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Staff Report with Exhibits.17121 Crescent Drive PREPARED BY: Sean Mullin, AICP Senior Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION SPECIAL MEETING REPORT MEETING DATE: 11/21/2022 ITEM NO: 1 DATE: November 17, 2022 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Requesting Approval for Construction of a New Single-Family Residence and Site Improvements Requiring a Grading Permit and an Appeal of a Santa Clara County Fire Department Decision Denying a Request for an Exception to the State Minimum Fire Safe Regulations on Property Zoned HR-1. Located at 17121 Crescent Avenue. APN 532-21-007. Architecture and Site Application S-21-021. PROPERTY OWNERS/APPLICANTS: Eric and Lee Ann Wade. PROJECT PLANNER: Sean Mullin. RECOMMENDATION: Consider approval of a request for construction of a new single-family residence and site improvements requiring a Grading Permit, granting an appeal of a Santa Clara County Fire Department (SCCFD) decision denying a request for an exception to the State minimum Fire Safe Regulations, and addition of a Condition of Approval requiring the applicant to work with the SCCFD to develop an acceptable alternative on property zoned HR-1 located at 17121 Crescent Drive. PROJECT DATA: General Plan Designation: Hillside Residential Zoning Designation: HR-1 Applicable Plans & Standards: General Plan; Hillside Development Standards and Guidelines Parcel Size: 0.95 acres (41,207 square feet) PAGE 2 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 PROJECT DATA (continued): Surrounding Area: CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction. FINDINGS: ▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction. ▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations). ▪ Other than the exceptions to the depth of fill standard and the architectural design standard prohibiting exterior structural supports and undersides of decks not enclosed by walls, the project complies with the Hillside Development Standards and Guidelines (HDS&G). ▪ The project complies with the Hillside Specific Plan. ▪ Granting the appeal meets the intent of providing defensible space consistent with the Fire Safe Regulations. 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. Existing Land Use General Plan Zoning North Residential Hillside Residential HR-1 South Residential Hillside Residential HR-1 East Residential Hillside Residential HR-1 West Residential, Vacant Hillside Residential HR-1 PAGE 3 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 BACKGROUND: The subject property is located on the west side of Crescent Drive, approximately 850 feet south of the intersection with Los Cerritos (Exhibit 1). The subject property is approximately 41,207 square feet, with an average lot slope of 29.7 percent, and is currently developed with a single-family residence (Exhibit 18). The parcel is screened by topography and existing vegetation so that any development would not be visible from any of the Town’s viewing areas. A new accessory dwelling unit (ADU) was approved by the Town and will be located north of the site for the proposed residence. Pursuant to State law, the ADU is not the subject of this application. The Architecture and Site application has been referred to the Planning Commission based on the requested exceptions to the Hillside Development Standards and Guidelines (HDS&G) and for consideration of an appeal of a SCCFD decision denying a request for an exception to the Fire Safe Regulations, also called Public Resource Code 4290 (PRC 4290). PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject parcel is approximately 41,207 square feet, located on the west side of Crescent Drive (Exhibit 1). Surrounding the subject parcel is an undeveloped parcel immediately west of the subject property and single-family development to the north, south, and east. From Crescent Drive, the parcel descends approximately 56 feet to the lowest point along the western property line. The Least Restrictive Development Area (LRDA) is concentrated in the eastern and southern portions of the property. B. Project Summary The applicant proposes demolition of approximately 48 percent of the existing single-family residence to be repurposed as an accessory structure (pool house), construction of a new two-story single-family residence with an attached garage, and site improvements requiring a Grading Permit. The proposed residence would be located within the LRDA and would not be visible as defined by the HDS&G. The project requires a Grading Permit for the site improvements with earthwork quantities exceeding 50 cubic yards. The project complies with the objective standards of the Town Code and the applicant requests exceptions to the HDS&G for fill depths exceeding three feet and for exterior structural supports and undersides of decks not enclosed by walls. The applicant is also requesting that the Planning Commission grant an appeal of a SCCFD decision denying a request for an exception to the Fire Safe Regulations. A detailed discussion of the appeal is provided below. PAGE 4 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 PROJECT DESCRIPTION (continued): C. Zoning Compliance A single-family residence, accessory structures, and swimming pool are permitted in the HR-1 zone. The proposed residence is in compliance with the zoning regulations for allowable floor area, height, setbacks, and on-site parking requirements for the property. DISCUSSION: A. Architecture and Site Analysis Pursuant to the HDS&G, when determining the maximum allowable floor area for a hillside property, the gross lot area is reduced based on its average slope. The subject property is approximately 41,207 square feet with an average lot slope of 29.7 percent. Based on this average slope, the net lot area is 16,854 square feet, which provides for a maximum allowable floor area of 4,400 square feet. The applicant has provided a Written Description/Letter of Justification detailing the project (Exhibit 4). The applicant proposes demolition of approximately 980 square feet of the existing 2,040-square foot single-family residence with attached garage. The reduced size structure would be repurposed as a pool house. The applicant proposes construction of 3,107-square foot, two-story residence with an attached 498-square foot garage and a swimming pool (Exhibit 18). The project proposes a contemporary style residence with neutral colors and materials. Proposed exterior materials include: a standing-seam metal roof; vertical board and batten cement board siding; smooth stucco siding; faux-wood tongue-and-groove siding; metal-clad wood windows and doors; and metal garage doors (Exhibit 5). The proposed residence includes 385 square feet of below-grade square footage that would be exempted from floor area. The residence also includes a 498-square foot attached garage, 98 square feet of which would count toward the total floor area allowed for the property. A summary of the proposed floor area for the property is included in the table on the following page. PAGE 5 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 DISCUSSION (continued): Floor Area Summary Maximum Allowed Floor Area 4,400 sf Proposed Floor Area First Floor 840 sf Second Floor 2,652 sf Garage 498 sf Pool House 1,080 sf Subtotal 5,070 sf Below-Grade Square Footage (385 sf) Garage Exclusion (400 sf) Total 4,285 sf The proposed residence would be sited on the eastern portion of the parcel within the LRDA. The maximum height of the proposed residence is 25 feet, where a maximum of 30 feet is allowed by the Town Code and a maximum of 25 feet is allowed by the HDS&G for nonvisible homes. The project requires a Grading Permit for the site improvements with earthwork quantities exceeding 50 cubic yards. The applicant requests exceptions to the HDS&G for fill depths exceeding three feet and for exterior structural supports and undersides of decks not enclosed by walls. B. Building Design The project proposes a contemporary style residence with neutral colors and materials. Proposed exterior materials include: a standing-seam metal roof; vertical board and batten cement board siding; smooth stucco siding; faux-wood tongue-and-groove siding; metal- clad wood windows and doors; and metal garage doors (Exhibit 5). Pursuant to the HDS&G, exterior colors for nonvisible homes in the hillside area may not exceed an average light reflectivity value (LRV) of 30. The proposed exterior colors and materials comply with the LRV limitation as shown on Exhibit 5. The proposed residence has been designed with a linear form and sited to run with the contours of the property (Exhibit 18). The upper floor would be visible from Crescent Drive and would present as a single-story mass. The lower floor would be primarily visible from the interior of the property and partially screened by vegetation from portions of Crescent Drive. The proposed residence incorporates a hip roof with projecting gable-end portions at the front entry and the kitchen at the rear. The upper floor of the residence would be clad with vertically oriented cement board and batten siding while the lower floor would be clad with stucco with a smooth finish. Portions of the residence at the front entry and the PAGE 6 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 DISCUSSION (continued): stairwell at the rear would be accented with faux-wood tongue-and-groove siding in a natural appearing wood finish. The upper floor of the residence includes the primary living areas, the main bedroom suite, a bedroom suite, and the attached two-car garage. A deck and balcony would be located off the rear elevation of the upper floor. The lower floor includes two additional bedroom suites. The Town’s Consulting Architect reviewed the proposed residence on July 26, 2021 (Exhibit 6). In the report the Consulting Architect noted that the proposed residence is well designed and comparable to the size of nearby homes. The Consulting Architect identified several issues and concerns and provided recommendations for changes to the original design to increase compatibility with the Residential Design Guidelines. In response to these recommendations, the applicant made several modifications to the design of the residence, summarizing the changes in a written response (Exhibit 7). The Consulting Architect’s issues and recommendations are provided below, followed by the applicant’s response in italics. Issues and Recommendations: 1. The artificial turf area proposed very close to the road would be out of character with the more natural edges along the remainder of the road. Eliminate the artificial turf near Crescent Drive in favor of natural landscaping. Understood, removed. 2. The spacing of the standing seams on the metal roof seem too close together, and visually very busy. Refine the standing seam texture of the roof. Corrected. 3. The entry is a bit weak. Refine the entry details. Corrected. See Sheet 10. Ten-inch square columns added to entry porch roof. 4. Windows without trim would not be consistent with Residential Design Guideline 3.7.4. Add wood trim to all doors and windows consistent with the Residential Design Guideline. Corrected. All windows and doors now have 3.5-inch-wide trim on all sides. 5. The exact materials are not called out for the garage doors except for the note that they are “Contemporary Style Roll Up Doors.” When I see that note, I would be concerned if PAGE 7 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 DISCUSSION (continued): the door panels were glass that would provide a visua l lantern at night which would be quite out of character for the semi-rural character of this neighborhood. Provide solid panels in the garage doors unless glazing is limited to the top door panels. Noted. See Sheet 10. Garage doors do not incorporate glass windows. All panels are solid. 6. The tall multiple window areas on the rear elevation do not seem to yet have the appropriate traditional detailing for the home’s proposed architectural style. Refine the large rear elevation windows by separating upper and lower panes with wood framing in lieu of the segment of wall siding shown. Understood. The windows over doors are to be “field mulled.” This feature perpetuates the contemporary feel of the home. It also conforms to the design guidelines by allowing increased solar heating during the winter months. The extended eve at these locations provide protection during the summer months. 7. The Town’s Hillside Design Guidelines generally discourage the type of open deck support shown at the rear of the house, but the portion of the rear elevation where this occurs is small and not visually awkward. However, the columns on the rear elevation supporting upper-level decks are rather skinny compared to their height. Increase the size of the rear deck supports. Corrected. Deck support posts are now seven-inch square. The applicant responded to the Consulting Architect’s issues and recommendations through design revisions. Staff determined that the applicant adequately addressed all issues and concerns raised in the Consulting Architect’s report. C. Neighborhood Compatibility Pursuant to the HDS&G, the maximum allowable floor area for the subject parcel is 4,400 square feet. The table on the following page reflects the current conditions of the development in the immediate area and the proposed project. PAGE 8 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 DISCUSSION (continued): FAR Comparison - Neighborhood Analysis Address Zoning Gross Lot Area SF Residential SF* Garage SF Total SF** FAR No. of Stories 17089 Crescent Dr HR-1 49,328 2,281 468 2,749 0.06 2 17095 Crescent Dr HR-1 31,738 2,534 501 3,035 0.10 2 17177 Crescent Dr HR-1 39,929 1,840 440 2,280 0.06 2 17130 Crescent Dr HR-1 78,469 4,251 4,251 0.05 1 17120 Crescent Dr HR-1 29,788 3,029 478 3,507 0.12 2 17110 Crescent Dr HR-1 27,015 2,522 0 2,522 0.09 1 17100 Crescent Dr HR-1 30,607 1,901 400 2,301 0.08 1 17160 Crescent Dr HR-1 54,665 4,539 861 5,400 0.10 1 17140 Crescent Dr HR-1 133,454 3,399 729 4,128 0.03 1 17121 Crescent Dr (E) HR-1 41,207 1,660 400 2,060 0.05 1 17121 Crescent Dr (P) HR-1 41,207 4,196 498 4,694 0.11 2 * Residential square footage includes the residence and detached accessory structures, except garages. ** The total square footage numbers do not include below grade square footage. The properties in the immediate neighborhood are developed with one- and two-story residences and include a mix of architectural styles. The property sizes within the immediate neighborhood range from 0.6 to 3.1 acres. Based on Town and County records, the square footage of the residences located in the immediate neighborhood range from 1,840 square feet to 4,539 square feet. The applicant is proposing a 3,107-square foot residence with an attached 498-square foot garage and a 1,080-square foot pool house on a 0.96-acre parcel, where a maximum total floor area of 4,400 square feet is allowed by the HDS&G. The proposed project would be the second largest in terms of total square footage and Floor Area Ratio (FAR). D. Site Design The subject property is located on the west side of Crescent Drive. The parcel slopes downward from the roadway approximately 56 feet to the lowest point along the western property line and is wooded outside of the developed areas. The LRDA is concentrated in the eastern and southern portions of the property, within which all proposed development would occur. The applicant proposes partial demolition of the existing residence located in the southern portion of the property, which would be repurposed as a pool house. A new rectangular pool would be constructed just north of the proposed pool house. The proposed main residence and attached garage are sited in the southeastern portion of the property. PAGE 9 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 DISCUSSION (continued): The proposed driveway would provide access to the attached two-car garage from the west side of Crescent Drive, utilizing the footprint of the existing driveway to minimize impacts to adjacent trees (Exhibit 18, Sheet 3). Four additional on-site guest parking spaces are required by the Hillside Specific Plan and would be provid ed by two spaces located along the west side of the roadway and by two spaces located in the second driveway serving the approved ADU. The required parking space for the ADU will be accommodated in the driveway serving the main residence in a tandem configuration consistent with the Town Code. Outdoor living areas are concentrated at the rear of the residence and include a deck adjacent to the kitchen, a balcony at the primary bedroom, and a patio adjacent to the proposed swimming pool. E. Tree Impacts The development plans were reviewed by the Town ’s Consulting Arborist who inventoried seven protected trees within the project area and made recommendations for their preservation (Exhibit 8). The applicant responded to the recommendations by including Sheet T-1 in the Development Plans showing tree preservation measures consistent with the recommendations of the Town’s Consulting Arborist (Exhibit 18). Of the seven trees included in the inventory, one is proposed for removal (#716) and one was removed in 2021 under an approved permit (#719). Tree #716 is a 10 -inch Brazilian pepper tree in good condition with a 20-foot canopy. Given the canopy size of tree #716, three new trees are required to be planted on site or payment of in-lieu fees provided by the applicant. The Landscape Plans do not propose any new trees. If the project is approved, tree protection measures would be implemented prior to construction and maintained for the duration of construction activity. Arborist recommendations for tree protection and requirements for obtaining a Tree Removal Permit have been included in the Conditions of Approval (Exhibit 3). F. Landscaping The applicant proposes new landscaping adjacent to the residence consisting of shrubs, bushes, and deer grass (Exhibit 18, Sheet L-2.0). No new trees are proposed and the remainder of the property would remain in its current state. All the species included in the proposed Landscape Plan are native to California, and eight of the ten are included in Appendix A of the HDS&G. PAGE 10 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 DISCUSSION (continued): G. Visibility The parcel is screened by topography and existing vegetation and any development would not be visible from any of the Town’s viewing areas (Exhibit 18, Sheet 14). H. Grading The project includes site improvements with grading quantities exceeding 50 cubic yards, which requires approval of a Grading Permit. Site improvements adjacent to the residence would require 206 cubic yards of cut and 363 cubic yards of fill. Site Grading Summary Cut Fill Total Driveway/yard 206 363 569 The Town’s Parks and Public Works Engineering staff have included a condition of approval requiring submittal and evaluation of a Grading Permit in parallel with the required Building Permits (Exhibit 3). I. Exceptions to the Hillside Development Standards and Guidelines The applicant is requesting exceptions to two standards in the HDS&G: the grading standard limiting the depth of fill to three feet (Chapter III, Standard A.1, page 20); and the architectural design standard prohibiting exterior structural supports and undersides of decks not enclosed by walls (Chapter V, Standard H.1, page 43). The applicant requests an exception to the three-foot depth of fill standard to fill in an existing dirt service road created by a previous owner. The fill area requiring the exception is located adjacent to the northeast portion of the proposed residence and would require a fill depth of three feet, 10-inches. The applicant discusses the requested exception in their Letter of Justification (Exhibit 4), indicating that reducing the fill depth in the area in question requires that the entire residence be lowered into the site, incr easing excavation and site grading quantities and resulting in more off-haul and impacts to the neighborhood. The requested exception would reduce overall grading activities, off-haul, and impacts to the neighborhood during construction. The applicant also requests an exception to the architectural design standard prohibiting exterior structural supports and undersides of decks not enclosed by walls unless no alternative type of construction is feasible, and that fire safety and aesthetic considerations have been addressed. The applicant proposes a deck on the rear of the residence that would be supported by seven-inch square posts. The top of the tallest post would be PAGE 11 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 DISCUSSION (continued): approximately 17 feet above the adjacent finished grade. In their Letter of Justification, the applicant states: • The deck post is not visible from the road as its located at the back of the house ; • The deck post is not visible from the down slope neighbor due to the dense vegetation between the two homes; • The distance from the deck post to the house has been reduced to just 8 feet from the back wall of the house; and • The property is sloping. A deck at the back of the house provides exterior living space immediately adjacent to the home and reduces the need to create cut and fill patios elsewhere on the property. Staff discussed two alternatives to the proposed design with the applicant: lowering the residence approximately four feet to limit the height of the tallest post to five feet ; and creating outdoor living space via an at-grade patio. While both of the alternatives may be feasible, each would increase the required excavation and site grading quantities, increasing off-haul and having a greater impact on the neighborhood. Regarding fire safety, the property is located in the Wildland Urban Interface (WUI) requiring specific materials and construction methods that address fire safety. Additionally, the project was reviewed by the SCCFD and, while not approved for reasons discussed below, did not include any comments related to the proposed deck. Regarding aesthetic considerations, the project was reviewed by the Town’s Consulting Architect who noted that these type s of deck supports are generally discouraged by the HDS&G, but given the location of the deck at the rear of the residence and its slight impact to the rear elevation, it would not be visually awkward. Further, the Consulting Architect noted that the posts as originally presented were rather skinny relative to their height and recommended increasing the size of the posts. The applicant responded by increasing the size of the posts to seven-inches square. Based on the analysis provided above, staff supports to the proposed exceptions to the HDS&G. J. Appeal of a SCCFD Decision Denying a Request for an Exception to the State Minimum Fire Safe Regulations The applicant is appealing the decision of the SCCFD denying a request for an exception to the Fire Safe Regulations. Background on PRC 4290 and the Fire Safe Regulations In 1991, the Board of Forestry (BOF) adopted PRC 4290 (Exhibit 9) requiring that the BOF establish minimum fire safety standards applicable to lands located in the State PAGE 12 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 DISCUSSION (continued): Responsibility Area (SRA) and as of July 1, 2021, within lands classified and designated as Very High Fire Hazard Severity Zones (VHFHSZ) within the Local Responsibility Area (LRA) (Exhibit 10). The Fire Safe Regulations (Exhibit 11) as adopted by the BOF establish the minimum wildfire protection standards for building and construction related to: • Road standards and fire equipment access; • Standards for signs identifying streets, roads, and buildings; • Minimum private water supply reserves for emergency fire use; and • Fuel breaks and greenbelts. Section §1270.06 (a) of the Fire Safe Regulations outlines a process allowing applicants to request exceptions to the regulations where it is shown that the exceptions provide the same practical effect as the Fire Safe Regulations (Exhibit 11). In Los Gatos, exception requests are considered by the SCCFD. As defined in the Fire Safe Regulations, same practical effect means an exception or alternative with the capability of applying accepted wildland fire suppression strategies and tactics, and provisions for fire fighter safety, including: a. Access for emergency wildland fire equipment; b. Safe civilian evacuation; c. Signing that avoids delays in emergency equipment response; d. Available and accessible water to effectively attack wildfire or defend a structure from wildfire; and e. Fuel modification sufficient for civilian and fire fighter safety. Pursuant to Section §1270.06 (c) of the Fire Safe Regulations, w hen an exception is not granted, the applicant may file an appeal to be heard by the local jurisdiction who can establish or utilize an existing appeals process. Consistent with the Town Code, an appeal of a SCCFD denial of an exception request to the Fire Safe Regulations is considered by the Planning Commission. Because the Fire Safe Regulations are imposed by the State, the Planning Commission has the authority to remove or modify the conditions relating to Fire Safe Regulations only if requiring an applicant to comply with the Conditions would violate federal or state law. As discussed in more detail below, staff believes that requiring improvement of the bridle path right-of-way to allow vehicular travel would constitute an unconstitutional taking and does not recommend that the Town impose that condition. SCCFD Review of this Application The applicant submitted the Architecture and Site application on July 7, 2021. Through the Town’s development review process, the SCCFD reviewed iterations of the application three PAGE 13 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 DISCUSSION (continued): times, providing comment letters on August 5, 2021, March 23, 2022, and May 18, 2022. Each letter deemed the application incomplete and outlined deficiencies related to PRC 4290, the Fire Safe Regulations, and other SCCFD standards. In the most recent comment letter dated May 18, 2022, the SCCFD identified six provisions of the Fire Safe Regulations to which the application was deficient (Exhibit 12). On May 25, 2022, the applicant applied for an exception to these regulations and provided reasoning as to how the provided alternatives achieve the same practical effect as the Fire Safe Regulations (Exhibit 13). On July 20, 2022, the SCCFD denied the exception request on the basis of three outstanding deficiencies: road widths; turnarounds; and dead-end roads (Exhibit 14). The applicant is appealing the decision of the SCCFD to the Planning Commission (Exhibit 4). The SCCFD’s denial of the exception request is based on three aspects of the fire safe Regulations. First, Section §1273.01 (a) requires that “all roads shall be constructed to provide a minimum of two ten (10) foot traffic lanes, not including shoulder and striping” (Exhibit 14). The applicant’s exception request indicates that the current road is on average 20-feet wide (Exhibit 13). The applicant provided a road study exhibit showing road widths of 17 to 24 feet along Los Cerritos Drive from Phillips Avenue and continuing up Crescent Drive to the subject property (Exhibit 18, Sheet 17). In response to the exception request, the SCCFD states that the existing road widths are capable of providing the same practical effect, but additional validation is required (Exhibit 14). Second, Section §1273.05 (a) requires that turnarounds be provided on driveways and dead-end roads and that (b) the minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §1273.05(e ) and §1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length. The applicant’s exception request included a SCCFD Type A turnaround located at the proposed driveway. In response to the exception request, the SCCFD indicated that the proposed turnaround did not comply with the Fire Safe Regulations by dimension or location and did not meet the SCCFD’s prescriptive dimensions (Exhibit 14). Further, the SCCFD indicated that a compliant turnaround may be considered a component of the same practical effect if properly designed and dedicated for public use and/or emergency vehicle access. In response, the applicant revised the development plans to include a SCCFD Type B turnaround located at the southeast corner of the property. Staff has included a Condition of Approval that all necessary easements be recorded prior to issuance of a Building Permit (Exhibit 3). Lastly, Section §1273.08 (a) sets the maximum length of dead-end roads for parcels zoned for less than one acre to 800 feet (Exhibit 11). The subject property is zoned HR -1 with a minimum lot size requirement of 40,000 square feet, or 0.92 acres. The SCCFD indicates PAGE 14 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 DISCUSSION (continued): that the subject property is located approximately 1,500 feet from the intersection of Phillips Avenue and Los Cerritos Drive, exceeding the 800-foot limitation (Exhibit 14). The Development Plans show an existing bridle path leading from the roadway at the southeast corner of the property to Los Cerritos Drive, approximately 150 feet from the intersection with Phillips Avenue (Exhibit 18, Sheet 17). This bridle path was dedicated to the public use along with other rights-of-way in 1929 with the recorded Crescent Hill Subdivision map (Exhibit 15). The applicant’s exception request (Exhibit 13) reasoned that the same practical effect to this regulation is achieved through: • The existing 20-foot wide primary access road; • The safe civilian evacuation from Crescent Drive provided via the bridle path right-of- way; • The addition of a signage; • Availability of accessible water supply as verified by San Jose Water (Exhibit 13); and • Through completed fuel reduction on the subject property. In response to the exception request, the SCCFD indicated that while an improved bridle path right-of-way would provide a civilian evacuation route, it would not provide unobstructed traffic circulation during a wildfire, as intended by the Fire Safe Regulations (Exhibit 14). The applicant has appealed this determination (Exhibit 4), indicating that the SCCFD has incorrectly interpreted PRC 4290 to restrict or deny approval for residential building applications located on existing roads as they apply to: • New home construction of any kind. This includes both from the ground up new construction or removal of existing and complete replacement; and • Home remodeling that exceeds the Town’s 50 percent demolition policy. The applicant’s appeal also indicates that the SCCFD are the only department in California interpreting PRC 4290 to include existing roads, which can result in restricting the replacement or upgrading of existing structures with more fire-safe structures. The applicant also indicates that the SCCFD’s application of PRC 4290 results in a regulatory taking. Staff’s Analysis One of the SCCFD requirements being appealed relates to access to the property. Section §1273.08 sets forth the maximum length of a dead-end road based upon a parcel’s zoning. The minimum lot size required by the Town Code for HR zoned parcels is 40,000 square feet. Pursuant to Section §1273.08, the dead-end road length would be limited to 800 feet. The subject property is approximately 1,500 feet beyond the intersection of Phillips Avenue PAGE 15 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 DISCUSSION (continued): and Crescent Drive. The applicant has met with SCCFD to discuss alternatives to the requirement for an 800-long road. As discussed above, the 1929 Crescent Hill Subdivision dedicated the bridle path right-of- way for public use east of the property (Exhibit 15). The applicant states that the bridle path right-of-way would provide a pedestrian evacuation route during an emergency (Exhibit 13). In their denial of the requested exception, the SCCFD states that the bridle path does not meet the Fire Safe Regulations to provide unobstructed traffic circulation during a wildfire and that the bridle path could be considered for elimination of the dead- end road if it were improved as a one-way road (Exhibit 14). In staff’s view, imposing a requirement to improve the bridle path to provide vehicular circulation would constitute an unconstitutional taking. Application of a law to a particular property becomes a taking if the law either: 1. Does not substantially advance legitimate state interests; or 2. Denies an owner economically viable use of his or her land. (Agins v. City of Tiburon, 447 U.S. 255 (1980)). With regard to the first question, when reviewing an exaction imposed on a project, courts will consider the connection between what is being required and the impacts of the project. In the Dolan decision, the United States Supreme Court discusses the required degree of connection between the exaction imposed and the projected impacts of the proposed development (Dolan v. City of Tigard, 512 U.S. 374 (1994)). The Dolan court held that, in making an adjudicative decision, a city must demonstrate a “reasonable relationship” between the conditions imposed on a development permit and the development’s impacts. In evaluating a “takings” claim, a court must first determine whether an “essential nexus” exists between the “legitimate state interests” and the permit condition exacted by the city. Second, if it finds that a nexus exists, the required exaction must be “roughly proportional” to the projected impacts of the private development. The applicant indicates that improving the bridle path right-of-way to support one-way vehicular traffic is estimated to cost approximately $4,500,000. In addition, because the path was dedicated as a bridle path and park, the applicants would need to acquire an easement interest to expand on the scope of the allowable use to include vehicular access. The project is a single-family home. In staff’s view, the cost of the proposed requirement is not “roughly proportional” to the impacts of the single-family home and is therefore not defensible. As a result, staff recommends approving the project and replacing Conditions of Approval #102 through #106 related to the Fire Safe Regulations with a condition to require that the applicant work with the SCCFD to develop alternatives that comply with the Fire Safe Regulations and are constitutionally defensible (Exhibit 3). PAGE 16 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 DISCUSSION (continued): K. Neighbor Outreach The owners have indicated that they have been communicating with the surrounding neighbors to discuss the proposed project. A summary of their outreach efforts is included as Exhibit 16. L. CEQA Determination The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction. PUBLIC COMMENTS: Story poles and project signage were installed on the site by November 3, 2022, in anticipation of the November 21, 2022, Planning Commission hearing. Public comments received by 11:00 A.M., Thursday, November 17, 2022 are included as Exhibit 17. CONCLUSION: A. Summary The applicant is requesting approval of an Architecture and Site application for construction of a new a single-family residence and site improvements requiring a Grading Permit. The project is well designed and compatible with the properties in the immediate area. The project is consistent with the Zoning and General Plan Land Use designation for the property. The applicant requests two exceptions to the HDS&G as discussed above and otherwise complies with the applicable sections of the HDS&G and Hillside Specific Plan. The applicant is also requesting that the Planning Commission grant an appeal of a SCCFD decision denying a request for an exception to the Fire Safe Regulations. B. Recommendation Based on the analysis above, staff recommends approval of the Architecture and Site application subject to the recommended conditions of approval (Exhibit 3) and granting the appeal of the SCCFD’s decision denying a request for an exception to the SRA/VHFHSZ Fire Safe Regulations. If the Planning Commission finds merit with the proposed project, it should: PAGE 17 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 CONCLUSION (continued): 1. Make the finding that the proposed project is Categorically Exe mpt, pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, Section 15303: New Construction (Exhibit 2); 2. Make the finding that the project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations) (Exhibit 2); 3. Make the finding that due to the constraints of the site, exceptions to the depth of fill standard, and the architectural design standard prohibiting exterior structural supports and undersides of decks not enclosed by walls, are appropriate, and the project is otherwise in compliance with the applicable sections of the Hillside Development Standards and Guidelines (Exhibit 2); 4. Make the finding that the project complies with the Hillside Specific Plan (Exhibit 2); 5. Make the considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 2); and 6. Make the finding that granting the appeal of the Santa Clara County Fire Department’s decision denying a request for an exception to the SRA/VHFHSZ Fire Safe Regulations meets the intent of providing defensible space consistent with the SRA/VHFHSZ Fire Safe Regulations as provided in the Statement of Reasons included in Exhibit 2; 7. Grant the appeal of the Santa Clara County Fire Department’s decision denying a request for an exception to the SRA/VHFHSZ Fire Safe Regulations and replacing Conditions of Approval #102 through #106 with a new Condition of Approval #111 as discussed above (Exhibit 3); and 8. Approve Architecture and Site Application S-21-031 with the conditions contained in Exhibit 3 and the development plans in Exhibit 18. C. Alternatives Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction; or 2. Approve the application with additional and/or modified conditions; or 3. Deny the application. PAGE 18 of 18 SUBJECT: 17121 Crescent Drive/S-21-021 DATE: November 17, 2022 EXHIBITS: 1. Location Map 2. Required Findings and Considerations 3. Recommended Conditions of Approval 4. Letter of Justification 5. Color and Materials Board 6. Consulting Architect’s Report 7. Applicant’s Response to Consulting Architect’s Report 8. Consulting Arborist’s Report 9. Public Resources Code 4290 10. Fire Hazard Severity Zones Map 11. SRA/VHFHSZ Fire Safe Regulations 12. SCCFD Deficiency Letter, dated May 18, 2022 13. Applicant’s Exception Request to the Fire Safe Regulations, dated May 25, 2022 14. SCCFD Denial of Applicant’s Exception Request to the Fire Safe Regulations, dated July 20, 2022 15. Crescent Hill Subdivision Map, 1929 16. Applicant’s Neighbor Outreach Effort Summary 17. Public Comments received by 11:00 A.M., Thursday, November 17, 2022 18. Development Plan PHILLIPS AV L O S C E R R I T O S C R E S C E N T D R 17121 Crescent Drive 0 0.250.125 Miles ° Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm) EXHIBIT 1 This Page Intentionally Left Blank \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 2 - Required Findings and PLANNING COMMISSION –November 21, 2022 REQUIRED FINDINGS & CONSIDERATIONS FOR: 17121 Crescent Drive Architecture and Site Application S-21-021 Requesting Approval for Construction of a New Single-Family Residence and Site Improvements Requiring a Grading Permit and an Appeal of a Santa Clara County Fire Department Decision Denying a Request for an Exception to the State Minimum Fire Safe Regulations on Property Zoned HR-1. APN 532-21-007. PROPERTY OWNERS/APPLICANTS: Eric and Lee Ann Wade PROJECT PLANNER: Sean Mullin FINDINGS Required finding for CEQA: ■ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction 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 Hillside Development Standards and Guidelines: ■ As required, that other than the exceptions to the depth of fill standard, and the architectural design standard prohibiting exterior structural supports and undersides of decks not enclosed by walls, the project complies with the Hillside Development Standards and Guidelines. Required compliance with the Hillside Specific Plan: ■ As required, the project complies with the Hillside Specific Plan. Required for Granting an Appeal of a Santa Clara County Fire Department Decision Denying an Exception to the Fire Safe Regulations: ■ As required, granting the appeal meets the intent of providing defensible space consistent with the Fire Safe Regulations as provided in the following statement: EXHIBIT 2 \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 2 - Required Findings and The decision to grant the appeal includes a Condition of Approval that the applicant work with the Santa Clara County Fire Department to develop alternatives that comply with the Fire Safe Regulations and are constitutionally defensible. 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. \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx PLANNING COMMISSION – November 21, 2022 CONDITIONS OF APPROVAL 17121 Crescent Drive Architecture and Site Application S-21-021 Requesting Approval for Construction of a New Single-Family Residence and Site Improvements Requiring a Grading Permit and an Appeal of a Santa Clara County Fire Department Decision Denying a Request for an Exception to the State Minimum Fire Safe Regulations on Property Zoned HR-1. APN 532-21-007. PROPERTY OWNERS/APPLICANTS: Eric and Lee Ann Wade PROJECT PLANNER: Sean Mullin TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit. 5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 6. 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. 7. TREE FENCING: Protective tree fencing and other protection measures shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans. 8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties. EXHIBIT 3 \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx 9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 10. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. 11. 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. 12. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 13. EXTERIOR COLORS: The exterior colors of all structures shall comply with the Hillside Development Standards & Guidelines. 14. DEED RESTRICTION: Prior to the issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder’s Office that requires all exterior materials be maintained in conformance with the Town’s Hillside Development Standards & Guidelines. 15. EASEMENTS: Any easements required for the fire truck turnaround shall be reviewed by the Town and recorded with the Santa Clara County Recorder prior to issuance of a Building Permit. 16. LAND USE NEAR STREAMS: The project shall comply with the Guidelines and Standards for Land Use Near Streams prepared by the Santa Clara Valley Water Resources Protection Collaborative. 17. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 18. PERMITS REQUIRED: A 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. Additional individual Building Permits will be required for all other structures such as the renovation of the existing house into the pool house, swimming pool, retaining walls supporting a surcharge, etc.. 19. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2020, are the 2019 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes. 20. ADVISORY COMMENT: Building Permit applications submitted after 1:00 pm on December 22, 2022, will be subject to the new 2022 California Building Codes, which take effect January 1, 2023. \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx 21. 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. 22. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 23. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 24. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing foundation, and retaining wall design recommendations, shall be submitted with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics. 25. SHORING: Shoring plans and calculations will be required for all excavations which exceed five (5) feet in depth, or which remove lateral support from any existing building, adjacent property, or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall confirm to the Cal/OSHA regulations. 26. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project Building Inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the Soils Report, and that the building pad elevations and on-site retaining wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining wall(s) locations and elevations 27. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined (sticky-backed), i.e., directly printed, onto a plan sheet. 28. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61: a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs, located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars if needed in the future. b. All passage doors shall be at least 32-inch-wide doors on the accessible floor level. c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing, no more than 1 inch out of plane with the immediate interior floor level and with an 18-inch clearance at interior strike edge. d. A door buzzer, bell or chime shall be hard wired at primary entrance. 29. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx 30. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 31. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface High Fire Area and must comply with Section R337 of the 2019 California Residential Code, Public Resources Code 4291 and California Government Code Section 51182. 32. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a California licensed Landscape Architect in conformance with California Public Resources Code 4291 and California Government Code Section 51182. 33. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Landscape Architect certifying the landscaping and vegetation clearance requirements have been completed per the California Public Resources Code 4291 and Government Code Section 51182. 34. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building. 35. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at ARC Blueprint for a fee or online at www.losgatosca.gov/building. 36. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: The Town will forward the paperwork to the 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 37. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. The Owner’s representative in charge shall be at the job site during all \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx working hours. Failure to maintain the public right-of-way according to this condition may result in the issuance of correction notices, citations, or stop work orders and the Town performing the required maintenance at the Owner’s expense. 38. APPROVAL: This application shall be completed in accordance with all the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 39. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website ( https://www.losgatosca.gov/1088/Town-Engineering-Standards). 40. PRIOR APPROVALS: All conditions per prior approvals shall be deemed in full force and affect for this approval. 41. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Owner to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation (Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering Division of the Parks and Public Works Department prior to releasing any permit. 42. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT): The property owner shall enter into an agreement with the Town for all existing and proposed private improvements within the Town’s right-of-way. The Owner shall be solely responsible for maintaining the improvements in a good and safe condition at all times and shall indemnify the Town of Los Gatos. The agreement must be completed and accepted by the Director of Parks and Public Works, and subsequently recorded by the Town Clerk at the Santa Clara County Office of the Clerk-Recorder, prior to the issuance of any grading or building permits. Please note that this process may take approximately six to eight (6-8) weeks. 43. 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. 44. PUBLIC WORKS INSPECTIONS: The Owner or their representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in penalties and rejection of any work that occurred without inspection. 45. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 46. STREET CLOSURE: Any proposed blockage or partial closure of the street and/or sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx 47. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be deposited with the Engineering Division of the Parks and Public Works Department prior to the commencement of plan check review. 48. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any grading or building permits. 49. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans. 50. 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. 51. GRADING PERMIT: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). After the preceding Architecture and Site Application has been approved by the respective deciding body and the appeal period has passed, the grading permit application with grading plans and requisite materials shall be submitted via email to the PPW engineer assigned to the A&S review. Plan check fees (determined after initial submittal) shall be sent 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 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 footprint. 52. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: In the event that, during the production of construction drawings and/or during construction of the plans approved with this application by the Town, it is determined that a grading permit would be required as described in Chapter 12, Article II (Grading Permit) of the Town Code of the Town of Los Gatos, an Architecture and Site Application would need to be submitted by the Owner for review and approval by the Development Review Committee prior to applying for a grading permit. 53. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work unlawfully completed shall be charged double the current fee. As a result, the required grading permit fees associated with an application for grading will be charged accordingly. 54. GRADING ACTIVITY RESTRICTIONS: Upon receipt of a grading permit, any and all grading activities and operations shall not occur during the rainy season, as defined by Town Code of the Town of Los Gatos, Sec. 12.10.020, (October 15-April 15), has ended. \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx 55. COMPLIANCE WITH HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES: All grading activities and operations shall be in compliance with Section III of the Town’s Hillside Development Standards and Guidelines. All development shall be in compliance with Section II of the Town’s Hillside Development Standards and Guidelines. 56. DRIVEWAY: The driveway conform to existing pavement on Crescent Drive shall be constructed in a manner such that the existing drainage patterns will not be obstructed. 57. CONSTRUCTION EASEMENT: Prior to the issuance of a grading or building permit, it shall be the sole responsibility of the Owner to obtain any and all proposed or required easements and/or permissions necessary to perform the grading herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit. 58. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a building permit. An arborist report may be necessary. 59. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall: top of wall elevations and locations. b. Toe and top of cut and fill slopes. 60. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the commencement of any site work, the general contractor shall: a. Along with the Owner, attend a pre-construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters; b. Acknowledge in writing that they have read and understand the 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. 61. RETAINING WALLS: A building permit, issued by the Building Department, located at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 62. PROXIMITY OF RETAINING WALLS TO ADJACENT BUILDINGS: Prior to the issuance of a grading or building permit, structural details for the proposed retaining walls located immediately adjacent to or in the immediate vicinity of existing buildings on adjoining lots shall be submitted confirming that said walls will not negatively affect the structural integrity of these buildings. 63. SOILS REPORT: One electronic copy (PDF) of the soils and geologic report shall be submitted with the application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design, and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 64. SOILS REVIEW: Prior to issuance of a building permit, the Owner’s engineers shall prepare and submit a design-level geotechnical and geological investigation for review by the Town’s consultant, with costs borne by the Owner, and subsequent approval by the Town. \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx In the event that the deciding body requests as such, the peer review shall be completed prior to approval of a development application. The Owner’s soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. Approval of the Owner’s soils engineer shall then be conveyed to the Town either by submitting a Plan Review Letter prior to issuance of grading or building permit(s). 65. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Owner’s soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design- level geotechnical report and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing shall be documented in an “as-built” letter/report prepared by the Owner’s soils engineer and submitted to the Town before a certificate of occupancy is granted. 66. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendations contained in the project’s design-level geotechnical/geological investigation as prepared by the Owner’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. 67. SUPPLEMENTAL GEOLOGIC AND GEOTECHNICAL STUDIES: Supplemental geologic and geotechnical engineering studies shall be performed in support of the design of the infrastructure and the building type, and the reports and plans shall be submitted to the Town for review. 68. WATER METER: The existing water meter, currently located within the Crescent Drive right- of-way, shall be relocated within the property in question, directly behind the public right- of-way line. The Owner shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 69. SANITARY SEWER CLEANOUT: The existing sanitary sewer cleanout, currently located within the Crescent Drive right-of-way, shall be relocated within the property in question, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. The Owner shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 70. DRIVEWAY APPROACH: The Owner shall install a Town standard residential driveway approach. The new driveway approach shall be constructed per Town Standard Plans and must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 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. 71. 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. \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx 72. ON-SITE/OFF-SITE PARKING: Parking spaces shall be paved with a compacted base not less than four (4) inches thick, surfaced with asphaltic concrete or Portland cement concrete pavement or other surfacing (e.g.: permeable paving materials, interlocking pavers and ribbon strip driveways) approved by the Town Engineer. 73. SIGHT DISTANCE STUDY: Prior to grading/building permit approval, the Owner shall have a traffic engineer prepare and submit a sight distance analysis for review by the Town staff along with a review fee of $189.00. 74. ADVANCE NOTIFICATION: Advance notification of all affected residents and emergency services shall be made regarding parking restriction, lane closure or road closure, with specification of dates and hours of operation. 75. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to the issuance of a grading or building permit, the Owner and/or Applicant or their representative shall work with the Town Building Department and Engineering Division Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the Owner and/or Applicant to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required. Cover all trucks hauling soil, sand and other loose debris. 76. CONSTRUCTION HOURS: All site improvements 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. The Town may authorize, on a case-by-case basis, alternate construction hours. The Owner shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 77. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 78. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any grading or building permits, the Owner and/or Applicant’s design consultant shall submit a construction management plan sheet (full-size) within the plan set that shall incorporate at a minimum the Earth Movement Plan, site security fencing, employee parking, construction staging area, materials storage area(s), construction trailer(s), concrete washout(s) and proposed outhouse locations. Please refer to the Town’s Construction Management Plan Guidelines document for additional information (https://www.losgatosca.gov/DocumentCenter/View/17600/Construction-Management- Plan-Guidelines?bidId=). \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx 79. MAINTENANCE ACCESS: Prior to the issuance of any grading or building permits, the Owner shall propose maintenance access improvements for the Town Engineer to review, comment on, and approve. The Engineering Division of the Parks and Public Works Department shall approve the surface materials over each public easement. 80. SHARED MAINTENANCE AGREEMENT: The Owner shall record a shared Maintenance Agreement at the time of recordation of the Parcel/Final Map. The shared Maintenance Agreement shall be subject to the review and approval of the Town prior to recordation of the parcel map. The owners of the number (#) properties shall be responsible for the maintenance of all private utilities, wildland fire and buffer areas, storm water treatment facilities (including the bioretention area(s)) landscape areas, the long term maintenance the fences located on the boundary line, and other common areas/facilities within the proposed subdivision. The owners of the number (#) properties shall be responsible for keeping the shared driveway signed, marked, free and clear for fire department access. 81. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used. A Sanitary Sewer Clean-out is required for each property at the property line, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. 82. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Building Official. The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve as defined in the Uniform Plumbing Code adopted by the Town and maintain such device in a functional operation condition. Evidence of West Sanitation District’s decision on whether a backwater device is needed shall be provided prior to the issuance of a building permit. 83. RELOCATION OF POOL EQUIPMENT FACILITIES: Prior to the issuance of any permits, an approval letter from West Valley Sanitation District accepting the relocated pool equipment facilities shall be provided to the Town. STORMWATER MANAGEMENT: 84. BEST MANAGEMENT PRACTICES (BMPs): The Owner 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. \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx 85. NPDES STORMWATER COMPLIANCE: In the event that, during the production of construction drawings for the plans approved with this application by the Town of Los Gatos, it is determined that the project will create and/or replace more than 2,500 square feet of impervious area, completion of the NPDES Stormwater Compliance Small Projects Worksheet and implementation of at least one of the six low impact development site design measures it specifies shall be completed and submitted to the Engineering Division before issuance of a grading/building permit. 86. 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. 87. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous domestic waste materials to be deposited in such a manner or location as to constitute a threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful discharges to storm drains include, but are not limited to: discharges from toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or vehicle cleaning. 88. LANDSCAPING: In finalizing the landscape plan for the biotreatment area(s), it is recommended that the landscape architect ensure that the characteristics of the selected plants are similar to those of the plants listed for use in bioretention areas in Appendix D of the Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP) C.3 Stormwater Handbook. 89. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 90. 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 \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 91. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust-free. b. All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off-site until materials are ready for immediate loading and removal from site. c. All haul trucks transporting soil, sand, debris, or other loose material off-site shall be covered. d. As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes. e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day, or as deemed appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on-site track-out control device is also recommended to minimize mud and dirt-track-out onto adjacent public roads. f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour. g. All driveways and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within forty-eight (48) hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Please provide the BAAQMD’s complaint number on the sign: 24-hour toll-free hotline at 1-800-334-ODOR (6367). i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed twenty (20) miles per hour. j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established. \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx 92. 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. 93. WATER FEATURES: New swimming pools, hot tubs, spas and/or fountains shall have a connection to the sanitary sewer system, subject to West Valley Sanitation District’s authority and standards, to facilitate draining events. Discharges from this/these feature(s) shall be directed to the sanitary sewer and are not allowed into the storm drain system. 94. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. Any storm drain inlets (public or private) directly connected to public storm system shall be stenciled/signed with appropriate “NO DUMPING - Flows to Bay” NPDES required language. On-site drainage systems for all projects shall include one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of permeable surfaces. If stormwater treatment facilities are to be used they shall be placed a minimum of ten (10) feet from the adjacent property line and/or right-of-way. Alternatively, the facility(ies) may be located with an offset between 5 and 10 feet from the adjacent property and/or right-of-way line(s) if the responsible engineer in charge provides a stamped and signed letter that addresses infiltration and states how facilities, improvements and infrastructure within the Town’s right-of-way (driveway approach, curb and gutter, etc.) and/or the adjacent property will not be adversely affected. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 95. 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. 96. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. The Owner’s representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in penalties and/or the Town performing the required maintenance at the Owner’s expense. 97. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: Immediately upon approval of an encroachment permit, the Owner shall initiate a weekly neighborhood email notification program to provide project status updates. The email notices shall also be posted on a bulletin board placed in a prominent location along the project perimeter. 98. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously. 99. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx 100. 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. 101. GENERAL: The subject property is located within the Very High Fire Hazard Severity Zone (VHFHSZ) of the Local Responsibility Area (LRA). Pursuant to California Public Resources Code (PRC) 4290, the California Board of Forestry and Fire Protection is required to “…adopt regulations implementing minimum fire safety standards related to defensible space” applicable to “the perimeters and access to all residential, commercial, and industrial building construction.” In 2018, the Legislature passed and the Governor signed SB 901 (Dodd), which expanded the applicability of the regulations promulgated under PRC 4290 to land in the Local Responsibility Area (LRA) Very High Fire Hazard Severity Zone. All comments below that result from PRC 4290 are identified by **. 102. ** DEAD-END ROADS: (a) The maximum length of a dead-end road, including all dead-end roads accessed from that dead-end road, shall not exceed the following cumulative lengths, regardless of the number of parcels served: parcels zoned for less than one acre - 800 feet. Parcels zoned for 1 acre to 4.99 acres - 1,320 feet. Parcels zoned for 5 acres to 19.99 acres - 2,640 feet. Parcels zoned for 20 acres or larger - 5,280 feet. All lengths shall be measured from the edge of the road surface at the intersection that begins the road to the end of the road surface at its farthest point. Where a dead-end road crosses areas of differing zoned parcel sizes requiring different length limits, the shortest allowable length shall apply. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.08. This parcel is located within the Very High Fire Hazard Severity Zone and the dead-end access road exceeds the maximum length of 800 feet. Current PRC 4290 regulations remain in effect. The proposed Safe Civilian Access Route doesn't provide for vehicle travel and therefore doesn't meet same practical effect. This request for exemption is not accepted. 103. **WIDTH: (a) All roads shall be constructed to provide a minimum of two ten (10) foot traffic lanes, not including shoulder and striping. These traffic lanes shall provide for two- way traffic flow to support emergency vehicle and civilian egress, unless other standards are provided in this article or additional requirements are mandated by local jurisdictions or local subdivision requirements. Vertical clearances shall conform to the requirements in California Vehicle Code section 35250. (b) All one- way roads shall be constructed to provide a minimum of one twelve (12) foot traffic lane, not including shoulders. The local jurisdiction may approve one-way roads. (1) All one-way roads shall, at both ends, connect to a road with two traffic lanes providing for travel in different directions, and shall provide access to an area currently zoned for no more than ten (10) residential units. (2) In no case shall a one-way road exceed 2,640 feet in length. A turnout shall be placed and constructed at approximately the midpoint of each one-way road. (c) All driveways shall be constructed to provide a minimum of one (1) ten (10) foot traffic lane, fourteen (14) feet unobstructed horizontal clearance, and unobstructed vertical clearance of thirteen feet, six \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx inches (13' 6”). California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2 Articles 1-5, § 1273.01. 20 ft roadway is required from both Cypress Way & S Kennedy Rd to the proposed residence. On sheet 17, the roadway width doesn't comply with PRC 4290. 104. **ROAD SURFACES: (As Noted on Sheet 17) (a) Roads shall be designed and maintained to support the imposed load of fire apparatus weighing at least 75,000 pounds and provide an aggregate base. (b) Driveways and road and driveway structures shall be designed and maintained to support at least 40,000 pounds. (c) Project proponent shall provide engineering specifications to support design, if requested by the local authority having jurisdiction. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.02. 105. **GRADES: (As Noted on Sheet 17) (a) At no point shall the grade for all roads and driveways exceed 16 percent. (b) The grade may exceed 16%, not to exceed 20%, with approval from the local authority having jurisdiction and with mitigations to provide for same practical effect. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.03. 106. **RADIUS: (As Noted on Sheet 17) (a) No road or road structure shall have a horizontal inside radius of curvature of less than fifty (50) feet. An additional surface width of four (4) feet shall be added to curves of 50-100 feet radius; two (2) feet to those from 100-200 feet. (b) The length of vertical curves in roadways, exclusive of gutters, ditches, and drainage structures designed to hold or divert water, shall be not less than one hundred (100) feet. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.04. 107. FIRE SPRINKLERS REQUIRED: An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: 1) In all new one- and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 SF whether by increasing the area of the primary residence or by creation of an attached Accessory Dwelling Unit. 2) In all new basements and in existing basements that are expanded by more than 50%. 3) In all attached ADUs, additions or alterations to an existing one- and two-family dwelling that have an existing fire sprinkler system. Exceptions: 1) One or more additions made to a building after January 1, 2011 that does not total more than 1,000 square feet of building area and meets all access and water supply requirements of Chapter 5 and Appendix B and C of the 2019 California Fire Code. 2) Detached Accessory Dwelling Units, provided that all of the following are met: a) The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 65852.2. b) The existing primary residence does not have automatic fire sprinklers. c) The detached ADU does not exceed 1,200 square feet in size. d) The unit is on the same lot as the primary residence. e) The unit meets all access and water supply requirements of Chapter 5 and Appendix B and C of the 2019 California Fire Code. Residence, pool house & ADU require sprinklers. Clearly identify intent to install residential fire sprinkler in all structures on sheet A0.0. 108. REQUIRED FIRE FLOW: The minimum require fireflow for this project is 875 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3] \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx 109. FIRE APPARATUS (ENGINE) TURNAROUND REQUIRED: Provide an approved fire apparatus (engine) turnaround with a minimum radius of 36 feet outside and 23 feet inside. Maximum grade in any direction shall be a maximum of 5%. Installations shall conform with Fire Department Standard Details and Specifications D-1. CFC Sec. 503. Sheet 3 reflects alternate turnaround to SCCFD D-1 standard. Provide graphic design analysis, such as "Autoturn" to demonstrate equivalency. 110. FIRE APPARATUS (ENGINE) ACCESS ROADWAY REQUIRED: Provide an access roadway with a paved all-weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 42 feet outside, and a maximum slope of 15%. Surface shall be capable of supporting 75,000 pounds. Installations shall conform to Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503. 20 ft roadway is required. On sheet 17, the roadway width doesn't comply. 111. 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. 112. 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. 113. 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. 114. WILDLAND-URBAN INTERFACE: This project is located within the designated Wildland- Urban Interface Fire Area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning Department for related landscape plan requirements. 115. GENERAL: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A \\TLG-File\data\SHARE\PLANNING COMMISSION REPORTS\2022\11-21-2022 (Special Meeting)\Item 1 - 17121 Crescent Drive\Exhibit 3 - Recommended Conditions of Approval.docx permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6] 116. FIRE SAFE REGULATIONS: The applicant shall work with the Santa Clara County Fire Department to develop alternatives that comply with the Fire Safe Regulations that are constitutionally defensible. This page Intentionally Left Blank EXHIBIT 4 C o unt y o f San t a C l a r a Department of Planning and Development County Government Center, East Wing, 7th Floor 70 West Hedding Street San Jose, C A 95110 Phone: (408) 299-5700 www.sccplandev.org Board of Supervisors: Mike Wasserman, Cindy Chavez, Otto Lee, Susan Ellenberg, S. Joseph Simitian County Executive: Jeffrey V. Smith STAFF MEMORANDUM July 19, 2022 Staff Contact: Robert Cain – Associate Planner (408) 299-5706, robert.cain@pln.sccgov.org FILE: Administrative Design Review (PLN20-141) SUBJECT: Land Use Entitlement for new 4,246 square-foot single- family residence and related improvements ADDRESS: 15570 Canon Drive (APN: 510-49-001) BACKGROUND The subject property is located at 15570 Canon Drive, in Los Gatos. The General Plan designation is Urban Service Area - Saratoga and Zoning District is Urban Hillsides Residential – Santa Clara Valley Viewshed District (RHS-d1). The parcel is approximately 1.8 acres in size. The parcel previously contained a single-family residence and is currently undeveloped. On December 8, 2021, the Department of Planning and Development approved this application for Administrative Design Review (DRX) and issued preliminary Conditions of Approval. The DRX was not subject to a public hearing. On December 23, 2021, the Applicant filed an appeal of the Conditions to the Planning Commission, requesting that Conditions No. 8 and 34 be removed or substantially modified. These Conditions relate to the applicability of the State Minimum Fire Safe Regulations (“Regulations”) and requires that the project comply with all standards in effect at the time of building permit issuance unless an Exception is granted. At the time the Property Owner agreed to delay scheduling the Appeal hearing to see how the amendments to the Regulations may impact the project. The Property Owner requested an Exception from the Regulations from CAL Fire on January 13, 2021, which was denied on January 28, 2021, by CAL Fire. The Property Owner later Page 2 of 2 appealed this decision to the County, and on October 28, 2021 the appeal was denied by the County. At this time, the Board of Forestry had published a draft amendment to the Regulations which, if adopted, would have eased the Applicant’s ability to meet the standards therein. However, since that time the Board of Forestry has abandoned their attempt to overhaul the Regulations. On February 25, 2022, the Property Owner contacted Staff to see if a resolution could be reached and to avoid the Appeal moving forward to a hearing. County Staff began analyzing all available solutions and provided draft language on March 15, 2022. On March 16, 2022, the Property Owner notified Staff that the draft language was not acceptable, and requested the Appeal be scheduled for the next possible hearing date. After consultation with the Roads and Airports Department and County Counsel, Staff has determined that imposition of Condition No 34, which applies Regulation § 1273.01(a), would not comply with state and federal laws. Consequently, Staff modified Condition No. 8 and removed Condition No. 34 on July 11, 2022, and the Planning Director approved the modification on July 19, 2022. ATTACHMENTS • Attachment A: Final Conditions of Approval REVIEWED BY Prepared by: Robert Cain, Associate Planner Approved by: Jacquelin R. Onciano, Director, Department of Planning and Development FINAL ADMINISTRATIVE DESIGN REVIEW, BUILDING SITE AND GRADING APPROVAL CONDITIONS OF APPROVAL Date: February 24, 2022 Owner/Applicant: Margaret Belska and Peter Manca Location: 0 Higuera Highland Lane (APN: 654-15-028) File Number: PLN15-10815-MOD1 (previously 10815-15B-15G-15DR) CEQA: Categorically Exempt - 15303(a) New Construction or Conversion of Small Structures Project Description: Minor Modification to an approved concurrent land use application for a Building Site Approval, Grading Approval, and Design Review file to reduce the size of the approved single-family residence from 7,176 square- feet to 4,842 square feet. AMENDED CONDITIONS OF APPROVAL If you have any question regarding the following final conditions of approval, call the person whose name is listed as the contact for that agency. He or she represents a particular specialty or office and can provide details about the conditions of approval. Agency Name Phone E-mail Planning Habitat Plan Robert Cain (408) 299-5706 robert.cain@pln.sccgov.org Land Development Engineering Eric Gonzalez (408) 299-5735 eric.gonzales@pln.sccgov.org Department of Environmental Health Darrin Lee (408) 918-3435 darrin.lee@cep.sccgov.org Fire Marshal’s Office Christina DaSilva (408) 299-5706 christina.dasilva@sccfd.org County Geologist Jim Baker (408) 299-5774 jim.baker@pln.sccgov.org CAL Fire Marcus Hernandez marcus.hernandez2@fire.ca.gov STANDARD CONDITIONS OF APPROVAL Planning 1.Development must take place according to approved architectural plans, prepared by Miller Design (received September 2015 June 30, 2021), and engineering plans, prepared by Yang Consulting Group (received March 2016 June 30, 2021). (MODIFIED 9-28- 2021) See Cal Fire notes 30 &31 FINAL Page 2 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 Department of Environmental Health 2.All construction activities shall be in conformance with the Santa Clara County Noise Ordinance Section B11-154 and prohibited between the hours of 7:00 p.m. and 7:00 a.m. on weekdays and Saturdays, or at any time on Sundays for the duration of construction. Fire Marshal’s Office 3.Fire protection water shall be made available to the fire department. 4. Property is located within the San Jose Fire Department response area and State response area (served by Cal Fire), and shall comply with all fire safe regulations and state laws, unless an exception request appeal is approved pursuant to County Ordinance Code and State Regulation. (MODIFIED 9-28-2021) [Exception request appeal was denied by a designated hearing officer on October 28, 2021. Requirement to comply with PRC 4290 regulations § 1273.01(a) and § 1273.08 deleted consistent with Planning Commission removal of conditions 30 and 31 on 2-24-2022.] CONDITIONS OF APPROVAL TO BE COMPLETED PRIOR TO DEVELOPMENT PERMIT ISSUANCE Planning 5.LANDSCAPE PLAN: Prior to issuance of the building permit, submit three (3) copies of a landscape plan (including irrigation systems), prepared and stamped by a licensed landscape architect. The landscape plan shall emphasize native plant species, and shall be designed to provide some visual screening and break up the apparent mass of the house as viewed from the valley floor, and to revegetate and stabilize graded areas. [The County will accept the landscape plan electronically.] a.The requirements of Division B33 of the County Ordinance Code (Water Conservation in Landscaping) shall apply. In particular: i.Landscape water efficiency must be demonstrated by utilizing any one of the three options provided in Section B33-5: Demonstration of Landscape Water Efficiency. ii.Landscape design must comply with all applicable standards and criteria of Section B33-6: Water-Efficient Design Elements. iii.Landscape and irrigation plans must comply with all applicable standards and criteria of Section B33-8: Landscape and Irrigation Design Plans. The landscape ordinance and supporting information can be found on the Planning Office web site: www.sccplanning.org > Plans and Ordinances > Landscape Ordinance b. Any elective Elective landscape, if any, shall should consist of a variety of landscape material types (i.e. large/small trees, shrubs, forbs, vines/ivy, and ground cover) of varying species. Canopy trees shall, for the purposes of this condition, mean deciduous or evergreen trees of a species whose height and spread at maturity FINAL Page 3 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 normally exceeds 35 feet, and shall not include palms (family Arecaceae or Palmae). (MODIFIED JUNE 2016) c.The plan shall include at least three (3) native or naturalized canopy trees (oaks or other), to be installed in locations where they would eventually provide meaningful screening as well as ridgeline mitigation, with the following specific requirements: i.Such trees shall be planted above the 690-foot contour line and below the 760- foot contour line (pad elevation is 1,080). (MODIFIED JUNE 2016) ii. At least three (3) of the trees must be installed to the west and southwest side of the house which would face the valley floor. They may either be dispersed, or clustered into two or more groupings, to balance viewshed mitigation and priority views from the house. Remaining three (or more) trees shall be installed elsewhere in the vicinity of the house. (DELETED JUNE 2016) iii. Trees shall be from (minimum) 24-inch box containers. d.Arrangement of trees and other plant materials shall provide for defensible space for fire protection around proposed buildings. Please contact the Fire Marshal's Office (408 299-5760) for more information. e.Soil must be capable of supporting the proposed installation and must have adequate water storage capacity. Soil characteristics, including structure, texture, percolation, pH, mineral content, and microbiology, shall be evaluated early in the design process. Soil amendments, such as compost or fertilizer, shall be added as appropriate. 6.COLOR/ LRV: With the exception of trim and minor details, the exterior surfaces of the structure must be of muted colors with light reflectivity value (LRV) of 45 or lower. Provide two sets of conforming color samples for review prior to building permit issuance. 7.ONGOING COMPLIANCE: Record a "Notice of Permit and Conditions" with the County Office of Clerk-Recorder, to ensure that successor property owners are made aware that certain conditions of approval shall have enduring obligation. Evidence of such recordation shall be provided prior to building permit issuance. Habitat Plan 8.The subject property is located in the Santa Clara Valley Habitat Plan "Area 1: Private Development Covered." Land cover on the subject property is designated California Annual Grassland and Coast Live Oak Forest and Woodland. The property is not located in the Habitat Plan Wildlife or Plant Survey Areas. 9.New development that is covered by the Habitat Plan is subject to fees to compensate for the loss of endangered species habitat. Fees shall be paid prior to issuance of any grading/ drainage or building permits. This project is subject to the following Habitat Plan fees: a.Land Cover Fee Zone A —Ranchlands and Natural Lands. b. Nitrogen Deposition Fee for new single-family residence. FINAL Page 4 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 Development fees are paid based on the development area associated with the project, as described below. Temporary development fees are based on the amount of time the land is disturbed during construction, plus one year after completion of construction and cannot exceed a combined total of two years. 10. Prior to issuance of the grading/drainage or building permit, submit a completed Habitat Plan application for private projects and the required submittal materials, as described in Item 2 in the application, with GIS compatible file (Shape or CAD file). The required site plan shall show the development area of the project, including a delineation of the permanent and temporary development buffer areas. Plans do not need to show buffer areas that cross property boundaries. a. Permanent development area is defined as all land that will have permanent improvements (house, driveway, access road, landscaping), plus a 50-foot buffer surrounding these areas. b. Temporary development area is defined as land that will be temporarily affected during development (construction laydown areas, subsurface utilities, septic system) that will be restored within one year of completing construction, plus a 10-foot buffer surrounding these areas. 11. The land cover fee shall be paid based on the total area included within the permanent and temporary development areas. All SCVHP fees must be paid prior to the issuance of grading/drainage or building permits to start construction. Worksheets used to calculate Habitat Plan fees are provided as Exhibit 2 (Permanent Fees) and Exhibit 3 (Temporary Fees) on the Habitat Agency website at http://www.scv-habitatagency.org. 12. Based on the location of the project, the following will be required as prescribed in the Habitat Plan: • Condition No. 1 - Avoid direct impacts on legally protected plan and wildlife species • Condition No. 3 - Maintain hydrologic conditions and protect water quality. • Condition No. 7 - Rural development design and construction projects. Submit written documentation to the Planning Office and show on the grading and building plans how the project complies with the required conditions, above. These conditions are described in more detail within Chapter 6 of the Santa Clara Valley Habitat Plan. 13. Incorporate the stock Habitat Plan conditions of approval (Exhibit A) onto the cover sheet (or other appropriate location) within grading and building plans. Land Development Engineering 14. PLAN REVIEW: Obtain a grading/ drainage permit from Land Development Engineering (LDE) prior to beginning any construction activities. Issuance of the grading/drainage permit is required prior to LDE clearance of the building permit (building and grading/drainage permits can be applied for concurrently). The process for FINAL Page 5 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 obtaining a grading/drainage permit and the forms that are required can be found at the following web page: www.sccplanning.org > I Want to.. > Apply for a Permit > Grading Permit Expect four (4) to six (6) weeks for plan review and plan check comments. Please contact LDE at (408 299-5734) for additional information and timelines. 15. The owner shall post a performance bond for the pro rata improvements. The bond amount shall be based on the County's estimate of probable construction cost. The performance bond may be in the form of cash deposit, assignment of a savings account or CD, a surety from an insurance company, or a letter of credit. 16. IMPROVEMENT PLANS: Final improvement plans shall be prepared by a licensed civil engineer for review and approval by LDE and the scope of work shall be in substantial conformance with the conditionally approved preliminary plans on file with the Planning Office. Include plan, profile, typical sections, contour grading for all street, road, driveway, structures and other improvements as appropriate for construction. The final design shall be in conformance with all currently adopted standards and ordinances. The following standards are available on-line: • Standard Details Manual, September 1997 (Roads & Airports) www.sccgov.org/sites/rda> Published Standards, Documents and Forms • March 1981 Standards and Policies Manual, Volume 1 (Land Development) www.sccplanning.org > Plans & Ordinances > Land Development Standards and Policies • 2007 Santa Clara County Drainage Manual www.sccplanning.org > Plans & Ordinances > Grading and Drainage Ordinance Final improvement plans shall include the, following: SURVEY MONUMENTS: Survey monuments shall be shown on the improvement plan to provide sufficient information to locate the proposed improvements and the property lines. a.Existing monuments must be exposed, verified and noted on the grading plans. Where existing monuments are below grade, they shall be field verified by the surveyor and the grade shall be restored and a temporary stake shall be placed identifying the location of the found monument. If existing survey monuments are not found, temporary staking delineating the property line may be placed prior to construction and new monuments shall be set prior to final acceptance of the improvements. The permanent survey monuments shall be set pursuant to the California Land Surveyor's Act. The land surveyor / engineer in charge of the boundary survey shall file appropriate records pursuant to Business and Professions Code Section 8762, or 8771 of the Land Surveyor's Act, with the County Surveyor. b. Existing and set permanent survey monuments shall be verified by inspectors prior to final acceptance of the improvements by the County. Any permanent survey monuments damaged or missing shall be reset by a licensed land surveyor or registered civil engineer authorized to practice land surveying and they shall file FINAL Page 6 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 appropriate records pursuant to Business and Professions Code Section 8762, or 8771 of the Land Surveyors Act, with the County Surveyor. EROSION CONTROL: The improvement plans shall include an erosion and sediment control plan that outlines seasonally appropriate erosion and sediment controls during the construction period. Include the County's Standard Best Management Practice Plan Sheets BMP-1 and BMP-2 with the plan set. DRAINAGE: Final plans shall reflect the following: c. Provide a drainage analysis prepared by a licensed civil engineer in accordance with criteria as designated in the 2007 County Drainage Manual (see Section 6.3.3 and Appendix L for design requirements). The on-site drainage will be controlled in such a manner as to not increase the downstream peak flow for the 10-year and 100-year storm event or cause a hazard or public nuisance. The mean annual precipitation is available on the on-line property profile. d. Property owner is responsible for the adequacy of any drainage facilities, and for the continued maintenance thereof in a manner that will preclude any hazard to life, health or damage to adjoining property. EASEMENTS: Include the following on improvement plans and provide additional documentation as appropriate. e. The owner/ applicant shall be required to record the proposed waterline and well access easements. Dedication documents including legal descriptions, and plats shall be recorded with the County's Recorder's Office. After recordation, show the following on the development plans: (DELETED 9-28-2021) f. Recorded waterline and well access easements and document numbers. These easements shall be sufficiently wide to accommodate required improvements, and future maintenance. (DELETED 9-28-2021) g. Submit evidence of legal access to the site from the nearest publicly maintained road compiled and/or verified by a Licensed Land Surveyor or Registered Civil Engineer who is authorized to practice land surveying. Should access not exist, submit signed, notarized, and recorded agreements to grant rights-of-ingress and egress. STORM WATER TREATMENT: It is recommended and encouraged to include site design measures in the project design. Site design measures include: (a) directing hardscape and/or roof runoff onto vegetated areas, (b) collecting roof runoff in cisterns or rain barrels for reuse, or (c) constructing hardscape (driveway, walkways, patios, etc.) with permeable surfaces. For additional information, please refer to the C.3 Stormwater Handbook (April 2012) available at the following website: www.scvurppp.org > Resources > reports and work products > New Development and Redevelopment >C.3 Stormwater Handbook (April 2012) IMPROVEMENTS —ACCESS: h. A fire turnaround in conformance with the County Standard Detail SD 16 shall be provided at the connection of the proposed private driveway to Higuera Highland Lane. In addition, demonstrate that the grades within the proposed turnaround do not exceed 5% in any direction. i. The proposed driveway shall conform to County Standard Detail SD5. FINAL Page 7 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 j. Provide a driveway approach designed per County Standard SD4. 17. UTILITIES: All new on-site utilities, mains and services shall be placed underground and extended to serve the proposed residence. All extensions shall be included in the improvement plans submitted to LDE for review. Off-site work should be coordinated with any other undergrounding to serve other properties in the immediate area. 18. SOILS AND GEOLOGY: Submit one copy of the signed and stamped geotechnical report for the project. 19. Submit a plan-review letter by the project geotechnical engineer certifying that the geotechnical recommendation in the above geotechnical report have been incorporated into the improvement plan. 20. NOTICE OF INTENT: Indicate on the improvement plans the land area that will be disturbed. If one acre or more of land area will be disturbed, file a Notice of Intent (NOI) with the State Water Resources Control Board (SWRCB) for coverage under the state general construction permit. The SWRCB will issue a waste discharge identification number (WDID). The WDID number shall be shown on the on the final improvement plans. The SWRCB web site is at: www.waterboards.ca.gov > Water Issues > Programs > Stormwater 21. AGREEMENTS: Enter into a land development improvement agreement with the County. Submit an engineer's estimate of probable construction cost prepared by a registered civil engineer with the all stages of work clearly identified for all improvements and grading as proposed in this application. Post financial assurances based upon the estimate, sign the development agreement and pay necessary inspection and plan check fees, and provide County with a certificate of worker's compensation insurance. (C12-206) 22. Enter into a deferred improvement agreement for the ultimate County improvement of Higuera Highland Lane. 23. CONSTRUCTION AND STAKING: Construct all of the aforementioned improvements on site and within the ROW adjacent to the project site. Construction staking is required and shall be the responsibility of the developer. Department of Environmental Health 24. Based upon a percolation rate of 33 minutes per inch, sewage disposal conditions have been determined for the following: a. A four (4)-bedroom single-family residence would require a minimum of 243 plus 243 lineal feet of subsurface drainline four (4) square feet of infiltrative space. FINAL Page 8 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 b.A five (5)-bedroom single-family residence would require a minimum of 278 plus 278 lineal feet of subsurface drainline four (4) square feet of infiltrative space. c.A six (6)-bedrooms would require a minimum of 313 plus 313 lineal feet of subsurface drainline utilizing four (4) square feet of infiltrative space. The two drainline systems must be connected through a positive diversion valve. A 1,500-gallon septic tank will be sufficient to serve a six (6) bedroom single-family residence. Sewage disposal conditions have been determined for the following: a. A five (5) bedroom single family residence would require a minimum of 278 plus 278 lineal feet of subsurface drainline four (4) square square feet of infiltrative space. b. A six (6)- bedrooms would require a minimum of 313 plus 313 lineal feet of subsurface drainline utilizing four (4) square feet of infiltrative space. (MODIFIED 9-28-2021) 25. Prior to issuance of a building permit, submit a floor plan to the Department of Environmental Health. The two drainline systems must be connected through a positive diversion valve. A 1,500 gallon septic tank will be sufficient to serve a six (6) bedroom single family residence. Note: Basement floor plan indicates a future bathroom: "provide rough plumbing for future bathroom". (MODIFIED 9-28-2021) 26.At the time of application for a building permit, submit four (4) revised plot plans to scale (1" = 20') on a grading and drainage plan showing the house, driveway, accessory structures, septic tank and required drainlines to contour, in order to obtain a septic system permit. Maintain all setbacks as outlined within the Onsite Waste Water Treatment Ordinance. The original plans must be submitted to the Department of Environmental Health (DEH) for sign-off prior to the issuance of the septic system permit, and submitted as the final grading plan to Land Development Engineering when a grading permit is required. Any modification to the stamped approved septic system design which requires a subsequent review and approval by DEH will require the applicant to return all previously approved septic design plans to the district specialist prior to obtaining current design approval. [The County will accept the grading and drainage plans electronically.] 27.State the proposed water source. If the water source is a well, call Ann Peden at 408 918 3480 for water system clearance. Prior to issuance of a development permit, obtain either shared well clearance with adjacent property or an individual water clearance for accessor’s parcel number 654-15-028. Call Ross Kakinami at 408 918-3479 for either shared or individual water system clearance. Additional fees may be required. A well log showing a 50-foot sanitary seal, pump test & water testing are required. (MODIFIED 9- 28-2021) County Geologist 28.Prior to permit issuance, submit a Plan Review Letter that confirms the plans conform with the intent of the recommendations presented in report from Upp Geotechnology, "Limited Geologic and Geotechnical Study" (dated 12-19-2014), which includes the FINAL Page 9 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 findings of a thorough field investigation (including the logs of 7 test pits) which showed that Briones Sandstone bedrock is covered by shallow soil throughout the proposed development area. No evidence of landsliding or springs was found. Submit a geotechnical engineer's plan review letter that confirms the plans conform with the intent of the recommendations presented in the approved geologic/ geotechnical report. (MODIFIED 9-28-2021) Building Inspection 29.At the time an application is filed for a building permit, a checklist from either LEED for Homes or Build it Green (GreenPoint) will be required. The checklist must demonstrate compliance with the Santa Clara County Green Building Ordinance (§ C3 50). (REMOVED 9-28-2021) CAL Fire 30. Per PRC 4290, § 1273.01. Width. (a) All roads shall be constructed to provide a minimum of two ten (10) foot traffic lanes, not including shoulder and striping. These traffic lanes shall provide for two way traffic flow to support emergency vehicle and civilian egress, unless other standards are provided in this article or additional requirements are mandated by local jurisdictions or local subdivision requirements. Vertical clearances shall conform to the requirements in California Vehicle Code section 35250. (ADDED 9-28-2021) [Removed by Planning Commission 2-24-2022] 31. Per PRC 4290, § 1273.08. Dead end Roads, the maximum allowed length of the dead end road serving this property measured from the intersection of Higuera Road and Mt. Pleasant Road is 2,640 feet. An alternate egress route or other mitigation is required to meet this standard. (ADDED 9-28-2021) [Removed by Planning Commission 2-24-2022] CONDITIONS OF APPROVAL TO BE COMPLETED PRIOR TO GRADING FINAL Fire Marshal’s Office 32.Fire protection water system shall be installed, functioning and inspected prior to approval of the foundation. System shall be maintained in good working order and accessible throughout construction. A stop-work order may be placed on the project if the required hydrant systems are not installed, accessible and/or functioning. 33.ON-SITE WATER STORAGE: Where on-site storage tanks are required, details for fire protection water supply shall be included with the building permit set of drawings. Submittal shall include, but not be limited to, location of water supply (e.g. onsite well, shared well), tank location and capacity, pipe size, wharf hydrant orifice size and location, domestic and fire protection water tanks and piping configuration. a.All installations shall include a primary aboveground storage tank with a capacity of not less than 3,000 gallons dedicated to domestic and fire sprinkler system demand. FINAL Page 10 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 Storage capacity may be increased due to sprinkler design demand or additional domestic (including landscaping) required by the Environmental Health Department. b. Provide 2-5,000-gallon secondary aboveground storage tank dedicated to the wharf hydrant. A secondary aboveground storage tank dedicated to the wharf hydrant shall be provided in accordance with the following: i.Structures up to 3,600 sq. ft: 5,000 gallons ii.Structures 3,601 10,000 sq. ft: 10,000 gallons iii.Structures 10,001 15,000 sq. ft: 30,000 gallons iv. Structures over 15,000 sq. ft 45,000 gallons (MODIFIED 9-28-2021) c.Above-ground storage tanks shall be provided with automatic refill. Manual refilling of tanks is not acceptable. d. Installation of aboveground storage tanks located less than 20 feet to a structure requires tanks to be of noncombustible construction. e.Installation of the tank system shall comply with Fire Marshal Standard CFMO-W5. f.Underground storage tanks and swimming pools shall not be accepted in place of aboveground storage tanks. 34.WHARF HYDRANT: One on-site wharf hydrant with 2 1/2-inch orifice is required to be installed when fire protection water is supplied by on-site aboveground storage tank(s). Installation of hydrants shall be in accordance with Fire Marshal Standard Detail CFMO- W4. a.Minimum distance to structure shall not be less than 55 feet from the closest portion of the structure and shall not exceed 150 feet from the farthest portion of the structure, measured along path of travel. b.Hydrant shall be installed within eight (8) feet of driving surface in a location acceptable to the Fire Marshal's Office. c.Installation of a hydrant adjacent to a driveway (12 feet wide) requires a turnout complying with SD-16 to allow additional emergency vehicles to pass. d. Hydrant shall have a positive flow by means of gravity feed or where that is not possible, from a reliable, listed automatic pump approved by the Fire Marshal. Elevation of hydrants and tanks in relation to - each other shall be a major consideration. NOTE: tank and hydrant elevations shall be noted on the site plan submitted for building permit. 35.A separate permit from the Fire Marshal’s Office is required for residential fire protection water systems. (ADDED 9-28-2021) CONDITIONS OF APPROVAL TO BE COMPLETED PRIOR TO BUILDING FINAL Planning 36.The landscape architect shall oversee the installation of plant materials and irrigation hardware, and assess the quality of installation. After the planting is complete, the FINAL Page 11 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 property owner shall provide to the Planning Office a written summary report from the landscape architect, which shall: a.Detail the plant materials installed (species, number, location, size, quality) per the approved plan. Indicate any discrepancies between plan and installation (if applicable), and state reasons for such discrepancies. b.Detail any necessary soil augmentation, fertilizer, staking or other plant specific maintenance required for the installation. c.Report any installation problems or concerns of long-term viability. d.Detail any longer-term maintenance needs, including periodic professional tree fertilizing and pruning to better assure successful growth. 37. Landscaping materials must be installed per approved plan prior to final inspection. 38.Original invoices and receipts from landscape contractor(s) and tree nursery must be kept on hand for one year following installation. Should verification of proper installation be necessary, such invoices shall be made available to the zoning administrator for inspection. Department of Environmental Health 39. Provide proof of garbage service at the time of final occupancy sign-off. Garbage service in the unincorporated areas of Santa Clara County is mandatory. (ADDED 9-28-2021) Fire Marshal’s Office 40. FIRE SPRINKLER SYSTEM: An approved residential fire sprinkler system complying with CFMO-SP6 shall be installed throughout the structure (including existing residences when square footage is added). (MODIFIED 9-28-2021) NOTE: The fire sprinkler system shall be installed and finaled by this office prior to occupancy. A separate permit shall be obtained from this office by a state licensed C-16 contractor prior to installation. Please allow for a minimum of 30 days for plan review of fire sprinkler plans by this office. 41.GENERAL ACCESS REQUIREMENTS: These are minimum Fire Marshal standards. Should these standards conflict with any other local, state or federal requirement, the most restrictive shall apply. a.Construction of access roads and driveways shall use good engineering practice. b. All required access roads, driveways, turnarounds, and turnouts shall be installed, and serviceable prior to approval of the foundation, and shall be maintained throughout construction. A stop-work order may be placed on the project if required driving surfaces are not installed, accessible, and/or maintained at all times. 42.ACCESS ROADS for fire department access: Road improvements to the private access road shall be per the civil drawings submitted by Yang Consulting Group (project number 153000) dated 2/17/16 6/29/21. Additional requirements to meet PRC 4290 FINAL Page 12 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 (State Minimum Fire Safety Regulations) shall also be met. (MODIFIED 9-28-2021) [Requirement to comply with PRC 4290 regulations § 1273.01(a) and § 1273.08 deleted consistent with Planning Commission removal of conditions 30 and 31 on 2-24-2022.] 43. DRIVEWAYS (roads serving only one lot) shall comply with the following when the distance between the centerline of the access road and any portion of the structure exceeds 150 ft. (measured along the path of travel). a.Width: Clear width of drivable surface of 12 feet with plus 1 ft. shoulder each side for 14 feet of unobstructed horizontal clearance. (MODIFIED 9-28-2021) b.Vertical Clearance: Minimum vertical clearance of 13 ft. 6 in. 15 feet shall be maintained between the access road and the building site (trim or remove, tree limbs, electrical wires, structures, and similar improvements). (MODIFIED 9-28-2021) c.Curve Radius: Per PRC 4290: Horizontal inside radius minimum 50 feet. d.Grade: Maximum grade shall not exceed 16%. e.Surface: All driving surfaces shall be all-weather and capable of sustaining 75,000- pound gross vehicle weight. f.Turnouts: Passing turnouts in compliance with PRC 4290 shall be provided at every 400 feet and wherever hydrants are placed adjacent to driveways. g. Turnarounds: Turnaround shall be provided for driveways in excess of 150 ft. as measured along the path of travel from the centerline of the access road to the structure. Acceptable turnarounds shall be 40 foot by 48 foot pad, hammerhead, or bulb of 40-foot radius complying with County Standard SD-16 (A or C only). All turnarounds shall have a slope of not more than 5% in any direction. (MODIFIED 9- 28-2021) h.Gates: Gates shall not obstruct the required width or vertical clearance of the driveway and may require a fire department lock box/gate switch to allow for fire department access. Installation shall comply with CFMO-A3. 44.This property is located in the wildland/ urban interface fire area. All of the following conditions shall apply: a.A Class "A" roof assembly is required. Detail shall be included in plans submitted for building permit. The green roof being proposed may require an “Alternate Means” authorization from the Fire Marshal’s Office. (ADDED JUNE 2016) b. Provide a 1/2-inch spark arrester for the chimney. c.Remove significant combustible vegetation within 30 feet of the structure to minimize risk of wildfire casualty. Maintain appropriate separation of vegetative fuels in areas between 30 and 100 feet from the structure. 45.MAINTENANCE: Fire protection water systems and equipment shall be accessible and maintained in operable condition at all times, and shall be replaced or repaired where defective. Fire protection water shall be made available to the fire department. FINAL Page 13 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 46.Fire department access roads, driveways, turnouts and turnarounds shall be maintained free and clear and accessible at all times for fire department use. Gates shall be maintained in good working order, and shall remain in compliance with Fire Marshal Standard CFMO-A3 at all times. CAL Fire 47.The project is located in a Wildland Urban Interface Area. Defensible Space Protection measures shall be in place prior to building final. (ADDED 9-28-2021) FINAL Page 14 Administrative Design Review, Building Site Approval, Grading Approval File #PLN15-10815-MOD1 February 24, 2022 STATEMENT OF ACCEPTANCE: We, Margaret Belska and Peter Manca, as property owners of the subject application, hereby agree to the aforementioned final conditions of approval and request a final action to be taken in accordance with these conditions. Date Signature Date Signature STATEMENT OF REJECTION: We, Margaret Belska and Peter Manca, as property owners of the subject application, do NOT agree to the aforementioned final conditions of approval and request to meet with the agencies/ departments imposing the following conditions. (Please list conditions by number and explain your reasons.) We disagree with the following conditions: Date Signature Date Signature NOTE: Please return one copy of this page of the conditions, as per instructions in the enclosed cover letter, to: Robert Cain County of Santa Clara Planning Office, 7th Floor 70 W. Hedding Street San Jose, CA 95110 This Page Intentionally Left Blank BOARD & BATTEN SIDING @ 2ND FLOOR BEMJAMIN MOORE EAGLE ROCK LRV 23.45 16" STANDING SEAM METAL ROOFING COLOR TO BE IRON GATE PER MANUFACTURE LRV 22.1 FAUX. CEDAR T&G SIDING ACCENTS BEMJAMIN MOORE INTRIGUE LRV 23.38 SMOOTH STUCCO @ 1ST FLOOR BEMJAMIN MOORE GREYSTONE LRV 29.88 DARK METALLIC WINDOWS RAILINGS & DOORS BEMJAMIN MOORE DEEP RIVER LRV 5.77 EXHIBIT 5 This Page Intentionally Left Blank July 26, 2021 Mr. Diego Mora Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 17121 Crescent Drive Dear Diego: I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows: Neighborhood Context The site is located on a large lot with a substantial setback from the street. The site is heavily wooded. The nearby parcels are similar in size with homes of also similar size. Photographs of the site and immediate neigh- borhood are shown on the following page. EXHIBIT 6 17121 Crescent Drive Design Review Comments July 26, 2021 Page 2 THE SITE House to the immediate right Nearby house across Crescent Drive Nearby house across Crescent Drive 17121 Crescent Drive Design Review Comments July 26, 2021 Page 3 ISSUES AND CONCERNS The proposed house would be one-story above grade at the street level, comparable to the size of nearby homes, and is well designed - see air photo with site and proposed elevations below. Proposed Front Elevation Proposed Rear Elevation Proposed Right Side Elevation Proposed Cross Section 17121 Crescent Drive Design Review Comments July 26, 2021 Page 4 There are just a few issues of concern. 1. The proposed artificial turf area proposed very close to the road would be out of character with the more natural edges along the remainder of the road. 2. The spacing of the standing seams on the metal roof seem too close together, and visually very busy. 3. The entry is a bit weak. 4. Windows without trim would not be 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. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not nor- mally have those features. 17121 Crescent Drive Design Review Comments July 26, 2021 Page 5 5. The exact materials are not called out for the garage doors except for the note that they are Contemporary Style Roll Up Doors. When I see that note, I would be concerned if the door panels were glass that would provide a visual lantern at night which would be quite out of character for the semi-rural character of this neighborhood - see photo examples below. 6. The tall multiple window areas on the rear elevation do not seen to yet have the appropriate traditional detailing for the home’s proposed architectural style. 7. The Town’s Hillside Deign Guidelines generally discourages this type of open deck support shown at the rear of the house, but the portion of the rear elevation where this occurs is small and not visually awkward. However, the columns on the rear elevation supporting upper level decks are rather skinny compared to their height. Glass Garage Doors: Daytime Glass Garage Doors: Nighttime 17121 Crescent Drive Design Review Comments July 26, 2021 Page 6 RECOMMENDATIONS 1. Eliminate the artificial turf near Crescent Drive in favor of natural landscaping. 2. Refine the standing seam texture of the roof - see example photos below. 17121 Crescent Drive Design Review Comments July 26, 2021 Page 7 3. Refine the entry details - see photo examples below. 4. Add wood trim to all doors and windows consistent with Residential Design Guideline 3.7.4. 5. Provide solid panels in the garage doors unless glazing is limited to the top door panels. 6. Refine the large rear eleation windows by separating upper and lower panes with wood framing in lieu of the seg- ment of wall siding shown. 7. Increase the size of the rear deck supports. Diego, I have no other recommendations for change. Sincerely, CANNON DESIGN GROUP Larry L. Cannon This Page Intentionally Left Blank ARCHITECTURAL‐COMMENTS RESPONSE LETTER 17121 Crescent Dr. Los Gatos 2‐14‐2022 Architecture & Site Application S‐21‐021 Project Planner: Sean Mullin Attn: Larry Cannon of CDG 1.Understood, Removed 2.Corrected 3.Corrected. See sheet 10. 10x10”Columns were added to entry porch roof 4.Corrected. All windows and doors now have 3.5” wide trim on all sides 5.Noted. See sheet 10. Garage doors do not incorporate glass windows. All panels are solid. 6.Understood. The windows over doors are to be “field mulled” This feature perpetuates the contemporary feel of the home. It also conforms to the design guidelines by allowing increased solar heating during the winter months. The extended eve at these locations provide protection during the summer months. 7.Corrected. Deck support posts are now 7x7” Eric & Leeann Wade Owners /Designers / Builders EXHIBIT 7 This Page Intentionally Left Blank Tree Inventory, Assessment, and Protection Report 17121 Crescent Drive, Los Gatos Los Gatos, CA 95032 Prepared for: Town of Los Gatos October 14, 2021 Prepared By: EXHIBIT 8 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Table of Content Summary ...............................................................................................................1 Introduction ...........................................................................................................1 Background ............................................................................................................1 Assignment .............................................................................................................1 Limits of the assignment ........................................................................................1 Purpose and use of the report ................................................................................2 Observations .........................................................................................................2 Tree Inventory .........................................................................................................2 Plans .......................................................................................................................2 Analysis .................................................................................................................4 Discussion .............................................................................................................5 Condition Rating .....................................................................................................5 Expected Impact Level ...........................................................................................6 Mitigation for Removals ..........................................................................................7 Tree Protection .......................................................................................................8 Conclusion ............................................................................................................8 Recommendations ...............................................................................................9 Bibliography ........................................................................................................10 Glossary of Terms ...............................................................................................11 Appendix A: Tree Inventory Map and Site Plan ................................................13 A1: Existing and Proposed Site Plan ....................................................................13 A2: Proposed Grading Plan ..................................................................................14 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Appendix B: Tree Inventory and Assessment Tables ......................................15 Appendix C: Photographs ..................................................................................16 C1: Pines #718 and #719 .....................................................................................16 C2: Redwoods #714 and #715 .............................................................................17 C3: Coast live oak #717 .......................................................................................18 Appendix D: Tree Protection Guidelines ...........................................................19 D1: Plan Sheet Detail S-X (Type I) ........................................................................19 D2: Plan Sheet Detail S-Y (Type III) ......................................................................20 D3: Section 29.10.1005. - Protection of Trees During Construction ....................21 Tree Protection Zones and Fence Speciﬁcations .................................................21 All persons, shall comply with the following precautions .....................................22 Prohibited Activities ..............................................................................................22 Monitoring ............................................................................................................23 Root Pruning .........................................................................................................23 Boring or Tunneling ...............................................................................................23 Tree Pruning and Removal Operations .................................................................23 Appendix E: Tree Protection Signs ....................................................................24 E1: English ............................................................................................................24 E2: Spanish ...........................................................................................................25 Qualiﬁcations, Assumptions, and Limiting Conditions ...................................26 Certiﬁcation of Performance .............................................................................27 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Summary The plans indicate a new home will be constructed and a pool placed in the backyard. The inventory contains seven (7) trees comprised of five (5) different species. Two coast live oaks (Quercus agrifolia) along the road are considered Large Protected and none are Exempt. There is one tree in good condition and the remaining are in fair shape. No trees are expected to be highly impacted or removed. Four trees will be moderately impacted by the proposed plans which are the two coast redwoods in front and the two coast live oaks along the road with drainage and soil filling nearby. The soil filling near the coast live oaks #717 and #720 will need to be at least 18 feet from the trees. The applicant will not be required to replace any protected trees according to the ordinance. Tree protection for the coast redwoods and Brazilian pepper (Schinus terebinthifolia) should consist of fence around the existing planting island and supplemental watering will be required. The coast live oaks are close to proposed filling and draining and offsets of eighteen feet under the trees should be established. There were seven trees appraised for a rounded depreciated value of $75,750.00. Introduction Background  The Town of Los Gatos asked me to assess the site, trees, and proposed footprint plan, and to provide a report with my findings and recommendations to help satisfy planning requirements. Assignment •Provide an arborist’s report including an assessment of the trees within the project area and on the adjacent sites. The assessment is to include the species, size (trunk diameter), condition (health, structure, and form), and suitability for preservation ratings. Affix number tags on the trees for reference on site and on plans. •Provide tree protection specifications, guidelines, and impact ratings for those affected by the project. •Provide appraised values using the Trunk Formula Technique. Limits of the assignment •The information in this report is limited to the condition of the trees during my inspection on September 21, 2021. No tree risk assessments were performed. •Tree heights and canopy diameters are estimates. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 •The plans reviewed for this assignment were as follows (Table 1) Purpose and use of the report The report is intended to identify all the trees within the plan area that could be affected by a project. The report is to be used by the Town of Los Gatos and the property owners as a reference for existing tree conditions to help satisfy planning requirements. Observations Tree Inventory The inventory consists of trees protected by the Town of Los Gatos located on site and those in close proximity on neighboring properties. Sec. 29.10.0960. - Scope of protected trees. All trees which have a four-inch or greater diameter (twelve and one half-inch circumference) of any trunk, when removal relates to any review for which zoning approval or subdivision approval is required. (Appendix A and B). Los Gatos Town Ordinance 29.10.0970 Exceptions (1) states the following: “A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference). Plans The plans indicate a new home will be constructed and a pool placed in the backyard. There is grading and a retaining wall. Table 1: Plans Reviewed Checklist Plan Date Sheet Reviewed Source Existing Site Topographic No Proposed Site Plan June 27, 2021 3 Yes Wade Construction, Inc. Erosion Control No Grading and Drainage June 27, 2021 15 Yes Wade Construction, Inc. Utility Plan and Hook-up locations No Exterior Elevations June 27, 2021 6, 7, 10, 11, 12, 13 Yes Wade Construction, Inc. Landscape Plan June 27, 2021 16 No Wade Construction, Inc. Irrigation Plan No T-1 Tree Protection Plan No Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 The inventory contains seven (7) trees comprised of five (5) different species. Two coast live oaks along the road are considered Large Protected and none are Exempt (Table 2). 1 2 Table 2: Inventory Characteristics Tree Species I.D. Number Trunk Diameter (in.) ~ Canopy Diameter (ft.) Health Structure Form Status coast redwood (Sequoia sempervirens) 714 34 35 Poor Fair Good Protected coast redwood (Sequoia sempervirens) 715 42 35 Poor Fair Good Protected Brazilian pepper (Schinus terebinthifolia) 716 6.5, 5.5, 5, 5 20 Good Fair Good Protected coast live oak (Quercus agrifolia) 717 17, 20 35 Good Fair Good Large Protected Canary Island pine (Pinus canariensis) 718 23 45 Fair Fair Good Protected stone pine (Pinus pinea) 719 24 55 Fair Fair Good Protected coast live oak (Quercus agrifolia) 720 15, 18 35 Fair Fair Good Large Protected Large protected tree means any oak (Quercus spp.), California buckeye (Aesculus californica), or Paciﬁc madrone (Arbutus menziesii) which has a 24-inch or 1 greater diameter (75-inch circumference); or any other species of tree with a 48-inch or greater diameter (150-inch circumference). A fruit or nut tree that is less than eighteen (18) inches in diameter (ﬁfty-seven-inch circumference).2 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Analysis Tree appraisal was performed according to the Council of Tree & Landscape Appraisers Guide for Plant Appraisal 10th Edition, 2019 (CLTA) along with Western Chapter International Society of Arboriculture Species Classification and Group Assignment, 2004. The trees were appraised using the “Cost Approach” and more specifically the “Trunk Formula Technique” (Appendix B). “Trunk Formula Technique” is calculated as follows: Basic Tree Cost = (Unit tree cost x Appraised trunk area), Appraised Value = (Basic tree cost X functional Limitations (percentage) X Condition (percentage) X External Limitations (percentage)). The trunk formula valuations are based on four tree factors; size (trunk cross sectional area), condition, functional limitations, and external limitations. There are two steps to determine the overall value. The first step is to determine the “Basic Tree Cost” based on size and unit tree cost. Unit tree cost is calculated by dividing the nursery wholesale cost of a 24 inch box specimen and its replacement size (cost per square inch trunk caliper) which is determined by the Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. The cost of the 24 inch box wholesale specimen was determined through personal communications with BrightView and Normans nurseries in Farmington and Central Wholesale in San Jose for an average of $214.00. The second part is to depreciate the tree’s Basic Cost through an assessment of condition, functional limitations, and external limitations. The condition assessment guidelines and percentages are defined in the “Condition Rating” section of this report. Functional limitations are based on factors associated with the tree’s interaction to its planting site that would affect condition, limit development, or reduce the utility in the future and include genetics, placement, and site conditions for the individual tree. External limitations are outside the property, out of control of the owner and also affect condition, limit development, or reduce the utility in the future (i.e power lines, municipal restrictions, drought adaptations, or species susceptibility to pests). There were seven trees appraised for a rounded depreciated value of $75,750.00. Appraisal worksheets are available upon request Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Discussion Condition Rating A tree’s condition is a determination of its overall health, structure, and form. The assessment considered all three criteria for a combined condition rating. •100% - Exceptional = Good health and structure with significant size, location or quality. •61-80% - Good = Normal vigor, well-developed structure, function and aesthetics not compromised with good longevity for the site. •41-60 % - Fair = Reduced vigor, damage, dieback, or pest problems, at least one significant structural problem or multiple moderate defects requiring treatment. Major asymmetry or deviation from the species normal habit, function and aesthetics compromised. •21-40% - Poor = Unhealthy and declining appearance with poor vigor, abnormal foliar color, size or density with potential irreversible decline. One serious structural defect or multiple significant defects that cannot be corrected and failure may occur at any time. Significant asymmetry and compromised aesthetics and intended use. •6-20% - Very Poor = Poor vigor and dying with little foliage in irreversible decline. Severe defects with the likelihood of failure being probable or imminent. Aesthetically poor with little or no function in the landscape. •0-5% - Dead/Unstable = Dead or imminently ready to fail. There is one tree in good condition which is the Brazilian pepper and the remaining trees are in fair shape. The redwoods are drought stressed with sparse crowns and multiple tops and the coast live oaks have codominant stems. The pines have grown naturally and are somewhat stressed. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 27 Quantity 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Expected Impact Level Impact level defines how a tree may be affected by construction activity and proximity to the tree, and is described as low, moderate, or high. The following scale defines the impact rating: •Low = The construction activity will have little influence on the tree. •Moderate = The construction may cause future health or structural problems, and steps must be taken to protect the tree to reduce future problems. •High = Tree structure and health will be compromised and removal is recommended, or other actions must be taken for the tree to remain. The tree is located in the building envelope. No trees are expected to be highly impacted or removed. Four trees will be moderately impacted by the proposed plans which are the two coast redwoods in front and the two coast live oaks along the road with drainage and soil filling nearby. The driveway will remain in a similar location with half of the roundabout abandoned. The new driveway is located in the same footprint of the existing. If there is signifiant grading, compaction, or sub base excavation it will likely destroy roots of the redwoods under the existing asphalt. The soil filling near the coast live oaks #717 and #720 will need to be at least 18 feet from the trees. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 6 27 Quantity 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Mitigation for Removals The table below indicates the recommended replacement values (Table 2). The applicant will not be required to replace any protected trees according to the ordinance. Alternatively it may be possible to create an approved landscape plan or provide an in-lieu payment. 1To measure an asymmetrical canopy of a tree, the widest measurement shall be used to determine canopy size. 2Often, it is not possible to replace a single large, older tree with an equivalent tree(s). In this case, the tree may be replaced with a combination of both the Tree Canopy Replacement Standard and in-lieu payment in an amount set forth by Town Council resolution paid to the Town Tree Replacement Fund. 3Single Family Residential Replacement Option is available for developed single family residential lots under 10,000 square feet that are not subject to the Town’s Hillside Development Standards and Guidelines. All 15-gallon trees must be planted on-site. Any in-lieu fees for single family residential shall be based on 24” box tree rates as adopted by Town Council. 4Replacement Trees shall be approved by the Town Arborist and shall be of a species suited to the available planting location, proximity to structures, overhead clearances, soil type, compatibility with surrounding canopy and other relevant factors. Replacement with native species shall be strongly encouraged. Replacement requirements in the Hillsides shall comply with the Hillside Development Standards and Guidelines Appendix A and Section 29.10.0987 Special Provisions—Hillsides. Table 2: Town of Los Gatos Tree Canopy - Replacement Standard Canopy Size of Removed Tree (1) Replacement Requirement (2)(4) Single Family Residential Replacement Option (3)(4)10 feet or less Two 24 inch box trees Two 15 gallon treesMore than 10 feet to 25 feet Three 24 inch box trees Three 15 gallon treesMore than 25 feet to 40 feet Four 24 inch box trees or two 36 inch box trees Four 15 gallon trees More than 40 feet to 55 feet Six 24 inch box trees; or three 36 inch box trees Not available Greater than 55 feet Ten 24 inch box trees; or ﬁve 36 inch box trees Not available Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 7 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Tree Protection Typically there are three different tree protection schemes which are called Type I (Appendix D1), Type II and Type III (Appendix D2) trunk protection only. Tree protection focuses on avoiding damage to the roots, trunk, or scaffold branches (Appendix D). The most current accepted method for determining the TPZ is to use a formula based on species tolerance, tree age/vigor, and trunk diameter (Matheny, N. and Clark, J. 1998) (Fite, K, and Smiley, E. T., 2016). Preventing mechanical damage to the trunk from equipment or hand tools can be accomplished by wrapping the main stem with straw wattle or using vertical timbers (Appendix D). Tree protection for the coast redwoods and Brazilian pepper should consist of fence around the existing planting island where the trees originate. Supplemental watering will be required in this planting bed to ensure the survival of the already declining coast redwoods. The coast live oaks are close to proposed filling and draining and offsets of eighteen feet under the trees should be established. Conclusion The plans indicate a new home will be constructed and a pool placed in the backyard. The inventory contains seven (7) trees comprised of five (5) different species including pines, redwoods, and oaks. Two coast live oaks along the road are considered Large Protected and none are Exempt. There is one tree in good condition which is the Brazilian pepper and the remaining trees are in fair shape. The redwoods are drought stressed with sparse crowns and multiple tops and the coast live oaks have codominant stems. The pines have grown naturally and are somewhat stressed. No trees are expected to be highly impacted or removed. Four trees will be moderately impacted by the proposed plans which are the two coast redwoods in front and the two coast live oaks along the road with drainage and soil filling nearby. The new driveway is located in the same footprint of the existing. If there is signifiant grading, compaction, or sub base excavation it will likely destroy roots of the redwoods under the existing asphalt. The soil filling near the coast live oaks #717 and #720 will need to be at least 18 feet from the trees. The applicant will not be required to replace any protected trees according to the ordinance. Tree protection for the coast redwoods and Brazilian pepper should consist of fence around the existing planting island where the trees originate. Supplemental watering will be required in this planting bed to ensure the survival of the already declining coast redwoods. The coast live oaks are close to proposed filling and draining and offsets of eighteen feet under the trees should be established. There were seven trees appraised for a rounded depreciated value of $75,750.00. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 8 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Recommendations 1.Place tree numbers on all the plans. Make sure the trees are clearly indicated for removal on all the plans. The trees should also be very clearly marked on site prior to removal. 2.Place tree protection around the coast redwoods and Brazilian pepper consisting of fence around the existing planting island where the trees originate. The coast live oaks are close to proposed filling and draining and offsets of eighteen feet under the trees should be established. 3.Install temporary irrigation or soaker hoses in all tree protection zones and provide supplemental watering during construction within all TPZ areas. Monitor watering times or amounts to ensure adequate soil saturation. (A 5/8” soaker hose requires about 200 minutes to deliver one inch of water to a garden. This number is affected by the length of the hose and the overall rate of flow from the faucet. A good rule of thumb is to expect about ½ GPM as a standard faucet flow rate.). Infrequent deeper watering is preferred. 4.All tree maintenance and care shall be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be specified in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. All maintenance is to be performed according to ISA Best Management Practices. 5.Refer to Appendix D for general tree protection guidelines including recommendations for arborist assistance while working under trees, trenching, or excavation within a trees drip line or designated TPZ/CRZ. 6.Place all the tree protection fence locations and guidelines on the plans including the grading, drainage, and utility plans. Create a separate plan sheet that includes all three protection measures labeled “T-1 Tree Protection Plan.” 7.Provide a copy of this report to all contractors and project managers, including the architect, civil engineer, and landscape designer or architect. It is the responsibility of the owner to ensure all parties are familiar with this document. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 9 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 8.Arrange a pre-construction meeting with the project arborist or landscape architect to verify tree protection is in place, with the correct materials, and at the proper distances. Bibliography American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management : Standard Practices (Management of Trees and Shrubs During Site Planning, Site Development, and Construction)(Part 5). Londonderry, NH: Secretariat, Tree Care Industry Association, 2019. Print. Fite, Kelby, and Edgar Thomas. Smiley. Managing trees during construction, second edition. Champaign, IL: International Society of Arboriculture, 2016. ISA. Guide For Plant Appraisal 9th Edition. Savoy, IL: International Society of Arboriculture, 2000. Print. ISA. Guide For Plant Appraisal 10th Edition. Savoy, IL: International Society of Arboriculture, 2018. Print. ISA. Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. Western Chapter ISA Matheny, Nelda P., Clark, James R. Trees and development: A technical guide to preservation of trees during land development. Bedminster, PA: International Society of Arboriculture 1998. Smiley, E, Matheny, N, Lilly, S, ISA. Best Management Practices: Tree Risk Assessment: International Society of Arboriculture, 2017. Print Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 10 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Glossary of Terms Basic Tree Cost: The cost of replacement for a perfect specimen of a particular species and cross sectional area prior to location and condition depreciation. Cost Approach: An indication of value by adding the land value to the depreciated value of improvements. Defect: An imperfection, weakness, or lack of something necessary. In trees defects are injuries, growth patterns, decay, or other conditions that reduce the tree’s structural strength. Diameter at breast height (DBH): Measures at 1.4 meters (4.5 feet) above ground in the United States, Australia (arboriculture), New Zealand, and when using the Guide for Plant Appraisal, 9th edition; at 1.3 meters (4.3 feet) above ground in Australia (forestry), Canada, the European Union, and in UK forestry; and at 1.5 meters (5 feet) above ground in UK arboriculture. Drip Line: Imaginary line defined by the branch spread or a single plant or group of plants. The outer extent of the tree crown. Form: describes a plant’s habit, shape or silhouette defined by its genetics, environment, or management. Health: Assessment is based on the overall appearance of the tree, its leaf and twig growth, and the presence and severity of insects or disease. Mechanical damage: Physical damage caused by outside forces such as cutting, chopping or any mechanized device that may strike the tree trunk, roots or branches. Scaffold branches: Permanent or structural branches that for the scaffold architecture or structure of a tree. Straw wattle: also known as straw worms, bio-logs, straw noodles, or straw tubes are man made cylinders of compressed, weed free straw (wheat or rice), 8 to 12 inches in diameter and 20 to 25 feet long. They are encased in jute, nylon, or other photo degradable materials, and have an average weight of 35 pounds. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 11 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Structural evaluation: focused on the crown, trunk, trunk flare, above ground roots and the site conditions contributing to conditions and/or defects that may contribute to failure. Tree Protection Zone (TPZ): Defined area within which certain activities are prohibited or restricted to prevent or minimize potential injury to designated trees, especially during construction or development. Tree Risk Assessment: Process of evaluating what unexpected things could happen, how likely it is, and what the likely outcomes are. In tree management, the systematic process to determine the level of risk posed by a tree, tree part, or group of trees. Trunk: Stem of a tree. Trunk Formula Technique: Method to appraise the monetary value of trees considered too large to be replaced with nursery or field grown stock. Based on developing a representative unit cost for replacement with the same or comparable species of the same size and in the same place, subject to depreciation for various factors. Contrast with replacement cost method. Volunteer: A tree, not planted by human hands, that begins to grow on residential or commercial property. Unlike trees that are brought in and installed on property, volunteer trees usually spring up on their own from seeds placed onto the ground by natural causes or accidental transport by people. Normally, volunteer trees are considered weeds and removed, but many desirable and attractive specimens have gone on to become permanent residents on many public and private grounds. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 12 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Appendix A: Tree Inventory Map and Site Plan A1: Existing and Proposed Site Plan Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 13 27 L=48.43'R=348.27L =95.74'R =1 20.10L = 65.09' R = 37.02 DECK DECK 580 (N) DRIVEWAY 600 570 1ST FLOOR BELOW 5 9 6 594EXISTING STRUCTURE EXISTING STRUCTURE TO BE REMOVED 5 7 0 (N) ENTRY WALKWAY LEGEND BOUNDARY STRUCTURAL IMPROVEMENTS SETBACK LINE STREET MONUMENT SPOT ELEVATION . 597.00 610.72 607.82 607.44 607.08 606.41 604.88 604.09 602.03 601.91 601.27 600.88 599.80 597.02 596.50 595.89 594.40 593.07 593.98 593.66 593.42 590.86 590.22 580.50 584.62 588.60 584.50 587.42 585.85 586.64 584.44 583.10 576.54 578.42 576.56 574.35 571.11 572.72 610.97 604.91 596.29 586.80 569.49 566.71 555.49 565.95 540.14 542.53 554.09 593.63 591.80 591.39 590.46 591.94 591.75 592.73 591.66 591.68 591.67 591.71 592.63 593.40 593.47 600.10 593.65 593.77 592.70 591.64 591.27 592.15 591.56 591.46 591.41 591.29 591.86 591.19 590.52 590.85 591.46 592.53 593.18 593.33 590.89 590.99 590.84 588.66 588.98 591.44 591.46 584.00 577.44 574.56 590.15 580.98 576.03 565.31 570.19 563.29 564.11 565.41 573.98 572.94 554.15 MON M ONSTONEWALLCARPORTCONC.JP 10"OAK WM 2-8"OAKS 10"OAK 30"OAK WV 30"OAK PGE 5"RDW CO AD C O 4 0 "R DW 4 0 "RDW FOU NT AIN 10"TREE 1 5 ",1 8 "OAKS WM 30"O A K 1 5 "OAK 24"O AK 1 4 "O A K 1 0 "O A K 1 8 "O A K 1 2 "O A K 3 0 "O A K 24"P IN E 24"PI NE 1 2 "BAY 10"OAK 600600610590590N76°10'20"W160.93'N22°11'10"E 294.29'N42°35'10"W 45.68'N0 3°05 '2 2 " E 1 22 .55'570 555.12 556.12 545.88 550.14 534.05 550.33 541.14560550540 580550 534.53 540 534 5 5 0 5 60 560 5 6 0 5 7 0570 58 0580592 594594596PATH5 9 0 C R E S C E N T D R I V E SLOPE CALCULATIONS 0.00229 X L X I 0.00229 X 6,104 X 2 S= _______________ = ____________= 29.56% A 0.946 25' 3 0 ' LOWER ACCESS PATH PROPOSED POOL 300 SF.20'EXISTING HOME TO REMAIN PORTION- 1080 SF. 137.5 LIN. FT. OF EXTERIOR WALL POOL CABANA20'PROPOSED 4752 sf (gross) 3395 sf (net) 2 STORY HOME EXISTING HOME TO BE REMOVED PORTION - 990 SF. 134 LIN. FT. OF EXTERIOR WALL 2ND FLOOR (MAIN FLOOR)WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950306-27-2021PROPOSED SITE PLAN3 714 715 717 718 719 716 718 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 A2: Proposed Grading Plan  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 14 27 D / P D / PD / PD / P D / PD / P D / P D / P D / P D / P D / P D / PD / PD / PD / PD / PD / PD / P D / PD / PD / PD / PD / P L=48.43'R=348.27GRADING DETAILS & NOTESLOT SIZE 41, 207 SF. TOTAL GRADING VOLUME OF NATIVE SOIL EXCAVATED 252 +- CU YDS.APPROXIMATE TOTAL SURFACE AREA OF LOT DISTURBED9300 SF.MAX FILL DEPTH AT ANY LOCATION 3.5 FEET +- NO IMPORT OR EXPORT OF SOIL REQUIRED NO TREES WILL BE IMPACTED BY SITE GRADING EROSION CONTROL MEASURES WILL BE IN PLACE PRIOR TO START OF GRADING TEMPORARY OR PREEMINENT EROSION CONTROL MEASURES SHALL BE IN PLACE DURING AND IMMEDIATELY AFTER COMPLETION OF ALL GRADING WORK SHORT TERM TEMPORARY EROSION CONTROL MEASURE MAY INCLUDE: WEIGHTED PLASTIC SHEETING TEMPORARY BERM OR CATCH BASINS LONG TERM EROSION CONTROL MEASURE MAY INCLUDE: SILT FENCING WADDLES GEO-TECK FABRIC (N) DRIVEWAY 600 S ECTIO N C 570 SECTION C GRADING CUT GRADING FILL SECTION ARROW DOWNSPOUT COLLECTOR DRAINAGE PIPE AREA COLLECTOR 5 7 0 MULTI TRUNK OLIVE RETENTION VESSEL OR PECULATION / DISSIPATER AREA EXISTING PATH/ROAD FLOW ARROW LEGENDSECTION ASECTION AHOUSE FOOTPRINT S E C T IO N B BOUNDARY STRUCTURAL IMPROVEMENTS SETBACK LINE SILT FENCING WADDLES TREE PROTECTION FENCING TREE PROTECTION FENCING TREE PROTECTION FENCING TREE PROTECTION FENCING TREE PROTECTION FENCING 590 1ST FLOOR REINFORCED CONCRETE RETAINING WALL & SLAB FOUNDATION CRAWL SPACE & GARAGE SLAB CUT DEPTH 1.5' AREA 750 SF. 1.5 X 750 = 1,125 CUBIC FEET (41 +- YDS) EXISTING GRADE E XISTIN G G R AD E GARAGE SLAB RETAINING WALL BACKFILL CROSS AREA 17 CUBIC FEET AREA LENGTH 34 LIN. FEET 17 X 34 = 578 CUBIC FEET (21 +- YDS) 1ST FLOOR RETAINING WALL BACKFILL CROSS AREA 15 CUBIC FEET AREA LENGTH 38 LIN. FEET 15 X 38 = 570 CUBIC FEET (21 +- YDS) SOIL VOLUME TOTALS CUT TOTAL YIELDS 1,125 CUBIC FEET (41 +- YDS) FILL TOTAL REQUIRES 1,202 CUBIC FEET (42 +- YDS) 41 +- TOTAL NATIVE YARDS EXCAVATED. SOIL IMPORT NOT REQUIRED SECTION B GARAGE SLAB PERIMETER FOUNDATION / RETAINING WALL DRAIN ROCK WITH 4" DRAIN PIPE (TYP.) 575 1ST FLOOR REINFORCED CONCRETE RETAINING WALL & SLAB FOUNDATION LOWER FILL CROSS AREA 92 CUBIC FEET AREA LENGTH 53 LIN. FEET 92 X 53 = 4,876 CUBIC FEET (180.6 YDS) UPPER FILL CROSS AREA 16 CUBIC FEET AREA LENGTH 50 LIN. FEET 16 X 50 = 800 CUBIC FEET (29.5 YDS) CENTER CUT CROSS AREA 80 CUBIC FEET AREA LENGTH 50 LIN. FEET 80 X 50 = 4,000 CUBIC FEET (148 YDS) SOIL VOLUME TOTALS CUT TOTAL YIELDS 4,000 +- CUBIC FEET (148 +- YDS) FILL TOTAL REQUIRES 5,676 +- CUBIC FEET (210 +- YDS) IMPORT / TRANSFER 1,700 +- CUBIC FEET FROM POOL CUT SEE SECTION C 148 +- TOTAL NATIVE YARDS EXCAVATED. SOIL EXPORT NOT REQUIRED EXISTING GRADE EXISTING GRADE SECTION A ELEVATION ABOVE SEA LEVEL 570 DISTANCE IN FEET 580 585 590 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 580 575 590 585 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 POOL FOUNDATION SECTION C EXISTING GRADE EXISTING GRADE POOL CUT AVERAGE DEPTH 5' AREA 340 SF. 5 X 340 = 1,700 CUBIC FEET (63 YDS) SOIL VOLUME TOTALS CUT TOTAL YIELDS 1,700 CUBIC FEET (63 YDS) SURPLUS TO BE EXPORTED / TRANSFERRED TO LOWER FILL SEE SECTION A 63 TOTAL NATIVE YARDS EXCAVATED. SOIL IMPORT NOT REQUIRED 585 580 ELEVATION ABOVE SEA LEVEL DISTANCE IN FEET DISTANCE IN FEET ELEVATION ABOVE SEA LEVEL 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 607.44 604.09 602.03 601.91 601.27 600.88 599.80 597.02 593.07 593.42 590.86 590.22 580.50 586.64 584.44 583.10 578.42 576.56 574.35 571.11 604.91 569.49 566.71 565.95 591.39 600.10 577.44 574.56 J P 10"OAK 2-8"OAKS 10"OAK 30"OAK WV 30"OAK PGE C O 4 0 "RD W 4 0 "R D W 10 "TREE 15 ",18 "O A KS WM 3 0"OA K 1 5"O AK 2 4"OA K 1 4 "O A K 1 0 "O A K 1 8 "O A K 1 2 "O A K 3 0 "O A K 24 "PI N E 2 4"P IN E 12 "B AY 10"OAK 600600610590590N22°11'10"E294.29'45.68'1 2 2 .5 5 '570 550.14560550540 580550 5 40 534 5 5 0 5 6 0 56 0 5 6 0 5 7 0570 5 8 0580 5 9 0 C R E S C E N T D R I V E FILLCUT CUT FILL FILL FILL EXISTING STRUCTURE PROPOSED POOL HOUSE (E) 4' RETAINING WALLCUT FILL FILL CUT FILL FILL CUT 3' 6" +- CUTD / PD / P D / P D / PD / PD / P D / P GARAGE SLAB FOUNDATION RETAINING WALL 1ST FLOOR FOUNDATION RETAINING WALL SEC T I ON B RETENTION VESSEL OR PECULATION / DISSIPATER AREA HEAVILY VEGETATED AREA 12' X 24' POOL 288 SF.WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950306-27-2021PRELIMINARYGRADING & DRAINAGE PLAN15 714 715 716 717 720 718 719 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Appendix B: Tree Inventory and Assessment Tables Table 3: Inventory and Assessment Summary Tree Species I.D. #Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition Expected Impact Protection Status Rounded Depreciated Value Tree Protection Radii (ft.) coast redwood (Sequoia sempervirens) 714 34 35 Fair Moderate Protected $12,900.00 23 coast redwood (Sequoia sempervirens) 715 42 35 Fair Moderate Protected $19,700.00 28 Brazilian pepper (Schinus terebinthifolia) 716 6.5, 5.5, 5, 5 20 Good Low Protected $2,050.00 10 coast live oak (Quercus agrifolia) 717 17, 20 35 Fair Moderate Large Protected $13,100.00 18 Canary Island pine (Pinus canariensis) 718 23 45 Fair Low Protected $9,500.00 15 stone pine (Pinus pinea)719 24 55 Fair Low Protected $6,400.00 16 coast live oak (Quercus agrifolia) 720 15, 18 35 Fair Moderate Large Protected $12,100.00 18 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 15 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Appendix C: Photographs C1: Pines #718 and #719  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 16 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 C2: Redwoods #714 and #715 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 17 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 C3: Coast live oak #717 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 18 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Appendix D: Tree Protection Guidelines D1: Plan Sheet Detail S-X (Type I)  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 19 27 TREE PROTECTION Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment.4'-0"Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel posts installed at 8' o.c. 5" thick layer of mulch. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE Tree protection fence: Fencing shall be comprised of six- foot high chain link mounted on eight- foot tall, 1 7/8-inch diameter galvanized posts, driven 24 inches into the ground. Minimum 4” thick mulch layer Crown diameter drip line distance equal to the outer most limit of foliage.Notes: •All tree maintenance and care shall be performed by a qualiﬁed arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be speciﬁed in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. •All maintenance is to be performed according to ISA Best Management Practices. Notes: The Tree Protection Zone (TPZ) may vary in radius from the trunk and may or may not be established at the drip line distance. See arborist’s report and plan sheet for speciﬁcations of TPZ radii.6’-0”Modiﬁed by Monarch Consulting Arborists LLC, 2019 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 D2: Plan Sheet Detail S-Y (Type III)  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 20 27EVCHARGINGONLYEVCHARGINGONLYNOPARKINGNOPARKINGCLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.327 328 329329327328E1E1E1E5E5AE5CC ?W ?W ?WPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANS GUSHEE STREET PLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSPARKING AND BUILDING BYTEALL MESSER ARCHITECTSEE LIBRARY PLANSPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSLIBRARY LANDSCAPE PLAN BYJONI JANECKI & ASSOCIATES L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.BULL CREEK FLOWLINEFUTURELIBRARY XXXXXXXXXXXXXXXXX X X X X X X X X X X KIRBY STREETXXXSEE L2.0 MATERIALS PLAN FOR DISCOVERY PARKIMPROVEMENTSSEE L2.0 MATERIALS PLAN FOR DISCOVERY PARKIMPROVEMENTS (E) CHAINLINK FENCE AND GATE TO REMAIN APPROXIMATE LIMIT OF WORK (L.O.W.)LEGEND (E) TREE TO BE PROTECTED(E) TREE TO REMAINNOTE:1.SEE C3.0 EROSION CONTROL PLAN FOR TREEPROTECTION IN EXISTING RIPARIAN AREA.2.TREE SURVEY PROVIDED BY IFLAND SURVEY, 10/09/18.3.CONTRACTOR SHALL PROTECT ALL TREES WHICH ARELOCATED WITHIN 10' OF EQUIPMENT MOVEMENT.1L1.0(E) FENCE TO BE REMOVEDARBORIST NOTES:1.ALL TREE MAINTENANCE AND CARE SHALL BEPERFORMED BY A QUALIFIED ARBORIST WITH AC-61/D-49 CALIFORNIA CONTRACTORS LICENSE. TREEMAINTENANCE AND CARE SHALL BE SPECIFIED INWRITING ACCORDING TO AMERICAN NATIONALSTANDARD FOR TREE CARE OPERATIONS: TREE, SHRUBAND OTHER WOODY PLANT MANAGEMENT: STANDARDPRACTICES PARTS 1 THROUGH 10 AND ADHERE TO ANSIZ133.1 SAFETY STANDARDS AND LOCAL REGULATIONS.ALL MAINTENANCE IS TO BE PERFORMED ACCORDING TO ISA BEST MANAGEMENT PRACTICES. 2.TREE PRUNING - IF TREE PRUNING FOR OVERHEAD CLEARANCE IS REQUIRED OR NECESSARY PRUNING SPECIFICATIONS SHALL BE IN WRITING PRIOR TO ANY CUTTING. CUTTING SHALL BE PERFORMED BY A QUALIFIED TREE CARE PROFESSIONAL OR SUPERVISED BY THE PROJECT ARBORIST. NO LIMBS GREATER THAN FOUR INCHES (4”) IN DIAMETER SHALL BE REMOVED WITHOUT APPROVAL. 3.ROOT MANAGEMENT - PRIOR TO REMOVING ROOTS GREATER THAN TWO INCHES (2”) IN DIAMETER EACH TREE SHALL BE EVALUATED BY THE PROJECT ARBORIST TO HELP DETERMINE ITS LIKELIHOOD OF FAILURE AFTER ROOT LOSS. IF ROOTS OVER TWO INCHES IN DIAMETER ARE ENCOUNTERED THEY SHOULD BE PRUNED BY HAND WITH LOPPERS, HANDSAW, RECIPROCATING SAW, OR CHAIN SAW RATHER THAN LEFT CRUSHED OR TORN. ROOTS SHOULD BE CUT BEYOND SINKER ROOTS OR OUTSIDE ROOT BRANCH JUNCTIONS AND BE SUPERVISED BY THE PROJECT ARBORIST. WHEN COMPLETED, EXPOSED ROOTS SHOULD BE KEPT MOIST WITH BURLAP OR BACKFILLED WITHIN ONE HOUR. NO ROOTS SHALL BE CUT WITHIN SIX TIMES THE TRUNK DIAMETER DISTANCE IN FEET ON ONE SIDE WITHOUT ARBORIST APPROVAL. 4.TRUNK PROTECTION - PREVENTING MECHANICAL DAMAGE TO THE MAIN STEMS FROM EQUIPMENT OR HAND TOOLS CAN BE ACCOMPLISHED BY WRAPPING THE MAIN STEM WITH STRAW WATTLE. 5.SITE OCCUPANCY - HAVE A QUALIFIED ARBORIST PERFORM A LEVEL 2: BASIC TREE RISK ASSESSMENT AS DESCRIBED IN BEST MANAGEMENT PRACTICES: TREE RISK ASSESSMENT: INTERNATIONAL SOCIETY OF ARBORICULTURE, 2017 TO HELP IDENTIFY ANY NEW RISK FACTORS AFTER CONSTRUCTION UPON NEW SITE OCCUPANCY. DEMOLITION AND TREE PROTECTION PLAN L1.0 1"= 20' LANDSCAPE ARCHITECTBASE LANDSCAPE ARCHITECTUREPROJECT TEAMPROJECT NAME & ADDRESSFELTON LIBRARYDISCOVERY PARKGUSHEE STREETFELTON, CA, 95018REVISION#Date Description STAMP SHEET TITLE Scale: Date: Drawn by: Checked by: Project No.: PHASE BID SET No. 5579 Ren. 9/30/2020LICENSED A R CHI TECTST A TEOF CA L IF O RNIAAL E N DA CS P 1802 PA / AS NM 04/19/2019 CIVIL ENGINEERMME CIVIL + STRUCTURAL ENGINEERINGSAN FRANCISCO / PORTLANDwww.baselandscape.comIRRIGATION DESIGNRMA IRRIGATIONCLIENTSANTA CRUZ COUNTY DEPARTMENT OF PARKS,OPEN SPACE, AND CULTURAL SERVICES 0 feet40 1" = 20' 20 60 80 NORTHSECTION TREE TRUNK 12" Ø STRAW FILLED BURLAP WATTLES TREE PROTECTION WITHOUT FENCE 3/8" = 1'-0"4'-0"ROOT PROTECTION ZONE. SEE SPECS FOR REQUIREMENTS 1 SCHEDULE TREES TO BE PROTECTED: 20 TREES TO BE REMOVED: 0 04-19-20191 Planning Review Comments1 SECTION VIEW TRUNK PROTECTION WITH WATTLES-Y 6’-0” Excavation Trenches: 1. When any roots are cut or torn during construction, it is critical that you sharply cut all the ends of any exposed roots immediately. Failure to do so will leave crushed and torn roots. This leads to decay and inhibits growth of new roots. 2. Pile soil on the side of the trench opposite the tree. If this is not possible, place the soil on a plastic tarp, plywood or a thick bed of mulch. 3. Do not compact the backfill on the trench more than its original firmness. 4. Water the backfill to allow the roots to begin healing. Trenching near a tree can kill as much as 40%-50% of the tree’s roots. If the tree you are working around is in a confined space and your equipment will be coming close, it is important for you to protect the trunk. Wrap the tree trunk in old tires or place 2” x 4” studs around the tree and rope or band them together. ROOT PRUNING DETAIL PLEASE KEEP THIS SHEET FOR REFERENCE 2” x 4” or 2” x 2” Dimensional Lumber Sturdy Strap (steel, nylon, or synthetic rope) 2” x 4” ’or 2” x 2” - 6 to 8 Feet Tall Dimensional Lumber Spaced 3” Apart Sturdy Strap (steel, nylon, or synthetic rope) Bridge With 4” - 6” Deep Course Woody Debris or 4” x 4” Dimensional Lumber and 3/4” Plywood or Steel Road Plate. Note: See Local Ordinance Requirements and Arborist’s Report for Additional Protection Speciﬁcations and Guidelines. Trunk Protection Vertical Timber Detail 6’ MIN. 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 D3: Section 29.10.1005. - Protection of Trees During Construction Tree Protection Zones and Fence Speciﬁcations 1.Size and materials: Six (6) foot high chain link fencing, mounted on two-inch diameter galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at no more than ten-foot spacing. For paving area that will not be demolished and when stipulated in a tree preservation plan, posts may be supported by a concrete base. 2.Area type to be fenced: Type I: Enclosure with chain link fencing of either the entire dripline area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire planter strip to the outer branches. Type III: Protection for a tree located in a small planter cutout only (such as downtown): orange plastic fencing shall be wrapped around the trunk from the ground to the first branch with two-inch wooden boards bound securely on the outside. Caution shall be used to avoid damaging any bark or branches. 3.Duration of Type I, II, III fencing: Fencing shall be erected before demolition, grading or construction permits are issued and remain in place until the work is completed. Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protection fence. 4.Warning Sign: Each tree fence shall have prominently displayed an eight and one-half-inch by eleven-inch sign stating: "Warning —Tree Protection Zone—This fence shall not be removed and is subject to penalty according to Town Code 29.10.1025.” Text on the signs should be in both English and Spanish (Appendix E).   Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 21 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 All persons, shall comply with the following precautions 1.Prior to the commencement of construction, install the fence at the dripline, or tree protection zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction materials or other materials, equipment cleaning, or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to increase the encroachment of the construction. 2.Prohibit all construction activities within the TPZ, including but not limited to: excavation, grading, drainage and leveling within the dripline of the tree unless approved by the Director. 3.Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within the dripline of or in drainage channels, swales or areas that may lead to the dripline of a protected tree. 4.Prohibit the attachment of wires, signs or ropes to any protected tree. 5.Design utility services and irrigation lines to be located outside of the dripline when feasible. 6.Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the health of those trees to be preserved. The project arborist shall be present whenever activities occur which may pose a potential threat to the health of the trees to be preserved and shall document all site visits. 7.The Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may be administered. Prohibited Activities The following are prohibited activities within the TPZ: •Grade changes (e.g. soil cuts, fills); •Trenches; •Root cuts; •Pedestrian and equipment traffic that could compact the soil or physically damage roots; •Parking vehicles or equipment; •Burning of brush and woody debris; •Storing soil, construction materials, petroleum products, water, or building refuse; and, •Disposing of wash water, fuel or other potentially damaging liquids. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 22 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Monitoring Any trenching, construction or demolition that is expected to damage or encounter tree roots should be monitored by the project arborist or a qualified ISA Certified Arborist and should be documented. The site should be evaluated by the project arborist or a qualified ISA Certified Arborist after construction is complete, and any necessary remedial work that needs to be performed should be noted. Root Pruning Roots greater than two inches in diameter shall not be cut. When roots over two inches in diameter are encountered and are authorized to be cut or removed, they should be pruned by hand with loppers, handsaw, reciprocating saw, or chain saw rather than left crushed or torn. Roots should be cut beyond sinker roots or outside root branch junctions and be supervised by the project arborist. When completed, exposed roots should be kept moist with burlap or backfilled within one hour. Boring or Tunneling Boring machines should be set up outside the drip line or established Tree Protection Zone. Boring may also be performed by digging a trench on both sides of the tree until roots one inch in diameter are encountered and then hand dug or excavated with an Air Spade® or similar air or water excavation tool. Bore holes should be adjacent to the trunk and never go directly under the main stem to avoid oblique (heart) roots. Bore holes should be a minimum of three feet deep. Tree Pruning and Removal Operations All tree pruning or removals should be performed by a qualified arborist with a C-61/D-49 California Contractors License. Treatment, including pruning, shall be specified in writing according to the most recent ANSI A-300A Standards and Limitations and performed according to ISA Best Management Practices while adhering to ANSI Z133.1 safety standards. Trees that need to be removed or pruned should be identified in the pre-construction walk through. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 23 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Appendix E: Tree Protection Signs E1: English  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 24 27 Warning Tree Protection Zone This Fence Shall Not Be Removed And Is Subject To Penalty According To Town Code 29.10.1025 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 E2: Spanish Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 25 27 Cuidado Zona De Arbol Pretejido Esta valla no podrán ser sacados Y está sujeta a sanción en función de Código Ciudad del 29.101025 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Qualiﬁcations, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 26 27 17121 Crescent Drive, Los Gatos Tree Inventory, Assessment and Protection Report October 14, 2021 Certiﬁcation of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist®. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B Copyright © Copyright 2021, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 27 27 EXHIBIT 9 This Page Intentionally Left Blank Los Gatos SantaClaraCounty San Jose Campbell MonteSereno Saratoga SantaClaraCounty SantaClaraCounty SantaClaraCounty SantaClaraCounty SantaClaraCounty . 0 0.4 0.80.2 Miles November 7, 2022 Fire Hazard Severity Zones State Responsibility Area Very High High Moderate Project Location Source: CalFire, California Board of Foresty and Fire Protection, Town of Los Gatos City/Town Boundary Roadways Creeks Lakes Parcels Very High Fire Hazard Severity Zone Local Responsibility Area Very High EXHIBIT 10 This Page Intentionally Left Blank Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. California Code of Regulations Title 14. Natural Resources Division 1.5. Department of Forestry and Fire Protection (Refs & Annos) Chapter 7. Fire Protection (Refs & Annos) Subchapter 2. SRA/VHFHSV Fire Safe Regulations Article 1. Administration § 1270.00. Title. These regulations shall be known as the “SRA/VHFHSZ Fire Safe Regulations,” and shall constitute the basic wildfire protection standards of the California Board of Forestry and Fire Protection. § 1270.01. Purpose. (a) These regulations have been prepared and adopted for the purpose of establishing minimum wildfire protection standards in conjunction with building, construction and development in the State Responsibility Area (SRA) and, after July 1, 2021, the Very High Fire Hazard Severity Zones as defined in Government Code § 51177(i) (VHFHSZ). (b) The future design and construction of structures, subdivisions and developments in the SRA and, after July 1, 2021, the VHFHSZ shall provide for basic emergency access and perimeter wildfire protection measures as specified in the following articles. (c) These measures shall provide for emergency access; signing and building numbering; private water supply reserves for emergency fire use; and vegetation modification. The fire protection standards which follow shall specify the minimums for such measures. § 1270.02. Scope. (a) These regulations shall apply to: (1) the perimeters and access to all residential, commercial, and industrial building construction within the SRA approved after January 1, 1991, and those approved after July 1, 2021 within the VHFHSZ, except as set forth below in subsection (b.); (2) the siting of newly installed commercial modulars, manufactured homes, mobilehomes, and factory- built housing, as defined in Health and Safety Code sections 18001.8, 18007, 18008, and 19971; (3) all tentative and parcel maps or other developments approved after January 1, 1991; and (4) applications for building permits on a parcel approved in a pre-1991 parcel or tentative map to the extent that conditions relating to the perimeters and access to the buildings were not imposed as part of the approval of the parcel or tentative map. (b) These regulations do not apply where an application for a building permit is filed after January 1, 1991 for building construction on a parcel that was formed from a parcel map or tentative map (if the final map for the tentative map is approved within the time prescribed by the local ordinance) approved prior to EXHIBIT 11 Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. January 1, 1991, to the extent that conditions relating to the perimeters and access to the buildings were imposed by the parcel map or final tentative map approved prior to January 1, 1991. (c) Affected activities include, but are not limited to: (1) permitting or approval of new parcels, excluding lot line adjustments as specified in Government Code (GC) section 66412(d); (2) application for a building permit for new construction, not relating to an existing structure; (3) application for a use permit; (4) road construction, including construction of a road that does not currently exist, or extension of an existing road. (d) EXEMPTION: Roads used solely for agricultural, mining, or the management and harvesting of wood products. § 1270.03. Provisions for Application of These Regulations. This subchapter shall be applied as follows: (a) the local jurisdictions shall provide the Director of the California Department of Forestry and Fire Protection (CAL FIRE) or their designee with notice of applications for building permits, tentative parcel maps, tentative maps, and installation or use permits for construction or development within the SRA or, after July 1, 2021, the VHFHSZ. (b) the Director or their designee may review and make fire protection recommendations on applicable construction or development permits or maps provided by the local jurisdiction. (c) the local jurisdiction shall ensure that the applicable sections of this subchapter become a condition of approval of any applicable construction or development permit or map. § 1270.04. Local Ordinances. (a) Nothing contained in these regulations shall be considered as abrogating the provisions of any ordinance, rule or regulation of any state or local jurisdiction provided that such ordinance, rule, regulation or general plan element is equal to or more stringent than these minimum standards. (b) The Board may certify local ordinances as equaling or exceeding these regulations when they provide the same practical effect. (c) Counties may submit their local ordinances for certification via email to the Board. (d) The Board's certification of local ordinances pursuant to this section is rendered invalid when previously certified ordinances are subsequently amended by local jurisdictions without Board re- certification of the amended ordinances. The Board's regulations supersede the amended local ordinance(s) when the amended local ordinance(s) are not re-certified by the Board. Amendments made by local jurisdictions to previously certified ordinances shall be submitted for re-certification. Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. § 1270.05. Inspections. Inspections shall conform to the following requirements: (a) Inspection shall be made by: (1) the Director, or (2) local jurisdictions that have assumed state fire protection responsibility on SRA lands, or (3) local jurisdictions where the inspection duties have been formally delegated by CAL FIRE to the local jurisdiction. (b) Inspections made under 14 CCR § 1270.05(a)(2) or 14 CCR § 1270.05(a)(3) shall occur only when these regulations are incorporated into local ordinance in one of the following manners: (1) these regulations have been incorporated verbatim or by reference into that jurisdiction's permitting or approval process for the activities described in 14 CCR § 1270.02; or (2) the local ordinances have been certified pursuant to 14 CCR § 1270.04. (c) Nothing in this section abrogates CAL FIRE's authority to inspect and enforce state forest and fire laws even when the inspection duties have been delegated pursuant to this section. (d) Reports of violations shall be provided to the CAL FIRE Unit headquarters that administers SRA fire protection in the local jurisdiction. (e) When inspections are conducted, they shall occur prior to: the issuance of the use permit or certificate of occupancy; the recordation of the parcel map or final map; the filing of a notice of completion; or the final inspection of any project or building permit. § 1270.06. Exceptions to Standards. (a) Upon request by the applicant, exceptions to standards within this subchapter or to local jurisdiction certified ordinances may be allowed by the inspection entity listed in 14 CCR § 1270.05, where the exceptions provide the same practical effect as these regulations towards providing defensible space. Exceptions granted by the inspection entity listed in 14 CCR § 1270.05 shall be made on a case-by-case basis only. Exceptions granted by the inspection entity listed in 14 CCR § 1270.05 shall be forwarded to the appropriate CAL FIRE Unit Office that administers SRA fire protection in that county and shall be retained on file at the Unit Office. (b) Requests for an exception shall be made in writing to the inspection entity listed in 14 CCR § 1270.05 by the applicant or the applicant's authorized representative. At a minimum, the request shall state the specific section(s) for which an exception is requested, material facts supporting the contention of the applicant, the details of the exception proposed, and a map showing the proposed location and siting of the exception. Local jurisdictions listed in 14 CCR section 1270.05 may establish additional procedures or requirements for exception requests. (c) Where an exception is not granted by the inspection entity, the applicant may appeal such denial to the local jurisdiction. The local jurisdiction may establish or utilize an appeal process consistent with existing local building or planning department appeal processes. (d) Before the local jurisdiction makes a determination on an appeal, the inspection authority shall be consulted and shall provide to that local jurisdiction documentation outlining the effects of the requested exception on wildfire protection. Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. (e) If an appeal is granted, the local jurisdiction shall make findings that the decision meets the intent of providing defensible space consistent with these regulations. Such findings shall include a statement of reasons for the decision. A written copy of these findings shall be provided to the CAL FIRE Unit headquarters that administers SRA fire protection in that local jurisdiction. § 1270.07. Exceptions to Standards. [Repealed] § 1270.08. Requests for Exceptions. [Repealed] § 1270.09. Appeals [Repealed] § 1271.00. Definitions. Agriculture: Land used for agricultural purposes as defined in a local jurisdiction's zoning ordinances. Building: Any structure used or intended for supporting or sheltering any use or occupancy, except Utility and Miscellaneous Group U buildings. CAL FIRE: California Department of Forestry and Fire Protection. Dead-end road: A road that has only one point of vehicular ingress/egress, including cul-de-sacs and looped roads. Defensible space: The area within the perimeter of a parcel, development, neighborhood or community where basic wildland fire protection practices and measures are implemented, providing the key point of defense from an approaching wildfire or defense against encroaching wildfires or escaping structure fires. The perimeter as used in this regulation is the area encompassing the parcel or parcels proposed for construction and/or development, excluding the physical structure itself. The area is characterized by the establishment and maintenance of emergency vehicle access, emergency water reserves, road names and building identification, and fuel modification measures. Development: As defined in section 66418.1 of the California Government Code. Director: Director of the Department of Forestry and Fire Protection or their designee. Driveway: A vehicular access that serves up to two (2) parcels with no more than two (2) residential units and any number of non-commercial or industrial buildings on each parcel. Distance Measurements: All specified or referenced distances are measured along the ground, unless otherwise stated. EXCEPTION: An alternative to the specified standard requested by the applicant that may be necessary due to health, safety, environmental conditions, physical site limitations or other limiting conditions, such as recorded historical sites, that provides mitigation of the problem. Fire valve: see hydrant. Fuel modification area: An area where the volume of flammable vegetation has been reduced, providing reduced fire intensity and duration. Greenbelts: A facility or land-use, designed for a use other than fire protection, which will slow or resist the spread of a wildfire. Includes parking lots, irrigated or landscaped areas, golf courses, parks, playgrounds, maintained vineyards, orchards or annual crops that do not cure in the field. Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. Hammerhead/T: A road or driveway that provides a “T” shaped, three-point turnaround space for emergency equipment, being no narrower than the road that serves it. Hydrant: A valved connection on a water supply or storage system, having either one two and a half (2 1/2) inch or one four and a half (4 1/2) inch outlet, with male American National Fire Hose Screw Threads (NH), used to supply fire apparatus and hoses with water. Local Jurisdiction: Any county, city/county agency or department, or any locally authorized district that issues or approves building permits, use permits, tentative maps or tentative parcel maps, or has authority to regulate development and construction activity. Occupancy: The purpose for which a building, or part thereof, is used or intended to be used. One-way road: A minimum of one traffic lane width designed for traffic flow in one direction only. Residential unit: Any building or portion thereof which contains living facilities, including provisions for sleeping, eating, cooking and/or sanitation for one or more persons. Manufactured homes, mobilehomes, and factory-built housing are considered residential units for the purposes of mandatory measures required in 14 CCR § 1270.01(c). Road: Vehicular access to more than two (2) parcels; more than four (4) residential units; or access to any industrial or commercial occupancy. Includes public and private streets and lanes. Road or driveway structures: Bridges, culverts, and other appurtenant structures which supplement the traffic lane or shoulders. Same Practical Effect: As used in this subchapter, means an exception or alternative with the capability of applying accepted wildland fire suppression strategies and tactics, and provisions for fire fighter safety, including: (a) access for emergency wildland fire equipment, (b) safe civilian evacuation, (c) signing that avoids delays in emergency equipment response, (d) available and accessible water to effectively attack wildfire or defend a structure from wildfire, and (e) fuel modification sufficient for civilian and fire fighter safety. Shoulder: Vehicular access adjacent to the traffic lane. State Board of Forestry and Fire Protection (Board): As defined in Public Resources Code section 730. State Responsibility Area (SRA): As defined in Public Resources Code sections 4126-4127; and the California Code of Regulations, title 14, division 1.5, chapter 7, article 1, sections 1220-1220.5. Structure: That which is built or constructed, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite manner. Subdivision: As defined in section 66424 of the Government Code. Traffic lane: The portion of a road or driveway that provides a single line of vehicle travel. Turnaround: A road or driveway, unobstructed by parking, which allows for a safe opposite change of direction for emergency equipment. Design of such area may be a hammerhead/T or terminus bulb. Turnouts: A widening in a road or driveway to allow vehicles to pass. Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. Utility and Miscellaneous Group U building: A structure of an accessory character or a miscellaneous structure not classified in any specific occupancy permitted, constructed, equipped, and maintained to conform to the requirements of Title 24, California Building Standards Code. Vertical clearance: The minimum specified height of a bridge or overhead projection above the road or driveway. Wildfire: As defined in Public Resources Code Section 4103 and 4104. § 1271.05. Distance Measurements. [Repealed] § 1272.00. Maintenance of Defensible Space Measures. [Repealed] Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. Article 2. Emergency Access and Egress § 1273.00. Intent. Roads and driveways, whether public or private, unless exempted under 14 CCR § 1270.02(d), shall provide for safe access for emergency wildfire equipment and civilian evacuation concurrently, and shall provide unobstructed traffic circulation during a wildfire emergency consistent with 14 CCR §§ 1273.00 through 1273.09. § 1273.01. Width. (a) All roads shall be constructed to provide a minimum of two ten (10) foot traffic lanes, not including shoulder and striping. These traffic lanes shall provide for two-way traffic flow to support emergency vehicle and civilian egress, unless other standards are provided in this article or additional requirements are mandated by local jurisdictions or local subdivision requirements. Vertical clearances shall conform to the requirements in California Vehicle Code section 35250. (b) All one-way roads shall be constructed to provide a minimum of one twelve (12) foot traffic lane, not including shoulders. The local jurisdiction may approve one-way roads. (1) All one-way roads shall, at both ends, connect to a road with two traffic lanes providing for travel in different directions, and shall provide access to an area currently zoned for no more than ten (10) residential units. (2) In no case shall a one-way road exceed 2,640 feet in length. A turnout shall be placed and constructed at approximately the midpoint of each one-way road. (c) All driveways shall be constructed to provide a minimum of one (1) ten (10) foot traffic lane, fourteen (14) feet unobstructed horizontal clearance, and unobstructed vertical clearance of thirteen feet, six inches (13′ 6″). § 1273.02. Roadway Surface. (a) Roads shall be designed and maintained to support the imposed load of fire apparatus weighing at least 75,000 pounds and provide an aggregate base. (b) Driveways and road and driveway structures shall be designed and maintained to support at least 40,000 pounds. (c) Project proponent shall provide engineering specifications to support design, if requested by the local authority having jurisdiction. § 1273.03. Grades. (a) At no point shall the grade for all roads and driveways exceed 16 percent. (b) The grade may exceed 16%, not to exceed 20%, with approval from the local authority having jurisdiction and with mitigations to provide for same practical effect. Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. § 1273.04. Radius. (a) No road or road structure shall have a horizontal inside radius of curvature of less than fifty (50) feet. An additional surface width of four (4) feet shall be added to curves of 50-100 feet radius; two (2) feet to those from 100-200 feet. (b) The length of vertical curves in roadways, exclusive of gutters, ditches, and drainage structures designed to hold or divert water, shall be not less than one hundred (100) feet. § 1273.05. Turnarounds. (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length. (c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building. (d) Each dead-end road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals. (e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. (f) Figure B. Turnarounds on driveways with one ten-foot traffic lane. § 1273.06. Roadway Turnouts. Turnouts shall be a minimum of twelve (12) feet wide and thirty (30) feet long with a minimum twenty - five (25) foot taper on each end. § 1273.07. Road and Driveway Structures. (a) Appropriate signing, including but not limited to weight or vertical clearance limitations, one-way road or single traffic lane conditions, shall reflect the capability of each bridge. (b) Where a bridge or an elevated surface is part of a fire apparatus access road, the bridge shall be constructed and maintained in accordance with the American Association of State and Highway Transportation Officials Standard Specifications for Highway Bridges, 17th Edition, published 2002 (known as AASHTO HB-17), hereby incorporated by reference. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus. Vehicle load limits shall be posted at both entrances to bridges when required by the local authority having jurisdiction. (c) Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, barriers, or signs, or both, as approved by the local authority having jurisdiction, shall be installed and maintained. (d) A bridge with only one traffic lane may be authorized by the local jurisdiction; however, it shall provide for unobstructed visibility from one end to the other and turnouts at both ends. § 1273.08. Dead-end Roads. (a) The maximum length of a dead-end road, including all dead-end roads accessed from that dead-end road, shall not exceed the following cumulative lengths, regardless of the number of parcels served: parcels zoned for less than one acre - 800 feet parcels zoned for 1 acre to 4.99 acres - 1,320 feet parcels zoned for 5 acres to 19.99 acres - 2,640 feet parcels zoned for 20 acres or larger - 5,280 feet Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. All lengths shall be measured from the edge of the road surface at the intersection that begins the road to the end of the road surface at its farthest point. Where a dead-end road crosses areas of differing zoned parcel sizes requiring different length limits, the shortest allowable length shall apply. (b) See 14 CCR § 1273.05 for dead-end road turnaround requirements. § 1273.09. Gate Entrances. (a) Gate entrances shall be at least two (2) feet wider than the width of the traffic lane(s) serving that gate and a minimum width of fourteen (14) feet unobstructed horizontal clearance and unobstructed vertical clearance of thirteen feet, six inches (13′ 6″). (b) All gates providing access from a road to a driveway shall be located at least thirty (30) feet from the roadway and shall open to allow a vehicle to stop without obstructing traffic on that road. (c) Where a one-way road with a single traffic lane provides access to a gated entrance, a forty (40) foot turning radius shall be used. (d) Security gates shall not be installed without approval. Where security gates are installed, they shall have an approved means of emergency operation. Approval shall be by the local authority having jurisdiction. The security gates and the emergency operation shall be maintained operational at all times. § 1273.10. Driveways. [Repealed] § 1273.11. Gate Entrances. [Repealed] Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. Article 3. Signing and Building Numbering § 1274.00. Intent. To facilitate locating a fire and to avoid delays in response, all newly constructed or approved roads and buildings shall be designated by names or numbers posted on signs clearly visible and legible from the road. This section shall not restrict the size of letters or numbers appearing on road signs for other purposes. § 1274.01. Road Signs. (a) Newly constructed or approved roads must be identified by a name or number through a consistent system that provides for sequenced or patterned numbering and/or non-duplicative naming within each local jurisdiction. This section does not require any entity to rename or renumber existing roads, nor shall a road providing access only to a single commercial or industrial occupancy require naming or numbering. (b) The size of letters, numbers, and symbols for road signs shall be a minimum four (4) inch letter height, half inch (.5) inch stroke, reflectorized, contrasting with the background color of the sign. § 1274.02. Road Sign Installation, Location, and Visibility. (a) Road signs shall be visible and legible from both directions of vehicle travel for a distance of at least one hundred (100) feet. (b) Signs required by this article identifying intersecting roads shall be placed at the intersection of those roads. (c) A sign identifying traffic access or flow limitations, including but not limited to weight or vertical clearance limitations, dead-end roads, one-way roads, or single lane conditions, shall be placed: (i) at the intersection preceding the traffic access limitation, and (ii) no more than one hundred (100) feet before such traffic access limitation. (d) Road signs required by this article shall be posted at the beginning of construction and shall be maintained thereafter. § 1274.03. Addresses for Buildings. (a) All buildings shall be issued an address by the local jurisdiction which conforms to that jurisdiction's overall address system. Utility and miscellaneous Group U buildings are not required to have a separate address; however, each residential unit within a building shall be separately identified. (b) The size of letters, numbers, and symbols for addresses shall conform to the standards in the California Fire Code, California Code of Regulations title 24, part 9. (c) Addresses for residential buildings shall be reflectorized. Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. § 1274.04. Address Installation, Location, and Visibility. (a) All buildings shall have a permanently posted address which shall be plainly legible and visible from the road fronting the property. (b) Where access is by means of a private road and the address identification cannot be viewed from the public way, an unobstructed sign or other means shall be used so that the address is visible from the public way. (c) Address signs along one-way roads shall be visible from both directions. (d) Where multiple addresses are required at a single driveway, they shall be mounted on a single sign or post. (e) Where a road provides access solely to a single commercial or industrial business, the address sign shall be placed at the nearest road intersection providing access to that site, or otherwise posted to provide for unobstructed visibility from that intersection. (f) In all cases, the address shall be posted at the beginning of construction and shall be maintained thereafter. § 1274.05. Intersecting Roads, Streets and Private Lanes. [Repealed] § 1274.06. Signs Identifying Traffic Access Limitations. [Repealed] § 1274.07. Installation of Road, Street and Private Lane Signs. [Repealed] § 1274.08. Addresses for Buildings. [Repealed] § 1274.09. Size of Letters, Numbers and Symbols for Addresses. [Repealed] § 1274.10. Installation, Location and Visibility of Addresses. [Repealed] Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. Article 4. Emergency Water Standards § 1275.00. Intent. Emergency water for wildfire protection shall be available, accessible, and maintained in quantities and locations specified in the statute and these regulations in order to attack a wildfire or defend property from a wildfire. § 1275.01. Application. The provisions of this article shall apply in the tentative and parcel map process when new parcels are approved by the local jurisdiction having authority. § 1275.02. Water Supply. (a) When a water supply for structure defense is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except when alternative methods of protection are provided and approved by the local authority having jurisdiction. (b) Water systems equaling or exceeding the California Fire Code, California Code of Regulations title 24, part 9, or, where a municipal-type water supply is unavailable, National Fire Protection Association (NFPA) 1142, “Standard on Water Supplies for Suburban and Rural Fire Fighting,” 2017 Edition, hereby incorporated by reference, shall be accepted as meeting the requirements of this article. (c) Such emergency water may be provided in a fire agency mobile water tender, or naturally occurring or man made containment structure, as long as the specified quantity is immediately available. (d) Nothing in this article prohibits the combined storage of emergency wildfire and structural firefighting water supplies unless so prohibited by local ordinance or specified by the local fire agency. (e) Where freeze or crash protection is required by local jurisdictions having authority, such protection measures shall be provided. § 1275.03. Hydrants and Fire Valves. (a) The hydrant or fire valve shall be eighteen (18) inches above the finished surface. Its location in relation to the road or driveway and to the building(s) or structure(s) it serves shall comply with California Fire Code, California Code of Regulations title 24, part 9, Chapter 5, and Appendix C. (b) The hydrant head shall be a two and half (2 ½ ) inch National Hose male thread with cap for pressure and gravity flow systems and four and a half (4 ½ ) inch for draft systems. (c) Hydrants shall be wet or dry barrel and have suitable freeze or crash protection as required by the local jurisdiction. Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. § 1275.04. Signing of Water Sources. (a) Each hydrant, fire valve, or access to water shall be identified as follows: (1) if located along a driveway, a reflectorized blue marker, with a minimum dimension of three (3) inches shall be located on the driveway address sign and mounted on a fire retardant post, or (2) if located along a road, (i) a reflectorized blue marker, with a minimum dimension of three (3) inches, shall be mounted on a fire retardant post. The sign post shall be within three (3) feet of said hydrant or fire valve, with the sign no less than three (3) feet nor greater than five (5) feet above ground, in a horizontal position and visible from the driveway, or (ii) as specified in the State Fire Marshal's Guidelines for Fire Hydrant Markings Along State Highways and Freeways, May 1988. § 1275.10. General Standards. [Renumbered] § 1275.15. Hydrant/Fire Valve. [Renumbered] § 1275.20. Signing of Water Sources. [Renumbered] Source: Thomas Reuters Westlaw, California Code of Regulations. https://govt.westlaw.com/calregs/Browse/Home/California/CaliforniaCodeofRegulations?guid=I4650C2B05B4D11EC976B000D 3A7C4BC3&originationContext=documenttoc&transitionType=Default&contextData=(sc.Default). Accessed November 7, 2022. Article 5. Fuel Modification Standards § 1276.00. Intent. To reduce the intensity of a wildfire by reducing the volume and density of flammable vegetation, the strategic siting of fuel modification and greenbelts shall provide for increased safety for emergency fire equipment and evacuating civilians by its utilization around structures and roads, including driveways, and a point of attack or defense from a wildfire. § 1276.01. Setback for Structure Defensible Space. (a) All parcels shall provide a minimum thirty (30) foot setback for all buildings from all property lines and/or the center of a road. (b) When a thirty (30) foot setback is not possible for practical reasons, which may include but are not limited to parcel dimensions or size, topographic limitations, or other easements, the local jurisdiction shall provide for same practical effect. (i) Same practical effect requirements shall reduce the likelihood of home-to-home ignition. (ii) Same practical effect options may include, but are not limited to, noncombustible block walls or fences; five (5) feet of noncombustible material horizontally around the structure; installing hardscape landscaping or reducing exposed windows on the side of the structure with a less than thirty (30) foot setback; or additional structure hardening such as those required in the California Building Code, California Code of Regulations title 24, part 2, Chapter 7A. (c) Structures constructed in the SRA are required to comply with the defensible space regulations in Title 14. Natural Resources Division 1.5. Department of Forestry and Fire Protection Chapter 7. Fire Protection Subchapter 3. Fire Hazard. § 1276.02. Maintenance of Defensible Space Measures. To ensure continued maintenance of commonly owned properties in conformance with these standards and to assure continued availability, access, and utilization of the defensible space provided by these standards during a wildfire, provisions for annual maintenance shall be provided in emergency access covenants or similar binding agreements. § 1276.03. Disposal of Flammable Vegetation and Fuels. Disposal, including chipping, burying, burning or removal to a site approved by the local jurisdiction, of flammable vegetation and fuels caused by site development and construction, road and driveway construction, and fuel modification shall be completed prior to completion of road construction or final inspection of a building permit. § 1276.04. Greenbelts. Subdivision and other developments, which propose greenbelts as a part of the development plan, shall locate said greenbelts strategically as a separation between wildland fuels and structures. The locations shall be approved by the local authority having jurisdiction and may be consistent with the CAL FIRE Unit Fire Management Plan or Contract County Fire Plan. This Page Intentionally Left Blank BLDG PERMIT No. 154822PLAN REVIEW No. DEVELOPMENTAL REVIEW COMMENTS Plans and Scope of Review: This project shall comply with the following: The California Fire (CFC) & Building (CBC) Code, 2019 edition, as adopted by the Town of Los Gatos Town Code (LGTC), California Code of Regulations (CCR) and Health & Safety Code. The scope of this project includes the following : Proposed new 3,614 SF two-story single-family residence with attached garage on site of an existing 1,080 SF pool house. New 1,200 SF detached Accessory Dwelling Unit (ADU) submitted under separated permit. Plan Status: Plans are NOT APPROVED. Revise and resubmit drawings and provide a response letter addressing comments on this plan review. Plan Review Comments: 1.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. NOTE: The subject property is located within the Very High Fire Hazard Severity Zone (VHFHSZ) of the Local Responsibility Area (LRA). Pursuant to Californina Public Resources Code (PRC) 4290, the California Board of Forestry and Fire Protection is required to “…adopt regulations implementing minimum fire safety standards related to defensible space” applicable to “the perimeters and access to all residential, commercial, and industrial building construction.” In 2018, the Legislature passed and the Governor signed SB 901 (Dodd), which expanded the applicability of the regulations promulgated under PRC 4290 to land in the Local Responsibility Area (LRA) Very High Fire Hazard Severity Zone. All comments below that result from PRC 4290 are identified by **. City Y E PLANS Y E SPECS Y E NEW Y E RMDL CONST. TYPE BY PAGE SEC/FLOOR R-3/U OCCUPANCY LOAD 3614 AREA Wade Construction ApplicantName SFR NAME OF PROJECT LOCATION Y E AS 5OF 2 1VB DATE 05/18/2022LGA Ip, Kenny PROJECT DESCRIPTION Residential Development TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 1750 50%875 PROJECT TYPE OR SYSTEM Design Review Crescent Dr17121 Los Gatos EXHIBIT 12 BLDG PERMIT No. 154822PLAN REVIEW No. DEVELOPMENTAL REVIEW COMMENTS ** 2. Dead-end Roads: (a) The maximum length of a dead-end road, including all dead-end roads accessed from that dead-end road, shall not exceed the following cumulative lengths, regardless of the number of parcels served: parcels zoned for less than one acre - 800 feet. Parcels zoned for 1 acre to 4.99 acres - 1,320 feet. Parcels zoned for 5 acres to 19.99 acres - 2,640 feet. Parcels zoned for 20 acres or larger - 5,280 feet. All lengths shall be measured from the edge of the road surface at the intersection that begins the road to the end of the road surface at its farthest point. Where a dead-end road crosses areas of differing zoned parcel sizes requiring different length limits, the shortest allowable length shall apply. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.08. This parcel is located within the Very High Fire Hazard Severity Zone and the dead-end access road exceeds the maximum length of 800 feet. Current PRC 4290 regulations remain in effect. The proposed Safe Civilian Access Route doesn't provide for vehicle travel and therefore doesn't meet same practical effect. This request for exemption is not accepted. **3. Width: (a) All roads shall be constructed to provide a minimum of two ten (10) foot traffic lanes, not including shoulder and striping. These traffic lanes shall provide for two-way traffic flow to support emergency vehicle and civilian egress, unless other standards are provided in this article or additional requirements are mandated by local jurisdictions or local subdivision requirements. Vertical clearances shall conform to the requirements in California Vehicle Code section 35250. (b) All one- way roads shall be constructed to provide a minimum of one twelve (12) foot traffic lane, not including shoulders. The local jurisdiction may approve one-way roads. (1) All one-way roads shall, at both ends, connect to a road with two traffic lanes providing for travel in different directions, and shall provide access to an area currently zoned for no more than ten (10) residential units. (2) In no case shall a one-way road exceed 2,640 feet in length. A turnout shall be placed and constructed at approximately the midpoint of each one-way road. (c) All driveways shall be constructed to provide a minimum of one (1) ten (10) foot traffic lane, fourteen (14) feet unobstructed horizontal clearance, and unobstructed vertical clearance of thirteen feet, six inches (13' 6”). California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2 Articles 1-5, § 1273.01. 20 ft roadway is required from both Cypress Way & S Kennedy Rd to the proposed residence. On sheet 17, the roadway width doesn't comply with PRC 4290. City Y E PLANS Y E SPECS Y E NEW Y E RMDL CONST. TYPE BY PAGE SEC/FLOOR R-3/U OCCUPANCY LOAD 3614 AREA Wade Construction ApplicantName SFR NAME OF PROJECT LOCATION Y E AS 5OF 2 2VB DATE 05/18/2022LGA Ip, Kenny PROJECT DESCRIPTION Residential Development TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 1750 50%875 PROJECT TYPE OR SYSTEM Design Review Crescent Dr17121 Los Gatos BLDG PERMIT No. 154822PLAN REVIEW No. DEVELOPMENTAL REVIEW COMMENTS **4. Road Surfaces: (As Noted on Sheet 17)(a) Roads shall be designed and maintained to support the imposed load of fire apparatus weighing at least 75,000 pounds and provide an aggregate base. (b) Driveways and road and driveway structures shall be designed and maintained to support at least 40,000 pounds. (c) Project proponent shall provide engineering specifications to support design, if requested by the local authority having jurisdiction. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.02. **5. Grades: (As Noted on Sheet 17)(a) At no point shall the grade for all roads and driveways exceed 16 percent. (b) The grade may exceed 16%, not to exceed 20%, with approval from the local authority having jurisdiction and with mitigations to provide for same practical effect. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.03. **6. Radius: (As Noted on Sheet 17) (a) No road or road structure shall have a horizontal inside radius of curvature of less than fifty (50) feet. An additional surface width of four (4) feet shall be added to curves of 50-100 feet radius; two (2) feet to those from 100-200 feet. (b) The length of vertical curves in roadways, exclusive of gutters, ditches, and drainage structures designed to hold or divert water, shall be not less than one hundred (100) feet. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.04. **7. Turnaround: (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length. (c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building. (d) Each dead-end road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals. (e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05. Sheet 3 reflects alternate turnaround to SCCFD D-1 standard. Provide graphic design analysis, such as "Autoturn" to demonstrate equivalency. City Y E PLANS Y E SPECS Y E NEW Y E RMDL CONST. TYPE BY PAGE SEC/FLOOR R-3/U OCCUPANCY LOAD 3614 AREA Wade Construction ApplicantName SFR NAME OF PROJECT LOCATION Y E AS 5OF 2 3VB DATE 05/18/2022LGA Ip, Kenny PROJECT DESCRIPTION Residential Development TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 1750 50%875 PROJECT TYPE OR SYSTEM Design Review Crescent Dr17121 Los Gatos BLDG PERMIT No. 154822PLAN REVIEW No. DEVELOPMENTAL REVIEW COMMENTS 8. Fire Sprinklers Required: An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: 1) In all new one- and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 SF whether by increasing the area of the primary residence or by creation of an attached Accessory Dwelling Unit. 2) In all new basements and in existing basements that are expanded by more than 50%. 3) In all attached ADUs, additions or alterations to an existing one- and two-family dwelling that have an existing fire sprinkler system. Exceptions: 1) One or more additions made to a building after January 1, 2011 that does not total more than 1,000 square feet of building area and meets all access and water supply requirements of Chapter 5 and Appendix B and C of the 2019 California Fire Code. 2) Detached Accessory Dwelling Units, provided that all of the following are met: a) The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 65852.2. b) The existing primary residence does not have automatic fire sprinklers. c) The detached ADU does not exceed 1,200 square feet in size. d) The unit is on the same lot as the primary residence. e) The unit meets all access and water supply requirements of Chapter 5 and Appendix B and C of the 2019 California Fire Code. Residence, pool house & ADU require sprinklers. Clearly identify intent to install residential fire sprinkler in all structures on sheet A0.0. 9. Required Fire Flow:(Letter received)The minimum require fireflow for this project is 875 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3] 10. Fire Apparatus (Engine) Turnaround Required: Provide an approved fire apparatus (engine) turnaround with a minimum radius of 36 feet outside and 23 feet inside. Maximum grade in any direction shall be a maximum of 5%. Installations shall conform with Fire Department Standard Details and Specifications D-1. CFC Sec. 503.Sheet 3 reflects alternate turnaround to SCCFD D -1 standard. Provide graphic design analysis, such as "Autoturn" to demonstrate equivalency. 11. Fire Apparatus (Engine)Access Roadway Required: Provide an access roadway with a paved all-weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 42 feet outside, and a maximum slope of 15%. Surfaceshall be capable of supporting 75K pounds. Installations shall conform to Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503. 20 ft roadway is required. On sheet 17, the roadway width doesn't comply. City Y E PLANS Y E SPECS Y E NEW Y E RMDL CONST. TYPE BY PAGE SEC/FLOOR R-3/U OCCUPANCY LOAD 3614 AREA Wade Construction ApplicantName SFR NAME OF PROJECT LOCATION Y E AS 5OF 2 4VB DATE 05/18/2022LGA Ip, Kenny PROJECT DESCRIPTION Residential Development TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 1750 50%875 PROJECT TYPE OR SYSTEM Design Review Crescent Dr17121 Los Gatos BLDG PERMIT No. 154822PLAN REVIEW No. DEVELOPMENTAL REVIEW COMMENTS 12. 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. 13. 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. 14. 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. This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6] City Y E PLANS Y E SPECS Y E NEW Y E RMDL CONST. TYPE BY PAGE SEC/FLOOR R-3/U OCCUPANCY LOAD 3614 AREA Wade Construction ApplicantName SFR NAME OF PROJECT LOCATION Y E AS 5OF 2 5VB DATE 05/18/2022LGA Ip, Kenny PROJECT DESCRIPTION Residential Development TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 1750 50%875 PROJECT TYPE OR SYSTEM Design Review Crescent Dr17121 Los Gatos This Page Intentionally Left Blank EXHIBIT 13 17121 Crescent dr. Los Gatos. CA 95030 Attn: SCCF Fire Chief The information provided here is in support of our request for exemption under the SCCF application for use of alternate materials, methods of construction, or modification of code. As currently designed, the proposed home will provide substantial protection using A-1 fire safe materials such as all concrete and stucco siding, metal roofing, ember proof ventilation screening, tempered glass windows and doors, fire suppression sprinkler systems etc. In addition we argue for an exception on the following: Article 2. Emergency Access 1273.09. Dead end Roads We believe our application meets the necessary requirements for exception under : 1271.00. Definitions: “Same Practical Effect” Definition of “Practical” 1. Of or concerned with the actual doing or use of something rather than with theory and ideas. 2. (Of an idea, plan, or method) likely to succeed or be effective in real circumstances; feasible. Under Title 14, Natural Resources, Division 1.5, Department of Forestry, Chapter 7, Fire Protection, Sub Chapter 2, SRA Fire Safe Regulations, Articles 1-5. See: Same Practical Effect: As used in this subchapter, means an exception or alternative with the capability of applying accepted wild land fire suppression strategies and tactics, and provisions for fire fighter safety, including: (a) Access for emergency wild land fire equipment, Condition met through existing 20’ wide primary access road. (b) Safe civilian evacuation Condition met through existing/deeded Safe Civilian Access corridor.(see attached neighborhood map) (c) Signing that avoids delays in emergency equipment response, Condition can be met by adding signage. (d) Available and accessible water to effectively attack wildfire or defend a structure from wildfire, and Condition met. (see attached fire hydrant flow letter) (e) Fuel modification sufficient for civilian and fire fighter safety. Condition Met. Property has been cleared of most all vegetation. All portions of Title 14- Natural Resources Division 1.5- Department of Forestry, Chapter 7- fire Protection Subchapter 2 SRA Fire Safe Regulations, Articles 1-5 carry the same weight of enforcement. Regulation 1271.00. Same Practical Effect caries no diminished level of enforcement or acceptability than any other portion of these regulations. If not, then all regulations are subject to some diminished level of enforceability. The definition of Same Practical Effect says nothing about “vehicular traffic”. This property offers the effect of allowing civilians and or fire crews to escape through the Safe Civilian Access corridor. Under Title 14- Natural Resources Division 1.5- Department of Forestry, Chapter 7- fire Protection Subchapter 2 SRA Fire Safe Regulations, Articles 1-5 this project complies with the access requirements. The compliance is noted in Bold. 1273.00. Intent Road and street networks, whether public or private, unless exempted under Section 1270.02 (e), shall provide for safe access for emergency wild land fire equipment and civilian evacuation concurrently, and shall provide unobstructed traffic circulation during a wildfire emergency consistent with Section 1273.00 through 1273.11. 1273.01. Road Width All roads shall be constructed to provide a minimum of two nine-foot traffic lanes providing two-way traffic flow, unless other standards are provided in this article, or additional requirements are mandated by local jurisdictions or local subdivision requirements. The current road is on average 20’ wide 1273.02. Roadway Surface The surface shall provide unobstructed access to conventional drive vehicles, including sedans and fire engines. Surfaces should be established in conformance with local ordinances, and be capable of supporting a 40,000 pound load. The current road is designed for this weight 1273.03. Roadway Grades The grade for all roads, streets, private lands and driveways shall not exceed 16 percent. No portion of the road is over 16 percent grade 1273.04. Roadway Radius (a) No roadway shall have a horizontal inside radius of curvature of less than 50 feet and additional surface width of 4 feet shall be added to curves of 50-100 feet radius; 2 feet to those from 100-200 feet. (b) The length of vertical curves in roadways, exclusive of gutters, ditches, and drainage structures designed to hold or divert water, shall be not less than 100 feet. No portion of the road exceeds the minimum radius. 1.273.05. Roadway Turnarounds Turnarounds are required on driveways and dead-end roads as specified in this article. The minimum turning radius for a turnaround shall be 40 feet from the center line of the road. If a hammerhead/T is used, the top of the 'T' shall be a minimum of 60 feet in length. Type A residential hammerhead is proposed on the subject property. 1273.06. Roadway Turnouts Turnouts shall be a minimum of l 0 feet wide and 30 feet long with a minimum 25 foot taper on each end. Not required as road is 20’ wide in most places. 1273.07. Roadway Structures (a) All driveway, road, street, and private and roadway structures shall be constructed to carry at least the maximum load and provide the minimum vertical clearance as required by Vehicle Code Sections 35550, 35750, and 35250. (b) Appropriate signing, including, but not limited to weight or vertical clearance limitations, one- way road or single lane conditions, shall reflect the capability of each bridge. (c) A bridge with only one traffic land may be authorized by the local jurisdiction; however, it shall provide for unobstructed visibility from one end to the other and turnouts at both ends. Current road complies 1273.08 One-Way Roads All one-way roads shall be constructed to provide a minimum of one l 0- foot traffic lane. The local jurisdiction may approve one-way roads. All one-way roads shall connect to a two-lane roadway at both ends, and shall provide access to an area currently zoned for no more than 10 dwelling units. In no case shall it exceed 2640 feet in length. A turnout shall be placed and constructed at approximately the midpoint of each one- way road. Current road is a two-way road 1273.09. Dead-End Roads (a) The maximum length of a dead-end road, including all dead-end roads accessed from that dead- end road, shall not exceed the following cumulative lengths, regardless of the number of parcels served: Parcels zoned for less than one acre 1800 feet Parcels zoned for 1 acre to 4.99 acres 1320 feet Parcels zoned for 5 acres to 19.99 acres 12640 feet Parcels zoned for 20 acres or larger 5280 feet All lengths shall be measured from the edge of the roadway surface at the intersection that begins the road to the end of the road surface at its farthest point. Where a dead-end road crosses areas of differing zoned, parcel sizes, requiring length limits, the shortest allowable length shall apply. (b) Where parcels are zoned 5 acres or larger, turnarounds shall be provided at a maximum of 1320 foot intervals. (c) Each dead-end road shall have a turnaround constructed at is terminus. Same Practical Effect applies 1273.10. Driveways All driveways shall provide a minimum 10 foot traffic lane and unobstructed vertical clearance of 15 feet along its entire length. (a) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (b) A turnaround shall be provided at all building sites on driveways over 300 feet in length, and shall be within 50 feet of the building. Not applicable to this project 1273.11 Gate Entrances (a) Gate entrances shall be at least two feet wider than the width of the traffic lane(s) serving that gate. (b) All gates providing access from a road to a driveway shall be located at least 30 feet from the roadway and shall open to allow a vehicle to stop without obstructing traffic on that road. (c) Where a one-way road with a single traffic land provides access to a gated entrance, a 40 foot turning radius shall be used. Not applicable to this project Per these definitions, Crescent dr. has a usable means to provide for safe access for emergency wild land fire equipment and civilian evacuation concurrently. It also complies with all requirements to meet minimum standards and is eligible for approval under the currently enforced fire safe regulations. Per the definition of “practical” it is unrealistic to and should be prohibitive to peruse unrealistic and cost prohibitive improvements, like building complete road systems, to be borne on the backs of the individual applicant. We believe the SCCF is looking to support any argument of a regulation that provides latitude in its interpretation in favor of arguments that result in creating a more fire safe neighborhood. Interpretations of regulations in a manner that restricts the implementation of more fire safe homes and neighborhoods will continue to exacerbate the diminishing fire safety in those existing neighborhoods. There is no down side to allowing the construction of a new fire safe home where an existing un-fire safe one exists. Fire crews are currently duty bound to enter a neighborhood during a fire event to attempt in saving the structures and provide safety to the residence therein. The more homes that are allowed to rebuild existing or build new with fire safety measures, materials and access in these existing neighborhoods only helps create a more fire safe neighborhood. Approving this application reduces liability, is acceptable, legal and benefits the departments end goal of creating a more fire safe neighborhood. Thank you for your consideration of this argument. Eric & Lee Ann Wade N 23' RADIUS36' R ADIUS59025' 24' 22' 2 2 '2 1 '17'1 8 .5 'ROADWAY IS A COUNTY CONSTRUCTED AND MAINTAINED ROAD SURFACE. CONSTRUCTED IN ACCORDANCE WITH SANTA CLARA COUNTY ROADS & AIRPORTS ENGINEERING DEPARTMENTS MINIMUM ROAD CONSTRUCTION REQUIREMENTS. IT IS DESIGNED TO SUPPORT FIRE APPARATUS IN EXCESS OF 75,000 POUNDS WITH AGGREGATE BASE. CRESCENT DR. ROAD STUDY ADU DRIVEWAY & PARKING AREA ALL WEATHER SURFACE 56010"OAKDECKDECKNEW HOUSE UNDER APPLICATION S-21-021 2ND FL. 2652 sf ELV. 589.5' FIRE ENGINE TURNAROUND (HAMMERHEAD) TO SUPPORT 40,000 LBS.1080 SF. POOL HOUSE360 SF. POOL592.66PAVER DRIVEWAY TO SUPPORT 40,000 LBS.PROPERTY LINETURN-OUT / PARKING PROPERTY LINEPROPERTY LINE36' RADIUS 23' RADIUS 3% 5 % S L O P E 22'FIELD MEASUREMENT ROAD SURFACE WIDTH DOWN SLOPE DIRECTION & PERCENTAGE ROAD EASEMENT BOUNDARY EDGE OF ASPHALT ROAD CENTERLINE PRIVATE PROPERTY LINE RADIUS MARKER EXISTING EASEMENT KEY 0 25 50 100 200 300 400 SCALE IN FEET 500 COPING AT 590 601.91 601.27 600.88 580.15 578.42 576.56 574.35JP10"OAK2-8"OAKS10"OAK30"OAK30"OAKPGE40"RDW40"RDW10"TREE15",18"OAKS30"OAK18"OAK24"OAK14"OAK10"OAK18"OAK12"OAK30"OAK24"PINE14"OAK10"OAK600600610N76°10'20"WN22°11'10"E294.29'570560550540580550540550560560570570570580580NEW ACCESSORY DUELING UNITUNDER APPLICATION D-21-0541200 SF. UPPER FLOOR ELV. 568.1 LOWER FLOOR ELV. 566.3 + - 2% SLOPE 570ENTRY STOOP& STEPSDN SAFE CIVILIAN ACCESS ROUTEPHILLIPS AVE. 50' W R. CIVILIAN ACCESS TO BOND CT. 4 %5 0 ' R 30' 2 2 '1 8.5'20'20'19.5'18.5'22'3%20' 2 0 '17'26'17.5'24'23'16.5'16'1 1 % 2%20'21'6 %6%8% 10%40' W R.6%40' WR. 7% 5% 1 %3 %1%1%FIRE HYDRANT FIRE HYDRANT 16'0% 4 0' R70' 30' 20' 3 0' R WC R E S E N T D R .CRESENT DR.LO S C E R R ITO S D R . Upper existing safe civilian evacuation route. Signage can be added. Lower existing safe civilian evacuation route. Signage can be added. BLDG PERMIT No. 198922PLAN REVIEW No. DEVELOPMENTAL REVIEW COMMENTS Plans and Scope of Review: This project shall comply with the following: The California Fire (CFC) & Building (CBC) Code, 2019 edition, as adopted by the Town of Los Gatos Town Code (LGTC), California Code of Regulations (CCR) and Health & Safety Code. The scope of this project includes the following : Request for Exception to Fire Safe Regulations applicable to a proposed 3,614 SF two-story single- family residence with attached garage on site of an existing 1,080 SF pool house. Plan Status: The proposed request for exception is DENIED. If conditions exist that rectify the findings herein, a revised request for exception may be submitted for consideration. Otherwise, the process to appeal the decision may be pursued, in coordination with the Town of Los Gatos appeal process. Plan Review Comments: Discussion: The subject parcel is located within the Very High Fire Hazard Severity Zone of the Local Responsibility Area (LRA), and is subject to the requirements of the Fire Safe Regulations, per 14 CCR § 1270.02. This application proposes use of an existing "bridal path" easement as a safe civilian access route to provide for "same practical effect", per 14 CCR §1270.06, Exceptions to Standards.The primary findings, for which the subject project is deemed non-compliant, regard road width, dead-end road and fire apparatus turnaround. Note: Comments include reference section text from California Code of Regulations, Title 14. 1. The subject project is located approximately 1,500 feet beyond the intersection of Phillips Avenue and Los Cerritos Drive, which establishes the beginning of the dead end road measurement. The exception request proposes pedestrian civilian evacuation route by improving an existing "bridal path" easement. Although the improvement will allow for pedestrian evacuation, it does not provided unobstructed traffic circulation during a wildfire, as intended by the Fire Safe Regulations, for parcels zoned for 1 acre to 4.99 acres. The "bridal path" could be considered for elimination of the dead end road if prepared as a one-way road per 14 CCR § 1273.01. City Y E PLANS Y E SPECS Y E NEW Y E RMDL CONST. TYPE BY PAGE SEC/FLOOR OCCUPANCY LOADAREA Eric & Lee Ann Wade ApplicantName SFR NAME OF PROJECT LOCATION Y E AS 4OF PRC 4290 1 DATE 7/20/2022LGA Campbell, Rob PROJECT DESCRIPTION Residential Development TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI PROJECT TYPE OR SYSTEM Application for Use of Alternate Materials Crescent Drive17121 Los Gatos EXHIBIT 14 BLDG PERMIT No. 198922PLAN REVIEW No. DEVELOPMENTAL REVIEW COMMENTS § 1273.00. Intent. Roads and driveways, whether public or private, unless exempted under 14 CCR § 1270.02(d), shall provide for safe access for emergency wildfire equipment and civilian evacuation concurrently, and shall provide unobstructed traffic circulation during a wildfire emergency consistent with 14 CCR §§ 1273.00 through 1273.09. § 1273.08. Dead-end Roads. (a) The maximum length of a dead-end road, including all dead-end roads accessed from that dead-end road, shall not exceed the following cumulative lengths, regardless of the number of parcels served: parcels zoned for less than one acre - 800 feet parcels zoned for 1 acre to 4.99 acres - 1,320 feet parcels zoned for 5 acres to 19.99 acres - 2,640 feet N/A parcels zoned for 20 acres or larger - 5,280 feet N/A All lengths shall be measured from the edge of the road surface at the intersection that begins the road to the end of the road surface at its farthest point. Where a dead-end road crosses areas of differing zoned parcel sizes requiring different length limits, the shortest allowable length shall apply. (b) See 14 CCR § 1273.05 for dead-end road turnaround requirements. 2.The proposed exception reflects road widths ranging from 17 to 24 feet with a stated average width of 20 feet. No change to the existing road width is proposed by way of the exception request. The existing road widths are capable of providing Same Practical Effect, for passing vehicles in the LRA, but require additional validation. 14 CCR § 1273.01 § 1273.01. Width. (a) All roads shall be constructed to provide a minimum of two ten (10) foot traffic lanes, not including shoulder and striping. These traffic lanes shall provide for two-way traffic flow to support emergency vehicle and civilian egress, unless other standards are provided in this article or additional requirements are mandated by local jurisdictions or local subdivision requirements. Vertical clearances shall conform to the requirements in California Vehicle Code section 35250. City Y E PLANS Y E SPECS Y E NEW Y E RMDL CONST. TYPE BY PAGE SEC/FLOOR OCCUPANCY LOADAREA Eric & Lee Ann Wade ApplicantName SFR NAME OF PROJECT LOCATION Y E AS 4OF PRC 4290 2 DATE 7/20/2022LGA Campbell, Rob PROJECT DESCRIPTION Residential Development TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI PROJECT TYPE OR SYSTEM Application for Use of Alternate Materials Crescent Drive17121 Los Gatos BLDG PERMIT No. 198922PLAN REVIEW No. DEVELOPMENTAL REVIEW COMMENTS 3.The exception request shows a turnaround that does not comply with the Fire Safe Regulations, by dimension or location at the terminus. Further, the design does not meet all prescriptive dimensions of the SCCFD D-1 standard, but could do so with minor design adjustment. A turnaround meeting the SCCFD D-1 standard may be considered a component of same practical effect if properly designed and dedicated for public use and/or emergency vehicle access. § 1273.05. Turnarounds. (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length. (c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart.N/A (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building. N/A (d) Each dead-end road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals. Relevant definitions per 14 CCR § 1271.00 Defensible space: The area within the perimeter of a parcel, development, neighborhood or community where basic wildland fire protection practices and measures are implemented, providing the key point of defense from an approaching wildfire or defense against encroaching wildfires or escaping structure fires. The perimeter as used in this regulation is the area encompassing the parcel or parcels proposed for construction and/or development, excluding the physical structure itself. The area is characterized by the establishment and maintenance of emergency vehicle access, emergency water reserves, road names and building identification, and fuel modification measures. Dead-end road: A road that has only one point of vehicular ingress/egress, including cul-de-sacs and looped roads. Distance Measurements: All specified or referenced distances are measured along the ground, unless otherwise stated. City Y E PLANS Y E SPECS Y E NEW Y E RMDL CONST. TYPE BY PAGE SEC/FLOOR OCCUPANCY LOADAREA Eric & Lee Ann Wade ApplicantName SFR NAME OF PROJECT LOCATION Y E AS 4OF PRC 4290 3 DATE 7/20/2022LGA Campbell, Rob PROJECT DESCRIPTION Residential Development TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI PROJECT TYPE OR SYSTEM Application for Use of Alternate Materials Crescent Drive17121 Los Gatos BLDG PERMIT No. 198922PLAN REVIEW No. DEVELOPMENTAL REVIEW COMMENTS Exception: An alternative to the specified standard requested by the applicant that may be necessary due to health, safety, environmental conditions, physical site limitations or other limiting conditions, such as recorded historical sites, that provides mitigation of the problem. Hammerhead/T: A road or driveway that provides a “T” shaped, three-point turnaround space for emergency equipment, being no narrower than the road that serves it. One-way road: A minimum of one traffic lane width designed for traffic flow in one direction only. Road: Vehicular access to more than two (2) parcels; more than four (4) residential units; or access to any industrial or commercial occupancy. Includes public and private streets and lanes. Same Practical Effect: As used in this subchapter, means an exception or alternative with the capability of applying accepted wildland fire suppression strategies and tactics, and provisions for fire fighter safety, including: (a) access for emergency wildland fire equipment, (b) safe civilian evacuation, (c) signing that avoids delays in emergency equipment response, (d) available and accessible water to effectively attack wildfire or defend a structure from wildfire, and (e) fuel modification sufficient for civilian and fire fighter safety. Turnaround: A road or driveway, unobstructed by parking, which allows for a safe opposite change of direction for emergency equipment. Design of such area may be a hammerhead/T or terminus bulb. This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6] City Y E PLANS Y E SPECS Y E NEW Y E RMDL CONST. TYPE BY PAGE SEC/FLOOR OCCUPANCY LOADAREA Eric & Lee Ann Wade ApplicantName SFR NAME OF PROJECT LOCATION Y E AS 4OF PRC 4290 4 DATE 7/20/2022LGA Campbell, Rob PROJECT DESCRIPTION Residential Development TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI PROJECT TYPE OR SYSTEM Application for Use of Alternate Materials Crescent Drive17121 Los Gatos EXHIBIT 15 19) Corrected. See sheet 15 20) a‐g, Corrected, See sheet 3 h‐k, Noted, See grading plan. 21) a,b, Corrected. See landscape plan & Sheet 3 c, Corrected/removed d, Corrected. See sheet 1 e‐I, Corrected. See landscape plan General Comments 1) Understood 2) Understood 3)Understood. All property owners on adjoining & adjacent parcels have been contacted and madeaware of this proposed development. See sheet 1 Street Scape Map for adjacent property locations.17095 Bob Fisher 17110 John & Delani Gaylord 17120 Sridhar & Sushima Seshadri 17130 Dave & Margo Moore 17140 Casey 17160 Jim & Julie Rees A letter describing the proposed development along with preliminary plans was delivered in person to each homeowner. The first letter was delivered on approx. 7‐15‐2021 and a project updated was delivered on approx. 12‐15‐2021. I have had a in person meeting on site with the owners 17095 and 17120 Crescent dr. Both had minor questions regarding the ADU. These concerns were addressed in the design & placement of the ADU. We have not received any questions or been notified of any concerns on the design of the primary residence. 4) a‐e, Understood. 5 ‐ 8)Understood Draft Conditions 1 ‐ 14)Understood Eric & Leeann Wade Owners /Designers EXHIBIT 16 This Page Intentionally Left Blank From: Jens Roever Sent: Tuesday, November 8, 2022 4:26 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Fwd: Application S-21-021 EXTERNAL SENDER Planning Commissioners, I have been recently notified of the proposed development at 17121 Crescent Dr. I understand Santa Clara County Fire is restricting the development under regulations noted in PRC 4290. In respect to new construction on existing dead-end roads, I feel the fire departments interpretation of this regulation is incorrect. Construction of new fire safe homes on existing legal lots with required safety measures to replace existing ones will help to create a more fire safe neighborhood. This application should be approved with this in mind. Sincerely, Jens Roever Los Gatos, CA EXHIBIT 17 From: Sent: Tuesday, November 8, 2022 4:43 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Re Application S-21-021 EXTERNAL SENDER Dear Planning Commissioners, I have been recently notified of the proposed development at 17121 Crescent Dr. I understand Santa Clara County Fire is restricting the development under regulations noted in PRC 4290. In respect to new construction on existing dead-end roads, I feel the fire departments interpretation of this regulation is incorrect. Construction of new fire safe homes on existing legal lots with required safety measures to replace existing ones will help to create a more fire safe neighborhood. This application should be approved with this in mind. Sincerely, Steve Steve Bobzin, Ph.D. From: Amanda Jacobs <> Sent: Wednesday, November 9, 2022 8:09 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Planning commission EXTERNAL SENDER Planning Council, We are writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. It is ridiculous to not allow home owners to build fire safe properties because they live on a no through public road that they can not widen. Thank you, Amanda and Adam Jacobs From: Jon and Tish Bohane <> Sent: Wednesday, November 9, 2022 8:30 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive in Los Gatos EXTERNAL SENDER Planning Council, We are writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you, Jon and Tish Bohane Monte Sereno, CA From: Jackie Bustos <> Sent: Wednesday, November 9, 2022 8:37 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Support for 17121 Crescent Drive EXTERNAL SENDER Planning Council, I am writing to express my support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you & Best Regards. Jackie Bustos From: Matthew Swenson <> Sent: Wednesday, November 9, 2022 8:38 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Application S-21-021 EXTERNAL SENDER Planning Commissioners, I have been recently notified of the proposed development at 17121 Crescent Dr. I understand Santa Clara County Fire is restricting the development under regulations noted in PRC 4290. In respect to new construction on existing dead-end roads, I feel the fire departments interpretation of this regulation is incorrect. Construction of new fire safe homes on existing legal lots with required safety measures to replace existing ones will help to create a more fire safe neighborhood. This application should be approved with this in mind. Sincerely, Matthew Swenson REALTOR® Golden Gate Sotheby’s International Realty From: jennifer halsey > Sent: Wednesday, November 9, 2022 8:43 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive in Los Gato EXTERNAL SENDER Planning Council, I am writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you, Jennifer Halsey From: Margo Moore <> Sent: Wednesday, November 9, 2022 9:12 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Proposed Development at 17121 Crescent Dr EXTERNAL SENDER Planning Council, We are the neighbors at located directly across the street from the proposed development at 17121 Crescent Dr. We have reviewed the application, the proposed plans and see the story poles outlining the proposed home. We support the approval of this application for 2 reasons: 1. The home does not appear oversized and satisfactory effort has been made to limit impact to current westward views. 2. The new home would provide fire safety and a defensible space to our west. Thank you, Dave & Margo Moore From: Jill Hourani > Sent: Wednesday, November 9, 2022 9:20 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive - Los Gatos EXTERNAL SENDER Dear Planning Council, We wanted to express our full support for the proposed development at 17121 Crescent Drive in Los Gatos. The residents that are living there are wonderful people and deserve this little piece of happiness. Please do what you can to let them move forward with this project. Thank you for your attention to this matter. Jill and Mark Hourani Residents of Los Gatos From: Goddard, Nick <> Sent: Wednesday, November 9, 2022 9:25 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Proposed Development at Crescent Drive EXTERNAL SENDER I am writing to give my unqualified support for the development proposal submitted for 17121 Crescent Drive Please approve without further delay Regards Nick Goddard SIOR MRICS CCIM Senior Vice President | Silicon Valley From: John Halsey > Sent: Wednesday, November 9, 2022 9:27 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Application S-21-021 EXTERNAL SENDER Planning Commissioners, I have been recently notified of the proposed development at 17121 Crescent Dr. I understand Santa Clara County Fire is restricting the development under regulations noted in PRC 4290. In respect to new construction on existing dead-end roads, I feel the fire departments interpretation of this regulation is incorrect. Construction of new fire safe homes on existing legal lots with required safety measures to replace existing ones will help to create a more fire safe neighborhood. This application should be approved with this in mind. Sincerely, John and Jennifer Halsey Monte Sereno, CA From: Jennifer Appleton <j > Sent: Wednesday, November 9, 2022 9:47 AM To: Sean Mullin <SMullin@losgatosca.gov>; Bill Appleton <> Subject: 17121 Crescent Drive in Los Gatos EXTERNAL SENDER Planning Council, We are writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. We see no reason not to let this family develop on their own property. Thank you, Jennifer and Bill Appleton -- Jennifer Appleton From: Alexa Pagonas <> Sent: Wednesday, November 9, 2022 9:54 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive EXTERNAL SENDER Dear Planning Council, I am writing to express my support for the proposed development at 17121 Crescent Drive in Los Gatos - and to encourage you to do the same. I have known the Wades for decades and can attest they are committed, thoughtful, and respectful members of their community, always striving to make things better for everyone. They are, simply put, the types of homeowners you should want in Las Gatos. Respectfully, Alexa Pagonas From: Jamie Sent: Wednesday, November 9, 2022 10:28 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Dr EXTERNAL SENDER Planning Council, I am writing to express my support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you, Jamie Bell From: Jim Gannon <> Sent: Wednesday, November 9, 2022 11:47 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Application S-21-021 EXTERNAL SENDER Planning Commissioners, I have been recently notified of the proposed development at 17121 Crescent Dr. I understand Santa Clara County Fire is restricting the development under regulations noted in PRC 4290. In respect to new construction on existing dead-end roads, I feel the fire departments interpretation of this regulation is incorrect. Construction of new fire safe homes on existing legal lots with required safety measures to replace existing ones will help to create a more fire safe neighborhood. This application should be approved with this in mind. Sincerely, Jim Gannon Saratoga, CA From: GRETCHEN MAIR <> Sent: Wednesday, November 9, 2022 12:56 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Los Gatos Development Proposal EXTERNAL SENDER Planning Council, We are writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you, Gretchen and Jim Mair From: Amy Olson <> Sent: Wednesday, November 9, 2022 1:28 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive EXTERNAL SENDER Dear Planning Council, We are writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you, Amy Olson From: Gabrielle Rahimi <> Sent: Wednesday, November 9, 2022 1:33 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: The Wade Home EXTERNAL SENDER Planning Council, We are writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you, Gabrielle From: Julee Rees <> Sent: Wednesday, November 9, 2022 2:35 PM To: Sean Mullin <SMullin@losgatosca.gov> Cc: Lee Ann Wade <>; Eric Wade >; Jim Rees > Subject: Endorsement of 17121 Crescent Drive Plans EXTERNAL SENDER Planning Council, We are the neighbors at . We have seen the plans and story poles for the proposed development at 17121 Crescent Dr. We approve of this project as the proposed home is not large from the street perspective and provides a new fire safe home in our neighborhood. Thank you, Julee and Jim Rees From: Kimberly Simon < Sent: Wednesday, November 9, 2022 3:40 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Development proposal for 17121 Crescent Drive EXTERNAL SENDER Dear Planning Council, I am writing to you to demonstrate my support for the proposed development of 17121 Crescent Drive in our lovely community here in Los Gatos. We have been members of the 95030 (Los Gatos and Monte Sereno) for over 15 years. Thank you for your tireless work to do the very best for Los Gatos! Sincerely, Kim Simon From: Monika Messer <> Sent: Wednesday, November 9, 2022 4:18 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive Los Gatos EXTERNAL SENDER Planning Council, We are writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you, Monika Messer From: Steve Wade <> Sent: Wednesday, November 9, 2022 9:02 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Application S-21-021 EXTERNAL SENDER Planning Commissioners, I have been recently notified of the proposed development at 17121 Crescent Dr. I understand Santa Clara County Fire is restricting the development under regulations noted in PRC 4290. With respect to new construction on existing dead-end roads, I feel the fire departments interpretation of this regulation is incorrect. Construction of new fire safe homes on existing legal lots with required safety measures to replace existing ones will help to create a more fire safe neighborhood. This application should be approved with this in mind. Sincerely, Steve and Rebecca Wade Monte Sereno, CA From: Holli Roever > Sent: Wednesday, November 9, 2022 9:23 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Upcoming planning meeting EXTERNAL SENDER Planning Council, We are writing to you today to express our support for the proposed development at 17121 Cresent Drive in Los Gatos. Sincerely, Holli and Jen’s Roever Los Gatos From: Leighanne Neville > Sent: Thursday, November 10, 2022 1:15 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive EXTERNAL SENDER Dear Planning Committee I am a resident of Los Gatos and would like to express my support for the proposed development at 17121 Crescent Drive Thank you Leighanne Neville Startup CFO & Growth Lead From: D Snyder <> Sent: Thursday, November 10, 2022 6:27 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive EXTERNAL SENDER Dear Planning Council, I am writing to express my support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you, Daniel Snyder Los Gatos, CA From: Hayley Charnaw <h > Sent: Thursday, November 10, 2022 11:12 AM To: Sean Mullin <SMullin@losgatosca.gov> Cc: Lee Ann Wade <> Subject: 17121 Crescent Drive Los Gatos. EXTERNAL SENDER Planning Council, We are writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you, Hayley Charnaw From: Lynne Tsobanakis <> Sent: Thursday, November 10, 2022 3:19 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive EXTERNAL SENDER Dear Planning Council, We are writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you, Lynne and Costa Tsobanakis From: Lisa Hanson <> Sent: Thursday, November 10, 2022 4:09 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Support of proposed development 17121 Crescent Drive EXTERNAL SENDER Planning Council, I am writing to express my support for the proposed development at 17121 Crescent Drive in Los Gatos. Eric Wade of Wade Construction does top notch work and as a lifelong resident of Los Gatos would never develop a property to diminish the beauty or splendor of his home town. He will live in this house and the Council can rest assured that it will be a property for Los Gatos to be proud of. Thank you, Lisa Hanson From: yvonne pierre <> Sent: Thursday, November 10, 2022 9:10 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Crescent property EXTERNAL SENDER Dear Planning Council, We are writing to express our support of the proposed development of 17121 Crescent Drive, Los Gatos. Thank you. From: T Thornton <> Sent: Friday, November 11, 2022 3:49 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive, Los Gatos EXTERNAL SENDER We are writing this email in support of Lee Ann and Eric Wade who - like us- would like to build a new home on their property on an existing road and it was not approved due to SCCFD's unique interpretation of PRC 4290. We are hoping that they will get granted exceptions to the ridiculous PRC 4290 regulations that are imposed by SCCFD in order to set a precedent for other projects like ours. Joe and Tabea Thornton From: erin nrosenblum.com <> Sent: Saturday, November 12, 2022 8:07 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: proposed Development support EXTERNAL SENDER Planning Council, We are writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you, Erin and Neal Rosenblum From: Benjamin Adams Sent: Saturday, November 12, 2022 7:06 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Application S-21-021 EXTERNAL SENDER Planning Commissioners, I am writing in support of the proposed development at 17121 Crescent Dr. I understand Santa Clara County Fire is restricting the development under regulations noted in PRC 4290. In respect to new construction on existing dead-end roads, I feel the fire departments interpretation of this regulation is incorrect. Construction of new fire safe homes on existing legal lots with required safety measures to replace existing ones will help to create a more fire safe neighborhood. I respectfully request that this application should be approved. Sincerely, Benjamin C. Adams Los Gatos, CA 95032 From: Paula Marcheschi <> Sent: Sunday, November 13, 2022 3:34 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive EXTERNAL SENDER Dear Planning Council, I am writing in full support of the proposed development at 17121 Crescent Drive in Los Gatos. Wade Construction has a long-proven track record of impeccable design and execution. Their projects elevate every neighborhood in which they build, and the home on Crescent Drive would surely do the same. Many thanks for your consideration! Paula Marcheschi From: Scott Watson <> Sent: Monday, November 14, 2022 10:03 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive EXTERNAL SENDER To: Town of Los Gatos Planning Commission and Mr. Mullin, I am a neighbor of the Wades who live at 17121 Crescent Drive at Hillside Los Gatos. We support Eric and Lee Ann Wade’s project and are very excited to see a housing development with a stunning architect design, which will improve home values in the neighborhood. We appreciate the Wade’s fire safety plans including A-1 fire safe design, fuel modification for a 100’ defensible space, and ensuring water supply for fighting fires. We recently learned Santa Clara County Fire Department (SCCFD) is wrongly interpreting PRC 4290 to apply the regulation to existing roads. It is shocking to see SCCFD request the applicant to build a new road over a bridal path, with an estimated cost of $4.5M. We have met several residents with building applications in Santa Clara County (SCC). They have seen that the SCC planning commission is fully aware of the wrongly interpretation by SCCFD. These residents have successfully been exempted from incorrect SCCFD requirements by the SCC Planning Commission. Now those applicants can proceed to build their homes smoothly. We are expecting the Town of Los Gatos planning commission to apply the same smart judgement as the Santa Clara County Planning Commission and correct SCCFD’s wrongly interpreted regulations, because the regulation does not apply to existing roads. Please approve the project of 17121 Crescent Drive. We sincerely hope that Town of Los Gatos’s planning commission give us justice by approving this application, so the resident at Town of Los Gatos can be treated same justice as resident at Santa Clara County. We are looking forward to seeing more fire-safe home designs in the Town of Los Gatos. Best regards, Scott Watson From: Burk Zimmer, Dana M < Sent: Monday, November 14, 2022 12:23 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 17121 Crescent Drive support EXTERNAL SENDER Planning Council, I am writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. The Wade family is amazing and the enhancements will be a fantastic upgrade to the property. Regards, Dana Zimmer Monte Sereno resident Dana Burk Zimmer From: Kirsten Antonelli > Sent: Monday, November 14, 2022 1:34 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Wade home construction EXTERNAL SENDER Dear Planning Council, I am writing to express my support for the proposed development at 17121 Crescent Drive in Los Gatos. Sincerely, Kirsten Antonelli From: Leah Williams <> Sent: Monday, November 14, 2022 9:22 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Support for proposed development- 17121 Crescent Drive EXTERNAL SENDER Planning Council, We are writing to express our support for the proposed development at 17121 Crescent Drive in Los Gatos. Thank you, Leah and Jeff Williams From: David Hutchison > Sent: Tuesday, November 15, 2022 9:19 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Letter regarding Wade Residence on Crescent Rd EXTERNAL SENDER Sean, I understand that the Wade family have a hearing soon with respect to their Crescent Rd application as it relates to PRC4290. Please include this letter as public comment. As background, I met the Wade family and became interested in these issues because I live nearby and have a similar situation -- I live on an existing dead-end road in VHFSZ in LG. The Wade family is further along than me in their development plans, but I expect that the property rights and property values of probably thousands of people on existing roads in VHFSZ in LG are affected -- but the vast majority don't know it yet. Beyond just granting approval to the Wade's application, it is important that this matter is cleared up in such a way as to provide these thousands of people with reasonable and rightful future property development options. Solving each case piecemeal for years in the future is not a sustainable solution. In short: • PRC4290 should be applied to new not existing roads, and the Wade family's application should be exempt. • Inasmuch as Fire insists on interpreting ambiguous 4290 wording as applying to existing roads, Planning should rule that applying these standards is unreasonable and a taking, and therefore approve the development without further delay. It is entirely reasonable to ask a developer to build a new road with >20' width and to have them avoid making long dead-end roads. It is entirely unreasonable to ask an existing homeowner on an existing road (public or private) to widen and/or otherwise improve their road. Existing homeowners can't foot the seven-figure bill for paving and retaining, or be required to buy easements from neighbors if widening the existing road would require it. Understandably, fire trucks must have ingress while civilians have egress. I understand the Wade family is being asked to pave an old bridle path. This seems unreasonable to me as their road is already quite wide and not that long. This isn't Chemeketa Park! The bridal path is very steep and this is all very unnecessary. Regardless, the point is moot; the majority of jurisdictions in CA are applying PRC4290 to new roads only, so none of these details should matter. Solution • I respectfully request the Planning Commission waive the 4290 requirements from the Wade's plans on the basis that complying with them would be financially unreasonable or impossible, and these conditions therefore would represent a taking. • I also respectfully request that Planning Commission by default waive PRC 4290 conditions on any development unless the development includes a new road where PRC4290 should apply. Santa Clara County now appears to be doing this. Respectfully, David Hutchison This Page Intentionally Left Blank N 17120 EXISTING 3,500 SF 2 STORY HOME (INCLUDES GARAGE) 17130 EXISTING 3,341 SF 2 STORY HOME (INCLUDES GARAGE) THESE 2 HOMES ARE LARGER THAN THE PROPOSED HOME AT 17121 17121 PROPOSED 3,116 SF 2 STORY HOME 3,718 TOTAL WITH GARAGE EAS E M E N T17121171301 7 1 2 0 17160 17 1 1 0 170 9 5 CRES C E N T D R .CRESCENT DR . LOS CERRI T O S D R I V E 17140 ONLY 17120 & 17130 ARE VISIBLE FROM 17121. VACANT 2522 sf. 1 story 3500 sf. 2 story 3341 sf. 1 story 2673 sf. 2 story 3781 sf. 2 story 4100 sf. 2 story 5100 sf. 1 story ADU 1080 sf.WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:17121 Crescent dr. APN 532-21-007 ZONING HR-1 LOT SIZE 41,207 SF. AVERAGE SLOPE 29.7% NET LOT 16,854 SF. GROSS FLOOR AREA TOTALS (PERCENTAGES ARE IN RELATIONSHIP TO NET LOT SIZE 16,854 SF.) MAX. FLOOR AREA ALLOWED 4400 SF. (26.1%) EXISTING HOME FLOOR AREA (TO BE REDESIGNATED AS POOL HOUSE) EXISTING HOUSE 1,660 SF. EXISTING GARAGE 400 SF. TOTAL EXISTING FLOOR AREA COVERAGE 2,060 (12.2%) EXISTING IMPERVIOUS HOUSE & GARAGE 2,060 SF. DRIVEWAY & PATIO 4,370 SF. TOTAL 6,430 SF. EXISTING PERMEABLE DECKS 408 SF. PATIOS 330 SF. TOTAL 738 SF. TOTAL NEW PROPOSED COUNTABLE FLOOR AREA HOUSE 1ST FLOOR 455 SF. HOUSE 2ND FLOOR 2,652 SF. NEW HOUSE TOTAL 3,107 SF. GARAGE 498 SF. GARAGE CREDIT -400 SF. NET GARAGE 98 SF. POOL HOUSE 1,080 SF. TOTAL FLOOR AREA 4,285 SF. (25.3%) (4,400 SF.OR 26.1% ALLOWED) BELOW GRADE SF* 385 SF. *EXEMPT FROM FLOOR AREA PROPOSED NEW STRUCTURAL COVERAGE (PERCENTAGES ARE IN RELATIONSHIP TO LOT SIZE 41,207 SF.) STRUCTURAL COVERAGE (IMPERVIOUS) HOUSE (FOOTPRINT) 3,279 SF. POOL HOUSE 1,080 SF. POOL 360 SF. TOTAL 5,029 SF. (12.2%) PATIO OR OTHER (IMPERVIOUS) EXISTING PATIO 590 SF. POOL PATIO 2,200 SF. ENTRY STOOP 174 SF. OTHER 990 SF. TOTAL 4,464 SF. (10.8%) PERMEABLE SURFACES DRIVEWAY & PATIO 2,210 SF. (3.1%) TOTAL HARD SCAPE COVERAGE 6,674 SF. (13.9 %) 33.1% OF THE HARD SCAPE IS PERMEABLE WADE RESIDENCE 17121 CRESCENT DR. LOS GATOS CA. 95030 APN. 522-21-007 STREET SCAPE MAP 17121 CRESCENT DR.WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022 TABLE OF CONTENTS 1. COVER SHEET-STREET SCAPE-LRV CLEAN BAY SHEET GREEN POINT RATING CHECKLIST 2. EXISTING TOPO PLAN 3. SITE PLAN DRAINAGE & GRADING PLAN 1 - 3 LANDSCAPE PLAN L-1.0 - L-4.1 4. EXISTING FLOOR PLAN - DEMO PLAN 5. EXISTING ELEVATIONS - DEMO PLAN 6. POOL HOUSE FLOOR PLAN, ELEVATIONS 7. POOL HOUSE SECTIONS & ROOF PLAN 8. MAIN HOUSE 2ND FLOOR PLAN 9. MAIN HOUSE 1ST FLOOR PLAN 10. MAIN HOUSE ELEVATIONS 11. MAIN HOUSE ELEVATIONS 12. MAIN HOUSE SECTIONS 13. MAIN HOUSE SECTIONS-POOL SECTION-ROOF PLAN 14. VIEWING AREA 15. SHADOW STUDY 16. STORY POLE PLAN 17. CRESCENT DR. ROAD STUDY PROJECT DESCRIPTION REMOVE EXISTING DRIVE THROUGH DRIVE WAY, CHAINLIKE FENCING, EXISTING IRRIGATION, EXISTING DECKING AND LANDSCAPING. REMODEL EXISTING 1660 SF SINGLE FAMILY RESIDENCE. DEMOLISH 48% OF THIS STRUCTURE AND RE-DESIGNATE IT AS A POOL HOUSE. NEW FINISH POOL HOUSE WILL BE 1080 SF. BUILD NEW 3,116 SF. 2 STORY, 4 BEDROOM, 3 FULL BATHS, 2 HALF BATHS SINGE FAMILY RESIDENCE, ATTACHED 498 SF. 2 CAR GARAGE & 408 SF. DECKS, . BUILD NEW 388 SF. POOL AND POOL PATIO NOTES: THIS HOME SHALL BE CONSTRUCTED UNDER THE 2019 CALIFORNIA BUILDING STANDARDS CODE, CALIFORNIA CODE OF REGULATIONS, TITLE 24, PARTS 1-12, INCLUDING LOCALLY ADOPTED ENERGY REACH CODES. A SEPARATE BUILDING PERMIT IS REQUIRED FOR THE PV SYSTEM THAT IS REQUIRED BY THE ENERGY CALCULATIONS COMPLIANCE MODELING. THE SEPARATE PV SYSTEM PERMIT MUST BE FINALED PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY. 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. Jennifer Clark Colfer Landscape Architect CA License #5784 Michael Arnone + Associates Landscape Architecture www.arnonelandscape.com 831.235.1886 Milstone Geotechnical 17020 melody ln. Los Gatos CA. 95033 408-353-5528 ABBREVIATIONS SF. - SQUARE FEET FL. - FLOOR ELV. - ELEVATION (N)- NEW (E)- EXISTING F.F. - FINISH FLOOR T.P. - TOP PLATE PT. - PRESSURE TREATED WOOD CL.- CLOSET FP. - FIRE PLACE C.O. - CLEAN OUT LIN. - LINEAR FEET TYP. - TYPICAL LRV - LIGHT REFLECTIVE VALUE RDW - RED WOOD DS - DOWN SPOUT EXTERIOR COLORS AND LRV VALUES: 1ST FLOOR SIDING IS TO BE SMOOTH SAND FINISH STUCCO COLOR TO BE BEMJAMIN MOORE GREYSTONE LRV 29.88 2ND FLOOR SIDING IS "BOARD & BATT" FIBROUS CONCRETE "HARDIE" PANEL WITH FIBROUS CONCRETE BATTS. COLOR TO BE BEMJAMIN MOORE EAGLE ROCK LRV 23.45 ENTRY & STAIRWELL HORIZONTAL SIDING ACCENTS ARE TO BE FIBROUS CONCRETE "HARDIE" 8" T&G LAP SIDING. COLOR TO BE BEMJAMIN MOORE INTRIGUE LRV 23.38 WINDOWS & DOORS ARE TO BE ALUMINUM METAL CLAD WOOD COLOR TO BE BEMJAMIN MOORE DEEP RIVER LRV 5.77 WINDOW & DOOR TRIM IS TO BE FIBROUS CONCRETE "HARDIE" DIMENSIONAL TRIM BOARDS. COLOR TO BE BEMJAMIN MOORE SWISS COFFEE LRV 83.93 AVERAGE TOTAL LRV 26.5 ROOF COLOR AND LRV VALUE: ALL ROOFS SECTIONS ARE TO BE 16" STANDING SEAM METAL ROOF COLOR TO BE IRON GATE PER MANUFACTURE LRV 22.1 CONTRIBUTING SPECIALIST PLANNING REVISION 2/17/2022COVER PAGESTREET SCAPE1 WESTFALL ENGINEERS 14583 Big Basin wy. Saratoga CA. 95070 408-867-0244 WADE DESIGN 17121 Crescent dr. Los Gatos CA. 95030 408-314-2755 EXHIBIT 18 Materials storage & spill cleanup Non-hazardous materials management 4 Sand, dirt, and similar materials must be stored at least 10 feet from catch basins, and covered with a tarp during wet weather or when rain is forecast. 4 Use (but don’t overuse) reclaimed water for dust control as needed. 4 Sweep streets and other paved areas daily. Do not wash down streets or work areas with water! 4 Recycle all asphalt, concrete, and aggregate base material from demolition activities. 4 Check dumpsters regularly for leaks and to make sure they don’t overflow. Repair or replace leaking dumpsters promptly. Hazardous materials management 4 Label all hazardous materials and hazardous wastes (such as pesticides, paints, thinners, solvents, fuel, oil, and antifreeze) in accordance with city, state, and federal regulations. 4 Store hazardous materials and wastes in secondary containment and cover them during wet weather. 4 Follow manufacturer’s application instructions for hazardous materials and be careful not to use more than necessary. Do not apply chemicals outdoors when rain is forecast within 24 hours. 4 Be sure to arrange for appropriate disposal of all hazardous wastes. Spill prevention and control 4 Keep a stockpile of spill cleanup materials (rags, absorbents, etc. ) available at the construction site at all times. 4 When spills or leaks occur, contain them immediately and be particularly care- ful to prevent leaks and spills from reaching the gutter, street, or storm drain. Never wash spilled material into a gutter, street, storm drain, or creek! 4 Report any hazardous materials spills immediately! Dial 911 or your local emer- gency response number. Vehicle and equipment maintenance & cleaning 4 Inspect vehicles and equipment for leaks frequently. Use drip pans to catch leaks until repairs are made; repair leaks promptly. 4 Fuel and maintain vehicles on site only in a bermed area or over a drip pan that is big enough to prevent runoff. 4 If you must clean vehicles or equipment on site, clean with water only in a bermed area that will not allow rinsewater to run into gutters, streets, storm drains, or creeks. 4 Do not clean vehicles or equipment on-site using soaps, solvents, degreasers, steam cleaning equipment, etc. Dewatering operations 4 Reuse water for dust control, irrigation, or another on-site purpose to the greatest extent possible. 4 Be sure to call your city’s storm drain inspector before discharging water to a street, gutter, or storm drain. Filtration or diversion through a basin, tank, or sediment trap may be required. 4 In areas of known contamination, testing is required prior to reuse or discharge of groundwater. Consult with the city inspector to determine what testing to do and to interpret results. Contaminated groundwater must be treated or hauled off-site for proper disposal. Concrete, grout, and mortar storage & waste disposal 4 Be sure to store concrete, grout, and mortar under cover and away from drainage areas. These materials must never reach a storm drain. 4 Wash out concrete equipment/trucks off-site or designate an on-site area for washing where water will flow onto dirt or into a temporary pit in a dirt area. Let the water seep into the soil and dispose of hardened concrete with trash. Make sure your crews and subs do the job right! Storm drain polluters may be liable for fines of up to $10,000 per day! Runoff from streets and other paved areas is a major source of pollution in San Francisco Bay. Construction activities can directly affect the health of the Bay unless contractors and crews plan ahead to keep dirt, debris, and other construction waste away from storm drains and local creeks. Following these guidelines will ensure your compliance with local ordinance requirements. 4 Divert water from washing exposed aggregate concrete to a dirt area where it will not run into a gutter, street, or storm drain. 4 If a suitable dirt area is not available, collect the wash water and remove it for appropriate disposal off site. Earthwork & contaminated soils 4 Keep excavated soil on the site where it is least likely to collect in the street. Transfer to dump trucks should take place on the site, not in the street. 4 Use hay bales, silt fences, or other control measures to minimize the flow of silt off the site. Paving/asphalt work Saw cutting 4 Always completely cover or barricade storm drain inlets when saw cutting. Use filter fabric, hay bales, sand bags, or fine gravel dams to keep slurry out of the storm drain system. 4 Shovel, absorb, or vacuum saw-cut slurry and pick up all waste as soon as you are finished in one location or at the end of each work day (whichever is sooner!). 4 If saw cut slurry enters a catch basin, clean it up immediately. 4 Do not pave during wet weather or when rain is forecast. 4 Always cover storm drain inlets and man- holes when paving or applying seal coat, tack coat, slurry seal, or fog seal. 4 Place drip pans or absorbent material un- der paving equipment when not in use. 4 Protect gutters, ditches, and drainage courses with hay bales, sand bags, or earthen berms. 4 Do not sweep or wash down excess sand from sand sealing into gutters, storm drains, or creeks. Collect sand and return it to the stockpile, or dispose of it as trash. 4 Do not use water to wash down fresh asphalt concrete pavement. Painting 4 Never rinse paint brushes or materials in a gutter or street! 4 Paint out excess water-based paint before rinsing brushes, rollers, or containers in a sink. If you can’t use a sink, direct wash water to a dirt area and spade it in. 4 Paint out excess oil-based paint before cleaning brushes in thinner. 4 Filter paint thinners and solvents for reuse whenever possible. Dispose of oil-based paint sludge and unusable thinner as hazardous waste. 4 Avoid scheduling earth moving activities during the rainy season if possible. If grading activities during wet weather are allowed in your permit, be sure to implement all control measures necessary to prevent erosion. 4 Mature vegetation is the best form of erosion control. Minimize disturbance to existing vegetation whenever possible. 4 If you disturb a slope during construction, prevent erosion by securing the soil with erosion control fabric, or seed with fast- growing grasses as soon as possible. Place hay bales down-slope until soil is secure. 4 If you suspect contamination (from site history, discoloration, odor, texture, abandoned underground tanks or pipes, or buried debris), call your local fire department for help in determining what testing should be done. 4 Manage disposal of contaminated soil according to Fire Department instructions. Bay Area Stormwater Management Agencies Association (BASMAA) 1-888-BAYWISE Pollution Prevention —It’s Part of the Plan WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022PLANNING REVISION 2/17/2022GREEN POINT RATINGCHECKLISTGP L=48.43'R=348.27L=95.74'R =120.10L = 6 5.09' R = 3 7.02 SETBACK LINE PROPOSED HOME & ADU 3326 sf .(E) 3' STONE WALLGATE(E) 5' CHAIN LINK FENCETO BE REMOVED(E) 5' CHAIN LINK FENCETO BE REMOVED(E) 32" RETAINING WALL TO REMAIN(E) 32" RETAINING WALL TO REMAIN(E) 32" RETAINING WALL TO REMAINSLOPE CALCULATIONS 0.00229 x L x I S = ----------- A 592.66 TURN- O U T / P A R K I N G 10"OAK (E) 5' CHAIN LINK FENCE TO BE REMOVED 0.00229 x 6,134 x 2 577.61 577.52 578.69 0.946(E) WOOD RETAINING WALL 598.94 598.22 = ------------- = 29.7%(E) 32" RETAINING WALL TO REMAIN5' CHAIN L I N K F E N C E EXISTING STRUCTURES SKID TRAIL WESTFALL ENGINEERS,INC. NO.BY DATE REVISION BY DATE DATE: APRIL 2021 SCALE: HOR. 1"= 10' VERT. DESIGNED: DRAWN: HB PROJ.ENGR: 14583 BIG BASIN WAY, SARATOGA, CA 95070 (408)867-0244 JOB NO. SHEET 1 OF 1 BY:HARRY BABICKA, LS 4953 DATE: LEGEND PROPERTY LINE EASEMENT CENTERLINE 10' CONTOUR 2' COUNTOUR FENCE EDGE OF PAVEMENT STREET MONUMENT SPOT ELEVATION . 597.00 TOPOGRAPHIC MAP 17121 CRESCENT DRIVE, LOS GATOS, CA 2021-013 610.72 60 7.82 607.44 607.08 606.41 604.88 604.09 602.03 601.91 601.27 600.88 599.80 597.02 596.50 595.89 594 . 4 0 593.07 593.98 593.66 593.42 592.08 592.16 591.64 591.88 594.54 591.10 590.86 590.22 580.50 584.62 590.65 588.60 584.50 581.89 587.42 585.85 586.64 584.44 583.10 579.28 576.54 580.15 578.42 576.56 574.35 571.11 567.59 572.72 566.52 610.97 604.91 596.29 586.80 569.49 566.71 555.49 565.61 556.67 563.68 565.95 565.39 562.24 555.94 540.14 542.53 551.91 552.06 554.09 555.63 593.63 591.80 591.39 591.84 590.91 590.33 590.23 590.11 590.46 590.49 590.82 592.12 592.66 591.17 591.70 591.94 591.75 591.70 592.73 591.66 591.68 591.67 591.71 592.63 593.40 593.47 594.42 596.42 600.10 595.73 593.65 593.77 592.70 591.64 591.27 592.15 591.56 591.46 591.24 591.29 591.41 591.29 591.86 591.19 591.15 591.52 589.76 590.35 590.52 590.85 591.46 592.53 593.18 593.33 590.89 590.99 590.82 592.20 590.66 590.42 590.89 590.84 588.95 588.83 588.91 588.66 588.98 591.44 591.46 586.92 586.98 586.99 586.81 586.45 586.36 584.15 584.10 584.09 583.92 582.42 582.46 582.41 582.46 578.64 578.60 578.63 577.84 577.61 577.53 577.52 577.39 577.43 577.44 574.56 573.14 571.67 564.75 590.15 590.20 583.01 585.46 588.12 587.50 584.82 582.73 583.03 582.00 581.87 580.79 582.20 581.93 580.98 578.64 576.03 572.75 569.24 574.84 575.33 574.21 567.37 565.31 570.19 569.93 564.69 563.88 563.29 564.11 565.41 568.47 571.06 573.17 572.33 573.98 572.94 568.16 567.34 567.20 565.95 565.45 562.12 562.56 561.32 560.94 561.46 559.51 559.76 561.04 562.22 559.77 561.57 561.94 557.26 554.15 551.92 551.80 553.12 551.62 545.04 MON MON ( E ) S TON E WA L L PLANTERPATIO CONC.(E) ASPH A U L T D R I V R W A Y JP ANCHO R S8' VERT. ROCKS (E( GAR A G E DECKT R E L L I SLAWN (E) HOU S E COMP. SAND SPA AD AD 10"OAK WM 2-8"OAKS 10"OAK 30"OAK WV 30"OAK PGE 5"RDW CO AD ELEC CO 40"RD W 40"RD W FOUN T AI N 10"TREE 15",18 " O A K S WM 30"OA K 18"OA K 24"OA K 14"OAK 10"OAK 18"OAK 12"OAK30"OAK24"PIN E 24"PIN E 14"OA K 10"OAK 600600610590590N76°10'20"W160.93'N22°11'10"E 294.29'N42°35'10"W45.68'N03°05' 2 2 " E 122.55'570 555.66 552.00 555.12 556.12 545.88 550.14 534.05 550.33 541.14 576.00560 550540580550 534.53 5405505 6 0 560 560570 57057058058 0 59259459459 6PATH 590CRESC E N T D R I V E WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022PLANNING REVISION 2/17/2022TOPO2 1" = 10' NEW DECKS, POOL, DRIVEWAY & MISC. HARD SCAPE LRDA EDGE OF PAVEMENT SETBACK LINE NEW HOME DISTURBED AREA LIMITS BOUNDARY LEGEND PROPERTY LINE 40' ROAD EASEMENT CENTERLINE 10' CONTOUR OTHER EASEMENTS STREET MONUMENT SPOT ELEVATION . 597.00 0 5 10 15 20 25 30 35 40 SLOPE CALCULATIONS 0.00229 x L x I S = ----------- A 0.00229 x 6,134 x 2 0.946 = ------------- = 29.7%A 20' R20' R D-1 TYPE B FIRE TURNAROUND 25' 25' 75' 25'30' 20' 30' WADDLE PLACEMENT DETAIL (E) GRADE PROVIDE DEPRESSED AREA OR SHALLOW "TRENCH" TO AID IN WADDLE PLACEMENT ALONG ENTIRE LENGTH. 8" WADDLE 1" X 1" WOOD STAKE DRIVEN THROUGH WADDLE @ 36" OC. TO SECURE WADDLE E / LE / LE / L E / L E / L E / L E / L E / L E / L E / L E / L E / L E / LE / LE / LE / Lw / Ww / Ww / W w / W w / W w / W w / W w / W w / W w / W w / W w / Ww / Ww / W T TT T TTTGGGGGGGGGT T PLANTER ADU DRIVEWAY & PARKING AREA ALL WEATHER SURFACE E D G E O F A S P H A L T 560 590 10"OAK (N ) 12 " GARDEN WALL DECK DECK GARAG E 4 9 8 s f ELV. 58 9' 590 584 584 NEW H O U S E UNDER A P P L I C A T I O N S - 2 1 - 0 2 1 2ND FL . 2 6 5 2 s f ELV. 58 9 . 5'PLANTERLRDA LRDA LRDALRDALRDALRDALRDA DECK 3 3 0 s f ELV. 58 9 . 4 LRDALRDABALCO N Y 7 6 s f ELV. 58 9 . 4 578.9 (N) 18" GARDEN WALL 591.5 582.5 589.5 589.5 589.5 DISTURB E D A R E A L I M I T S B O U N D A R Y ( A D U ) (E) WATER METER TO BE EXTENDED ONTO PROPERTY 589.5 #14(E) 2' CONCRETE WALLGRADING A GRADING TOTAL OF APPROXIMATELY 46 YARDS OUTSIDE OF THE FOUNDATION FOOTPRINT IS REQUIRED. DRIVEWAY CUT & FILL TOTALS 14 +- YARDS ADU CUT & FILL TOTALS 32 +- YARDS DRAINAGE DRIVEWAY MATERIAL IS COMPACTED CLASS 2 BASE. THIS IS CONSIDER PERMEABLE AND WILL NOT REQUIRE WATER COLLECTION INTO CATCH BASINS. ADU ROOF DOWNSPOUTS ARE TO EXIT ONTO SPLASH BLOCKS. SPLASH BLOCKS WILL DRAIN INTO LOCAL PERK PITS. SEE DETAIL SHEET 6. PROVIDE 5 PERCENT SLOPE FOR 10' AWAY FROM BUILDING AT ALL SIDES OR WHERE POSSIBLE. (N) 3' C O N C R E T E RETAIN I N G W A L L (N) 3 ' C O N C R E T E RET A I N I N G W A L L 583 A 589.5(N) 18" GARDEN WALLMATERIAL STORAGE AREA NO PARKING OR MATERIAL STORAGE WITHIN FIRE DEPARTMENT TURNAROUND AT ANYTIME PROVIDE STAND ALONE SIGN WITH "FIRE DEPARTMENT TURNAROUND" POSTED AT THIS LOCATION ONCE GRADING IS COMPLETE.STOOP592.1C.O.SEWER P.L. C.O. TREE PROTECTION FENCING PARKIN G 11080 SF. POOL HOUSE360 SF. POOLPARKIN G 23' STONE WALL592.66589.3 PERMEABLE PAVER DRIVEWAYPOOL PATIOGARDEN AREA 588.5CONCR E T E & P A V E R ENTRY W A L K PROPERTY LINE589 TURN- O U T / P A R K I N G 587 PROPE R T Y LI N EPROPERTY LINEPROPERTY LINE #15 + - 3% SLOPE DISTURBED AREA B O U N D A R Y ( M A I N H O U S E ) STRAW WADDLE STRAW WADDLE SILT FENCE PERMEABLE PAVER PATIO DISTUR B E D A R E A B O U N D A R Y (E) GAS METER TO REMAIN 582584 587 584 587 581 582 584 586.6 588.2 59059459 4 #17ADU PR I M A R Y PARKIN GRETAINING WALLRETAINING WALLRETAINING WALL(E) WOOD RETAINING WALLCOPING AT 590(E) WOOD RETAINING WALL REMAINS(E) WOOD RETAINING WALL REMAINS(E) WOOD RETAINING WALL REMAINS#18 40' ROA D R I G H T O F W A Y E A S E M E N T B O R D E R #20 610.72 602.03 601.91 601.27 600.88 C.O. 591.2 580.50 584.62 580.15 578.42 576.56 574.35 610.97 600.10 #19 W A S R E M O V E D UNDE R T R E E R E M O V A L PERMI T T 2 1 - 1 7 7 MON MON(N) 12" GARDEN WALLPATIOJP 8' VERT. ROCKS10"OAK WM 2-8"OAKS 10"OAK 30"OAK WV 30"OAK PGE 40"RD W 40"RD W 15",18" O A K S C.O. 30"OAK 18"OA K 24"OAK 14"OAK 10"OAK 18"OAK 12"O A K30"OAK24"PIN E NEW SEWER LATERAL TIE-IN POINT 14"OA K 10"OAK 600600610590 N76°10'20"WN22°11'10"E 294.29' EXISTING PEDESTRIAN EGRESS EASEMENT 5 7 0 5 6 0 55054058 0 550 540 55056 0 560570 57057058058 0 590 CRESC E N T D RI V E PARKIN G 1 PARKIN G 2 PARKING 3 PARKING 4 NEW ACCESSORY DUELING UNIT UNDER BUILDING APPLICATION B22-0176 1200 SF. UPPER FLOOR ELV. 568.1 LOWER FLOOR ELV. 566.3 + - 5% SLOPE 570 + - 1% SLOPE FOR 5' DRAINAGE SWALE ELECT R I C A L M A I N P A N E L WATER M A I N 582 584584 584 586.8 587 587 (N) UNDERGROUND ELECTRICAL CONDUIT POOL SE C T I O N A SEE SHE E T 1 2 POOL SECTION BSEE SHEET 12DN MATERI A L S T O R A G E A R E A I N EXISTIN G D R I V E W A Y A R E A F O R B O T H ADU & M A I N H O U S E C O N S T R U C T I O N DEBRIS STORAGE AREA E W W W W WASH-OUT PIT W W W W SW E SW SW SW SW SW E E E E 5% SLOP E E E E E SW 5' 7' 10' 18' 10' 18' SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW SWSWSWSWSWSWSWSWSWSW 30' FRONT S E T B A C K 25' REAR SETBACK 20'SIDE SETBACK33' 20' SIDE SETBACK 9' 30' 12' E 33' 40' 12'WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022PLANNING REVISION 2/17/2022SITE PLAN3 1" = 12' ENTRY GARAGE FAMILY ROOM NOOK KITCHEN WM tree protection fence tree protection fence tree protection fence tree protection fence Tree #714 Tree #715 Tree #717 Tree #718 Tree #716 Tree #720 provide temporary irrigation during construction to Redwoods (trees #714 & 715) see Arborists report for type and duration CHECK DATE DRAWN SCALE JC/MA MA 1/8" = 1' - 0" REVISIONS T-1.O TREE PROTECTION 831.462.4988 mike@arnonelandscape.com www.arnonelandscape.com SHEET 1 OF 6 4.21.2022 JOB NO. SHEET 202202 (Exp 7/31/22) MICHAEL A. ARNONE No. 3347 L A S TTAE FO CANECILADESLNDSC AFI IRO NI TECTHPE A R C ©Michael Arnone Landscape Architect - 2022 THESE DRAWINGS ARE INSTRUMENTS OF SERVICE, ISSUED FOR A ONE-TIME SINGLE USE BY THE OWNER. THE ENTIRE CONTENTS OF THESE DRAWINGS IS COPYRIGHT © MICHAEL ARNONE LANDSCAPE ARCHITECT. LANDSCAPE ARCHITECT RETAINS ALL RIGHTS AND TITLE. NO PART MAY BE REPRODUCED IN ANY FASHION OR MEDIUM WITHOUT THE EXPRESS WRITTEN APPROVAL OF THE LANDSCAPE ARCHITECT. THE PROPER ELECTRONIC TRANSFER OF DATA SHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITY TO THE LANDSCAPE ARCHITECT. OWNER SHALL ASSUME RESPONSIBILITY FOR COMPLIANCE WITH ALL EASEMENTS, SETBACK REQUIREMENTS AND PROPERTY LINES. OWNER SHALL ACQUIRE ALL NECESSARY PERMITS REQUIRED TO PERFORM WORK SHOWN ON PLANS. BASE INFORMATION HAS BEEN PROVIDED BY THE OWNER. MICHAEL ARNONE LANDSCAPE ARCHITECTURE ASSUMES NO LIABILITY FOR THE ACCURACY OF SAID PROPERTY LINE BOUNDARIES, FENCE LINES OR PROPERTY CORNERS.WADE RESIDENCELOS GATOS, CA 9503017141 CRESCENT DRPLAN TREE PROTECTION NOTES: 1. See Tree Inventory, Assessment and Protection report for 17121 Crescent Drive, Los Gatos, CA 95032 prepared by Monarch Consulting Arborists, Richard Gessner PO box 1010 - Fleton CA 831.331.8982 www.monarcharborists.com for specific tree protection guidelines and procedures. TREE PROTECTION 1/4" = 1'-0" Crown diameter drip line or outer limit of Tree Protection area. 6'-0"Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. min 4" thick layer of mulch. Notes: 1- See arborist report for specifications for additional tree protection requirements. 2- All tree maintenance and care shall be preformed by a qualified arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be specified in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1-10 and adhere to ANSI Z133.3 safety standards and local regulations. 3- All maintenance to be performed according to ISA Best Management Practices. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE1DETAIL-FILE Tree Protection Fence: Fencing shall be comprised of six foot high chain link mounted on eight foot tall ,1 7/8-inch diameter galvanized posts,driven 24 inches into the ground Notes: The Tree Protection Zone (TPZ) may vary in radius from the trunk and may or may not be established at the drip line distance. See plan sheet and arborist report for specifications of TPZ radii. gravel parking area deck permeable paver driveway permeable paver walk permeable paver patio gravel or granite fines path concrete bands or contrasting pavers ENTRY GARAGE FAMILY ROOM NOOK KITCHEN gravel or granite fines path pots with succulents pot with succulents sleeves (typ.) lighting transformer path light step light WM Tree #714 Tree #715 Tree #717 Tree #718 Tree #716 Tree #720 SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY MATERIAL Finish Electrical Lamp Watts Comments FX Luminaire M-PZ - ZD - 3LED - FB Path Light 20 Die-cast aluminum black 10 to 15 Volts 3LED 4.5W - FX Luminaire LUX - 300 - SS Transformer 1 Stainless Steel N/A N/A N/A N/A N/A FX Luminaire LF - ZD - 1LED - W - FB Wall Light 12 Brass black 10 to 15 Volts 1LED 2.4W under treads at riser LIGHTING_SCHEDULE CHECK DATE DRAWN SCALE JC/MA MA 1/8" = 1' - 0" REVISIONS L-1.O HARDSCAPE PLAN 831.462.4988 mike@arnonelandscape.com www.arnonelandscape.com SHEET 2 OF 6 4.21.2022 JOB NO. SHEET 202202 CONSTRUCTION NOTES: 1. Contractor shall notify Underground Service Alert (USA) at 811 to verify the location and depth of all existing utilities prior to any demolition, trenching or excavation. 2. Contractor shall take care not to damage in any way, any existing elements to remain. Such damage is the responsibility of the contractor and shall be replaced or repaired to match the original at no additional cost to the owner. 3. All dimensions and elevations shall be verified in the field and chalked, flagged or string lined prior to any construction. If any discrepancies occur, notify Landscape Architect immediately before proceeding. 4. CONTRACTOR SHALL CLEARLY LAYOUT ENTIRE HARDSCAPE DESIGN USING CHALK, FLAGS, OR PAINT TO DEFINE ALL NEW LANDSCAPE ELEMENTS. CONTRACTOR SHALL RECEIVE APPROVAL FROM OWNER PRIOR TO START OF INSTALLATION OF LANDSCAPE ELEMENTS SHOWN ON PLANS. 5. Contractor shall place 3" diameter sleeves (chases) under all paving crossings as shown on plan to be used for drip irrigation lines, irrigation laterals or low voltage lighting cable. 6. The pavers shall be permeable, Belgard "Aqualine" in Victorian color or similar pemeable paver. 7. Gravel paths and parking area to be edged with metal or trex landscape edging. Gravel to be 3 8" California gold or tan path fines. (Exp 7/31/22) MICHAEL A. ARNONE No. 3347 L A S TTAE FO CANECILADESLNDSC AFI IRO NI TECTHPE A R C ©Michael Arnone Landscape Architect - 2022 THESE DRAWINGS ARE INSTRUMENTS OF SERVICE, ISSUED FOR A ONE-TIME SINGLE USE BY THE OWNER. THE ENTIRE CONTENTS OF THESE DRAWINGS IS COPYRIGHT © MICHAEL ARNONE LANDSCAPE ARCHITECT. LANDSCAPE ARCHITECT RETAINS ALL RIGHTS AND TITLE. NO PART MAY BE REPRODUCED IN ANY FASHION OR MEDIUM WITHOUT THE EXPRESS WRITTEN APPROVAL OF THE LANDSCAPE ARCHITECT. THE PROPER ELECTRONIC TRANSFER OF DATA SHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITY TO THE LANDSCAPE ARCHITECT. OWNER SHALL ASSUME RESPONSIBILITY FOR COMPLIANCE WITH ALL EASEMENTS, SETBACK REQUIREMENTS AND PROPERTY LINES. OWNER SHALL ACQUIRE ALL NECESSARY PERMITS REQUIRED TO PERFORM WORK SHOWN ON PLANS. BASE INFORMATION HAS BEEN PROVIDED BY THE OWNER. MICHAEL ARNONE LANDSCAPE ARCHITECTURE ASSUMES NO LIABILITY FOR THE ACCURACY OF SAID PROPERTY LINE BOUNDARIES, FENCE LINES OR PROPERTY CORNERS.WADE RESIDENCELOS GATOS, CA 9503017141 CRESCENT DR ENTRY GARAGE FAMILY ROOM NOOK KITCHEN (1) 5 gal CEA VAL (4) 5 gal ARC DOU (1) 1 gal IRI COA (3) 1 gal ACH MIL (3) 1 gal HEU MAX (5) 1 gal IRI COA (3) 5 gal POL MUN (3) 1 gal HEU MAX (1) 5 gal POL MUN (2) 1 gal IRI COA (3) 5 gal ARC ECP (3) 1 gal IRI COA (3) 5 gal ARC ECP (6) 1 gal MUH RIG (4) 5 gal RHA MOU (2) 5 gal CEA VAL (1) 5 gal RHA MOU (8) 5 gal ARC ECP (3) 1 gal HEU MAX (3) 1 gal AQU FOR (1) 5 gal POL MUN (3) 1 gal HEU MAX (1) 5 gal POL MUN (1) 5 gal POL MUN30' reduced fire fuel load zone: all plants irrigated and spaced to reduce ember spread. WM 30' reduced fire fuel load zone: all plants irrigated and spaced to reduce ember spread. (14) 1 gal ACH MIL (3) 1 gal MUH RIG (2) 1 gal ACH MIL Tree #714 Tree #715 Tree #717 Tree #718 Tree #716 Tree #720 CHECK DATE DRAWN SCALE JC/MA MA 1/8" = 1' - 0" REVISIONS 831.462.4988 mike@arnonelandscape.com www.arnonelandscape.com SHEET 3 OF 6 JOB NO. SHEET © L- 2.0 PLANTING PLAN ©Michael Arnone Landscape Architect - 2022 4.21.2022 202202 (Exp 7/31/22) MICHAEL A. ARNONE No. 3347 L A S TTAE FO CANECILADESLNDSC AFI IRO NI TECTHPE A R CWADE RESIDENCELOS GATOS, CA 9503017141 CRESCENT DRSHRUBS BOTANICAL / COMMON NAME CONT QTY REMARKS ARC ECP Arctostaphylos x 'Emerald Carpet' / Emerald Carpet Manzanita 5 gal 14 CA native ARC DOU Arctostaphylos x 'John Dourley' / John Dourley Manzanita 5 gal 4 CA native CEA VAL Ceanothus maritimus 'Valley Violet' / Valley Violet Maritime Ceanothus 5 gal 3 CA native RHA MOU Rhamnus californica 'Mound San Bruno' / California Coffeeberry 5 gal 7 CA native GRASSES BOTANICAL / COMMON NAME CONT QTY REMARKS MUH RIG Muhlenbergia rigens / Deer Grass 1 gal 9 CA native PERENNIALS BOTANICAL / COMMON NAME CONT QTY REMARKS ACH MIL Achillea millefolium / Common Yarrow 1 gal 19 CA native AQU FOR Aquilegia formosa / Western Columbine 1 gal 3 CA native HEU MAX Heuchera maxima / Island Alum Root 1 gal 12 CA native IRI COA Iris douglasiana 'Pacific Coast Hybrids' / PCH Iris 1 gal 11 CA native POL MUN Polystichum munitum / Western Sword Fern 5 gal 7 CA native PLANT SCHEDULE CHECK DATE DRAWN SCALE JC/MA MA AS NOTED REVISIONS 831.462.4988 mike@arnonelandscape.com www.arnonelandscape.com SHEET 4 OF 6 JOB NO. SHEET © L- 2.1 PLANTING NOTES AND DETAILS 1" 1'-0"Ԁ TREE DOUBLE STAKE PLANTING SHRUB AREAS.PLANTING AT STAKING DETAILPLANT PIT DETAIL TURF AREAS.PLANTING AT F;-PL-F;-TREE-11 1 SHRUB - MODIFIED SOIL 3/4" 1'-0"Ԁ Notes: 1- Shrubs shall be of quality prescribed in the root observations detail and specifications. 2- See specifications for further requirements related to this detail. Modified soil. Depth varies. (See specifications for soil modification). Root ball. 4" high x 8" wide round - topped soil berm above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace shrub. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Root ball rests on existing or recompacted soil. Existing soil. Finished grade. Shrub. SECTION VIEW URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE F;-PL-F;-SHRB-03 2 VINE - MODIFIED SOIL 1/2" 1'-0"Ԁ Notes: 1- Vines shall be of quality as prescribed in the root observations detail and specifications. 2- See specifications for further requirements related to this detail. Face of wall or building. Lean nursery stake against the wall. Stake to be removed at the end of the maintenance (warranty) period after the vine has attached to the wall. Root ball. Vine. 4" x 8" wide round - topped soil berm above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace shrub. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on the top of the root ball. (See specifications for mulch). Finished grade. Pavement. Modified soil. Depth varies. (See specifications for soil modification). Root ball rests on existing or recompacted soil. Existing soil. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE F;-PL-F;-SHRB-063 GROUNDCOVER 3/4" 1'-0"Ԁ Notes: 1- See planting legend for groundcover species, size, and spacing dimension. 2- Small roots ( 14" or less) that grow around, up, or down the root ball periphery are considered a normal condition in container production and are acceptable however they should be eliminated at the time of planting. Roots on the periperhy can be removed at the time of planting. (See root ball shaving container detail). 3- Settle soil around root ball of each groundcover prior to mulching. PLAN SECTION VIEW Pavement. Mulch. Groundcover plants to be triangularly spaced. Existing soil. Modified soil. Depth varies. (See specifications for soil modification). 2 - 3" thick layer of mulch. Finished grade. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE F;-PL-F;-GROU-01 4 PLANTING NOTES ©Michael Arnone Landscape Architect - 2022 4.21.2022 202202 1. All existing trees, shrubs and ground covers to remain shall be protected. Any damage caused by Contractor's work shall be repaired or replaced at the Contractor's expense and be approved by the Landscape Architect. 2. If topsoil is intact, spread 1-2 inches of STA certified compost (U.S. Composting Council’s (USCC) Seal of Testing Assurance (STA) Program) over surface of soil and incorporate into top 6 inches of planting area. If topsoil has been scraped and stored, mix one cubic yard of compost to 3-5 cubic yards of topsoil before re-spreading. 3. Amend soil as noted in soil report from Perry Lab. 4. After amending soil, grade all areas smooth with no localized depressions exceeding .5 inch. All areas shall surface drain with 1.5 percent minimum slope away from all buildings, paving or other structures. 5.Quantities are for aiding in bidding only. Contractor shall verify all quantities. 6. Contractor shall lay out plant material as per plan and receive approval from Landscape Architect prior to installation. 7.No plants shall be planted with root balls or new pits in a dry condition. 8. Plant all plants as per planting details in square pits with sides and bottoms thoroughly scarified. Do not amend backfill mix beyond initial topsoil amending unless noted. 9.All plants to be planted in gopher baskets if evidence of gophers on site or as directed by owner 10. All newly planted material shall be watered by deep soaking within 3 hours of planting. 11. All planting areas shall receive 2 to 3 inches of fine grind bark top dressing (mulch). 12.Contractor shall be responsible for irrigating all new plant material until the entire project as been approved and accepted by Owner. 13. Thirty days after planting Contractor shall restake and straighten all trees as necessary to be approved by Landscape Architect. (Exp 7/31/22) MICHAEL A. ARNONE No. 3347 L A S TTAE FO CANECILADESLNDSC AFI IRO NI TECTHPE A R CWADE RESIDENCELOS GATOS, CA 9503017141 CRESCENT DR ENTRY GARAGE FAMILY ROOM NOOK KITCHEN A1.38 gpm 1" .33 gpmA2 1"Crc smart controller rain sensor SYMBOL LIGHTING_SCHEDULE WM Tree #714 Tree #715 Tree #717 Tree #718 Tree #716 Tree #720 CHECK DATE DRAWN SCALE JC/MA MA 1/8" = 1' - 0" REVISIONS 831.462.4988 mike@arnonelandscape.com www.arnonelandscape.com SHEET 5 OF 6 JOB NO. SHEET © L- 3.0 IRRIGATION PLAN ©Michael Arnone Landscape Architect - 2022 4.21.2022 202202 (Exp 7/31/22) MICHAEL A. ARNONE No. 3347 L A S TTAE FO CANECILADESLNDSC AFI IRO NI TECTHPE A R CWADE RESIDENCELOS GATOS, CA 9503017141 CRESCENT DRSYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY Hunter ICZ-101-40 (2) Drip Control Zone Kit. 1" ICV Globe Valve with 1" HY100 filter system. Pressure Regulation: 40psi. Flow Range: 2 GPM to 20 GPM. 150 mesh stainless steel screen. 2 Area to Receive Drip Emitters Rain Bird PC Single Outlet, Pressure Compensating Drip Emitters with Self-Piercing Barb Inlet. Flow rate: 5gph=light brown; 7gph=violet; 10gph=green; 12gph=dark brown; 18gph=white; 24gph=orange. 1353s.f. Emitter Notes: 0.5 GPH emitters (2 assigned to each 1 gal plant) SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY Spears Compact 1" Ball Valve 1 Hunter HC-6 6 station controller with Wi-Fi connection 1 Hunter WR-CLIK Rain Sensor, install within 1000 ft of controller, in line of sight. 22-28 VAC/VDC 100 mA power from timer transformer. 1 Irrigation Lateral Line: PVC Class 315 SDR Irrigation Mainline: PVC Schedule 40 Pipe Sleeve: CPVC Schedule 80 C rc IRRIGATION_SCHEDULE MWELO Calculations CHECK DATE DRAWN SCALE JC/MA MA AS NOTED REVISIONS 831.462.4988 mike@arnonelandscape.com www.arnonelandscape.com SHEET 6 OF 6 JOB NO. SHEET © L- 3.1 IRRIGATION ©Michael Arnone Landscape Architect - 2022 4.21.2022 202202 (Exp 7/31/22) MICHAEL A. ARNONE No. 3347 L A S TTAE FO CANECILADESLNDSC AFI IRO NI TECTHPE A R CWADE RESIDENCELOS GATOS, CA 9503017141 CRESCENT DRNOTES + DETAILS IRRIGATION NOTES 1. Contractor shall notify U.S.A. ( Underground Service Alert) at 800 642 2444, prior to start of any excavation or trenching. 2. Contractor shall review all plans and documents pertaining to the project prior to the start of work to coordinate work with other trades. 3. Contractor shall install irrigation system in accordance with all local codes and ordinances. 4. Drip valves have been designed to operate at a maximum of 10 gallons per minute at 40 p. s. i. static pressure. Irrigation contractor shall verify a static pressure of at least 55 p.s.i. at the point of connection prior to the installation of the irrigation system. Should the p.s.i. or the g.p.m. be insufficient to operate either system, contractor shall notify landscape architect and request review of design. 5. Irrigation design is diagrammatic. Mainline, valves, laterals and other irrigation equipment may be shown outside of planting beds for graphic clarity. All irrigation equipment shall be located in adjacent planting beds. 6. Irrigation pipe depths: Mainlines under paving shall have 24" cover over pipes. Lateral lines under paving shall have 18" cover over pipes. Sleeves shall be located as per plan. Mainlines in planting beds shall have 12" of cover over pipes. Laterals in planting beds shall have 12" cover over pipes. 7. Lateral lines (non pressure lines) sizing guidelines shall be as follows: 3/4" O.D. - 0 to 10 GPM; 1" O.D. - 11 to 15 GPM; 1 1/4" O.D. - 16 to 25 GPM; 1 1/2" O.D. 26 to 30 GPM; 2" O.D. 31 to 55 GPM. Refer to Irrigation Legend and plan sheets for further data. 8.Control wires shall be 14 gauge UF direct burial wire. Use red for control wire and white for common wire. Contractor shall run one spare common and one spare control wire to each of the end valves. All low voltage wire connections shall be made only at remote control boxes. All connections shall be made with a 2' coil of wire for service. Connections shall be made with RainBird 'Snap-Tite' connectors or equal. 9. All electrical connections for the controller shall be installed by a licensed electrical contractor. All work shall comply with the most current standards and codes at the time of installation. Contractor shall hard wire new clocks at closest, safest location. 10. Contractor shall determine the number and location of drip emitters based on the plant counts and actual plant locations in the field. Contractor shall adjust all drip distribution tubing to effectively irrigate all plant material. 11. The drip system will incorporate pressure compensating drip emitters with 1/4" drip tubes to each plant that deliver water at 90% efficiency at an application rate that matches the soil type. 12. Contractor shall provide a minimum of one drip end cap assembly per drip zone for ease of flushing system. IRRIGATION NOTES 1. The drip system will incorporate pressure compensating drip emitters with 1/4" drip tubes to each plant that deliver water at 90% efficiency at an application rate that matches the soil type. 2. An ET based "smart" irrigation controller shall be installed to efficiently irrigate all new planting areas and plant containers.Irrigation schedule shall be reduced (frequency and duration) after plants are established (1 year). 3. Irrigation schedule shall be adjusted seasonally based on plant needs. 4. Irrigation schedule provided to appropriate personnel and posted near irrigation controller. 5.Irrigation system to be inspected regularly and maintained in good working condition. 6. Repairs to be made using identical or improved parts. 7. Landscape maintenance schedule to be followed. 1 1/2" 1'-0"Ԁ TYPICAL DRIP TUBING COMPRESSION FITTING. PLANT GRAPHIC DRIPLINE EDGE. TYPICAL 1/4" TUBE STAKE WITH EMITTER OR CAP. TYPICAL 1/4" DISTRIBUTION TUBING, 48" MAX. LENGTH. TYPICAL 1/2" DRIP TUBING STAKE. MULTI-OUTLET EMITTER OR TRANSFER. EMITTER OR BUBBLER ON 12" DRIP STAKE. TRANSFER BARB TEE FOR DOUBLE EMITTER. TYPICAL COMPRESSION FITTING. TYPICAL 12" DRIP TUBING. NOTE: 1. PLACE EMITTERS 3 4 BETWEEN THE TRUNK AND OUTTER DRIPLINE. 2. EVENLY SPACE EMITTERS AROUND PLANT. 3. STAKE THE DRIP TUBING AT EACH TEE, ELL, COUPLER, AT EACH EMITTER OR TRANSFER, AND AT 6'-0" MAX O.C. USE BUBBLERS FOR TREES AS NOTED IN LEGEND; USE TUBING FOR ALL SHRUBS FX-IR-FX-DRIP-011 1 SUPER JUMBO VALVE BOX1 2 FINISH GRADE2 3 DRIP ZONE KIT MODEL ICZ-151-40 WITH FILTER (TIP 45 DEGREES) REGULATOR 40 PSI 3 4 WATERPROOF CONNECTORS (2)4 5 18-24" COILED WIRE5 6 SCH 80 T.O.E. NIPPLE6 7 MAIN LINE PIPE & FITTINGS7 8 BRICK SUPPORTS (7)8 9 3/4" MINUS WASHED GRAVEL9 10 LATERAL PIPE AND FITTINGS10 1 6 3 6 7 6 ICZ-151-40 DRIP CONTROL KIT 1 1/2" 1'-0"Ԁ2 FX-IR-HUNT-DRIP-20 3 BALL VALVE - 3" AND SMALLER 1 1/2" 1'-0"Ԁ Threaded ball valve. (See irrigation legend for make and model). Sch. 80 PVC male adapter. Finished grade. Notes: 1- Locate valve boxes in planting areas. 2- Wrap valve box with a minimum of 3 mil thick plastic and secure it using duct tape or electrical tape. 3-All threaded connection to be made using teflon tape. 4- All changes in elevation shall be made using Sch. 40 PVC 45° elbows. Sch. 40 PVC 45° elbow. Four (4) 4" x 8" bricks. Pavement. Sch. 80 PVC union SxS. Sch. 80 PVC nipple TxS. Three inch (3") thick layer of pea gravel or approved equal. Mainline. 3 8" welded wire mesh. Rectangular valve box with locking lid. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE FX-IR-FX-SHUT-01 NE12E1219'-5 1/2" 41'-6" 26'-4" 26'-6" 9'-6"22' 61'5'-6"4'-4"14'-6"18'17'-8"3'-2"21'-6"(E) F.P. BEDROOM BEDROOM BATH BATH KITCHEN DINING LIVING DEN 1' 7"THIS AREA OF THE STRUCTURE IS TO BE DEMOLISHED 980 SF. 134' 11" LIN. FT. OF EXTERIOR WALL THIS AREA OF THE STRUCTURE IS TO BE PRESERVED WITH NEW DESIGNATION AS A POOL HOUSE 1080 SF. 138' 2" LIN. FT. OF EXTERIOR WALL PLAN KEY DEMOLISHED WALL FRAMING PRESERVED WALL FRAMING WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022PLANNING REVISION 2/17/2022TOTAL EXISTING FOOTPRINT (LINEAR FEET) WIDTH OF PRESERVED WALL FRAMING IN LINEAR FEET (INCLUDING EXISTING OPENINGS) WIDTH OF DEMOLISHED WALL FRAMING IN LINEAR FEET (INCLUDING EXISTING OPENINGS) 134.9'138.25'273.15' IF PRESERVED WALL FRAMING IS GRATER THAN DEMO'D WALL FRAMING THEN NO TECH DEMO IF DEMO'D WALL FRAMING IS GRATER THAN PRESERVED WALL FRAMING THEN TECH DEMO SINCE 138.25 IS GRATER THAN 134.9 THEN NO TECH DEMO EXISTING FLOOR PLAN EXISTING HOUSE FLOOR PLANDEMO PLAN4 EXISTING COMPOSITION ROOF STRUCTURE AND ROOFING MATERIAL REMAINS AT NEW POOL HOUSE SECTION.5 / 12 PITCH 5 12 HORIZONTAL WOOD LAP SIDING. ALUMINUM CLAD WOOD WINDOWS & DOORS WOOD WINDOW AND DOOR TRIM HORIZONTAL WOOD LAP SIDING. ALUMINUM CLAD WOOD WINDOWS & DOORS WOOD WINDOW AND DOOR TRIM HORIZONTAL WOOD LAP SIDING. ALUMINUM CLAD WOOD WINDOWS & DOORS WOOD WINDOW AND DOOR TRIM HORIZONTAL WOOD LAP SIDING. ALUMINUM CLAD WOOD WINDOWS & DOORS WOOD WINDOW AND DOOR TRIM PLAN KEY DEMOLISHED WALL FRAMING PRESERVED WALL FRAMING WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022 FRONT-EASTBACK-WEST RIGHT SIDE-NORTH LEFT SIDE-SOUTH PLANNING REVISION 2/17/2022EXISTING HOME ELEVATIONSDEMO PLAN5 N61'18'15'-5"2'-7"42'-1"6'-4"12'-7"18'F.P.SITTING AREA OFFICE BATH GAME ROOM STOOP / LANDING 42" GUARD RAIL 3' LANDING22" RETAINING WALL22" RETAINING WALLPLANTERPLANTER AA3' 10"BB(E) COMP. ROOF (E) (E) 5 12 (E) WOOD SHIP LAP SIDING(E) WOOD BURNING BRICK FIREPLACE TO REMAIN USE RECLAIMED SIDING TO PATCH (E)(E)(E) REUSE EXISTING SLIDING PATIO DOOR TRANSFERED FROM DEN EXTERIOR WALL NEW CONCRETE STOOP (GUARDRAIL REMOVED FOR CLARITY) GARDEN WALL (SEE SITE PLAN) (E) GARDEN WALL (E)WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022 FLOOR PLAN LEFT SIDE-SOUTH FRONT-EAST BACK-WEST RIGHT SIDE-NORTH PLANNING REVISION 2/17/2022CONVERTED POOL HOUSE FLOOR PLAN ELEVATIONS6 N RIDGERIDGE VALLEYVALLEYEXISTING 5/ 12 ROOF TO REMAIN. PRESERVE COMPOSITION ROOFING MATERIAL TO THE EXTENT POSSIBLE. CRAWL SPACE ATTIC (E) R-30 CEILING INSULATION (E) R-15 EXTERIOR WALL INSULATION 5 12 (E) 5/12 COMP ROOF TO REMAIN 8' 4' 5" ATTIC CRAWL SPACE (E) WOOD BURNING FIREPLACE TO REMAIN SPARK ARRESTOR 42" GUARD RAIL POOL PATIO WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022 SECTION A SECTION B ROOF PLAN CONVERTED POOL HOUSESECTIONSROOF PLAN7PLANNING REVISION 2/17/2022 28769076 9076 3650DC3030FX3030FX3030FX 3030FX3030FX3030FX 4470 26702046SC 1276FX30761276FX21070 2046SC3046DC2030SC 2046SC2046SC 2670 5070 26705070 90809080 6046TC34802670 26702870 100511MU 2050SC60761846SC1846SC9076 6071028706480 210705046DC2046SC 2046SC 8076 12076 30702670 21070 N B 3'-6"3'-6"4'4'7'-8"4'-3 1/2" 4'4' 7'-8" 23'-8"20'-2"23'-10"12'-6"3'-6"2'12'12'-6" 1'6'5'-6" 3'-1"9'3'-0 1/2"9"6'-3"9"17'-10"1'-3"9' 1'-3 1/2" 18' 1'-1" 8' 1'-1 1/2" 2'-6"9'2'-6"3'-6"10"1'1'2'3'-10"11'14'-7 1/2"1'-10"1'-8"7'-7 1/2"1'-8"1'-10"2'11'-8"5'18'-9 1/2"1'6'8'-9 1/2"2'1'106'-11 1/2" 1'2' 1'-1"1'-4 1/2" 5'1'-7" 6" 2'3'-2" 6'-8" 3'-2"2' 6" 1'2'6'2'1'4'-2 1/2"2'4'-2 1/2"2'-10"3' 5 1/2" 1'-6" 2'3'2'9' 2'-1 1/2" 9'2' 14'24'-1 1/2"3'-7"4'-1"7'-11 1/2"5'-8"6'-8"5'-8"12'10'-5"6'-3 1/2"6'-6" 3'-6"10'-2 1/2"5'-7"4'-6"3'-2"15'-6"2'BOOK CASE36" STOOPDECKS STRUCTURES FRAMED WITH PRESSURE TREATED LUMBER. TOP SURFACE TO BE SEALED WITH WATERPROOF MEMBRANE AND TILED. DECK UNDERSIDES TO BE PANELED WITH NON COMBUSTIBLE CEMENTITIOUS "HARDIE" PANELING. TYPICAL FOR ALL DECKS. 9' CEILING 9' CEILING 9' CEILING DN 9' CEILING BEDROOM 8" TRAY CEILING 9' CEILING 9' CEILING 9' CEILING 9' CEILING SLAB ELEVATION 589' FF. ELEVATION 589.5'42" ALUMINUMGUARDRAIL TYPEGRESS EGRESS BALCONY DECK FINISH GRADE BEDROOM CLOSET BATH BATHBATH DINING LIVING FAMILY NOOK GARAGE OFFICELAUNDRY ENTRY PANTRY HALL CL CL 8" TRAY CEILING 9' CEILING VAULT CEILING 8" TRAY CEILING STOOP 9' CEILING 36" STOOP 36" STOOP 42" ALUMINUM GUARDRAIL TYP 42" ALUMINUM GUARDRAIL TYP CEILING BRAKE LINEBENCH30" 30" 15' 5 1/2" A 30" 3' 6" 30" 11' 9" A B B C C KITCHEN VAULT CEILINGWADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022PLANNING REVISION 2/17/2022NEW MAIN HOUSE2ND FLOOR PLAN8 2644SC 7046TC 26705070 2670 7046TC 2644SC 21070287028705070 5070 2107026702670N 6'-1"2'-4"2'-10"6"3'-3"2'-1"3'-3"5'-3 1/2"9'9'-2"5'-4"4'-6"2'-6"5'-6"15'-1 1/2"7'-9"18'-2" 3'7'3'-1"2'-6"2'-7"7'4'2'3' RETAINING WALL DECK SUPPORT POSTS CRAWL SPACE (NON HABITABLE) UP 3' RETAINING WALL BEDROOM 36" STOOP CL HALL BATH BATH LAUNDRY HALL FOUNDATION UNDER 2ND FL. CRAWL SPACE (NON HABITABLE) CL GARAGE SLAB CRAWL SPACE ACCESS EGRESSEGRESS B B C C A A 9' 6" CEILING * 385 SF. HATCHED AREA INDICATES SQUARE FOOTAGE OF 1ST FLOOR BELOW GRADE & NOT SUBJECT TO TOTAL SF. FF. ELEVATION 578.9 9' 6" CEILING BEDROOM WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022PLANNING REVISION 2/17/2022NEW MAIN HOUSE1ST FLOOR PLAN9 EXISTING STREET LEVEL GRADE BEYOND ALUMINUM CLAD WOOD WINDOWS & DOORS WITH TEMPERED GLASS PER WUI REQUIREMENTS ALUMINUM DECK RAILINGS MAX HEIGHT VISIBLE FROM THIS ELEVATION 35' ABOVE EXISTING GRADE ALL ROOFING FOR HOUSE IS 16" STANDING SEAM METAL ROOF FIRE RESISTANT STUCCO SIDING @ 1ST FLOOR CONCRETE FOUNDATION RETAINING WALL WHERE OCCURS FINISH GR A D E 31' 9" 1. FILL DEPTH EXCEPTION REQUEST. THIS AREA WILL REQUIRE A FILL DEPTH OF 3' 10" DUE TO THE ARTIFICIAL "SKID TRAIL" CUT. EXISTING G R A D E PROPOSED FINISH GRADE EXISTING GRADE EXISTING GRADE FINISHED GRADE LOWEST POINT OF ELEVATION AT DECK SUPPORT POST 3' 3' 10" +- FILL 3' PONY WALL SUBTERRANEAN PORTION OF 1ST FLOOR STARTS AT THIS POINT. SEE 1ST FLOOR. 25' ARTIFICIAL CUT CAUSED BY "SKID TRAIL" 2. DECK POST SUPPORT HEIGHT EXCEPTION REQUEST. THIS DECK POST IS PROPOSED TO BE OVER THE 5' MAX HEIGHT.ORIGINAL NATURAL GRADE NEW 3' RETAINING WALL AT SIDE DOOR 3.5 12 ALL ROOFING FOR HOUSE IS 16" STANDING SEAM METAL ROOF BOARD & BATT SIDING SIDING MATERIAL IS FIRE RESISTANT CEMENTITIOUS PANELING 1ST FLOOR FAUX. T & G WOOD SIDING ACCENT USING FIRE RESISTANT CEMENTITIOUS PANELING BARRIER @ ENTRY AREA FINISH GRADE FINISH GRADE CONTEMPORARY STYLE FIRE RESISTANT METAL ROLL- UP GARAGE DOORS. NO GLASS 19' 8" CLOSED SOFFITS USE FIRE RESISTANT CEMENTITIOUS PANELING AT ALL EVES NO VENTILATION SCREENS REQUIRED WITH SPRAY FOAM INSULATION AT ROOF RAFTERS.WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022 EXTERIOR SIDING AND ROOFING MATERIALS: ALL ROOFS ARE TO BE 16" STANDING SEAM METAL ROOF 1ST FLOOR SIDING IS TO BE SMOOTH SAND FINISH STUCCO 2ND FLOOR SIDING IS "BOARD & BATT" FIBROUS CONCRETE "HARDIE" PANEL WITH FIBROUS CONCRETE BATTS. ENTRY & STAIRWELL HORIZONTAL SIDING ACCENTS ARE TO BE FIBROUS CONCRETE "HARDIE" 8" T&G LAP SIDING. WINDOWS & DOORS ARE TO BE ALUMINUM METAL CLAD WOOD WINDOW & DOOR TRIM IS TO BE FIBROUS CONCRETE "HARDIE" DIMENSIONAL TRIM BOARDS. EXTERIOR RAILINGS ARE TO BE CUSTOM WELDED ANODIZED ALUMINUM. PLANNING REVISION 2/17/2022NEW MAIN HOUSEELEVATIONSFRONT - EAST BACK - WEST 10 FINISH GRADE AT LEFT SIDE OF HOUSE IN BACKGROUND AT FAMILY ROOM & NOOK AREA SLOPED WATERPROOF DECK STRUCTURE WITH TILE FINISH BOARD & BATTEN SIDING AY 2ND FLOOR FINISH GRADE AT ENTRY UPPER MOST RIDGE DECK SUPPORT POST LOWEST POINT OF ELEVATION 2. DECK POST SUPPORT HEIGHT EXCEPTION REQUEST. THIS DECK POST IS PROPOSED TO BE OVER THE 5' MAX HEIGHT. 3' CONCRETE RETAINING WALL 31' 9" (35' MAX. ALLOWED) FINISH GRADE FINISH GRADE 3' CONCRETE RETAINING WALL STUCCO SIDING AT 1ST FLOOR PROPOSED GRADE (E) FINISH GRADE IN FOREGROUND SHIELDED OR DOWNCAST EXTERIOR LIGHTING UNDERSIDE OF ALL EXTERIOR DECKS SHEETED WITH FIRE RESISTANT CEMENTITIOUS PANELING ALL ROOFING FOR HOUSE IS 16" STANDING SEAM METAL ROOF 1ST FLOOR APPROXIMATE EXISTING GRADE. SEE GRADING PLANS APPROXIMATE EXISTING GRADE. SEE GRADING PLANS WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022 EXTERIOR SIDING AND ROOFING MATERIALS: ALL ROOFS ARE TO BE 16" STANDING SEAM METAL ROOF 1ST FLOOR SIDING IS TO BE SMOOTH SAND FINISH STUCCO 2ND FLOOR SIDING IS "BOARD & BATT" FIBROUS CONCRETE "HARDIE" PANEL WITH FIBROUS CONCRETE BATTS. WINDOWS & DOORS ARE TO BE ALUMINUM METAL CLAD WOOD WINDOW & DOOR TRIM IS TO BE FIBROUS CONCRETE "HARDIE" DIMENSIONAL TRIM BOARDS. EXTERIOR RAILINGS ARE TO BE CUSTOM WELDED ANODIZED ALUMINUM. PLANNING REVISION 2/17/2022NEW MAIN HOUSEELEVATIONSRIGHT SIDE - NORTH LEFT SIDE - SOUTH 11 CRAWL SPACE CRAWL SPACE ATTIC EXISTING GRADE 9'9' 9' 6" FINISH GRADE ATTIC 3' 10" CRAWL SPACE 5' 2" 3' RETAINING WALL CRAWL SPACE T.P. 2ND FL. F.F. 2ND FL. 589.5 T.P. 1ST FL. F.F. 1ST FL. 578.9 13" 35' ABOVE EXISTING GRADE ATTIC 4' 10" 9' FINISH GRADE AT ENTRY 9' 9' 6" 42" ORIGINAL EXISTING NATURAL GRADE. SEE GRADING PLAN 9' 6" NOTE: ELEVATIONS ABOVE SEA LEVEL ARE BOXED 581ORIGINAL EXISTING NATURAL GRADE. SEE GRADING PLAN FINISH GRADE FINISH GRADE UNDER HOUSE CRAWL SPACE CRAWL SPACE WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022PLANNING REVISION 2/17/2022SECTIONSSECTION B SECTION A 12 580 579 578 577 576 574 573 572 571 570 F.F. 579.9 TALLEST VERTICAL PLUMB HEIGHT OF HOUSE 25' TALLEST EXTERIOR WALL 23' 4" CRAWL SPACE BOTTOM OF JOIST BOTTOM OF PONY WALL 25' MAX H E I G H T SECTION C 1. REQUEST FOR FILL DEPTH EXCEPTION OF 3' 10" OUTSIDE OF FOUNDATION AT THIS LOCATION DUE TO SKID TRAIL CUT 25' MAX H E I G H T ELEVATION KEY 23' 4" PROPOSED FINISH GRADE 3' PONY WALL 25' FINISH GRADE SKID TRAIL CUT BY PREVIOUS PROPERTY OWNER. ALL ELEVATIONS AND GRADING VOLUMES ARE CALCULATED FROM ORIGINAL NATURAL GRADE 9' 9' 6" 9' 3' 10" +- FILL ORIGI N A L N A T U R A L G R A D E FINISHED GRADE UNDER HOUSE ORIGINAL N A T U R A L G R A D E CRAWL SPACE 4' 6" TALL RETAINING WALL WITH GRAVEL AND DARIN PIPE N 1'-10"SKYLIGHT LOWER ROOF AT 1ST FLOOR SKYLIGHT HIPRIDGE RIDGE RIDGE RIDGE RIDGE RIDGERIDGEHIPHIPHIPHIPHIPHIPHIPHIPHIPVALLEYVALLEYVALLEYVALLEYPITCH : 3.5/12 MATERIAL : 16" STANDING SEAM METAL ROOF. DOWN SPOUTS ARE TO EXIT ONTO SPLASH BLOCK. SPLASH BLOCKS SHOULD BE LOCATED IN VEGETATED PLANTER AREAS WHERE POSSIBLE.VALLEYVALLEYVALLEYVALLEYRIDGEVALLEY VALLEYDS DS DSDS DS DS DS SOLAR PANEL LOCATIONHIP DS 30" 30" 30" 30" 30" 24" WATER LEVEL 589.7 EXISTING GRADE 587 NEW FINISH GRADE 590 WATER TROUGH FOR "INFINITY EDGE" COPING CONCRETE POOL PATIO WATER LEVEL COPING CONCRETE POOL PATIO 12' 8'7' 30' 8' 6" 4'WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022 POOL SECTIONS SECTION B SECTION A PLANNING REVISION 2/17/2022POOL SECTIONHOUSE SECTIONROOF PLANSECTION C ROOF PLAN 13 PROPOSED HOME LOCATION IS NOTED WITH WHITE BOX. HOUSE RIDGE IS 604' INTERSECTION OF HWY. 9 & LOS GATOS BLVD. IS 416'. THIS PLACES THE HIGHEST ROOF RIDGE OF THE HOME LESS THAN 200' ABOVE THE CLOSEST MAJOR INTERSECTION. THIS PRELIMINARY FINDING SHOW THAT THE PROPOSED HOME IS TO LOW IN ELEVATION TO BE VIEWABLE FROM ANY OF THE OF THE FOUR VIEWING AREAS. HOME IS LOCATED ON OTHER SIDE OF WORCESTER PARK RIDGE AND NOT VISIBLE FROM THIS LOCATION. HOME IS LOCATED TO LOW ON THE HORIZON & BEHIND WORCESTER PARK HILL TO BE VIEWABLE FROM THIS LOCATION HOME IS LOCATED TO LOW ON THE HORIZON TO BE VISIBLE FROM THIS LOCATION. PROPERTY LOCATION HOME IS LOCATED ON OTHER SIDE OF THIS RIDGE AND NOT VISIBLE FROM THIS LOCATION.WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022VIEWING AREA PLAN14PLANNING REVISION 2/17/2022 NSUN DATA3:00 PM 12/1/2021587592540PROPERTY LINE590580570560550SETBACK LINE60017095 Crescent dr.2673 sf.2 StoryNSUN DATA9: 0 0 A M 1 2 / 1 / 2 0 2 1587592540APPROXIMATE SHADOW LINEOF RIDGE TO THE SOUTH-EASTPROPERTY LINE590580570560550SETBACK LINE60017095 Crescent dr.2673 sf.2 StoryNSUN DATA12:00 PM 12/1/2021587592540PROPERTY LINE590580570560550SETBACK LINE60017095 Crescent dr.2673 sf.2 StoryNSUN DATA3:00 P M 6/ 1/ 2 0 2 1587592540 PROPERTY LINE590580570560550SETBACK LINE60017095 Crescent dr.2673 sf.2 StoryNSUN DATA12:00 PM 6 /1 /2021587592540PROPERTY LINE590580570560550SETBACK LINE60017095 Crescent dr.2673 sf.2 StoryNSUN DATA9:00 AM 6/1 / 2 0 2 1587592540 PROPERTY LINE590580570560550SETBACK LINE60017095 Crescent dr.2673 sf.2 StoryWADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:JUNE 21 2021 9AMJUNE 21 2021 12PMDECEMBER 21 2021 12PMDECEMBER 21 2021 9AMJUNE 21 2021 3PMDECEMBER 21 2021 3PMWADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022PLANNING REVISION 2/17/2022SHADOW STUDY15 L=48.43'R=348.27L=95.74'R =120.10L = 6 5.09' R = 3 7.02 587 GARAGE SLAB AT 588.4 ALL STORY POLE HEIGHTS REFERENCED FROM THIS ELEVATION 598 598 598 598 5986' 598 598 17121 CRESCENT DR. STORY POLE PLAN 598 598 598 598 598 598 598 598 598 598 600.4 600.4 602.4 19.5'600.4 600.45'602.4 600 600 600.7 600.7 598 598 14' 589 10' 2.5 " PLACE POLES & NETTING APPROX 10-12" OUTSIDE OF PROPOSED WALLS 2'9'2' 11.5'6' 49'4' 10"9' 10" 12' 6"14' 10" 32' 8" 38' 11' 11' 1' 8"1' 8"14'12' 6" 9'(E) 3' STONE WALLGATE(E) 5' CHAIN LINK FENCETO BE REMOVED(E) 5' CHAIN LINK FENCETO BE REMOVED(E) 32" RETAINING WALL TO REMAIN(E) 32" RETAINING WALL TO REMAIN(E) 32" RETAINING WALL TO REMAIN 592.66 TURN- O U T / P A R K I N G 10"OAK (E) 5' CHAIN LINK FENCE TO BE REMOVED (E) WOOD RETAINING WALL 598.94 598.22 (E) 32" RETAINING WALL TO REMAIN5' CHAIN L I N K F E N C E 607.82 607.08 606.41 604.88 601.91 601.27 600.88 599.80 597.02 596.50 595.89 594 . 4 0 593.07 593.98 593.66 593.42 592.08 592.16 591.64 591.88 594.54 591.10 590.86 590.22 580.50 584.62 590.65 585.85 586.64 584.44 583.10 576.54 580.15 578.42 576.56 574.35 571.11 567.59 572.72 610.97 604.91 596.29 586.80 569.49 566.71 555.49 565.61 556.67 563.68 565.95 565.39 562.24 555.94 540.14 552.06 554.09 555.63 593.63 591.80 591.39 591.84 590.91 590.82 592.12 592.66 591.17 591.70 591.94 591.75 591.70 592.73 591.66 591.68 591.67 591.71 592.63 593.40 593.47 594.42 596.42 600.10 595.73 593.65 593.77 592.70 591.64 591.27 592.15 591.56 591.46 591.24 591.29 591.41 591.29 591.86 591.19 591.15 591.52 589.76 590.35 590.52 590.85 591.46 592.53 593.18 593.33 590.89 590.99 590.82 592.20 590.66 590.42 590.89 590.84 588.95 588.83 588.91 588.66 588.98 591.44 591.46 586.92 586.98 586.99 586.81 586.45 586.36 584.10 584.09 583.92 582.42 582.46 582.41 582.46 578.64 578.60 578.63 577.84 577.61 577.53 577.52 577.39 577.43 577.44 574.56 590.15 570.19 572.94 568.16 565.45 562.12 559.77 561.57 561.94 551.92 545.04 MON ( E ) S TON E WA L L PLANTERPATIO CONC.(E) ASPH A U L T D R I V R W A Y JP ANCHO R S8' VERT. ROCKS DECKT R E L L I SLAWN (E) HOU S E COMP. SAND SPA AD AD 10"OAK 2-8"OAKS 10"OAK 30"OAK 30"OAK PGE 5"RDW ELEC CO 40"RD W 40"RD W FOUN T AI N 10"TREE 15",18 " O A K S WM 30"OA K 18"OA K 24"OA K 14"OAK 10"OAK 18"OAK 12"OAK30"OAK24"PIN E 14"BAY 10"OAK 600600610590590N76°10'20"W160.93'N22°11'10"E 294.29'N42°35'10"W45.68'N03°05' 2 2 " E 122.55'570 550.14 534.05 550.33 541.14560550540 580550 534.53 5405505 6 0 560 560570 570570580 5 8 0 59259459459 6PATH 590CRESC E N T D RI V E STORY POLE CONSTRUCTION DETAIL USE 24" WIDE ORANGE SAFETY FENCING TO SHOW ALL PROPOSED PRIMARY EVES, GABLES AND RIDGES USE 2" WIDE COLORED TAPE TO SHOW ALL PROPOSED FINISHED FLOOR ELEVATIONS USE WOOD 2X4 POST & BRACING OR STEEL POLE WITH ROPE BRACING 598 CUT POLES TO APPROPIATE ELEVATION HEIGHT AS SHOWN ON PLAN 598 600.4 EXISTING GRADE WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022STORY POLE PLAN16PLANNING REVISION 2/17/2022 N23' RADIUS36' RADIUS59025'24'22'22'21'17'18.5'ROADWAY IS A COUNTY CONSTRUCTED AND MAINTAINED ROADSURFACE. CONSTRUCTED IN ACCORDANCE WITH SANTA CLARACOUNTY ROADS & AIRPORTS ENGINEERING DEPARTMENTSMINIMUM ROAD CONSTRUCTION REQUIREMENTS. IT IS DESIGNEDTO SUPPORT FIRE APPARATUS IN EXCESS OF 75,000 POUNDSWITH AGGREGATE BASE. CRESCENT DR. ROAD STUDYADU DRIVEWAY &PARKING AREAALL WEATHERSURFACE56010"OAKDECKDECKNEW HOUSEUNDER APPLICATION S-21-0212ND FL. 2652 sfELV. 589.5'FIRE ENGINETURNAROUND(HAMMERHEAD)TO SUPPORT40,000 LBS.1080 SF. POOL HOUSE360 SF. POOL592.66PAVERDRIVEWAYTOSUPPORT40,000 LBS.PROPERTY LINETURN-OUT / PARKINGPROPE R T Y L I N E PROPERTY LINE36' RADIUS23' RADIUS3%5% SLOPE22'FIELD MEASUREMENT ROAD SURFACE WIDTHDOWN SLOPE DIRECTION & PERCENTAGEROAD EASEMENT BOUNDARYEDGE OF ASPHALTROAD CENTERLINEPRIVATE PROPERTY LINERADIUS MARKEREXISTING EASEMENTKEY02550100200300400SCALE IN FEET500COPING AT 590 601.91 601.27 600.88 580.15 578.42 576.56 574.35JP10"OAK2-8"OAKS10"OAK30"OAK30"OAKPGE40"RDW40"RDW10"TREE15",18"OAKS30"OAK18"OAK24"OAK14"OAK10"OAK18"OAK12"OAK3 0 "OAK24"PINE14"OAK10"OAK600600610N76°10'20"WN22°11'10"E294.29'570560550540580550540550560 5 6 05705 7 0 570580580NEW ACCESSORY DUELING UNITUNDER APPLICATION D-21-0541200 SF. UPPER FLOOR ELV. 568.1 LOWER FLOOR ELV. 566.3+ - 2%SLOPE570ENTRY STOOP& STEPSDN SAFE CIVILIAN ACCESS ROUTEPHILLIPS AVE. 50' WR.CIVILIAN ACCESSTO BOND CT.4%50' R30'22'18.5'20'20'19.5'18.5'22'3%20'20'17'26'17.5'24'23'16.5'16'11%2%20'21'6%6%8%10%40' WR.6%40' W R.7%5%1%3% 1% 1%FIRE HYDRANTFIRE HYDRANT16'0%40' R70'30'20'30' RW CRESENT DR.CRES E N T D R.LOS CERRITOS DR. WADE CONSTRUCTION17710 BRUCE AV.MONTE SERENO CA. 95030408-314-2755SHEET: SCALE:DRAWINGS PROVIDED BY:REVISION NO.1/4" = 1' DATE:DATESHEET TITLE:WADE RESIDENCE17121 CRESCENT DR.LOS GATOS CA. 950304-22-2022 17CRESCENT DR. ROAD STUDYPLANNING REVISION 2/17/2022