proportions unless the style (e.g., Modern or Ranch Style) is clearly supportive of
that shape. Horizontal groupings of vertical and square windows are one means of providing visual
balance to a facade design.
• Limit the number of different window types and proportions to enhance the visual unity of the house
design.
15602 Benedict Lane
Design Review Comments
April 8, 2022 Page 7
RECOMMENDATIONS
Staff should work with the applicant to refine the design to be more compatible with the immediate neigh-
borhood and the Town’s Residential Design Guidelines. There are some traditional variations to the proposed
Eichler-like design that I believe would be more compatible with the immediate neighborhood and more con-
sistent with the Town’s Residential Design Guidelines. Two illustrations and photo examples of similar homes
are shown below.
TRADITIONAL GABLE and HIP ROOFS
HIP ROOF
SINGLE GABLE ROOF
15602 Benedict Lane
Design Review Comments
April 8, 2022 Page 8
In preparing revised designs for the house, the applicant should address the following which are identified
as being issues with the current design and likely to be noted again in the future unless addressed in the
revised application.
1. Lower the height of the entry and roof eaves to bring the design more into scale with its human occu-
pants and the proposed architectural style.
2. Reevaluate all window types and proportions to be consistent with the proposed architectural style.
3. Add trim to all windows.
4. Increase all roof overhangs.
5. Consider adding translucent windows adjacent to the entry door.
6. If additional wall materials such as stone or wood siding are proposed on the front elevation, carry those
materials consistently around all sides of the house.
If you would like to discuss this further, I am available at your convenience.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
SINGLE WIDE GABLE ROOFS
September 12, 2022
Subject:
15602 Benedict Ln
Los Gatos, CA 95032
PRE21-01290
Property Owners: Alireza Mirbagheri & Shadi Zomorrodi
Architect: Azadeh Masrour (AMS design LLP)
To:
Ms. Jocelyn Shoopman
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
Hello,
This is to provide a response to the Consulting Architecture Report dated April 8, 2022 signed by Larry L.
Cannon from Cannon Design Group regarding the project referenced above. Several items were identified
by the consulting architect to be addressed, and our response for each item can be found in the following
pages.
Can you please review our responses and provide your feedback? We’d be glad to provide any additional
information that might be needed.
Best Regards,
Alireza Mirbagheri (Property Owner) Shadi Zomorrodi (Property Owner)
EXHIBIT 6
1. Lower the height of the entry and roof eaves to bring the design more into scale with its human
occupants and the proposed architectural style.
Consulting Architect’s Comments:
The front elevation is quite monumental in scale for the proposed architectural style. The
recessed entry is approximately 11’-6” in height with an entry door of over 9 feet, and the flat-
roofed garage is almost 14 feet in height.
Response:
The garage mass actual measurement is approximately 13 feet (and not 14 feet as noted in the
report). It has been designed to this height in order to visually cover the roof behind it. As the
consulting architect has also mentioned in their report, the overall scale of the house is well within
building height of the immediate neighborhood. To further assist with visuals and the consulting
architect’s concern, we will plan to add a minimalistic and cosmetics metal overhang in that
garage mass space, which should help with the overall look of the garage mass not standing out
as too large.
2. Reevaluate all window types and proportions to be consistent with the proposed architectural
style.
Consulting Architect’s Comments:
The windows styles and proportions lack consistency which is not consistent with Residential
Design Guideline 3.7.2.
Response:
These recommendations were reflected in the new plans submitted.
3. Add trim to all windows
Consulting Architect’s Comments:
Windows and doors without trim are not consistent with Residential Design Guideline 3.7.4.
Response:
Per residential design guideline 3.7.4, window trims are encouraged on stucco houses unless the
window frames are recessed. Since our windows design will be recessed, additional trims will not
be added. We currently plan to have a maximum of two inches of recess on the windows. It’s also
worth mentioning that there are several other homes in the neighborhood with very similar
windows to our planned design (frameless and with recess much smaller than six inches). Pictures
of some of these examples can be found below:
Nearby home on a street behind Benedict Ln
(104 Oak Park Dr)
Nearby home on a street behind Benedict Ln
(221 Oak Wood Way)
4. Increase all roof overhangs
Consulting Architect’s Comments:
The roof overhangs are rather small for the proposed architectural style.
Response:
Per consulting architect’s recommendation, we will increase the roof overhang on the left side
of the house. The other section of the roof to the right will not be changed in order to ensure
the overall height of the house is not increased (addressing the other concern of the architect
regarding the overall height of the house to match the immediate neighborhood homes).
5. Consider adding translucent windows adjacent to the entry door
Consulting Architect’s Comments:
Consider adding translucent windows adjacent to the entry door.
Response:
Per current plans, there is a closet behind the wall next to the entry door. From inside of the
house, this space in the closet is needed, which doesn’t allow adding a window on this wall. From
the outside, our plan is to have something in front of this wall adjacent to the entry door to cover
the empty space of this wall (such as a large plant, etc.). Therefore, having a window on this wall
won’t be planned to be implemented at this time.
6. If additional wall materials such as stone or wood siding are proposed on the front elevation,
carry those materials consistently around all sides of the house.
Consulting Architect’s Comments:
Stone and wood siding is proposed on the front elevation without carrying those materials
consistently around to all other elevations which is not consistent with Residential Design
Guideline 3.2.2.
The change of materials in the same plan on the rear elevation would not be consistent with
Residential Design Guidelines 3.8.4.
Response:
The highlighted material above is not at the same plane as the stucco, and there is a level change
between the two. Further, the same stone material is used both in the front and back of the house,
which is consistent with the residential design guidelines.
Additional Recommendations
Consulting Architect’s Comments:
Staff should work with the applicant to refine the design to be more compatible with the
immediate neighborhood and the Town’s Residential Design guidelines. There are some
traditional variations to the proposed Eichler-like design that I believe would be more
compatible with the immediate neighborhood and more consistent with the Town’s Residential
Design Guidelines. Two illustrations and photo examples of similar homes are shown below.
Response:
There are several homes in the neighborhood with styles similar to our proposed plan. A few
examples of these homes are shown below. These examples include references to similar styles,
windows without trims and small roof overhangs. Therefore, considering the big picture of this
neighborhood, we don’t believe our proposed plan is radically different from other homes in the
neighborhood or violates any of the residential design guidelines. In addition, we have paid close
attention to our proposed design, to ensure it fits well within the immediate neighborhood. Our
proposed minimalistic contemporary style provides a nice transition between the two adjacent
homes to us, and blends well within the neighborhood. We have also reached out to every one of
our neighbors within the immediate neighborhood (and even beyond) to inform them about our
proposed plan, and they all have supported this proposal and believe that the design fits well with
the neighborhood. Additional details about neighborhood outreach can be found in the last
section of this letter.
Nearby home on a street behind Benedict Ln
(104 Oak Park Dr)
Nearby home on a street behind Benedict Ln
(221 Oak Wood Way)
Nearby home on a street behind Benedict Ln
(30 Roberts Rd)
Nearby home on a street behind Benedict Ln
(15621 Flintridge Dr)
Neighborhood Outreach Efforts
We have reached out to every one of our neighbors within the immediate neighborhood (and even
beyond) to inform them about our proposed plan for the construction. We have provided print outs of
our plans and handed to them. The outreach effort also included having some of our neighbors over at
our house and walking them through the installed story poles, so that they can picture very clearly how
the proposed plan will look like.
As a result of this outreach, we were pleased to find out that all the neighbors that we spoke to are fully
supportive of our plans. They in fact believe that not only the proposed plan will blend very well with the
immediate neighborhood, but it’ll also help to improve the neighborhood overall. Some of these
neighbors that we have spoken to in detail include the following (but not limited to this list):
1. Tammy and Robert Gore at
2. Don and Jennifer at
3. Mark and Alyssa at
4. Mohammad and Elaheh at
5. Troy and Jubi at
Revision History:
April 26, 2022: initial draft submitted
September 12, 2022:
- Comment#1 (Page2): specified the material for the added cosmetic overhang to be metal
- Comment#3 (Page3) regarding the window trims: added more details for the plan (recess
windows), with additional supporting examples from the neighborhood
- Additional recommendations section (Pages 6-8): modified with supporting pictures, map
and explanations
- Neighborhood outreach efforts (Page 9): added section (did not exist in the first draft)
- Revision history (Page 10): added this section for tracking changes easier if compared to old
letter
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Site Address: 15602 Benedict Lane Version: 02/07/2022
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Walter Levison 2022 All Rights Reserved
Assessment of Eight (8) Protected-Size Trees
At and Adjacent to
15602 Benedict Lane
Los Gatos, California
Prepared for:
Ms. Jocelyn Shoopman, 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)
2/1/2022
Report by CTA
2/7/2022
EXHIBIT 7
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Table of Contents
1.0 Summary ___________________________________________________________________________ 3
2.0 Assignment & Background _____________________________________________________________ 8
3.0 Town of Los Gatos – What Trees are Protected? ____________________________________________ 9
4.0 Recommendations ___________________________________________________________________ 11
5.0 Tree Protection and Maintenance Directions per Town Code _________________________________ 19
6.0 Tree Replacement Standards – Los Gatos Town Code ______________________________________ 22
7.0 Author’s Qualifications ________________________________________________________________ 25
8.0 Assumptions and Limiting Conditions ____________________________________________________ 26
9.0 Certification ________________________________________________________________________ 27
10.0 Digital Images _____________________________________________________________________ 28
11.0 Tree Data Table ____________________________________________________________________ 34
12.0 Tree Location & Protection Fence Map Mark-up __________________________________________ 40
13.0 Attached: CTA Tree Appraisal Worksheet per 10th Edition Guide for Plant Appraisal ______________ 40
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Site Address: 15602 Benedict Lane Version: 02/07/2022
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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 the 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.
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 over the subject property lot line.
Adjacent to this site (15602 Benedict Lane), there are various “exempt” trees such as privet specimens along the south boundary area, on neighbor
property, near to survey trees #34 and #35, that were appropriately excluded from this CTA tree study. Similarly, there are a large number of fern pine
(Podocarpus gracilior) specimens located along the west edge of the neighbor property, with canopies that slightly encroach into the 15602 Benedict site
project area, which were also excluded from the study, given that they were small diameter trees in the +/- 3” to 4” diameter trunk class (not verified, not
accessible), growing east of the property line wooden fence, assumedly with irrigation, arranged in a dense hedge formation on private property in an area
that is not accessible for close inspection.
New Staff Protocols 2021 Onward / High Risk Trees & Extreme Risk Trees & 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 remov als, 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.
Table 1.0(a) (REFER TO THE CTA’S TREE MAP MARKUP WHEN REVIEWING THIS MATRIX)
Note that this property at 15602 Benedict Lane is slightly under 10,000 square feet, and has the option to mitigate per the “single family residence
option” by using smaller mitigation tree plantings of 15 gallon size, rather than the standard 24” box size.
Line
Number
Tree Tag
Number
Common
Name
Large
Protected
Tree
(LPT)?
Appraised
Value
Site plan changes or restrictions required to reduce
impacts to “less than significant”
Replacement
Rate Per
Canopy Lost
Replacement
Size Tree
1 31 Coast live
oak No $1,490. No changes necessary if fencing is erected along edge of
proposed new driveway footprint. 3 15 gallon or
24” box
2 32 Coast live
oak No $520. No changes necessary if fencing is erected along edge of
proposed new driveway footprint. 3 15 gallon or
24” box
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Line
Number
Tree Tag
Number
Common
Name
Large
Protected
Tree
(LPT)?
Appraised
Value
Site plan changes or restrictions required to reduce
impacts to “less than significant”
Replacement
Rate Per
Canopy Lost
Replacement
Size Tree
3 33 Deodar
cedar No $32,200. No changes necessary if fencing is erected along edge of
proposed new driveway footprint. 6 24” box
4 34 Coast live
oak No $40.
This is actually a “tall stump” due to severe topping
pruning that was performed to essentially remove the
entire tree down to a stump of 9 feet elevation, which
then grew slightly to a height of 14 feet.
No changes necessary to plans, if fencing erected along
edge of proposed new driveway footprint.
2 15 gallon or
24” box
5 35 Coast live
oak No $3,630.
No changes necessary to plans, if fencing erected along
edge of proposed new driveway footprint. The proposed
new driveway will encroach to just outside of the tree’s
“critical root zone” calculated at 6 x trunk diameter as a
horizontal offset radius where no activity should
theoretically occur, to maintain tree stability.
3 15 gallon or
24” box
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Line
Number
Tree Tag
Number
Common
Name
Large
Protected
Tree
(LPT)?
Appraised
Value
Site plan changes or restrictions required to reduce
impacts to “less than significant”
Replacement
Rate Per
Canopy Lost
Replacement
Size Tree
6 36 Coast live
oak No $5,100.
Critical root zone is 6 x diameter, which is 6 x 17” = 8.5
feet as an absolute no activity zone for stability
preservation for the tree. Health preservation requires
usually 1.5 x the CRZ distance (approximately). This
means that the proposed residence footprint at 6 feet
from trunk edge is well inside the CRZ distance, violating
the minimum recommended offset distance for
construction. Also note that because the exterior work
rewuires a construction buffer area of at least 4 or 5
horizontal feet around the edge of the proposed new
residence, the actual distance of fencing from trunk edge
is going to be ~2 feet offset from trunk edge, which will
further negatively impact the tree’s root system unless a
soil protection buffer of geotextile and wood chips is piled
up over the ground to further protect against foot traffic
related soil compaction and/or machinery related soil
compaction of the tree root zone.
The CTA suggests pushing the residence to at least a
total of 14 feet north offset from trunk edge so that
fencing can be erected at 9 feet north of tree.
4 15 gallon or
24” box
7 37 Pyracantha
(shrub) No $330.
(Tree to be removed due to direct conflict with proposed
residence footprint).
Note that the applicant does not show replacement
plantings in their submittal set of plans.
It will be up to Staff whether the site project will be
required to mitigate using on-site plantings (three trees),
or will be allowed to pay in-lieu fees to some extent.
3 15 gallon or
24” box
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Line
Number
Tree Tag
Number
Common
Name
Large
Protected
Tree
(LPT)?
Appraised
Value
Site plan changes or restrictions required to reduce
impacts to “less than significant”
Replacement
Rate Per
Canopy Lost
Replacement
Size Tree
8 38 Coast live
oak Yes $17,300.
ROOF: Per the applicant’s plans, the south (rear)
elevation of the sloping roof will peak at 15’8”, and slope
down northward to 10’-0”. Given that roofers will need at
least 5 feet of additional head clearance to install the
roof, this therefore effectively requires a “working height”
of ~15 feet at the north end, and 21 feet elevation at the
southwest portion of the tree #38 canopy.
The CTA shot elevations of the tree #38 canopy using a
hypsometer and found its elevations to be roughly
between 12 feet and 17 feet in height above grade, with
presence of a 6 inch diameter limb that extends
westward over the proposed roof footprint.
The entire 6 inch diameter limb extending westward
over the proposed roof will need to be removed at its
attachment point at 7 feet above grade on the tree
#38 mainstem, to clear the roof and roofer activity.
This is acceptable, and is not expected to have a
significant negative effect on the tree’s long term
health or structure.
CRITICAL ROOT ZONE VS. RESIDENCE
FOUNDATION WORK:
The critical root zone of tree #38 is 6 x 30” = 15 feet.
The distance from trunk edge to new foundation of
residence is roughly 12 feet, which means the
encroachment will be 3 feet into the CRZ no-dig area.
This is still OK, given that the tree’s north, south, and
east root zone quadrants will essentially remain as open
soil intact. However, it will mean that the applicant will
be required to install a SOIL PROTECTION BUFFER
between the RPZ chain link fencing and the new
residence foundation, to prevent unnecessary soil
compaction. See the CTA’s tree map for this graphic.
10 24” box
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2017 Town of Los Gatos In-lieu fee equivalent = $250 per each required 24” box mitigation tree planting not installed on the site.
(This project is on a lot that is slightly less than 10,000 square feet, and is allowed to use 15 gallon size trees for on-site replacement plantings.
However, the value of each of those (smaller) mitigation plantings in terms of dollar value equivalency, is still $250 per tree).
1.0 (b) Summary of tree disposition and tree issues, based on the set of (revised) plans submitted to planning division in 2021:
1. TREE IMPACTS / “MODERATE TO SEVERE” EXPECTED:
Trees #36 and #38 may experience moderate to severe negative impacts from proposed work, if the site plan is built out as currently shown on the
applicant’s plan set submitted to planning division.
To mitigate or offset some of the root loss associated with the current plan, the CTA suggests (assuming that both trees #36 and #38 are to be
preserved):
• Pushing the proposed new residence to 14 feet north of the trunk edge of tree #36, such that fencing can be erected at 9 feet north of trunk
edge.
• Installing a soil protection buffer between the tree #38 protection fence and the proposed new residence foundation edge, per the green
highlighted strip shown on the CTA’s tree map markup below at the end of this report.
Also note that this tree will require some pruning to clear the roof and roofer activity. The limb required to be removed is a 6 inch diameter
limb extending westward over the proposed roof footprint. The impact of this removal will be minor to moderate only. All pruning
work will have to conform to the most current ANSI-A300 pruning standards, and either be performed by, or supervised directly
(full-time supervision) by an ISA Certified Arborist.
2. TREE IMPACTS / “MINOR” EXPECTED:
Trees #31, 32, 33, 34, and #38 are expected to remain with little or no negative impact from proposed new site plan construction work, if fencing is
erected along the south edge of the proposed driveway footprint as indicated on the CTA’s tree map markup as a heavy red dashed line.
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3. TREE REMOVALS vs. REQUIRED MITIGATION / APPLICANT:
Value: The applicant is proposing to remove tree #37 (actually a shrub). The value of this tree in terms of Los Gatos canopy replacement requirement
per planning division is installation of three (3) 15 gallon or 24” box size plantings on site with heavy irrigation, which is equivalent to $250 X 3 = $750,
per the standard $250 valuation of a single tree planting installed at site.
Location: Given that the applicant does not have a landscape plan or an irrigation plan, it is assumed that they have not yet determined a location for
this tree installation of three (3) 15 gallon or 24” box size trees.
Combo Mitigation: Planning Staff can either require the applicant to install three trees on site, or have the applicant pay a combination of in-lieu fees
plus install on-site mitigation tree plantings.
Mitigation Planting Species: Typical trees used for mitigation plantings include such pest and disease resistant trees as ‘Columbia’ plane tree,
‘Roberts’ sycamore, coast live oak, Chinese pistache, Swan Hill fruitless olive, wilson’s fruitless upright olive, silver linden (Tilia tomentosa), blue Atlas
cedar, and deodar cedar.
4. SECURITY BONDING:
The new 2015 iteration of the Town tree ordinance section 29.10.1000 (c)3 includes wordage that requires that all trees being retained on a development
site need to be appraised for dollar value at the applicant’s expense prior to building or grading permits being issued by the Town. Part ‘f’ of this same tree
ordinance section states that the Town may condition a security bond prior to issuance of a permit, in the sum of $5,000 per each tree being preserved, or
$25,000, whichever is less. In the case of this site, with six trees being retained ($30,000), the minimum $25,000 bond amount would kick in as the bond
amount.
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.
The trees were tagged with numeric tags “31” through “38”, affixed to the mainstem of each tree at roughly eye-level. These tag numbers are noted on the
CTA’s tree map markup attached to the end of this written report.
The CTA summarized the tree situation from a long-term site manager’s perspective, both in table form and in written form above, in section 1.0.
Specific recommendations for tree maintenance and protection are outlined below in section 4.0.
Digital images of the trees archived by the CTA are included below in this report for reference of existing pre-project conditions.
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The tree data table with detailed tree information based on the CTA’s field assessment on 2/1/2022 makes up section 11.0 of this report. The CTA used a
forester’s D-tape to determine trunk diameter at 4.5 feet above grade, or at a narrow point below a mainstem fork if the fork occurs at 4.5 feet above grade.
The D-tape converts actual trunk circumference into diameter in inches and tenths of inches. Tree heights were measured using a digital Nikon forestry pro
550 hypsometer. Tree canopy spread was visually estimated.
The attached tree map mark-up prepared by the CTA was created using the applicant’s site plan sheet A-00.01 dated September, 2021, marked up with
various highlight coloration1 as discussed in section 12.0.
The CTA reviewed the applicant’s revised set of plan sheets from September, 2021.
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.
1 Adobe Pro was used to mark up the tree map. In order to “lock” the mark-ups, the CTA printed a PDF of the marked-up PDF sheet, which resulted on some loss of color
intensity.
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Site Address: 15602 Benedict Lane Version: 02/07/2022
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9. Section 29.10.0965. Prohibitions: A permit is required to conduct severe pruning on any protected tree. Severe pruning is defined in section
29.10.0955 as “topping or removal of foliage or significant scaffold limbs or large diameter branches so as to cause permanent damage and/or
disfigurement of a tree, and/or which does not meet specific pruning goals and objectives as set forth in the current version of the International Society
of Arboriculture Best Management Practices-Tree Pruning and ANSI A300-Part 1 Tree, Shrub, and Other Woody Plant Management-Standard
Practices, (Pruning).”
10. Exceptions:
Severe Pruning Exception in Town Code section 29.10.1010(3) “…..except for pollarding of fruitless mulberry (Morus alba) or other species approved
by the Town Arborist….”.
Protected Tree Exceptions:
a. Edible fruit or nut bearing trees less than 18 inches diameter (multistem total or single stem)
b. Acacia melanoxylon (blackwood acacia) less than 24 inches (multistem total or single stem)
c. Liriodendron 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 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 suggested that a third party ASCA registered consulting arborist or ISA Certified Arborist with good experience with tree protection during
construction be retained by the applicant, to provide pre-project verification that tree protection and maintenance measures outlined in this section of
the arborist report are adhered to. Periodic (e.g. monthly) inspections and summary reporting, if required as a project condition of approval, are
suggested in order to verify contractor compliance with tree protection throughout the site plan project. This person will be referred to as the project
arborist (“PA”). The PA should monitor soil moisture within the root protection zones of trees being retained, using a Lincoln soil moisture probe/meter
or equivalent. If required, inspection reports shall be sent to Ms. Jocelyn Shoopman, Associate Planner, at rshoopman@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 (rshoopman@losgatosca.gov ) beginning with the initial tree protection verification approval letter”.
The PA is suggested to work with the project team to directly monitor a portion of the following items such as:
a. Foundation work directly north of oak #36.
b. Foundation work directly west of oak #38.
2. Project Team Pre-Project Clarifications or Changes Requested:
i. Residence Foundation / South Side of Residence:
The current proposed applicant plan shows the new residence foundation at 6 feet north of trunk edge of tree #36: a distance that is inside the
critical root zone (CRZ) of the tree, calculated at 8.5 fee radius offset.
The CTA suggests that Staff consider requiring the applicant to push the new residence foundation to 14 feet north of trunk edge of oak #36,
(if this tree is to be retained), in order that TPZ chain link fencing can be erected at 9 feet north of trunk edge, thereby bringing the fenced off
root zone area to just north of the calculated critical root zone offset distance from trunk edge. This will also allow for creation of a 5-foot wide
construction corridor between the TPZ fence and the new foundation where construction personnel can walk and perform work without being
blocked or hindered by the fencing.
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ii. Removal Mitigation Fees vs. On-Site Plantings:
Locations: Verify with the applicant the location(s) of the required on-site mitigation trees.
Species: Typical trees used for mitigation plantings include such pest and disease resistant trees as
‘Columbia’ plane tree, ‘Roberts’ sycamore, coast live oak, Chinese pistache, Swan Hill fruitless olive,
wilson’s fruitless upright olive, silver linden (Tilia tomentosa), blue Atlas cedar, and deodar cedar.
Irrigation: Verify irrigation type (should be high flow, with two (2) ½” diameter flood bubblers each emitting
a minimum of 1.0 gallon per minute.
Removal fee for tree #37 is $750, or installation of three (3) 15 gallon or 24” box size trees on site, or a
combination of plantings and fees to be determined by Town Planning Staff.
3. Security Bond:
It is suggested that Town Staff condition this project on receiving security bond monetary funds from the applicant
in the amount of $25,000, as a hedge against potential decline or death of one or more of the survey trees to
remaining on-site or off-site in close proximity to the proposed site plan project. Staff may choose to reduce this
fee to a lesser amount. See table 1.0(a) for individual tree appraised values.
4. Trunk Buffer Wrap Type III Protection:
Prior to demolition commencement, install a trunk buffer around the lowermost 8 to 10 feet of the
mainstems of trees #31, 32, 34, 35, 36, 38.
Wrap approximately 10 to 15 wraps of orange plastic snow fencing around the trunk between
grade and 8 feet above grade to create a padding at least 1 to 2 inches thickness. Each tree will
require at least one (1) entire roll of orange plastic snow fencing wrap.
Stand 2x4 wood boards upright, side by side, around the entire circumference of the trunk. Affix
using duct tape (do not use wires or ropes). See spec image at right.
5. Chain Link Fencing Type I and/or Type II Root Protection Zone (RPZ):
Prior to commencing site demolition, erect chain link fencing panels set on moveable concrete
block footings. 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 t he fence panels to the trunks of the trees.
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Pre-construction fence: Per the red dashed lines on the tree map mark-up in the CTA’s arborist report (routes may be subject to change,
depending on the finalized alignments of work items).
Protection shall be at the farthest possible offset distances from trees #31, 32, 33, 34, 35, 36, 38.
This fencing must be erected prior to any heavy machinery traffic or construction material arrival on site.
The protective fencing must not be temporarily moved during construction. No materials, tools, excavated soil, liquids, substances, etc. are to be
placed or dumped, even temporarily, inside the root protection zone or “RPZ”.
No storage, staging, work, or other activities will be allowed inside the RPZ except with PA monitoring. Note however that some RPZ
fencing areas may need to be removed or moved to allow for final landscape plant and irrigation system installation to occur.
6. Signage: The RPZ fencing shall have one sign affixed with UV-stabilized zip ties to the chain link at eye level for every 15 linear feet of fencing,
minimum 8”X11” size each, plastic laminated, with wordage that includes the Town Code section that refers to tree fence protection requirements
(wordage can be adjusted):
TREE PROTECTION ZONE FENCE
ZONA DE PROTECCION PARA ARBOLES
-NO ENTRE SIN PERMISO-
-LLAME EL ARBOLISTA-
REMOVAL OF THIS FENCE IS
SUBJECT TO PENALTY ACCORDING TO
LOS GATOS TOWN CODE 29.10.1025
PROJECT ARBORIST:
TELEFONO CELL: EMAIL :
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NOTE: THE CTA IS NOT THE “PROJECT ARBORIST”. The project arborist is a private arborist contracted by the
applicant or applicant’s team of professionals who then monitors the project and reports to Town of Los Gatos
planning division on a monthly basis with tree condition and tree protection inspection reports.
7. Water Spray:
Spray off foliage of all trees within 20 feet of construction activity using a very high power garden hose or a pressure
washer system set on low pressure to wash both the upper and lower surfaces of foliage. This helps keep the gas
portals (stomata) unclogged for better gas exchange which is crucial for normal tree function.
Spray should be applied approximately once-monthly, or when ambient airborne dust concentration is unusually high.
8. TREE MAINTENANCE / REQUIRED:
8.1. Retain an ISA certified arborist to perform or directly supervise pruning per the following specifications and per all
of the most current ANSI A300 pruning standards:
8.1.1 TREE #31 PRUNING:
Raise the canopy of oak #31 to 14 feet to provide minimum vehicle airspace
clearance.
8.1.2 TREE #32 PRUNING:
Raise the canopy of oak #32 to 14 feet to provide minimum vehicle airspace
clearance.
8.1.3 TREE #36 PRUNING:
Remove branches and limbs to 2 inches diameter each on the north side of the oak
#36 canopy, in order to clear vertical airspace to the proposed 15’8” finish roof
elevation (this recommendation may not be needed, if the residence is pushed to 14
feet north of the trunk edge per the CTA’s suggestion).
8.1.4 TREE #36 ROOT CROWN EXCAVATION:
Remove irrigation equipment, remove ivy, and remove soil, between zero (0) and 20
feet from the trunk edge of oak #36. See diagram at right for reference of correct
hand-tool root crown excavation (RCX) finish height of soil in relation to buttress
roots/root crown.
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8.1.5 TREE #38 PRUNING: Remove one (1) 6 inch diameter limb that extends westward into the
proposed finish roof area. Remove the limb at its attachment point on the main trunk at
approximately 7 feet elevation above grade.
8.1.5 TREE #38 SOIL PROTECTION BUFFER:
Install a soil protection buffer between the oak #38 TPZ chain link fence and the new proposed
residence foundation (i.e. between 7 feet and 12 feet west of the trunk edge of oak #38). See
reference images below and right, showing various soil protection buffers on the CTA’s past projects.
The minimum protection required is a layer of 6” to 12” thickness of coarse tree chipper truck type
wood chips, laid down over a geotextile that is pinned down on bare soil (see image above right).
The standard heavy duty soil protection buffer is a layer of 12” thickness of wood chips, overlaid with
full sheets of heavy duty exterior grade plywood strapped together using steel screw plates (see
image at right).
Either the minimum spec or the standard heavy duty spec type of buffer is acceptable for this project.
9. Maintenance of Trees / Optional:
The CTA suggests that the applicant consider optional installation of arborist cable systems and/or arborist
through-bolt threaded brace rods in oak #38, as additional support systems for the tree’s structure, given that
there are multiple bark inclusion type forks at 5 to 8 feet elevation that reduce the tree’s structure stability.
These types of support systems need to be installed by a qualified tree care company
using the ANSI A300 standards for cable diameters, brace rod diameters, etc., to ensure
the systems perform as they are supposed to.
Note that tree support systems such as cables, brace rods, and support posts are often
false security, and may only work to slow down a failure of a tree limb or section of the
tree. They cannot be considered full proof in terms of reducing risk of tree part failure and
impact with persons or property. They should be considered risk reduction measures that
have an unknown actual mitigation effect.
Right: sample of brace rod installation locations in a tree with a bark inclusion type
narrow angle fork.
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10. Temporary Irrigation During Construction:
If and when directed to do so by the project arborist (PA), provide native coast live oak
trees being retained on site with temporary periodic heavy irrigation during the
construction period.
Note that coast live oaks are dry summer regime adapted trees, and should only
be irrigated on a construction site at the rate of 1x/month, at a distance as far as
possible offset from the trunk (e.g. 20 feet from trunk).
Water application can be made using one or more of the following methods (see
sample images):
• Soaker hoses.
• Emitter lines.
• Garden hoses.
• Fire truck hoses.
• Water trucks.
• Tow-behind spray tank apparatus (see image at right).
• On-site water tank with gravity feed.
• Over-grade PVC piping with spray heads wired to rebar or other steel stakes (see image at right).
11. New Plantings / Tree Installation Specs:
Ideally, two (2) high flow type adjustable bubblers each emitting 1.0 to 2 gallons per minute (2GPM), depending on percolation rate of
planting pit, are set directly over the rootball of each single tree planting, and each tree is installed with two (2) wooden planting stakes (not the
shipping stake), with a set of figure-8 Cinch Ties ™. The diagram below illustrates correct form for a 24” box size tree planting pit and berm
construction, per arboriculture Best Management Practices. The CTA marked up the original open-source diagram from Urban Tree Foundation (2014)
to add the correct location for the ½” diameter flood bubblers and flex tubes set directly over the rootball.
Make sure to completely remove the shipping stake that is initially tied tightly against the trunk of each tree by the grower/nursery. This stake is only
for transport, and cannot be left tied against the trunk. It must be completely removed from the trunk area in order to avoid causing damage to the tree
trunk as it grows in girth.
The tree stakes are cut to just above the elevation of the Cinch-Ties to avoid abrasion between the stakes and the limbs and trunk during wind
movement.
A watering berm consisting of site soil is formed around the edge of the rootball to force irrigation water to pool up directly over the rootball. The berm
should be approximately 4 to 6 inches in height, and 8 to 12 inches in width, set directly over the rootball edge (see spec diagram below).
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The spec image at right shows the rootball being
set at 25% above surrounding finish grade
elevation of the soil. This is for “poorly drained”
soil situations where flooding of the planting pit
may occur. Given that a large percentage of the
south bay and peninsula planting sites contain
clay based construction pad type soil that is very
slow draining, this “poorly drained soil”
specification should actually be considered the
norm for most planting sites encountered in the
Bay Area. At a very minimum, the rootball
should be two to three inches raised above
surrounding grade to encourage proper drainage
away from the top of ball.
Also note that the spec image below shows the
correct “shallow bowl” type of planting pit dig,
where the pit is at least 3X to 4X the width of the
tree rootball, (and only approximately 3/4X) the
rootball depth, which means that the bottom of
the rootball will be sitting securely on solid, non-
decompacted parent soil, without threat of being
destabilized or sinking down into a previously-
dug pit depth deeper than the rootball depth.
The purpose of this type of “shallow bowl” pit dig
is to stabilize the rootball and prevent it from
sinking, while also encouraging fast growth of
lateral woody roots radiating outward from the
rootball into the surrounding soil outside of the
pit.
A second image is provided by the CTA, which
is a planting and irrigation spec developed for
the author’s private practice, indicating correct irrigation of a 24” box size tree over time in terms of volume, frequency, berm location, etc. for optimal
growth development of the tree. This is the newest iteration of the planting specification, which now shows a recommended subdrain/root channel
which is augered into the ground using a 12 inch diameter auger bore, for a distance of 5 feet depth below the bottom elevation of the planting pit:
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RIGHT: Proper installation of a new 24” box size tree with
two (2) high flow type 1.0 GPM to 2.0 GPM (gallon-per-
minute) flood bubblers seen inside a steeply-sloped watering
berm built using site soil. The berm is built up directly over
the rootball edge, which forces irrigation water directly
downward into the rootball via gravity.
12. Temporary Irrigation During Construction (If Any):
To be determined by the project arborist (PA), which is not
the CTA.
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 elopm ent application proposing the removal of or impact to one
or m ore protected trees. T he development applicati on shall inc lude a T ree Survey Plan and Tree Preservation Report based on this surv ey. T he tree
surv ey inventory numbers shall correspond to a numbered m etal 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 include the followi ng inf orm 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;
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(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
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 approval 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
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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 forfeited 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)
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 affected 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.
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(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. T he 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)
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.
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(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
Canopy Size of Removed Tree 1
(Staff is using 24” box size as
the Replacement Standard for
SFR Projects as of 2016) 2,4
Single Family
Residential
Replacement3,4
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
trees
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.
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3Single Famil y Residential Replacement 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
f amily 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.
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.
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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
5/1999-5/2020 (21 years)
• ISA Certified Arborist #WC-3172
• Peace Corps Soil and Water Conservation Extension Agent
Chiangmai Province, Thailand 1991-1993
• B.A. Environmental Studies/Soil and Water Resources
UC Santa Cruz, Santa Cruz, California 1990
UCSC Chancellor’s Award, 1990
(My full curriculum vitae is available upon request)
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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 subsequen t contractual arrangements are made, including paym ent 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 scal e 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.
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 organis ms that f ail 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 arboris t. An arborist should then be expected to
reasonably rely upon the completeness and accuracy of the information provided.
Trees c an 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.
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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
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
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10.0 Digital Images
WLCA archived new digital images of the trees on 2/1/2022:
Tree
Tag Image Tree
Tag Image
31
32
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Tree
Tag Image Tree
Tag Image
33
34
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Tree
Tag Image Tree
Tag Image
35
36
Flux at the base of this oak (#36) appears to be caused by chronic moist
or wet conditions at the base.
Removal of irrigation, ivy, and soil to expose the root flare may allow the
tree to normalize and reduce or stop flux exudation. See
recommendations for details.
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Tree
Tag Image Tree
Tag Image
37
38
Note the very tight fork conditions where mainstems are squeezed
together in an unusual formation. The only viable maintenance solution
for this situation is to install through-bolt type threaded brace rods per
ANSI A300 specs, to attempt to mitigate risk to some degree. Arborist
cable installations may or may not also be warranted.
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Tree
Tag Image Tree
Tag Image
38
Tree 38 has been overpruned, but is still a viable and important tree.
38
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Tree
Tag Image Tree
Tag Image
38
Looking northwest ”ward at the open soil root zone between tree 38 trunk
at right edge of image, and the existing residence footprint at the left
edge of image.
The proposed new residence will encroach to roughly 12 feet from the
trunk edge. This means that if the current plan is built as proposed, the
chain link TPZ/RPZ fencing would be erected at 7 feet out from the trunk
of the tree, in order to leave a 5 foot wide construction corridor between
fence and residence foundation edge.
Soil protection buffer installation will be required, in order to avoid soil
compaction from foot traffic and/or machinery use in the construction
corridor. The buffer consists typically of a layer of wood chips 6” to 12”
thickness, lain over a geotextile pinned down over the bare soil. This type
of buffer helps mitigate soil compaction and root zone damage to woody
and absorbing roots that extend out a great distance from the tree trunk,
typically as far as 2x to 5x the canopy dripline radius.
--- -------------------------------------------------------
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11.0 Tree Data Table
NOTE 1: Fruit and nut trees measuring less than 18” diameter (total of all mainstems) both on the site and on adjacent neighbor properties were
excluded from this study as “exemption trees” per the Town tree ordinance.
NOTE 2: Tree preservation suitability ratings (TPS) are determined independently from and irrespective of current proposed site construction
work.
Tree Tag Number Genus &
Species
Common
Name Trunk1 Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall
Condition
Rating
(0 to
100%) (R)emove Tree (S)ave Tree (D)isposition Unclear Tree Preservation Suitability Ratings (TPS) Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Root Flares Buried in Fill Soil Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 31
Quercus
agrifolia
NEIGHBOR
TREE
Coast live
oak 13.2 -- -- 13.2 25/18 50/40 45% Fair X Mod West West
Tree was hack
pruned below
PG&E high
voltage wires.
Needs to be
pruned to raise
canopy to 14 foot
min. for vehicle
clearance.
Fence off at
the edge of
the
proposed
driveway
footprint.
TB, TPZ,
prune to
clear 14 feet
of vertical
airspace.
32
Quercus
agrifolia
NEIGHBOR
TREE
Coast live
oak 7.4 -- -- 7.4 22/18 60/50 53% Fair X Mod North North
Harp form (bow
form) canopy
leans over
driveway.
Requires
clearance
pruning.
Fence off at
the edge of
the
proposed
driveway
footprint.
TB, TPZ,
prune to
clear 14 feet
of vertical
airspace.
33
Cedrus
deodara
NEIGHBOR
TREE
Deodar
cedar 34.9 -- -- 34.9 60/50 80/65 72%
Good X Good
Has been pruned
to clear the PG&E
high voltage
wires. Located in
irrigated turf =
good. Fence off
at edge of
driveway.
Fence off at
the edge of
the
proposed
driveway
footprint.
------------------
34 Quercus
agrifolia
Coast live
oak 6.7 -- -- 6.7 14/7 10/10 10% Very
Poor X Poor North
Tree was topped
at 9 feet, and
grew again to 14
feet. Tree is
basically a tall cut
stump.
Fence off at
the edge of
the
proposed
driveway
footprint.
TB, TPZ
35 Quercus
agrifolia
Coast live
oak 12.5 --- --- 12.5 40/20 70/70 70%
Good X Good North North
Extends far over
driveway, but at a
high elevation
with no conflicts
expected. Will
need to protect
root system with
chain link
fencing.
Fence off at
the edge of
the
proposed
driveway
footprint.
TB, TPZ
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Tree Tag Number Genus &
Species
Common
Name Trunk1 Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall
Condition
Rating
(0 to
100%) (R)emove Tree (S)ave Tree (D)isposition Unclear Tree Preservation Suitability Ratings (TPS) Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Root Flares Buried in Fill Soil Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 36 Quercus
agrifolia
Coast live
oak 17.2 -- -- 17.2 40/35 60/60 60% Fair X
Poor if
current
site
plan
built.
Modera
te if
site
plan
adjust
to
push
residen
ce to
14 feet
from
trunk
edge.
East East
Black flux
exudations from
lower trunk bark
indicate likely
Phytophthora
infection from
wet or moist
conditions
caused by ivy,
irrigation, and
soil mound
presence over
root crown.
Needs root crown
excavation (RCX).
Note proposed
south roof is
15’8”, and canopy
hangs to 12’ at
low point where
conflicts. Need to
prune to raise
canopy elevation
to 16 feet by
cutting 1” and 2”
dia branches.
Suggest
push
proposed
residence
to 14 feet
from trunk
edge, and
fence off
the tree at 9
feet from
trunk edge.
TB, TPZ.
Remove ivy,
remove
irrigation
within 20
feet of tree,
and hand-
dig out the
soil around
base of
trunk to
expose the
natural
flaring
buttress
roots (“root
crown
excavation”
or “RCX”).
Remove 1”
and 2”
diameter
branches
from north
side of the
canopy to
clear
airspace to
16 feet
elevation
above grade
for new
south roof
finish elev.
37
Pyracantha
sp.
(shrub)
Pyracantha
species 7.3 -- -- 7.3 15/16 40/30 32% Poor X n/a
This is actually a
shrub, but is still
regulated by
Town of Los
Gatos.
To be
removed.
Mitigate at
3:1 (install
three (3) 15
gallon or 24”
box size tree
plantings on
site per
Town
canopy
replacement
requirement.
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Tree Tag Number Genus &
Species
Common
Name Trunk1 Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall
Condition
Rating
(0 to
100%) (R)emove Tree (S)ave Tree (D)isposition Unclear Tree Preservation Suitability Ratings (TPS) Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Root Flares Buried in Fill Soil Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 38
Quercus
agrifolia
LARGE
PROTECT
ED TREE
“LPT”
Coast live
oak 30.0 -- -- 30.0 45/60 80/50 58% X
Mod, if
site
plan
built as
propos
-ed.
Bark inclusion
type forks noted
at 5 feet to 8 feet
elevation, which
will require
installation of
arborist cabling
and/or through-
bolt brace rods
per ANSI A300
standards to
reduce risk of
splitout, though
in reality, the risk
rating may not be
able to be
reduced to “low”
even with
installation of
these items.
Proposed new
residence is
within critical
root zone of tree
at 12 feet offset
from trunk, but is
OK if use a soil
protection buffer
between
residence and
TPZ fence line.
Canopy extends
over roof by 15
horizontal feet, at
an elevation of 12
and 17 feet
elevation, so
need to remove
one (1) 6”
diameter limb at
the attachment
point where it
extends
westward from
trunk at 7 feet
elevation on
trunk, to clear the
new roof which
will be 15’8” at
high point.
Fence off at
7 feet west
of trunk
edge, and
then install
soil
protection
buffer
between 7
feet and 12
feet west of
trunk edge,
as
indicated
on the CTA
tree map in
green
highlight.
TB, TPZ, and
install RB
(root
buffer/soil
buffer)
between 7
feet and 12
feet west of
trunk edge.
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Overall Tree Condition Ratings / Breakdown of Numeric Ranges
(New, Per Guide for Plant Appraisal, 10th Edition):
00 - 05% = Dead
06 - 20% = Very Poor
21 – 40% = Poor
41 – 60% = Fair
61 – 80% = Good
81 – 100% = Exceptional
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Tree Conservation Suitability (TCS) Ratings 2
A tree’s suitability for conservation is determined based on its health, structure, age, species and disturbance tolerances, proximity to proposed cutting and
filling, proximity to proposed construction or demolition, and potential longevity, using a scale of good, fair, or poor (Fite, K, and Smiley, E. T., 2016). The
following list defines the rating scale. Note that if proposed site work can be offset to farther linear distances from a tree’s trunk edge, a tree’s TCS rating may
be elevated by one rating tier, given that there would be a corresponding reduction in expected future root zone impacts.
TPS Ratings Range of values
Good 80-100 Trees with good health, good structural stability and good expected longevity after construction.
Moderate 60-79
Trees with fair health and/or structural defects that may be mitigated through treatment. These trees
require more intense management and monitoring, before, during, and after construction, and may have
shorter life expectancy after development.
Poor <59
Trees are expected to decline during or after construction regardless of management. The species or
individual may possess characteristics that are incompatible or undesirable in landscape settings or
unsuited for the intended use of the site.
TCS Ratings Worksheet Factors (Total Possible: 100 Points)
Health (1-15)
Root Cut/Fill Distance from Trunk (1-15)
Structure Defects (1-15)
Construction Tolerance of the tree species (1-15)
Age relative to typical species lifespan (1-10)
Location of construction activity (1-10)
Soil quality/characteristics (1-10)
Species desirability (1-10)
2 Derived from Fite and Smiley, 2016. Best Management Practices: Managing Trees During Construction, 2nd Edition. International Society of Arboriculture.
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WE-3172A c ell (415) 203-0990 / walterslevisonjr@yahoo.com
39 of 40
Site Address: 15602 Benedict Lane Version: 02/07/2022
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2022 All Rights Reserved
Tree Maintenance and Protection Codes Used in Data Table:
RPZ: Root protection zone fence, chain link, with 2" diameter iron posts driven 24" into the ground, 6 to 8 feet on center max. spacing. Alternative material:
chain link fence panels set over concrete block-type footings, with the fence panels wired to steel pins pounded 24 inches into the ground at both ends of each
panel.
RB: Root buffer consisting of wood chip mulch lain over existing soil as a 12 inch thick layer, overlain with 1 inch or greater plywood strapped together with
metal plates. This root buffer or soil buffer should be placed over the entire width of the construction corridor between tree trunks and construction.
RP: Root pruning. Prune woody roots measuring greater than or equal to 1 inch diameter by carefully back-digging into the soil around each root using small
hand tools until an area is reached where the root is undamaged. Cleanly cut through the root at right angle to the root growth direction, using professional
grade pruning equipment and/or a Sawzall with wood pruning blade. Backfill around the cut root immediately (same day), and thoroughly irrigate the area to
saturate the uppermost 24 inches of the soil profile.
BDRP: Back-dig root pruning: Hand-dig around the broken root, digging horizontally into the open soil root zone until a clean, unbroken, unshattered section of
the root is visible. Proceed as per ‘root pruning’.
RCX: Root crown excavation. Retain an experienced ISA-Certified arborist to perform careful hand-digging using small trowels or other dull digging tools to
uncover currently-buried buttress root flares. Digging shall occur between trunk edge and at least two (2) feet horizontal from trunk edge. The final soil
elevation will be at a level such that the tree’s buttress roots visibly flare out from the vertical trunk.
TB: Trunk buffer consists of 20-40 wraps of orange plastic snow fencing to create a 2 inch thick buffer over the lowest 8 feet of tree trunk (usually takes at least
an entire roll of orange fencing per each tree). Lay 2X4 wood boards vertically, side by side, around the entire circumference of the trunk. Secure buffer using
duct tape (not wires).
F: Fertilization with slow-release Greenbelt 22-14-14 tree formula, as a soil injection application using a fertilizer injection gun. This brand and formulation is
commonly used by reputable tree care companies in the Bay Area. Apply at label rate and injection hole spacing.
M: 4-inch thick layer of chipper truck type natural wood chips (example source: Lyngso Garden Supply, self pick-up). Do not use bark chips or shredded
redwood bark.
W: Irrigate using various methods to be determined through discussion with General Contractor. Irrigation frequency and duration to be determined through
discussion and/or per directions in this report. Native oak species typically require 1x/month irrigation, while other tree species tend to prefer 2x/month or
4x/month moderate to heavy irrigation during construction.
P: Pruning per specifications noted elsewhere. All pruning must be performed only under direct site supervision of an ISA Certified Arborist, or performed
directly by an ISA Certified Arborist, and shall conform to all current ANSI A300 standards.
MON: A Project Arborist must be present to monitor specific work as noted for each tree.
ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WE-3172A c ell (415) 203-0990 / walterslevisonjr@yahoo.com
40 of 40
Site Address: 15602 Benedict Lane Version: 02/07/2022
Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture
Walter Levison 2022 All Rights Reserved
12.0 Tree Location & Protection Fence Map
Mark-up
The CTA marked up the applicant’s sheet A-00.01 “Proposed Site
Plan” by AMS Design, dated September, 2021.
The markups added to the applicant’s document include:
• Numeric tree tag numbers noted in large font size.
• Approximate canopy driplines shown in true scale, in relation to
proposed new work.
• Purple highlight = proposed new residence massing inside the
tree #36 critical root zone. Possible decline/death of tree if built
out at this location.
• Green highlight = Author’s suggested area to install a 6” to 12”
thick soil protection buffer between the protective fence around
tree #38, and the foundation edge of the proposed new
residence, to prevent unnecessary soil compaction in the area of
the tree #38 root zone where horizontally woody roots extend to
great distance away from the trunk.
• Red highlight = Canopy dripline of tree #38 encroachment over
the proposed new finish roof footprint.
• Red dashed heavy lines = the CTA’s suggested root protection
zone (RPZ) chain link fence routing for protection of horizontally-
extended woody roots. The routing indicated is non-optimal, and
would normally be routed at 15 to 25 feet radius offset from the
trunk edge of each tree being retained to optimize tree survival
and tree stability. Some redesign is recommended if trees #36
and #38 are to be retained in their current condition ratings.
13.0 Attached: CTA Tree Appraisal Worksheet
per 10th Edition Guide for Plant Appraisal
Walter Levison, Consulting Arborist <walterslevisonjr@yahoo.com> Cell: (415) 203-0990 1 of 3
Line 9 Line 10 Line 11 Tree Tag #Name (Initials)WCISA Speces Group Classification Booklet PageHealth (Weighted 0.15)Structure (Weighted 0.70)Form (Weighted 0.15)Overall Condition Rating (OCR) "Weighted Method" Diameter Inches at 4.5 ft. Above GradeFunctional LimitationsExternal LimitationsWCISA Species Group NumberTrunk Square Inches for Replacement-Size Specimen of This SpeciesAverage SF Bay Area Cost of 24 Inch Box Tree (2019)(UTC) Unit Tree Cost per Sq Inch (M Divided by L)Trunk Area (TA) ((dia. x dia.) x 0.785)Basic Functional Replacement Cost (BFRC) = (OxN)Depreciated Functional Replacement Cost (DFRC) = PxGxIxJRounded-off Appraised Values31 Qa 30 0.5 0.4 0.7 46%13.2 40%90%3 3.8 $250.00 $65.79 136.78 8,999$ 1,490$ $1,490
32 Qa 30 0.6 0.5 0.5 52%7.4 40%90%3 3.8 $250.00 $65.79 42.99 2,828$ 524$ $520
33 Cd 8 0.8 0.65 0.9 71%34.9 80%90%3 3.8 $250.00 $65.79 956.14 62,904$ 32,156$ $32,200
34 Qa 30 0.1 0.1 0.1 10%6.7 20%90%3 3.8 $250.00 $65.79 35.24 2,318$ 42$ $40
35 Qa 30 0.7 0.7 0.8 72%12.5 70%90%3 3.8 $250.00 $65.79 122.66 8,069$ 3,635$ $3,630
36 Qa 30 0.6 0.6 0.7 62%17.2 60%90%3 3.8 $250.00 $65.79 232.23 15,279$ 5,074$ $5,100
Valuation Appraisal Worksheet Based on Guide for Plant Appraisal, 10th Edition , 2nd Printing (2019)
"Functional Replacement Method / Trunk Formula Technique"
15602 Benedict Lane, Los Gatos, California 2/7/2022
Depreciation Factors
Walter Levison, Consulting Arborist <walterslevisonjr@yahoo.com> Cell: (415) 203-0990 2 of 3
Line 9 Line 10 Line 11 Tree Tag #Name (Initials)WCISA Speces Group Classification Booklet PageHealth (Weighted 0.15)Structure (Weighted 0.70)Form (Weighted 0.15)Overall Condition Rating (OCR) "Weighted Method" Diameter Inches at 4.5 ft. Above GradeFunctional LimitationsExternal LimitationsWCISA Species Group NumberTrunk Square Inches for Replacement-Size Specimen of This SpeciesAverage SF Bay Area Cost of 24 Inch Box Tree (2019)(UTC) Unit Tree Cost per Sq Inch (M Divided by L)Trunk Area (TA) ((dia. x dia.) x 0.785)Basic Functional Replacement Cost (BFRC) = (OxN)Depreciated Functional Replacement Cost (DFRC) = PxGxIxJRounded-off Appraised Values
Valuation Appraisal Worksheet Based on Guide for Plant Appraisal, 10th Edition , 2nd Printing (2019)
"Functional Replacement Method / Trunk Formula Technique"
15602 Benedict Lane, Los Gatos, California 2/7/2022
Depreciation Factors
37
(This is not a "tree"
listed in the western
chapter ISA
database of tree
species. It is
considered a
"shrub").
0.4 0.3 0.4 33%7.3 40%90%3 3.8 $250.00 $65.79 41.83 2,752$ 327$ $330
38 Qa 30 0.8 0.5 0.8 59%30 70%90%3 3.8 $250.00 $65.79 706.50 46,480$ 17,277$ $17,300
Walter Levison, Consulting Arborist <walterslevisonjr@yahoo.com> Cell: (415) 203-0990 3 of 3
Line 9 Line 10 Line 11 Tree Tag #Name (Initials)WCISA Speces Group Classification Booklet PageHealth (Weighted 0.15)Structure (Weighted 0.70)Form (Weighted 0.15)Overall Condition Rating (OCR) "Weighted Method" Diameter Inches at 4.5 ft. Above GradeFunctional LimitationsExternal LimitationsWCISA Species Group NumberTrunk Square Inches for Replacement-Size Specimen of This SpeciesAverage SF Bay Area Cost of 24 Inch Box Tree (2019)(UTC) Unit Tree Cost per Sq Inch (M Divided by L)Trunk Area (TA) ((dia. x dia.) x 0.785)Basic Functional Replacement Cost (BFRC) = (OxN)Depreciated Functional Replacement Cost (DFRC) = PxGxIxJRounded-off Appraised Values
Valuation Appraisal Worksheet Based on Guide for Plant Appraisal, 10th Edition , 2nd Printing (2019)
"Functional Replacement Method / Trunk Formula Technique"
15602 Benedict Lane, Los Gatos, California 2/7/2022
Depreciation Factors
Total Appraised
Value of the
Study Trees
Proposed to be
Retained and
Protected
$60,610
Notes:
1. OVERALL CONDITION RATING RANGE per the new 10th edition, 2nd Printing, of Guide for Plant Appraisal (2019):
Excellent: 81-100%
Good: 61-80%
Fair: 41-60%
Poor: 21-40%
Very Poor: 6-20%
Dead: 0-5%
2. MULTI STEM TREES: For trees with multiple mainstems, the total of all mainstem cross sectional areas was used as the "trunk area" calculation. For trees with mainstems larger than
30 inches diameter each, an "adjusted trunk area" or "ATA" value is used, from a table of values in the older 9th edition of the Guide for Plant Appraisal.The ATA value is smaller than the actual
trunk diameter, and brings the tree's appraised dollar value down to a more "reasonable" level.
3. NEIGHBOR TREES: For neighbor-owned trees that were not accessible by the CTA, the trunk diameter was estimated from a distance to the best of the CTA's ability.
4. CONDITION RATINGS / APPRAISAL TABLE VS. DATA TABLE: Because of the new appraisal methods outlined in the 2019 edition of the Guide for Plant Appraisal, 10th edition 2nd printing,
the condition ratings calculated in the "Overall Condition Rating / Weighted Method" column, and the data noted in the health and structure columns of this spreadsheet (with calculations
embedded), may in some cases be slightly different from data in the CTA's arborist report tree data table. The CTA attempted to keep overall condition rating values as consistent as possible
between the two data tables (i.e. the appraisal data table and the tree data table in the arborist report).
This Page
Intentionally
Left Blank
From: ROBERT GORE <>
Sent: Monday, September 19, 2022 9:56 PM
To: Planning Comment <PlanningComment@losgatosca.gov>
Subject: 15602 Benedict Lane, Application S-21-036
Hello,
I am the owner of , which is the property next door to Alireza and Shadi. My wife
and I had a nice meeting with them regarding their new house plans, and we are fully supportive of their
new house. We are very excited for them, and wish for you allow them to proceed exactly as planned.
The new house with our new neighbors will be a welcome addition for our street and neighborhood.
Respectfully yours,
Robert L. Gore
EXHIBIT 8
This Page
Intentionally
Left Blank
1/8 INCH = 1 FEET
0 2 4 6 8 10 20 30
GRAPHIC SCALE :1 1/2 : 121 1/2 : 12WwWwWE / LE / LE / LFFFFFFFFFFFFFF F F F F FFFFFF
FFFFFFFFFFFFFFF
F
SSSSS8'-4"
20'11'3'8'-1"28'-7"32'-9"8'-5"
8'-6"13'-9"
8'-1"28'-6"8'
8'
2'
1'-4"
1'-4"
6'-6"
6'-9"25'30'9'20'1'NEW 200 AMP.ELEC. METERCOOLING UNITEXISTING WATER METER TO BE
RELOCATED OUTSIDE OF THE
BENEDICT LANE RIGHT-OF-WAY
PER CONDITION OF APPROVAL.
77'
77'125.35'125.16'BENEDI CT LA NE,
WALK WAY
DRIVE WAY
FLAT ROOF
MINIMUM ROOF SLOPE SHALL BE 1/4
INCH PER FOOT, I.E. 1 UNIT VERTICAL
IN 48 UNITS HORIZONTAL (2% SLOPE).
CRC R905.4.2, R905.9.1, R905.11.1,
R905.12.1, R905.13.1, R905.14.1, AND
R905.15.1 8' SIDE SETBACK20' REAR SETBACK
8' SIDE SETBACK25' FRONT SETBACKSIDE WALK
CURB SIDE
PROPERTY LINE TO BNEDICT LN. CENTER LINE DIM.25' P.L.E
8'' TREE
7'' TREE
11'' TREE
18'' TREE
32'' TREE
TO STAY
TO STAY
TO STAY
TO BE REMOVED
TO STAY
"EX" WOODEN FENCE
MULCH
MULCH
6'' TREE
TO BE REMOVED
"N" TREE TO BE
PLANED.
COA ST OLIVE OA K
PYRACANTHA SPECIES
COAST OLIVE OAK
COAST OLIVE OAK
COAST OLIVE OAK
~
(E)SS LATERAL SERVICE
APPROXIMATE LOCATION
FIELD VERIFY
NEW SSCO
ROOF DOWN-SPOUT
TREE 31
TREE 34
TREE 35
TREE 32
TREE 33
TREE 36
TREE 37
TREE 38
COAST OLIVE OAK
DEODA R CEDAR424-22-009424-22-007ALL NEW, RELOCATED, OR
TEMPORARILY REMOVED UTILITY
SERVICES, INCLUDING
TELEPHONE, ELECTRIC POWER
AND ALL OTHER
COMMUNICATIONS LINES SHALL
BE INSTALLED UNDERGROUND
UNCOVERED PORCH (PAVED AREA)
4010 MOORPARK AVE#101,
SAN JOSE, CA 95117
TELL: (415)254.1606
E-MAIL: OFFICE@AMSDESIGNLLP.COM
PROJECT NAME:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR
DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE.
ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL
BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT
PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL
SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES
TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-
DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO
CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR
WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE
CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND
DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO
COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT
RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.
IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE
FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS
DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS
DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK.
SHEET NUMBER:
SHEET TITLE:
THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH
THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE
PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE
EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS
DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR
TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.
PROJECT ID:
DATE:
SCALE:
DRAWN BY:
REVISION TABLE:
AMS DESIGN
DESIGN
Azadeh Masrour
REVISION DATE BY DEP
A -00.01
1/8'' = 1'
COVER SHEET/
PROPOSED SITE
PLAN
BENEDICT
RESIDENCE
15602 BENEDICT LN., LOS
GATOS, CA 95032
JAN.2022 S.A.PLN01
----
SEP.2021
S.A.
VICINITY MAP: PROPERTY LOCATION / NTS424-22-008
NEW CONSTRUCTION
15602 BENEDICT LN., LOS GATOS, CA 95032
R-1:8
R - 3 / U
V - B
ONE (1) STORY
SPRINKLERED
ASSESSOR'S PARCEL NUMBER:
PROJECT TYPE:
PROJECT LOCATION:
ZONING:
OCCUPANCY GROUP:
CONSTRUCTION TYPE:
NUMBER OF FLOORS:
FIRE PROTECTION:
PROJECT DATA:
C ODE EDITIONS:
A.
B.
C.
D.
E.
F.
G.
H.
I.
CALIFORNIA RESIDENTIAL:
CALIFORNIA BUILDING:
CALIFORNIA MECHANICAL:
CALIFORNIA PLUMBING:
CALIFORNIA ELECTRICAL:
CALIFORNIA ENERGY:
CALIFORNIA FIRE:
CALIFORNIA GREEN BUILDING:
ANY OTHER APPLICABLE LOCAL AND STATE LAWS AND REGULATIONS.
2019 EDITION
2019 EDITION
2019 EDITION
2019 EDITION
2019 EDITION
2019 EDITION
2019 EDITION
2019 EDITION
-DEMO AN EXISTING ONE-STORY HOUSE.
-CONSTRUCT A NEW ONE-STORY CUSTOM HOME, INCLUDING 4 BEDROOMS, 3.5 BATH, 1
LAUNDRY AND 2CAR GARAGE.
-DEMO THE EXISTING SINGLE FAMILY RESIDENCE AND DETACHED GARAGE.
SCOPE OF WORK:
A-00.01:COVER SHEET / PROPOSED SITE PLAN
A-00.01(A):ARBORIST REPORT
A-00.01(B):ARBORIST REPORT
BT1:BOUNDARY AND TOPOGRAPHIC MAP
BT2:BOUNDARY AND TOPOGRAPHIC MAP
C-1:COVER SHEET / NOTE
C-2:GRADING AND DRAINAGE PLAN
C-3:DETAILS
C-4:NOTES
C-5:CONSTRUCTION MANAGEMENT & EROSION CONTROL PLAN
RA-01.01:EXISTING FLOOR PLAN
RA-02.01:EXISTING ELEVATIONS
A-01.01:PROPOSED FLOOR PLAN
A-02.01:PROPOSED ELEVATIONS
A-02.02:PROPOSED ELEVATIONS
A-03.01:PROPOSED SECTIONS / SCHEMATIC ELEVATIONS
A-04.01:FLOOR AREA DIAGRAM
A-05.01:EXTERIOR MATERIAL BOARD / STREET SCAPE ELEVATION
CB-01:CLEAN BAY BLUE PRINT
DRAWING INDEX:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE,
EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND
UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE
CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION
IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES
UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO
DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-DESCRIPTION OF
THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE
DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT
RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN
THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY
DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR
WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF
ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE
INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND,
THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND
OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY
RELATED WORK.
GENERAL NOTES:
NORTH
LEGEND:
BLDG FOOTPRINT LINE
PROPERTY LINE
OWNER:SHADI ZOMORODI
15602 BENEDICT LN., LOS GATOS, CA 95032
SHADI_ZOMORRODI@YAHOO.COM
DESIGNER:AMS DESIGN
(415)254-1606
4010 MOORPARK AVE#101, SAN JOSE, CA 95117
AZADEH@AMSDESIGNLLP.COM
STRUCTURAL:AMS DESIGN
(415)254 -2634
4010 MOORPARK AVE#101, SAN JOSE, CA 95117
ARMIN@AMSDESIGNLLP.COM
PROJECT CONTACT:
LOT AREA:9645 SQF
"E" LIVING AREA:1387 SQF
"E" GARAGE:620 SQF
"E" BUILDING AREA:2007 SQF
"N" LIVING AREA:2882 SQF
"N" GARAGE:436 SQF
"N" TOTAL BUILDING:3318 SQF
UNCOVERED PORCH:438 SQF
AREA CALCULATION:
THE ALLOWABLE LIVING FAR: 0.35 - ((A-5)/25) X 0.20) =
0.35 - ((9.645-5)/25) X 0.20) = 0.313 X 9645 = 3,018.885 SF.
THE ALLOWABLE GARAGE FAR: 0.10 - ((A-5)/25) X 0.07) =
0.10 - ((9.645-5)/25) X 0.07) = 0.087 X 9645 = 839.115 SF.
"EX" LOT COVEARGE: (2007/9645) X 100 = 20.80 %
"N" LOT COVEARGE: (3318/9645) X 100 = 34.40 %
1 5 6 0 2 B E N E D I C T L N .
L O S G A T O S, C A 95032
A SEPARATE BUILDING PERMIT IS REQUIRED FOR THE PV SYSTEM THAT IS REQUIRED BY
THE CALIFORNIA ENERGY CODE PERFORMANCE OR PRESCRIPTIVE STANDARDS. THE
SEPARATE PV SYSTEM PERMIT MUST BE FINALED PRIOR TO ISSUANCE OF CERTIFICATE
OF OCCUPANCY
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.
A SPRINKLER SYSTEM WILL BE INSTALLED AS A DEFERRED SUBMITTAL.
1.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.
2.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.
3.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.
FIRE NOTES:
SMA
EXHIBIT 9
4010 MOORPARK AVE#101,
SAN JOSE, CA 95117
TELL: (415)254.1606
E-MAIL: OFFICE@AMSDESIGNLLP.COM
PROJECT NAME:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR
DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE.
ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL
BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT
PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL
SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES
TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-
DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO
CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR
WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE
CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND
DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO
COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT
RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.
IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE
FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS
DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS
DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK.
SHEET NUMBER:
SHEET TITLE:
THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH
THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE
PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE
EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS
DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR
TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.
PROJECT ID:
DATE:
SCALE:
DRAWN BY:
REVISION TABLE:
AMS DESIGN
DESIGN
Azadeh Masrour
REVISION DATE BY DEP
BENEDICT
RESIDENCE
15602 BENEDICT LN., LOS
GATOS, CA 95032
JAN.2022 S.A.PLN01
----
SEP.2021
S.A.
A-00.01(A)
N.T.S
ARBORIST REPORT
SMA
4010 MOORPARK AVE#101,
SAN JOSE, CA 95117
TELL: (415)254.1606
E-MAIL: OFFICE@AMSDESIGNLLP.COM
PROJECT NAME:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR
DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE.
ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL
BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT
PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL
SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES
TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-
DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO
CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR
WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE
CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND
DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO
COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT
RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.
IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE
FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS
DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS
DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK.
SHEET NUMBER:
SHEET TITLE:
THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH
THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE
PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE
EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS
DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR
TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.
PROJECT ID:
DATE:
SCALE:
DRAWN BY:
REVISION TABLE:
AMS DESIGN
DESIGN
Azadeh Masrour
REVISION DATE BY DEP
BENEDICT
RESIDENCE
15602 BENEDICT LN., LOS
GATOS, CA 95032
JAN.2022 S.A.PLN01
----
SEP.2021
S.A.
A-00.01(B)
N.T.S
ARBORIST REPORT
SMA
SMP
ENGINEERS
’
’’
’
“” ’
’
’
ALL NEW, RELOCATED, OR TEMPORARILY REMOVED UTILITY SERVICES, INCLUDING TELEPHONE,
ELECTRIC POWER AND ALL OTHER COMMUNICATIONS LINES SHALL BE INSTALLED UNDERGROUND.
BB
AA CC SMP
ENGINEERS
SMP
ENGINEERS
SECTION Z-Z
Z
SECTION W-W
W
PLAN
W
Z
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·����
·
·
SMP
ENGINEERS
·
·
mo
ailure
·
·
·
·
·
·
·
·
·
·
·
SMP
ENGINEERS
PLAN VIEW
SECTION A - A
STORM INLET SEDIMENT TRAP-FIBER ROLLS
CONCRETE WASHOUT AREA
SITE PLAN
1"=10'
EROSION AND SEDIMENT CONTROL NOTES AND MEASURES
EXISTING DRAINAGE INLET PROTECTION
PLAN
STABILIZED CONSTRUCTION ENTRANCE
FIBER ROLL NOTES
FIBER ROLL
(TO BE MAINTAINED)
Maintenance
PLAN
PROFILE
SECTION B-B
TEMPORARY COVER ON STOCK PILE
PERSPECTIVE
1/4 INCH = 1 FEET
0 1 2 3 4 5 10 15
GRAPHIC SCALE :
D/WWH
REF.W05-2640W05-2640W06-2750W08-41050W06-2750D11-3068
W03-3040W03-3040W03-3040W01-2630W03-3040W07-3839D10-2868W04-3040W04-3040D14-4068D08-2868D09-2768D01-2468D13-2068D02-2868
D04-2468 D06-2868
D05-2468D07-2068W03-3040
W02-3038 D12-6068 W07-3839 W07-3839
5068
3033
D03-2768 2268D15-16080
W09-3030
D16-2868 D16-28680'-5"3'-0"1'-4"0'-8"3'-0"9'-0"3'-7"2'-6"1'-3"0'-11"3'-0"9'-9"1'-9"3'-0"2'-7"2'-7"0'-2"4'-10"0'-2"2'-7"2'-4"4'-0"3'-0"0'-6"3'-0"2'-2"
3'-11"7'-10"3'-0"1'-1"4'-9"11'-11"3'-1"7'-4"13'-8"40'-9"1'-0"3'-8"0'-8"3'-8"3'-2"6'-0"1'-6"
19'-8"2'-10"4'-9"12'-8"
39'-11"1'-3"2'-6"1'-3"5'-2"0'-10"2'-6"1'-0"1'-6"3'-0"0'-2"3'-0"1'-6"3'-4"2'-8"0'-8"3'-8"0'-9"14'-6"9'-2"11'-1"34'-9"5'-4"0'-8"4'-0"16'-0"4'-0"
24'-0"2'-9"2'-8"3'-0"8'-5"19'-7"28'-0"7'-1"3'-0"5'-7"2'-8"2'-8"3'-0"28'-0"22'-8" X 14'-1"
1'-4" X 1'-8"
2'-8" X 5'-0"
12'-3" X 13'-3"
26'-7" X 8'-10"
19'-0" X 10'-5"
12'-3" X 11'-3"
3'-4" X 10'-1"
6'-6" X 2'-9"1'-8" X 2'-9"
8'-7" X 7'-0"
23'-5" X 27'-4"ELEC. METERGAS METERCOOLING UNIT
CLOSET CLOSET
BATH
BEDROOM
CLOSET
CLOSET
BEDROOM WA.DR.LIVING
KITCHEN
LIVING
HALL
ATTIC ACCESS
GARAGE
8' CEILING HEIGHT
8' CEILING HEIGHT
8' CEILING HEIGHT
8' CEILING HEIGHT
8' CEILING HEIGHT
4010 MOORPARK AVE#101,
SAN JOSE, CA 95117
TELL: (415)254.1606
E-MAIL: OFFICE@AMSDESIGNLLP.COM
PROJECT NAME:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR
DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE.
ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL
BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT
PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL
SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES
TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-
DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO
CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR
WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE
CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND
DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO
COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT
RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.
IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE
FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS
DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS
DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK.
SHEET NUMBER:
SHEET TITLE:
THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH
THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE
PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE
EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS
DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR
TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.
PROJECT ID:
DATE:
SCALE:
DRAWN BY:
REVISION TABLE:
LEGEND:
EXISTING WALL TO BE REMOVED
EXISTING WALL TO STAY
AMS DESIGN
DESIGN
Azadeh Masrour
REVISION DATE BY DEP
EXISTING FLOOR
PLAN
RA-01.01
1/4'' = 1'
BENEDICT
RESIDENCE
15602 BENEDICT LN., LOS
GATOS, CA 95032
JAN.2022 S.A.PLN01
----
SEP.2021
S.A.
NORTH
ALL OF THE EXISTING STRUCTURE TO BE DEMO.
SMA
EXISTING FRONT (NORTH-WEST) ELEVATION
SC : 1/4" = 1'-0"
1
EXISTING REAR (SOUTH-EAST) ELEVATION
SC : 1/4" = 1'-0"
2
EXISTING RIGHT (SOUTH-WEST) ELEVATION
SC : 1/4" = 1'-0"
3
EXISTING LEFT (NORTH-EAST) ELEVATION
SC : 1/4" = 1'-0"
4
W08-41050W06-2750
D11-3068
W03-3040
D15-16080
W08-41050W06-2750
D11-3068
W03-3040
D15-16080
4
12
4
124
124
12
8'-0"14'-7"13'-7"1'-0"1'-8"2'-8"NATURAL GRADE LINE
F.F.
13'-7" TOP HT.
ABOVE F.F.
12'' ABOVE
NATURAL GRADE
8'-0'' PLATE HT.
ABOVE F.F.
STUCCO
STUCCO
FIREPLACE
SHINGLE ROOF
W08-41050W06-2750
D11-3068
W03-3040
D15-16080
W08-41050W06-2750
D11-3068
W03-3040
D15-16080
4
12
4
12
4
12
W03-3040W02-3038
D12-6068
W07-3839W07-3839
W09-3030
D16-2868
W03-3040W02-3038
D12-6068
W07-3839W07-3839
W09-3030
D16-2868 8'-0"14'-7"13'-7"1'-0"2'-8"3'-0"2'-11"3'-8"NATURAL GRADE LINE
F.F.
13'-7" TOP HT.
ABOVE F.F.
12'' ABOVE
NATURAL GRADE
8'-0'' PLATE HT.
ABOVE F.F.
FIREPLACE
SHINGLE ROOF
STUCCO
4
12
W03-3040W02-3038
D12-6068
W07-3839W07-3839
W09-3030
D16-2868
W03-3040W02-3038
D12-6068
W07-3839W07-3839
W09-3030
D16-2868
4
12
4
12
4
12
W05-2640W05-2640 W07-3839
D10-2868
W04-3040W05-2640W05-2640 W07-3839
D10-2868
W04-3040
8'-0"14'-7"13'-7"1'-0"2'-11"2'-8"2'-8"NATURAL GRADE LINE
F.F.
13'-7" TOP HT.
ABOVE F.F.
12'' ABOVE
NATURAL GRADE
8'-0'' PLATE HT.
ABOVE F.F.
FIREPLACE
SHINGLE ROOF
SHINGLE ROOF
STUCCO
STUCCO
W05-2640W05-2640 W07-3839
D10-2868
W04-3040W05-2640W05-2640 W07-3839
D10-2868
W04-3040
4
12
4
12
4
12
D16-2868D16-2868
W03-3040
W01-2630
W03-3040 W03-3040W03-3040
8'-0"14'-7"13'-7"1'-0"2'-8"2'-8"3'-8"NATURAL GRADE LINE
F.F.
13'-7" TOP HT.
ABOVE F.F.
12'' ABOVE
NATURAL GRADE
8'-0'' PLATE HT.
ABOVE F.F.
STUCCO
SHINGLE ROOF
MOVED
(& NEW)
WINDOW
MOVED ( &
NEW) WINDOW
NEW
WINDOW
D16-2868D16-2868
W03-3040
W01-2630
W03-3040 W03-3040W03-3040
4010 MOORPARK AVE#101,
SAN JOSE, CA 95117
TELL: (415)254.1606
E-MAIL: OFFICE@AMSDESIGNLLP.COM
PROJECT NAME:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR
DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE.
ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL
BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT
PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL
SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES
TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-
DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO
CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR
WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE
CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND
DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO
COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT
RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.
IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE
FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS
DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS
DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK.
SHEET NUMBER:
SHEET TITLE:
THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH
THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE
PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE
EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS
DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR
TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.
PROJECT ID:
DATE:
SCALE:
DRAWN BY:
REVISION TABLE:
RA-02.01
EXISTING
ELEVATIONS
AMS DESIGN
DESIGN
Azadeh Masrour
REVISION DATE BY DEP
1/4'' = 1'
BENEDICT
RESIDENCE
15602 BENEDICT LN., LOS
GATOS, CA 95032
JAN.2022 S.A.PLN01
----
SEP.2021
S.A.
SMA
PROPOSED FLOOR PLAN
SC : 1/4" = 1'-0"
1
1/4 INCH = 1 FEET
0 1 2 3 4 5 10 15
GRAPHIC SCALE :REF.2660262016080
3080
2660262026303050305010080
2880
2480
28802480288030802480
5080 20080 5080
2660262030809080
2480
2480 2480 2880
20802480 2880
2480 248024802880
2880
4690
10050
6080
2480
2480
ACCESS TO
CRAWL SPACE
18" X 24" SLOPE18'-5"0'-4"2'-6"9'-6"2'-4"16'-0"2'-4"
20'-0"20'-0"3'-5"
3'-1"6'-0"5'-5"2'-9"10'-0"0'-6"0'-9"4'-6"0'-10"
14'-6"13'-3"6'-1"5'-9"20'-8"
60'-3"
1'-0"10'-0"3'-2"3'-0"5'-0"2'-0"20'-0"2'-0"5'-0"3'-4"
14'-2"40'-4"
60'-3"
2'-9"2'-8"0'-4"
5'-9"2'-8"3'-0"6'-6"3'-0"0'-7"6'-0"2'-6"0'-4"16'-8"15'-9"8'-10"2'-9"12'-4"56'-4"15'-4"3'-0"2'-0"7'-4"20'-4"7'-4"10'-3"18'-5"56'-4"4'-0"1'-3"1'-5"2'-4"2'-6"1'-5"1'-6"2'-4"1'-6"1'-6"2'-4"
3'-6"3'-6"3'-6"
6'-0"
7'-0"13'-0"1'-2"6'-6"11'-7"6'-8"1'-4"1'-4"
1'-4"1'-4"1'-4"
2'-0"1'-4"1'-4"1'-0"3'-0"3'-9"8'-0"4'-3"14'-1" X 12'-11"
4'-0" X 5'-0"
20'-0" X 20'-0"
5'-5" X 3'-8"
8'-4" X 5'-7"
39'-11" X 17'-11"
16'-9" X 19'-5"
8'-2" X 5'-0"
5'-0" X 8'-6"
12'-7" X 12'-0"
7'-0" X 9'-11"
14'-1" X 12'-0"
6'-0" X 13'-6"
10'-5" X 2'-4"
5'-5" X 7'-3"
8'-0" X 9'-8"
2'-8" X 3'-0"
5'-0" X 8'-6"
13'-6" X 18'-0"
7'-0" X 7'-0"
8'-4" X 4'-6"NEW 200 AMP.ELEC. METERCOOLING UNITBATH
BEDROOM
CLOSET
GARAGE
MASTER BDRM
MASTER BATH
BEDROOM
WA.DR.
ELEC FIREPLACE
WET BAR
KITCHEN & FAMILY
BATH
CLOSET
WALK-IN CLOSET
LAUNDRY
MASTER BATHWALK-IN CLOSET
POWDER
LIVING WALK-IN CLOSET
CLOSET
ENTRY
BEDROOM
CLOSET
10' CEILING HEIGHT
10' CEILING HEIGHT10' CEILING HEIGHT
10' CEILING HEIGHT
10' CEILING HEIGHT
10' CEILING HEIGHT
10' CEILING HEIGHT
10' CEILING HEIGHT
(N) 30" x 30"
ATTIC ACCESS
TMP/EGRESSTMP/OBSCURETMPTEMPERED GLAZING TO BE PROVIDED AT THE ANYGLAZING AT SWINGING, SLIDING AND/OR BI-FOLDDOORS THAT ARE INCLUDED.TMP/EGRESSTMPEGRESSTMP TMP TMP TMP/EGRESS
TMP/OBSCUREIN THE ATTIC : 5' X 8' FURNACE PLATFORMLESS THAN 20' FROM THE ATTIC ACCESSOPENINGNEW FURNACE IN THE ATTICTHE AREA OF FLOOR USED FOR PARKING OF
AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO
FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR
TOWARD THE MAIN VEHICLE ENTRY DOORWAY(R309.1).
CEILING OF THE PRIVATE GARAGE (ATTACHED OR LESS
THAN 3' FROM DWELLING) SHALL BE SEPARATED FROM
THE DWELLING UNIT ABOVE BY NOT LESS THAN A 5/8"
TYPE X GYPSUM BOARD OR EQUIVALENT(T-R302.6)
NO OBSTRUCTIONS ARE ALLOWED WITHIN 20'X20' GARAGE
THE DOOR BETWEEN GARAGE AND LIVING AREA (D18)
TO BE MINIMUM 1-3/8" THICK SOLID-CARE WOOD, 1-3/8''
STEEL HONEYCOMB DOOR, OR 20-MINUTE FIRE RATED
DOOR EQUIPPED WITH A SELF-CLOSING AND SELF-
LATCHING DEVICE PER CRC R302.5.1
½-INCH GYPSUM BOARD FROM FOUNDATION TO ROOF
SHEATHING ON THE GARAGE SIDE AT SEPARATION WALL
BETWEEN GARAGE AND RESIDENCE SHALL BE PROVIDED
PER CRC R302.6 AND TABLE R302.6
A-03.01BA-03.01BA-03.01
A
A-03.01
A D/WMAX. RISE=7 3/4"
NOSING=0.75"
MAX. RISE=7 3/4"
NOSING=0.75"
MAX. RISE=7 3/4"
NOSING=0.75"
TANKLESS WATER HEATER 6'
ABOVE A GARAGE FLOOR
UNCOVERED PORCH (PA VED A REA)
4010 MOORPARK AVE#101,
SAN JOSE, CA 95117
TELL: (415)254.1606
E-MAIL: OFFICE@AMSDESIGNLLP.COM
PROJECT NAME:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR
DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE.
ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL
BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT
PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL
SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES
TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-
DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO
CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR
WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE
CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND
DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO
COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT
RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.
IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE
FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS
DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS
DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK.
SHEET NUMBER:
SHEET TITLE:
THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH
THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE
PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE
EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS
DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR
TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.
PROJECT ID:
DATE:
SCALE:
DRAWN BY:
REVISION TABLE:
NEW CONSTRUCTION WALL
LEGEND:
AMS DESIGN
DESIGN
Azadeh Masrour
REVISION DATE BY DEP
A -01.01
PROPOSED
FLOOR PLAN
1/4'' = 1'
BENEDICT
RESIDENCE
15602 BENEDICT LN., LOS
GATOS, CA 95032
1- BASEMENTS (EXCEPT THOSE ONLY FOR MECHANICAL EQUIPMENT AND NOT OVER 200 SQFT IN FLOOR AREA), HABITABLE ATTICS AND
EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE EMERGENCY ESCAPE AND RESCUE OPENING. R310.1
a.MIN. NET CLEAR OPENABLE DIMENSION OF 24 INCHES IN HEIGHT. R310.1.2
b.MIN. NET CLEAR OPENABLE DIMENSION 20 INCHES IN WIDTH. R310.1.3
c.MIN. NET CLEAR OPENABLE DIMENSION OF 5.7 SQFT IN AREA. GRADE FLOOR OPENINGS SHALL HAVE A MIN. NET CLEAR OPENING OF 5
SQFT. 310.1.1
d.THE HEIGHT OF BOTTOM OF EMERGENCY EGRESS OPENING SHALL HAVE NOT MORE THAN 44 INCHES MEASURED FROM THE FLOOR.
310.2.2
2- FOR KITCHEN, A CLEAR PASSAGEWAY OF NOT LESS THAN 3-FEET BETWEEN THE COUNTER FRONTS AND APPLIANCES OR COUNTER
FRONTS AND WALLS. CRC R311
3- SHOWER COMPARTMENTS AND WALL ABOVE BATHTUBES WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A SMOOTH,
NONABSORBENT SURFACE TO THE HEIGHT NOT LESS THAN 72 INCHES(6 FT). CRC R307.2
4- THE DOOR BETWEEN GARAGE AND ENTRY REQUIRED TO BE SELF LATCHING AND SELF CLOSING, SOLID CORE DOOR NOT LESS THAN 1-3/8
INCH THICK.
5- THE MAXIMUM RISER HEIGHT CAN BE 7.75-INCHES. MINIMUM TREAD DEPTH CAN BE 10-INCHES. FOR ANY TREAD DEPTH LESS THAN 11-
INCHES, A NOSING OF NOT LESS THAN 0.75-INCHES, BUT NOT MORE THAN 1.25-INCHES SHALL BE PROVIDED.
6- DOORS AND PANELS OF SHOWER AND BATHTUB ENCLOSURES SHALL BE FULLY TEMPERED, LAMINATED SAFETY GLASS OR APPROVED
PLASTIC. CRC R308.6.2
GLAZING IN SHOWERS OR BATHTUB ADJACENT WALL OPENINGS WITHIN 60 INCHES ABOVE A STANDING SURFACE AND DRAIN INLET SHALL BE
FULLY TEMPERED, LAMINATED SAFETY GLASS OR APPROVED PLASTIC. CRC R308.5
7- GLAZING IN AN INDIVIDUAL FIXED OR PORTABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST EXPOSED EDGE OF THE GLAZING IS
WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTOM EXPOSED EDGE OF
GLAZING IS LESS THAN 60-INCHES ABOVE THE WALKING SURFACE SHALL BE FULLY TEMPERED, LAMINATED SAFETY GLASS OR APPROVED
PLASTIC ( I.E. SIDE LIGHT AT NEW MAIN ENTRY DOOR) . CRC R308.4.2
8- MINIMUM 36" DEEP LANDING IN THE DIRECTION OF TRAVEL AT NEW EXTERIOR DOORS SHALL BE PROVIDED. LANDING TO BE NOT MORE
THAN 7-¾ INCHES LOWER THAN THE DOOR'S THRESHOLD FOR IN-SWINGING AND SLIDING GLASS DOORS AND NOT MORE THAN 7" FOR IN-
SWINGING AND MAIN ENTRY DOOR.
9- NEW ENTRY DOOR SHALL BE OPENABLE FROM THE INSIDE OF THE DWELLING WITHOUT USE OF KEY, SPECIAL KNOWLEDGE OR EFFORT.
CRC SEC. R311.2
10- 1/2" GYPSUM BOARD FROM FOUNDATION TO ROOF SHEATHING TO BE INSTALLED ON THE GARAGE SIDE AT SEPARATION WALL BETWEEN
GARAGE AND RESIDENCE. (GARAGE MUST BE SEPARATED FROM THE DWELLING AND ITS ATTIC AREA) CRC SEC. R302.6 AND TABLE R302.6
5/8" TYPE "X" GYP. BOARD FINISH ON THE GARAGE SIDE OF THE WALL IS REQUIRED. ALSO THE GARAGE SHALL BE SEPRATED FROM THE
DWELLING SPACE ABOVE, BY 5/8'' TYPE ''X'' GYP AT THE CEILING.
11- BATHROOMS & KITCHEN:
11.1- 22" MIN SHOWER DOOR CLEARANCE.
11.2- TEMPER GLAZING FOR THE SHOWER DOOR AND SLIDING WINDOWS.
CEMENT BOARD SUBSTRATE FOR SHOWER WALLS.
11.3- LAVATORY FAUCETS TO HAVE A FLOW RATE OF NO MORE THAN 1.2 GPM OR LESS AT 60 PSI AND NOT LESS THAN 0.8 GPM OR LESS AT 20
PSI. (CALGREEN 4.303.1)
11.4- WATER CLOSETS TO HAVE A FLOW RATE OF 1.28 GALLONS/FLUSH OR LESS. (CALGREEN 4.303.1)
11.5 -CEMENT BOARD SUBSTRATE (IE. DUROCK OR WONDERBOARD,ETC) FOR TILE APPLICATION SURROUNDING THE BATH TUB WALLS .
11.6- KITCHEN FAUCETS TO HAVE A FLOW RATE OF 1.8 GPM OR LESS AT 60 PSI. (CALGREEN 4.303.1)
11.7- SHOWER HEAD TO HAVE A FLOW RATE NOT TO EXCEED OF 1.8 GPM AT 80 PSI. (CALGREEN 4.303.1)
BUILDING NOTES:
JAN.2022 S.A.PLN01
----
SEP.2021
S.A.
NORTH
1.PERMITS REQUIRED: A DEMOLITION PERMIT IS REQUIRED FOR THE DEMOLITION OF THE EXISTING SINGLE-FAMILY RESIDENCE AND
DETACHED GARAGE. A SEPARATE BUILDING PERMIT IS REQUIRED FOR THE CONSTRUCTION OF THE NEW SINGLE-FAMILY RESIDENCE AND
ATTACHED GARAGE. AN ADDITIONAL BUILDING PERMIT WILL BE REQUIRED FOR THE PV SYSTEM IF THE SYSTEM IS REQUIRED BY THE
CALIFORNIA ENERGY CODE.
2.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.
3. 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.
4. BUILDING & SUITE NUMBERS: SUBMIT REQUESTS FOR NEW BUILDING ADDRESSES TO THE BUILDING DIVISION PRIOR TO SUBMITTING FOR
THE BUILDING PERMIT APPLICATION PROCESS.
5. SIZE OF PLANS: MINIMUM SIZE 24” X 36”, MAXIMUM SIZE 30” X 42”.
6. 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.
7. 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.
8. 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.
9. 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
10. 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.
11. 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.
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.
12. 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.
13. HAZARDOUS FIRE ZONE: ALL PROJECTS IN THE TOWN OF LOS GATOS REQUIRE CLASS A ROOF ASSEMBLIES.
14. 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.
15. 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.
16. APPROVALS REQUIRED: THE PROJECT REQUIRES THE FOLLOWING DEPARTMENTS AND AGENCIES APPROVAL BEFORE ISSUING A BUILDING
PERMIT:
A. COMMUNITY DEVELOPMENT – PLANNING DIVISION: (408) 354-6874
B. ENGINEERING/PARKS & PUBLIC WORKS DEPARTMENT: (408) 399-5771
C. SANTA CLARA COUNTY FIRE DEPARTMENT: (408) 378-4010
D. WEST VALLEY SANITATION DISTRICT: (408) 378-2407
E. LOCAL SCHOOL DISTRICT: THE TOWN WILL FORWARD THE PAPERWORK TO THE APPROPRIATE SCHOOL DISTRICT(S) FOR PROCESSING. A
COPY OF THE PAID RECEIPT IS REQUIRED PRIOR TO PERMIT ISSUANCE.
DRAFT BUILDING CONDITIONS:
SMA
PROPOSED FRONT (NORTH-WEST) ELEVATION
SC : 1/4" = 1'-0"
1
PROPOSED REAR (SOUTH-EAST) ELEVATION
SC : 1/4" = 1'-0"
2
ALL PROJECTS IN THE TOWN OF LOS GATOS REQUIRE CLASS A ROOF ASSEMBLIES.
16080
4690
10050
6080Electrical Meter
16080
4690
10050
6080Electrical Meter
Outdoor Compressor Unit
1 1/2
12
1 1/2
12
10'-0"17'-0"15'-8"1'-4"3'-0"2'-0"11'-10"EXISTING NATURAL GRADE LINE
F.F.
15'-8" TOP HT.
ABOVE F.F.
16'' ABOVE
NATURAL GRADE
10'-0'' PLATE HT.
ABOVE F.F.
METAL STANDING SEAM
MIN. FIRE RATING OF CLASS "A" ROOFING
STUCCO
THE LANDING SHALL NOT BE MORE THAN 7.75'' BELOW THE TOP OF THE THRESHOLD.
WOOD SIDING
WOOD
STONE
STUCCO
15602
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.
METAL
16080
4690
10050
6080Electrical Meter
16080
4690
10050
6080Electrical Meter
Outdoor Compressor Unit
10080 50802008050802880 Electrical Meter1008050802008050802880Electrical Meter
Outdoor Compressor Unit
1 1/2
12
1 1/2
12
10'-0"17'-0"15'-8"1'-4"EXISTING NATURAL GRADE LINE
F.F.
15'-8" TOP HT.
ABOVE F.F.
16'' ABOVE
NATURAL GRADE
10'-0'' PLATE HT.
ABOVE F.F.
STONE
STONE
THE LANDING SHALL NOT BE MORE THAN 7.75'' BELOW THE TOP OF THE THRESHOLD.
METAL STANDING SEAM
MIN. FIRE RATING OF CLASS "A" ROOFING
STUCCO
10080 50802008050802880 Electrical Meter1008050802008050802880Electrical Meter
Outdoor Compressor Unit
4010 MOORPARK AVE#101,
SAN JOSE, CA 95117
TELL: (415)254.1606
E-MAIL: OFFICE@AMSDESIGNLLP.COM
PROJECT NAME:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR
DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE.
ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL
BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT
PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL
SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES
TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-
DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO
CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR
WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE
CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND
DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO
COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT
RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.
IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE
FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS
DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS
DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK.
SHEET NUMBER:
SHEET TITLE:
THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH
THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE
PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE
EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS
DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR
TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.
PROJECT ID:
DATE:
SCALE:
DRAWN BY:
REVISION TABLE:
AMS DESIGN
DESIGN
Azadeh Masrour
REVISION DATE BY DEP
A -02.01
PROPOSED
ELEVATIONS
1/4'' = 1'
BENEDICT
RESIDENCE
15602 BENEDICT LN., LOS
GATOS, CA 95032
JAN.2022 S.A.PLN01
----
SEP.2021
S.A.
SMA
PROPOSED RIGHT (SOUTH-WEST) ELEVATION
SC : 1/4" = 1'-0"
1
PROPOSED LEFT (NORTH-EAST) ELEVATION
SC : 1/4" = 1'-0"
2
ALL PROJECTS IN THE TOWN OF LOS GATOS REQUIRE CLASS A ROOF ASSEMBLIES.
2660
2620
3080
2660
3080
2660
2620
2660 10'-0"17'-0"15'-8"1'-4"EXISTING NATURAL GRADE LINE
F.F.
15'-8" TOP HT.
ABOVE F.F.
16'' ABOVE
NATURAL GRADE
10'-0'' PLATE HT.
ABOVE F.F.
METAL STANDING SEAM
MIN. FIRE RATING OF CLASS "A" ROOFING
WOOD
STONE
STUCCO THE LANDING SHALL NOT BE
MORE THAN 7.75'' BELOW THE
TOP OF THE THRESHOLD.
2660
2620
3080
2660
3080
2660
2620
2660
30503050
2660
2620
2630
3050
Electrical Meter
2660
3050
Electrical Meter
Outdoor Compressor Unit 10'-0"17'-0"15'-8"1'-4"5'-0"3'-0"3'-0"EXISTING NATURAL GRADE LINE
F.F.
15'-8" TOP HT.
ABOVE F.F.
16'' ABOVE
NATURAL GRADE
10'-0'' PLATE HT.
ABOVE F.F.
METAL STANDING SEAM
MIN. FIRE RATING OF CLASS "A" ROOFING
STUCCO
WOOD
STONE
THE LANDING SHALL NOT BE
MORE THAN 7.75'' BELOW THE
TOP OF THE THRESHOLD.
30503050
2660
2620
2630
3050
Electrical Meter
2660
3050
Electrical Meter
Outdoor Compressor Unit
4010 MOORPARK AVE#101,
SAN JOSE, CA 95117
TELL: (415)254.1606
E-MAIL: OFFICE@AMSDESIGNLLP.COM
PROJECT NAME:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR
DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE.
ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL
BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT
PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL
SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES
TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-
DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO
CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR
WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE
CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND
DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO
COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT
RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.
IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE
FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS
DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS
DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK.
SHEET NUMBER:
SHEET TITLE:
THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH
THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE
PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE
EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS
DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR
TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.
PROJECT ID:
DATE:
SCALE:
DRAWN BY:
REVISION TABLE:
AMS DESIGN
DESIGN
Azadeh Masrour
REVISION DATE BY DEP
A -02.02
PROPOSED
ELEVATIONS
1/4'' = 1'
BENEDICT
RESIDENCE
15602 BENEDICT LN., LOS
GATOS, CA 95032
JAN.2022 S.A.PLN01
----
SEP.2021
S.A.
SMA
A-A CROSS SECTION
SC : 1/4" = 1'-0"
1
B-B CROSS SECTION
SC : 1/4" = 1'-0"
2
15588 BENEDICT LN.
15625 BENEDICT LN.
15602 BENEDICT LN.
15603 BENEDICT LN.
15624 BENEDICT LN.
15589 BENEDICT LN.
1 1/2
12
1 1/2
12
10'-0"17'-0"15'-8"1'-4"4'-7"2'-1"10'-0"1'-6"28802880
3690
EXISTING NATURAL GRADE LINE
F.F.
15'-8" TOP HT.
ABOVE F.F.
16'' ABOVE
NATURAL GRADE
10'-0'' PLATE HT.
ABOVE F.F.
STONE
METAL STANDING SEAM
MIN. FIRE RATING OF CLASS "A" ROOFING
THE LANDING SHALL NOT BE MORE
THAN 7.75'' BELOW THE TOP OF THE
THRESHOLD.
CRAWL SPACE
MIN DIM.KITCHEN & FAMILY
ATTIC
ATTIC
4690
10'-0"17'-0"15'-8"1'-4"1'-6"10'-0"11'-0"0'-10"1'-1"EXISTING NATURAL GRADE LINE
F.F.
15'-8" TOP HT.
ABOVE F.F.
16'' ABOVE
NATURAL GRADE
10'-0'' PLATE HT.
ABOVE F.F.
METAL STANDING SEAM
MIN. FIRE RATING OF CLASS "A" ROOFING
WOOD
STONE
THE LANDING SHALL NOT BE
MORE THAN 7.75'' BELOW THE
TOP OF THE THRESHOLD.
CRAWL SPACE
MIN DIM.BEDROOMBATHWALK-IN-CLOSET
MINIMUM ROOF SLOPE SHALL BE 1/4 INCH PER FOOT, I.E. 1 UNIT VERTICAL
IN 48 UNITS HORIZONTAL (2% SLOPE). CRC R905.4.2, R905.9.1, R905.11.1,
R905.12.1, R905.13.1, R905.14.1, AND R905.15.1
GARAGE
THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER
VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A
DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY(R309.1).
CEILING OF THE PRIVATE GARAGE (ATTACHED OR LESS THAN 3' FROM
DWELLING) SHALL BE SEPARATED FROM THE DWELLING UNIT ABOVE BY NOT
LESS THAN A 5/8" TYPE X GYPSUM BOARD OR EQUIVALENT(T-R302.6)
½-INCH GYPSUM BOARD FROM FOUNDATION TO ROOF SHEATHING ON THE
GARAGE SIDE AT SEPARATION WALL BETWEEN GARAGE AND RESIDENCE
SHALL BE PROVIDED PER CRC R302.6 AND TABLE R302.6
TANKLESS WATER HEATER 6'
ABOVE A GARAGE FLOOR
ATTIC
Electrical Meter
Outdoor Compressor Unit 17'-0"16'-6"16'-10"Electrical Meter
Outdoor Compressor Unit
15'-7"16'-0"24'-3"4010 MOORPARK AVE#101,
SAN JOSE, CA 95117
TELL: (415)254.1606
E-MAIL: OFFICE@AMSDESIGNLLP.COM
PROJECT NAME:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR
DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE.
ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL
BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT
PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL
SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES
TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-
DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO
CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR
WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE
CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND
DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO
COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT
RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.
IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE
FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS
DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS
DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK.
SHEET NUMBER:
SHEET TITLE:
THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH
THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE
PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE
EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS
DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR
TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.
PROJECT ID:
DATE:
SCALE:
DRAWN BY:
REVISION TABLE:
AMS DESIGN
DESIGN
Azadeh Masrour
REVISION DATE BY DEP
A -03.01
PROPOSED SECTIONS /
SCHEMATIC ELEVATIONS
1/4'' = 1'
BENEDICT
RESIDENCE
15602 BENEDICT LN., LOS
GATOS, CA 95032
JAN.2022 S.A.PLN01
----
SEP.2021
S.A.
SMA
FLOOR AREA DIAGRAM - EXISTING FLOOR PLAN
SC : 1/8" = 1'-0"
1
FLOOR AREA DIAGRAM - PROPOSED FLOOR PLAN
SC : 1/8" = 1'-0"
2
D/WWH
REF.27'-7"
12'-7"20'-7"14'-5"20'-0"
16'-3"15'-10"20'-5"8'-5"19'-11"24'-4"
16'-0"
A
B
C
D
E
E1
REF.54'-9"18'-4"38'-3"11'-2"34'-0"4'-3"11'-2"
20'-11"17'-5"20'-10"20'-11"
28'-5"
54'-9"8'-0"A
B
C
D
E
F
G
D/W4010 MOORPARK AVE#101,
SAN JOSE, CA 95117
TELL: (415)254.1606
E-MAIL: OFFICE@AMSDESIGNLLP.COM
PROJECT NAME:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR
DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE.
ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL
BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT
PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL
SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES
TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-
DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO
CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR
WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE
CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND
DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO
COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT
RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.
IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE
FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS
DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS
DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK.
SHEET NUMBER:
SHEET TITLE:
THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH
THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE
PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE
EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS
DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR
TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.
PROJECT ID:
DATE:
SCALE:
DRAWN BY:
REVISION TABLE:
AMS DESIGN
DESIGN
Azadeh Masrour
REVISION DATE BY DEP
BENEDICT
RESIDENCE
15602 BENEDICT LN., LOS
GATOS, CA 95032
JAN.2022 S.A.PLN01
----
SEP.2021
S.A.
FLOOR AREA
DIAGRAM
A -04.01
1/8'' = 1'
24'-4"X19'-11"
E1
FLOORS SIZE
27'-7"X20'-7"
AREAS (SQF)TOTAL
15'-10"X12'-7"B
A
199
D 20'-0"X14'-5"288
E 485
568
SPACES
620
LIVING AREA
GARAGE
16'-0"X8'-5"135
20'-5"X16'-3"C 332
1387
TOTAL BUILDING AREA 2007
11'-2"X4'-3"
F
FLOORS SIZE
54'-9"X18'-4"
AREAS (SQF)TOTAL
38'-3"X28'-5"B
A
1087
D 20'-11"X17'-5"364
E 47
1004
SPACES
LIVING AREA
GARAGE 20'-11"X20'-10"436
34'-0"X11'-2"C 380 2882
TOTAL BUILDING AREA 3318
436
54'-9"X8'-0"G 438 438UNCOVERED PORCH
(PAVED AREA)
SMA
15588 BENEDICT LN.
15625 BENEDICT LN.
15602 BENEDICT LN.
15603 BENEDICT LN.
15624 BENEDICT LN.
15589 BENEDICT LN.VICINITY GUIDE MAP
15624
15602
1558815589
15603
15625
4010 MOORPARK AVE#101,
SAN JOSE, CA 95117
TELL: (415)254.1606
E-MAIL: OFFICE@AMSDESIGNLLP.COM
PROJECT NAME:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR
DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE.
ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL
BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT
PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL
SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES
TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-
DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO
CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR
WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE
CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND
DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO
COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT
RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.
IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE
FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS
DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS
DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK.
SHEET NUMBER:
SHEET TITLE:
THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH
THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE
PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE
EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS
DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR
TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.
PROJECT ID:
DATE:
SCALE:
DRAWN BY:
REVISION TABLE:
AMS DESIGN
DESIGN
Azadeh Masrour
REVISION DATE BY DEP
BENEDICT
RESIDENCE
15602 BENEDICT LN., LOS
GATOS, CA 95032
JAN.2022 S.A.PLN01
----
SEP.2021
S.A.
EXTERIOR MATERIAL
BOARD / STREET SCAPE
ELEVATION
A -05.01
N.T.S
CLOPAY DOORS
TYPE
CLOPAY DARK GRAY COLOR
ROOF
DOOR DARK GRAY COLOR
MI LGARDWINDOWS
SMOOTH STUCCO
METAL STA NDI NG SEAM
TI TLE
CREAM COLOR
TUSCANY / DARK GRAY COLOR
SIDING
GARAGE DOOR
I NFO
STUCCO METAL STANDI NG SEAM
EXTERIOR MATERIAL BOARD
BLACK COLOR
SMA
City of FremontCityCity ofFremontCLEAN BAY BLUE PRINTClean Bay Blue Print