Staff Report & Attachment 1-2PREPARED BY: JOEL PAULSON
Community Development Director
Reviewed by: N/A Assistant Town Manager Town Attorney Finance
https://legistarweb-production.s3.amazonaws.com/uploads/attachment/attachment/10627/Staff_Report__V2LRP.docx
4/28/2016 1:47 PM MM
MEETING DATE: 05/03/16
ITEM NO. 11
COUNCIL AGENDA REPORT
DATE: APRIL 28, 2016
TO: MAYOR AND TOWN COUNCIL
FROM: LAUREL PREVETTI, TOWN MANAGER
SUBJECT: ARCHITECTURE AND SITE APPLICATIONS S-15-053 AND S-15-054.
PROPERTY LOCATION: 360 BELLA VISTA AVENUE. APPLICANT/
APPELLANT: MICHAEL BLACK. PROPERTY OWNER: JOHN BRADY.
CONSIDER AN APPEAL OF THE DECISION OF THE PLANNING
COMMISSION DENYING A REQUEST TO DEMOLISH AN EXISTING
TWO-FAMILY RESIDENCE, AND CONSTRUCT TWO NEW SINGLE-
FAMILY RESIDENCES ON PROPERTY ZONED R-1:8. APN 529-22-038.
RECOMMENDATION:
Adopt a Resolution denying the appeal of a Planning Commission decision denying the
Architecture and Site Applications S-15-053 and 054 (Attachment 4).
BACKGROUND:
The 22,003-square foot site currently contains a two-family residence, additionally an illegal
second unit was added at some time to the rear of the existing driveway but was never legalized.
The applicant requested to demolish the existing structures, subdivide the lot into two equal
11,001.5-square foot lots, and construct two new homes.
On March 9, 2016, the Planning Commission approved the subdivision application and denied
the two Architecture and Site applications due to concerns regarding neighborhood
compatibility. The decision of the Planning Commission was appealed by the applicant on
March 16, 2016 (Attachment 3). The Town Council is the deciding body for the appeal.
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: 360 BELLA VISTA AVENUE/S-15-053 AND S-15-054
APRIL 27, 2016
DISCUSSION:
A. Project Summary
The proposed applications were forwarded to the Planning Commission for consideration
due to the size of the proposed residences and the massing from the street. Both residences
are proposed to be two stories and are 27 feet, six inches and 28 feet in height. As shown in
the chart below the neighborhood consists of a mix of one and two-story residences ranging
in size from 1,128 square feet to 3,016 square feet.
ADDRESS House Garage Lot size Stories FAR
380 Bella Vista Ave 2,040 460 7,552 2 0.27
371 Bella Vista Ave 0 0 6,970 - 0.00
385 Bella Vista Ave 3,016 498 9,150 2 0.33
374 Bella Vista Ave 1,128 216 5,782 1 0.20
368 Bella Vista Ave 1,170 364 7,500 1 0.16
360 Bella Vista (Ex)* 3,345 672 22,003 1 0.15
360 Bella Vista (Lot 1) 3,322 702 11,001 2 0.30
360 Bella Vista (Lot 2) 3,265 521 11,001 2 0.30
354 Bella Vista Ave* 2,274 0 8,510 1 0.27
350 Bella Vista Ave 1,842 324 14,659 1 0.13
348 Bella Vista Ave 2,729 441 9,900 2 0.28
323 Templeton Lane 2,885 435 4,792 2 0.60
329 Templeton Lane 2,910 531 4,562 2 0.64
336 Templeton Lane 2,905 533 5,965 2 0.49
* Site contains more than one residential unit.
B. Planning Commission Action
On March 9, 2016, the Planning Commission considered the proposed applications and took
public testimony from neighbors. The concerns from the neighbors included: the size of the
residences, the loss of hillside views, and additional traffic on Bella Vista Avenue. The
Planning Commission approved the Subdivision application. The Commission shared the
neighbor’s concerns and based on feedback from the applicant and property owner
regarding the need for the number of bedrooms and living floor area, the Commission
denied the Architecture and Site applications. Attachment 2 contains a verbatim transcript
of the Planning Commission meeting.
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: 360 BELLA VISTA AVENUE/S-15-053 AND S-15-054
APRIL 27, 2016
DISCUSSION (CONTINUED):
C. Appeal
The decision of the Planning Commission was appealed by the applicant on March 16, 2016
(see Attachment 3). The appeal identified that the Planning Commission erred or abused its
discretion in that the proposed residences comply with Town Code requirements and the
Residential Design Guidelines.
As discussed within the Planning Commission staff report (Attachment 1), staff had
concerns regarding neighborhood compatibility for the proposed residences. The Planning
Commission’s decision was based on concerns regarding neighborhood compatibility and
more specifically the size, mass, and scale of the proposed houses when compared to houses
in the immediate area.
D. Revised Plans
In addition to the appeal, the applicant has submitted revised plans for the Council to consider in
light of the Planning Commission’s concerns (see Attachment 7). The revisions include
increasing the front setback (from 26 feet to 36 feet) on Lot 1 due to concerns from the neighbor at
368 Bella Vista Avenue regarding loss of hillside views from her property. The applicant has
increased the front setback on Lot 2 from 27 feet, six inches to 32 feet, six inches to provide a
better transition from the increased setback on Lot 1 to the existing front setback of approximately
30 feet at 354 Bella Vista Avenue. The applicant has also reduced the living floor area of each
proposed residence by six to eight percent and the height of each residence by 12 inches. A
comparison of some of the site information between the two proposals is provided below:
ADDRESS House Garage Lot size Stories FAR
Lot 1 3,322 702 11,001 2 0.30
Lot 1 Revised 3,124 702 11,001 2 0.28
Lot 2 3,265 521 11,001 2 0.30
Lot 2 Revised 3,016 568 11,001 2 0.27
The applicant’s revisions have incorporated the increased front setback discussed with the
adjacent neighbor in order to retain the hillside views from her kitchen window, however
the neighbor is still concerned with the shadowing and privacy impacts associated with the
two-story residences (Attachment 8). Additionally, while the proposed revisions reduce the
total floor area and the height of each of the residences, the residences still appear out of
scale with those in the immediate neighborhood (see sheet A5 of Attachment 7). The
proposed residence on lot 1 would have the same square footage as the largest home and the
proposed residence on lot 2 would be greater than the largest in terms of square footage, and
both would have a greater maximum height than those in the immediate neighborhood.
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: 360 BELLA VISTA AVENUE/S-15-053 AND S-15-054
APRIL 27, 2016
CONCLUSION:
It is recommended that the Town Council deny the appeal and adopt the resolution provided in
Attachment 4 because the proposed residences, even with the proposed revisions for the reasons
stated in this report.
ALTERNATIVES:
Alternatively, the Town Council can:
1. Adopt a resolution (Attachment 5) granting the appeal and remanding the previously
proposed or revised plans for Architecture and Site Applications S-15-053 and 054 to
the Planning Commission for further consideration making one or more of the following
findings in accordance with Town Code Section 29.20.300:
a. There was error or abuse of discretion on the part of the Planning Commission; or
b. New information was submitted to the Council during the appeal process that was
not readily and reasonably available for submission to the Commission; or
c. An issue or policy over which the Commission did not have discretion to modify or
address, but which is vested in the Council for modification or decision.
2. Adopt a resolution (Attachment 6) granting the appeal, making the required findings and
considerations (Exhibit A), approving Architecture and Site applications S-15-053 and
054 (Exhibit 10 of Attachment 1) subject to conditions (Exhibit B of Attachment 6), and
making one or more of the following findings in accordance with Town Code Section
29.20.300:
a. There was error or abuse of discretion on the part of the Planning Commission; or
b. New information was submitted to the Council during the appeal process that was
not readily and reasonably available for submission to the Commission; or
c. An issue or policy over which the Commission did not have discretion to modify or
address, but which is vested in the Council for modification or decision.
3. Continue the project to a date certain with specific direction.
ENVIRONMENTAL ASSESSMENT:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of California Environmental Quality Act, Section 15303: New Construction or Conversion of
Small Structures.
COORDINATION:
The evaluation of the original application was coordinated with the Engineering Department
and the Santa Clara County Fire Department.
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: 360 BELLA VISTA AVENUE/S-15-053 AND S-15-054
APRIL 27, 2016
Attachments:
1. March 9, 2016 Planning Commission Staff Report (including Exhibits 1 – 10)
2. March 9, 2016 Planning Commission Verbatim Minutes
3. Appeal of Planning Commission Decision, received March 16, 2016
4. Draft Resolution to deny the appeal (three pages)
5. Draft Resolution to grant the appeal and remand the project to the Planning Commission
(three pages)
6. Draft Resolution to grant the appeal and approve the project with the Required Findings
and Considerations (Exhibit A) and Conditions of Approval (Exhibit B) (12 pages)
7. Applicant’s letter and Revised Development Plans received April 8, 2016 (15 pages)
8. Public comments received prior to 11:00 a.m. April 28, 2016
cc: John Brady, 20103 Foster Road, Los Gatos, CA 95030
Michael Black, 15651 Glen Una Drive, Los Gatos, CA 95030
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TOWN OF LOS GATOS ITEM NO: 7
PLANNING COMMISSION STAFF REPORT
Meeting Date: March 9, 2016
PREPARED BY : Marni F. Moseley, Associate Planner
mm o eley@lo s gatosca.gov
APPLICATION NO: Subdivision Application M-15-005
Architecture and Site Applications S-15-053 and -054
LOCATION : 360 Bella Vista Avenue (located approximately 200 feet south
of Caldwell Avenue)
APPLICANT/
CONTACT PERSON: Michael Black
PROPERTY OWNER: John Brady
APPLICATION SUMMARY: Requesting approval to demolish an existing two-family
residence, subdivide one lot into two lots, and construct two new
single-family residences on property zoned R-1 :8. APN 529-22-
038.
RECOMMENDATION:
PROJECT DATA:
DEEMED COMPLETE : February 24, 2016
FINAL DATE TO TAKE ACTION ON
SUBDfVISION : April 14 , 2016
ARCHITECTURE AND SITE : August 24, 2016
SUBDIVISION : Approval Subject to Conditions
ARCHITECTURE AND SITE: Denial
General Plan Designation: Low Density Residential
Zoning Designation: R -1 :8 -Single-Family
Residential , 8,000-square foot lot
minimum
Applicable Plans & Standards : General Plan; Residential Design
Guidelines;
Parcel Size: 22,003 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1 :8
East Residential Medium Density R-M:5-12:PD
Residential
South Residential Low Density Residential R-1:8
West Residential Medium Density R-M:5-l 2 :PD
Residential
ATTACHMENT 1
Planning Commission Staff Report -Page 2
360 Bella Vista Avenue/M-15-005, S-15-053 , & -054
March 9, 2016
CEQA :
FINDINGS:
CONSIDERATIONS :
ACTION:
EXHIBITS:
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 and Section 15315: Minor Land
Divisions
• As required, pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act,
this project is Categorically Exempt, Section 15303: New
Construction or Conversion of Small Structures and Section
15315 : Minor Land Divisions.
• As required by Section 29.10.09030(e) of the Town Code for
demolitions.
• As required by the Residential Design Guidelines that the
project complies with the Residential Design Guidelines.
• As required by Section 66474 of the Subdivision Map Act if
the Planning Commission denies the subdivision application.
• As required by Section 29.20 .150 of the Town Code for
granting approval of an Architecture and Site application.
The decision of the Planning Commission is final unless
appealed within ten days.
1. Location Map (one page)
2. Findings for Subdivision (one page)
3. Recommended Conditions of Approval for Subdivision (4
pages)
4. Findings for Architecture and Site (one page)
5. Recommended Conditions of Approval for Architecture and
Site (8 pages)
6. Project Data Sheets (four pages)
7. Applicant's Letter of Justification, received December 8,
2015 (one page)
8 . Consulting Arborist Report, received on September 9, 2015
(33 pages)
9. Consulting Architect report, received September 11, 2015(six
pages)
10. Development Plans, received on February 24, 2016 (17 pages)
Planning Commission Staff Report -Page 3
360 Bella Vista Avenue/M-15-005, S-15-053, & -054
March 9, 2016
BACKGROUND:
The 22,003-square foot site currently contains a two-family residence, additionally an illegal
second unit was added at some time to the rear of the existing driveway but was never legalized .
The applicant is requesting approval to demolish the existing structures, to subdivide the Jot into
two equal 11,001.5-square foot lots , and to construct two new homes .
The project is being forwarded to the Planning Commission because the proposed residences
would be the largest in the immediate neighborhood .
PROJECT DESCRrPTION:
A . Subdivision Application
The applicant is proposing to subdivide one lot into two lots. Each lot would continue to
front on Bella Vista A venue with a confonning 60 feet of frontage. Both lots would have a
lot area of 11,001.5 square feet and meet or exceed the minimum lot depth of90 feet.
B. Architecture and Site Application
On lot 1 the applicant is proposing a 3,322-square foot residence with a 702-square foot
detached garage. The two-story residence would have a maximum height of 28 feet and
include hardi-shingle siding, composition roofing and wood clad windows.
On lot 2 , the applicant is proposing a 3,266-square foot residence with a 568-square foot
attached garage. The two-story residence includes a 1,472-square foot cellar and has a
maximum height of 27 feet, six inches. The proposed materials for lot 2 include board and
batt and horizontal siding, composition roof and wood clad windows.
A co lor and material board for each lot will be avai lable at the Planning Commission
meeting, and Exhibit 4 includes general project data for each lot.
C. Location and Surrounding Neighborhood
The project si te is located on the east side of Bella Vista A venue, approximately 200 feet
south of Caldwell A venue. Surrounding properties contain single-fami ly residences. The
property across Bella Vista A venue connects to the Bella Vista Village development.
D. Zoning Compliance
The proposed subdivision would comply with the requirements of the R-1 :8 zone in regards
to size, frontage, and depth.
Planning Commission Staff Report -Page 4
360 Bella Vista Avenue/M-15-005, S-15-053, &-054
March 9, 2016
The proposed residences would comply with the maximum permitted height, FAR, and
structure coverage limitations. Additionally, the proposed residences comply with setback
and parking requirements, and the R-1 :8 zone permits single-family residences .
ANALYSIS :
A. Floor Area
Based on Town and County records , the residences in the immediate area range in size
from 1,128 square feet to 3 ,016 square feet. The floor area ratios (FAR) range from 0.13
FAR to 0.64 FAR. The proposed residence would be 3 ,322 and 3,266 square feet each
with a 0.30 FAR. Pursuant to Town Code, the maximum square footage for each lot would
be 3 ,322 square feet.
The following Neighborhood Analysis table reflects current conditions of the immediate
area.
ADDRESS House Garage Lot size Stories FAR
380 Bella Vista Ave 2,040 460 7,552 2 0 .27
371 Bella Vista Ave 0 0 6,970 -0 .00
3 85 Bella Vista Ave 3,016 498 9 ,150 2 0.33
374 Bella Vista Ave 1,128 216 5,782 1 0 .20
368 Bella Vista Ave 1,170 364 7,500 1 0 .16
360 Bella Vista (Ex)* 3,345 672 22,003 1 0.15
360 Bella Vista (Lot 1) 3,322 702 11,001 2 0.30
360 Bella Vista <Lot 2) 3,265 521 11,001 2 0.30
354 Bella Vista Ave* 2,274 0 8,510 1 0 .27
350 Bella Vista Ave 1,842 324 14,659 1 0.13
348 Bella Vista Ave 2,729 441 9,900 2 0.28
323 Templeton Lane 2,885 435 4,792 2 0 .60
329 Templeton Lane 2,910 531 4,562 2 0.64
336 Templeton Lane 2,905 533 5,965 2 0.49
* Site contains more than one residential unit.
The proposed residences would be the largest homes in the immediate area with the second
largest FAR if you exclude the lots on T empleton Lane within the Bluebird Lane Planned
Development to the rear.
Planning Commission Staff Report -Page 5
360 Bella Vista A venue/M-15-005, S-15-053, & -054
March 9 , 2016
The project was referred to the Planning Commission because the proposed residences
would be the largest in the immediate area. The Residential Design Guidelines specify that
residential development shall be similar in mass , bulk, and scale to the immediate
neighborhood. The Guidelines al so specify that consideration will be given to the ex isting
F ARs, residential square footages , and lot sizes in the neighborhood. The applicant
provides justification for the proposed project in Exhibit 5.
An additional area of concern is the massing of the residences from the street. While there
is a mix of single and two-s tory homes in this section of Bella Vista, most are not full two-
story residences and have less visible mass. Fu ll two-story residences are more consistent
along the southern end of Bella Vista Avenue . The Town 's Consu lting Architect
considered this issue in his report (Exhibit 9) which is discussed below.
B. Tree lmpacts
The project site contains 26 protected trees. The appl ication was reviewed by the Town 's
Consu lt ing Arborist (Exhibit 8). At the time of this review the applicant was proposing to
remove four of the protected trees onsite (two plums , o ne yucca, and one Carolina Cherry).
The proposed tree removals have changed slightly from the arborist 's initial review. The
applicant is now proposing to remove nine protected trees. The four trees listed above as
well as a 19 inch redwood are in direct conflict with the propo sed structures . The
remaining four trees (three white birch and one 14 inch redwood) are in the center of the
rear yards and would conflict with the applicant 's ability to landscape the rear yards (no
plans included at this time). The Town's Consulting Arborist provided additional feedback
on these fo ur trees in that they are high water users and their removal would be appropriate
if the replacement trees were of a drought tolerant species. However, these four trees are in
fair or good condition and could be saved if determined to be appropriate.
If the project is approved, tree protection measures would be implemented prior to and
during construction. Replacement trees would be required to be planted pursuant to Town
Code. Tree protection measures are incorporated as conditions of approval (Exhibit 3) to
protect the trees to remain on the subject property and within the development area.
C. Architectural Considerations
Staff req uested that the Town's Architectural Consultant review the project (Exhibit 9) to
provide recommendations regarding architecture and neighborhood compatibility. The
consultant considered the change in mass and size of the proposed residences in regards to
their impact on the existing streetscape .
The Co nsultant 's conclusions were that the homes are well designed and similar in scale to
the homes within the Blue Bird (371 Los Gatos Boulevard) subdivision. The consu ltant
Planning Commission Staff Report -Page 6
360 Bella Vista Avenue/M-15-005, S-15-053, & -054
March 9, 2016
justifies these conclusions based on how the larger homes within the Blue Bird
development appear well integrated into the mix of smaller homes on Caldwell A venue due
in large part to the emphasis on the single story front porches similar to those in the
proposed project.
The consultant recommended some additional landscaping and a change to the proposed
eave on one of the garages. The applicant has incorporated the additional landscaping
along the northern property line of lot 1, and attached the garage on lot 2 in order to
provide room for the consistent eave lines as requested. Both items are included in the
development plans (Exhibit 10).
D . Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
At this time, the Town has not received any public comment.
COORDINATION:
Planning staff coordinated with the Building Department, the Engineering Division of Parks and
Public Works, and the Santa Clara County Fire Department.
SUMMARY AND RECOMMENDATION:
A. Summary
The proposed residences would be the largest in the immediate area, and proposes to
remove four additional trees that would not be required based on the proposed
improvements. While there are several homes in the immediate area that would be similar
in size (within 10% of the proposed floor area) and or have a higher FAR, the proposed
residences appear taller and would include more substantial second floors than those
currently within this section of Bella Vista Avenue.
B. Recommendation
Subdivision
Staff recommends approval of the proposed subdivision unless one or more of the required
findings for denial can be made (Exhibit 2). If the Planning Commission finds merit with
the proposed subdivision, it should:
Planning Commission Staff Report -Page 7
360 Bella Vista Avenue/M-15-005 , S-15-053 , & -054
March 9 , 2016
1. Make the required finding pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, that this project is
Categorically Exempt, Section 15315: Minor Land Divisions; and
2 . Determine that none of the findings required by Section 66474 of the Subdivision
Map Act to deny the subdivision application can be made; and
3. Approve Subdivision Application M-15 -005 with the conditions contained in Exhibit 3.
ALTERNATIVES:
Alternatively, the Commiss ion can :
1. Approve the application with additional and/or modified conditions, or
2. Continue the matter to a date certain with specific direction, or
3. Deny the application.
Architecture and Site
However, staff recommends denial of the Architecture and Site applications based on the
si z e of the residences and the mass and scale in comparison to those in the immediate area.
ALTERNATIVES:
Alternatively, the Commission can:
1. Approv e the applications by taking the following actions:
a . Make the required finding pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, that this project is
Categorically Exempt, Section 15303: New Construction or Conversion of
Small Structures; and
b. Make the required findings as required by Section 29.10.09030(e) of the Town
Code for granting approval of a demolition (Exhibit 4); and
c . Make the finding that the project complies with the Residential Design
Guidelines (Exhibit 4); and
d . Make the required considerations as required by Section 29.20 .150 of the Town
Code for granting approval of an Architecture & Site application (Exhibit 4); and
e. Approve Architecture and Site Applications S-15-053 and 063 with the
conditions contained in Exhibit 5 and development plans attached as Exhibit IO .
2 . Approve the applications with additional and/or modified conditions, or
3 . Continue the matter to a date certain with specific direction.
Planning Commission Staff Report -Page 8
360 Bella Vi sta Avenue/M-15-005 , S-15-053 , &-054
March 9, 2016
Prepared by:
M arni Moseley, AICP
Associate Planner
JP:MM:sr
./
J'l'-1
L ~ Approved by:
)oel Paulson, AICP
Community Development Director
cc: John Brad y, 20103 Foster Road, Los Gatos , CA 95030
Michael Black, 15651 Glen Una Drive, Los Gatos , CA 95030
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360 Bella Vista Avenue
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PLANNING COMMISSION -March 9, 2016
REQUIRED FINDINGS FOR SUBDIVISION:
360 Bella Vista A venue
Subdivision Application M -15-005
Architecture and Site Applications S-15-053 and 054
Requesting approval to demolish an existing two-family residence, subdivide one lot into
two lots, and construct two new single-family residences on property zoned R-1:8. APN
529-22-038.
PROPERTY OWNER: John Brady
APPLICANT: Michael Black
Required fmding for CEQA:
FINDINGS
• The project is Categorically Exempt pursuant to the adopted Gujdelines for the
Implementation of the California Environmental Quality Act, Section 15315: Minor Land
Divisions .
Required fmdings to deny a Subdivision application:
• As required by Section 66474 of the State Subdivision Map Act the map shall be denied if
any of the following findings are made: None of the findings could be made to deny the
application.
a. That the proposed map is not cons istent with all elements of the General Plan .
b. That the design and improvement of the proposed subdivision is not consistent with all
elements of the General Plan.
c. That the site is not physically suitable for the proposed development.
d. That the site is not physically suitable for the proposed density of development.
e. That the designs of the subdivision or the proposed improvements are likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife or
their habitat.
f. That the design of the subdivision or type of improvements is likely cause serious public
health problems.
g. That the design of the subdivision or the type of improvements will conflict with
easements, acquired by the public at large, for access through or use of, property within
the proposed subdivision .
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PLANNING COMMISSION-March 9, 2016
CONDITIONS OF APPROVAL FOR SUBDIVISION
360 Bella Vista A venue
Subdivision Application M-15-005
Architecture and Site Applications S-15-053 and 054
Requesting approval to demolish an existing two-family residence, subdivide one lot into
two lots, and construct two new single-family residences on property zoned R-1 :8. APN
529-22-038.
PROPERTY OWNER: John Brady
APPLICANT: Michael Black
TO THE SA TJSFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
I . APPROVAL. This application shall be completed in accordance with all of the condihons
of approval listed below and in substantial compliance with the approved plans noted as
received by the Town on November 5, 2014. Any changes or modifications to the
approved plans shall be approved by the Community Development Director, Development
Review Committee, Planning Commission, or Town Council, depend ing on the scope of
the changes.
2. EXPIRATION. The Tentative Map approval will expire two years from the approval date
(March 9, 2018) pursuant to Section 29.20.320 of the Town Code, unless the approval has
been vested.
3. TOWN INDEMNITY. Applicants are notified that Town Code Section l. l 0 .1 15 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 s uch permits and entitlements whether or not expressly set
forth in the approval , and may be secured to the satisfaction of the Town Attorney.
4. ARCHITECTURE AND SITE APPROVAL REQUIRED. Architecture and Site approval
is required for the demolition of the existing two-family residence and the two replacement
residences . Approval must be obtained prior to recordation of the final parcel map.
5. DEMOLITION AND DEMOLITION PERMIT REQUIRED. This approval is contingent
on the demolition of the existing structures as shown on the approved plans. A demolition
permit is required for the demolition of any existing structures . All required demolition
shall occur prior to the recordation of the final parcel map .
6 . TREE PRESERVA TJON. All recommendations of the Town 's Consulting Arborist shall
be followed . Refer to the report prepared by Debbie Ellis dated September 9 , 2015 for
additional detaj ls .
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS :
Engin eering Divis ion
7 . GENERAL: All public improvements shalJ 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
. .!EXli.IB!T ~.
be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall
not be washed into stonn drainage facilities. The storing of goods and materials on the
sidewalk and/or the street will not be allowed unless an encroachment pennit is issued.
The Developer's representative in charge shall be at the job site during all working hours.
Failure to maintain the public right-of-way according to this condition may result in the
Town performing the required maintenance at the Developer's expense.
8. 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 Applicant/Developer 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. Copies of any approvals or pennits must be
submitted to the Town Engineering Division of the Parks and Publ ic Works Department
prior to releasing any permit.
9. RESTORATION OF PUBLIC lMPROVEMENTS: The Developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of the Developer's operations. Lmprovements such as, but not limited to , curb , gutter, and
pavement shall be repaired and replaced to a condition equal to or better than the original
condition. Any new concrete shall be free of stamps, logos, names, graffiti , etc. Any
concrete identified that is displ aying a stamp or equal shall be removed and replaced at the
Contractor's sole expense and no additional compensation shall be allowed therefore .
Existing improvement to be repaired or replaced shall be at the direction of the Engineering
Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. The
Developer shall request a walk-through with the Engineering Construction inspector before
the start of construction to verify existing conditions.
l 0 . GRADING PERMIT: Grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of the Town Code. The grading permit
application (with grading plans) shall be made to the Engineering Division of the Parks &
Public Works Department located at 4 t Miles A venue. The grading plans shall include
final grading, drainage , retaining wall location , driveway, utilities and interim erosion
control. Grading plans shall list earthwork quantities and a table of existing and proposed
impervious areas . Unless specifically allowed by the Director of Parks and Public Works,
the grading permit will be issued concurrently with the building pennit. The grading permit
is for work outside the building footprint(s). A separate building pennit, issued by the
Building Department on E. Main Street is needed for grading within the building footprint.
l I . DRIVEWAY: The driveway confonns to existing pavement on Bella Vista A venue shall
be constructed such that existing drainage patterns will not be obstructed.
12. TREE REMOVAL: A tree removal pennit is required prior to the issuance of a grading or
building pennit, whichever comes first.
13 . PARCEL MAP: A parcel map is required. Two copies of the parcel map shall be
submitted to the Engineering Division of the Parks & Public Works Department for review
and approval. Submittal shall include closure calculations, title reports and the appropriate
fee . The map shall be recorded before any permits for new construction are issued .
14 . WEST VALLEY SANITATION DISTRICT:
a. All sewer connection and treatment plant capacity fees shall be paid prior to the
recordation of any maps or the issuance of a sewer connection pennit, whichever
occurs first. Written confinnation of payment of these fees shall be provided prior to
map recordation.
b. Sanitary sewer laterals are televised by West Valley Sanitation District and approved
by the Town of Los Gatos before they are used or reused . A sanitary sewer clean-out is
required for each property at the property line or location specify by the Town.
15. DEMOLITION: The existing building shall be demolished prior to recordation of the
parcel map.
16. SOILS REVIEW: Prior to issuance of any permits, the Applicant's engineers shall prepare
and submit a design-level geotechnical/geological investigation for review and approval by
the Town. The Applicant's soils engineer shall review the final grading and drainage plans
to ensure that designs for foundations, retaining walls, site grading, and site drainage are in
accordance with their recommendations and the peer review comments. Approval of the
Applicant's soils engineer shall then be conveyed to the Town either by letter or by signing
the plans.
17 . SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all
excavations and grading shall be inspected by the applicant's soils engineer prior to
placement of concrete and/or backfill so they can verify that the actual conditions are as
anticipated in the design-level geotechnical report, and recommend appropriate changes in
the recommendations contained in the report, if necessary. The results of the construction
observation and testing should be documented in an "as-built'' letter/report prepared by the
applicants' so ils engineer and submitted to the Town before final release of any occupancy
permit is granted.
18. SOIL RECOMMENDATIONS : The project shall incorporate the geotechnical /geological
recommendations contained in the Geotechnical & Geologic Investigation on Proposed
Two Custom Homes, 360 Bella Vista Avenue, Los Gatos, California by T. Makdissy
Consulting, Inc., dated July 2, 2015, 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 applicant.
19 . UTILITIES: The Developer shall install all new , relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27 .50.0 l 5(b ). All new utility services
shall be placed underground. Underground conduit shall be provided for cable television
service. Applicant is required to obtain approval of all proposed utility alignments from
any and all utility service providers. The Town of Los Gatos does not approve or imply
approval for final alignment or design of these facilities.
20. SIDEWALK/CURB IN-LIEU FEE: A curb and sidewalk in-lieu fee shall be paid prior to
issuance of a building permit. The estimated fee per the current Town Fee Schedule is
$16,320.00. This fee is based on 120 LF of curb at $64/LF and 540 square feet of 4.5-foot
wide sidewalk at $16/SF. The fee is subject to change every fiscal year.
21. 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.). Prior to the issuance of a building permit, the developer shall work with the Town
Building and Engineering Department Engineering 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 developer/owner 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. All truck s transporting materials to and from the
site shall be covered.
22. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and
9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located
within a structure on the property, the measurement shall be made at distances as close to
twenty-five (25) feet from the device as possible. The noise level at any point outside of
the property plane shall not exceed eighty-five (85) dBA.
23. CONSTRUCTION MANAGEMENT PLAN: The Applicant shall submit a construction
management plan that shall incorporate at a minimum the employee parking, materials
storage area, concrete washout, and proposed outhouse locations.
24. SITE DESIGN MEASURES: All projects shall incorporate one or more 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 permeable pavement surfaces on the driveway, at a minimum, if infiltration is
feasible.
e. Use landscaping to treat stormwater.
25. 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.
26. 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 storing of
goods and/or materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division. The adjacent public right-of-
way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and
debris shall not be washed into stom1 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. The developer's representative in charge shall be at the job site during all
working hours. Failure to maintain the public right-of-way according to this condition may
result in the Town performing the required maintenance at the developer's expense.
N:•DEV•CONDIT NS\2016•Bell• Vista-360.T M.doc
PLANNING COMMISSION-March 9, 2016
REQUIRED FINDINGS AND CONSIDERATIONS FOR ARCHITECTURE AND SITE:
360 Bella Vista A venue
Subdivision Application M-15-005
Architecture and Site Applications S-15-053 and 054
Requesting approval to demolish an existing two-family residence, subdivide one lot into
two lots, and construct two new single-family residences on property zoned R-1:8. APN
529-22-038.
PROPERTY OWNER: John Brady
APPLICANT: Michael Black
Required finding for CEQA:
FINDINGS
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section I 5303 : New
Construction or Conversion of Small Structures.
Required finding for the demolitions:
• As required by Section 29.10.09030(e) of the Town Code for demolitions:
1. The Town's housing stock will be maintained as the residences will be rep laced.
2 . The existing structures have no architectural or historical significance, and are in poor
condi ti on .
3. The property owner does not desire to maintain the structures as they exist; and
4 . The existing structures would conflict with the proposed subdivision.
Required Compliance with the Residential Design Guidelines:
• The project is in compliance with the Residential Design Guidelines for sin gle-family homes
not in hillside residential areas.
CONS ID ERA TIO NS
Required considerations in review of Architecture & 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.
N·\D EV \FIN DI NGS\2 0 16\Bella Vi sta-360 -A&S,d ocx
E XHIBIT 4
PLANNING COMMISSION -March 9, 2016
CONDITIONS OF APPROVAL FOR ARCHITECTURE AND SITE
360 Bella Vista A venue
Subdivision Application M-15-005
Architecture and Site Applications S-15-053 and 054
Requesting approval to demolish an existing two-family residence, subdivide one lot into
two lots, and construct two new single-family residences on property zoned R-1:8 . APN
529-22-038.
PROPERTY OWNER: John Brady
APPLICANT: Michael Black
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
l. AP PROV AL: This application shall be completed in accordance with all of the conditions
of approval and in substantia1 compliance with the approved plans. Any changes or
modifications to the approved plans 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
shal1 be used unless it can be demonstrated that they are needed for safety or security. The
1ighting plan shall be reviewed during building plan check.
4. GENERAL: 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.
5. TREE REMOVAL PERMIT: A Tree Removal Pennit sha11 be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations made by Deborah Ellis, identified in the Arborist's report dated as
received September 9, 2015, on file in the Community Development Department. A
Compliance Memorandum shall be prepared by the applicant and submitted with the
building permit application detailing how the recommendations have or will be
addressed. These recommendations must be incorporated in the building permit plans, and
completed prior to issuance of a building perrpit 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 pennits and shall
remain through all phases of construction. Refer to tree fencing requirements and other
protection measures identified in the Arborist Reports prepared by Deborah Ellis dated as
received September 9, 2015, on file in the Community Development Department. Include
a tree protection plan with the construction plans .
8. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit,
the developer sha11 provide the Community Development Director with written notice of
the company that wil1 be recycling the building materials. All wood, metal , glass, and
• ;f.N,-1.iliit 5 I
aluminum materials generated from the demolished structure shall be deposited to a
company which will recycle the materials. Receipts from the company(s) accepting these
materials, noting the type and weight of materials, shall be submitted to the Town prior to
the Town's demolition inspection.
9 . STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
10 . TOWN INDEMNITY : Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend ,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entit lement. 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.
Building Division
11 . PERMITS REQUIRED: A Demolition Permit shall be required for the demolition of the
existing structures and a Building Permit shall be required for the construction of the new
single-family residences. Separate permits are required for electrical , mechanical, and
plumbing work as necessary.
12. 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.
13 . SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42 ".
14 . DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application
and a Bay Area Air Quality Management District Application from the Building
Department Service Counter. Once the demolition form has been completed, all signatures
obtained, and written verification from PG&E that all utilities have been disconnected,
return the completed form to the Building Department Service Counter with the air
District's J# Certificate, PG&E verification, and three (3) sets of site plans showing all
existing structures, existing utility service lines such as water, sewer, and PG&E. No
demolition work shall be done without first obtaining a pennit from the Town.
15 . 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. As an alternate, the necessary foundation elements can be
designed by a licensed Civil Engineer to the Minimum Requirements of Chapter 4 of the
2013 California Residential Code.
16. FOUNDATION rNSPECTIONS: 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 elevation 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 civi l engineer for the
following items:
a. Building pad elevation
b . Finish floor el evation
c. Foundation comer locations
d . Retaining Walls
17 . RESIDENTIAL TOWN ACCESSIBILITY STANDARDS : The residence 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-in ches from the floor to the center of the
backing, suitable for the installation of grab bars.
b. All passage doors shall be at least 32-inches wide on the accessible floor.
c . Primary entrance shall be a 36-inch wide door in cluding a 5 'x5 ' level landing, no more
than 112-inch out of plane with the immediate interior floor level with an 18-inch
clearance at interior strike edge.
d. Door buzzer, bell or chime shall be hard wired at primary entrance.
18 . TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue-lined, i.e. directly printed, onto a plan sheet.
19 . 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.
20. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase
II approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10-feet
of Chimney.
21. HAZARDOUS FIRE ZONE: The project requires a Class A Roof assembly.
22 . 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
23 . BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County
Valley Nonpoint Source Pollution Control Program Sheet (24x36) 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 Blue Print for a fee or online at
www.l osgatosca.gov/building.
24. APPROVALS REQUIRED : The project requires the following departments and agencies
approva l before issuing a building permit:
a . Community Development -Planning Divi sion
b . Engineering/Parks & Public Works Department
c. Santa Clara County Fire Department
d. West Valley Sanitation District
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.
f. Bay Area Air Quality Management District
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS :
Engineering Division
25 . 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 dirt and 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 .
The Developer's representative in charge shall be at the job site during all working hours.
Fai lure to maintain the public right-of-way according to this condition may result in the
Town performing the required maintenance at the Developer's expense.
26. APPROVAL: This application shall be completed in accordance with all the conditions of
approval s 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
27 . 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. lt is the responsibility of the Applicant/Developer 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 . Copies of any approvals or permits must be
submitted to the Town Engineering Divi s ion of the Parks and Public Works Department
prior to releasing any permit.
28 . PUBLIC WORKS INSPECTIONS : The Developer or his/her 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 rejection of work that went on without inspection.
29 . RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of the Developer's operations. Improvements such as, but not limited to , curb, gutter, and
pavement shall be repaired and replaced to a condition equal to or better than the original
condition. Any new concrete shall be free of stamps, logos, names , graffiti, etc. Any
concrete identified that is displaying a stamp or equal shall be removed and replaced at the
Contractor's sole expense and no additional compensation shall be allowed therefore.
Existing improvement to be repaired or replaced shall be at the direction of the Engineering
Construction Inspector, and shall comply with all Title 24 Disabled Access provisions . The
Developer shall request a walk-through with the Engineering Construction Inspector before
the start of construction to verify existing conditions.
30. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an
encroachment permit. Special provisions such as limitations on works hours , protective
enclosures, or other means to facilitate public access in a safe manner may be required.
31. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan
review at the Engineering Division of the Parks and Public Works Department.
32. fNSPECTION FEES: Inspection fees shall be deposited with the Town prior to issuance of
any pe1mits or recordation of the parcel map.
33. GRADING PERMIT: Grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of the Town Code. The grading permit
a pplication (with grading plans) shall be made to the Engineering Division of the Parks &
Public Works Department located at 41 Miles Avenue. The grading plans s hall include
final grading, drainage, retaining wall location, driveway, utilities and interim erosion
control. Grading plans shall list earthwork quantities and a table of existing and proposed
impervious areas. Unless s pecifically allowed b y 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). A separate building permit, issued by the
Building Department on E. Main Street is n eede d for grading w ithin the building footprint.
34. DRIVEWAY: The driveway conforms to existing pavement on Bella Vista Avenue shall
be constructed such that existing drainage patterns will not be obstructed.
35. TREE REMOVAL: A tree removal permit is required prior to the iss uance of a grading or
building permit, whichever comes first.
36. WEST VALLEY SANITATION DISTRICT:
a. All sewer connection and treatment plant capacity fees shall be paid prior to the
recordation of any maps or the issuance of a sewer connection permit, whichever
occurs first. Written confirmation of payment of these fees shall be provided prior to
map recordation.
b . Sanitary sewer laterals are televi sed by West Valley Sanitation District and approved
by the Town of Los Gato s before they are used or reused. A sanitary sewer clean-out is
required for each property at the property line or location specify by the Town .
37. SOILS REVIEW: Prior to iss uance of any permits, the Applicant's engineers sha ll prepare
and s ubmit a desigri-level geotechnical/geological investigation for review and approval by
the Town. The Applicant's soils engineer s hall review the final grading and drainage plans
to ensure that desigris for foundations , retaining walls, site grading, and site drainage are in
accordance with their recomme ndatio ns and the peer review comments. Approval of the
Applicant 's soil s engineer shall then be conveyed to the Town e ithe r by le tter or by sigriing
the plans.
38. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all
excavations and grading shall be inspected by the applicant's so il s engineer prior to
placement of concrete and/or backfill so they can verify that the actual conditions are as
anticipated in the desigri-level geotechnical report, and recommend approp1iate changes in
the recommendations contained in the report, if necessary. The results of the construction
observation and testing should be documented in an "as-built" le tter/repo rt prepared by the
applicants ' soils engineer and submitted to the Town before final release of any occupancy
pe rmit is granted.
39. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the Geotechnica l & Geologic In vestigation on Proposed
Two Custom Homes , 360 Be lla Vista Avenue, Los Gatos, California by T. Makdissy
Cons ulting, Inc., dated July 2, 20 15 , and any s ubsequently required report o r a ddendum .
Subsequent reports or addendum are su bjec t to peer review by the Town 's consultant and
costs shall be borne b y the applicant.
40. UTILITIES: The Developer shall install all new , relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27 .50.015(b ). All new utility services
shall be placed underground. Underground conduit shall be provided for cable television
service. Applicant is required to obtain approval of all proposed utility alignments from
any and all utility service providers. The Town of Los Gatos does not approve or imply
approval for final alignment or design of these facilities.
41. SIDEWALK/CURB IN-LIEU FEE: A curb and sidewalk in-lieu fee shall be paid prior to
issuance of a building permit. The estimated fee per the current Town Fee Schedule is
$16,320.00 . This fee is based on 120 LF of curb at $64/LF and 540 square feet of 4.5-foot
wide sidewalk at $16/SF. The fee is subject to change every fiscal year.
42. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross
vehicle weight exceeding ten thousand ( 10,000) pounds shall be allowed to park on the
portion of a street which abuts property in a residential zone without prior to approval from
the Town Engineer.
43 . 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.). Prior to the issuance of a building permit, the developer shall work with the Town
Building and Engineering Department Engineering 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 developer/owner 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. All trucks transporting materials to and from the
site shall be covered.
44. CONSTRUCTION NOISE : Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and
9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities
shall be allowed . No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located
within a structure on the property, the measurement shall be made at distances as close to
twenty-five (25) feet from the device as possible. The noise level at any point outside of
the property plane shall not exceed eighty-five (85) dBA.
45. CONSTRUCTION MANAGEMENT PLAN: The Applicant shall submit a construction
management plan that shall incorporate at a minimum the employee parking, materials
storage area, concrete washout, and proposed outhouse locations.
46. SITE DESIGN MEASURES : All projects shall incorporate one or more 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 permeable pavement surfaces on the driveway, at a minimum, if infiltration is
feasible.
e. Use landscaping to treat stormwater.
47. 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 times daily, or
apply (non-toxic) soi l stabilizers on all unpaved access roads, parking areas, and staging
areas at construction sites in order to insure proper control of blowing dust for the duration
of the project. Watering on public streets shall not occur. Streets will 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 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 25 MPH. All trucks hauling soil, sand, or other loose
debris shall be covered.
48 . 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 .
49. SITE DRAfNAGE: 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 altemati ves included in section C .3 .i of the Municipal Regional NP DES Pennit.
These include storm water reuse via cisterns or rain barrels, directing runoff from
impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to
be used they shall be placed a minimum of ten (10) feet from the adjacent property line
and/or right of way.
50. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of contractor and
home owner 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 washed into
the Town's storm drains.
51. 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 storing of
goods and/or materials on the sidewalk and /or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division. The adjacent public right-of-
way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and
debris shall not be washed into sto rm drainage facilities . The storing of goods and
materials on the sidewalk and/or the street will not be allowed unless an encroachment
pe1mit is issued . The developer's representative in charge shall be at the job site during all
working hours. Failure to maintain the public right-of-way according to this condition may
result in the Town performing the required maintenance at the developer's expense.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
56. FIRE SPRINKLERS REQUIRED: An automatic residential fire sprinkler system shall be
installed in one-and two-family dwellings as follows: In a11 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 square feet. Exception: A one-time addition
to an existing building that does not total more than 1,000 square feet of building area.
NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible
for consulting with the water purveyor of record in order to determine if any modification
or upgrade of the existing water service is required. A State of California licensed (C-16)
Fire Protection Contractor shall submit plans, calculations, a completed permit application
and appropriate fees to this department for review and approval prior to beginning their
work.
57 . 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 protectio n
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 ).
58 . CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with
applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-
7. Provide appropriate notations on subsequent plan submittals, as appropriate to the
project.
59 . 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. 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.
N:\DEV\CONDIT IONS \2016\Be lla V ista-360.docx
(,-
360 Bella Vista (Lot 1) -PROJECT DATA
-
I --
EXISTING CONDITIONS PROPOSED PROJECT REQUIRED/ PERMITIED
Zoning district R-1:8 same -
Land use /?,e.,~~,( ~cbt-h~t Single family residential
Lot size:
$ Square feet/acres (ti()){,) /l J c»t .5 8,000
Exterior materials:
$ siding 5£if_Q 54ri~ ;e, -
'_/
$ trim luo:x:J CuUcd -
$ windows UtV1'!/ f_!cic! -
v
$ roofing f,)piP, Currip -
Building floor area: I
$ first floor 2-«1S 19'18
$ second floor -151'1
$ garage -i-O?-
$ cellar ---
Setbacks (ft.):
$ front '7i I 2fo I 2 5 feet minimum
3o I 58' $ rear 20 feet minimum
$ side s· 8' 8 feet min imum
$ side 8tf'l!et / l ' i il ~feet minimum
Maximum height (ft.) J-slvVV\ J~I 30 feet ma xi mum
J
Floor Area Ratio (%)
$ house .13 . )D?-
$ garage --.o85
l£xHrnIT 8
Parking .1 two spaces minimum
Sewer or Septic Same
Sewer -
-
Grading (cu. yds.)
~ I ,_ -·-'
$ house I l4B -
$ driveway ~ ) }_ -
$ landscape area I)_ -
(
-
360 Bella Vista (Lot 2) -PROJECT DATA
EXISTING CONDITIONS PROPOSED PROJECT REQUIRED/ PERMITTED
Zoning district R-1:8 same -
land use (&.,,d~h~ I /&J d~t.r { Single family residential
lot size:
-·
$ Square feet/acres I {I()()' //, ()O { 8,000
, ,
Ex terior materials:
-· ..
$ siding <;/w/n /l>-1 w~h.f / Ue1rhciA -
$ trim lv:Jcd ~ -
$ windows 01~~1 {l(c,/ -
$ roofing (I~~ n')rn0 -
,
Building floor area:
- - -
$ first floor 240S /Pf1 L{
$ second floor -I 3 ff{
$ garage -52 1
$ cellar ---
--
Setbacks (ft.):
$ front 5 )' <J 0 I 25 feet minimum
$ rear )o' 54' 20 fe et minimum
$ side )' to ' 8 feet minimum
$ side ~ 8 ' :2 (t i( ~ feet minimum
Maximum height (ft.) I-Sb1'1 21-r b u 30 feet max imum
-.../
Floor Area Ratio (%)
$ house ( l f ,30
$ garage
Parking Q_ two spaces minimum
Sewer or Septic Sewer
Same -
Grading (cu. yds.) I
I ..
$ house b Jl( -
$ driveway 0 -
$ landscape area ~'-{ -
(\
PBD
PENINSULA BUILDER S S DE V ELO P MEN T
RECEIVED
DEC 08 701~
TOWN OF LOS GATOS
PLANNING DIVISION
360 BELLA VISTA A VENUE, LOS GATOS
Letter of Justification
Town of Los Gatos
Planning Department
110 E. Main Street
Los Gatos, CA 95030
Dear Staff,
The property at 360 Bella Vista A venue consists of three structures that were built in 1940. These
three structures are on a large 22,000 sqft flat lot that resides in an R-1-8 Zoning. We have
submitted plans for a two lot subdivision that include the design of two single family homes. The
subdivision of the property into two parcels will create consistent lot sizes within the neighborhood.
Lot 1 is a two-story, shingle siding craftsman house that focuses on a symmetrical front elevation.
1bis front elevation has an inviting front porch and important master bedroom balcony that has
beautiful views of the Los Gatos Mountains. The driveway is located on the north side of the
property to gain distance from the cute bungalow house next door. The view from the street down
the driveway makes the three car garage appear to only be a two car garage. The second story
setback around the entire house reduces the overall bulk an d mass of the h ome. This craftsman
design is a perfect complement to the neighborhood.
Lot 2 is a two-story farmhouse design with a combination of vertical board & batt siding along with
horizontal siding on the second story. The spacious front porch with large front windows provides
an attractive elevation from the street. The driveway was placed on the south side of the property to
preserve the oak trees and create a buffet between the neighbor to the south. The attached garage is
set far enough back from the street that it has the appearance of a detached garage. The design of
this house has a great balance of materials that help it blend to the surrounding neighborhood.
The proposed plans for both homes comply with the Residential Design Guidelines. These homes
are well designed, are an appropriate size for the lots, and are compatible with the surrounding
homes in the neighborhood. We believe the proposed project is a great addition to the
neighborhood.
Regards,
Michael Black
Peninsula Builders & Development
EXHlBfI 7
This Page
Intentionally
Left Blank
Deborah Ellis, MS
Consulting Arborist & Horticultur ist
RECEIVED
SEP 9 2015 S ervice sill ce 1984
ARBORIST REPORT TOW N OF LOS GATOS
PL ANNI N G D IVISION
Tree Inventory, Tree Descriptions and Recommendations Relative to Proposed Construction
I LOT 2
I
Project:
360 Bella Vista Avenue, Los Gatos
Property Owner:
John Brady
Prepared for:
Marni Moseley
Town of Los Gatos Community Planning Department
11 O E. Main Street
Los Gatos. CA 95031
Prepared by:
Deborah Ellis, MS .
ConsulHng Arborist & Horticulturist
Registered Consulting Arborist #305. American Society of Consulting
Arborists
Boord Certified Moster Arborist WE-0457B, International Society of
Arboriculture
Certified Profes sional Horticulturist #30022 , American Society for
Horticultural Science
SEPTEMBER 9, 2015
Report Historv: This is my first report for this project.
PO Bo x 371 4 , Saratoga. CA 9507 0 . 408 -72 5-1 357 . decah@pacbell.net . http://www .decah.com .
Deborah Ellis, MS
Consulting Arborlst & Horticulturist
Seniice sirt ce 1984
Table of Contents
TREE MAP .............................................................................................................................................................................................................................. 1
SUMMARY ............................................................................................................................................................................................................................. 2
The Project ................................................................................................................................................................................................................................. 2
The Existing Tree s and how the Project will Affect Them ................................................................................................................................................. 2
Table l Summary Tree Table ................................................................................................................................................................................................. 3
RECOMMENDATIONS .......................................................................................................................................................................................................... 4
INTRODUCTION .................................................................................................................................................................................................................... 7
Purpose & Use of Report ......................................................................................................................................................................................................... 7
Plans Reviewed ......................................................................................................................................................................................................................... 7
METHODOLOGY ................................................................................................................................................................................................................... 8
OBSERVATIONS .................................................................................................................................................................................................................... 9
Site Conditions ........................................................................................................................................................................................................................... 9
APPENDIX ............................................................................................................................................................................................................................. 9
Table 3 Complete Tree Table ................................................................................................................................................................................................ 9
Explanation of Tree Table Data Columns: ..................................................................................................................................................................... 14
Tree Root Protection Distances ............................................................................................................................................................................................ 19
Los Gatos Tree Protection Requirements ........................................................................................................................................................................... 20
Tree Photos .............................................................................................................................................................................................................................. 25
Assumptions & Limitations ..................................................................................................................................................................................................... 28
Enclosures: ................................................................................................................................................................................................................................ 29
References: .............................................................................................................................................................................................................................. 30
Glossary .................................................................................................................................................................................................................................... 30
Cover photos: The front (west) perimeter of the property along Bella Vista Avenue. The approx imate subdi v1s1on lines for the two lots are
shown . Some of the trees that are discussed in th is report are numbered . All photos 1n this report were taken b y D. Ellis on September 8 ,
2015 .
PO Box 3714 , Saratoga, CA 95070. 408-725-1357. decah@pacbell.net . http://www .decah.com .
TREE MAP
f .
/·
HAMIL ION
DOC 1216679!>6
LOT J
(")
Deborah Ellis, MS
Consulting Arborist & Horticulturist
1"=10
LOT 2
(A)
Semce Slllet 1984
PO Box 3714 , Saratoga, CA 95070. 408 -725-1357. decah@pacbell.net . http://www .decah .com .
Arborist Report for 360 Bella Vista Ave . Septembe r 9 , 2015. Page 1 of 31
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Service mice 1984
SUMMARY
THE PROJECT
An existing one-story, single-family residence and second unit will be demolished and the lot subdivided into two lots. One new single-
family, two-story home will be constructed on each of the lots.
THE EXISTING TREES AND HOW THE PROJECT WILL AFFECT THEM
There are 26 protected trees 1 on the project site that are listed and described in this report. The project proposes that only 4 of these
trees will need to be removed due to construction (#2 purpleleafplum, #3 giant yucca on Lot 1. and #25 purpleleafplum
and #26 Carolina laurel cherry on Lot 2), and that all other trees can remain. I agree with the 4 trees that are proposed for
removal, but I have listed 2 additional trees (# 11 crabapple on Lot 112 and #21 coast redwood on Lot 2) as "debatable" due to
potential construction impacts. Crabapple # 11 may be in the way of the fence between the two lots, and a drainage swale is too
close to coast redwood #21 . Crabapple # 11 is not a particularly prominent or valuable tree, and in my opinion there is no problem
removing it if that is necessary for fence construction. Coast redwood #21 can be adequately protected by simply moving the
drainage trench farther from the trunk of the tree, as explained in the Notes column of the Complete Tree Table for this tree.
A summary of all trees is provided in Table 1 on page 3, and a more detailed description of the trees is provided in Table 3 (the
Complete Tree Table) beginning on page 9. The Complete Tree Table also provides recommended minimum root protection distances
for those trees that will or may be saved, as well as other important information about individual trees .
1 For the puroose of this reoort a protected tree is : all trees which have a (4) four-inch or greater diameter of any trunk, when removal relates to any review for which
zoning approval or subdivision approval is required . Exceptions are : fruit or nut trees that less than eighteen (18) inches in diameter or any of the following spec ies
that are less than 24 inches in diameter: black acacia (Acacia melanoxylon), tulip tree (Liriodendron tulipifera), tree-of-Heaven (Ailanthus altissima), Tasmanian blue
gum Eucalyptus (Eucalyptus globulus), Red River gum Eucalyptus (Eucalyptus camaldulensis), other Eucalyptus species (E. spp.) (Hillsides only), glossy privet
Li ustrum lucidum and and alms exce t Phoenix canariensis .
PO Box 3714 , Saratoga, CA 95070. 408-725-1357. decah@pocbel l.ne t . http://www .decoh.com .
Arborist Report for 360 Bello Vista Ave . September 9 , 2015. Page 2 of 3 1
Deborah Ellis, MS
Consulting Arborist & Horticultu rist
Sefl!lct smce 198./
TABLE 1 SUMMARY TREE TABLE
Tree Common Trunk !Preservation Expected
# Name Diam. Sultablllty ~alue Construction Action Reason
Impact
*1 coast live oak 22 Fair/Good $7.800 Low/Moderate Save
2 purplel eaf p lum 5.4 Farr/Good 1,260 Severe Remove Construction
3 19 1ant yu cca 7 Poor 1,080 Severe Remove Constructton Structure
4 European white birch 10 Fair 990 Low Save
5 European white birch 10 Fair 840 Low Sa ve I
I !European white b1rch J !Fa ir J 1,220 JLow !save I
'
6 6
7 coast redwood 19 Good 6,400 Low Save
8 coast redwood 16 Good 4 ,180 Low Save I
I 9 Jcoast redwood I 17 IF air /Good I 4 .140 JLow I save I
10 coast redwood 17 Good 4 ,560 Low Save
11 crabapple 6 ,7 Fa ir 1, 150 Uncertain Debatable Construction
12 coast redwood 14 Good 3 ,520 Low Save
13 coast redwood 12 Fair/Good 2 ,180 Low Save
14 coast redwood 6 Fair 1, 170 Low Save
15 coast redwood 6 Fair/Poor 990 Low Save
16 coast redwood 13 Good 3 ,220 Low Save
17 coast redwood 8 Fair/Good 660 Low Save
18 coast redwood 12 Good 2 ,250 Low Save I
I 19 !Hollywood j uniper l 7 ,7 ,8 ,9 IFa1r/Poor I 2 .190 ILow I save I
20 Strawberry tree 9 (4 ) Farr/Good 1.400 Low Save
21 coast redwood 14 Good 3,280 Moderate/Severe Debatable Construction
*22 coast live oak 19 Fair/Good 10,600 Low Save
*23 coast llve oak 23 Good 10,400 Low Save * Denotes tree species nati v e to the
*24 coast hve oak 22 Fair/Good 7 ,700 Low Save area w i thin the v 1c 1n1ty of the site. All
25 purpleleaf plum 4467 Good 3 .040 Severe Remove Construction other tree spec i es are not native to the
26 Carolina laurel cherry 8 Farr/Good 1100 Severe Remove Const ruction 1mmed1ate area.
PO Bo x 3714 , Sarat oga , CA 95070 . 408 -725-1357 . decah@pa c bel I .net. http://www.decah .com . I
Arbor ist Report for 360 Bella Vi sta Ave . September 9 , 2015. Page 3 of 31
Deborah Ellis, MS
Consulting Arborist & Horticulturist
S eroia since 1984
RECOMMENDATIONS
1 ) Existing trees to be saved or removed should be numbered on all site-based plans to match the tree tag numbers that are used In this
arborlst report.
2) Remove the following 4 trees due to construction Impact: #2 purpleleaf plum and #3 giant yucca on Lot 1, and #ZS
purpleleaf plum and #26 Carolina laurel cherry on Lot 2.
3) Do not remove or prune to remove more than 253 of the live branches of any protected tree until a valid tree removal permit has
been obtained from the Town of Los Gatos.
4) Trees listed as "Debatable" are: #11 crabapple and #21 coast redwood on Lots 1 /2 and 2, respectively. Read about these 2
trees in the Notes Section of the Complete Tree Table in order to understand why they are listed as "Debatable" and how to deal with
them. Additional action or decisions are necessary on the part of the tree owner. project architects or others involved in the project
design and construction are necessary in order to resolve whether these trees will be saved or removed .
5) For those trees that will be retained on the site. follow the Town of Los Gatos Tree Protection Directions. included in this report on pages
20 through 24. A separate copy of the Directions is enclosed and must be incorporated into the project final plans . Additional tree
protection information is also available from Deborah Ellis if necessary.
6) I have also Included, as a separate attachment. Recommended Supplemental Tree Protection Specifications to supplement the tree
protection requirements of the Town of Los Gatos.
7) I should review all site-based plans for this project. I have reviewed the plan sheets listed on page 7. Additional improvements on
plans that were not reviewed or have been revised may cause additional trees to be impacted and/or removed. Plans reviewed by
the arborist should be full-size, to-scale and with accurately located tree trunks and canopy driplines relative to proposed
improvements. Scale should be 1 :20 or 1 :10.
8) As a part of the design process, try to keep Improvements (and any additional over-excavation or work area beyond the
improvement) as far from tree trunks and canopies as possible. 6xDBH 2 or the dripline of the tree, whichever is greater, should be
used as the minimum distance for any soil disturbance to the edge of the trunk . 3xDBH should be considered the absolute minimum
2 See a e 19 for an ex lanation of tree rotection root distances .
PO Box 3714 , Saratoga, CA 95070. 408-725-1357. decah@pacbell.net . http://www .decah.com .
Arborist Report for 360 Bella Vista Ave . September 9 . 2015. Page 4 of 31
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Semet smce 198-1
distance from any disturbance to the tree trunk on one side of the trunk only, for root protection. Farther is better, of course. For
disturbances on multiple sides of the trunk, then 6xDBH or greater should be used, and farther is also better here. Tree canopies must
also be taken into consideration when designing around trees . Don't forget the minimum necessary working margin around
improvements as you locate those improvements. Disturbance usually comes much closer to trees than the lines shown on the plans!
9) Construction or landscaping work done underneath the drlpllne of existing trees should preferably be done by hand, taking care to
preserve existing roots in undamaged condition as much as possible and cutting roots cleanly by hand when first encountered, when
those roots must be removed. A qualified consulting arborist (the project arborist) should be hired to monitor tree protection and
supervise all work underneath the dripfine of trees. This also applies to trees on neighboring properties whose canopies overhang the
work site.
10) Landscaping:
a) New landscaping and irrigation can be as much or more damaging to existing trees than any other type of construction . The
same tree root protection distances recommended for general construction should also be observed for new landscaping. Within
the root protection zone it is usually best to limit landscape changes to a 3 to 4-inch depth of coarse organic mulch such as wood
or bark chips or tree trimming chippings spread over the soil surface . The environment around existing trees should be changed
very carefully or not at all -please consult with me regarding changes in the landscape around existing trees and/or have me
review the landscape and irrigation plans for this project.
b) This site (Lot 2l contains oaks that are native to the immediate area (coast live oak, Quercus aqrifolial. This tree species fares best
with no irrigation during the normal dry months of the year. The best treatment of the ground beneath the canopies of native
oaks is nothing but their own natural leaf and twig litter mulch. Exceptions to irrigation restriction include during the winter in
extended drought periods, as temporary compensation for root loss due to construction, and for newly planted trees during their 2
to 3 year establishment period after installation. Native oak species are often killed due to inappropriate landscaping that is
installed around them; mostly commonly landscaping that requires frequent irrigation such as lawns or other high water-use plants .
Large drought tolerant trees such as native oaks can become dangerous when exposed to frequent irrigation, especially close to
their trunks . California native oaks that are treated in this manner may contract root rot diseases and fall over at the roots; often
causing great damage and personal injury I there are targets in their vicinity such as homes, cars and people. It is important to
landscape correctly around our native oaks; e.g. summer dry. I have attached a publication entitled Keeping Nativ e California
Oaks Healthy, to assist in best managing the oaks on the property, as well a s the directions to follow in items 'b ' and 'c ' below.
PO Bo x 3714 , Saratoga, CA 95070. 408-725-1357. decah@pacbell .net. http://www .decah.com .
Arborist Report for 360 Bella Vista Ave . September 9 , 2015. Page 5 of 31
Deborah Ellis, MS
Consulting Arborist & Horticulturist
S ervia since 1984
c) Around the native oaks: there shall be no planting or irrigation (including drip irrigation) within a minimum radius of 1 O feet from
the trunks of the oaks or the inner half of the dripline of the tree. whichever is greater. Farther is better. Within this 10-foot {or
greater) radius around the trunk a 3 to 4-inch depth of coarse organic mulch such as wood or bark chips or tree trimming
chippings shall be spread over the soil surface. Shredded redwood bark is not allowed. Keep the mulch off the root collar of the
trees . Beyond this 10-foot {or greater) protective. mulched area only drought-tolerant. summer-dry plant species, preferably plant
species that ore native to the immediate area and grow commonly in association with the native oaks . may be planted. Only
summer-dry tolerant plants ore allowed within the outer half of the dripline of the tree or 20 feet from the trunk , whichever is
greater. Such plants may be planted from no larger than 1-gallon cans in holes that ore hand-dug manually with a shovel (no
power equipment such as augers allowed). These plants must be spaced sparsely {e .g . planted no closer than 4 feet apart) and
watered with drip irrigation. The planting zone around these plants shall be mulched in the same manner previously described.
The drip irrigation for these plants should preferably be abandoned after a 2 to 3 year establishment period.
11 ) General Tree Maintenance: The root collars and lower trunks of some of the trees were obscured from view by vegetation, excess soil
or other covering. Such portions of the tree should be uncovered and the tree re-evaluated by the orborist. Do no unnecessary
pruning, fertilization or other tree work . Pre-construction pruning should be limited to the absolute minimum required for construction
clearance. A qualified tree service should be hired to provide such pruning .
PO Box 3714 , Saratoga, CA 95070. 408-725-1357. decah@pacbe ll.net. http://www .decah .com .
Arborist Report for 360 Bella Vista Ave . September 9 , 2015. Page 6 of 31
Deborah Ellis , MS
Consulting Arborist & Horticul turist
Se rotce since 198./
INTRODUCTION
PURPOSE & USE OF REPORT
This survey and report was required by the Town of Los Gatos as a part of the building permit process for this project. The ouroose of the
report is to identity and describe the existing protected trees on site - -their size , condition and suitability for preservation. The audience
for this report is the property owner, developer, project architects and contractors. and Town of Lo s Gatos authorities concerned with
tree preservation and tree removal. The goal of this report is to preserve the existing protected trees on site that are in acceptable
condition. are good species for the area and will fit in well with the proposed new use of the site.
PLANS REVIEWED
Table 2
PLAN DATE SHEET REVIEWED SHOULD
REVIEW
Existing Site Topographic Map 6/15 1 x including existing tree trunk locations
Proposed Site Layout 7/2/15 A1 x
Demolition x
Construction Staging
Grading/Drainage 6/15 1 x
Erosion Control
Underground Utility x
Site & Building Sections 7/2/15 AS x
Building Exterior Elevations 7/2/15 A4 ,A5 x
Roof
Shadow Studv 7/2/15 A6 x
Construction Details that would x
affect trees (for example building
foundations, pavement installation
including sub-grade preparation,
underground utility installation)
Landscaoe Plantlna x
Irrigation Plan x
Landscaoe & Irrigation Details x
PO Bo x 3714 . Saratoga, CA 95070 . 408 -725-1357. decah@pacbell.net. http://www .decah .com .
Arbor ist Report for 360 Bella Vista Ave . September 9 , 2015. Page 7 of 31
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Se rviu si11u J.984
METHODOLOGY
I performed a brief evaluation of the subject trees from the ground on September 8, 2015. Tree characteristics such as form, weight
distribution, foliage color and density, wounds and indicators of decay were noted. Surrounding site conditions were also observed.
Evaluation procedures were taken from:
• American National Standard A-300 (Part 5) -2012 for Tree Care Operations -Tree. Shrub & Other Woody Plant Management -Standard
Practices (Management of Trees. & Shrubs During Site Planning, Site Development and Construction).
• Best Management Practices. International Society of Arboriculture ,:
• Managing Trees during Construction. 2008
• Tree Inventories. 2013
The above references serve as industry professional standards for tree evaluation and written findings and recommendations for trees on
construction sites prior, during and after site development.
Each of the trees was tagged in the field with metal number tags that correspond with the tree numbers referenced in this report and on
the Tree Map. I measured the trunk diameter of each tree with a diameter tape at 4.5 feet above the ground (DBH). which is also the
required trunk diameter measurement height of the Town of Los Gatos. DBH is used calculate tree protection distances and other tree-
related factors. Trunk diameter was rounded to the nearest inch. I estimated the tree's height and canopy spread. Tree Condition
(structure and vigor) was evaluated and I also recorded additional notes for trees when significant. Tree species and condition
considered in combination with the current or (if applicable) proposed use of the site yields the Tree Preservation Suitability rating . The
more significant trees (or groups of trees) were photographed with a digital camera. Some of these photos are included in this report.
but all photos are available from me by email if requested .
PO Bo x 3714 , Saratoga , CA 95070 . 408-725-1357. decah@pacbell.net. http://www .decah .com .
Arborist Report for 360 Bella Vista Ave . September 9 , 2015 . Page 8 of 31
Deborah Ellis , MS
Consulting Arborist & Horticulturist
Service m rce 1984
OBSERVATIONS
SITE CONDITIONS
There is an existing single-story house and separate guest cottage on the property, along with hardscape and landscaping that is
typical for the neighborhood. Site topography is mainly level. Sun exposure for the trees varies from full to partly shaded, depending
upon proximity to existing buildings and to other trees. Most of the trees appear to receive irrigation. Tree maintenance is of a
moderate level, as is maintenance of the overall landscaping.
APPENDIX
TABLE 3 COMPLETE TREE TABLE
This Table is continued through page 14. Data fields in the Table are e xplained on pages 14 to 18.
*Denotes tree species native to the area within the vicinity of the site. All other tree species are not native to the immediate area.
TREE ROOT
CONDITION PROTECTION
Species Trunk DISTANCES
Tree & Preservation Expected
# Common Size f Suitability Value Construction Action Reason Notes
Diam . ... .a Impact :I: :I: N Name 0 co co 11. OI u c 0 I-> 2 )( )( 0 .. C'? co (I)
-
*1 Quercus 22 25*40 80 70 Fair/Good $7 ,800 Low/Moderate Save Construction: trunk is 13-14 feet 6 11 17
agrifolia , from proposed patio; 20 feet to
coast live oak house, 16 feet from centerline of
water line trench . Dripline on
plans is shown to overhang
house by just a few feet, but
some clearance pruning may be
needed -erect story posts to
accurately assess.
Condition : canopy is underneath
overhead power lines (hence
PO Bo x 3714, Saratoga, CA 95070. 408 -725-1357. decah@pacbel l.net. http:/ /www .decah.com .
Arborist Report for 360 Bella Vis ta Ave . September 9 . 2015. Page 9 of 31
I
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Service since 1984
TREE ROOT
CONDITION PROTECTION
Species DISTANCES
Trunk Expected Tree & Size Preservation Value Construction Action Reason Notes # Common e Sultablllty Diam . ... ::::J Impact ::c ::c N
Name 0 .... m m a.. CS> u 0 c I-> s :IJ( :IJ( 0 C") co
(/)
"Fa ir/Good" preservation
suitability instead of "Good") and
has been pruned fairly well for
this in the directional prun ing
method. Roots are lifting brick
sidewal k close to trunk.
2 Pru nus 5,4 18*18 80 60 Fair/Good 1,260 Severe Remove Construction Construction: trunk is only 3 .5 5 5 9
cerasifera feet from proposed house on Lot
'Krauter 1; also tree is between and within
Vesuvius', a few feet of drainage swale and
purpleleaf drain pipe on either side.
plum
3 Yucca 7 10*8 80 40 Poor 1,080 Severe Remove Construction, Construction: within proposed 5 5 5
I elephantipes, Structure patio on Lot #1 .
giant yucca Condition : extensive trunk decay.
4 Betu/a 10 40*20 70 70 Fa ir 990 Low Save Construction: 19 feet from 5 5 13
oenduta , p roposed patio , 21 feet from
European garage , 11 feet from centerline of
white b irch drainage swale.
Condition: "Fair" preservation
suitability instead of "Good" due
to high water requirement of
species. Make sure that birch
trees #4-6 continue to be
irrigated if they will remain .
5 European 10 45•15 60 60 Fair 840 Low Save Construction: same as above, 5 5 13
white birch with patio , garage and centerline
of drainage swale distances at
23, 17 and 9 feet.
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A r borist Report for 360 Bella Vi sta Ave . September 9, 2015. Page 10 of 31
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Str1J1ce smce 1984
TREE ROOT
CONDITION PROTECTION
Species Trunk
DISTANCES
Tree & Preservation Expected
# Common Size e Suitability Value Construction Action Reason Notes
Diam . ... ::I Impact :c :c N Name 0 -m m Q. Cll u I Q Q b > .s )( )(
rn (") co
~ ~
6 f ropeai 6 35*15 75 60 Fa ir 1,220 Low Save Construction: same as above, 5 5 6
ite birch with patio, garage and centerline
of drai nage swale distances at
19, 14 and 13 feet.
7 Sequoia 19 50*22 90 90 Good 6 ,400 Low Save Construction: proposed garage 5 10 14
sempervirens , at 12-13 feet from trunk,
coast redwood begi n ning of drainage swale at 9
feel Keep soil disturbance a
m inimum of 10 feet from the
trunk of this tree, taking into
accou nt garage foundation
e xcavation and drainage swale.
Condition: make sure the
redwoods continue to receive
irrigation during the demo and
construction process, and in the
landscape afterwards.
8 coast redwood 16 50*20 85 80 Good 4 ,180 Low Save 5 8 12 I
9 !coast redwood I 17 f45*18 j 75 70 jFai r/Good I 4 ,140ILow jsave 5 9 13
1 I I ~ I 0 coast redwood 17 8 *20 80 80 ood I 6 IL 4 ,5 0 ow Is ave 5 9 13 I
11 Ma/us species, 6 ,7 15*18 70 60 Fair 1 ,150 Uncertai n Debatable Construction Construction: this may be a 5 5 10
crabapple borderli ne tree whose trunk
straddles the property line. The
t ree may interfere with fence
construction.
Condition : trunk pressing on and
also growing through a notch cut
in the fence .
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Arbori st Repo rt for 360 Bella Vis ta Ave . Septembe r 9 , 2015. Page 1 1 of 3 1
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Se1'111ce since 1984
TREE ROOT
~ONDITION PROTECTION
Species DISTANCES
Tree & rrrunk Preservation Expected
Size e Value Construction Action Reason Notes # Common Diam. ... :I Sultablllty Impact :::c :::c ~ Name 0 -m m al CJ c c .... > s ~ ~ 0 M co en
12 coast redwood 14 i45*18 90 90 Good 3,520 Low Save 5 7 7
' 13 Jcoast redwood I 12 j40*16 75 75 JFair/Good 2 ,180 ILow jsave 5 6 6
14 lcoast redwood I 6 132*12 60 70 !Fair 1 ,170 ILow I save 5 5 5
15 lcoast redwood I 6 l30x12 60 50 !Fair/Poor 990 ILow I save 5 5 5
16 lcoast redwood I 13 l45x28 100 90 !Good 3,220 ILow I save 5 7 7
17 lcoast redwood I 8 l38x15 70 70 !Fair/Good 660 ILow I save 5 5 5
18 lcoast redwood I 12 14ox18 75 80 !Good 2 250 ILow I save 5 6 6 '
19 ~uniperus 7,7 ,8,9 20x20 80 70 Fair/Poor 2,190 Low Save Species Construction : proposed garage is 5 8 24
ch inensis 10-11 feet from trunk; storm
'Torulosa ', drain catch basin 13-14 feet.
Hollywood
juniper
20 !Arbutus unedo , 9 (4) 16x18 80 70 Fair/Good 1,400 Low Save Construction : proposed garage is 5 5 7
strawberry tree 1 Ofeet from trunk
21 coast redwood 14 50x22 75 80 Good 3,280 Moderate/ Debatable Construction Construction: proposed patio is 5 7 7
Severe 17 feet from trunk; house 32-33
~eet. Drainage swale and storm
drain pipe centerlines are 7 and
12 feet from trunk . The d rainage
swale needs to be moved farther
~om the tree so that there is no
soil disturbance closer than 7
feet from edge of the trunk .
·22 coast live oak 19 70x40 70 50 Fair/Good 10,600 Low Save !Construction : proposed garage is 7 14 20
23 feet from trunk , centerline of
storm drain pipe at 17 feet and
house at 19 feet. It appears
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Arborist Report for 360 Bella Vista A ve . September 9 , 2015. Page 12 of 31
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Se rvi ce smet 1984
TREE ROOT
CONDITION PROTECTION
Species DISTANCES
Tree & ~runk Preservation Expected
Size ! Value Construction Action Reason Notes # Common Diam. ... .a Sultablllty Impact ::c ::c N
Name 0 m m Q. O> u 0 0 I-> 2 >< )( 0 -.., co fl)
--
(unless I am mistaken) that the
e xisting concrete driveway will
remain as is and will not be
removed and rebuilt. If this is the
case then construction damage
~o this tree should be low. IF the
driveway will be replaced
however, t his could cause
serious root damage -please
contact me for additional help
lwith this .
Condition: part of lower trunk
obstructed from view due to
fence and debris.
*23 coast live oak 23 ~Ox35 75 80 Good 10,400 Low Save Construction : proposed storm 6 12 17
drain centerline at 18 feet; house
at 19-20 feet. Same
assumptions about driveway as
for oak #22 above.
Condition: part of lower trunk
obstructed from view due to
fence and debris.
*24 coast live oak 22 50x35 80 50 Fair/Good 7 ,700 Low Save Construction : proposed storm 6 11 17
drain centerline at 15 feet; porch
at 16 feet, house at 22-23 feet
Same assumptions about
driveway as for oak #22 above.
Condition: part of lower trunk
obstructed from view due to
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Arbor ist Report for 360 Bella Vista Ave . September 9 , 2015. Page 13 of 31
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Service since 1984
TREE ROOT
!CONDITION PROTECTION
Species DISTANCES
~runk Expected Tree & Size Preservation Value Construction Action Reason Notes f # Common ... Suitability :c: :c: Diam. :I Impact Name 0 ... m m
O> u c c > s IJ( IJ(
M co
"'
fence and debris. Structure is
~rove-affected, but tree is OK to
keep as long as adjacent oak
1#23 remains.
25 purpleleaf 4,4,6,7 22x30 80 60 Good 3,040 Severe Remove Construction Construction: within proposed 5 7
plum house on Lot #2.
26 Pru nus 8 20x18 80 70 Fair/Good 1,100 Severe Remove Construction Construction: within proposed 5 5
caroliniana, house on lot #2.
Carolina laurel
cherry --
EXPLANATION OF TREE TABLE DATA COLUMNS:
1) Tree Number (the field tag number of the existing tree). Each existing tree in the field is tagged with a 1.25 inch round aluminum number tag that
corresponds to its tree number referenced in the arborist report, Tree Map, Tree Protection Specifications and any other project plans where existing
trees must be shown and referenced.
2) Tree Name and Type:
Species: The Genus and species of each tree. This is the unique scientific name of the plant, for example Quercus agrifolia where Quercus is the Genus
and agrifolia is the species. The scientific names of plants can be changed from time to time, but those used in this report are from the most current
edition of the Sunset Western Garden Book (2012) Sunset Publishing Corporation. The scientific name is presented at its first occurrence in the Tree
Table, along with the regional common name. After that only the common name is used.
3) Trunk Diam. (Trunk diameter). Tree trunk diameter in inches "at breast height" (measured at 4.5 feet above ground level). This is the forestry and
arboricultural standard measurement height that is also used in many tree-related calculations. It is also the trunk diameter measurement height
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Arborist Report for 360 Bella Vista Ave. September 9 , 2015. Page 14 of 31
~
I-
0
18
8
Debo r ah Ellis, MS
Cons ulting Arborl st & Horticulturi st
'itrvl(t JlllU 1984
required by the Town of Los Gatos. For multi-trunk trees, trunk diameter is measured for the largest trunk and estimated for all smaller trunks. A
number in parentheses (3) after the trunk diameter(s) indicates that it was not possible to measure the trunk at 4.5 feet (due to tree architecture) and
so the diameter was measured at this alternate height (in feet), which reflects a more realistic trunk diameter for the tree.
4) Size: tree size is listed as height x width in feet, estimated and approximate and intended for comparison purposes .
5) Condition Ratings: Trees are rated for their condition on a scale of zero to 100 with zero being a dead tree and 100 being a perfect tree (which is rare -
like a supermodel in human terms). A 60 is "average" (not great but not terrible either). There are two components to tree condition -vigor and
structure, and each component is rated separately. Averaging the two components i s not useful because a very low rating for either one could be a
va lid reason to remove a tree from a site --even if the other component has a high rating . Numerically speaking for each separate component:
100 is equivalent to Excellent (an 'A' academic grade), 80 is Good (B), 60 is Fair (C), 40 is Poor (D), 20 is Unacceptable (F) and 0 is Dead .
6) Relative to the scope of work for this report, tree Condition has been rated but not explained in detail and recommendations for the management of
tree condition have not been included. The tree owner may contact Deborah Ellis for additional information on tree condition and specific
recommendations for the general care of individual trees relative to their condition .
7) The Condition of the tree is considered relative to the tree species and present or future intended use of the site to provide an opinion on the tree's
Preservation Su itab ility Rating (i.e. "Is this tree worth keep i ng on this site, in this location, as explained in Table 4 below and on the next page . This is
based upon the scenario that the tree is given enough above and below-ground space to survive and live a long life on the site. Ratings such as
"Fair/Good" and "Fair/Poor" are intermediate in nature. The Preservation Suitability rating is not always the same as the Condition Rating because (for
example) some trees with poor condition or structure can be significantly improved with just a small amount of work -and it would be worthwhile to
keep the tree if this were done.
Excellent
Good
Such trees are rare but they have unusually good health and structure and provide multiple
functional and aesthetic benefits to the environment and the users of the site . These are great
trees with a minimum rating of "Good" for both vigor and structure . Equivalent to academic
rade 'A'.
These trees may have some minor to moderate structural or condition flaws that can be
improved with treatment. They are not perfect but they are in relatively good condition and
provide at least one significant functional or aesthetic benefit to the environment and the users
of the site . These are better than avera e trees e uivalent to academic rade · B'.
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Ar borist Repor t for 360 Bella Vi s ta Ave . September 9 , 2015 . Page 15 of 3 1
Deborah Ellis , MS
Consultlng Arborlst & Horticulturist
Table 4 Preservation Suitability Rating Explanation (continued from the previous page} Scn11u m rce 198./
These trees have moderate or greater health and/or structural defects that it may or may not be
possible to improve with treatment. These are "average" trees -not great but not so terrible
that they absolutely should be removed . The majority of trees on most sites tend to fall into this
Fair category. These trees will require more intensive management and monitoring , and may also
have shorter life spans than trees in the "Good" category. Retention of trees with moderate
suitabil ity for preservation depends upon the degree of proposed site changes. Equivalent to
academic arade ·c·.
These trees have significant structural defects or poor health that cannot be reasonably
improved with treatment. These trees can be expected to decline regardless of management.
Poor The tree species themselves may have characteristics that are undesirable in landscape
settings or may be unsu itable for high use areas . I do not recommend retention of trees with
low suitability for preservation in areas where people or property will be present. Equivalent to
academic Qrade · D'.
These trees are dead and/or are not suitable for retention in their location due to risk or other
None issues. In certain settings however, (such as wilderness areas, dead trees are beneficial as
food and shelter for certain animals and plants including decomposers. Equivalent to academic
Qrade T .
8) Value : Tree monetary appraisal is based upon: (1) Cost of Installation plus (2) its increase in value over a conta iner-s ize tree if a larger size tree being
appraised . This value is then adj usted according to: {a) Species {according to regional published species ratings), (b) Condition of the tree, and (c)
Location of the tree (an average of the sub -categories of Site, Contribution and Placement). The methodology and calculations for the Trun k Formula
Method are taken from two industry standard texts -The Guide for Plant Appraisal , 9th edition, 2000, edited by the Council of Tree & Landscape
Appraisers and published by the International Society of Arboriculture, and the Species Classification and Group Assignment, 2004, published by the
Western Chapter of the International Society of Arboriculture. The cross -s ectional trunk diameter price presented in this text has been adjusted slightly
downward to match the current actual average wholesale cost of a 24-inch box nursery tree in this area. Note that the values produced for this report
are meant for reference only and may not reflect the true value of the tree that could be calculated by a thorough and more detailed analys is of each
individual tree.
a) Caveats regarding tree values : The values in this report have not been subjected to a "reasonableness test" which compares the value of trees and
landscaping to the total value of the property. The values in the report were calculated quickly and are intended to be approximate and for
reference only. Research on tree and landscape values has shown that landscap ing can contribute up to 20% of the total property value . In some
cases however, tree appraisals have produced tree values that exceed the value of the entire property. Performing a reasonableness test screens
for this error. For certain trees in this report I have decreased or increased tree values when I felt that the calculated values were too high or too
low.
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Arborist Report for 360 Bella Vista Ave . September 9 , 2015 . Page 16 of 3 1
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Stn1a s inu 1984
b) The Trunk Formula Method is used for trees that are too large for practical replacement with a similar size nursery container-grown tree . This
method applies to trees with trunk diameters that are larger than 8-inches, measured at 12 inches above the ground. For the purpose of this
report, all trees with trunk diameters of 8 inches or greater measured at DBH (4 .5 feet above the ground) are appraised by this method .
c) The Replacement Cost Method is used for smaller trees with trunk diameters up to 4-inches in diameter measured at 12 inches above the ground.
This is generally equivalent to a 48-inch box-size tree. The replacement cost for such a tree shall be the average wholesale cost of the tree
multiplied by two to include transportation to the site, planting and other costs. This price is then adjusted (usually downward) based upon the
Condition ratings percentages for the appraised tree. For the purpose of this report, all trees with trunk diameters of 7 inches or less measured at
DBH (4 .5 feet above the ground) are appraised by this method. The following cost basis is used (based upon the average of wholesale tree prices
from Boething Treeland Nursery, Portola Valley and Valley Crest Tree Nursery, Sunol, 2/2/2015):
Trunk DBH Replacement tree size Replacement Tree Wholesale Cost x 2 (for installation, etc.I
<1" to 1"
2-3"
4-5"
6-7"
15 gallon
24" box
36" box
48" box
$47.50 x 2 = $95
$162.50 x 2 = $325
$412.50 x 2 = $825
$900 x 2 = $1800
d) Tree values for tree protection bonds : Prior to commencing work, the tree-regulating authority may requ i re that the contractor furnish a bond
equal to some portion of the total appraised value of the trees on the site based upon the values presented in the Arborist Report. Bond money
will be returned to the contractor upon the completion of the project with deductions or additional fines imposed based upon tree protection
compliance and the final condition of the trees. Tree values are often used to establish a benchmark amount to fine the contractor if non-
compliance w ith the Tree Protection Specifications or other negligence causes a subject tree to be removed or unnecessarily damaged . The full
value amount should be charged to the contractor if a tree is damaged to the degree that it must be removed . A portion of the value of the tree
plus any necessary remediation costs, as determined by the tree owner, sh ould be charged to the contractor if the tree is damaged but does not
have to be removed .
9) Action (Disposition):
a) Save: it should be no problem save this tree utilizing standard tree protection measures .
b) Remove: this recommendation is based upon tree condition, preservation suitability, expected impact of construction, poor species for the site or
any combination of these factors .
c) Debatable: there is a problem with potentially retaining this tree. Find out why in the Reason and Notes columns of the Complete T r ee Tabl e.
Examples are :
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Deborah Ellis, MS
Consulting Arborist & Horticulturist
Sel"!llu .wtet 1984
• The tree is shown to be saved (and may be a desirable tree to save) but proposed construction is too close or is uncertain and may cause too
much damage to retain the tree. Design changes may be recommended to reduce damage to the tree so that it can be saved.
• Further evaluation of the tree is necessary (e.g. the tree requires further, more detailed evaluation that is beyond the scope of this tree survey
and report. Examples are advanced i nternal decay detection and quantification with resistance drilling or tomography, a "pull test" to assess
tree stability from the roots, or tissue samples sent to a plant pathology laboratory for disease diagnosis.
• Condition: the tree is in "so-so" or lesser condition and an argument could be made to either save or remove the tree as it stands now. In
some cases the owner will make the decision to save or remove the tree based upon the information provided in this report as well as the
owner's own preferences.
• Species : the tree may be a poor species for the area or the intended use of the developed site .
• Uncertain construction impact
• Other (as explained for the individual tree)
10) Reason (for tree removal or to explain why a tree is listed as "Debatable" or "Uncertain"). Multiple reasons may be provided, with the most significant
reason listed first. Reasons can include but are not limited to:
• Construction (excessive construction impact is unavoidable and it is not worthwhile to try and save the tree)
• Condition (e .g. poor tree condition -either vigor, structure or both)
• Landscaping (the tree is being removed because it does not fit in with or conflicts with proposed new landscaping)
• Owners Decision (for some reason the owner has decided to remove this tree)
• Species (the tree is a poor species for the use of the site)
• Risk (the tree presents moderate to excessive risk to people or property that cannot be sufficiently mitigated)
11) Notes: This may include any other information that would be helpful to the client and their archi tects and contractors within the scope of work for this
report, such as a more detailed explanation of tree condition or expected construction i mpact.
12) Tree Protection Distances:
a) Root Protection: see page 19 for a detailed explanation .
b) Canopy Protection: Additional space beyond root zone protection distances may be necessary for canopy protection .
c) I have i ncreased a few of the calculated tree protecti on distances for certain indivi dual trees based upon my professional judgment and relative to
site constraints. For example the minimum 3xDBH distance I will allow is 5 feet.
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Arbor ist Re port for 360 Bella Vista Ave. September 9 . 2015 . Page 18 of 31
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Service si11ce 1984
TREE ROOT PROTECTION DISTANCES
No one can estimate and predict with absolute certainty how far a soil disturbance such as an excavation must be from the edge of the trunk of an
1nd1 vidual tree to effect tree stabil ity or health at a low , moderate or severe degree --there are simply too many variable involved that we cannot see or
ant1c1pate . 3xDBH however , 1s a reasonable "rule of thumb" minimum distance (in feet) any soil disturbance should be from the edge of the trunk~
s ide of the trunk. Th is 1s supported by several separate research studies including (Smiley , Fraedrich , & Hendr ickson 2002, Bartlett Tree Research
Laboratories). DBH is trunk "d iameter at breast he ight" (4 .5 feet above the ground). This d istance 1s often used during the design and planning phases of a
construction project in order to estimate root damage to a tree due to the proposed construction. It tends to correlate reasonab ly well with the zone o f
r ap id taper , wh ich is the area in which the large buttress roots (main suppor t roots close to the trunk) rapidl y decrease in diameter with increasing d istance
from the trunk. For example , using the 3X DBH guidel ine an excavation should be no closer than 4 .5 feet from the trunk of an 18-inch DBH tree. For trees
with multiple trunks, an adj usted DBH is often calcu lated usi ng lOO '}'o of the la r gest trunk plu s 50% of the rema1n1ng smaller trunks . Such distances are
gu ideli nes onl y, and should be increased for trees with heavy canopies, significant leans , decay, structural problems, etc. I will generally not recommend a
root protection d istance of less than 5 feet for a ny tree , e ven very small trees. It 1s also important to understand that in actual field cond it ions we often
f in d that much less root damage occurs than was anticipated b y the guidelines . 3xDBH may be more of an aid in preserving tree stability and not
necessari ly long -term tree health.
6 to 18 X DBH is the minimum d istance whi ch is recommended in the ANSI (American National Standard) AJOO (Par t 5)-2012 Management of Tree s &
S hrubs During S i te Planning, S i te De velopment, & Construc t ion, and also in the companion pub lication from the International Society of Arbor iculture, Best
Management Prac tices, Manag ing Tr ees During Construction, 2008. When the 6 to 18 x DBH distance cannot be met . "appropriate mitigation or
determination that the work will not impact tree health and stability shall be performed", according to the ANSI Standard. ANSI A300 (Part 8 ) -2013
Root Management, states: "When r oots are damaged within 6 t imes the trunk diameter (DBH) mit igation shall be recommended." For practical purposes I
use the 6 x DBH distance a s the min ima l d istance acceptable (in most circumstances) in order to mainta in good tree health and structural stability. The 6 x
DBH distance or greater should definitely be used when there are so il disturbances on more than one side of the trunk.
OTPZ (Optimum Tree Protection Zone ): OTPZ is the di s tance 1n feet from the trunk of the tree, all around the tree, that construction or other d isturbance
should not encroach within. If this zone is respected, then chances of the tree survivi ng construction disturbance are very good . Th is method takes into
a ccount tree age and the particular spec ies tolerance to root d isturbance. Although there are no sc ientificall y based methods to de termine the minimum
distance for construction (for e xample , root severance) from trees to assure their survival and stabil ity, there are some gu ideli nes t hat are often used in
the arbor1 cultural industry. Th e most current guideline comes from the tex t , Trees & Development, Matheny et a l., International Society of Arboricu lture,
1998. Due to the crowded, constrained nature of many build ing s ites it is often not be possible to ma intain the OPTZ distance recommended for many of
the t re e s --the refore I have also listed alternate d istances of 3 and 6X DBH .
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Arborist Report for 360 Bella Vista Ave . September 9 , 2015 . Page 19 of 3 1
Deborah Ellis, MS
Consulting Arborist & Horticulturist
LOS GATOS TREE PROTECTION REQUIREMENTS
LOS GATOS TOWN CODE
Chapter 29 -ZONING REGULATIONS
Article I. -IN GENERAL
Division 2. TREE PROTECTION
Sec. 29.10.1005. Protection of trees during construction.
(a) Protective tree fencing shall specify the following :
Stroice su1u 198~
(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 10-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 Ill: 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 2-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, Ill 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 8.5 x 11-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".
(b) 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 hannful 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 .
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Deborah Ellis, MS
Consulting Arborist & Horticulturist
Service s111ce 1984
(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 .
(Ord. No . 2114, §§I. II, 8-4-03)
Sec. 29.10.1010. Pruning and maintenance.
All pruning shall be in accordance with the current version of the International Society of Arboriculture Best Management Practices-Tree Pruning
and ANSI A300-Part 1 Tree, Shrub and Other Woody Plant Management-Standard Practices, (Pruning) and any special conditions as determined by
the Director. For developments, which require a tree preservation report , a certified or consulting arborist shall be in reasonable charge of all activities
involving protected trees , including pruning, cabling and any other work if specified.
(1) Any public utility Installing or maintaining any overhead wires or underground pipes or conduits in the vicinity of a protected tree
shall obtain permission from the Director before performing any work , including pruning , which may cause injury to a protected tree. (E.g .
cable TV/fiber optic trenching , gas. water, sewer trench, etc.).
(2) Pruning for clearance of utility lines and energized conductors shall be performed in compliance with the current version of the
American National Standards Institute (ANSI) A300 (Part 1)-Pruning, Section 5.9 Utility Pruning. Using sp ikes or gaffs when pruning , except
where no other alternative is available , is prohibited .
(3) No person shall prune, trim, cut off, or perform any work, on a single occasion or cumulatively, over a three-year period, affecting
twenty-five percent or more of the crown of any protected tree without first obtaining a permit pursuant to this division except for
pollarding of fruitless mulberry trees (Morus alba) or other species approved by the Town Arborist. Applications for a pruning permit shall
include photographs indicating where pruning is proposed .
(4) No person shall remove any Heritage tree or large protected tree branch or root through pruning or other method greater than four
(4) inches in diameter (12.5" in circumference) without first obtaining a permit pursuant to this division.
(Ord. No. 2114 , §§ I, II, 8-4-03)
Sec. 29.10.1015. No limitation of authority.
Noth ing in th is division lim its or modifies the existing authority of the Town under Division 29 of Title 29 (Zoning Regulations). Title 26 (Public
Trees) or the Hillside Development Standards and Guidelines to require trees and other plants to be identified , retained , protected , and/or planted as
PO Box 3714 . Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www .decah .com .
Arbori st Re port for 360 Bella Vista Ave . September 9 . 2015. Page 21 of 3 1
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Se n'l'ce sm« 1984
conditions of the approval of development. In the event of conflict between provisions of th is division and conditions of any permit or other approval
granted pursuant to Chapter 29 or Chapter 26 of the Town Code or the Hillside Development Standards and Guidelines. The more protective
requirements shall prevail.
(Ord . No. 2114 , §§I , II, 8-4-03)
Sec. 29 .10.1020. Responsibility for enforcement.
All officers and employees of the Town shall report violations of this division to the Director of Community Development. Whenever an
Enforcement Officer as defined in Section 1.30.015 of the Town Code determines that a violation of this code has occurred , the Enforcement Officer
shall have the authority to issue an administrative citation pursuant to the provisions of Section 1.30.020 of the Town Code
Whenever an Enforcement Officer charged with the enforcement of this Code detennines that a v io lation of that provision has occurred ,
the Enforcement Officer shall have the authority to i ssue an administrative citation to any person responsible for the violation .
(Ord . No . 2114 , §§I. II , 8-4-03)
Sec. 29.10.1025. Enforcement-Remedies for violation.
In add ition to all other remedies set forth in this code or otherwise provided by law. the following remedies shall be available to the Town for violation of
this division :
(1) Tree removals in absence of or in anticipation of development. If a violation occurs in the absence of or prior to proposed development,
then d iscretionary applications and/or building permit applications will not be accepted or processed by the Town until the violation has been
remedied to the reasonable satisfaction of the Director. Mitigation measures as determined by the Director may be imposed as a condition of
any subsequent application approval or perm it for development on the subject property. A mitigation plan shall include specific measures for
the protection of any remaining trees on the property , and shall provide for the replacement of each hillside tree that was removed illegally
with a new tree(s) in the same location(s) as those illegally removed tree(s). The replacement ratio shall be at a greater ratio than that
required in accordance with the standards set forth in Sec. 29.10.0985 of this division. If the court o r the Director directs a replacement tree
or trees to be planted as part of the remedy for the v iolation , the trees shall be permanently maintained in a good and healthy condition . The
property owner shall execute a five-year w ritten maintenance agreement with the Town . For those trees on public property, replacement is to
be determ ined by the Director of Community Development or by the Director of Parks and Public Works .
(2) Pending development applications. Incomplete applications will not be processed further until the violation has been remedied . If
an application has been deemed complete , it may be denied by the Director or forwarded to the Planning Commiss ion with a
recommendation for denial at the Director's discretion. Mitigation measures as determined by the director may be imposed as a condition of
PO Box 3714 , Saratoga, CA 95070. 408-725-1357. decah@pacbell.net . http://www .decah .com .
Arbor ist Report for 360 Bella Vista Ave . September 9 , 2015 . Page 22 of 31
Deborah Ellis, MS
Consulting Arborlst & Horticulturlst
Semce s111ce 1984
approval. A mitigation plan shall include specific measures for the protection of any remaining trees on the property, and shall provide for
the replacement of each hillside tree that was removed illegally with a new tree(s) in the same location(s) as those illegally removed tree(s).
The replacement ratio shall be at a greater ratio than that required in accordance with the standards set forth in Sec. 29.10.0985 of this
division . If the court or the Di rector directs a replacement tree or trees to be planted as part of the remedy for the violation , the trees shall be
permanently maintained in a good and healthy condition. The property owner shall execute a five-year written maintenance agreement with
the Town . For those trees on public property, replacement is to be determined by the Director of Community Development or by the Director
of Parks and Public Works.
(3) Projects under construction .
a. If a v iolation occurs during construction. the Town may issue a stop work order suspending and prohibiting further activity on the
property pursuant to the grading . demolition. and/or building permit(s) (including construction. inspection , and issuance of certificates of
occupancy) until a mitigation plan has been filed with and approved by the D irector, agreed to in writing by the property owner(s) or the
applicant(s) or both , and either implemented or guaranteed by the posting of adequate security in the discretion of the Director. A mitigation
plan shall include specific measures for the protection of any remaining trees on the property, and shall provide for the replacement of each
hillside tree that was removed illegally with a new tree(s) in the same location(s) as those illegally removed tree(s). The replacement ratio
shall be at a greater ratio than that required in accordance with the standards set forth in Sec. 29.10.0985 of this division . If the court or the
Director d irects a replacement tree or trees to be planted as part of the remedy for the violation, the trees shall be permanently maintained in
a good and healthy condition. The property owner shall execute a five-year written maintenance agreement with the Town. Fo r those trees
on public property, replacement is to be determined by the Director of Community Development or by the Director of Parks and Public
Works.
b. The violation of any provisions in this division during the conduct by any person of a tree removal , landscaping , construction or other
business in the Town shall constitute grounds for revocation of any business license issued to such person.
(4) Civil penalties.
Notwithstanding section 29.20.950 relating to criminal penalty. any person found to have violated section 29 .10.0965 shall be liable to pay
the Town a civil penalty as prescribed in subsections a. through d .
a. As part of a civil action brought by the Town , a court may assess against any person who commits , allows, or maintains a violat ion of
any provision of this division a civil penalty in an amount not to exceed five thousand dollars per violation .
b. Where the violation has resulted in removal of a protected tree. the civil penalty shall be in an amount not to exceed five thousand
dollars per tree unlawfully removed. or the replacement value of each such tree . whichever amount is higher. Such amount shall be payable
to the Town and deposited into the Tree Replacement Fund. Replacement value for the purposes of this section shall be determined utilizing
the most recent edition of the Guide for Plant Appraisal , as prepared by the Council of Tree and Landscape Appraisers and the Species and
Group Classification Guide published by the Western Chapter of the International Society of Arbo riculture .
c. If the court or the Director directs a replacement tree or trees to be planted as part of the remedy for the violation. the trees shall be
permanently maintained in a good and healthy condition. The property owner shall execute a five year written maintenance agreement with
the Town.
d. The cost of enforcing this division , which shall include all costs, staff time, and attorneys ' fees.
PO Bo x 37 14 , S aratoga, CA 95070 . 408-725 -1 357. decoh@pac bel l.ne t . htt p://www .deco h.com .
Ar borist Re port fo r 360 Bello Vis ta Ave . Septe mber 9 , 2015 . Page 23 of 31
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Servtce sit1ct 1984
(5) Injunctive relief. A civil action may be commenced to abate, enjoin, or otherwise compel the cessation of such violation.
(6) Costs. In any civil action brought pursuant to this division in which the Town prevails , the court shall award to the Town all costs of
investigation and preparation for trial , the costs of trial , reasonable expenses including overhead and administrative costs incurred in
prosecuting the action , and reasonable attorney fees.
(Ord. No. 2114, §§ I, II, 8-4-03)
Sec. 29 .10.1030. Fees.
The fee, as adopted by Town Resolution , prescribed therefore in the municipal fee schedule shall accompany the removal or pruning permit
application submitted to the Town for review and evaluation pursuant to this division.
(Ord. No. 2114, §§ I, II, 8-4-03)
Sec. 29.10.1035. Severability.
If any provision of this division or the application thereof to any person or circumstance is held to be invalid by a court of competent jurisdiction ,
such invalidity shall not affect any other provision of this division which can be given effect without the invalid provision or application, and to this end
the provisions of this division are declared to be severable.
(Ord. No. 2114, §§ I, II , 8-4-03)
Sec. 29.10.1040. Notices.
All notices required under this division shall conform to noticing provisions of the applicable Town Code.
Sec. 29.10.1045. Appeals.
Any interested person may appeal a decision of the director pursuant to this division in accordance with the procedures set forth in section
29.20.260 of the Town Code. All appeals shall comply with the public noticing provisions of section 29.20.450 of the Town Code.
(Ord. No. 2114, §§ I, II, 8-4-03)
PO Box 3714 , Saratoga, CA 95070. 408 -725-1357. decah@pacbell.net . http://www .decah.com .
Arborist Report for 360 Bella Vista Ave . September 9 , 2015 . Page 24 of 31
TREE PHOTOS
Coast live oak #1 along Be l la Vista Avenue ,
Lot #1. The overhead power lines and resultant
c learance pruning are vi sibl e.
European white birch #4, S
and 6 , Lot #1.
Deborah Ellis , MS
Consulting Arborist & Horticulturist
Se rotce since I 984
7
Coast redwoods #7, 9 and l 0.
Redwood #8 1s not vis ible between
trees #7 and #9. These trees are on
Lot #1.
PO Bo x 3714 , Saratoga, CA 95070. 408-72 5 -13 5 7 . decah@pacbell.net . htt p://www .decah.com .
Arborist Report for 360 Bella Vista Ave . September 9 , 2015 . Page 25 of 31
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Seroice si11et 1984
Upper Left: Redwoods #7-17 along the
northeast perimeter and corner of Lot 1. I have
placed a red star on the trunk of a dead English
walnut tree (this is not a protected tree).
Upper Right : Redwoods #9 and 10, and
crabapple # 11 . The redwoods are on Lot #1.
The crabapple may be a boundary line tree
straddling the property line between Lots 1 and 2 .
Lower Left: Hollywood juniper# 19 , with
Redwood #18 at left. These trees are on Lot
2.
Lower Right: strawberry tree #20 , Lot 2 .
PO Bo x 3714 , Saratoga, CA 95070 . 408-725-1357. decah@pacbell.net . http://www .decah.com .
Arborist Report for 360 Bella Vista Ave . September 9 , 2015. Page 26 of 31
Left: coast redwood #20 , Lot 2 . The proposed drainage swale
needs to be moved farther from th is tree.
Center : Coast live oaks #22, 23 and 24 lining the existing and
proposed driveway of Lot 2 .
Right : Coast live oaks #22-24 viewed across from the south
ne ighboring property along Bella Vista Drive.
PO Box 3714 , S aratoga, CA 95070 . 408 -725 -1357.
Arborist Report for 360 Bella Vista Ave. September 9, 2015 .
Deborah Ellis , MS
Consulting Arborist & Horticulturist
S ervice s ill ce 1984
Page 27 of 3 1
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Seroi" nnce 1984
ASSUMPTIONS & LIMITATIONS
1. Tree locations were provided by Westfall Engineers and are shown on the Tree Map on page 1 of this report . The tree map is a
reduced partial copy of the Grading & Drainage Plan that I was given. Tree locations are assumed to be accurate but should be
verified in the field .
2. A Level 2 Basic Evaluation of the subject trees described in this report was performed on August 5. 2015 for the purpose of this report .
This is a brief visual evaluation of the tree from the ground. without climbing into the tree or performing detailed tests such as
extensive digging. boring or removing samples . The tree is viewed by walking all around it. unless this is not possible . This type of
evaluation is an initial screening of the tree after which the evaluator may recommend that additional, more detailed
examination(s) be performed if deemed necessary. An assessment of tree risk was not performed during the evaluation.
3. Some trees had their root collars and or lower trunks covered with soil, vegetation or debris and were obstructed from view when I
conducted my tree evaluation. If these trees may remain. the obstructions should be removed and I should re-examine these
previously covered areas.
4. Any information and descriptions provided to me for the purpose of my Investigation In this case and the preparation of this report
are assumed to be correct. Any titles and ownerships to any property are assumed to be good and marketable. I assume no
responsibility for legal matters in character nor do I render any opinion as to the quality of any title.
5. The information contained in this report covers only those Items that were examined and reflects the condition of those items at the
time of inspection .
6. Loss or removal of any part of this report invalidates the entire report .
7. Possession of this report, or any copy thereof, does not Imply right of publication for use for any purpose by any person other than to
whom this report is addressed without my written consent beforehand.
8. This report and the ratings or values represented herein represent my opinion . My fee is in no way contingent upon the reporting of
a specified value or upon any finding or recommendation reported.
9 . This report has been prepared In conformity with generally acceptable appraisal/diagnostic/reporting methods and procedures
and is consistent with practices recommended by the International Society of Arboriculture and the American Society of Consulting
Arborists.
10. My evaluation of the trees that are the subject of this report is limited to visual examination of accessible items without dissection.
excavation, probing or coring . There is no warranty or guarantee. expressed or implied. that problems or deficiencies of the plants
or property in question may not arise in the future.
11 . I take no responsibility for any defects In any tree's structure. No tree described in this report has been climbed and examined from
above the ground. and as such . structural defects that could only have been discovered have not been reported. unless otherwise
stated. Structural defects may also be hidden within a tree. in any portion of a tree. Likewise , root collar excavations and
evaluations have not been performed unless otherwise stated.
PO Bo x 3714 , Saratoga , CA 95070. 408 -725-1357. decah@pacbell .net. http://www .decah .com .
Arbor ist Report for 360 Bella Vista Ave . September 9, 2015. Page 28 of 31
Deborah Ellis , MS
Consulting Arborist & Horticulturist
Service sinct 1984
12. The measures noted within this report are designed to assist in the protection and preservation of the trees mentioned herein, should
some or all of those trees remain, and to help in their short and long term health and longevity. This is not however; a guarantee
that any of these trees may not suddenly or eventually decline. fail. or die. for whatever reason. Because a significant portion of a
tree's roots are usually far beyond its dripline, even trees that are well protected during construction often decline. fail or die.
Because there may be hidden defects within the root system, trunk or branches of trees, it is possible that trees with no obvious
defects can be subject to failure without warning . The current state of arboricultural science does not guarantee the accurate
detection and prediction of tree defects and the risks associated with trees . There will always be some level of risk associated with
trees, particularly large trees. It is impossible to guarantee the safety of any tree. Trees are unpredictable.
I certify that the information contained in this report is correct to the best of my knowledge, and that this report was prepared in good
faith . Thank you for the opportunity to provide service again. Please call me if you have questions or if I can be of further assistance.
Deborah Ellis . MS.
Consulting Arborist & Horticulturist
Certified Professional Horticulturist #30022
ASCA Registered Consulting Arborist #305
l.S.A. Board Certified Master Arborist WE-4578
l.S.A. Tree Risk Assessment Qualified
ENCLOSURES:
• Town of Los Gatos General Tree Protection Directions (to be included in the final project plan set)
• Recommended Supplemental Tree Protection Specifications. D. Ellis, September 2, 2015.
• Los Gatos Tree Protection Sign template (to be placed on tree protection fencing)
• Keeping Native Calif. Oaks Healthy. Hagen. June 1990. California Department of Forestry & Fire Protection . Tree Notes #7.
PO Bo x 3714 , Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www .decah.com .
Arborist Report for 360 Bella Vista Ave . September 9 , 2015 . Page 29 of 31
Deborah Ellis, MS
Consulting Arborist & Horticulturist
StfVlct Stnct 1984
REFERENCES:
• American National Standard A300 {Part 51-2012 for Tree Cqre Operations -Tree, Shrub & Other Woody Plant Management-
Standard Practices:
o (Part 5) -2012 -Management of Trees & Shrubs During Site Planning, Site Development, & Construction.
o (Part 8) -2013. Root Management.
o (Part 9) -2011 . Tree Risk Assessment. Tree Structure Assessment .
• Best Management Practices, International Society of Arboriculture :
o Managing Trees during Construction. 2008
o Tree Inventories. 2013.
• The Guide for Plant Appraisal, 9th edition. 2000, edited by the Council of Tree & Landscape Appraisers and published by the
International Society of Arboriculture .
• Species Classification & Group Assignment. Western Chapter of the International Society of Arboriculture. 2004.
GLOSSARY
1. Dripline: the area under the total branch spread of the tree , all around the tree. Although tree roots may extend out 2 to 3 times the radius of the
dripline, a great concentration of active roots is often in the soil directly beneath this area. The dripline is often used as an arbitrary "tree
protection zone".
2. Grove: is a group of trees that located close together that shelter each other from wind and the elements. having "knit" canopies. If of the same
species , there is usually root grafting between trees , which lends support from the ground , as well as water and mineral sharing . Removal of
one or some grove members could cause remaining members to be unstable due to a reduction of previous shelter. Grove trees often have
asymmetrical canopies when viewed as individuals.
3. Project Arborist. The arborist who is appointed to be in charge of arborist services for the project. That arborist shall also be a qualified
consulting arborist (either an International Society of Arboriculture (ISA) Board-Certified Master Arborist or an American Society of Consulting
Arborists (ASCA) Registered Consulting Arborist) that has sufficient knowledge and experience to perform the specific work required . For most
construction projects that work will include inspection and documentation of tree protection fencing and other tree protection procedures, and
being available to assist with tree-related issues that come up during the project.
4 . Qualified Consulting Arborist: must be either an International Society of Arboriculture (ISA) Board -Certified Master Arborist or an American
Society of Consulting Arborists (ASCA) Registered Consulting Arborist that has sufficient knowledge and experience to perform the specific work
required.
PO Box 3714, Saratoga, CA 95070. 408 -725-1357. decah@pacbell.net. http://www .decah.com .
Arborist Report for 360 Bella Vista Ave . September 9, 2015. Page 30 of 31
Deborah Ellis, MS
Consulting Arbori st & Horticulturi st
S ervice since 1984
5. Qualified Tree Service: A tree service with a supervising arborist who has the minimum certification level of ISA (International Society of
Arboriculture) Certified Arborist for at least 5 years, in a supervisory position on the job site during execution of the tree work. The tree
service shall have a State of California Contractor's license for Tree Service (C61-D49) and provide proof of Workman's Compensation and
General Liability Insurance. The person(s) perfonning the tree work must understand and adhere to the most current of the following
arboricultural industry tree care standards:
• Best Management Practices. Tree Pruning. International Society of Arboriculture, PO Box 3129, Champaign , IL 61826-3129. 217-355-
9411
• ANSI A300 Pruning Standards. Ibid . (Covers tree care methodology).
• ANSI Z133.1 Safety Requirements for Arboricultural Operations . Ibid. (Covers safety).
6. Root collar & root collar excavation and examination : The root collar (junction between trunk and roots) is critical to whole-tree health and
stability. A root collar excavation carefully uncovers this area (with hand digging tools , water or pressurized air). The area is then examined to
assess its health and structural stability. Buttress roots may be traced outward from the trunk several feet. Decay assessment of the large roots
close to the trunk (buttress roots) involves additional testing such as drilling to extract interior wood with a regular drill , or the use of a resistance-
recording drill to check for changes in wood density within the root ; as would be caused by decay or cavities. It is important to note that root
decay often begins on the underside of roots, which is not detectable in a root collar excavation unless the entire circumference of the root is
excavated and visible. Drill tests may detect such hidden decay. Note that it is not possible to uncover and evaluate the entire portion of the
root system that is responsible for whole-tree stability. Decayed roots that are inaccessible (e.g. underneath the trunk) can be degraded to the
extent that the whole tree may fail even though uncovered and examined roots in accessible locations appear to be sound.
7. Root rot disease is caused by wet, poorly aerated soil conditions. Degradation of roots (root rot) and sometimes the lower trunk (crown rot)
ensues on weakened , susceptible plant species not adapted to such a soil environment. Opportunistic plant root pathogens (such as watermold
fungi) are often the secondary cause of the problem . Root rot is a particular problem among drought tolerant plants that are not adapted to
frequent irrigation during our nonnally rain-free months, such as many of our California native plants. The problem is often worsened in fine-
textured heavy clay soils that retain water more than do the coarser, fast-draining soils such as occur in the natural environment of many of our
native plants.
8. Summer Dry: Our native oak species are adapted to our "summer dry" climate . When the soil in their root system is kept moist during our
normally dry months , these oaks are predisposed to attack by fungal root rot pathogens that are usually p resent in our soils. Therefore it is
important to keep irrigation as far f rom the tree trunk (preferably beyond the mature dripline) as possib le. The best landscape treatment
underneath native oaks is non-compacted soil covered with a 3 to 4-inch depth of oak wood , leaf and twig litter (the tree's natural litter). Keep
this mulch 6 to 12 inches away from the root collar (junction of trunk and roots). An exception to the no summer water rule would be newly
planted oaks (for the first 2 to 3 years after planting , until they are "established") and also during droughts that occur during the normal rainy
season.
PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www .decah.com .
Ar bo rist Re port fo r 360 Bella Vis ta Ave. S eptembe r 9, 2015. Page 31 of 31
This Page
Intentionally
Left Blank
CDG -CANNON
DESIGN
GROUP
September 11 , 2015
Ms. Marni Mos ley
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 360 Bella Vista Avenue -Lots I & 2
Dear Marn i:
ARCHITECTURE PLANNING URBAN DES IGN
RECEIVED
SE P 11 2015
TOWN OF LOS GATOS
PLAN NING DIVISION
I reviewed the drawings, and visited the site. My comments and recommendation s are as follows :
Neighborhood Context
The si te is lo cated among a row of traditional homes along Be ll a Vista Avenue. There are no h ouses immediately across
the street from this site. T he site is shown on the aerial photo below, and p h otos of the si te and its surroundings are on
the following page.
700 LA RKSPUR LA N D ING CIRCLE . SUITE 199. LARKSPUR . CA . 94939
EXHlBlT 9
TEL : 415.331 .3795
CDGPLAN@PAC!IELL.NET
Ex1stmg house on the site (left side)
Two home~ Lo the immediate left of the site
Hous(' to the immediate right
Nearby hou~e to the left
CANNON DE SIG N GROUP
360 Bella Visra Avenue
Lo rs I &2
Design Review Com mcnrs
Seprem bcr 1 1, 20 15 Page 2
Existing house on the si t e <right side)
Nearby house to the nght
Nearby house to I hC' right
700 LARK SPUR LAN D ING C IRCLE . SU ITE 199. LARKSPUR . CA. 94939
Issues and Concerns
360 Bell a Visca Avenue
Lots I & 2
Design Review Comments
September 11 , 201 5 Page 3
The two p roposed homes are somewhat larger in size and mass when viewed from the street -see the streetscap e eleva-
tion and aerial p h oto below.
+ t
··i . ----t ~ j~="'l rrn 1 11 -.
CANNON DESIG N GROUP 700 LARKSPUR LA NDING CIRCLE . SUITE 1 99 . LAR KSPUR. CA. 94939
360 Bella Vi sta Avenue
Lois I & 2
Design Review Comments
Seprem ber 11, 20 15 Page 4
However, they are similar in size to some of the other new homes in the area, such as the 371 Los Gatos Blvd. sub-
division, which adjoins this site on its eastern boundary. The homes themselves are weU designed with an identifiable
architectural style appropriate for thi s neighb orhoo d, and good details that are integral to the design, and carried consis -
tently around all si d es of the structures (See front elevations and the side elevations that are expose d to the immediately
neighboring homes below).
I 01 I Front f/evdllOn
Int I Left S1dt UC'V.Jtlon
I ot .! from UC'~ JI ton
CANNON DE SIGN GROUP 700 LARKSPUR LANDING C IRCLE . SU IT E 199 . LA RKSPUR. CA . 94939
Lot l Right Stele' / lf:''vcl.ttOn
Recommendations
360 Bella Vi sta Avenue
Locs 1 &2
Design Review Commencs
Se 1embcr I I , 20 15 Pa c 5
While the proposed h omes are a bit bigger than their immediate neighbors, I do think they could be acceptable, a s pro-
posed, with a couple of minor additions and modifications.
1. Add land scaping along the far northern property line to provide a land scape buffer b etween the house on Lot 1 and
the neighboring home to the n orth . The far southern property line currently has substantial landsca ping to provide
tran sition buffering between the h ouse on Lot 2 and the adjacent home to the right.
2. If possible add projecting sid e eaves to the garage on Lot 2. I noticed that the garage on Lot 1 has projecting eaves
on all sides while the Lot 1 garage roof is cut off at the side building lines. Relocate the garage, if necessary.
Otherwise, I have no recommendations for changes.
Having said that, I am aware of some recent projects chat h ave caused the Planning Commission concern regarding the
a ppropriateness of larger homes near smaller homes. They should look at this pro ject to determine if that is a significant
concern here. I arriving at m y recommendation, I lo oked at t he relationship of the 3 7 1 Los Gatos Blvd. subdivision
homes a long Caldwell Avenue to the other smaller homes nearby, and concluded that the strong emphasis o n the one-
story front porches helped to blend the larger homes with the small er ones nearby.
The major difference between the new homes on Caldwell Avenue, and these two proposed homes on Bella Vista
Avenue is that the Caldwell Avenue homes have their second floor volumes embedded within the roof fo rm, as shown
in the photo below.
CANNON DES IGN GROUP 700 LARKSPUR LAN DING C I RCLE . SU ITE 1 9 9 . LA RKSPUR . CA . 9 4939
360 Be ll a Visca Avenue
Lots I & 2
Design Review Comments
September 1 1 , 201 5 Page 6
If staff and the Planning Conunission are concerned abo ut the size and scale of these two houses, they might wish
to ask the applica nt to revi se the designs to reduce the second floor mass by incorporating the second flo or space more
within the main fir st floor roof forms.
Marni , please let me know if yo u have any question s, or if there are other is sues that I did n ot addre ss.
Sin ce rely,
CANNON DESIGN GROUP
Larry L. Cannon
CANNON DES IGN GROUP 700 LARKSPUR LANDING C IR CLE . SUITE 199 . LA RKSP UR • CA . 94939
3
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FIRE DEPARTMENT NOTESFIRE SPRINKLERS REQUIRED (GARAGE EXEMPT)AN AUTOMATIC SPRINKLER SYSTEM SHALL BE INSTALLED IN ONE- ANDTWO-FAMILY DWELLINGS AS FOLLOWS: IN ALL NEW ONE- ANDTWO-FAMILY DWELLINGS AND IN EXISTING ONE- AND TWO-FAMILYDWELLINGS WHEN ADDITIONS ARE MADE THAT INCREASE THEBUILDING AREA TO MORE THAN 3,600 SQUARE FEET. EXCEPTION:ANY ONE-TIME ADDITION TO AN EXISTING BUILDING THAT DOES NOTTOTAL MORE T HAN 1,000 SQUARE FEET OF BUILDING AREA.NOTE: THE OWNER(S), OCCUPANT(S) AND ANY CONTRACTOR(S) ORSUBCONTRACTOR(S) ARE RESPONSIBLE FOR CONSULTING WITH THEWATER PURVEYOR OF RECORD IN ORDER TO DETERMINE IF ANYMODIFICATION OR UPGRADE OF THE EXISTING WATER SERVICE ISREQUIRED. NOTE: COVERED PORCHES, PATIOS, BALCONIES, ANDATTIC SPACES MAY REQUIRE FIRE SPRINKLER COVERAGE. A STATE OFCALIFORNIA LICENSED (C-16) FIRE PROTECTION CONTRACTOR SHALLSUBMIT PLANS, CALCULATIONS, A COMPLETE PERMIT APPLICATIONAND APPROPRIATE FEES TO THIS DEPARTMENT FOR REVIEW ANAPPROVAL PRIOR TO BEGINNING THEIR WORK.CONSTRUCTION SITE FIRE SAFETYALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLEPROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDARD DETAILAND SPECIFICATION SI-7. PROVIDE APPROPRIATE NOTATIONS ONSUBSEQUENT PLAN SUBMITTALS, AS APPROPRIATE TO THE PROJECT.ADDRESS IDENTIFICATIONNEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESSNUMBERS, BUILDING NUMBERS OR APPROVED BUILDINGIDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE ANDVISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY.THESE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND.ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICALLETTERS. NUMBERS SHALL BE A MINIMUM OF 4 INCHES (101.6mm)HIGH WITH A MINIMUM STROKE WIDTH OF 0.5 INCH (12.7mm).WHERE ACCESS IS BY MEANS OF PRIVATE ROAD AND THE BUILDINGCANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OROTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE.ADDRESS NUMBERS SHALL BE MAINTAINED.VICINITY MAPSITE PLAN
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A PROPOSED NEW HOUSE
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GRADING & DRAINAGE NOTES:-REFER TO GRADING & DRAINAGE PLANS PREPARED BY WESTFALLENGINEERING, JOB# 2015-067 DATED JUNE 2015 FOR ALLGRADING AND DRAINAGE INFORMATION.TREES TO BE REMOVEDSPECIESPLUMSIZE6"NUMBER2CONDGOODFAIR14"YUCCA3
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CUT FILL
THE TOPOGRAPHIC SURVEY AND MAP WAS PREPARED ROBER J. CRAIG
DATED JANUARY 15, 2015.
BY DATE REVISION
DRIVEWAY 12 C.Y. 13 C.Y.
HOUSE/BASEMENT 148 C.Y. 0 C.Y.
YARD 12 C.Y. 24 C.Y.
TOTAL 172 C.Y. 37 C.Y.
EXPORT 135 C.Y.
TOTAL DISTURBED AREA (BOTH LOTS) 0.45 ACRES.
BY DATE DATE' DECEMBER 2015
J_l 2'1
0.5 1-=f_ I JTT
'-=I 11 TT'
DRAINAGE S\v' ALE
PROPOSED WATER SERVICE
PROPOSED SEWER LATERAL
HAMILTON
DOC.#21667956
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. 400.72
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WOOD DECK
ENGINEERS, I NC.
1---1--;-----r-----------------------t--+--+cD"'.E"'S'°'I"'G'=N:-E~D'...,.,.,J'°'C~---.. BY' KAREL CYMBAL, RCE 34534
1--t--+---+------------------------f--+---..._=-CH~E=-C~K~E~D~'="K~Cc.,..,, ___ --IDATE' 14583 BIG BASIN WAY, SARATOGA, CA 95070 (408)867-0244
PRDJ. ENGR' JC
LOT 3
(A)
---
REQUIREMENTS
-399.00
LIMIT OF DISTURBED AREA
LOT 2
(A)
ALL UTILITY TRENCHES AND COUTOUTS WITHIN THE BELLA
VISTA PAVEMENT MUST BE REHABILITATED PER LATEST TOWN
STANDARD DRAWINGS AND TOWN STANDARD SPECIFICATIONS.
FINAL GRADING PLANS SHALL INCLUDE EROSION CONTROL
PLAN.
A SOILS REPORT FOR GEOLOGIC AND GEOTECHNICAL REVIEW
IS REQUIRED.
ANY EXISTING SANITARY SEWER LATERAL PROPOSED TO BE
REUSED MUST BE TELEVISED BY WEST VALLEY SANITATION
DISTRICT AND APPROVED BY THE TOWN BEFORE REUSE.
NOTES
VICINITY MAP
LOT 1
(A) EXISTING
I I • D
0
0
0
@
a.
®
~
------
-ss--ss-
-SD--SD-
--E--E--
--G--G--
--v--v--
LEGEND
BULDING
MONUMENT
CURB INLET
AREA DRAIN
POLE
PROPOSED
I I • • • •
SA NIT ARY SEINER MANHOLE
STORM DRAIN MANHOLE
FIRE HYDRANT
\NATER VALVE
STREET LIGHT
CLEANDUT
BOUNDARY
LDT LINE
CENTERLINE
LIMIT OF EASEMENT
CURB
CURB AND GUTTER
EDGE OF PAVEMENT
CONTOUR
FENCE
FLDIN LINE
SA NIT ARY SEINER
STORM DRAIN
ELECTRICAL
GAS
\NATER
-ss--ss-
-SD--SD-
--G--G--
--V--V--
1. SLOPES OF 5% OR GREATER AWAY FROM THE FOUNDATION SHALL
MAINTAIN ALONG THE ENTIRE PERIMETER FOR A DISTANCE OF 5 FEET
MINIMUM.
2. ALL ROOFS DRAINS TO BE DISCHARGED ONTO AN ADEQUATE SPLASH
BLOCKS DIRECTED INTO LANDSCAPE AREA AND ALLOWED TO SHEET
FLOW WIHERE FEASIBLE. UNLINED SWALES WILL CONVEY RUNOFF TOWARD
THE STREET. RUNOFF FROM THE SITE SHOULD NOT BE COLLECTED INTO
A PIPE SYSTEM, CONCENTRATED, AND DISCHARGED DOWN SLOPE. ANY
OFF SITE DRAINAGE ONTO THE PROPERTY SHALL CONTINUE IN SIMILAR
MANNER. NO IMPROVEMENTS SHALL OBSTRUCT OR DIVERT RUNOFF TO
THE DETRIMENT OF AN ADJACENT PROPERTY.
3. FINAL SURFACE DRAINAGE GRADIENT SHALL BE PLANNED AND BUILT
SO AS TO DIRECT WATER AWAY FROM THE BUILDINGS AND
FOUNDATIONS.
4. SLABS CAST ADJACENT TO FOUNDATIONS SHALL SLOPE AWAY FROM
THE FOUNDATIONS.
5. ALL EXISTING STRUCTURES AND TREES INDICATED ON THIS PLAN TO
BE REMOVED.
6. ALL EXISTING SANITARY SEWER LATERALS MUST BE TELEVISED BY
WEST VALLEY SANITATION DISTRICT AND APROVED BY THE TOWN OF
LOS GATOS BEFORE REUSE.
7. INSTALL SANITARY SEWER CLEANOUTS, IF THESE DO NOT ALREADY
EXIST WITHIN 2 FEET OF THE PROPERTY LINE.
8. FINAL GRADING PLANS SHALL INCLUDE COMPLETE EROSION CONTROL
PLAN. INTERIM CONTROL MEASURES, TO BE CARRIED OUT DURING
CONSTRUCTION AND BEFORE INSTALLATION OF THE FINAL LANDSCAPING
SHALL BE INCLUDED. INTERIM CONTROL METHOD SHALL INCLUDE, BUT
ARE NOT LIMITED TO: SILT FENCES, FIBER ROLLS (WITH LOCATIONS AND
DETAILS), EROSION CONTROL BLANKETS, TOWN STANDATD SEEDING
SPECIFICATIONS, ETC.
PRELIMINARY
LANDS OF
GRADING
MICHAEL
AND DRAINAGE
BLACK-PARCEL
PLAN
1
JOB ND.
2015-067
SHEET
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ALL DISTANCES AND ELEVATIONS SHOWN
ARE IN FEET AND DECIMALS THEREOF.
BASIS OF ELEVATIONS
THE BASIS OF ELEVATIONS AS SHOWN ON THIS MAP IS
TOWN OF LOS GATOS BENCHMARK ID: LG41.
AVENUE. ELEV = 421.04" (NGVD29)
BASIS OF BEARINGS
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398.23
THE CALCULATED BEARING AND DISTANCE BETWEEN TWO MONUMENTS
AS SHOWN UPON THAT CERTAIN MAP OF TRACT N0.8071 RECORDED
IN BOOK 579 OF MAPS PAGES 4 AND 5,RECORDS OF SANTA CLARA
COUNTY.STATE OF CALIFORNIA.THE BEARING NORTH 88'37'31"EAST
AND A DISTANCE OF 259.29 FEET.SAID MONUMENTS ARE AT THE END
OF A CUL-DE-SAC KNOWN AS BELLA VISTA COURT AND THE
INTERSECTION OF THE CENTERLINES OF SAID BELLA VISTA COURT
AND BELLA VISTA AVENUE.
THE TOPOGRAPHIC SURVEY AND MAP WAS PREPARED ROBER J. CRAIG
DA TED JANUARY 15, 2015.
ND. BY DATE REVISION
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. 396. 9
BY DATE DATE• DECEMBER 2015
SCALE• HOR. 1 • = 1 O'
VERT.
DES I GNEDo JC
CHECKED• KC
PRDJ. ENGR• JC
BY• KAREL CYMBAL, RCE 34534
DATE•
REFERENCE MAPS
(A)
(B)
TRACT N0.10041,834-M-44
TRACT N0.8021,579-M-4
(C) J.G.FOLLETT SUB., "R" -M-40
(D) RECORD OF SURVEY 882-M-4
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HAMILTON
DOC.#21667956
I ------
--RESIDENCE ---------
WESTFALL
R W C/L
25'
8'-9.5'
25'
14'-12.5'
EX. A.C.
R W
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"'---EX. AGG.BASE I
BELLA VISTA
TYPICAL SECTION
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WOOD DECK
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. 400.97 --/ICV
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ENGINEERS, I NC.
TRUNK TREE
A.BASE
LOT 3
(A)
399.41
14583 BIG BASIN WAY, SARATOGA, CA 95070 (408)867-0244
LOT 2
(A)
NOTES:
VICINITY MAP
EXISTING
I I • D
0
0
0
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®
~ --- ---
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LEGEND
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MONUMENT
CURB INLET
AREA DRAIN
POLE
PROPOSED
I I • • • •
SANITARY SE\IER MANHOLE
STORM DRAIN MANHOLE
FIRE HYDRANT
\/ATER VALVE
STREET LIGHT
CLEANDUT
BOUNDARY
LDT LINE
CENTERLINE
LIMIT OF EASEMENT
CURB
CURB AND GUTTER
EDGE OF PAVEMENT
CONTOUR
FENCE
FLO\/ LINE
SANITARY SE\IER
STORM DRAIN
ELECTRICAL
GAS
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-------
__ ,,_,, __ __ ,,_,, __
_,_,_, _
_,_,_, _
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OWNER AND DEVELOPER: PENINSULA BUILDERS AND DEVELOPERS
MICHAEL BLACK
388 SANTANA ROW
SAN JOSE, CA 95128
PH. 408-219-4421
EMAIL MICHAELCIPENINSULABUILDERSINC.COM
ENGINEER: WESTFALL ENGINEERS, INC.
14583 BIG BASIN WAY
SARATOGA, CA 95070
408-867-0244
EXISTING USE OF PROPERTY -RESIDENTIAL, ISINGLE FAMILY HOME
PROPOSED USE OF PROPERTY -RESIDENTIAL, 2 SINGLE FAMILY HOMES
ASSESSOR'S PARCEL NUMBER -529-22-38
UTILITIES: STORM DRAIN -TOWN OF LOS GATOS
SANITARY SEWER -WEST VALLEY SANITATION DISTRICT
WATER -SAN JOSE WATER COMPANY
ELECTRIC -P.G. & E.
GAS -P.G. & E.
TELEPHONE -A. T. & T.
CABLE -COMCAST
THE PROPERTY PER DOCUMENT # 22572641 AND SURVEY RECORDED ON
RECORD OF SURVEY MAP IN BOOK 882 OF MAPS, PAGE 4 ON APRIL 8TH.
2015. SANTA CLARA COUNTY RECORDS.
DEMOLITION TO BE COMPLETED PRIOR TO PARCEL MAP RECORDATION.
THE SITE IS WITHIN ZONE B "AREAS OF 100 YEAR FLOOD AND 500 YEAR
FLOOD: OR CERTAIN AREAS SUBJECT TO 100 YEAR FLOODING WITH AVERAGE
DEPTHS LESS THAN 1 FOOT."
THE PROPERTY MAY BE SUBJECT TO AN EASEMENT ALONG EASTERLY
BOUNDARY.
TENTATIVE MAP
LANDS OF MICHAEL BLACK
JOB ND.
2015-067
SHEET
1
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APN: A PORTION OF 529-22-038
360 BELLA VISTA AVE (LOT 1)
A PROPOSED NEW HOUSE
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LOS GATOS CALIFORNIA
APN: A PORTION OF 529-22-038
360 BELLA VISTA AVE (LOT 1)
A PROPOSED NEW HOUSE
1
1
-
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-
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1
6
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)
3
9
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(E) 399.7'
28'-0" TO
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LOS GATOS CALIFORNIA
APN: A PORTION OF 529-22-038
360 BELLA VISTA AVE (LOT 1)
A PROPOSED NEW HOUSE
1
1
-
3
-
1
5
1
-
7
-
1
6
9'-0"
13'-6"
10'-0"
28'-0" PROPOSED MAX. HEIGHT
LOWEST POINT AT PERIMETER TO HIGHEST RIDGE
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5
LOS GATOS CALIFORNIA
APN: A PORTION OF 529-22-038
360 BELLA VISTA AVE (LOT 1)
A PROPOSED NEW HOUSE
1
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LOS GATOS CALIFORNIA
360 BELLA VISTA
BRADY RESIDENCE (LOT 2)
A PROPOSED NEW HOUSE FOR
1
1
-
3
-
1
5
A
1
PROJECT DATAPROJECT ADDRESS: A PORTION OF 360 BELLA VISTA AVE, LOS GATOSPROJECT DESCRIPTION:DEMOLISH EXISTING 1-STORY HOUSE AND BUILD NEW 2-STORY HOUSEWITH CELLAR. REMOVE 4 TREESAPN: A PORTION OF 529-22-038HOUSE TO BE FULLY FIRE-SPRINKLEDZONING: R-1-8CONSTRUCTION TYPE: V-NOCCUPANCY GROUP: ULOT SIZE: 11,001.5 SQ. FT.AVERAGE LOT SLOPE: LOT RELATIVELY FLATALLOWABLE FAR:0.35 - [(11 - 5) y25) x 0.2] = 0.3020.302 x 11,001.5 = 3,322.4 SQ. FT.BUILDING AREA1ST FLR1,884.02ND FLR1,381.8TOTAL3,265.8CELLAR1,472.2GARAGE 568.0BUILDING/STRUCTURAL COVERAGEBUILDINGS2,452.0PORCHES 636.2LIGHTWELL 102.3TOTAL §
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TREES TO BE REMOVEDSPECIESPLUMSIZE4", 4", 6", 7"8"SYMBOL2526CONDGOODFAIR/GOOD
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CAROLINALAUREL CHEERYTREES TO BE PLANTEDSPECIESHOLLY LEAF CHEERY SIZE24" BOX SYMBOLQTY.6 REDWOOD14"21GOOD
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IMPERVIOUS COVERAGE TABLE
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S
Q
.
F
T
.
1
,
7
8
8
1
5
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2
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1
EASTERN REDBUD24" BOX1 FIRE DEPARTMENT NOTESFIRE SPRINKLERS REQUIREDAN AUTOMATIC SPRINKLER SYSTEM SHALL BE INSTALLED IN ONE- ANDTWO-FAMILY DWELLINGS AS FOLLOWS: IN ALL NEW ONE- ANDTWO-FAMILY DWELLINGS AND IN EXISTING ONE- AND TWO-FAMILYDWELLINGS WHEN ADDITIONS ARE MADE THAT INCREASE THEBUILDING AREA TO MORE THAN 3,600 SQUARE FEET. EXCEPTION:ANY ONE-TIME ADDITION TO AN EXISTING BUILDING THAT DOES NOTTOTAL MORE T HAN 1,000 SQUARE FEET OF BUILDING AREA.NOTE: THE OWNER(S), OCCUPANT(S) AND ANY CONTRACTOR(S) ORSUBCONTRACTOR(S) ARE RESPONSIBLE FOR CONSULTING WITH THEWATER PURVEYOR OF RECORD IN ORDER TO DETERMINE IF ANYMODIFICATION OR UPGRADE OF THE EXISTING WATER SERVICE ISREQUIRED. NOTE: COVERED PORCHES, PATIOS, BALCONIES, ANDATTIC SPACES MAY REQUIRE FIRE SPRINKLER COVERAGE. A STATE OFCALIFORNIA LICENSED (C-16) FIRE PROTECTION CONTRACTOR SHALLSUBMIT PLANS, CALCULATIONS, A COMPLETE PERMIT APPLICATIONAND APPROPRIATE FEES TO THIS DEPARTMENT FOR REVIEW ANAPPROVAL PRIOR TO BEGINNING THEIR WORK.CONSTRUCTION SITE FIRE SAFETYALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLEPROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDARD DETAILAND SPECIFICATION SI-7. PROVIDE APPROPRIATE NOTATIONS ONSUBSEQUENT PLAN SUBMITTALS, AS APPROPRIATE TO THE PROJECT.ADDRESS IDENTIFICATIONNEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESSNUMBERS, BUILDING NUMBERS OR APPROVED BUILDINGIDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE ANDVISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY.THESE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND.ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICALLETTERS. NUMBERS SHALL BE A MINIMUM OF 4 INCHES (101.6mm)HIGH WITH A MINIMUM STROKE WIDTH OF 0.5 INCH (12.7mm).WHERE ACCESS IS BY MEANS OF PRIVATE ROAD AND THE BUILDINGCANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OROTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE.ADDRESS NUMBERS SHALL BE MAINTAINED.
398.53
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DOC.#17800255
EARTHWORK QUANTITIES
DRIVEWAY
HOUSE/BASEMENT
YARD
TOTAL
THE TOPOGRAPHIC SURVEY AND MAP WAS PREPARED ROBER J. CRAIG
DATED JANUARY 15, 2015. EXPORT
4.93/
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2
CUT FILL
0 C.Y. 0 C.Y.
634 C.Y. 0 C.Y.
24 C.Y. 64 C.Y.
658 C.Y. 64 C.Y.
594 C.Y.
TOTAL DISTURBED AREA (BOTH LOTS) 0.45 ACRES.
ND. BY DATE REVISION BY DATE DATE' DECEMBER 2015
l----ll--+---+------------------------4---1-+---~ SCALE' HOR. 1'=10'
VERT.
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' PRDPD ED GARAGE , "l s 401.00 ..... 1W 400.00
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ENGINEERS, I NC.
1---l--+---+------------------------'1---'1---..__,D~E~S~I~G~N=ED='-=J~C:...._ __ __. BY' KAREL CYMBAL, RCE 34534
l----lt--+---+-------------------------t--+----...C~H~E~C~K~E=D~'='"K~C~------1 DATE' 14583 BIG BASIN WAY, SARATOGA, CA 95070 C408>867-0244
PRDJ. ENGR' JC
IMPERVIOUS AREAS
LIMIT OF DISTURBED AREA
LOT 3
(A)
REQUIREMENTS
LOT 2
(A)
ALL UTILITY TRENCHES AND COUTOUTS WllHIN lHE BELLA
VISTA PAVEMENT MUST BE REHABILITATED PER LATEST TOWN
STANDARD DRAWINGS AND TOWN STANDARD SPECIFICATIONS.
FINAL GRADING PLANS SHALL INCLUDE EROSION CONTROL
PLAN.
A SOILS REPORT FOR GEOLOGIC AND GEOTECHNICAL REVIEW
IS REQUIRED.
ANY EXISTING SANITARY SEWER LATERAL PROPOSED TO BE
REUSED MUST BE TELEVISED BY WEST VALLEY SANITATION
DISTRICT AND APPROVED BY lHE TOWN BEFORE REUSE.
PRELIMINARY
LANDS OF
GRADING
MICHAEL
NOTES
VICINITY MAP
EXISTING
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0
0
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======
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-SD--SD-
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--G--G--
--v--v--
LEGEND
BULDING
MONUMENT
CURB INLET
AREA DRAIN
POLE
PROPOSED
I I
" • • •
SANITARY SEl.IER MANHOLE
STORM DRAIN MANHOLE
FIRE HYDRANT
l.IATER VALVE
STREET LIGHT
CLEANDUT
BOUNDARY
LDT LINE
CENTERLINE
LIMIT OF EASEMENT
CURB
CURB AND GUTTER
EDGE OF PAVEMENT
CONTOUR
FENCE
FLDl.I LINE
SANITARY SEl.IER
STORM DRAIN
ELECTRICAL
GAS
l.IATER
-ss--ss-
-SD--SD-
--G--G--
--V--V--
1. SLOPES OF 5% OR GREATER AWAY FROM lHE FOUNDATION SHALL
MAINTAIN ALONG lHE ENTIRE PERIMETER FOR A DISTANCE OF 5 FEET
MINIMUM.
2. ALL ROOFS DRAINS TO BE DISCHARGED ONTO AN ADEQUATE SPLASH
BLOCKS DIRECTED INTO LANDSCAPE AREA AND ALLOWED TO SHEET
FLOW WIHERE FEASIBLE. UNLINED SWALES WILL CONVEY RUNOFF TOWARD
lHE STREET. RUNOFF FROM THE SITE SHOULD NOT BE COLLECTED INTO
A PIPE SYSTEM, CONCENTRATED, AND DISCHARGED DOWN SLOPE. ANY
OFF SITE DRAINAGE ONTO lHE PROPERTY SHALL CONTINUE IN SIMILAR
MANNER. NO IMPROVEMENTS SHALL OBSTRUCT OR DIVERT RUNOFF TO
lHE DETRIMENT OF AN ADJACENT PROPERTY.
3. FINAL SURFACE DRAINAGE GRADIENT SHALL BE PLANNED AND BUILT
SO AS TO DIRECT WATER AWAY FROM lHE BUILDINGS AND
FOUNDATIONS.
4. SLABS CAST ADJACENT TO FOUNDATIONS SHALL SLOPE AWAY FROM
lHE FOUNDATIONS.
5. ALL EXISTING STRUC"TURES AND TREES INDICATED ON lHIS PLAN TO
BE REMOVED .
6. ALL EXISTING SANITARY SEWER LATERALS MUST BE TELEVISED BY
WEST VALLEY SANITATION DISTRICT AND APROVED BY THE TOWN OF
LOS GATOS BEFORE REUSE.
7. INSTALL SANITARY SEWER CLEANOUTS, IF lHESE DO NOT ALREADY
EXIST WllHIN 2 FEET OF lHE PROPERTY LINE.
8. FINAL GRADING PLANS SHALL INCLUDE COMPLETE EROSION CONTROL
PLAN. iNTERIM CONTROL MEASURES, TO BE CARRIED OUT DURING
CONSTRUCTION AND BEFORE INSTALLATION OF lHE FINAL LANDSCAPING
SHALL BE INCLUDED. INTERIM CONTROL MElHOD SHALL INCLUDE, BUT
ARE NOT LIMITED TO: SILT FENCES, FIBER ROLLS (WllH LOCATIONS AND
DETAILS), EROSION CONTROL BLANKETS, TOWN STANDATD SEEDING
SPECIFICATIONS, ETC.
DRAINAGE PLAN AND
BLACK-PARCEL 2
JOB ND.
2015-067
SHEET
360 BELLA VISTA, LOS GATOS
I
OF 1
FIRST FLOOR PLAN
1
/
4
"
=
1
'
-
0
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A
2
36" REFR.36"FREEZER
A
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1
5
LOS GATOS CALIFORNIA
360 BELLA VISTA
BRADY RESIDENCE (LOT 2)
A PROPOSED NEW HOUSE FOR
1
1
-
3
-
1
5
A
AA
BB
BB
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A
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5
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2
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2
2
'
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4
1
2
"
3
'
-
2
"
6
1
'
-
6
1
2
"
5'-0"15'-0"
5'-0"
5'-0"
2
1
'
-
4
1
2
"
6
'
-
6
"
2
1
'
-
4
1
2
"
2'-6"
78'-6"
78'-6"
2
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C
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2
1
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-
1
1
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.
24'-1" CLR.
A
3
2ND FLEXTERIOR WALLPERIMETER
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LOS GATOS CALIFORNIA
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A PROPOSED NEW HOUSE FOR
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LOS GATOS CALIFORNIA
360 BELLA VISTA
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A PROPOSED NEW HOUSE FOR
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LOS GATOS CALIFORNIA
360 BELLA VISTA
BRADY RESIDENCE (LOT 2)
A PROPOSED NEW HOUSE FOR
1
1
-
3
-
1
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A
6
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STREETSCAPE VIEW
1
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NOTE: THERE ARE NO HOUSES ACROSS PROPOSED PROJECT SITE ɓɓɓ
ɓ
ɓ
ɓ
ɓ
ɓ
ɓ
368 BELLA VI
S
T
A
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374 BELLA VISTA AVE380 BELLA VISTA AVECALDWELL AVE
3
5
7
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27'-6"
27'-0"
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PLANT UST:
NATI';£ l<E'T' I eoT ANlc.>.L NAME
T1'!EEll
Tl PLATAl'IJ& A. 'COLUMelA'
T2 A~TU& U. 'CCMDACTA'
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NATI';£ &2 l'!IBE& VIBIJF<NIFOLll.M
NATIW S3 FEN&TEMON
NATI';£ 64 MIMUl.IJ& CA~INAl-111
NATI';£ &!; HEUCHEl'!A MAXMA
66 LAVANPULA
61 ~11.M
&e AllTEI'! x F. 'WONPEI'! OF er .-A·
~ &E&LEl'!IA 'CilEENLEE'
e1e LIMONll.M FEFeZll
&II PIETE& V. 'VARIEGATA'
NATI';£ 612 Fl<IJNU6 C. '51'1161..JT N TIGl..JT'
&13 MAl..JONIA 'GOLDEN ABUNDANCE'
&l-4 NANPINA P. 'CCMPACTA'
&I& llillG ACCENT)
&16 Fl<IJNU6 C. 'COMPATA'
NATI';£ GI &ATUFeJA PCUGl.A&ll
G2 &TACl..J'T'& Iii. 'SILVER C:.-T'
NATI';£ '-~ MAl..JONIA l<EFEN&
Go4 CENT AUl'!EA C:INE~IA
G& 318" FEA GRAVEL
G6 M'T'~ 'BUl'IOONP'T' CAl'FET'
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LAVENDER
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l Tl-E CONTRACTOR 51W1 VE~FY PLANT OUANllTIES FROM Tl-E PLANTm PLAN. OUANTITES S~OWN IN Tl-E
LEGEtV AICE FOR CONVEl'BICE CN. Y.
2. NOllFY 11-E LANDSCAPE ARCl-llTECT I~ TEL Y IN 11-E EVENT OF ANY DISCREPANCE5 BETWEEN ACTUAL SITE
CON'.XTIONS AN) Tl-E PLANTNG PLAN.
3. PLANT GROLWCOVER N Sl-l<l6 AREAS AS NOTED. USE TRIANGLLAA SPACNG.
4. SEE DET AL AN) SPECFICA TION SEETS FOR ADDmONAL INFORMATION.
5. Te!ERE ~UL BE NO MA TIEl<IALS OR PLANT MATERIALS SL6S11TUTIONS ~™OUT APProV AL OF Tl-E OWN32 OR
T~E LArvSCAPE Al2Cl-ITIECT.
6. AUL SLOPES PLANTED W~ LAWN NOT TO EXCEED A 3•1 SLOPE. AUL SLOPES PLANTED WITel GROLJrv COVER
NOT TO EJ<Cffi) A 2•1 SLOPE.
7. PROVVE POSITIVE DRANAGE AWAY FROM AUL BULDINGS <21 MNJ
8. N Tl-E EVENT OF ANY DISCREPANCES BETWEB>J T~IS PLAN AN) ACTUAL 51TIE corvmONS. Tl-E LANDSCAPE
ARCl-ITECT IS TO BE NOllFED IMiVEDIA TEL Y.
9. ENmRE SITE IS TO BE ROUGl-1 GRADED BY T~E GRADNG CONTRACTOR TO WITT-IN FOOT OFF~ GRADE
LAND6CAPE CONTRACTOR IS TO ANE GRADE ALL LANDSCAPE A~S.
IO. AUL SITE UTLTE5 ARE TO BE Pl<OTIECTED DURNG CONSTRUCTION. IN Tl-E EVENT OF CONFLICT BETWEEN Tl-E
PLANS AN) UTILmES Tl-E CONTRACTOR 51elAUL NOllFY Tl-E LANDSCAPE ARC~ITECT. ANY DAMAGE TO
UTLITES. STI<UCTU<ES. OR O™ER FEATURES TO REMAN. AN) CAUSED BY THE LANDSCAPE CONTRACTOR
~BE REPLACED OR REPAl<ED BY Tl-E CONTRACTOR AT NO EXPENSE TO Tl-E OWN:R.
ll Tl-E WORK N rnESE DRAWJ..GS AN) SPECFICAllONS MY~ ~y WIT~ WORK BY OrnERS. Tl-E
LAND6CAPE CONTRACTOR Se!AUL COORDNATIE Tl-E WORK ~rn O™ER CONTRACTORS.
12. PRIOR TO ANY DIG0NG OR TRENCl-ING, CAUL LN)ER('..ROLN) SERVO: Al ER! -l.800.227.2600
13. PROTIECT EX1$11NG STORM ORAN INLETS ORAN NLETS, W~ FLITER FAfllllC. FOR Tl-E DURATION OF THE
PRClECT.
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~INDICATES PLANT KEY
~INDICATES PLANT QUANTITY
---I ' I • I EXISTING TREE TO REMAIN
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Know what's below.
Call before you dig.
Scale 1" ~ 1C ft
REED ASSOCIATES
LANDSCAPE ARCHITECTURE
477 SOUTH TAAFFE STREET
SUNNYVALE, CALIFORNIA 94066
408.481-9020 / 408.481-9022 FAX
web: www.rala.net I email: paul@rala.net
BLACK BELLA VISTA
PROJECT
ISSUE
360 BELLA VISTA AVE,
LOS GATOS, CA
DATE
--.--.--
OWNERSHIP AND USE OF DOCU~ENlS
All Drowlngs, Speclflcotlons and copies thereof fll'Tllshed by
Reed Aa.:>ciotes Landscape Architecture ore and shall remain
ib property. They are ta be UBed only with rapect ta this
Project and ore not to be used on any other project.
Submiaalon or dirlrlbutlon to meet official regulatory re-
qul.-.ments or for purposes In connection with th•
Project is not to be con!trued as publcotion in derogation of
Reed Aaaockrles Londacape An:hltectun11, common low copyright
or other reserved rights.
Approved PJR
Drawn JH Reviewed PJR
Project No. 15.69
Scale 1'=10' Issue Date 11.03.15
PLANTING PLAN
L 1.0
Sheet of
PROJECT DETAILS
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RENOVATED LANDSCAPE AREA TOTAL -2,~ 5.F.
•
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IRRIGATION WATER SOURCE -MUNICIPAL WATER WIT!-! IRRIGATION WATER METER
IRRIGATION HYDRO-ZONE LEGEND
PLANTS A~ G~P TO 1-lAVE MATCl-llNG WATER ~QUIREMENT5 AND
MICRO-CLIMATE Cl-IARACTERl5TIC5.
• •. •. +. HOH WA'IB'I REOJZ E:ENT (VI)
+ + + + + + +
+ ' + + + + +
LOW WA'IB'I RECUB£NT Crrixed)
w =
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- + + + + + - + + +
+ + + + + + + + +
- + + + + + - + + +
+ + + + + + + + +
+ + + + + + + +
- + + + + + - + +
++++@++++ ++++3·++ + + + + + +
+ + + + -+ +
+ + + + - + +
+ + + - + +
+ + + + + +
+ + + - + +
+ + + - + +
MAWA
11
11
11
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ESTIMATED WATER U5E (ETU.U)
MAWA = (EToJ x ((l)h2J x (((l).1 x LAJ + ((l):!J x 5LAJJ
MAWA=
elo=
hydro-zone
1
2
3
58,705
45.3
plant water use
LOW
LOW
HIGH
gal Ions/year
hydro-zone area
1,356
1,013
617
2,986
MAWA
26,659
19,916
12,130
58,705
ETWU=
eto =
hydro-zone
1
2
3
32,985
45.3
plant water use
LOW
LOW
HIGH
gal Ions/year
plant factor hydro-zone PFxHA area
0.2 1,356 271
0.2 1,013 203
0.7 617 432
TOTAL 2,986 906
,,,,...--........
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irrigation
efficiency
0.85
0.85
0.70
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8,961
6,694
17,329
32,985
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Call before you dig.
Sec I c 1 " = ' 0 f\
REED ASSOCIATES
LANDSCAPE ARCHITECTURE
477 SOUTH TAAFFE STREET
SUNNYVALE, CALIFORNIA 94066
408.481-9020 / 408.481-9022 FAX
web: www.rala.net I email: paul@rala.net
BLACK BELLA VISTA
PROJECT
ISSUE
360 BELLA VISTA AVE,
LOS GATOS, CA
DATE
--.--.--
OWNERSHIP AND USE OF DOCU~ENlS
All Drowlngs, Speclflcotlons and copies thereof fll'Tllshed by
Reed Aa.:>ciotes Landscape Architecture ore ond shall remain
ib property. They are ta be UBed only with rapect ta this
Project and ore not to be used on any other project.
Submlaalon or dirlrlbutlon to meet offlclal regulatory re-
qul.-.ments or for purposes In connection with the
Project is not to be con!trued as publcotion in derogation of
Reed Aaaockrles Londacope An:hltectun11, common low copyright
or other reserved rights •
Approved PJR
Drawn JH Reviewed PJR
Project No. 15.69
Scale 1'=10' Issue Date 11.03.15
IRRIGATION PLAN
L2.0
Sheet of