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HomeMy WebLinkAbout12-13-2005 Planning Commission PacketCITY OF SARATOGA PLANNING COMMISSION SITE VISIT AGENDA DATE: Tuesday, December 13, 2005 - 3:30 p.m. PLACE: City Hall Parking Lot, 13777 Fruitvale Avenue TYPE: Site Visit Committee SITE VISITS WILL BE ON TUESDAY, DECEMBER 13, 2005 FOR THE FOLLOWING ITEMS: ROLL CALL REPORT OF POSTING AGENDA AGENDA 1. Application 06-017 MORRISON 14234 Saratoga-Sunnyvale Rd. Study Session 2. Application #05-097 3. Application #06-037 LAM-WONG 20840 Fourth Street CHEN 13071 Pierce Road SITE VISIT COMMITTEE Item 2 Item 3 The Site Visit Committee is comprised of interested Planning Commission members. The committee conducts site visits to properties that are new items on the Planning Commission Agenda. The site visits are held on the Tuesday preceding the Wednesday hearing, between 3:30 p.m. and 5:00 p.m. It is encouraged for the applicant and/or owner to be present to answer any questions that may arise. Site visits are generally short (5 to 10 minutes) because of time constraints. Any presentations and testimony you may wish to give should be saved for the Public Hearing. • CITY OF SAR.ATOGA PLANNING COMMISSION • STUDY SESSION AGENDA DATE: Wednesday, December 14, 2005, 5:30 p.m. PLACE: Arts ~ Craft Room in the Saratoga Community Center located at 19655 Allendale, Saratoga, CA 95070 TYPE: Adjourned Regular Meeting ROLL CALL REPORT OF POSTING AGENDA Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on December 8, 2005. STUDY SESSION AGENDA STUDY SESSION FOR 14234 SARATOGA-SUNNYVALE ROAD (397-27- 030); -The Planning Commission will conduct a Study Session re«ewing the proposed residential project on a preliminary basis and providing input to the applicant, neighbors, and staff. The proposed project includes the demolition of an existing 20-unit apartment complex and the construction of 23 townhomes. The study session is an information meeting for the Planning Commission to get their questions about the project answered and for the Planning Commission to express any issues or concerns that they may have regarding the proposal so that the applicant can revise the plans and address their concerns prior to the hearing. Also, the study session will allow the applicant to have feedback from the Commission prior to finalizing their proposal. No decision will be made at this meeting. ADJOURNMENT TO REGULAR PLANNING COMMISSION MEETING Wednesday, December 14, 2005, at 7:00 p.m. in the Council Chambers/Civic Theater 13777 Fruitvale Avenue, Saratoga, CA CITY OF SARATOGA PLANNING COMMISSION AGENDA DATE: Wednesday, December 14, 2005 - 7:00 p.m. PLACE: Council Chambers/Civic Theater,13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting ROLL CALL: Commissioners Manny Cappello, Jill Hunter, Robert Kundtz, Linda Rodgers, Michael Schallop, Mike Uhl, and Chair Susie Nagpal PLEDGE OF ALLEGIANCE MINUTES: Draft Minutes from Regular Planning Commission Meeting of November 9, 2005. ORAL COMMUNICATIONS -Any member of the Public will be allowed to address the Planning Commission for up to three minutes on matters not on this agenda The law generally prohibits the Planning Commission from discussing or taking action on such items. However, the Planning Commission may instruct staf f accordingly regarding Oral Communications under Planning Commission direction to Staff: ORAL COMMUNICATIONS- PLANNING COMMISSION DIRECTION TO STAFF Instruction to staff regarding actions on current Oral Communications. REPORT OF POSTING AGENDA Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on December 8, -2005. REPORT OF APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an "Appeal Application" with the City Clerk v~~ithin fifteen (15) calendar days of the date of the decision, or ten (10) calendar days for a conditional use permit, pursuant to Municipal Code 15-90.050 (b). CONSENT CALENDAR - None PUBLIC HEARINGS All interested persons may appear and be heard at the above time and place. Applicants/Appellants and their representatives have a total of ten minutes maximum for opening statements. Members of the Public may comment on any item for up to three minutes. Applicant/Appellants and their representatives have a total of five minutes maximum for closing statements. 1. APPLICATION #06-049 -Adoption of Negative Declaration and Zoning Text Amendment for Saratoga Village Parking. The City of Saratoga proposes a Zoning Text Amendment that ~~ould relax all parking requirements in the CH-1 and CH-2 zones until such a time that new development or intensification of uses equals to or exceeds the parking surplus as identified in a recent parking study. An Initial Study has been prepared for this proposed text amendment, and - no comments were received during the initial study public review period. Staff recommends that the Planning Commission adopt the Negative Declaration and adopt a resolution recommending that the City Council approve the proposed Zoning Text Amendment. 2. APPLICATION #05-097 (503-26-005) Lam/Wong - 20880 4`h Street -The applicant requests design review approval to demolish asingle-story, single-family residence and to construct atwo- story, single-family residence. The total floor area of the proposed residence is 3,366 square feet. The maximum height of the proposed residence is 26 feet. The lot size is approximately 10,500square feet and the site is zoned R-110,000. 3. APPLICATION #06-037 (397-10-020) Chen, 19358 Monte Vista Drive; -The applicant requests design review approval to demolish asingle-story, single-family residence and construct a 6,098.6 sq. ft. one-story single-family residence. The maximum height of the proposed residence is 21-feet. The gross lot size is 1.02-acres and the site is zoned R-140,000. DIRECTORS ITEM - Remind Commissioners that the meeting on December 28, 2005 is cancelled COMMISSION ITEMS - None COMMUNICATIONS - None ADJOURNMENT TO NEXT MEETING - Wednesday, January 11, 2006 at 7:00 p.m. in the Council Chambers/Civic Theater 13777 Fruitvale Avenue, Saratoga, CA Incompliance with the Americans with Disabilities Act (ADA), i f you need special assistance to participate iri this meeting, please contact the City Clerk at (408) 868-1269 or ctclerh@saratoga.ca.us. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting (28 CFR 35.102-35.104 ADA Title II). Certificate of Posting of Agenda:, I, Elizabeth Runyan, Office Specialist for the City of Saratoga, declare that the foregoing agenda for the meeting of the Planning Commission of the City of Saratoga was posted on December 8, 2005 at the office of the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and was available for public review at that location. The agenda is also available on the Ciry's website at unvw.saratoga.ca.us If you would like to receive the Agenda's via a-mail, please send your a-mail address to plannin @sg arato ag ca.us • • MINUTES SARATOGA PLANNING COMMISSION DATE: Wednesday, November 23, 2005 PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting Chair Nagpal called the meeting to order at 7:00 p.m. ROLL CALL Present: Commissioners Cappello, Hunter, Kundtz, Nagpal, Rodgers and Schallop Absent: Commissioner Uhl Staff: Director John Livingstone, Associate Planner Lata Vasudevan, Contract Planner Deborah Ungo-McCormick and Assistant Planner Suzanne Thomas PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES -Regular Meeting of November 9, 2005. Motion: Upon motion of Commissioner Hunter, seconded by Commissioner Kundtz, the Planning Commission minutes of the regular meeting of November 9, 2005, were adopted with corrections to pages 9,11,19 and 20. (6-0-1; Commissioner Uhl was absent) ORAL COMMUNICATION There were no Oral Communications. REPORT OF POSTING AGENDA Director John Livingstone announced that, pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on November 17, 2005. REPORT OF APPEAL RIGHTS Chair Nagpal announced that appeals are possible for any decision made on this Agenda by filing an Appeal Application with the City Clerk within fifteen (15) calendar days of the date of the decision, pursuant to Municipal Code 15.90.050(b). Planning Commission Minutes for November 23, 2005 CONSENT CALENDAR CAPITOL IMPROVEMENT PROGRAM & GENERAL PLAN CONFORMITY FINDING: The Saratoga Planning Commission will review and determine if the proposed 2005-06 Capitol Improvement Program is consistent with the various goals, policies and programs of the City of Saratoga General Plan. Chair Nagpal asked if any of the Commissioners wanted. to pull this item from Consent and discuss it in public hearing. Commissioner Hunter said that she did. Mr. John Chebone, Public Works Director, provided the staff report as follows: • Explained that each year the City updates its Capitol Improvement Program, which is a five-year document that plans the expenditures for the projects on the list. • Reported that the first CIP was prepared in 2001 and has been updated each year since. The current CIP is the 2005/06 Update. • Stated that there are two public hearings before Council. Between those two public hearings before Council, the CIP is brought to the Planning Commission to make the determination that the CIP is consistent with the City's General Plan. • • Said that CIP projects are maintenance projects for parks, roads, etc. • Stated that the projects of the CIP are matched to goals, policies and implementation strategies from the General Plan that are applicable. Commissioner Hunter asked for an explanation about the meaning of sphere of influence. Mr. John Chebone said that the definition could be found in the General Plan. He added that the City has an Urban Service Boundary as well as areas designated as being within a Sphere of Influence. These are properties in County jurisdiction over which the City receives notices for any proposed projects to review for conformity to City standards. Commissioner Hunter expressed appreciation for the inclusion of the terms "Preservation" and "Heritage" more than 15 times in this CIP document. Mr. John Chebone said that almost all elements have that information and/or definition as preservation of its heritage is important to the citizens of the City of Saratoga. Commissioner Hunter pointed out that an item on tonight's agenda would deal with the preservation of a riparian corridor. Mr. John Chebone agreed that this issue is important to the City. Commissioner Rodgers said that some of the categories assigned to projects do not seem to fit. Page 2 Planning Commission Minutes for November 23, 2005 Page 3 Mr. John Chebone said that since only basic information is provided for each project it might not always be evident how the categories assigned actually do fit. In other cases, there are no categories specific enough to apply to a particular project in the CIP. Commissioner Rodgers asked if it is worth the effort for the Commission to attempt to more closely match projects in the CIP to corresponding goals and strategies from the General Plan. Mr. John Chebone replied that only if the Commission feels that a project is in direct conflict with the City's General Plan. If the Commission feels comfortable enough, they should just go with the categories assigned by staff. Commissioner Cappello clarified that the Commission's role here is not to shoot down or change projects in the CIP but rather to find consistency with the General Plan. Mr. John Chebone added that any member of the Commission could participate in the Council's public hearing and offer input on changes and/or additions to the CIP. He added that it is often grass roots efforts that get items added to the CIP. Commissioner Kundtz asked who deals with fiscal impacts. Mr. John Chebone replied Council. He pointed out that not all of the projects included on the CIP are currently funded. He added that there is a detailed spreadsheet available that he would be happy to email to any interested member of the Commission that offers fiscal impacts. Commissioner Kundtz said that it was not necessary since the Commission is considering consistency with the General Plan rather than funding for these proposed projects. Chair Nagpal opened the Public Hearing on the CIP. Chair Nagpal closed the Public Hearing on the CIP. Motion: Upon motion of Commissioner Rodgers, seconded by Commissioner Hunter, the Planning Commission adopted a Resolution finding the projects of the 2005/06 Capitol Improvement Program to be consistent with the various goals, policies and programs of the City of Saratoga General Plan, by the following roll call vote: AYES: Cappello, Hunter, Kundtz, Nagpal, Rodgers and Schallop NOES: None ABSENT: Uhl ABSTAIN: None *** • Planning Commission Minutes for November 23, 2005 PUBLIC HEARING -ITEM NO. 1 APPLICATION #06-060 (410-39-012) LLOYD - 15130 Quito Road: The applicant requests approval of an amendment to the conditions of approval of the original Subdivision Map as approved by Resolution No. DR-00-045 to allow certain encroachments in the creek riparian setback area, subject to mitigation. The site is zoned R-1-40,000. • Contract Planner Deborah Ungo-McCormick presented the staff report as follows: • Advised that the applicant is seeking amendment to a Condition of approval for a previously approved Subdivision Map that was originally approved in 2001 creating three lots for property located at 15130 Quito Road. • Reported that at the time of approval, there were no specific requirements for riparian corridor setbacks. • Explained that the Commission required that an assessment be prepared by a Biologist Consultant to establish mitigation recommendations. When the study came back, the . quality of this riparian corridor was ranked as low to moderate. Since that time, the applicant has cleaned up the area that includes the creek and vegetation around it. The Commission imposed an additional setback of 50 feet to the standard required 50-foot Santa Clara Valley Water District (SCVWD) setback. This was intended to provide additional protection for wildlife. At that time, the Map was approved and no encroachment on this entire100-foot area was allowed. • Added that the City revised Ordinance 14-25.065 and now allows for consideration of an easement into a riparian corridor. • Said that the Map approved in 2001 became a Final Map and construction began on the -- --- - homes on two o -t ese t --ree ots~ • Explained that the front portion of the lots is steep so the building area is located at the center. • Reminded that the secondary setback from the riparian corridor is 50 feet. • Added that the lots on the either side don't have this additional setback of 50 feet and are allowed to put in improvements with permits. Therefore, these three lots are more restricted than any others around them. • Reported that the applicant approached staff regarding the installation of a pool and asked permission to encroach in the secondary riparian area. • Advised that staff and the consulting Biologist considered a pool in this area to be minor. However, the .City Attorney was also consulted and recommended that this item be brought back to the Planning Commission to see if it concurs with that determination. • Said that staff is recommending that the Commission amend the Condition of approval imposed for this Tentative Map as it relates to Design review issues for development in the secondary riparian corridor. Staff is proposing that the Condition be amended to reflect what current language of the Ordinance allows. • Stated that a copy of the approved map has been provided. • Explained that encroachment would be handled through the processing of a Building permit. • Stated that if amended, staff can process requests by applying the new Subdivision Ordinance standards to this previously approved Parcel Map. Page 4 Planning Commission Minutes for November 23, 2005 Page 5 Commissioner Hunter said that this is very confusing and asked if staff is proposing to make the easement smaller. Planner Deborah Ungo-McCormick said that the Biologist recommended how the riparian corridor was established and the line varies. She reminded that the Design Review Ordinance does have a minimum 50-foot setback from the top of bank. This is due to requirements of the Santa Clara Valley Water District to maintain the integrity of the creek banks. Commissioner Hunter questioned whether there is potential for the placement of a second unit on this riparian corridor for Lot C. If so, would this be handled at the counter rather than through public hearing? Director John Livingstone: • Replied that yes a second unit would be handled at staff level and might be allowed to encroach into the secondary riparian corridor if this amendment to the Condition for the Map is approved tonight by the Commission. • Pointed out that there is a double riparian setback in this case that is very restrictive. Amending that would bring this property more in line with the current Ordinance. Chair Nagpal said that she is presuming that any encroachment would only be allowed in the secondary riparian corridor and not the 50-foot corridor required by SCVWD. She asked about required mitigation. Planner Deborah Ungo-McCormick said that mitigation would depend upon the level of - -encroachment-spacing and type of trees - - - - - - - Commissioner Kundtz reminded that the Stevens memo speaks to the adequacy of the easement. Commissioner Cappello pointed out that the recommendation is not to eliminate the corridor by only to allow encroachment upon review. Chair Nagpal asked if this pertains just to Lot B. Planner Deborah Ungo-McCormick replied that it would apply to each of the three lots in this subdivision, Lots A through C. Commissioner Cappello asked if adjustments would be made on each lot. Planner Deborah Ungo-McCormick replied that the amended condition would allow the consideration of adjustments if requested. Commissioner Rodgers asked if the Tentative Map had become a Final Map. Planner Deborah Ungo-McCormick replied yes. She pointed out that construction could only have begun if the map were final. Planning Commission Minutes for November 23, 2005 Page 6 Commissioner Rodgers asked why the Tentative Map was being modified with this action. Planner Deborah Ungo-McCormick replied that the City Attorney recommended that the conditions imposed on the Tentative Map be amended in that they pertain only to Design review, which are not a part of a Final Map. Director John Livingstone explained that the Conditions are what are being amended and not the map itself. He pointed out that the secondary riparian lines are not depicted on the final map itself. Commissioner Rodgers asked- if any other subdivision located along a creek could also ask for an amendment. In other words, is this action precedent setting? Chair Nagpal said that it would depend upon whether specific conditions such as this were imposed. Planner Deborah Ungo-McCormick reported that there are not many like this out there. Director John Livingstone added that the current Code offers the Community Development Director the opportunity to determine whether encroachment can actually enhance or protect a riparian corridor. Commissioner Hunter pointed out that most houses today have guesthouses behind while these three do not. She asked what could happen to Lot C and whether it might include a guesthouse in the future within this riparian setback. She-expressed concern with a blanket approval for all three lots. Planner Deborah Ungo-McCormick said that she has no specific information about what is planned for Lot C. She said that taking a blanket action on all three lots will avoid the need to come back before the Commission with each lot. She said that a second unit could be proposed in the future. Director John Livingstone pointed out that second unit applications are handled at staff level. Planner Deborah Ungo-McCormick suggested that perhaps the applicant could respond as to what the plans are for Lot C. Director John Livingstone cautioned that a second living unit could be added to each of these lots. Planner Deborah Ungo-McCormick reminded that Lots A and B have sewer easements over which cannot be built. Lot C also has a sewer easement that bisects the back yard. It would be tough to fit a pool without this amendment to the secondary riparian setback on that particular parcel. Planning Commission Minutes for November 23, 2005 Page 7 Commissioner Rodgers asked if the Commission is interpreting the Ordinance that pertains to creek protection easements or is it at the discretion of the Community Development Director. Director John Livingstone said that the Commission is not interpreting that section but is looking at a specific condition of approval that was imposed prior to the adoption of this section and allowing that condition to be modified to more closely match the current Ordinance and give the Community Development Director some flexibility. Planner Deborah Ungo-McCormick reminded that on top of the customary 50-foot riparian corridor required by the Santa Clara Valley Water District, the City adopted an additional easement. Staff is recommending that a qualified biologist must support any proposed encroachments into the secondary easement area. Chair Nagpal opened the Public Hearing for Agenda Item No. 1. Mr. Bill Hirschman, Applicant's Representative: • Said that he is representing the developer and two other property owners. • Advised that their Landscape Architect is also available this evening. • Expressed appreciation for the great report provided by staff. • Reiterated that they are asking for an amendment to a condition of approval -for the Tentative Map that deals with design elements rather than the easement itself. . Explained that the designs for Lot A and Lot B are complete. Lot A includes a pond. Lot B has a corner of the swimming pool that would need to encroach on the secondary riparian corridor easement. • Said that they have no intention on applying for other structures on site at this time but -- -- - - - - don't want to eliminate the possibility to do so in fhe future. • Said that it is important to note that improvements provided would include mitigation measures on each lot. This is very important when talking about precedent setting. Appropriate mitigation must be provided. • Asked for approval. • Reminded that this setback is a compound setback. First, Santa Clara Valley Water District has its 50-foot setback to protect the creek banks. This is a second 50-foot setback. • Assured that this request is not taken lightly. Commissioner Cappello asked if the mitigation proposed is primarily the planting of trees. Mr. Bill Hirschman said the mitigation landscaping would consist of a combination of trees, grasslands and other naturally occurring landscaping materials. He said that one element is blackberries. He assured that the materials would be selected through consultation with a biologist. Commissioner Rodgers said that the first 50-foot setback is already required to be maintained as a riparian corridor and questioned the offer of mitigation in this area that is already required to be maintained for encroachment into the secondary corridor. Planning Commission Minutes for November 23, 2005 Page 8 Mr. Bill Hirschman reminded that the mitigations proposed are those of the consulting biologist. The existing riparian corridor was graded as very low quality. This offers. a perfect opportunity to raise that level and offers the most appropriate place for increased natural landscaping. Commissioner Rodgers pointed out that the General Plan talks about the maintenance and improvement to riparian corridors. Mr. Bill Hirschman said that actually they are not required to do anything further to the original riparian corridor. They have done the entire repair required under the conditions of approval. What is proposed is in addition to that and would equal 7,000 square feet of new planting. Chair Nagpal closed the Public Hearing for Agenda Item No. 1. Commissioner Kundtz: • Said that the driver for this request is the desire for a pool without requiring that pool to be so close to the residence. • Announced he could support this amendment. • Suggested that it might not be unreasonable to have subsequent construction decisions for Lot C brought back to the Planning Commission. Commissioner Rodgers: • • Concurred with Commissioner Kundtz. • Said that she would like to see exactly what is planned for Lot C before any approval is given. - - - - . -- - • Said she is not comfortable trading a -pool for additional planting on other- ots. • Said that mitigation should stay on the same lot and outside of the main 50-foot SCVWD riparian setback area. • Said she is not comfortable going back to a previously approved subdivision and amending the conditions imposed by another Commission but she is willing to listen. • Stated that this appears to be setting a precedent. • Reiterated that the General Plan requires the improvements of riparian corridors. • Stressed that she is firm on the need to bring Lot C back to the Commission if any plans to encroach come up. Commissioner Hunter: • Said that there are lots of creeks in Saratoga and people often talk to her about the creeks and construction that occurs near them. • Stated that she considers herself to be an environmentalist. • Said that she has no problem with the pond on Lot A and wished she had visited Lot C. • Said that she is reluctant to approve this. • Reminded that the Commission in place in 2001 made a strong effort to protect the creek and that she feels they are now being asked to back off on that goal. • Expressed pride in the actions taken by the Commission in 2001. Commissioner Cappello: Planning Commission Minutes for November 23, 2005 Page 9 • Said that staff handling this issue is adequate. • Stated that he does not think that this is an issue of protecting the creek. That is done through the SCVWD's 50-foot easement. • Added that he believes that the habitat is increased through these proposed mitigations and he tends to favor them. Chair Nagpal: • Explained that she works in the environmental field and assured that placing mitigation outside of a specific lot is not an unheard of concept. Mitigation within the three-lot subdivision is acceptable. • Said that her concern was with the arbitrary red line and the fact that the original 50-foot corridor could have been sufficient. • Pointed out that the biologist has said that this offset increases habitat. The new habitat improves and protects the riparian corridor. • Said she can support this amendment to the conditions. • Agreed with the need for more information on Lot C and that she would be more comfortable knowing what will happen there. Commissioner Rodgers asked about impacts and responsibility of future owners. Chair Nagpal asked staff to clarify that the restrictions run with the lot. Planner Deborah Ungo-McCormick replied yes. Chair Nagpal asked how staff could be sure that this habitat is maintained. Director John Livingstone replied real estate disclosures notify future owners of their obligations. Chair Nagpal asked if the conditions of approval run with the property. Director John Livingstone said that staff would make sure the required plantings are installed. Once in place, they will thrive on their own. Commissioner Cappello asked staff if it would automatically investigate if Lot C were to bring a request to the City that requires encroachment into the secondary riparian corridor. Planner Deborah Ungo-McCormick said that staff researches file information with every application that comes in to determine established standards and conditions. They also look at the Tentative Map and specific requirements for each specific lot. Director John Livingstone pointed out that now records are being maintained digitally in Laserfiche and that historic records should be completely scanned within the next three years to allow electronic research to quickly occur. Commissioner Rod ers said that the owner of Lot B had told her that they were made aware 9 of the Tentative Map restrictions when they bought this property. Planning Commission Minutes for November 23, 2005 Page 10 Commissioner Kundtz asked if the owner of Lot C would be required to bring any proposal to • the Planning Commission. Director John Livingstone replied that unless staff finds something that triggers the need to bring it back before the Commission, it would not be required. Commissioner Rodgers asked Director John Livingstone if he needs the discretion to be able to handle all three of these parcels. Director John Livingstone replied that it is his preference that the change in this condition applies to all of this subdivision. Chair Nagpal asked about the potential for a structure on this easement on Lot C. Planner Deborah Ungo-McCormick said that it would be difficult to put anything on Lot C without this change. Chair Nagpal asked if Design review criteria must be met for anything proposed. Planner Deborah Ungo-McCormick replied absolutely. Commissioner Rodgers stressed the obligation to protect the riparian corridor. Planner Deborah Ungo-McCormick advised that there is no mechanism to require improvements. Owners- simply-cannot do anything next to the creek-without--going to SCVWD for permission.. This riparian corridor must be left in as natural a state as possible. Commissioner Rodgers asked how improvements are enforced. Planner Deborah Ungo-McCormick replied through the conditions, which requires a landscape plan be provided to the Community Development Director. Motion: Upon motion of Commissioner Hunter, seconded by Commissioner Cappello, the Planning Commission approved an amendment (Application #06-060) to the. conditions of approval of the original Subdivision Map as approved by Resolution No. DR-00-045 to allow certain encroachments in the creek riparian setback area subject to mitigation on property located at 15130 Quito Road, by the following roll call vote: AYES: Cappello, Hunter, Kundtz, Nagpal and Schallop NOES: Rodgers ABSENT: Uhl ABSTAIN: None *** Planning Commission Minutes for November 23, 2005 Page 11 • PUBLIC HEARING -ITEM N0.2 APPLICATION #04-176 (503-16-050) KOENIG, 13071 Pierce Road: The applicant requests modification of plans for atwo-story single-family residence as approved by Resolution No. 05-002. These changes would include an approximate 600 square foot addition to the basement and minor exterior changes to the home. The site is zoned R-1-40,000. Assistant Planner Suzanne Thomas presented the staff report as follows: • Advised that the applicant is seeking a modification to the plans for atwo-story home on property zoned R-1-40,000 that consists of approximately 55,000 square feet. • Explained that the original two-story home and cabana were submitted in June 2004 and approved by the Commission in January 2005. • Stated that since the Commission imposed the conditions, any changes needed to be brought back for approval of a modification. • Outlined the proposed changes as including an approximate 600 square foot addition to the proposed basement, the relocation of the cabana and changes to the exterior window and style and the addition of shingles to the dormers. The basement would be located beneath the entire footprint. • Reported that the amended plans were provided to the neighbors and no comments were received. • Assured that the project would be constructed as originally noted except as modified _ tonight. Said that the project satisfies-all findings. - - _- • Stated that the modification does not create any unreasonable interference with privacy and views. The basement does not create any sort of impact. • Said that the project satisfies all zoning requirements and recommended approval. Chair Nagpal opened the Public Hearing for Agenda Item No. 2. Mr. Walter Chapman, Project Designer: • Thanked Planner Suzanne Thomas for her assistance. • Explained that the Soils and Structural Engineer recommended that the entire basement and foundation system be implemented to deal with potential settlement issues. • Said that he had been unaware that these somewhat minor changes would result in the need to return to the Commission until they submitted their plans to Building. • Stated his availability for any questions. Commissioner Rodgers asked if the condition to work with the neighbor to the north regarding planting materials has been met. Mr. Walter Chapman said that they were waiting until the rough framing came up to determine what and where this landscaping should be placed. Planning Commission Minutes for November 23, 2005 Page 12 Commissioner Rodgers asked for an explanation on California framing. Mr. Walter Chapman said that it is a technical term and represents a type of roof framing system that was developed following World War II that helps expedite construction. Chair Nagpal closed the Public Hearing for Agenda Item No. 2. Commissioner Kundtz said that it makes sense to construct the full basement and foundation system and he supports this request. Chair Nagpal asked what brings this matter back to the Commission. Planner Suzanne Thomas replied the exterior modifications and other changes to the approved plan. Commissioner Rodgers suggested added text to page 9 to read "... and will not therefore affect privacy of the neighbors." Motion: Upon motion of Commissioner Rodgers, seconded by Commissioner Kundtz, the Planning Commission approved the modification of plans (Application #04-176) for atwo-story single-family residence as approved by Resolution No. 05-002, including an approximate 600 square foot addition to the basement and minor exterior changes to the home on property located at 13071 Pierce Road, with the added text to page 9 to read "... and will not therefore affect privacy of the neighbors," by the - -- -following-roll-call-vote:------- -- -- --- - ---- -- - AYES: Cappello, Hunter, Kundtz, Nagpal, Rodgers and Schallop NOES: None ABSENT: Uhl ABSTAIN: None *** PUBLIC HEARING -ITEM NO. 3 APPLICATION #04-379 (503-26-009) TRAN, 20840 Fourth Street: The applicant requests Design Review Approval to construct atwo-story single-family residence. The project includes the demolition of an existing one-story residence. The total floor area of the proposed two-story residence is 2,449.4 square feet. A 1,454 square foot basement is proposed. The maximum height of the proposed residence is 23 feet. The gross lot size is 5, 177 square feet and the site is zoned R-1-10,000. This item was continued from the July 27, 2005 Planning Commission public hearing. Associate Planner Lata Vasudevan presented the staff report as follows: • Stated that the applicant is seeking Design Review Approval to allow the construction of a two-story single-family residence and the demolition of the existing single-story home. • Described the total floor area as 2,449 square feet with a basement. Planning Commission Minutes for November 23, 2005 Page 13 • Reminded that this item was continued from the meeting of July 27, 2005, to allow the applicant to revise plans to address neighbor concerns. • Stated that staff finds that the necessary findings to support can be made in the affirmative. • Recommended approval. Chair Nagpal opened the Public Hearing for Agenda Item No. 3. Mr. Kiet Tran, Applicant and Property Owner, 20840 Fourth Street, Saratoga: • Thanked staff and the Commission. • Said that he has been working to address the comments raised at the last meeting. • Stated that he bought this property with the intent to construct atwo-story home and managed to design a house to meet Ordinance requirements. • Pointed out that no Variance is required. • Requested approval and pointed out that staff is supportive and is recommending approval. • Reiterated that this project meets all requirements. Commissioner Cappello asked Mr. Kiet Tran if the changes made since the July meeting address the neighbor concerns and whether any feedback regarding sufficiency of these changes was received from the neighbors. Mr. Kiet Tran said that his neighbors want asingle-story house. Commissioner Cappello asked_ Mr,_ Kiet_Tran if _he_ had_any__further conversations with his neighbors and/or are there still concerns. Commissioner Rodgers asked which neighbor was concerned about view impacts. Mr. Kiet Tran replied the neighbor across the street, Mrs. Garcia. He said that he has tried to minimize blockage of her view. Commissioner Rodgers asked if the story poles have been modified since the last meeting. Mr. Kiet Tran replied no. Ms. Sherry Kraule, 20750 Fourth Street, Saratoga: • Identified herself as living next door. • Said that she did not want to see a second story next door due to loss of sunlight and privacy concerns. • Stated that the proposed trees would also block sun and views in the future. Additionally, if these trees lose their leaves in the winter, they would no longer serve to screen. • Said that she spoke with Mr. Tran about the concept of placing bedrooms in the basement space of his home but he said he did not want bedrooms in the basement due to the darkness, which she finds ironic since his home would render her home darker with loss of natural light. Planning Commission Minutes for November 23, 2005 Page 14 • Pointed out that another nearby house has three bedrooms located in the basement with windows that allow adequate light. • Reminded that the City's Design Guidelines call for the avoidance of unreasonable views and privacy impacts. • Stated that if allowed, this two-story home will make them feel like they are in a hole since there is already a large two-story on their other side. • Suggested that without a second story the Trans could still have a big house. • Pointed out that Mr. Tran plans to sell this home in two to three years and yet her quality of life would be disrupted forever. Commissioner Hunter asked Ms. Sherry Kraule when the home on the other side was built. Ms. Sherry Kraule said that it occurred about three to four years ago and that she has learned from that experience about the need to speak up at public hearings. Commissioner Cappello reminded that at the last meeting the Commission urged the applicant to work with the neighbors and -asked Ms. Sherry Kraule if any of her issues were addressed. Ms. Sherry Kraule said that she didn't want a second story period. She said that while Mr. Tran tried to reduce his second story it does not resolve their issues. Commissioner Cappello asked if there was any back and forth feedback and discussions with the Trans. Ms. Sherry Kraule replied no. Chair Nagpal asked Ms. Sherry Kraule if there is any ground to meet on the issue of a second story. Ms. Sherry Kraule said that once the story poles were in place she realized the impacts of this second story. She added that the Trans could put in a beautiful single-story house on this property. Chair Nagpal asked for feedback on landscaping. Does she want trees? Should they be evergreen? Is there a preferred maximum height? . Mr. Eric Kraule, 20850 Fourth Street, Saratoga: • Stated that with trees they will feel like they are living in a cave. • Stressed that they do not want to see a second story here. Commissioner Hunter cautioned that asingle-story house could still be as tall as 26 feet. Ms. Sherry Kraule said that even so, with asingle-story house there would be no window overlooking their property. Mr. Dave Garcia son of Es eranza Garcia s eakin on her behalf, 20845 Fourth Street, P p 9 Saratoga: Planning Commission Minutes for November 23, 2005 Page 15 • Stated that this home would take from the views enjoyed from his mother's home. • Said that the second story windows would invade their privacy. • Added that Mr. Tran never made an effort to discuss any design changes with his family. Commissioner Rodgers asked where the photographs provided by Mrs. Garcia were taken from. Mrs. Esperanza Garcia replied from her front porch. Mr. Ken Schulz, 15001 Springer Avenue, Saratoga: • Said that he lives behind this property. • Described this proposed house as a poster child for a monster home. • Pointed out that the setbacks are within inches of the maximum allowed. • Said that he is concerned about having a second floor, which would block views. • Said that there had been no contact from Mr. Tran. • Stated that a proposed picture window in the master bedroom of this new home would overlook his backyard. • Said that this is the largest possible legal home on a 5,000 square foot lot and results in a tunnel effect. • Stated that he does not view Springer Avenue as being "urbanized" and that he loves to see deer and trees and not second story homes in his neighborhood. • Stated that the rights of existing views and quality of life should take precedence over new homes. ---------.Commissioner__Rodgers_asked_Mr-.-Ken Schulz_to_identify his_property on th__e_location-map. Mr. Ken Schulz said that he is on the mountain side looking at the Garcia and Tran properties. Right now he does not see roofs but he does see the temporary story poles. Commissioner Rodgers asked if this is on the east side of the back triangle. Mr. Ken Schulz replied yes. Mr. Raza, Project Designer: • Said that they have worked on this project since last year. • Pointed out that the City established the Ordinance requirements .and that their design is based upon these Ordinance requirements. • Stated that the second floor has been offset and only one window is located at the back. • Said that they would plant trees. • Pointed out that the Garcia home is only 10 feet from its property line. • Assured that he had previously spoken with Mrs. Garcia. • Asked that Commission to approve this application tonight or deny it and offer them the opportunity to appeal that action to Council. Chair Nagpal closed the Public Hearing for Agenda Item No. 3. Planning Commission Minutes for November 23, 2005 Page 16 Commissioner Cappello: • • Said that this is a tough call. • Stated that this neighborhood is in transition regarding second story homes. • Said that this project is very difficult to accept due to privacy impacts. • Added that this does represent a good example of a monster home with a huge amount of square footage on a relatively small lot that creates huge privacy impacts. Chair Nagpal asked Commissioner Cappello to identify findings that cannot be made in support of this project. Commissioner Cappello: • Said the bulk and height compatibility are two that come to mind. • Stated that he cannot support this project, as the findings cannot be met. • Added that he does appreciate the efforts made by the applicant but that they were not enough to make him comfortable approving this design. Commissioner Hunter: • Agreed with the comments of Commissioner Cappello. • Said that a 5,000 square foot lot is very small and that this is also an odd shaped piece of property. • Expressed agreement that the basement area can supply bedrooms to this home. • Stated that as proposed this project would have an enormous impact on the neighbors. • Reiterated concerns about bulk, mass and privacy impacts. -. Commissioner_Rodger_s: _ _ _ _ _ _ _-_ . • Agreed with the comments of Commissioners Cappello and Hunter. • Pointed out that the finding requiring the avoidance of unreasonable interference with views and privacy cannot be made in the affirmative. • Said that this is a tight lot that is triangular and with tiny setbacks although it is a legal lot. • Said that the home would only be six feet away from the property line, 11 feet for the second story and 25 feet away from the neighbor across the street. • Stated that she cannot make the necessary Design Review findings. • Added that this project is not compatible with the neighborhood due to bulk and height. Other remodels and/or new homes have been done more sensitively to blend into this neighborhood. • Pointed out that the- design guidelines states that creating a hole effect with a smaller home located between two larger ones is not good design and that the design must be more sensitive to the neighbor in the middle. • Said that this is a neighborhood in transition and that she would approve a second story that is more sensitively designed. Commissioners Schatlop and Kundtz said that they had nothing further to add. Chair Nagpal reiterated that the issues raised include interference with views and privacy, bulk and height compatibility, design techniques and this irregular lot. Planning Commission Minutes for November 23, 2005 Page 17 Motion: Upon motion of Commissioner Kundtz, seconded by Commissioner Cappello, the Planning Commission DENIED Design Review Approval (Application #04-379) to allow the demolition of an existing one-story residence and the construction of a new two-story single-family residence on property located at 20840 Fourth Street, by the following roll call vote: AYES: Cappello, Hunter, Kundtz, Nagpal, Rodgers and Schallop NOES:. None ABSENT: Uhl ABSTAIN: None *** DIRECTOR'S ITEMS Director John Livingstone: • Reminded that there is no meeting on December 28, 2005. • Scheduled a Study Session for December 14, 2005, at 5:30 p.m. to discuss a proposed townhome development with 25 units off Saratoga-Sunnyvale Road. COMMISSION ITEMS Commissioner Hunter announced a Commission Party for staff to be held- on Friday, December 9th at 5 p.m. COMMUNICATIONS-- -- - - - - - - ---- -- --- -- - There were no Communications Items. ADJOURNMENT TO NEXT MEETING Upon motion of Commissioner Hunter, seconded by Commissioner Kundtz, Chair Nagpal adjourned the meeting at 9:26 p.m. to the next Regular Planning Commission meeting of December 14, 2005, at 7:00 p.m. MINUTES PREPARED AND SUBMITTED BY: Corinne A. Shinn, Minutes Clerk • • ~. REPORT TO THE PLANNING COMMISSION FOR A STUDY SESSION Application No./Location: #06-017/ 14234 Saratoga-Sunnyvale Road Applicant/Owner: City of Saratoga Type of Application: Tentative Subdivision, Design Review and Mitigated Negative Declaration Staff Planner: Deborah Ungo-McCormick, AICP Contract Planner Meeting Date: December 14, 2005 APN: 397-27-030 Department Head: _ _- __ .,r- _,,... _.. _._ ; -. ~ ;; __ /`' ~~ , .. ~ Buffer zones around 14234 Saratoga-Sunnyvale Road '=",.''"~'-~~'- ~ 14234 Saratoga-Sunnyvale Road ~~ ~ ~ - [_; within 500 ft of 14234 Saratoga-Sunnyvale ~ ,-,. -, ~~:= . ,~ l ~., •. Condominiums ~:-~;.~~.,,~"~' .i:==== .,,gr.. ., .i .. "Streets ~ - :Parcels _ ~_ - - P~ i ~ ~, I ~ ~ ~ l ~- I ,`~ - .~ _ --~ ~ ~~~ . ~. ~ y 1, ~ ~-1 , y f: ~ ~-°~=- _ _ .~:., - /J . Yk 1 - / ~' ~ \~ I r ,.es=,/\ ~j ~, ~jh Vii" ~,~~ ; / Ea-~ ~'` r.~ - ~.\ ~~ it ~~~,~~~ ~'~ ~~,_ ~~i t- ~,~~ ""~ - a ~~ j•i\C.- y~ , r n. ~~n 300.4~o soe,sou ~=~ ~. F~ ~ 11 ° ~r~ ' ~ ~~. ~ vi '~ ,P 14234 Saratoga-Sunnyvale Road Application t/ 06-017 1. "v PLANNING COMMISSION STUDY SESSION DISCUSSION During this Study Session the Planning Commission may only discuss items related to the project. The agenda does not allow any formal votes or motions on the proposed project or other matters. The Study Session is a fact finding meeting where the Commission may discuss the item and ask questions from or hear statements from members of the public attending the meeting. No comments made during the Study Session by the Planning Commission are binding or required to be carried though to the formal public hearing where actions will be taken on the proposed project. EXECUTIVE SUMMARY CASE HISTORY Application filed: 7/13/05 Application complete: N/A Notice published: 12/04/05 Mailing completed: 11/23/05 Posting completed: 12/04/05 PROJECT DESCRIPTION: The proposed project includes the demolition of an existing 20-unit apartment complex and the construction of 23 townhomes. The proposed two-story, three- bedroom townhomes include 6 different layouts and range in floor area from 2,490 to 3,182 square feet. In addition, basements are proposed as optional features in all floor plans. A craftsman architectural style is proposed with wood shingles and horizontal wood siding. Identifying features of the proposed townhomes and the craftsman architectural style include porches with columns supporting the roof, decorative beams or braces under the gables, and low pitched gable roofs. PROJECT SITE DESCRIPTION: The project site consists of a 90,515 square foot (net) parcel located at 14234 Saratoga-Sunnyvale Road north of Saratoga Avenue. Access to the site from Application k 06-017 2. -~ Sunnyvale-Saratoga Road is provided through the Neals Hollows Shopping Center site. There is a single primary driveway within the site that also serves as primary access to a residential development to the east of the site. Maximum building area coverage is 39% of net site area, where the maximum allowed is 40%. The subject property currently contains four one- and two-story apartment buildings and a central pool area. The apartments consist of 17 one-bedroom and 3two-bedroom units. All existing structures and hardscape features will be demolished/removed as part of this project. A portion in the southeast quadrant of the site abuts Saratoga Creek. STAFF ANALYSIS ZONING: R-M 3,000 District GENERAL PLAN DESIGNATION: RMF (Residential Multi-family) Maximum density: 14.5 dwelling units per acre MEASURE G: Not applicable ~- PARCEL SIZE: 90,515 acres gross AVERAGE SITE SLOPE: Average slope of the parcel is approximately 6.1% The project proposes a total building coverage of 35,405 square feet on a net 90,515 lot area, which results in a total 39% floor area coverage. This meets the zoning ordinance requirements, which allow a maximum of 40% of net site area covered by buildings. The RM District requirements do not include a limitation on impervious surface coverage. The property is zoned RM-3,000 and the General Plan designation is RMF (Residential Multi-family) with a maximum density of 14.5 dwelling units per acre. The maximum number of units allowed on this site is 30. Geotechnical review is pending on this project. BACKGROUND: The applicant submitted an application fora 25-townhome project on July 15, 2005. The first letter of comments identified several areas of concern including the significant amount of trees that would be impacted by the project (see arborist comments below), the need to distribute guest parking throughout the • project and to provide more than the minimum amount of parking required by Application ~ 06-017 3. code and the lack of recreational on-site open space for the residents of the ro'ect. In addition, staff directed the applicant to study the possibility of p J providing direct access to the site from Sarataga-Sunnyvale Road. Several technical studies (noise, traffic, geotechnical, biological) were also required to complete review of the project. As a result of staff comments listed above, the applicant has requested that a study session be scheduled before the Planning Commission for the purpose of providing. preliminary input on the site plan, layout and design of the project to assist them in developing final submittal documents prior to proceeding to the formal hearing process. Arborist Report: The arborist report that was prepared on the original submittal stated that 95 ordinance size trees were inventoried for this project. Of these six trees were identified as suitable for removal due to their condition (dead or dying) and recommended for removal (#10, 37, 47, 49, 88 and 89). Of the remaining ordinance size trees, 60 trees (63%) would either be removed or adversely impacted by the project. Of these, 19 were assigned a high suitability for preservation and 27 a moderated suitability. T'he arborist report recommended significant changes in the design of the project to attain aless-than significant impact on trees, which required the retention of 56 trees. _ Full size architectural plans will be available at the study session for both the current application. Reductions of the project plans will also be available. REVISED PLANS The applicant has submitted a revised site plan (dated November 15, 2005) in response to the staff comments stated above. The applicant has reduced the number of townhomes units from 25 to 23, is proposing 7 additional guest parking spaces located in different areas of the project site and includes a DG pathway along the frontage and behind Building 5. The applicant's engineer has submitted a statement, which outlines why it is unfeasible to provide direct access onto Saratoga-Sunnyvale Road to the site (See Attachment #5). Primary ' reasons identified are related to not being able to meet fire access and site distance requirements, in addition to the loss of three oaks trees. Staff recommends that the engineer provide supporting site studies and illustrations that show how this cannot be achieved. This revised project submittal also includes an arborist report prepared by Barrie Coate & Associates which identifies potential risks to the trees and mitigations • required to preserve them, where possible. This report indicates that 25 trees Application x 06-017 9. directly impacted by the project are suitable for transplanting, while 28 would not be survive construction impacts nor be suitable for transplanting. Specific measures are recommended to ensure survivability of the other 54 ordinance size trees located on and adjacent to the site. The City Arborist has reviewed the revised landscape plan and the arborist report submitted by the applicant and reports the following: The Conceptual Landscape Plan (Sheet L-1) identifies that the following actions are proposed regarding the 95 trees inventoried for the initial report (dated 8/10/05): a. Thirty-nine trees would be removed; these include #5-7, 14-20, 32=36, 44, 45, 48- 52, 63, 70, 74, 76-79, 84-90, 92, 94 and 95. b. Forty trees would be retained; these include #1-4, 8-13, 21-30, 37-39, 41, 43, 46, 47,53,54,60,67,68,71,72,75,81-83,91 and 93. c. Sixteen trees would be transplanted; these include #31, 40, 42, 55, 56, 57-59, 61, 62, 64-66, 69, 73 and 80. The City Arborist Review dated November 29, 2005 includes additional recommendations to ensure retention and preservation of trees #1, 2, 5, 8, 30,24, 29, 30, 75, 93 and 91. These include redesign of the proposed road and curb design, elimination of 4 proposed guest parking spaces adjacent to trees, redesign of units to save trees, relocation of storm drain line and proposed swale and dissapater near the creak. In addition, the arborist recommends relocation trees 16 and 36, and mitigation for anticipated loss of tree #90. Biological Study: A Report by H.T. Harvey was submitted for this project. The report identifies a small portion in the southeast corner of the site that is adjacent to Saratoga Creek. The report identifies a riparian corridor setback area (30 ft. from Top of Bank) where no encroachment is allowed, and an encroachment setback area (50 ft.) where construction is permitted subject to mitigation along the creek. A portion of one of the existing apartment buildings and of the new townhome Building 5 is located within the encroachment area and will require mitigation. • Application # 06-017 5. Public Noticing: Notices for the Study Session held on December 14, 2005 were mailed to property owners within 500 feet on November 23, 2005. STUDY SESSION AGENDA: The applicant will be making a presentation period at the Study Session. Notices for the Study Session were mailed to property owners within 500 ft., so staff anticipates that some neighbors may attend with the interest of speaking for several minutes on the proposed project. The property owners of Neals Hollows Shopping Center have indicated that they will be present at the Study Session to present their concerns and comments. In general, they have indicated concerns about the anticipated parking/traffic impacts to the area .due to the increase in population of the site as the proposed townhomes include 3 bedroom with the possibility of a 4th bedroom in the basement option, whereas the existing apartments include primarily 1 bedroom apartments. Staff would also like to emphasize the importance of the Planning Commissioners comments on the project and would encourage you to also leave ample time for discussion by the Commissioners. ATTACHMENTS: 1. Arborist Review, dated November 11, 2005. 2. Evaluation of Trees Report by Barrie D. Coate and Associates -October 4, 2005 3. Arborist Report dated August 10, 2005 4. Responses to Staff Comments from Applicant 5. Traffic Evaluation by Lea & Sung Engineering -November 15, 2005 6. Exhibit "A," reduced plans. • Application # 06-017 6. • Attachment 1 -'~-:, ARBOR RESOURCES ' Professional Arboricultur-al Consulting & Tree Care November 29, 2005 Deborah Ungo-McCormick Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, CA 95070 RE: REVIEW OF PLANS for the Proposed Development at the Morrison Property; 14234 Saratoga-Sunnyvale Road, Saratoga; Application #: 06-017 Dear Deborah: As requested, I have reviewed the following documents relating to the proposed townhome development at the above-referenced site: [1] the revised set of project plans and [2] the report by Mr. Michael L. Bench of Barrie D. Coate and Associates (the Project Arborist on record for this application). My findings and recommendations regarding-the proposed design are presented below. Evaluation of Plans and Mitigation Measures for Specific Trees 1. The Conceptual Landscape Plan (Sheet L-1) identifies that the following actions are proposed regarding the 95 trees inventoried for my initial report (dated 8/10/05): a. Thirty-nine trees would be removed; these include #5-7, 14-20, 32-36, 44, 45, 48- 52, 63, 70, 74, 76-79, 84-90, 92, 94 and 95. b. Fort ty tees would be retained; these include #1-4, 8-13, 21-30, 37-39, 41, 43, 46, 47, 53, 54, 60, 67, 68, 71, 72, 75, 81-83, 91 and 93. c. Sixteen trees would be transplanted; these include #31, 40, 42, 55, 56, 57-59, 61, 62, 64-66, 69, 73 and 80. 2. The proposed road and curb design would adversely impact trees #1 and 2 by requiring a soil cut and root damage approximately five feet from tree #1's trunk and eight feet from tree #2's trunk. To abate the root damage, I recommend the future roadway, including curb, remains inside or at the existing curb where within 15 feet of tree #1's trunk and 25 feet of tree #2's trunk. Additionally, soil cuts for the road or curb should be avoided when within this distance. 3. Tree #5 appears in overall good condition and is worthy of retention. As this tree is expected to survive the proposed development, I recommend plans are revised to indicate its retention. 4. Tree#8 would be at jeopardy by constructing the proposed parking spaces beneath its canopy. In an effort to minimize the risk, I recommend the section of proposed parking spaces proposed within 20 feet of tree #8's trunk are omitted from the design; this would essentially eliminate the four southwestern most spaces. P.O. Box 25295, San Mateo, California 94402 Email: arborresources@comcast.net Phone: 650.654.3351 • Fax: 650.240.0777 • Licensed Contractor ii796763 • • • ` --~ ,. ~`~i; ARBOR RESOURCES • ` Professional Arboricultural Consulting & Tree Care November 29, 2005 14234 Saratoga-Sunnyvale Road page 2 5. Tree #30 would also be significantly- impacted by constructing the parking spaces beneath its canopy. To help abate the damage, I recommend the future roadway and curb do not extend beyond the existing road and curb where within 11 feet from the tree's trunk. 6. The proposed storm drain line would adversely impact trees #24, 29 and 30. To help mitigate the root loss, I recommend the line is reconfigured to be equidistant (about ten feet apart) from the trunks of trees #23 and 24, as well as at least twenty feet from tree #27's trunk and ten feet from the trunks of trees #29 and 30. Additionally, the proposed catch basin should be established at least 10 to 12 feet from tree #3's trunk. 7. The proposed feature on the southern neighboring property near the creek seems to be a dissipater (this should be identified on the plans). It is proposed within a clump of several White alders of Ordinance-size. To avoid adversely damaging the alders, I recommend the dissipater is shifted towards the southwest by approximately 15 to 20 feet, a distance which would establish it within a few small, insignificant trees not of Ordinance-size. 8. Tree #75 is proposed for retention and should remain as such. To abate future root loss, all grading and trenching activities (including the proposed Swale) should be designed beyond eight feet from the tree's trunk. Additionally, the basement option should be removed for Unit 7.4 if the underground, staircase would exceed the second-story's staircase as shown on the plans. If installed, soil nailing and shotcrete construction must be employed to avoid excavation within the eight-foot distance. 9. The project design should be revised so no grading, trenching or building footprint (including any necessary overcut) occurs within 15 feet of any of the three trunks of tree #93; please note the actual trunk sizes are larger than what is shown on the plans. I also suggest the proposed drainage Swale is realigned to meet this criteria or a distance determined to be appropriate by the Project Arborist. 10. Trees #16, 36 and 90 are of relatively significant size, in overall good condition, and proposed for removal. Based on documents reviewed for this report, it does not appear feasible to retain these trees without implementing major design revisions, such as possibly eliminating proposed units. As mitigation, I suggest trees #16 and 36 are relocated, while tree #90, which has a relatively undesirable structure, is replaced according to Section 15-50.080(c) of the City's Ordinance. P.O. Box 25295, San Mateo, California 94402 Email: arborresources@,comcast.net Phone: 650.6.54.3351 • Fax: 650.240.0777 Licensed Contractor #796763 ARBOR RESOURCES _ Professional Arbor~icultural Consulting & Tree Care - November 29, 2005 14234 Saratoga-Sunnyvale Road page 3 11. Tree #91 is another significantly-sized tree and is proposed for retention. Based on the proposed plans, its survival may be possible provided the following design guidelines can be implemented: a. In collaboration with the Project Architect and Engineer, the Project Arborist studies the feasibility of .retaining this tree and concludes a reasonable assurance of its survival is possible based on the proposed design. b. Units 4.1 and 4.2 are constructed using a pier and above-grade beam design in which no soil excavation occurs between the piers. c. The basement options for Units 4.1 and 4.2 are omitted from the plans. d. The adjacent walkways of Units 4.1 and 4.2, as well as the garage slab and driveway of Unit 4.2 are established entirely on top of existing soil grade with no soil excavation. e. Trenching for any utilities leading to the units are established at least 15 to 20 feet from the trunk. £ Grading for drainage would not exceed 12 to 18 inches from the foundations and be limited to soil fill. Additionally, downspouts can be directed away from the tree's trunk and not discharge beneath its canopy. g. Any additional recommendations presented by the Project Arborist can be implemented. 12. Where beneath the trees' canopies, the proposed pathways and walkways must be established entirely on top of existing grade with no soil excavation required (i.e. a no-dig design). Additionally, the edging used to support the path/walkways shall not require trenching between the stakes. Unless within close proximity to a tree's trunk, such as three to four feet away, soil fill can be used to slope the top of the path/walkways down towards natural grade but should not exceed 18 to 24 inches from the edge. Please note the canopies are not shown on the project plans in their entirety; reference to canopy size can be obtained from the table attached to Mr. Bench's report. Additional Recommendations 13. In addition to items within this letter, the recommendations presented within Mr. Bench's report should be closely adhered to and adopted as conditions of approval. 14. Per the discretion of the Project Arborist, any approved trenching or grading beneath the trees' canopies must either be manually performed using shovels or through use of a pneumatic air device. P.O. Box 25295, San I~•iateo, California 94402 • Email: arborresources~comcast.net Phone: 650.654.3351 Fax: 650.240.0777 • Licensed Contractor #796763 „~~,; • -__~ ARBOR RESOURCES -:.~ - Professional Ar•boricultzrr•al Consulting & Tree Care November 29, 2005 14234 Saratoga-Sunnyvale Road page 4 15. If basements are installed beneath the canopies of retained trees, such as trees #75 and 93, soil nailing and shotcrete construction should be employed to avoid overbuild beyond two feet from the basement wall. 16. All activities demolition and construction activities that will occur beneath the canopies of retained trees shall be performed under the direction of the Project Arborist. 17. The future landscape design should avoid irrigation being sprayed beneath the canopies of retained trees and conform to each recommendation presented in Mr. Bench's report. Additionally, the planting and irrigation layout should be carefully designed in collaboration with the Project Arborist and submitted to the City for the review of tree impacts. 18. Given the close proximity of trees to the proposed project components, I recommend the Project Arborist is retained by the property owner or applicant for the following purposes: [1] to ensure protective fencing and mulching are properly installed prior to the tssuance of development permits and arrival of heavy equipment to the site, [2] to monitor any grading and trenching activities beneath or near the tree canopies and advise the-contractor-accordingly, and [3] to provide monthly site visits for ensuring compliance to tree protection measures. 19. The amount and size of trees proposed for installation should conform to line item 14g, page 6, of my initial report. In the event the amount and size of trees cannot be feasibly installed on site (particularly following the relocation of existing trees), a deposit in to City's Tree Fund shall be made ((per Section 15-50.080(c) of the City's Ordinance)). Sincerely, r David L. Babby, RCA Consulting Arborist • P.O. Box 25296, San )\•lateo, California 94402 Email: arborresources~comcast.net Phone: 660.664.3361 Fax: 660.240.0777 Licensed Contractor #796763 •e { ~AftR1E ®. GATE ~ ~YS~ end ASSOCIATES ~ F~~~ '~~ ~~~, J ~= Horticutural ~~onsultants ,.~ -,;,;,_-~ 23535 SurnmitRoad _`~`~`- ~=='"' ~~ ~ Los Gatos. ~ :R 95033 ~_.r `'~~ ~'~ -1081351052 ~~ EVALUATION OF TREES AT THE TO'~'VN HOME DEVELOPMENT PROJECT 14234 SARATOGA-SUNNYVALE ROAD SARATOGA Prepared at the request of: Mark Ruesamen JSM Enterprises, Inc. 1600 W. Campbell Avenue, # 201 Campbell, CA 9500$ Prepared by: Michael L. Bench, Consulting Arborist - October 4a', 2005 Job # 10-05-200 i II Ii NOV 1 4 2005 ~{~'Y flE SAftAT(3G~ \J • EVALUATION OF 1REES LOCATED AT THE TOWN HUMS DEVELOPMENT YROJECI', 14234 SARATUGA-SUNNYVALE ROAD, SARATOGA Assignment I was asked by Mark Ruebsamen, JSM Enterprizes, to evaluate the trees located at the Town Home Development Project, 14234 Saratoga-Sunnyvale Road, Saratoga, California. The plans provided for this evaluation are: (1) the Engineering. Survey prepared by Lea and Sung Engineering, Inc, Sheets 1, 2, 3, and 4, dated 6-14-OS; and (2) the Conceptual Grading and Drainage Plan, Sheet C-2, dated 6-10-05, also prepared by Lea and Sung Engineering. An inventory of the trees had been done previously in a report by Mr. David Babby, RCA, dated 8- 10-05. Since the trees had been tagged with metallic labels designating their assigned numbers during Mr. Babby's inventory, I could see no reason to add new labels or to change the numbering sequence. However, Mr. Babby described three clusters of trees (Trees # 92, 93, and 94) as a single tree. This is an acceptable practice at locations where the cluster may be treated as an individual specimen. For purposes of estimating the root zone area which needs to be protected, I've numbered these separately. In addition, I have also added a few trees located on the north and west sides of this property to the inventory, because they are may be impacted by construction, and they meet the city standard to be included in a tree survey. Requested by Mr. Ruebsamen, this report focuses on the proposed risks to trees and on the mitigations required to preserve them. - - - - -Summary . There are 107 trees included in this evaluation. Of these, Trees # 1, 2, 4, 8, 9, 10, 11, 12, 21, 22, 23, 24, 25, 26, 28, 37, 38, 39, 40, 41, 42, 43, 45, 45A, 45B, 46, 47, 52A, 54, 60, 60A, 67, 67A, 68, 72A, 81, and 82 are located on adjacent neighboring properties or in the public right of way of Saratoga-Sunnyvale Road. Specific risks to individual trees are described. Where mitigation would be feasible to presence an individual tree at its present location, those mitigation. procedures are described here. Several trees that would otherwise be removed would be acceptable candidates for transplanting. The risks of transplanting some trees are briefly discussed. In some cases, the benefits should be weighted against the risks and the costs and compared to would be essential in order to increase the . chances of success of transplanted trees. Mitigation procedures are described for those trees that may be preserved at their current location. • Prepared by: Michael L. Bench, Consulting Arborist October 4°i, 2005 • • EVALUATION OF TREES LOCATED AT THE TOWN HOME DEVELOPMENT PKOJECT, 2 14234 SARATOGA-SUNNYVALE ROAD, SARATOGA Observations There are 107 trees included in this evaluation. The engineering map shows that 37 of these trees (Trees # 1, 2, 4, 8, 9, 10, 11, 12, 21, 22, 23, 24, 25, 26, 28, 37, 38, 39, 40, 41, 42, 43, 45, 45A, 45B, 4b, 47, 52A, 54, 60, 60A, 67, 67A, 68, 72A, 81, and 82) are located on neighboring properties or in the public right of way of Saratoga-Sunnyvale Road. The attached map shows the estimated locations of all of these trees and their approximate canopy dimensions. The 107 trees are classified as follows: Trees # 1, 28, 31, 93, 93A, 93B -Coast redwood (Sequoia semper•vir•ens) Trees # 2, 8, 9, 10, 11, 12, 22, 23, 24, 25, 26, 49, 50, 51 -Monterey pine (Pinus radiata) Trees # 3, 5 -London plane (Platanu•s acerifolia) Tree # 4 -Douglas fir (Pseudotsuga menziesii) • Trees # 6, 7, 14, 15, 17, 18, 19, 20 -Japanese privet (Ligustrzim japoniczr~n) Tree # 13 -California black walnut (Juglans hindsii) Trees # 16, 21, 30, 36, 38, 39, 40, 41, 42, 44, 45, 48, 52-69, 72, 73, 81, 82, 83, 90, 91, 45A, 45B, 52A, 60A, 67A, 72A, 81A -Coast live oak (Quercus agrifolia) Tree # 27 -Italian stone pine (Pinus pinea) Tree # 29 -Silver wattle (Acacia dealbata) Tree # 32 -Japanese black pine (Pinus• thunbergiana) Trees # 33, 34, 35, 92, 92A -American sweet gum (Liquidambar styraciflua) Tree # 37 -Aleppo pine (Pinus halepensis) Tree # 43 -Pacific madrone (Arbutus menzies•ii) Trees ## 46, 4.7 -Incense cedar (Calocedrus decurrens) __ ____ _ Tree # 7.0___- R_ ed_box or Silver dollar. gum (Eucalyptus polyunthemos) Tree # 71 -Big leaf maple (Ater macrophyllum) Trees # 74, 75, 76, 77, 78, 79 -European olive (Olen europea) Tree # 80 - Japanses maple (Ater palmatum) Trees # 84, 85, 86 -Hollywood juniper (Juniperus chinensis 'Kaizuka') - Trees # 87, 88, 89 - Mayten (Maytenus boaria) Trees # 94, 94A, 94B -European white birch (Betula pendulu) Tree # 95 -Crabapple cultivar (Malus• species) The particulars about these trees (species, trunk diameter, height, spread, and structure) are included in the attachments that follow this text. The health and structure of each specimen is rated on a scale of 1-5 (Excellent-:- Extremely poor) on the data sheets attached to this text. Based on these health and structure ratings combined, I have given each tree an overall condition rating as follows: • Prepared by: Michael L. Bench, Consulting Arborist October 4°i, 2005 • EVAL[JAT'lON OF TREES LOCATED AT THE TOWN HOME DEVELOPMENT PROJEC"t, 14234 SAI2ATOUA-SUNNYVALE ROAD, SARATOCrA Excellent Good Fair Poor Extremel Poor Dead S ecimens S ecimens S ecimens S ecimens S ecimens S ecimens 5, 23, 24, 1, 3, 16, 21, 2, 6, 8, 11, 4 7, 9, 47, 88, 10, 49 26, 28, 30, 25,_.27, 29, 33, 12, 13, 14, 89 31, 53, 54, 34, 35, 36, 38, I5, 17, 18, 66, 69, 75, 3.9, 40, 41, 42, 19, 20, 22, 80, 91, 95 43, 44, 45, 48, 32, 37, 46, 52, 55, 56, 57, 50, 51, 58, 59, 60, 61, 62, 64, 65, 7U, 63, 67, 68, 71, 87 72, 73, 74, 76, 77, 78, 79, 81, 82, 83, 84, 85, 86, 90, 92, 93, 94, 45A; 45B, 52A, 60A, 67A, 72A, 81 A, 92A, 93A, 93B, 94A, 94B Comments about Specific Trees The Coast redwood species (Sequoia sempervirens), Trees # 1, 28, 31, 93, 93A, 93B, is very sensitive to drought stress even for short periods, and it is likely that these trees may decline if they are not irrigated frequently throughout the construction period. A neighbor on the north side of this property has cut a trench on the north side of coast live oak Tree # 53, and has used a tractor inside the root zone. The root collar of Tree # 53 has been covered by fill soil. This condition exposes them to root collar diseases, such as oak root fungus (Armellaria mellea), which can kill infected trees over time. This risk may be greatly reduced or eliminated by removing the soit around the base of the trunks unti] the tops of the buttress roots are exposed. If Tree # 53 declines during the construction of this project, it would not be due to construction on this site. Risks to Trees by Proposed Construction Unir 1 Trees # 55, 56, 62, 65, 66, 70, 73, 76, 77, 78, 79, 84, 85, and 86 are directly in conflict with this multiple housing unit and would be removed. Of these, Trees # 55, 56, 62, 65, 66, 73, 76, 77, 78, and 79 would be good candidates for transplanting. In my opinion, only a highly experienced tree mover should be used. The exact number of candidate trees that may be transplanted requires a "Transplanting Plan" involving the tree mover.. n cidin trans ]antin feasibilit is based on a combination of The success to be expected, whe de g p g Y~ Prepared by: Michael L. Bench, Consulting Arborist October 4'h, 2005 • F.VALUA'1'ION OI~ TKEES i.OCA"rED A'r THI: TOWN HOML•: DEVL•LOPMEN']' PRO.rEC'1',_ 4 ]4234 SARA"rUGA-SUNNYVALE ROAD, SARA"TOGA . factors, including: • The adaptability of the species to severe root pruning. • The health of the individual specimen. • The size of the specimen. • The structural condition of the specimen. Trees # 61, 63, 64, and 74 would likely suffer severe root losses by footing construction. If the footing were constructed by a pier and on-grade beam design, theoretically these trees could be preserved. However, these trees would be in the path of relentless construction activity, and, as a result, it would not be practical to protect these trees with a root buffer or protective fencing. If protective fencing were installed, it must be installed at or outside the dripline to tie effective. In this event, workers would not have access to the side of the building, which of course is not practical. As an alternative, a root buffer is sometimes used to protect the root zone of a tree allowing work beneath the canopy of a tree. A root buffer consists of 6 inches of wood chips topped with 1-1 '/ inch plywood covering all of the root zone creating a space on top of the root zone for workers with hand held equipment. However, a root buffer does not protect the canopy of the tree. Small trees such as Trees # 61, 63, and 64 typically suffer such severe canopy damage under these circumstances that they would not be expected to survive. Trees # 61 and 74 would be acceptable candidates for transplanting, but Trees # 63 and 64 are too close to be transplanted individually. One of these two would likely be sacrificed in order to transplant the other. Tree # 75 would suffer some root loss, possibly severe, as a result of grading for positive run-off as shown on the plans, because the majority of absorbing roots exist just under the surface. If Tree # 75 were irrigated, mulched, and protected by fencing, it would likel}~ survive in good condition, _-- _ - provided-the grading is no greater-than 2 inches below-the existing soil grade: Otherwise, Tree # 75 would be a good candidate for transplanting. The proposed new structural retaining wall located around the northwest corner of Unit 1 would likely result in severe root losses to Trees # 57, 58, 59, and 69. It appears that the root losses to Trees # 71, and 72 would be at least moderate, but they would likely survive in good condition if they were mulched, irrigated, and protected by fencing. Trees # 57, S8, 59, and 69 would be fine candidates for transplanting, and it appears that a114 of these trees could be transplanted by a tree spade.which would be the cheapest, least damaging method, and therefore have the greatest likelihood of success. Unit 2 Trees # 80, 88, 94, 94A, 94B, 95 are in conflict with the footprint of this unit and would be removed. Tree # 80 would be a good candidate for transplanting if done between December-land February 1. Trees # 88, 94, 94A, 94B, 95 would not be acceptable candidates for transplanting. Also, Trees # 49(dead), 50, 51, and 89 would suffer severe root loss by construction of the footing. None of the 3 trees # 50, 51, and 89 would be acceptable candidates for transplanting. -Unit 3 No trees would be directly threatened by the construction of this unit. Prepared by: Michael L. Bench, Consulting Arborist October 4'h, ?005 r~ u EVALUATION OP 1'RE1rS I.OCA'fED AT THE TOWN HOME DEVELONM):NT PROJECT, 14234 SARA"TOGA-SUNNYVALE ROAD, SAI2ATOGA C -unit 4 Trees # 33, 34, 35, 92, 92A, 94B, and 91 would be directly in conflict with the plans to construct Unit 4, and would be removed by this construction. In addition, Trees # 36 and 90 would suffer severe- root loss both. from. the footing construction of Unit 4 but also from grading for adjacent roadway construction. Even if the root loss could be mitigated, it appears that Trees # 36 and 90 would suffer a severe reduction of their canopies. Bare in mind that root loss and canopy loss, within a 2 year period, (atypical recovery .period) are not independent and unrelated. It appears that the only option for Trees # 36 and 90 would be to transplant them if they are expected to survive. Only Trees # 36, 90, and 91 would be acceptable candidates for transplanting, but they would have to be transplanted into large boxes and, of course, that is expensive. At the same time, there would be no guarantee of survival. Unit 5 Trees # 17, 18, 19, 20, and 31 would be directly in conflict with the footprint and would be removed by this construction. Of these 5 trees, only Tree # 31 would be a good candidate for transplanting. Also, Tree # ] 6, a 28 inch diameter coast live oak, would suffer such. severe root loss and canopy loss that the likelihood of survival would be remote even if given exceptional. care. Transplanting a tree as large as Tree # 16 would not be impossible but it would be very-risky and expensive. Roadway Construction It appears that Trees # 32, 42, 44, 45, 48, 50, 51, 52, and 87 would either be removed for construction of the proposed roadway, or would suffer such severe root loss that they would not be expected to survive. Of these 9 trees, Tree # 42 would be an excellent candidate for transplanting. - --- - --T--tees # 44-and-45 would-be good-candidates.for__transplanting, _b-ut_more risky_because of their size.. . Also, the attempt to transplant Trees # 44 and 45 may require the sacrifice of smaller adjacent trees and approximately 50% of the root ball preparation work would have to be done on neighboring property. Trees # 48 and 52 would be poor candidates because of their large size and because of their reduced health condition- Trees # 32, 50, 51, and 87 would not be acceptable candidates of transplanting. . Trees # 6 and 7 would be directly in conflict with a proposed parking area. Tree # 8, a 36 inch diameter Monterey pine (Pinus radiata) would be located approximately 6 feet from the curb. It is likely that Tree # 8 would suffer significant if not severe root losses as a result of grading for the curb and paving. Mature Monterey pine trees are very sensitive to root damage. If Tree # 8 would be expected to survive, no roots larger than about 1 inch should be severed and weekly deep irrigation would be required. It appears that Trees # 9, 10, 11, 12, and 13 would survive in their present condition if they were irrigated during the dry months of the entire construction period. The new roadway appears to be located at approximately the same location as the existing roadway in relation to Trees # 1,.2,-and 3. It appears that the new roadway would not pose an additional risk to these 3 trees. • Prepared by: Michael L. Bench, Consulting Arborist October 4`~, 2005 • • EVAI-IIATION OF TREES LOCATEll AT THE TO~MJ HOME llEVELOPMENT PROJECT, 6 ]4234 SARlATOGA-SUNNYVALE RUAU, SARATOGA • Landsca a Wall on North side of Site , P If a footing is required to construct this wall or if significant grading or excavation (typically greater than 2 inches in depth) is required, Trees # 38, 39, 40, 41, 42, 44, 45, 48, and 47 would suffer severe root loss and may not survive: If this wall were constructed using dry laid cobble stones ~~ithout a pier support and with minimal shaping of the soil surface, these trees may survive in good condition provided they were irrigated during the dry months of the construction period. In this event, fill soil to a depth of 6-12 inches may be applied to the sloped surface, particularly if this fill is sandy loam. Of these 9 trees, Trees # 38, 39, 40, 41, and 42 would be fine candidates for transplanting. Trees # 44 and 45 would be very risky due to their large size. Typical Construction Procedures The trees to be preserved at this site would likely be at risk of damage by construction or construction procedures that are common to most construction sites. These procedures may include the dumping or the stockpiling of materials over root systems, may include the trenching across the root zones for utilities or for landscape irrigation, or may include construction traffic across the root system resulting in soil compaction and root die back. If any underground utilities are to be replaced or upgraded, it will be essential that the location of trenches be planned prior to construction, and those locations are shown on plans and that the trenches be dug at the location shown on the plans. Utilities are shown on the plans provided, but it appears that these are existing utilities. If new utility trenches would be dug near existirg trees, those tree maybe at risk. It may be useful to see a utility plan to better access the risks to existing trees. -- It appears that the coast redwood. Trees # 93, 93A, and 93B could be preserved, but it would be essential that no trenching or excavation be within 15 feet oftheir-individual trunks. Mulching, protective fencing, and especially frequent irrigation -would be required to assure their survival. Recommendations 1. I recommend that protective fencing be provided during the construction period to protect those trees that are to be preserved. This fencing must protect a sufficient portion of the -root zone to be effective. In most cases, it would be essential to locate the fencing a minimum distance of 10 times the trunk diameter in all directions from the trunk. For example, a tree with a trunk diameter of 15 inches dbh (Diameter at 54 inches above grade) would require that protective fencing be erected at least 13 feet from the trunk. If hardscape (i.e., curbing, paving, etc) exists inside this 13 foot radius, the.protecti~~ve fence should be erected at the edge of the hardscape feature and be located at least l3 feet from the trunk minimum on all other sides. Occasionally it may be essential to have a certified arborist make decisions about the location(s) of protective fencing at the project site. I recommend that protective fencing must • Consist of chain link fencing having a minimum height of 6 feet. • Be mounted on steel posts driven approximately 2 feet into the soil. • Fencing posts must be located no further than of 10 feet apart. Prepared by: Michael L. Bench, Consulting Arborist October 4'y', 2005 • EVALUATION OF TREES LOCATED AT THE TOWN HOME DEVELOPMENT PROJEC"I', 7 14234 SARATOGA-SUNNYVALE ROAD, SARA'rOGA • Protective fencing must be installed prior to the arrival of materials, vehicles, or equipment. • Protective fencing must not be moved, even temporarily, and must remain in place until all construction is completed. Note: In my experience, less substantial fencing is not respected by contractors. 2. There must be no grading, trenching, or surface scraping inside the driplines of protected trees, unless specifically described in another section of this report. 3. Trenches for any utilities (gas, electricity, water, phone, TV cable, etc.) must be located outside the driplines of protected trees, unless approved by a certified arborist. 4. Protected trees must be imgated throughout the entire construction period during the dry months (any month receiving less than linch of rainfall). Irrigate a minimum of 10 gallons for each inch of trunk diameter every two weeks. A soaker hose or a drip line is preferred for this purpose. 5. I recommend that the entire area inside the dripline of protected trees must be mulched. Mulch consists of a protective material (wood chips, gravel) being spread over the root zone inside the dripline. This material must be 4 inches in depth after spreading, which must be done by hand. I prefer course wood chips because it is organic, and degrades naturally over time. Wood chips must be'/4 to 3/4 inch in diameter primarily. One supplier is Reuser, Inc., 370 Santana Dr., Cloverdale, CA 95425, (707)894-4224. 6. I recommend that a highly experienced tree mover be used to transplant any trees, such as Trees-of-C-alifornia (Joe-Arnaz)-orValley-C-rest-T-ree-Company. For-most_trees, the __ . _ - _ . _ appropriate time to transplant would be after the demolition of the existing structures. A tree relocation plan should be prepared to identify the new sites for transplanted trees, as well as identifying any trees that may have to be sacrificed. 7. Procedures involving individual trees are described in the previous text under Risks to Trees by Proposed Construction. Where specific mitigation procedures would be required to preserve individual trees, those procedures must be prepared as part of the protection plan. 8. If any oid irrigation lines, drain lines, sewer lines, or any other underground features exist inside the driplines of protected trees, but would not be used, I recommend that they be cut off approximately at soil grade and left in the ground. 9. Materials must not be stored, stockpiled, dumped, or buried inside the driplines of protected trees. 10. Excavated soil must not be piled or dumped, even temporarily, inside the driplines of protected trees. 11. Any pruning must be done by an arborist certified by the ISA (International Society of Arboriculture) and according to ISA, Western Chapter Standards, 1998. Prepared by: Michael L. Bench, Consulting Arborist October 4~', 2005 • EVALUATION OF TREES LOCATED AT THE TOWN I-10ME DEVELOPMENT PROJECT, 8 14234 SARATOGA-sUNNYVALE ROAD, SARATUGA 12. Any pathways or other hardscape inside the driplines of protected trees must be constructed completely on top of the existing soil grade without excavation. Fill soil may be added to the edge of finished hardscape for a maximum distance of approximately 2 feet from the edges to integrate the new hardscape to the natural grade. 13. The sprinkler irrigation must not be designed to strike the trunks of trees. 14. Landscape irrigation trenches must be a minimum distance of 10 times the trunk diameter from the trunks of protected trees. 15. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be installed directly in contact with the bark of trees because of the risk of serious disease infection. ~16. The plants that are planted inside the driplines of oak trees must be of species that are compatible with the environmental and cultural requirements of oaks trees. A publication about plants compatible with California native oaks can be obtained from the California Oak Foundation, 1212 Broadway, Suite 810, Oakland 94612. Respect ~ itt d, Michael L. Bench, Associate B rrie_D._Coate,__rincipal _ _ . _ __ __ Mi,B/sh Enclosures: Assumptions and Limiting Conditions Map Trees Charts Pages 1 - 11 Prepared by: Michael L. 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STRUCTURE (1-5) 0 ~ a 1 _ -f _a-- ---;--- -- --- ---;--- -- ---- ---i--- -- ~--- ---~--- -- ~--- --------------------------------------- _. 1 I I ~ I 1 1 1 CONDITION RATING (2-10) I --- --- ~ 1 --T-- 1 1 --- --- 1 --~--- 1 ---~--- 1 --Y--- 1 ---~--- 1 ---~--- 1 ---r--- ---~--- --------------------------------------- ° * ~ ; HP;ZARD RATING (4-12) 1 ~ I --' I I ' - ~ I CROWN CLEANING ~ ---1--- ---1---- -- •--- - --i--- ---~--- - ---F--- --a--- - ---4--- 1 ---'~--- 1 ---4--- 1 ------------~-------------------------- 1 , ~- , ---~ 1 - ;-- 1 -- ;-- 1 --;-- 1 - 1 -; -- -; ---. -- I- -- CROWN-THINNING ?. ' ---r--- ' --r--- 1 ---T--- - -r- - ' _- ---~--- I --r--- - 1 I ---T--- ' I r--- -- ~ ~ ~ ---1--- ~ r--- ---' ~ ---------------------°--------------- CROWN RESTORATION 3 l~ ~ ~ ~ y ~ i ---~--- -- ~--- --------------------------------------- n ---~--- I --y--- I --- --- ~ ---- --- ~ --- --- ~ --- -- ~ --- '"' ° --- -- I 1 1 CROWN RAISING 1 ' --- --- 1 •--- -' - • 1 ---T--- 1 --T--- 1 ---T--- 1 --T--- b ---1 ~~ -- r--- I ---T--- 1 -- Y--- 1 _ ---------------------~-__--__--------- ~. ~. ~ ~ 1 1 I 1 ;a ; REMOVE END-WEIGHT ---f--- -~---- - 1 -- -f--- --~--- - 1 ---i--- ---I'--- ---i ---h--- ---;--- ---r--- -_-- - - ---=------------------------ z m 1 1 I 1 1 I 1 1 CABLES NEEDED # ~, 1 1 1 1 ' I 1 1 1 1 1 1 1 ~ 1 I 1 1 1 1 1 1 1 PRUNING PRIORITY (1-5) y .~ 1 1 1 1 1 1 1 INSECTS (1-5) ~ I TREE CROWN DISEASE (1-5) p - ---t--- --T --- ---~--- ---r--- ---y--- -- h--- ---T--- -- Y--- --------------------------------------- ---1--- ; - --T- I I ~ ~ ~ ~ 1 ~ 1 ~ 1 1 DEAD WOOD (1-5} ~ ---f--- --~---- 1 ---f--- 1 --~--- 1 ---i--- I ---~--- ---i--- ---F--- ---i--- ---F--- --------------------------------------- v, t9 ; ; ; I I I ~ TRUNK D~CAY(1-5) 1 } a ~ ~ --~--- ---a--- --~--- ---~--- -- ~--- --------------------------------------- ~ ---•--- --- --- --- --- -- --- 1 --- --- 1 1 1 1 1 I 1 1 o 1 1 1 1 1 1 1 1 1 1 1 ~ 1 ; ; ; I I I I 1 I 1 ROOT COLLAR COVERED (1-5) ---~--- --~--- 1 ---•--- 1 --T--- I ---•--- 1 --~--- 1 ---~--- I ---~--- 1 ;--- --- ---~--- , --------------------------------------- 3 1 1 1 w 1 , 1 1 1 1 ~ 1 ~ 1 ' 1 I ' 1 ' 1 -ROOT COLLAR DISEASE (1-5) ; ; ~ ~ f ~ ; • EEDS WATER(1-5) ~ ~. . ~ ; ; 1 1 1 1 1 1 1 DS FERTILIZER EE Q 1 1 , . 3 RECOM MEND-REMOVAL -------------- - - -- - ~- - - --- --- --- --i'--- ---~--- --1--~ ---~--- -~-~--- ---~--- __-~--- --------------- --- - -- , - --- ~ y ; 1 ~ 1 1 1 1 I ; I 1 I ; RANSPLANTABLE? ~ ' ~ ~ HERITAGE TREE? 1 ~ ~ ~ PROTECTED TREE? ~ _-; L ; L ? L ~ - _ I L ' L _ ' L N-ADJACENT PROPERTY N - ~ L L - ~ Q D' # z .. ~ ~ p ~ p 'O ro ~ ~ ~ ~ N O A O j ~ o o ° o 0 ro m O m A N W 'A'^ Vl v 0 Vl c v m O tv a 0 cn a~ ro N O_ 1 ~... i , 1 1 1 I 1 1 1 t 1 1 1 1 1 1 1 N i0 ~ (D J OD ,~ ~1 I 1.1 i~ I 1, iVl I, iA IJ iW ~ ~ IN I, i~ ~ ro I i- i i i i i ~ ,^ _ 1 I , 1 , f ~ Q~ ~ ~ ~ 1 I (U ~ N ~ ~ ~~ i ~ Q,~I'~i'~~~~ d ID lb ~ II1 7 ~ i~ 1 1~ C + i 1 ~ I 1 ~ ~ IQ ~ 1"" ; 1"" ~ 7 m 7 ~ ~ ~ ~ Ir ~ ~~ 'r 1 ~~ i( D ~ i-' ~ 1~ i~ Iro i~ Iro ~ W i ro ro D ( ro ~~ 1(n ro . ~ ~ N ^G K ' T V ~ v ; 4D ~ I ; f 1 V i 1~ m e~f~~ IW T 1 v ~•, 1 ~! 7To ~t C~ V ~~ ry I ...I '< ...1 <~ 1 < 1 <' ~. 10 ~ ;n~ 11 .<' 11 I< .y 1~ ~..n 1~ Iro I~ ~ro F m ~ N ~ cn m I~ ro m ro ~~ I~ I~ 'I~ I ~ ~ 3 W cn 0 I I I I . m I I ~ .~ o rn r-, ~ ~$ "' j I I I I I I~ I~ I I ao ro -~ a 1 1 I 1 1 1 1 1 I 1 1 1 cn ' 1 , 1 1 , 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I 1 I 1 1 1 1 1 1 1 1 1 1 1 1 ( 1 I 1 1 1 1 I 1 1 1 I 1 I 1 1 m _ i ~ IV ~ Qp IUl 1 iN Iw 1 iV 1 i~l 1 iN to 1 iw IN 1 ,N Icn DIAMETERS 4-1 /2 FEET -__ I __ r ___ i ___ ___ ___ L ___ ~ L --_~___ ~ ___1___ ~i ___~___ ;L ___~___ ; ___T_-_ ; ___Y__ ___-____________-________._____-_-_____ MULTI-SYSTEM ~ - _-- I~ ___ ___ ___ ___ , _ -- ___L_-- ___J_-- _-_L___ __-1__ ___L_-- ___i-- _-_-.-..-_-__-_---_.___-__-.--.________ ~ --- r-- rn cn ~ .~ 1 i v, I ~ I A ~cn I ;rn I ~ I ~ I ~ DBH ~ 1 ~ v, w cn ; w ;cn a ;v, ; ; I DBH ~ 1 IAMETER @ 2 FEET ~ __ ___ ___ ___ ___L_-- -__J_-_ ___L___ ___i-- ___i_-_ _.-1-_ _ ___ _ ~~ 0 ___ ___ 0 _ 0 0 1 v' ~ I ~o 1 ~o 1 ~o 1 ~o 1 ~o HEIGHT ESTIMATED r- y . i, c - L - rN --- --- N --- --- N --- ~ - N ---r--- ;rn --_~--- ;N ---r--- ;N ---T-- ;A ---r--- I~ ---T-- I~ o --------__-_______________--------'-"- SPREAD ESTIMATED to o cn Icn l0 1(11 1(,)7 to to t w N N N ;N ;w ;w. ;w Iw Iw HEALTH (1-5) __- F--- --- --- --- --- --- --- 1 ---r-_- 1 ---~-__ 1 ---r--- 1 ---T-_ 1 ---r-_- 1 ---T-- -_-----_---___-_-____---^-__---_--•__-_ n w. w N w 1 ;-~ 1 ;w 1 ;w 1 ;N 1 ;w 1 ;N STRUCTURE (1-5) 3 --- --- --- --- --- -- --- --- ---;--- ---i--- ---~--- ---~--- ---~--- ---~;--- --------------------------------------- CONDITION RATING (2-10) a o __ ~ r ___~ ___ ___ ___ r ___ ___ ___~-._ 1 ___y_-_ 1 --_*_-. I ___~-_ 1 __ ~ ' I I I I , 1 , 1 1 1 1 1 1 1 1 HAZARD RATING {4-12) 1 ' 1 1 1 1 1 1 CROWN CLEANING - -- - -- 1 I I -- I--- I --I 1 I- 1 -- I 1 I CROWN THINNING ~ --- --- ---r--- ---^1--- ---r--- ---r-- ---r--- - r-- ----------- 7 ~ ~ ~ ~ ~ ~ 1 ~ 1 CROWN RESTORATION `° __ ___ ___ ___ ___ ___ ___ 1 ___L___ , ___J___ 1 ___L___ 1 ___1-_ ___1___ ___1-_ ______--_____-__________-_-_..___-______ ^ \I ___ _ 1 I 1 1 I 1 1 I 1 1 I 1 1 ; , t I 1 CROWN RAISING Q I ; ; ; ; _ ; REMOVE END-WEIGHT ---' -- --- --- --- --- --- --- ---}--- ---1--- ---}--- ----{--- ---t--- ---~--- -------------------------------------- Z CABLES NEEDED # ~ P UNiNG PRIORITY 5 1 ~' R' ) ( - 1 1 1 1 1 t - INSECTS (1-5) m --- r--- - - -- --- --- --- ~ --- ---; --- --- ,--- ---; --- ---~--- ---; --- --- ;~-- --------------------------------------- y ~ I I I I I I TREE CROWN DISEASE (1-5) p ___ ~-__ _-_ __- ___~ ___ __- __- .__~___ ___y-__ -__h_-- -_.r__ _ 1 1 ___~_-_ 1 1 _ .r__ ._ 1 1 _____________________________ _-_-____-_ N I I 1 ; I ; DEAD WOOD (1-5) ~ - ~-- _-- --- ---~ --- --- --- __- F--- ---i--- ---~--- ---~--- ---+--- ----I--- --------------------------------------- N I TRUNK D~CAY(1-5) `D ~--- --- --- F --- --- --- --- -=-~--- ---a--- ---}--- ---~-- ---~--- ---~--- -------->------------------------------ ~ ~ ~ --- I 1 1 I 1 1 , 1 1 I 1 1 ~ 0 ~ I 1 ~ 1 ~ ~ ~ ~ ROOT COLLAR COVERED (1-5) --- I -_ - ___ __ ___ ___ ____ ___ ___r___ 1 i ___y___ 1 i _ --~--- 1 i ---T-- 1 i ---r--- I i --- '--- I i ---- ----------------------------------- 3 N ' I 1 1 ROOT COLLAR DISEASE (1-5) - 1 1 1 1 1 1 I 1 1 1 1 1 r~ . CEDS WAT.ER(1-5) ' ~ ~ ._ __- __- ___L -_- __ _ ___ ___4___ - 1 __y___ 1 ___p___ 1 ___y_-_ 1 ___i___ 1 ___y.-_ ___~___________________________________ (~ ___ _ ~ ~ ~ ~ ~ EEDS FERTILIZER o --- --- --- --- _- __ -- _- ---E--- ---a--- ---F--- ------- ---+--- ---;--- --------------------------------------- 3 1 ' 1 1 1 - 1 RECOMMEND REMOVAL 3 ~ 1 1 J 1 L 1 J _-_+_-- 1 1 -_-1__ _______________~.-----_..--_._-______-- ___I ~_~ -__ i -__ ___ __ _-~ -_. ___L___ 1 ~•~ ___ ___ .-I ; ___ ___ 1 ; ___ _-_ 1 ; 1 1 ~ - RANSPLANTABLE? ~ .~ a 1 1 1 HERITAGE TREE? _ 1 I ~- I 1 -1-- 1 1_ -+-- 1 ~ 1 1_ - PROTECTED TREE? V c s-' V1 'L `~ NADJACENTPRQPERTY o~~ ~, o 0 Q Q `D ?~ z O~~' oo ~~-~ ~ o A O `< ~ O ~ N p O O ro U ro ro O 3 ro A N W .A ,y N 0 (D ,,~ Vl c v ro O m Q +v n~ 0 cn ,y u m V w can "' w n 0 2 -~ o ~ J 1 1 1 1 1 1 ~ , ~ ~W 10 ~N ICO ~N IQO ~N ~v EN. i~ iN E(h IN ~A N W N N N --~ fD ro i i i i i I ~ I 1 1 I _ ..._..~_. i to ~ 1- to '•1~ :o :0 0 0 0 ~'r ~~~ ~ ;v ~' I~ I~ ^ c Im :~ :~ :> 'm > > > n~ ~ 1 tsi 1 1 1 1 ro m 1~ ;~ 1 ; to v ~~ ~ ~ ~ ~ ~ ro ~ ~ s i p p a o ~ ~ ~ y ~ ~ ~ Ia ;~ :ro Ero ro m ro ~ ~ r„ ~ ~ c I I ro I a ~~ y ~ I 1 I i ; A~nn 1 1 I 1 1 I 1 ~ p ~ W g+ ni ~ O d 1 1 1 1 1 ro p ~- ~ C n ' " ' i 1 1 1 1 1 1 1 1 i 1 1 1 ~ 1 1 1 1 i 1 1 1 1 1 1 I 1 i 1 1 1 1 1 1 1 , ~ . r 1 ~ I ;a> ;~ iA ;N ?O :O m coo CNii m DIAMETER@ 4-112 FEET ---F--- ---~--- ---{---- ----i--- ---` ---=--- --- --- --- --- --- --- --- ---- ------------------- ------------------- MULTI SYSTEM- IL ---''--- ---'--- ---~--- - --- ---'~--- --- --- --- --- --' --- -'- ---- --------'------------------------------ ~ 1 1~ 1 1 1 1 ~ t 1 1 ~ D$H ~ ;a, ; ; w 1 1 1 1 C i i i i i DBH ~ 1 ---r--_ i 1 ---~--_ i 1 --_r--_ i ~ ---~--- i '--~ ~ ---~-_- ~ --- -'_ --_ --- --_ -'- --- ---- ------"--_----____"--------------'----- IAMETER @ 2 FEET ~ L J_-_ ___L___ ___J_-_ _-- ___Y___ ___ ___ ___ ___ ___ ___ ___ ____ ~ _-_ ___ ;c`''„ ___ ;c°'~, 1 'cVn 1 .o 1 (o ~ €o - o can - --- o --- --- cAn ---- HEIGHT ESTIMATED --------------------------------------- ---r--- ~ W ---~--- °' ; °-r--- ~ W ---~--_ ~o --- N --- '-- 0 --- - __ 0 --- - - 0 0 t o SPREAD ESTIMATED c n c 1, n c ;c S, ,' .~ ~ N : ~ ; N ~ ~ N N HEALTH (1 5) ' 1 1 - - ---------------------- - I~ 1 1N 1 ~~ 1 ~w I I-~ '•N -~ ~ w N STRUCTURE (1-5) ~ ---~--- ---i--- ---~--- ---1--- --- ---~--- --- --- --- --- --- --- --- ---- --------------------------------------- _ ' ~ '• CONDITION RATING (2-10) ='• -- ---- ---+--- ------- ---~--- ---~-- ---1--- --- --- --- __ --- --- --- ---- --------=------------------------------ HAZARD RATING (4-12) ~ 1 ( 1 1 1 1 1 CROWN CLEANING -__4_-_ ___J_-_ ___F_-_ ___y-__ -_-' ___~___ ___ ___ ___ ___ ___ ___ ___ ____ _________________~____-~ ~_________-___ ~ 1 ~ -CROWN THINNING ~ 1 1 1 I ' 1 ---r-- ' i 1 ---~--- i ---r-° i ~--- ---' i ---~- j --- ~--- ~ --- --- --- --- --- --- --- ---- ----------------- ---°----------------- CROWN RESTORATION 7 `° ~ -- --- - - - ' 1 1 1 1 1 1 1 ~ I CROWN RAISING g 1 ---r-__ i ---~-'_ i ---r--- i ---~--- i --- ------- --- --- ~ --- --- --- --- --- ---- --------------------'_'-_-_--_-_---__-- _ REMOVE END WE GHT _ (Q ---~--- ---~--- ---F--- ---i--- ---'. ---~--- --- --- --- --- --- --- --- ---- --------------------------------------- Z I I I I ~ CABLES NEEDED # ~ __ ___ _' ---~-__ ---f-__ ---~--- --- __-y-_ _ - __ ___ ___ ___ ___ _ . _- __-- _______________ a I PRUNING PRIORITY (1-5) y 1 1 I 1 1 I 1 ~1 ~ ~ 1 1 1 1 ~ 1 '•• ` NSECTS (1-5) m .___L_-- ___J_-_ -__L___ _-_J_-_ ___• _______ ___ ___ ___ ___ ___ ___ ___ ____ ___..___-___-___-___-__----_--__________ y o TREE CROWN DISEASE (1-5) ` - DEAD WOOD (1-5) n ---F--- ---~--- ---F--- ---•i--- --- ------ --- --- --- --- --- --- --- ---- - ------------- ----------------------- ~ I I I 1 € ~ I UNK DECAY(1 5) TR - 1 _4___ 1 ___J___ I ___--__ 1 -__J___ • -_-• ___~___ ___ ___ __ - _ _ - ___ ___ ___ _ _ _ _ --- _---______-____-~____-________ V __ 1 1 1 1 : : Q 1 1 1 1 : OLLAR CO R Q 1 ; ; I ROOT COLLAR DISEASE (1-5) I I .• NEEDS WATER(1 5) ~ ___p_-_ ___y_-_ -__ -_-~___ ___ ___ _ __ _ __ ___ _.._ -_ - _ --- _ -___- _________ fC __ f___ I ___y___ 1 I 1 EEDS FERTILIZER RECOMMEND REMOVAL • _ ___ ________ __ _______ ________ __________ ___4___ ___J___ -__L__. _ __J___ _ ___ _-.~___ ___ ___ _ __ _ _ ___ ___ _ _ ~ ; ; 1 1 RANSPLANTABLE? a 1 __ HERITAGE TREE? _ -- - N ~ PROTECTED TREE? °i ~ I c - ___ - ;L ~L ~L ;t -- iL - :L : L N ADJACENT PROPERTY to 7 • • p L L Q Q ~O#°' ° o B ij o m Q~~ ~ N O A O ~ ~ O O ° o ~ 0 m m 0 -~ 3 c~ A N A n~ 1U O CD ,n~ V/ C N (D ° a N O m ~~ m A O o 1 1 1 1 1 I 1 1 1 , 1 1 1 1 -~~ - I 1 1 , I 1 1 1 1 1 1 I 1 1 I,p 1(~ 1(~ I W 1 1(~ 1(~ I w 1(~ 1(~ 1(~ (D i0 i0 i0D i~l i0> i(n iA iW iN_ i-' N i i i i i i i i i i IM~~~ ~- -- ~ ~+ - --~ i__ - - ,/1 1^ 1~ 1 ~ ID 1~ ID 1 ID , ~ ID 1 ti+ IC_ lJ 1 1~ 1 I 1 ~ I ;° t ;° ;° 1_ c~lm 1 ;° ;~ ;B ~';B ~ J' b ;° a ~ ~ ,~ 1~ 1~ c i-6 1~ 1~ 1(~ C 1~ c ,~ ,~ ~~~'~r 1~ 1~ 1^ ~ ~ 1~ 1~. I ~ 1~. ;~ ^ ~ Y Imo. In ~ 1~ ; ,R ; i ;r_ ;~ ;~ ~ .o ;~ v c~ a ~ ;< ~ ;< `° ;< `° ;~ `° ;< `° ;~ ;~ ~ ;~ c Im a I° ~ `~' ; lO ; lO 1 , O 1 ,~ ~ 1 1 ; lO 1 Icon 1'C 1 IcCn 1C 1 ~ Icn 1 1~ 1 lo, ~ 1 1 SL7 I~ 1 1° -o Q ~ ~ (V ~ 1 ,~ Id 1~ ' J 1 1~ 1~ 1(~ y ,~ ~ I~ ~Q ° 1 N (/~ T ~' i 1~ 1 1~ 1 , ~ 1 t (-I , 1 (7 I 1~ 1 1 I 1~ 1 , 1~ I 1 ~ 1~ 1 1 1 1~ ~ I In- I ~ M [~ 3 w O 1 1 T ~ I 1 1 1 I 1 I 1 I~ 13 ;~ ,~ ~ ;~ ~ I~ v ;~~ 1(p 1 ~ ~ ,~ ~ n n 3 ~ P N O I - I - I 1 I 1 I 1 ~ I m , 1 I I m o yJ ---~ ~ ! ; ; ; , 1 1 I 1 , 1 1 m 1 1 I 1 1 1 1- 1 1 1 1 1 1 1 1 I 1 1 1 1 I I 1 1 I 1 1 1 1 1 I 1 I , 1 1 1 1 1 , I 1 , 1 , 1 1 1 1 1 1 1 1 1 I 1 1 , I 1 1 1 I 1 1 1 I I I 1 1 1 1- I 1 1 1. 1 1 1 I 1 1 1 1 t 1 1 1 I I 1 1 1 1 1 1 cn m - - ~ i I 1 1~ 1 IJ 1 ,n, 1 1, 1 ,-~ 1 Iw 1 ,m 1 IN 1 ,N I 1...1 1 ,OO 1- i~ 1 ,~ I 1~ 1 ,CT 1 1 1~ 1 IJ 1 IN IAMETER ~ 4-1 /2 FEET ___}___ ___.~___ 1 ___~___ 1 ___.~___ 1 ___~___ I ___l___ 1 ___r___ ___~__ ___T___ 1 ___.r __ 1 _____________________~_________________ MULTI-SYSTEM 1 1 1 . 1 I 1 1 I 1 I L I ___L___ ___J___ ___L___ ___J___ ___L___ ___J_-_ ___4_-_ ___1__ ___L___ ___1__ ______________________________________ 1 ; 1 I I I 1 I 1 I 1 I 1 I 1 I 1 A Icn 1 I DBH ~+ 1 ___f ___ 1 ___r-__ 1 --_4___ 1 ___.,___ 1 ...t ___ 1 ___.1___ 1 __.r___ 1 ___.~~_ , _~_~___ 1 ___y.__ ________~_______~______________________ , 1 1 1 I 1 I 1 1 1 I 1 1' 1 1 1 1 x I w CT I 1 1 ' DBH 1 C i~ '-'r-~_ i ___~___ i ---r"' i -__~__~ i "-r-" i ___~___ i '--r'-' i -'-~-__ v r"' -'--'r __ _______'_____~~____~__~________~__-____ IAMETER @ 2 FEET ~ 3 ~ _- L___ ___J___ ___L.._ ___J_._ ._.L.__ _.. J___ .__4___ ___i ~_ ___4.__ ___i__ K iN ~cn iW .o iw to i~ to iA .o i0 to i~ to i0 .o i~ Icn iW to .HEIGHT ESTIMATED N I ___r___ 1 ___~___ 1 ___f___ 1 ___1___ 1 __.r___ 1 ___T__ 1 ___r___ 1 ___T__ t ___r___ 1 ___ T__ _____________..___~__________________-__ ;rv ;w ;N ;~ ;•w ;cn ;~ ;A iN ~~" SPREAD ESTIMATED 10 10 1(r 10 I Ul 10 10 , Ul 1(Jl 10 I -1 1- 1 1 I 1 ~. HEALTH (1-5) - 1 ___r___ 1 ___7_-_ 1 .___r___ 1 ___7___ 1 _._r___ 1 ___1___ 1 ___r___ 1 ___T __ 1 .__r___ 1 ___T __ ________________~_____________________ / ~ 1 ;w. 1 ;w 1 ;w 1 ;N 1 ;w 1 ;r.~ 1 ;rv 1 ;rv 1 ;w I ;~ STRUCTURE {1-5) ~ ___L___ ___J-__ ___L ___ ___i___ ___~___ ___J___ _~~; ___ __~J-__ ___L___ 1 ___.L __ 1 _____~_____________________~__________ Q I ' I I 1 1 1 1 1. 1 1 1 CONDITION RATING (2-10) 1 -- I 1 1 1 1 1 1 1 1 , 1 1 1 1 1 1 1 --------- 1 A ; .HAZARD RATING (4-12) 1 ' 1 1 1 1 1 1 , 1 1 CROWN CLEANING 1 _~_~~__ 1 _. _.1___ 1 ___4.._ 1 ___~___ I ___4___ _~_~__~ ...4__. __.i __ _~~~___ ___-y._ _~_____.__~_____~_____~________________ 1_ - 1 - -~ 1 ~-- 1 -~ 1 ; 1 - --; 1 ;-- 1 - ;- - I --; - 1 --;--- CROWN THfNNING ~ CROWN RESTORATION t° _- L___ ___J___ ___L___ ___J___ ___L___ ___J___ ___L___ ___1__ ___L___ ___1__ __________~_~__________________________ " ' 1 1 1 1 1 1 I 1 1 1 1 1 1 1 1 1 1 1 I I CROWN RAISING a i i~ i ; i i i i i REMOVE END-WEIGHT ~ ~ ---~--- ---i--- ---F--- ---~--- ---}--- ---;--- ---t--- ----;--- ---}--- _ --- ;-- -------------------------------------- Z I 1 I 1 1 1 1 1 1 I 1 1 1 •1 1 I CABLES NEEDED #t m I I I 1 1 1 1 1 1 , 1 1 PRUNING PRIORITY (1-5) ~' I ' 1 ~1 ~~ 1 1 1 1 1 1 - 1 1 1 1 1 1 1 1 1 I 1 1 .1 1 1 1 1 1 1 1 1 ~ 1 1 1 1 1 ... INSECTS (1-5) ~ t--- ; , ; , f I I , I I I 1 I I I 1 I 1 I 1 TREE CROWN DISEASE (1-5) o _~___ ___~___ ___r--_ ___-~__ - -"r-" -".r._ N DEAD WOOD (1-5) d I ~ ~ ~ ~ ~ ~ ~ ~ ~ TRUNK DECAY(1-5) co ___4___ ___~___ ___4___ ___J___ __--___ ___.1___ ___4___ ___J..__ ___L___ ___~__ ____~______________~____~___________-__ v 1 1 I 1 1 I 1 1 1 1 1 1 1 1 1 1 1 1 1 I 0 1 I 1 1 1 1 t 1 Q 1 1 ; ; ; ; ; . ; ; ; ; ROOT COLLAR COVERED (1-5) ~ ___f___ 1 ___~___ 1 ___r___ 1 ___~___ ~1 ___f_._ I ___y___ I ___f-__ I ___y-__ 1 ___~___ I ___r.._ 1 ___.____~_________:_~__________________ 1 ; _ 1 ; 1 ; 1 ; 1 ; 1 ; 1 ; 1 1 ; 1 I ROOT COLLAR DISEASE (1-5) y I ; I I I ; ~ • EEDS WATER{1-5) ~ 1 ; 1 ; 1 1 1 ; 1 1 I 1 I 1 I I I EEDS FERTILIZER: o ---F--- -- ;--- ---E--- - --~--- ---F--- - ---I--- ---F--- - ---F-- ---±--- - --~--- --------------------------------------- ~ ; ; ; ; ; ; ; RECOMMEND REMOVAL ~ 4 J___ ___4_ _ _ ._J___ ___L___ _ __J___ ___L___ _ __1__ ___4___ _ __1__ ___________ ~~_~______~~~~____f_____-____ _._ __. 1 ___ 1 . 1 1 . 1 1 1 1 I' '1 _ ;-~ 1 ;-< ;-< 1 ; ;-< 1 I 1 I 1 I I 1 I-< 1 RANSPLANTABLE? a. ' 1 1 _-1__ 1 1 _ I- 1 I 1 _I 1 1 1 ~._._ 1 I 1 1 1 1 1 _J 1 1 1 1 1 / l_ I 1 1 1 1 I 1 _ _ HERITAGE TREE? - _______.___ n V/ ~ ~ ~ PROTECTED TREE? •°= _ c _ ~~- ~- _ ~ _ t N ADJACENT PROPERTY N ~ L L Q Q ~z ~ 0 3 p o m ~ V' --1 ~ N O A O ~ ~ 0 7 0 O ~ 0 m 0 m 7 A N W A v n~ 0 cn a~ C 7 7 v m Q m 0 cn n~ j m (D V Q~ n crl 0 0 • • 1 1 1 I ~ I 1 1 I ~ I 1 1 1 1 1 1 1 1 1 1 I 1 ~ 1 ;A ~ 1 ;A ~ 1 ;A v 1 ~.A ~ 1 ;A ~ ;A I A ;A IW ;.A 1 N ;A 1~ : (D I ;.O 1 1 .I 1 I i i i i ~ i i i i i ~~~~`~h I ' t t I~ v 17 t ;o m ; ; o T ~ o o o ' ~ o ' ' a ; ~ n , ~I~%~ I I~ Im ~ ~ ~N ~ ~ ~ ~ ~~ ~ .o ~~ I~ .m .m I~ to Q ;~ I~ Ir u, ;m ~~ ;~ ~ a K K < ~ (7 1 i (') < ~ ~ ~ (D ~(D ~ d 7C ;~ ,7 ;~ ;7 ; i~ ;(D is (n ;(D Q i~ ; i~ i iQ ~ i N ' i 'O lO ~ ~ .~ `" Ill - ~ 1~ ,~ IQ~ 1~ 1~ - 1~ 1~ 1 1~ 1~ ~ „ ~ T~ a I I~ ~~ n { ' ;~ I~ ~ I f~ ;~ ~ ~ cn ~ 3 1 1 1 1 C 1 1 1 ~ I I 1 W 1 '1 1 1 ~ I 1 1 - 1 1 ~ A ~ ` J l J ~ ~ I I 1 1 1 , 1 1 1 1 1 ; 1 ; p O p 3 W 6 '~ a O O 1 I 1 I 1 I 1 ~ i I ; 1 ; 1 ~ 1 1 I ~ ~ ~ i I I I I I rr, -~ 1 1 I I 1 , 1 1 1 1 I 1 1 I 1 1 1 1 1 I 1 1 1 ~ 1 1~ I I , 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1 I 1 I 1 1 1 1 I 1 I 1 1. I ~ 1 1 1 1 I 1 1 1 1 I 1 I `~ T i i~ ~N I 'N~ 1 _ IN 1 N IN I N i.~ I 'V i~ 1 ~ i ~^' 10 i Irn 1 i '~ 1 DIAMETERS 4-1/2 FEET ICn ---'r--- ,~ ---~--- IN ---'r--- I ---i--- I ---F--- 1 - -I--- 1 ---~--- ---~--- ---~--- ---~--- -----------------°-------------------- MULTI-SYSTEM , ~ J ,~ L J ~ __L___ ~ ___J___ ;{ ___L___ ;t __-1_. __.L___ ___1__ _______________________________________ ___L___ i ___ is ~ _-_ _._ iN ___ ___ i . i i 1 i~ I i~ ' i i DBH - ~ ~ 1 1 1~ I 1 Q ~ ; ; ___f___ 1 I ___y l a , ___p___ 1 1~ ___y___ 1 1 _-_~___ 1 1 _ 1 1 I 1 1 1~ ~ 1 I I DBH 1 1 1 (D 1 I I 1 1 I 1 1 1 I Q 1 1 1 1 --------------- - -- -- (p 1 -- ~' ~ ---~-'-'------ 3 IAMETER @ 2 FEET __-~-__ ___~__- --_~___ ___~___ '-_~_-_ ; --_~--_ ___~___ __-y__ __.a___ ___i-_ ~ rr ;~ i iN . ,W ,07 ,W i(J ( fl ~A 71 ( ~N Icn ,N Icn HEIGHT ESTIMATED N ;o ; o to to la, 1 1 . 1 1 . 1 1 1 = - ~ 1 1 1 1 1 ----------------------- -------------- ;N I I~ ;A to ~G7 ~°' ~O' ~-' ~~ SPREAD ESTIMATED .0 1 .o .o to to Icn .o Icn Icn ,N ; iN ;~ ;N ;-~ ;~ I-' I~ I~ HEALTH (1-5) _ ___ __ __- ___ ___r___ ___.,___ ___r___ _______ ___r___ ___T__ ___r___ ___T__ __ ________-_____-_______..____-____-___ _ r ' 1W ~ ; ;N ;-~ I ;N 1 ;N 1 ;N I ;N 1 ;W ,W STRUCTURE (1-5) 1 ; ; I I I I I ~ ~ CONDITION RATING (2-10) o ___r___ ___y_-_ ___r___ ___y___ ___f___ ___y___ ___r___ ___~__ ___~___ ___.t__ _______________________________________ HAZARD. RATING (4-12) . I I I ~ 1 ~ ~ CROWN CLEANING T v 1 1 1 1 1 1 1 I 1 1 --~-- '-- 1 '-- 1 1 1 1 1 1 1 1 '-1--- 1 '1 I 1- - CROWN-T-HINNING ---- - ~ -. __-*--- 1 ---~--- I 1 ---r--- 1 ---r-- ~ 1 ---r--- ~ 1 ---~--- ~ I ---r--- ~ I ---r-- ~ r--- ---' ~ r-- ---' ~ --------------------------------------- CROWN RESTORATION 7 c° 1 J 1 L 1 J 1 ___L___ 1 ___J___ - 1 ___L___ 1 _-_A__ 1 ___1___ 1 ___1__ _______________________________________ _______ ___ ___ 1 ___ ___ 1 ___ ___ 1 1 1 1 1 I 1 I 1 1 I 1 1 I 1 CROWN RAISING ~ - 1 1 1 1 1 1 -----~----------------- ,~ ~ ~ ~ ~ ~ ~ ~ ~ REMOVE END-WEIGHT ~ ___f___ 1 -__J___ 1 --L___ _ 1 __J___ _ 1 _-_r_.._ 1 ___J___ , __L___ _ 1 1 ___1__ I I ___t___ , ___.l__ _~_____________________________________ Z . 1 1 I I I I ~ I ~ CABLES NEEDED # ~ ' ---f--- ---~--- ' 1 --~--- ---~-- %--- ' ---------- --------------------- ; ~ PRUNING PRIORITY 1-5 1 .: 1 1 1 1 1 1 I 1 1 I 1 1 1 1 1 1 1 :' I ~ ~ ~ ~ ~ ~ 1 INSECTS (1-5) w _______ I ___~___ 1 __~~___ _-.J___ 1 .__~___ I -_-I___ 1 ___~___ I ___J___ 1 __-1 ___ ___l__ .___.___~______________________________ ; I I I ~ TREE CROWN DISEASE (1-5) v - ----I--- ---+--- ---~--- DEAD WOOD (1-5) --------------------------------------- ---r--- ----I--- ---F--- ---~--- .---h--- ---~--- ---}-- cc I I I I I I I I I TRUNK DECAY(1-5) : 1 I a 1 - I ---~--- 1 ---}--- ---~-- ------- ----~--- --------------------------------------- ---:--- ---~--- 1 ---~--- 1 --- --- 1 --- --- 1 I 1 1 1 I I 1 1 1 1 1 0 1 1 1 I I I I I ~ 1 I I 1 1 1 1 1 1 1 1 1 ROOT COLLAR COVERED (1-5) m _______ 1 _-_~___ 1 1 -__r_-- 1 1 __-~___ 1 1 ___r-__ 1 1 _-_~___ I 1 ___r___ 1 ___.f -_ 1 ___r___ 1 ___T__ 1 _______________________________________ 1 ; 1 ; 1 ; 1 ; 1 ; 1 ; 1 I 1 I ROOT COLLAR DISEASE (1-5) y f I ~ ~ ` EEDS WATER(1-5) ~ ~ ___y-__ _______________________________________ ___-___ ___y___ ___~___ __.y___ ___r___ ___y___ ___~__- ___y-__ ___ -_- o I I 1 1 1 I I 1 1 EEDS FERTILIZER ; 1 1 1 1 RECOMMEND REMOVAL 1 _____ ________________ ____ _ -__ _ ___f___ ___J___ ___L___ -- ___J___ ___L___ 1 _-_J___ - 1 .- ___L___ --I ___1__ I .. ___1-__ 1 - __ ___ I ~ ~ ~ ~ ____ - .. ... ~ • 7 ; I ~ 1 ~ ~.~ ;•~ ~ f-< ~-< RANSPLANTABLE? a ; ' 1 1 1 1 1 1 1 1 1 I 1 I HERITAGE TREE? 1 1 1 _1_,_. _ 1 ,1 1 I I 1__ 1 1 1 1 I (_ __ ~, __ I ~ PROTECTED TREE? ~~ -~ L - L - L ~ ~ N ADJACENT PROPERTY N L L - ~ Q Q 0 ~ ~ X03 0 o m. m cn --i -, N O _A O ~ ~ N O 0 3 o ~ U CD (D O CD A N w m 0 (Q C v m 0 d a m nr 0 cn m i m m .N-. w ~ ~ u o ~ o ; ; ~ ;O ICT i(JI iCJI iCh ~~~ A N ~~ O ;O ;(D iW :V i~ :CT ;W- :I D i i l / ` / 1 0 1~ 1~ I ~ 10 1O 1O ;~ I~ 10 - ;{U ;~ 1~ ; ~ IN ;~ 1~ ;Q) 1~ ;~ IN 1 1~ 1~ I~ '~ 1 ~ 1~ '~ 1 1~ ' ~ ,~ , Ir , 'r Ir- 'r 1 ,r• Ir 1 , 'r 1 1~ 'r , I Ir I _. 1 'r 1 _. 1 Ir t _. 1~ '~ , _. , _. _. _. _. ~ ; _. (D (D (D GL ~ ; CD 1 lO ; (D 1 ,O , lD 1 lO I (D , lO (D 1 ,O 1 (D 1 ,O 1 1 ,O 1 1 ,O 1 , ,O I T t_. ,= ~ v ~ t~ 1r1==, W , ~ , ,~ 1 1~ 1 I~ , 1~ 1 ,~ 1 1~ 1 IQ) , 1~ 1 1~ a ~ _~ ~ ~~ T 1 17C , 17~ , 17C 1 17C t 17C' 1 ,~ 1 17~ 1 1 17~ 1 1 17~ 1 1 1 , 1 ~ C ~ 3 it O ~ I n ~ , 1 1 1 I 1 1 , 1 , 1 3 ~ ~ ~ , , , 1 1 1 1 1 1 1 1 1 , 1 1 1 , 1 ~ ~, .~„o~n ~ I , 1 1 1 1 1 , 1 t 1 , 1 1 1 I 1 , 1 p N ~ W~ ~ O C o t , , I 1 1 , 1 , 1 I 1 ; ~ -1 ; ; ; ; ; ; ; ; ; ; m ~ 1 , 1 , , , 1 1 1 , 1 1 , 1 , , 1 , 1 , 1 1 , , 1 1 1 1 1 1 1 I 1 1 1 , I 1 1 1 1 1 1 I 1 , 1 1 1 1 1 , , 1 1 1 , , I 1 I 1 1 I 1 1 1 I I I I 1 1 1 1 1 1, 1 , I 1 , 1 , 1 1 1 , , 1 1 I 1. , 1 1 1 1 N T , ,N , , 1, , , 1 1~ 1 1 1~ 1 1._1 1 w ! I~f I cn I I I~ 1 I~ 1 o 1 11 1 cD I ,w 1 Iw IAMETER@ 4-112 FEE ,~., ,a , , t , MULTI-SYSTEM J L -J < _-_L_-- ,i ___.l_-_ _--L___ __-1-_ _-_1_-_ -_1__ ______________________________________ ___L__. 1 ___ __- 1 - ___ _-_ 1- __ 1 ,w 1 1 1~ 1 1 ~ 1 1 , DBH ~ ~ ~ ; ; ; __________.- __-~___ -__y___ ___r_-- __-y-_- __-h--_ ___y_-_ -_-~_-_ ___y___ ___~._-- --y___ ____________________________ , ; , ; 1 ; 1~ ; 1 ; , ; I ; I ; , ~ 1 DBH (~ . 1 --_ --- , --- --- 1 --- --- 1 --_ 1--- I ---~ --- 1 --- ;--_ 1 ---' --- 1 --T-- , ---' --- 1- --T-- ------------------------------'--------- ~ ; ~ IAMETER @ 2 FEET ~ ~ ; ~ ~- _ ---i--- __y.-- ---a--- __~..-_ ms-' ---~--- Iw ---~__- iN ___~__- ;N. --- --- ;N --- --- ;w --- _ IA ; i~ iN o Iw 0 _~O 0 HEIGHT ESTIMATED e NI Iv, to to , to 1 Icn 1 U, 1 Icn I . 1 l 1 1 1 ------------- ---r--- ;cn 1 ---~--_ ;-~ --_~ --_ ~ ---~--- ,rv -__r_-_ ,w --- ~_-- ,A _-_~~_ ---•~ _- .N -_-~--- Iw --r_- ~~'' -------------------------- . SPREAD ESTIMATED ,o ,cn , to Icn to .o .o. Icn I(.)7 ,cn . ;~ ;N IN ;N Irv Irv ~-~ ;~ Irv IN HEALTH (1-5) //~~ , --- --- 1 --- --- 1 ---~--- 1 ---r--_ , ---~~_- I ---r--- ~ 1 __-r-- , __-r--- --T-- 1 --------------------------------------- \I --_c--_ , ,N ~ 1 ,~ r 1 Iw 1 1~ 1 '~ 1 1~ 1 '~ 1 '-~ I 1 'w 1 , 'w STRUCTURE (1-5) O ~ -- ~--- ---;--- ---~--- ---~--- ---.--- ---~--- ---;--- ---1--- }--- --- -- ;--- --------------------------------------- a , , 1~ 1 , 1 1 1 1 ; CONDITION RATING (2-10) ; ; I ; I I ~ ; I ---____-- o 1 HAZARD RATING (4-12) I CROWN CLEANING -v -CROWN-T-HINNING -- 3 f -- - ---1-- ---f--- ---~--- ---h--_ ----'--- ---~--- ---~--- ---4--- ---K---- ------------------------_-----_------_- --- - 1 1 _ CROWN RESTORATION r -- __- -_- --_ --_ _-_ --- _-- -_ __--~-_---__--------_-_----__-__-__-__- " -__L-__ , _._J___ , _______ ___~_-- _-_r_-- _ --- ' , CROWN RAISING ~ REMOVE END WEIGHT ---~--- ---i--- ---t--- ---a--- ---~--- ---i--- ---~--- ---~--- ---*--- ----~--- --------------- -- 1 ABLES NEEDED # C ~ ~ : ,~ I ~ --- ---~--- - --- -------------------------------------- PRUNING PRIORITY (1-5) ~' , 1 ' v ' I INSECTS (1-5) ru ~ REE CROWN DISEASE (1 5) ~ v ' t-_ -- ~ y-__ ---~--- ----%--- ------- ---a--- ---~--- ----~--- ------- ----~---- ___-_______ ____________________ ------- N - DEAD WOOD (1-5) ~ F--- --- ---i--- ---r--- ---~--- ---t--- ---~--- ---*--- ---~--- ------- --- --- --------------------------------------- ~ ' ' ~ ~ ~ ~ TRUNK D~CAY(1 5) - -------------- --------------- ---- --- ~ ---;--- ---;--- ------- ------- ---`---- ---_--- ---_--- ------- --- --- -- ---- - - - o ROOT COLLAR COVERED (1-5) N ROOT COLLAR DISEASE (1-5) 1 NEEDS WATER(1 5) -__ ___ __- _-_ _-_-__----_______-_____------_---___-__ ___,-___ ___y--- ------- ---r___ -__~-_- -__~___ -___-__ --_ ___ EEDS FERTILIZER -__r___ __-.~___ ___ ___ _______ _______ _______ _______ _______ _______ _______ _.--_--_______--.._-_--_-______-____-___ ~ _ RECOMMEND REM VAL 1 --- --- ; - _ - -- -- -- ; ;~ 1 ~ .{ -~ ~ RANSPLANTABLE? a I HERITAGE TREE? ' ~ - - - - -i- - --- ------- ~ -~--- I ~ ~ I PROTECTED TREE? I I____ -_ .--_ N Tt< I l I ~ ~ ON ADJACENT PROPERTY L (_ ~ Q Q ~°• ?t Z tv ~o~ ij o c~ ~ ~ ~ o a o ~ O N O 0 3 o ~ m CD O W 7 .~ N W A n~ cn v c n~ m O a n~ 0 cn n~ li m (v O II v C 0 0 r~ I 1 1 1 1 1 1 1 ~ rn `:rn rn rn rn i( ~rn iA ~rn iW I~ iN ~rn i-~ m (D -: i i0 iC0 ;N i~1 i i~ t T ' 1 i 1 i 1 i 1 i 1 ~ -'-.'_.-_. -.- -~ -' - 'n 'n n n i~ i~ i~ i~ D C 1(~ ~ IQ n~ 1~ ;n~ i0 ;v 10 ;n~ 1~ ;~ IQ I~ IQ I~ IQ I~ I I~ ~ a ; ; 1~ 1~ l y I N I N 1~ 1~ 1~ 1~ ~ to a I~ ;r ;~ ;~ ;~ ;r ;r ;r- fir- p, vo ~ a ;x ~ i ;-~ 1 .-~ 1 ~ I-~ 1 ~ .-~ 1 ~ 1~ < 1~ < 1 ~ < 1~ < 1~ r• ~ ~ i w ;o Io Io Io to ;o ;o io ;o ~ ~ s a ~ ~' ~ ~ 0 m Iv I>y .N ~~ ;~ ~~ ~~ ~~ cNi~ m ~ 1 i I 1~ I~ I~ i~ , 1 1 1 1 ~ 3._ ~ O ~ i w ~' 1 1 i 1 1 I 1 I I i i ~ Z - ~; o I 1 I 1 1 I 1 ~ 1 I 1 1 I 1 ~ ~A n ~ oo '' ~ O c o ~ ~ ~ ~ I I I I . m y ' ' 1 I 1 1 1 1 1 T Q ; ; 1 1 . 1 I 1 1 f 1 1 , I ' ; 1 ' 1 , ' ' i 1 i I 1 1 1 1 1 i 1 1 1 I 1 1 i I I 1 1 1 I i 1 1 1 1 1 1 i 1 1 1 1 ~ , 1 I 1 1 1 ; , ~ 1 I ~ ; 1 ~ I ; ; 1 ' i ;~ 1' 1 1~ , Iv , 1-y ~ , I~ , 1~ 1 1~ ; ,~ to 1 I~ IN DIAMETER~m4-1 /2 FEET 1 ---tee 0 ---;--- ,~,, ---F--- ------- ,. ---F--- ---;--- ---F--- --+-- ---+--- 1 --;--- 1 --------------------------------------- MULTI-SYSTEM 1 W 1 1 1 L 1 J ; --L--- IL ---J--- 1 ---a--- 1 --J--- --------------------------------------- ___~_-- , ---J--- 1 ___L___ 1 ---J-_- 1 __- __- 1 I --- __- 1 I - 1 I I I ~ ' DBH ; ; I , 1 1 ~ ' ~, i 1 1 I 1 1 DBH. ~ ~ -- ---i--- 1 --_r--_ I -__~_-- 1 ___r--_ 1 _--~--- 1 ---r--- 1 --r-- ---T--- --T-- --------------------------------------- 3 - --- 1 1 1 1 1 1 I. , DIAMETER @ 2 FEET ~ , 1 1 1 1 1 1 1 1 1 I , _ 1 -- -- 3 ~ ---~-_- ' " ---J--_ ' ~ ---L__- 1 ~ W __-J--- 1 o ___L___ 1 o __-J--- - I N ~ ---1--_ 1 N ~ --J--- 1 N ~ _ __-~- , N cn y 1 W ~o EIGHT ESTIMATED . (n ~c „ o i, c ~ ~ o o '-- - cn -- - ~ _ --- -- --------------------------------------- ---~--- °-~-'- N -°~--- . --- ~___ t __-~-__ o --- ~'-- o -- ~ o ~ ~ I ~~ f N Iv, SPREAD ESTIMATED .o ~c i~ o s n . . . cn v, ~~ ;~ ~ ;-~ ~ ~ ;N ;-~ IN iN ; I ~~? - HEALTH (1-5) 1 1 1 1 1 ~ --------------------------------------- " ' IA 1~ IN IN 1.-1 1 (~ IW I W ~ I W N STRUCTURE (1-5) ~ ---;--- ---i--- ---f--- ---~--- ---;--- ---~--- ---}--- I --- ;--- ---~--- ~ -- ;--- ~ --------------------------------------- CONDITION RATING (2-10) n; o ; 1 - 1 -__ ___ 1 -_- --_ 1 ___ --- ' --_ ___ ---~--- ---%--- --~-- --------------------------------------- ___~ --- 1 ___ ~_-- 1 1 ---~ -_ ~ ~ ; ~ ; y 1 ~ , 1 ; 1 HAZARD RATING (4-12) i ~ i i i i~ i 1 i 1 CROWN CLEANING b . - 1 1 1 ---_- _- ---- I I ~-- --%- INNING ~ 1 1 1 1 1 CROWN TH _ . ROWN RESTORATION ~ : 1 1 ' ' L 1_-- ----------------------------------- - -__~_-- -__~__- ___r__- ___r--- ---r--- ---J--- __-1--- _ __-J-- ___ -__ ___ - 1 1 1 1 CROWN RAISING - --___-_ --_~--- ------- ------- ------- I ---~--- -__~--_ I ---"1--_ - 1 --r--_ ' __- T--- ---"---------------------------------- - - 1 ~ ~ 1 ' REMOVE END-WEIGHT ' 1 1 -------------------------------------- Z I I I ~ ~ CABLES NEEDED # ~ - --- --- I _-_ °- I - --- __- 1 --- --- 1 ---~--- - ~ --- - - ------------------------------ - -- a -- ; --_ -- I ---r--- ----!--- __-~ -- ~ ~ ; i ~ I PRUNING PRIORITY (1-5) ~' ~ 1 , 1 , i 1 _ INSEC (1 fD 1 J- 1 i j 1 -- ~ 1 1 ----------------------- 1 , 1 ~ TREE CROWN DISEASE (1-5) v ~ y°- ---~--- ---a--- ---~--- ---~--- ---~--- ---~--- -°~ ° - ---±--- ----------------^---------------------- y --- --- --- DEAD WOOD (1-5) a ' _-- --- --_~___ __-'~_-_ ---r--- --- --- --- --- --- - - --- r--- --- ' TRUNK DE~AY(1-5) ~ ~ 1 1 1 1 1 1 1 1 0. 1 - 1 , 1 1 1 Q 1 I 1 1 ~ 1 ~ 1 _ ROOT COLLAR COVERED 1 cv ------- ------- ----- 1 I 1 1 3 I I ROOT COLLAR DISEASE (1-5) ': f I ~ ~ ~ EEDS WATER{1-5) ~ ___-____- ' ---r--- ------- ------- ------- ---`--_ --_~_-- ---~--_ ---'~-_- ---h-__ --_ -__ -~_-____-_-____-______-__-___- I 1 1 1 ~ EEDS FERTILIZER -____--- ~ _______ _______ ___~-_- --__--_ -__-_-_ ---;--- 1 __-~___ 1 --- ;__- 1 --_~_-_ 1 __-Y-__ I ---~___'____~__-_-__-__--___--- B ~: 1 1 1 1 1 RECOMMEND REMOVAL -__ ___~~_- --_~__~ ~ ___F___ __~._~-_- ---4-_- . --_~--- ;.~ ---~__- ; _~_ ~-__ ---~--_ ;-< -~_~_-_ I-< _••--_---~~---~~--__--___•-___.~~__~__ RANSFLANTABLE? n- ~ , ; , I ; 1 1 1 HERITAGE TREE? I I 1 1 ' ~~ i -i- ~ - ~ ,--- __ I ~~ ~ -- _-'--- -~-'-- - ' 1 __ PROTECTED TREE? n -__~__ ~ ~ _fi~ -, L ON ADJACENT PROPERTY • p ~ ~ ~ Q Q m ~z n~ ~ o B oo~ Q ~ ~ o °o~ N O O ~ O cD (T ~_ J~_ J A N W A v 0 cD m V/ C m O o~ a n~ 0 cn >y m m cn au ~ 0 0 r~ ~~ -~ i ~~ i0 ~ itD ~~ iN ~~ ;rl E~ i iCn i.A iW EN ~~ lD ~ I I L D 1 m ;m ;m ;m ;(~ Q I`m 1 ,n 1 ,n 1 D ,~ ~ -"~ , (~ 1~~ , I~ Ic 1~ 1~ IO 1~ IO _ IO n -1(Q ~~~~~I~+~I~~ ~ ~ I (U I O I O I O t o I N 1 :~: I Q ~ , ~ I N ~ I r / p _ ,... 1 ~ ; ~ I ~ 1 ~ 1 ~ 1 < ,(~ 1 ~ I < ~ I < ~ ; 1 ~o Q 1 1 1~ 1 -- 1 1 1 i O ; 1 . ~ ~ C ,~ 3 ,-~ 1 < 1-~ 1 < 1-~ 1 < 1-~ 1 < 1 1~ 1 ~ 1 < 1~ ~c i~ ~c - ~ I(p ~ m 6 N ~ ~~ ~ ~ ~^ cn I `D ,o ~o ~o ~o ~~ ;c~ ; ; _ ~ ~ O ~ i ~~ ; ; ; ; ; ; ; ; ; ; ; ; ; ~ I . ~ z A ~ n I ~ ~ ; 1 ; 1 ; 1 1 1 1 1 1 1 I 1 1 1 1 1 1 C ~ ~` N O D ~ O I 1 I 1 , 1 1 1 1 I 1 I I 1 1 1 1 1 1 I (~ ; i 1 1 I 1 1 I I 1 1 1 1 1 I 1 1 1 1 1 1 1 T ~ i , V~ 1 1 1 1 1 1 I 1 ; I I 1 1 1 1 1 1 1 1 I 1 1 1 1 1 1 1 I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1 1 I 1 1 1 1 1 1 I- 1 1 1 1 1 1 1 1 1 I 1 1 I 1 1 1 1 1 1 I 1 1 1 1 1 1 1 T j j 1 ' 1~ 1 'r`' 1 ~ 1 '^' 1 W I 1 1~ - 1 1 1~ 1 'N 1 IQ 1 1 1~ 1 - - 1 '~ 1 IJ I~ 1~ ~ 1 1~ I 1 DIAMETER@4-1 /2 FEET 1 ---f--- 1 ---1--- 1 ---~--_ 1 __-~--- ~ 1 ---~-__ ---1--- _--I'-_- ---Y-- ~ /~ --- ; --Y__ _______________________________________ MULTI-SYSTEM ;L ~ ~ { J ~~ ---~_-- ~ _--'~--- ;i ---L--- _--'~--- W ---a-a- - --1- --------------------------------------- ---~-_- 1~ ;~ ---J--- 1 ; --_ ___ 1 { --- --- 1 ;~ 1 ;~ ' 1 ; ti 1 ;v, F 1 ~ 1 I f 1 I - ~ DBH --------------------------------------- ~ ---~ ;C>;?~ ---~--- ; 1 ---r--- ; 1 ---~--- ; 1~ --- ~ I W --- --- ; 1 --- --- ; ~ 1~ --- ---~ ; 1 --- --- ; 1 - -- ~ 1 DBH ~ 1, W ---r-•_ ; I ---~_-_ 1 ---r--- ; 1 ---~--_ ; 1- ---r--_ ; I ___~--_ ; 1 ---r--- ; 1 --r-- ~ 1 ---r--- ~ ' -_T-- ~ --------------------------------------- DIAMETER @ 2 FEET 3 ~ 1 1 I 1 1 1 1 1 1 ' 1 ---~--_ ;~ . ---J--- IN to ---L___ 1 IN fvl ---J--- 1 IN to ---~_-_ I IN Iv, ___•~_-- 1 IA 1cn ---~--_ I IW .o ---J--- 1 IW Icn ---y--- 1 I~ .o -_ _ 1 iW to EIGHT ESTIMATED rr N o --- -__ ---'1--_ __-r-__ __-~_-_ ---r--- __-1--- ---r--_ ---T-- __-T~-_ __ T_" _______________________________________ r ;N ;w ;w ;N ;w ~ ;A ;N 1N ;W ~~^' - O SPREAD ESTIMATED 1~ 1~ 1.71 IUl to to IUl 1~ IU7 I ~~ ;~ ;~ ;~ ;N ;~ ;N ;~ 1 ;~ 1 I~ HEALTH (1-5) --- --- 1 ---~--- 1 ---r--- 1 --_~--- 1 ---r--- 1 __-~_-- 1 ---r--- 1 --_r-- _-- 1 r--- 1 -- r-- --------------------------------------- \/ r t 1j - 1 IN 1 IN 1 1 IN 1 1 1-a 1 1 1..~ 1 1 1-a 1 1 IN 1 1 IN ~ 1 IN 1 STRUCTURE (1'S) 0 -} 1 1 1 1 i 1 1 1 1 i 1 CONDITION RATING (2-10) ~ _-_~-__ ' I ---~--- ---~--- ---'~--- ---~'--- ---~- __ I -__*-__ I __y__- I ___~___ 1 -_~__ _------___ _____ ______________________ 0 ~ ; 1 ~ , ~ 1 ~ 1 ~ 1 ~ 1 ~ t ~ 1 1 ' ~ ~ HAZARD RATING 4-12 ,_. -- 1 . ROWN CLEANING - C - -- --i-- ? :-- :-- --~-- // -li - - - -- - --- ROWN THINNING 3 _ ---~-__ ___1___ ___~_-- ---y--- ---F--- ---i-__ --_}_-_ ---~--- ---~--- ---~--- -----------------------------••------___ CROWN RESTORATION `° n -CROWN RAISING Q - ------- ------- ------- ------- ------- ------ ------- ------- --- --- ---- -- --------------------------------------- ~ REMOVE.END-WEIGHT ---f--- ---i_-- ---M-_- _--'1--- ---f--- ----1--_ ---f--- ---i-__ ---+--- _--j--- - ------------------------------------- Z CABLES NEEDED # ~ ` --- --- ---~--- ---~--- ~ ---y--- ---*--- ----~--- ---f--- ----I--- ~ ---' - - - ~--- -- - --------------------------------------- a y ~ I j I PRUNING PRIORITY (1-5) IN TREE CROWN DISEASE (1-5) v DEAD WOOD (1-5) ~ --_ --- ---y--- __-r--- ___y_-- --_ _-_ ---y'-- --'r--- ~- __- _- ---T___ ___ ___ _ __________________________________^__ ~ r TRUNK DECAY(1 5) . ----- ~ o ROOT COLLAR COVERED (1-5) y ROOT COLLAR DISEASE {1-5) EEDS WATER(1 5) ------- ------- EEDS FERTILIZER ---=--- ------- ------ ---=--- -- ---- ------- ------- ------- ------- --- --- -------- -------- ---- ~ ' ~ Y RECO MME REMOVAL N ~ ---F--- ---~--- ---r--- ---~--- : ---F--- ----~--- ---~--- ----~--- ---~--- ----~---- - -- -- _ --------------------- `° _ ~ ~ ..~ ...~ -~ -< -~ -c RANSPLANTABLE? o- j I _~ HERITAGE TREE? j PROTECTED TREE? T -~ i I I __ I ON ADJACENT PROPERTY N L L d ~ ~" Z ~_ 0 3 0 o m ~ ~ -~ -. N p ~ O ~ o ° ~ m m CD O (D 0 A N W A v p cp v ~n C m m O p n (!~ v 0 i m -~ co cn ~~ ~~ 0 0 • ~ I 1 w I ; ~ i --~ ~ ;~ ' i (D ;O ' 00 ;(O ~ -OD I OD CJ 00 O] ; OD (h _ ; 07 ~ ;A i 00 :w : 00 iN : 00 i~ N ~ ~ N ; .I ~ ~ 1 = t ~ ;. ;C7 ;~ ; ~ ~ ;~ ; ;o 1 ~ ;O 1 ~O 1 ;O 1 ;O ` . ;~ ~ ;~ 3 ~ 1~ o 1. 1 - 1 - ~ ;N ~ 1 IN y 1 ,Q1 ~ ~ . ~ 1 1 I 1 ,r 1~ Ip p Ip Ip 10 ti to Ir Ir Ir ~ ;- ;-i ;-~ ~ ;-~ ;o ;o N l0 1~ 1~ 1~ ~ ;~ ;-, ;, ~ 1, m ~ ;n ;n ~ ;n w ~ ;m ;m ;m ; o.. ~o -o a '; -- ~ ;p ;m ;m ; o ;~- ~ - ; ~ ; 1~ ; 10 ; ,O ,O v p " ;ID ; i ~ ; , 1~ 1 1~ C 17 i~ ~~ ~~ ^ ~ ~ TI ~ ~ ` ~ 1 1 I I ~ 1 I I 1 I cn 1 I ,m ~ ~ ,m ~ ~ 1 1 1 1 I Z ~ a ~ ~ p ~ `' n 1 1 1 I 1 1 I 1 1 1 I 1 I 1 1 1 1 1 1 1 ~ ~~ I.J ~ O a I 1 1 1 1 1 1 1 1 1 1 1 0 ; ; ; ~ m -1 a ; 1 1 1 1 1 1 1 1 1 t = 1 1 1 1 1 1 PP7 1 1 1 1 1 1 , 1 1 1 1 1 1 ~ I 1 1 I I 1 1 I I ~~ f'1"f I I I 1 1 1 1 1 1 (n 1 1 1 1 1 , 1 I 1 I 1 , 1 1 , 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 , 1 1 1 1 1 1 1 1 I 1 1 ~ 1 1 1 I 1 1 1 1 1 1 1 1~ 1 1 1 1 I 1 1 1 I 1 1 1- ~ . - 1 ;^> w 1 ;~ w , ; ~ A 1 ~-' 1~ , ;~ 1 -1 IcD 1 1 ~~ 1 0 1 '~ I W 1 '" I 1 to 1 DIAMETER @ 4-1 /2 FEET I ___~_-_ I _-_~___ I ___F___ ___~_-_ ___ ~.___ ___~-__ ___}-_- ___.;_-_ -__~-__ __ Y.__ _______________________________________ MULTI-SYSTEM ; ; ;~ ;L ;t ;~ 1 1 1 I 1 ; 1 i ,~ i 1~ ; 1~ ; t~ ; 1 ; I DBH ~ as --- ~ ~A ; ; I ; ; ; ~ ;w w DBH ~ 1 --- --- 1 --- --- 1 ---f--- 1 ---7--- --- 1 ITV 1 ---•1\V' 11y~~~ ---1\~J ; --T-- ; ---T-~- ; -- T-- --------••------------------------------ A f ~ ; ; ;.~ ;n? ;ti ; ~ ~ DIAMETER @ 2 FEET ~ 1 1 1 I 1 - 1 I 1 1 I i ---L--- 1 ---J--- 1 ---L--- 1 ---J--- 1 --- L--- 1 ---J--- 1 ---L--- I ---J--- 1 ---L--- I -- -- 1 ~f y 1~ ;~ ;~ ,N ;N o ,N o ,N to ;N to ;N l0 ;~ 1( n HEIGHT ESTIMATED ;o to 1 I cn 1 to 1 t 1 t 1 1 I 1 . 1 --`--------------°-------------------- 1 (Il ,N ,N W ,N ,N ,N ,N 1-' IN SPREAD ESTIMATED ;Q IUl I O ;~ to to IU1 1(.Tl ICJI to ~ 1 ;-. ;cn , ; cn , ;N - ,. ;-~ ,~ ;-~ 1 ;1 1 t ;~ 1 1 I~ 1 1' 1 1 .. 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EDS WATER(1 NE 5) ~ ---f--_ --_~_-_ __-L-_- ---y_-- __-F_-- _---1--- • ---~_-- ----:--- ---r--- -_- - - - - ------------- -_ -~_ __ 1 , 1 1 1 - 1 1 1 EEDS FERTILIZER N 1 ---F--- 1 - ---a--- 1 ---F--- 1 ---a--- ---F--- ----1--- : ------- ------- : ------- ---~---- ------------ ------------------------ ~ 1 1 1 1 1 1 RECOMMEND REMOVAL 4 J--_ ---~--- ---J--- ---~__- ---i--_' ---~--- _~--1--- ------- - ----------------------------` ~ I ---~--- ---J__- ___ -__ --- - RANSPLANTABLE2 a I , 1 1 ~ ~ I I ~ HERITAGE TREE? ~ ~ PROTECTED TREE? •°= - -~ . i ~ ~ - - ON ADJACENT R.ROPERTY ~ ~~ -~ _~ F TE ~ • BARRIE D. COA ~ and ASSOCIATES - HorUCUtural Consultants 23535 Summit Road Los Gatos, CA 95033 4 08135 3 1 05 2 1. Any legal description provided to the appraiser/consultant is assumed to be correct. No responsibility is assumed for matters legal in character nor is any opinion rendered as to the quality of any title. 2. The appraiser/consultant can neither guarantee nor be responsible for accuracy of information provided by others. 3. The appraiser/consultant shall not be required to give testimony or to -attend court by reason of this appraisal unless subsequent written arrangements are made, including payment of an additional fee for services. 4. Loss or removal of any part of this report invalidates the entire appraisal/evaluation. 5. Possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person(s) to whom it is addressed without written consent of this appraiser/consultant. 6. This report and the values expressed herein represent the opinion of the appraiser/consultant, and the appraiser's/consultant's fee is in no way contingent upon the reporting of a specified value nor upon any finding to be reported. ?. Sketches, diagrams, graphs, photos, etc., in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys: 8. This report has been made in con#ormity with acceptable appraisal/evaluation/diagnostic reporting techniques and procedures, as recommended by the International Society of Arboriculture. 9. When applying any pesticide, fungicide, or herbicide, always follow label instructions. 7O.No tree described in this report was climbed, unless otherwise stated. We cannot take responsibility for any defects which could only have been discovered by climbing. A full root collar inspection, consisting of excavating the soil around the tree to uncover the root collar - -and-major-buttress-roots;-was-not-perfor-med,-unless _other_wise_stated. We cannot take responsibility for any root defects which could only have been discovered by such an inspection. Arborists are tree specialists who use their education, knowledge, training, and experience to examine #rees, recommend measures to enhance the beauty and health of trees, and attempt to reduce risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee-that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine, cannot be guaranteed. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. ~G~-~-e ` • Coate Barrie D. ISA Certified Arborist Horticultural Consultant • Attachment 3 • • ~\ ~` ARBOR RESOURCES Professional Arboricultural Consulting & Tree Care A TREE INVENTORY AND REVIEW OF THE PROPOSED TOWNHMOME DEVELOPMENT AT 14234 SARATOGA-Si;Il~NYVALE ROAD SARATOGA, CALIFORNIA OWNER'S NAME: JSM Enterprises APPLICATION #: 06-017 APN: 397-27-030 • Submitted to: Community Development Department City of Saratoga _ 13.7.7.7_Eruitvale_Avenue__ __-__ Sazatoga, CA 95070 Prepared by: David L. Babby, RCA Registered Consulting Arborist #399 Certified Arborist #WE-4001A L_J August 10, 2005 P.O. Box 25295, San Mateo, California 94402 • Email: arborresources@comcast.net Phone: 650.654.3351 Fax: 650.240.0777 • Licensed Contractor #796763 •\ _ David L. Babby, Registered Consulting Arborist August 10, 2005 . INTRODUCTION This City of Saratoga Community Development Department has requested I review the potential tree impacts associated with the proposed townhome development at 14234 Saratoga-Sunnyvale Road, Saratoga. This report presents my findings and recommendations. Plans reviewed for this report include Sheets C-1 and C-2 (by Lea & Sung Engineering, Inc., dated 6/10/05) and Sheet L1 (by Thomas Baak & Associates, LLP, dated 6/23/05). The trees' locations and numbers are shown on an attached copy of Sheet C-2 (Conceptual Grading & Drainage Plan). Trees presented within this report are regulated by the City's Ordinance and exposed to being impacted during development. The trees are sequentially numbered from 1 thru 95. For identification purposes, round, metal tags were attached to each accessible trunk and contain engraved numbers that correspond to trees presented within this report. Trees #14, 15, 17-19, 32, 42, 47, 54, 58, 74 and 82 are not shown on the project plans and should be added. Their approximate locations are presented on the attached map but should not be construed as being surveyed. FINDINGS Tree Count and Composition There are 95 trees of 22 various species inventoried for this report. The table presented below identifies the name, number and percentage of each species. Specific data compiled for each tree is presented on the attached table. PERCENT COMMON NAME TREE NUMBERS COUNT OF TOTA1_ Aleppo Pine American Sweetgum Big-Leaf Maple California Black Walnut Coast Live Oak 37 33-35, 92 71 13 16, 21, 30, 36, 38-42, 44, 45, 48, 52-69, 72, 73, 75, 81-83, 90, 91 1 1% 4 4% 1 1% 1 1% 38 40% Coast Redwood Crabapple Douglas-Fir 1,28,31,93 95 4 .ISMEnterprises Property, 14234 Saratoga-Sunrryvale Road Saratoga City of Saratoga Community Development Department 4 4% 1 1% 1 1% Page 1 of 6 • • • • •\ .~ David L. Babb}; Registered Consulting Arborist August 10, 2005 PERCENT COMMON NAME TREE NUMBERS _ COUNT OF TOTAL European White Birch 94 1 1 Glossy Privet 6, 7, 14, 15, 17-20 8 8% Hollywood Juniper 84-86 3 3% Incense Cedar 46, 47 2 2% Italian Stone Pine 27 1 1 Japanese Maple 32 1 1% Japanese Black Pine 80 1 1 % London Plane Tree 3, 5 2 2% Madrone 43 1 1 Mayten Tree 87-89 3 3% Monterey Pine 2, 8-12, 22-26, 49-51 14 15% Olive Tree 74, 76-79 5 5% Silver Wattle 29 1 1 Silver-Dollar Gum 70 1 1 Total 95 100% Of trees listed above, '44 aze defined by the City's Ordinance as being of native origin. They. include the 38 Coast Live Oaks, 4 Coast Redwoods, 1 Douglas-fir and 1 Big-Leaf Maple. Suitability for Tree Preservation Each tree has been assigned a `high', `moderate' or `low' suitability for preservation rating based on its physiological health, structural integrity, location, size and specie type. These ratings are defined as follows: Hi Trees characterized by significantly contributing to the site, appearing in good health, and having seemingly stable structures. These trees are specimens that should be considered for retention and protection, particulazly those defined by the City as being of native origin. This rating also applies to trees located on adjacent properties, regazdless of condition (provided they do not pose an appazent significant risk to public safety now or in the foreseeable future). Moderate: Trees that contribute to the site, but not at relatively insignificant levels, • and/or appear in fair health and/or structural condition. These trees are typically worthy of retention, however, not at the expense of major design revisions. .ISMEnterprises Property, 14234 Saratoga-Sunnyvale Road Saratoga Page 2 of 6 City of Saratoga Community Development Department •\ •'. . David L. Babby, Registered Consulting Arborist August 10, 2005 - Generally, their longevity and contribution is less than those of high suitability, and frequent and attentive care is needed during their remaining life span. Low: Trees providing minor contribution to the property and/or are in relatively poor condition. In most cases, they are predisposed to health problems and/or structural defects that cannot be corrected, and their condition will likely worsen regardless of measures employed. The removal of these trees (if necessary for development) will typically be strongly supported by the City's Ordinance. Remove: Trees that are either dead or clearly dying and beyond recovery. They present extreme public safety risks and should be immediately removed regardless of the proposed project. The tables below illustrate the majority of trees have a high suitability for preservation. Suitability Ratings Count and Composition SUITABILITY FOR PERCENT OF PRESERVATION COUNT TOTAL High 47 49% Moderate 28 29% Low 14 15% Remove 6 6% Total 95 100% Suitability for Preservation Ratings • • HIGH MODERATE. LOW RfIIAOVE 1-5, 8, 9, 11, 12, 16, 21-28, 30, 31, 36, 38-41, 43, 46, 53, 53, 54, 56, 60, 65-69, 71-73, 75, 81-83, 90, 91, 93, 94 13, 18, 19, 29, 32-35, 42, 48, 50, 51, 55, 61-64, 70, 76, 77, 79, 80, 84-87, 92, 95 6, 7, 14, 15, 17, 20, 44, 10, 37, 47, 49, 88, 89 45, 52, 57-59, 74, 78 Trees that should be removed for Safety Concerns As specified above, there are six trees (#10, 37, 47, 49, 88 and 89) that should be immediately removed to abate their extreme risk to people and property below. Of these, two are dead (#10 and 49) and the other four are dying (#37, 47, 88 and 89). Please note that the trunk of tree #10 is situated on the property boundary and the trunks of trees #37 and 47 are entirely on neighboring properties. JSMEnterprises Property, 14234 Saratoga-Sunrryvale Road Saratoga Page 3 of 6 City of Saratoga Community Development Department • s~~ David L. Bobby, Registered Consulting Arborist August 10, 2005 Evaluation of Tree Impacts The following 44 trees are in direct conflict with the proposed project design and would require removal: #6, 7, 17-20, 31, 36, 44, 45, 48, 50-52, 55, 56, 58, 61-66, 69, 70, 73, 76- 80, 85-87, 90-92, 94 and 95. The following 16 trees would be adversely impacted by implementing the proposed design and considered a loss (whether retained or removed): #1, 2, 8, 14-16, 29, 30, 40, 42, 43, 46, 57, 59, 74 and 93. The 60 trees that would be either be removed or adversely impacted account for 63- percent of those inventoried for this report (60/95 = 0.63). Of these, 191 are assigned a high suitability for preservation and 272 a moderate suitability. The percentage of canopy cover3 comprised by trees that would either be removed or adversely impacted is 60-percent (2,165/3,625 = 0.60). The combined appraised value of trees that would either be removed or severely damaged is $196,560.4 This amount accounts for 67-percent of the total appraised value of inventoried trees ($196,560/$294,620 = 0.67). Trees Suggested for Retention Based on the above information, major design revisions to the project are necessary to attain aless-than-significant impact regarding existing trees. To assist in achieving this, the following 56 trees are suggested to be retained and adequately protected: # 1-5, 8, 9, ____ 11-13, 16, 21-28, 30, 32, 36, 38-43, 46, 53-56, 60-69, 71-73, 75, 81-83, 90, 91 and 93. _ Measures for achieving their protection are presented in the recommendations section of this report. Please note that the above trees were selected based on their species (native vs. non-native), condition, and location (such as those situated on neighboring properties). RECONIlVIENDATIONS The recommendations presented below serve as specific design guidelines to achieve a reasonable assurance of survival and stability for trees being retained. Based on the amount and size of trees being impacted, protection measures for the development process are not provided at this time but can be upon review of future plans. 1. Preferably, all gradings and trenching activities (including for drainage purposes) should be designed beyond the trees' canopies. In the event this cannot be achieved, I recommend a minimum distance from their trunks of 5 to 6 times their diameters when ' These trees include #1, 2, 8, I6, 30, 31, 36, 40, 43, 46, 56, 65, 66, 69, 73, 90, 91, 93 and 94. z These trees include #l8, 19, 29, 32-35, 42, 48, 50, 51, 55, 61-64, 70, 76, 77, 79, 80, 84-87, 92 and 95. s Considers only the canopy cover of trees inventoried for this report (excludes those not of Ordinance size as well as those which should be immediately removed). a The appraised tree values shown on the attached Tree Inventory Table are calculated in accordance with the Guide for Plant Appraisal, 9'h Edition, published by the International Society of Arboriculture, 2000. S Grading is intended to include any soil excavation, fill or surface scraping activities. JSMEnterprises Property, 14234 Saratoga-Sunnyvale Road Saratoga -Page 4 of 6 City of Saratoga Community Development Department • •~ David L. Babby, Registered Consulting Arborist August 10, 2005 only one side of a tree is being impacted and 7 to 8 times their diameters where two or more sides would be impacted. Please note that any overcut/overbuild required for the basements and foundations shall be considered when determining the placement of the homes, basements and walls. 2. The townhomes and roadway should be designed so that major limbs do not require removal and/or the smaller branches requiring removal do not exceed 20- to 25-percent of the total canopy. This is important to avoid destroying or altering a tree's structural form to the extent that the tree becomes unbalanced and predisposed to large limb failure and/or uprooting. 3. Basements, including lightwells, within the vicinity of trees should either be removed as an option or be designed so the closest edge of excavation. for any overbuild occurs beyond the minimum setbacks. To help achieve this, soil nailing and shotcrete construction shall be employed. 4. Homes (excluding basements) that must be established within the minimum setbacks (and will not adversely impact the trees' canopies) should be constructed using a pier and above-grade beam foundation (i.e. a no-dig design except for the piers). The piers must be minimized in size and established the furthest distance from another and the trees' trunks as possible. Additionally, utilities should be attached to the homes' structures rather that installed below ground. 5. Any sound, site or retaining wall proposed beneath a tree s canopy must be placed _ ______ _.. entirely on top of existing- soil grade or by using_discontinuous footings,_suc_h as a ier _ _ _ P - and above-grade beam design, in which the beams literally span over and above existing soil grade without disturbing soil between the piers. 6. The retaining wall proposed along the northern property boundary must be established beyond (i.e. south of) the existing rock wall (including any overcut necessary for drainage). 7. The future road and curb must be designed so no horizontal or vertical soil cuts, excavation or trenching occurs beneath the trees' canopies. Where established within this distance, the driveway and curb should be established entirely on top of existing soil grade (i.e. a no-dig design). 8. The plans should show (1] the surveyed trunk locations of trees #14, 15, 17-19, 32, 42, 47, 54, 58, 74 and 82; [2] the canopy dimensions of the inventoried trees; and [3] the numbers assigned to each tree within-this report. 9. The limits of grading should be delineated on Sheet C-2. 10. All new underground utilities, services, drainage and irrigation lines must be designed in a manner so no trenching occurs within the specified setbacks. Where this presents a conflict, I can be consulted to provide alternative installation methods. .ISMEnterprises Property, 14234 Saratoga-Sunnyvale Road Saratoga Page S of 6 City of Saratoga Community Development Department • •. David L. Bobby, Registered Consulting Arborist ~ August 10, 2005 11. Any unused, existing underground utilities/services, lines or pipes beneath the trees' canopies should be abandoned and not dug up. I recommend a demolition plan eventually be prepazed showing this will occur. 12. Any walkways, patios or other hazdscape-type features proposed beneath the trees' actual canopies shall be designed and established on top of existing soil grade. 13. The drainage design for the project, including downspouts, must not require water being discharged beneath the canopies or towazds the trunks of retained trees. 14. The following guidelines should be incorporated into the future landscape design: a. Preferably, the ground beneath an Oak's canopy should contain no plant material but afour-inch layer of coarse, decorative wood chips. If plant material is installed, it shall be drought-tolerant and compatible for planting beneath Oaks. Plant material installed beneath the trees' canopies should comprise no more than 20- percent of the dripline area and be at least five feet from the trees' trunks. b. Irrigation should not spray on soil beneath an Oak's canopy or within five feet from the trunks of all other trees. c. Any trenching for irrigation, lighting or drainage should be designed beyond the trees' canopies. If irrigation lines or electrical lines for lighting aze designed inside this distance, the trenches should be in a radial direction to the trunks and established no closer than five times the diameter of the nearest trunk; if this is not possible, the lines can be placed on top. of existing soil grade and covered with wood chips or other mulch. d. Stones, mulch or other landscape features should be at least one-foot from the trunks of retained trees and not be in contact with the trunks-of new trees. e. Tilling beneath the canopies must be avoided, including for weed control. f Bender board or other edging material proposed beneath the trees' canopies should be established on top of existing soil grade. g. Per City standard, new trees equivalent in value to those removed or considered a loss shall be installed on site prior to final inspection. Replacement tree values are presented on the bottom of the attached table. Acceptable replacements include Quercus agrifolia, Quercus lobata, Quercus kelloggii, Quercus douglasii, Quercus dumosa, Acer macrophyllum, Aesculus californica, Pseudotsuga menziesii and Sequoia sempervirens. They should be placed at least 15 feet apart, 20 feet from the buildings, and outside from beneath the canopies of retained trees. The amounts, locations and -sizes should be shown on the future landscaping plan. Attachments: Tree Inventory Table Site Map (Copy of Sheet C-2) • JSMEnterprises Property, 14234 Saratoga-Sunrryvale Road Saratoga Page 6 of 6 City of Saratoga Community Development Department NO. 1 2 3 4 5 6 7 8 9 10 11 iz 13 14 15 ARBOR RESOURCES S ~ ~~ Professional Arboricultural Consulting & Tree Care - TREE INVENTORY TABLE .~ , ~ o c q, ~ I ;-; ~ 3 3 ~ ~. o. ' o ~ f~ b ~ fn- . ,.., bsi p w c ,,,,, ,_ pp ~ ~ a• TREE NAME F ~; ~ ~ W , V ,~,~ ° I' ° ~ ~ ,~' " . ~ w ~ ~5 . ° c . ~ .. H v V~ ~ Coast Redwood (Sequoia sempervir+ens) 25 65 25 75% 75% Good High 1 - X $6,900 Monterey Pine (Pinus tYtdiata) 35 65 70 50% l00% Good High 1 - X $2,880 London Plane Tree (Platanus acerifolia) 13.5 35 45 75% 50% Fair High 2 - $960 Douglas-Fir (Pseudotsuga menziesii) 15 7 55 30 75% 75% Good High 3 - X $2,140 London Plane Tree (Platanus acerifolia) 11 55 30 75% 75% Good High 3 - $720 Glossy Privet 7, 7, 7, (Ligustrum Jucidum) S, 3 25 30 75% 25% Fair Low - X $3 Glossy Privet (Ligustrum lucidum) 10.5, 4.5 25 25 50% 50% Fair Low - X $220 Monterey Pine (Pinus radiata) 36 85 70 50% 50% Fair High 1 - X $1,900 Monterey Pine (Punts radiata) 18 70 45 50% 50% Fair High 3 - X $500 Monterey Pine (Pinus tndiata) 20 70 50 0% 0% DEAD REMOVE - - X $0 Monterey Pine (Pinus tndiata) 25 95 75 75% 75% Good High 3 - X $1,440 !I Monterey Pine (Pinus mdiata) 32 80 75 50% 50% Fair High 3 - X $2,300 California Black Walnut (Juglans hindsii) 21.5 50 50 75% 50% Fair Moderate 4 - $530 Glossy Privet 6, 6, 5, (LiQUStrum Jucidum) 3, 3, 2 30 30 100% 25% Fair Low 1 - X $250 Site: ]4234 Saratoga-Sunnyvale Roads Saratoga Prepared for: City of Saratoga Comm Develop. Depart Prepared by: David L Bobby, RCA 1 of 7 8/102005 ARB(~ RESOURCES ~ • - Professional Arboricultural Consulting & Tree Care TREE IlWENTORY TABLE i . TREE NO.. REE NAME . ~. ~~ a. ° A ~ .~ ~. ~ .'" F, ~, ~ ;:, ~ ~ x ~m EE W ~ ~y b~ ~. a ° ~ ~ ,., o b ~ ~ U~. ~ ~b o x ° w o ~''. b ~. a~i .~.~ ~b ~ o ~ ° a o V ~ p o ~.~ ~ ~ ~ ~ ~ ~~ c ` °" ° y ~''ob ~ ~ ~^~,, ~ $ 3 ~ ~ •~ ° °' .. ~ ~ ,°q N ° ~ c . . ~ ~~ Q ~: . 16 Coast Live Oak (Quercus agrifolia) 30.5 55 60 100% 100`/o Good High 1 - $19,600 17 Glossy Privet (Ligustrum lucidum) 6, 5, 5, 4, 3, 3, 2 35 25 75% 25% Fair Low - X X $220 18 Glossy Privet (Ligustrum lucidum) 8, 7 25 25 75% 50% Fair Moderate - X X $200 19 Glossy Privet (Ligustrum lucidum) 9, 5 25 20 75% 50% Fair Moderate - X X $220 ! 20 Glossy Privet (Ligustrum lucidum) 7, 5(4) 20 20 50% 50% Fair Low - X $270 ~ Coast Live Oak (Quercus agrifolia) 38 60 80 75% 50% -Fair High 4 - X $17,500 22 Monterey Pine (Pines radiata) 26 80 70 50% 75% Fair High 4 - X $1,250 23 Monterey Pine (Pim~.s radiata) 21.5 85 70 75% 75% Good High 4 - X $1,070 24 Monterey Pine (Picots radiata) 19 85 55 75% 75% Good -High 4 - X $840 25 Monterey Pine (Pinusradiata) 10.5 60 15 75% 25% Fair High 4 - X $150 26 Monterey Pine (Pines rarliata) 20 85 45 75% 75% Good High 4 - X $930 27 Italian Stone Pine (Pines pirrea) 22 45 50 100% 50% Good High 4 - $4,410 28 Coast Redwood (Sequoia sempervirens) 44 75 45 100% 100% Good High 4 - X $25,900 29 Silver Wattle (Acacia dealbata) 26.5 70 70 100% 50% Good Moderate 1 - $910 Coast Live Oak 30 (Quercus agrifolia) 22 30 40 100% 75% Good High 1 - REPLACEMENT TREE VALUES 15- allon = 5120 24-inch box =5420 36-inch box = 51,320 48-inch box = 55,000 52-inch box = 57,000 72-inch box = 575,000 Site 14234 Saratoga-Sunnyvale Rood, Sarotogu Prepared for: City ojSoratoga Comm. Develop. Depart Prepared by: David L Bobby, RCA 2 oj7 8/1 LV2005 ARB(~ RESOURCES ~ • .. Professional Arboricultural Consulting & Tree Care . TREE INVENTORY TABLE ~ ~ -,. 0 3 0 3 ,... ~ 3 8 ~ ~ ` '~ :.- ~ a v ~ ~ ~ b ~ ,~ b ~ o ~ a Q a ~ y: ~ w o. .~ v. x b ~ ~o ~ ~o ,,. ~ q ~ .d a w o w.o ~ ~~ ~, '^ w ~+ ~ 3 a' o Q ~. ~w o Q' ~. o °' m °~ •~ a~ ° v ~' ~ ~ ° ~ ~ ~ p 3 a . 1REE ~C7 a ~ ~ o ~ o ~ ~ ~ ~.x U ~ ~ NO. .. TREE NAME H ~ w ~ w ~ O x .. ° ~ .. . O a ~ ~ . ~..., ~ o o ..a ~ F., ., Coast Redwood ' 31 (Se oia sempervirens) 12 45 25 100% 100% Good High - X $1,540 Japanese Black Pine 6, 5, 4, 32 (Pines thunbergiana) 3(5) 25 75 75% 50% Fair Moderate - X X $2,030 American Sweetg~ 33 (Liquidambar styraciflua) 14.5 50 50 100% 50% Good Moderate - X $2,560 American Sweetgum 34 (Liquidambar styrac~ua) 15 50 40 100% 75% Good Moderate - X $2,730 American Sweetgum 35 (I,iouidambar slvracillua l 18.5 50 50 100% 75% Good Moderate - X $4,140 38 I Coast Live Oak (Quercus agrifolia) 12 35 30 100% 50% Good High 3 39 Coast Live Oak (Quercus agrifolia) 13 35 30 100% 50% ('food High 3 40 Coast Live Oak (Quercus agrifolia) 9 30 25 100% 25% Fair High 1 41 Coast Live Oak (Quercus agrifolia) 7.5 30 15 100% 25% Fair High 3 42 Coast Live Oak (Quercus agrifolia) 6 70 15 100% 25% Fair Moderate 1 43 Madrone (Arbutus menziesii) 20, 18, 10 60 75 75% 50% Fair High 1 44 Coast Live Oak (Qttercus aRrijolia) 20.5 40 30_ _ _ 75% 25% Fair Low - 45 Z T X $1,990 X $2,330 X $800 X $570 $380 X $7,400 She: 14234 Saratoga-Sunnyvale Road, Saratoga Prepared fm: City of Sarowgo Conan. Devel~rp. Depart Prepared by: David L Bobby, RCA 3 of 7 8/1 N2005 ARBa~ RESOURCES ~ • -. Professional Arboricultural Consulting & Tree Care TREE INVENTORY TABLE ,-, ~ ,., o ~.. ~ •~ ~.P. oo b ~ o. y o ~ ~ ~ 11 ~ ~. ¢: ~ ..., c ~n TREE C7 ~ .~ ~ ° ~ ;o. ~ o ~ ~ ~ ~ ~ •~. ~ . , ~ ~ a m .+ .r ~j bi0. TREE-NAME F-F GL W W U ~Si o V] C O V~] C' .h.I. r" A ' ~ - U E-~ .. Incense Cedar 46 (Calocedrus decurrens) 22 90 40 75% 75% Good High 1 - X $4,880 Incense Cedar 47 (Calocedrus decurrens) 22 90 40 25% 50% DYING REMOVE - - X X $0 Coast Live Oak 20, 19, 48 (Quencus agrifolia) 17 35 50 75% 25% Fair Moderate - X $7,800 Monterey Pine 49 (Pines radiata) 25.5 50 35 0% 0% DEAD REMOVE - - $0 Monterey Pine 50 (Pimrs radiata) 15.5 60 20 50% 50% Fair Moderate - X $350 Monterey Pine (Pines mdiata) 31.5 70 40 50% 50% Fair Moderate - X $1,400 Coast Live Oak - 52 (Quercus agrijolia) 19 30 45 75% 25% Fair Low - X $2,830 Coast Live Oak 53 (Quercus agrijolia) 10 25 35 75% 50% Good High 3 - $1,120 Coast Live Oak 54 (Quercus agrifolia) 7.5 25 20 100% 75% Good High 3 - X X $990 Coast Live Oak 55 (Quercus agrifolia) 22.5 50 50 75% 50% Fair Moderate - X $4,740 Coast Live Oak 56 (Quercus agrifolia) 12.5, 7 40 35 75% 75% Good High - X $2,870 Coast Live Oak 57 (Querrus agrifolia) 16 20 25 75% 25% Fair Low 1 - $2,020 Coast Live Oak 58 (Quercus agrifolia) 6 30 15 75% 25% Fair Low - X X $320 Coast Live Oak 59 (Quercus agrifolia) 9.5 25 15 75% 25% Fair Low 1 - $900 Coast Live Oak 60 (Quercus agrifolia) 23 35 65 75% 50% Fair High 4 - X $6,100 ~I - REPLACEMENT TREE VALUES 15 lion = 5120 24-inch box =5420 36-inch box = 51,320 48-inch box = 55,000 52-inch box = 57,000 72-inch box = 515,000 Site: 14234 Saratoga-,Sunnyvale Road, Saratoga Prepored jor: City ojSaratogo Comm. Develop. Depa~ Prepared by: David L Bobby, RCA 4 oj7 8/I Q2005 ARB(~ RESOURCES ~ _ • Professional Arboricultural Consulting & Tree Care i • TREE INVENTORY TABLE o ~ '•' :. 3 3 ° ,, . v x ~ o °~' ~ ~. ° ~~ ° 3 3 0 a ~ °. ~' Q O TREE NAME ~ ~ ~ :. ~ ~ ~ ~ °o. ~ °o ' . '. ~ ~ `` . U •~ ° `.~ H ~ W wU x~ ~~ O ~ av; a Coast Live Oak 61 (Quetrus agrifolia) 11.5 40 25 75% 50% Fair Moderate - X $1,570 Coast Live Oak 62 (Quercus agrifolia) 10 35 20 75% 50% Fair Moderate - X $1,200 Coast Live Oak 63 (Quercus agrifolia) 8, 6.5 35 20 75% 50% Fair Moderate - X $1,200 Coast Live Oak 64 (Quercus agrifolia) 7.5 35 20 75% 50% Fair Moderate - X $700 Coast Live Oak 65 (Quercus agrijolia) 7.5 35 20 100% 75% Good High - X $990 Coast Live Oak 66 (Quercus agrifolia) 10.5 30 30 100% 75% Good High - X $1, Coast Live Oak 67 (Quercus agrijolia) 8 40 20 100% 75% Good High 4 - X $1,110 Coast Live Oak 68 (Quet+cus agrijolia) 14 35 25 100% 75% Good High 4 - X $3,250 Coast Live Oak 69 (Quetrus agrifolia) 9 30 25 100% 100% Good High - X $1,630 Silver Dollar Gum 70 (Eucalyptus polyanihemos) 22.5 60 50 75% 50% Fair Moderate - X $2,770 Big-Leaf Maple 71 (.4cer macrophyllum) 8 35 30 100% 75% Good High 3 - $450 Coast Live Oak 7Z (Quemts agrifolia) 16 40 35 l00% 50% Good High 3 - $3,720 Coast Live Oak 73 (Quercus agrifolia) 11 30 30 100% 75% Good High - X $2,040 Olive 74 (Oleo europaea) 7, 5, 5, 4 30 25 75% 25% Fair Low 1 - _ _ X $650 Site: 14134 Saratoga-Sun»yvde Road Saratoga Prepared for: Ctty of Saratoga Comm. Develop. Depart Prepared by: David L Bobby, RCA S of 7 8/1 Q?OOS ARBC~ RESOURCES • - - Professional Arboricultural Consulting & Tree Care TREE INVENTORY TABLE ,.. ~ ,-, ~ w .~~ ~ ~, ~ --, b 3 ~c _~b ~$ ~ ~ ~o ~'u ~ ~ ~ q ^ ~ ~ a ~ - '~ q w c w e ~ '^ w ~ . c b . Q ~... ~~ A ~ ~ ~ ~ a c°~~ y ~m ~ v ' ~"~ ° °~ ~ x 3 F d ~ ~ ~ ~ Q TREE ~ '" ~ ~ ~ .~~- ~ o ~ o c ~ ~ ~ .~ ~ ~ . u ~ ~ o ' c ~ NO. TREE NAME ~, w w ~ x ~ ~ O ~ ~ ~ ~ 76 Olive (Olea euro ea) 8, 7 35 35 75% SO% Fair Moderate - X $860 77 Olive (Olea europaea) 9, 7, 6 30 20 75% 50% Fair Moderate - X $1,120 78 Olive (Oleo europaea) 21.5 35 45 50% 75% Fair Low - X $3,500 79 Olive (Oleo europaea) 23 35 35 75% 50% Fair Moderate - X $4,000 g0 Japanese Maple (Acer palmatum) 8, 7, 6 10 30 75% SO% Fair Moderate - X $2,240 g3 Coast Live Oak (Quercus agrifolia) 16 30 30 100% 75% Good High 3 - $4,750 84 Hollywood Juniper (Jttniperus c. 'Torulosa') 10, 6, 5, 4 25 30 100% 50% Fair Moderate - X $1,010 85 Hollywood Junipea (Juniperus c. 'Torulosa') 10, 4, 3 25 25 100% 50% Fair Moderate - X $730 86 Hollywood Juniper (Juniperus c. 'Torulosa') 9, 6 25 20 75% 50% Fair Moderate - X $530 87 Mayten Tree (M emus boaria) 17 30 35 75% 50% Fair Moderate - X $2,460 88 Mayten Tree (Maytenus boaria) 14 25 30 25% 25% DYING REMOVE - - $0 89 Mayten Tree (Maytenus boaria) 13.5 15 25 25% 50% DYING REMOVE - - $0 Coast Live Oak (Quercus agrifolia) 21.5 50 50 100% 50% Good High - X $6,700 REPLACEMENT TREE VALUES 15- lion = 5120 24-inch box =5420 36-inch box = 51,320 48-inch box = 55,000 52-inch box = 57,000 72-inch box = 515,000 Site: 14134 Saramga-Sw~nyva[e Road, Saramga Premed for: Ct1y of Saratoga Com»~. Develop. Depart Prepared by: David L Bobby, RCA 6 of 7 8/10/2005 REPLACEMENT TREE VALUES I S- llon = 5120 24-inch box =5420 36-inch box = 51,320 48-inch box = 55,000 52-inch box = 57,000 72-inch box = 515,000 Site: 14134 Saratoga-Sunn.Wale Ro°c~ Saratoga prepared for City of Saratoga Comm. Develop. Depart Prepared by: David L Babby, RCA ~ °f ~ &/10/1003 • I'~NI '9NI833NpN3 JNfI$ 8 tl3ly/I:~~~;1~~~i;lti--\- JU.LFti~~ 1'LGV I I , i ~ I - ~ z! ~.; Y! ~'' '_~' k Yi oI o B - Q ~ ~ I ~ w x ~ a `~ d s ~~ ,- r x N I ~_I~;~ ~' }~ s v ~: ; . ~~ ~I ~ y~ 4 ~ ~ i l ; ~ ~ _ ._.~ ~ ~ „~ ~-.,stir= ~~~}, ~`~`~ rimer m n ~~ ZMt7 o, n.°. _ ~`'w `` ,, \~ ~ ~ ~ °_x~ ~`~- a. MQ~y~~\ 3~pp~\ r nQ ~'\SG J i JOma ~ , - ---=~--= mxwa tyros ~ ~ x~~ ~ \`l _ ~.~ ,° _ "~ ~ ~' ` `~' / Cf~'1 \ ,~ --~ 1 4' ~~_ p ~ s I ~ ,. :: _ ~ o. ~~ .. a .> -~ ~ W ~c`;ty P S ,~1'h'cC~yK~~..... - ~~A _]~~~ ~~SC~ ~., ~; •~ _ ~ • i Attachment 4 • • • • rr 11 ~~p . J ~~L~OU~ '; • Saratoga Creek Townhomes NOV ! ~ 2005 Application No. 06-01 7 CITY OF SARA"(OGA Response to Planning Comments dated August 1 1, 2005 """"'T" ~~"~'.~- (Responses are in bold type) 1. Site Density and maximum building coverage requirements: The site is located in the R-M 3000 District which requires a minimum of 3,000 square feet of net site area per residential unit and a maximum 40% building coverage. The information provided on acreage is incomplete, and therefore staff is unable to determine if the project meets site density and building coverage requirements, which are based on net acreage. Please provide net area information for the site on the applicable plan set sheets. Accordingly, the project may need to be revised to meet said requirements of the RM District (Section 15-17.050 of the Saratoga Municipal Code. The net site area is 90,51 5 SF • Site density requirements: 90,515 SF/23 units = 3,935 square feet per residential unit • Building coverage requirements: 35,405 SF/90,515 SF = 39% building coverage (This includes porch area, light well area and exterior stair area in the square footage calculation) .Off-street arkin re uirements: As submitted, the project does not meet minimum 2 p 9 q off-street parking requirements. Please note that these are minimum parking requirements and that given the location of the site and lack of alternate parking opportunities for guest and residents (i.e. on-street parking), staff will be recommending additional guest parking be provided. Further, the location of required guest parking shall be dispersed throughout the project. • The site plan has been revised to include guest parking spaces dispersed throughout the development with total parking calculations now over the required 58 spaces as specified in the Saratoga Municipal Code by seven. 46 spaces in garages and 19 guest parking spaces = 65 total spaces (See Site Plan, Sheet A1.2 for break-down) 3. Staff recommends that the project include a small tot lot area or on-site recreation area as an on-site amenity for residences. The site is removed from direct and easy access to city parks and this would enhance the quality of life for the residents. • We have included a trail around the site where owners can stroll and interact with other residents. 4. The project is located along a state highway and a noise study is required for the project. • C~ Please find the Noise Study by Stan Shelly, Environmental Consulting Services attached. 5. Please refer to Section 14 of the Municipal Code for Tentative Map submittal requirements. The scale of the map shall be one inch equal to twenty feet, and the following information inconsistent or missing from plans: a. The name of any existing recorded map applicable to the subdivision, the date of recording such map, and the book and page of the official records where such map is recorded. • The Alta survey and the tentative map show all the recorded maps used for the proposed tentative map. b. (e) Name and address of record owner (per Title Report). • Plans shall be updated to current property owners c. (f) Locations, names, widths, centerline radii and centerline slopes of all streets, highways and other ways in the proposed subdivision or site (also, see Fire Department Comments). Please note that main driveway is a private road and should be identified as such. • As noted, plans shall delineate required roadway information d. (g) Number of lots, dimensions of the lots, including frontage, depth and are in square feet. • Refer to the tentative map for the lot unit numbers, but refer to arcF-itectural plans for lot areas and floor breakdown information.-- -- -- e. (h) The grading plan must show features adjacent to the property within a reasonable distance there from which would affect the subdivision or building site. It shall show how runoff of surface water will be controlled and the ultimate disposal of all surface waters. Benchmarks shall be on County datum. • Refer to updated plans that show conceptual grading. Refer to plans that show sheet flow where possible. Plans updated to county datum. f. Clearly show location and character of all existing easements for drainage, sewage or public utilities, together with all building and use restrictions applicable thereto, and the approximate locations of all proposed easements for drainage, sewage or other public utilities. • Refer to plans for location of easements excavating and proposed. g. Existing use or uses and zone or zones of the property and proposed use or uses. Please note that the correct use is not Planned District. It should be multi- _ family development in RM District • • • Existing and proposed zone updated on tentative map to be multifamily description on RM District. h. Clearly locate the boundaries of Saratoga Creek, showing top of existing banks and creek depth, with separate sheet showing cross-section of all such creeks,- streams and water courses. • Supplemental survey was done for boundary of Saratoga Creek as requested. Refer to supplemental sheets for creek cross section and 100 year flood elevation. Flood elevation taken from creek study taken by FEMA, revised July 1997. i. Include provisions for domestic water supply which are proposed by the applicant, including source, quality and approximate quantity expressed as gallons per minute (see Fire District comments). • Approximate to provide domestic water supply. j. Include all provisions for sewage disposal, storm drainage and flood control which are proposed by the applicant. Disposition of on-site storm water shall be consistent with the requirements of the Santa Clara Valley Urban Runoff Pollution Prevention Program (NPDES) as defined in Article 15-06 of the Zoning Code. • There is an existing sewer main that runs through property. New sewer lateral shall be connected to the main per standard. Existing stormwater currently discharges into Saratoga Creek via an existing out fall. The proposed storm drain shall be sheet flow,-where possible to allow for water infiltration. k. Include information on existing wells, active or abandoned, and disposition proposed. • As noted. No wells are currently active on site. Identify public or common green area proposed • See trail/path & courtyard area on Site Plan A1.2 m. Clarify on the plans what is happening with the southeast corner of the property. Will this area be dedicated to the Santa Clara Valley Water District? • The area in question was previously declared to Santa Clara Water District. n. Site Plan: I a) One of the requirements for submitting applications is that a site plan shall include a stamped boundary survey signed by a Licensed Land. The • reason is to confirm the existing and proposed setback with the property • line boundaries and easements on the property. The survey should match all easements listed in the title report. This information needs to be added to the site plan (Sheet 1.1). Show existing and proposed topography on the site plan at 2 foot contour intervals. Please see Alta Survey for signed & stamped boundary survey • Site Plan was revised to include the additional information b) Identify lowest, highest and average grade at edges of the proposed buildings. Locate them on the site plan and all elevations and cross sections (item l .p. and 2.f.). . • See Civil drawings for lowest, and highest grade at the edges of the proposed buildings • See Architectural elevations and site sections for lowest, highest and average grades o. Existing and Proposed Building Elevations a) Include the natural grades and average grade at building edges, on all elevations and cross sections (items 2.c. & 2.f.). The average grade should be a bold, constant line on all elevations with "top most" elevation point measured from that grade. (Please carefully review MCS 1 5-06.340 regarding height of buildings requirements for elevation drawings, bearing in mind that height is a critical issue in Saratoga, and it is important that height is represented accurately pursuant to the Code). • We have reviewed MCS 15.06.340, and have revised drawings to include the natural and average grade at all elevations and cross- sections p. Cross Sections: a) Submit cross sections for each building (Refer to the Application Submittal Requirements item 5. Include the natural grades and average grade at building edges, on all elevations and cross sections (items2.e. & 2.f.). The average grade should be a bold, constant line on all elevations with "top most" elevation point measured from that grade. (Please carefully review MCS 1 5-06.340 regarding height of buildings requirements for elevation drawings, bearing in mind that height is a critical issue in Saratoga. • Cross sections have been included and indicate the natural and average grade q. Floor Plans: a) Provide interior dimensions of garages on all floor plans • Floor plans have been revised to include garage dimensions • b) Provide full exterior dimensions of light wells for Units D and E. Please refer to Municipal Code Section 1 5-06.405 for light well requirements. • We have reviewed MCS 15-06.405, and have included the light welt dimensions on the revised plans r. Gradinq_and Drainage Plan: a) Please be advised that the following standard condition of approval will apply to your project: A storm water retention p/an indicating how a// storm water will be retained on-site, and incorporating the New Development and Construction -Best Management Practices. if all storm water cannot be retained on-site due to topographic, soils or other constraints, an explanatory note shall be provided on the plan. • As noted. Storm drain retention plan, if required, will be developed as directed by condition of approval in the proposed improvement plans for the tract. s. Landscape Plan: a) The conceptual landscape plan includes a preliminary list of plant materials but does graphically represent them. Please refer to item 8 of the Submittal Requirements checklist for information required on the landscape plan. • The conceptual landscape plan will be updated to include the additional information, and will be forwarded when complete 6. Arborist Report: • Please see attached Arborist Report from Barrie D. Coate and Associates, dated October 4, 2005, which focuses on the proposed risks to trees and the mitigations required to preserve them. 7. Geological Clearance: • A Geotechnical Report is being conducted and will be forwarded once it is complete Response to Letter from Saratoga Fire District Dated July 25, 2005 1. As noted 2. As required. One fire hydrant will be shown as installed in the tentative location as suggested. 3. As noted 4. As noted 5. As noted 6. a. As noted. Unobstructed clearance shall be 13'-6" b. Finish slope shall be less than 12.5% and shall be a minimum aggregate base of 6 inches c. Proposed driveway layout as shown on tentative map provided for the minimum outside turning radius of 42 feet d. As noted e. As noted 7. As noted Response to Letter from Saratoga Public Works Department Dated September 14, 2005 Please find traffic study attached ~__J • • Attachment 5 • ~~~ t_EA & SUNG ENGiNFERiNG, tNC, ~L•~ CIVIL ENGINEERS LANG SURVEYORS 2495 lndustriaJ Parkway WESt i-iayward, GA 9-0545 (51D) 887-4D86 Fax (510) 8$7-3019 City of Saratoga Public Works Department 13777 Fruitvale Ave Saratoga Ca 95070 November 15, 2005 J ~ ~ V L5 11 1U L~ ~~~ u NOV 1 7 20 05 C[TY OF SAKATOGa Attn: Iveta Harvancik, Associate Engineer Subject: Traffic Evaluation, 14234 Saratoga-Sunnyvale Road, Application 06-017 Job No. 2050413 In the letter sent to our office dated September 14, 2005, there was a need for an analysis of the traffic pattern and any improvements that maybe proposed to improve the existing access. The client has hired a transportation consultant to evaluate the existing trip generation verses the proposed future trip generation. Please see the report prepared by TJKM for further details. The existing entrance to the .site is through a parking lot adjacent to Saratoga- Sunnyvale road. Once you leave Saratoga-Sunnyvale road, the access to the site is along a paved roadway of varying width to the subject property. The street referred to as Arbeleche-Lane is actually the property directly to the south of the subject property . There is an existing access easement through the subject property to serve the parcel adjacent to the property. The existing access meets both City and Fire Department standards in terms of width and surface material. There is an existing bulb turnaround at the end of the private access easement. The exact dimensions of the existing turnaround are similar to the required turnaround, but do not have the minimum turning radius for a fire truck to make a smooth turnaround. The new development is proposed to come off the existing driveway through the parking area, known as Neales Hollow Office Building parking lot, to the south of the property. The area known as the parking area is actually a portion of City right-of--way that provided access to the subject parcel as well as the Arbeleche Lane. Arbeleche Lane was never directly connected to Saratoga-Sunnyvale road. The city has asked that we look at the actual connection from the future development as an alternative. If the roadway is extended directly. up to Saratoga Sunnyvale road, the following conditions will occur: 1. We can provide a 20 ft wide access up, with a inside radius of 20ft. This does not meet the existing fire standard for minimum inside turning radius. ~._J • 2495 Industrial Parkway West Hayward, CA 94545 - 510.887.4086 -Fax 510.887.3019 • i.EA & SUNG ENGiNEERiNG, iNC, CIVIL ENGINEERS LAND SURVEY©RS 2g951ndustrial Parkway West Hayward, CA 94545 (510) 887-4086 Fax (510) 887-3019 2. In providing ADA access across the proposed alternative entrance, the road will down slope away from Sunnyvale-Saratoga road, decreasing the site distance. 3. There are three oaks trees that will need to be removed to provide the required site distance for the new entrance. 4. While normal auto access maybe able to be maintained, the connection between the existing parking lot and the site will not meet fire access. requirements. 5. Traffic coming south on Saratoga-Sunnyvale Road will not be able to enter the site without going further south and making a u-turn to enter the driveway. The proposed development is designed to show the minimum fuming radius of 23 ft and a traveled width of 20ft. Since the traveled width is 20 ft in width, no on street parking is allowed. Signage and red curbing are being proposed as part of the development. The through loop is being proposed for fire access turn around. The existing entry from the south has an existing non conforming turning radius. We are proposing an over-widened turn to accommodate the required fire access. Please feel free to contact me with any questions or comments. 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O ~ JF ~ ~ F W m~ =u~<~ Ot ~~j,y ~1~dA~ ~ bm~=~ Z ~ N W ,~i O~ ~> Z ~ Z W Z z~ 333 _ t5 ~_~ _ WZ ~ u~~uo u~m0~ wrjj Jo aYFQI~m~~a iuym~U _?'¢ ~fygo3~ m ml ~< g < ~ ~ ~' g ~~ ~ Y~ ~ ~W~~ ~Na= 2`"g~~~~ ~~.2~o~am'~;m ~~~f~;~_">~~ Qd~Sw¢pO~~a „m~~~ ~ h ~ «U ~ 1 6 3 6 ] 1 W 2 1i 1 Wm j j~ R~ 111 1- > N 6 I li Z g~ i U U' Q> LL Cl W~ g S C~ 2 ~ ~ - ~ ~~ ® ® ~ ~, ~s N ~~ U ~ x a~ R IC V ~~ t ' \\\ ~ ~ , .• \ _ • Item 1 i r • • REPORT TO THE PLANNING COMMISSION Application No.: #06-049 Type of Application: Zoning Text Amendment -Village Parking Requirements Location: CH-1 and CH-2 Zoning Districts (Downtown Village) Applicant: City of Saratoga Staff Planner: Lata Vasudevan, AICP. /~ j Associate Planner Meeting Date: December 14, 2005 APN: N/A Department Head: ~~ ~,4 ~q ~3~ ~~ 9pbSf CH-1 and CH-2 ZONING DISTRICTS ~~ < ^ Legend ® CH-1 CH-2 N 0 500 Feet Application 06-049 -Zoning Text Amendment -Village Parking Requirements BACKGROUND On April 20, 2005, the City Council requested that the Planning Commission consider options for changes to the downtown Village parking requirements. The City Council is following the lead of other cities in the Bay Area, which have found that modifying parking requirements can be an effective, low cost tool to help stimulate revitalization of Saratoga's Village. The Planning Commission held two Study Sessions on August 24, 2005 and September 22, 2005 to ensure that the business community and other stakeholders in the downtown Village had the opportunity to provide input on this matter. The Study Session participants, who included Village property owners, business owners and others interested in the Village, all preferred suspending the current parking requirements for a period of 3 to 5 years. The September 22, 2005 Study Session Staff Report, which discusses the current parking requirements, and a Memorandum discussing the outcome of the Study Session are attached to this report to provide informative background for the proposed Zoning Text Amendment presented below. DISCUSSION Based on the information presented during the aforesaid Study Sessions and a review of the current parking requirements, Staff is proposing a Zoning Text Amendment that would relax all parking requirements in the CH-1 and CH-2 zoning districts. The parking requirements would be suspended until the sum of all new gross floor area of development or intensification of use exceeds the parking surplus of 93 spaces during peak demand . periods as identified in a parking analysis conducted by the City's consulting engineering firm, Fehr and Peers -please refer to attached summary report. Staff is not proposing changes to the definition of `gross floor area.' The term `gross floor area' is currently defined in Section 15-35.035(b) of the Zoning Ordinance as: ...the term "gross floor area° shall not include enclosed or covered areas used for off-street parking or loading, or interior courts of a building not occupied by a use for which off-street parking is required; but such gross floor area shall include any exterior balcony used as the sole means of access to a business establishment and any basement, or portion thereof, occupied by a use for which off-street parking is required. If a fractional number is obtained, one parking space shall be provided for a fraction of one-half or more, and no parking space shall be required for a fraction of less than one-half. (Added by Ord. 71-108 4 2,1992) Staff proposes that the rate at which to measure the consumption of the surplus parking spaces is one parking space per 350 square feet of gross floor area, regardless of use. This ratio is consistent with the current requirement in the City's Parking District 3, which has the most restrictive parking requirement of all 4 parking districts. Staff has chosen this ratio because the parking requirements for properties located within a parking district are comparable to those in other cities. Whereas, the requirements associated with the areas outside of the established parking districts are more restrictive than typically found elsewhere. At a ratio of 1 parking space per 350 square feet of potential development, a maximum of approximately 32,550 square feet of gross floor area could be constructed without significant impacts on parking demand. Application 06-049 -Zoning Text Amendment -Village Parking Requirements Staff is proposing that any subsequent development involving the consumption of more than the 93 surplus spaces would require a parking study. The nature of this proposed change to the parking requirements also requires a pro~rision in the Zoning Text Amendment where proposed development in the CH-1 and CH-2 districts is consistently monitored against the `consumption' of the 93-space parking surplus. In addition to the square footage threshold, Staff is proposing that this new method for determining parking requirements shall be valid for three years. Staff finds that specifying a time limit facilitates Staff monitoring of the consumption of the surplus spaces and emphasizes the exclusive nature of this new provision which the City wishes to adopt as a mechanism for revitalizing the Village. The attached Resolution contains- the exact language of the proposed Zoning Text Amendment that would relax all parking requirements in the CH-1 and CH-2 districts subject to the requirements described above. GENERAL PLAN CONSISTENCY The General Plan designates the downtown Village area as CR -Retail Commercial. General Plan Land Use Policy LU 7.1 states, "The Ciry shall consider the economic impacts of all land use decisions on the City." The Ciry launched an economic development program in 2001 and has been focusing attention on revitalizing the Village for some time. Adoption of the proposed Zoning Ordinance amendment would be consistent with Policy LU 7.1 and the Ciry's goals to re~~italize the Village. It is anticipated that relaxing the parking requirements would provide greater flexibility in attracting tenants and/or promote greater investment in individual properties. The Circulation and Scenic Highway Element of the General Plan states under Goal CI.7.Oa, "Provide adequate parking for non-residential uses to minimize intrusion into adjacent neighborhoods.' CI.7.1, states, "Review on-street parking policies and utilization in the Village area" as a policy. Intrusion of parking demand into adjacent residential neighborhoods is a concern and was strongly considered in formulating the proposed Zoning Text Amendment. The proposed amendment is consistent with the Circulation Element of the General Plan in that the proposed amendment relies on a review of current utilization of parking in the Village. ENVIRONMENTAL ASSESSMENT Pursuant to CEQA requirements, an Initial Study and a Notice of Intent to Adopt a Negative Declaration were prepared by Staff and made available for public review from October 20, 2005 through November 20, 2005. Staff did not receive any public comments on these documents during this review period. Staff has determined that the proposed Zoning Text Amendment could not have a significant effect on the environment and is requesting that the Planning Commission adopt a Negative Declaration. The attached Resolution includes Planning Commission adoption of this item. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt the attached resolution adopting a Negative Declaration and recommending that the City Council amend the Zoning Ordinance relating to parking requirements in the dov~Jntown Village. Application 06-049 -Zoning Text Amendment -Village Parking Requirements ATTACHMENTS 1. Resolution 2. Staff Report for 9/22/05 Study Session and Memorandum summarizing the Study Session 3. Summary of Village Parking Surveys from Fehr and Peers, October 11, 2005 4. Table showing comparison of parking requirements in other cities 5. Initial Study and Negative Declaration • • • Attachment 1 • RESOLUTION NO. Application No. 06-049 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA Downtown Village Parking Requirements WHEREAS, the City of Saratoga Planning Commission has received a request to consider amendments of certain sections of the Zoning Code relating to parking requirements in the CH-1 and CH-2 zoning districts; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS, an Initial Study and a Notice of Intent to adopt a Negative Declaration were available for public review from October 20, 2005 through November 20, 2005 and copies of said documents were routed~to the State Clearinghouse. No comments were received; and WHEREAS, the Planning Commission has reviewed the Initial Study and Negative Declaration and has determined that this application for a zoning text amendment regarding the downtown Village parking requirements could not have a significant effect of the environment; and WHEREAS, the Planning Commission has determined that the proposed Zoning Text Amendment is consistent with the goals and policies of the City of Saratoga General Plan in that: The General Plan designates the downtown Village area as CR -Retail Commercial. General Plan Land Use Policy LU 7.1 states, "The City shall consider the economic impacts of all land use decisions on the City." Adoption of the proposed Zoning Ordinance amendment would be consistent with Policy LU 7.1 and the City's goals to revitalize the Village. It is anticipated that relaxing the parking requirements would provide greater flexibility in attracting tenants and/or promote greater investment in individual properties. The Circulation and Scenic Highway Element of the General Plan states under Goal CI.7.Oa, "Provide adequate parking for non-residential uses to minimize intrusion into adjacent neighborhoods.' CI.7.1, states, "Review on-street parking policies and utilization in the Village area" as a policy. The proposed amendment is consistent with the Circulation Element of the General Plan in that the proposed amendment relies on a review of current utilization of parking in the Village. NOW, THEREFORE, the Planning Commission of the Ciry of Saratoga does hereby resolve as follows: A. With respect to the requirements of the California Environmental Quality Act and based on the information in the staff report for this matter the Planning Commission hereby finds and determines that: 1. Notice of the hearing on the Initial Study and Negative Declaration [ND] was given as required by law and the actions were conducted pursuant to CEQA and the CEQA Guidelines; and 2. All Interested Parties desiring to comment on the ND were given the opportunity to submit oral and written comments on the adequacy of the ND prior to this action by the Planning Commission; and 3. No comments were made during the public comment period and all comments made at the public hearings on the ND were responded to adequately; and 4. The Planning Commission was presented with and- has reviewed all of the information in the administrative record; and 5. The ND has been completed in compliance with the intent and requirements of CEQA and the CEQA Guidelines, and the ND represents the Planning Commission's independent judgment. The Planning Commission has considered the information contained in the ND and the record in considering the Zoning Text Amendment; and 6. Based on the entire record of this matter, there is no evidence that the Zoning Text Amendment may have a significant effect on the environment; and 7. The documents constituting the record of proceedings upon which this decision is based are located in the City of Saratoga Department of Community Development and are maintained by the Director of that Department; and 8. There is no evidence before the Planning Department that the proposed project will have any potential for adverse effects on wildlife resources, as defined in Section 711.2 of the Department of Fish and Game Code; and 9. The Planning Commission accordingly recommends that the Saratoga City Council adopt the Negative Declaration. B. With respect to the proposed Zoning Text Amendment, after careful consideration of all testimony and related information the Planning Commission of the City of Saratoga does hereby recommend that the City Council of the City of Saratoga approve the proposed amendments to Chapter 15 Zoning Regulations of the City Code as stated below. Deleted language is shown in strikeout text and new language is shown in bold text. Certain sections of Article 15-35 OFF-STREET PARKING AND LOADING FACILITIES shall be amended to read: 15-35.020 General requirements and regulations for off-street parking spaces. (a) Except as specified in subparagraph (k) of this Section 15-35.030, at the time of initial occupancy of a site or structure or at the time of an alteration or enlargement of a site or structure, there shall be provided off-street parking spaces for automobiles in accord with the schedule ofoff-street parking space requirements prescribed in Section 15-35.030. For the purposes of this Section, the term "alteration or enlargement" shall mean a change of use or an addition which would increase the number of parking spaces required above the total number required prior to such change or addition. The number of parking spaces provided for an alteration or enlargement of a site or structure shall be in addition to the number existing prior to the alteration or enlargement, unless the pre- existing number is greater than the number prescribed in Section 15-35.030, in which instance, the number in excess of the prescribed minimum shall be counted in calculating the number provided to serve the alteration or enlargement. (b) If, in the application of the requirements of this Article, a fractional number is obtained, one parking space shall be provided for a fraction of one-half or more, and no parking space shall be required for a fraction of less than one-half. (c) If more than one use is located on a site, the number of parking spaces provided shall be equal to the sum of the requirements prescribed in this Article for each use. (d) The off-street parking requirements of this Article maybe satisfied by a common parking facility; provided, that the total number of spaces shall be not less than the sum of the individual requirements, and provided further, that a contract between the parties setting forth the agreement for joint use of a common parking facility is recorded in the office of the County Recorder and a certified copy there is filed with the City. (e) Where parking requirements are determined by gross floor area, such area shall not include enclosed or covered areas used for off-street parking or loading or interior courts of a building not occupied by a use for which off-street parking is required, but such gross floor area shall include any exterior balcony used as the sole means of access to a business establishment and any basement, or portion thereof, occupied by a use for which off-street parking is required. (f)The Planning Commission may require that off-street parking spaces in excess of the number prescribed in Section 15-35.030 be provided for use on a site, if the Commission finds that such additional spaces are necessary to avoid traffic congestion or shortage of • • curb spaces. (g) For a use not specifically listed in Section 15-35.030, the number ofoff-street parking spaces shall be determined by the Planning Commission or the Community Development Director, based upon the number of spaces required for the most similar specified use and such information as maybe available to the Planning Commission or the Community Development Director concerning the parking requirements of the proposed use. (h) In all districts except a C-H district, the off-street parking spaces prescribed in Section 15-35.030 shall be located on the same site as the use for which the spaces are required, or on an adj scent site or a site separated only by an alley from the use for which the spaces are required. In a C-H district, the off-street parking spaces prescribed in Section 15-35.030 maybe located within three hundred feet of the use for which the spaces are required, measured by the shortest route of available pedestrian access. (i) With respect to any site or structure located within a C-N, C-V, C-H, P-A, R-M or MU-PD district, not more than twenty-five percent of the number of required off-street parking spaces may consist of compact parking spaces. If, in the application of this subsection, a fractional number is obtained, one compact parking space maybe provided for a fraction of more than one-half and one standard parking space shall be provided for a fraction of one-half or less. (j) No repair work or servicing of vehicles shall be conducted in any parking area. (k) Notwithstanding any other provision of this Code, for applications deemed complete between March 1, 2006 and February 28, 2009, no off street parking shall be required of any new, altered, or enlarged site or structure in any CH District until such time as a total of 32,550 square feet of gross floor area beyond that existing on March 1, 2006 ("surplus floor area") has been constructed or otherwise allocated as set forth below in the CH Districts. This provision shall be administered as follows: (i) Surplus floor area shall be allocated on afirst-come-first served basis, based on the date that the application submittal is deemed complete by the Community Development Department; (ii) The surplus floor area used by any new or enlarged site or structure shall be calculated using the methodology for determining gross floor area in Section 15- 35.020(e); (iii) Any change in use in or alteration to an existing site or structure that does not increase the gross floor area of that site or structure in a Parking District shall not require any allocation of surplus floor area. Outside a Parking District the allocation of surplus floor area for such a change in use or alteration shall be the gross floor area of the portion of the site or structure subject to the change in use or alteration minus the number of existing parking spaces allocated to the prior use multiplied by 350 [for example, a 2000 square foot gross floor area change in use with four parking spaces allocated to the prior use would require a surplus floor area allocation of 2000-(4x350)=600 square feet]. (iv) Allocation of surplus floor area to an application shall be removed at such time as the application is denied or withdrawn and, for applications that are approved, upon the expiration of that approval. If an application is modified by the applicant or the approval in a manner that changes the gross floor area associated with the application, the allocation shall be adjusted accordingly; (v) The Community Development Department shall monitor and maintain an account showing the amount of surplus floor area that has been allocated pursuant to this section and the amount that remains to be allocated; and (vi) Any proposed new, altered, or enlarged site or structure in any CH District that would add more gross floor area than the remaining surplus floor area shall comply with the off street parking requirements set forth in Section 15- 35.020(a) and elsewhere in this Code unless the applicant applies for and pays the costs of a parking study to be completed by City Traffic Engineer and that study is approved by the Planning Commission and determines that excess parking capacity is available in the CH Districts and recommends that the amount of surplus floor area be increased at least by an amount that would accommodate the proposed new, altered, or enlarged site or structure. • PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, December 14, 2005 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary to the Planning Commission • • • REPORT TO THE PLANNING COMMISSION FOR A STUDY SESSION Application No./Location: Saratoga Village ApplicantlOwner: City of Saratoga Type of Application: Council Request for Planning Commission Review of Village Parking Ordinance. Staff Planner: Lorie Tinfow Assistant City Manager Meeting Date: September 22, 2005 APN: Department Head: PLANNING COMMISSION STUDY SESSION DISCUSSION During this Study Session the Planning Commission may only discuss items related to the project The agenda does not allow any formal votes or motions on the proposed project or other matters. The Study Session is a fact finding meeting where the Commission may discuss the item and ask questions from or hear statements from members of the public attending the meeting. No comments made during the Study Session by the Planning Commission are binding or required to be carried though to the formal public hearing where actions will be taken on the proposed project: MAPS See attached map of Saratoga Village parking districts included as Attachment A (not included in the emailed copy of the report). CASE HISTORY Council Request Made: 4/20/05 Community meeting to gather input 7/27/05 PC Study Session #1 8/24/05 PC Study Session #2 9/22/05 • • PROJECT DESCRIPTION On Apri120, 2005, the City Council requested that the Planning Commission consider options for changes to the Village Parking Ordinance. The Planning Commission held a study session on the matter on August 24, 2005. The meeting was not well attended by the business community and the Commission asked for a second study session with hopes of having a larger group of stakeholders attend. Zormvo: CH-1 and CH-2. MEASU1tE G: Not applicable to parking issues. PROJECT DISCUSSION. Reasons for Considering Changes to Parking Ordinance The Village has evolved over the past decade or so in ways common to other small downtowns-services catering to residents have pretty much left, and the buildings, for the most part, are in less-than-perfect shape -and are without upgraded infrastructure. The City is investigating changes to the parking requirements as a way to provide greater flexibility in attracting tenants and/or inspire greater investment in individual properties. Other downtowns have faced the same issues and found that modifying parking requirements can be an effective tool to help stimulate the kind of revitalization Saratoga needs. Parking District History The Village is divided into five parking areas-four specific parking districts and then everything else. A summary table is presented here: Location Year Established Parkin Standard Businesses associated with 1974 One space for each 473.5 sq.ft. of gross Parking District 1 floor area Businesses associated with 1979 One space for each 380 sq.ft. of gross Parkin District 2 floor area Businesses associated with 1988 One space for each 350 sq.ft. of gross Parking District 3 floor area Businesses associated with 1979 One space for each 380 sq.ft. of gross Parking District 4 ~ floor area Businesses associated with 1 space per 200 sq.ft. gross floor area all other parking areas for retail use except for restaurants- - they are required to have 1 space for each 75 s .ft. of gross floor area The requirements for properties located within a parking district are comparable to other cities. However, the requirements associated with the areas outside of established parking districts are more restrictive than typically found elsewhere. The information presented ~~ ~ ~: to Council in the report included as Attachment B contains a comparison table of parking standards. Under the parking district structwe, property owners in each area were required to pay a parking district assessment that was used to repay bonds sold by the City. The bond proceeds were then combined with City funds to pay for the purchase of and improvements to the parking areas. In return, each property owner then received a specific number of development rights based on a calculation that took into account square footage of their property among other considerations. The properties outside of the districts were not required to pay a parking district assessment. This difference in financial support is the basis for the different requirements. "Extra" Spaces in District 3 All public parking areas in the Village are owned by the City. Only one district has "extra" spaces-District #3 has 31.2 spaces available. The City owns these spaces as well. In October 1988, these 31.2 extra spaces were converted to 312 development rights (DR) and made available to the property owners in that district at a cost of $1,360 per DR ($13,600 per space) until January 30, 1989. After that time, the price increased to $1,450 per DR (or $14,500 per space). After September 1989 the price was indexed to increase according to a calculation used by Caltrans. The price in January 2001 was calculated at $19,546 per space (in response to a request). Today's price has not been calculated. Any property owner could potentially purchase or lease the extra spaces in VPD #3 and depending on which property owner took advantage of the remaining 312- DRs (31.2 spaces) with which uses, the following new development could occur with no further changes to the ordinance: Square feet of new space in each District with use of remaining 312 develo ment rights Parking Parking Parking Parking Properties in District #1 District #2 District #3 District #4 area outside Parking Districts RetaiUOffice 14,773 11,856 10,920 11,856 6,240 Restaurant 14,773 11,856 10,920 11,856 2,340 However, the purchase cost of the 312 development rights using the- current Caltrans calculation would likely exceed $600,000. Options for Changes to Parking Ordinance A number of changes to the parking requirements are possible. Staff developed the following list: 0 C, • • ^ Make changes to requirements that apply to the area not currently in a parking district ^ Create a new parking district ^ Change the parking requirements in all areas to provide greater flexibility in property use and expansion; for example, cutting in half the number of spaces needed for various uses ^ Suspend all parking requirements for a fixed amount of time, i.e., one year Community Meeting Part of Council's direction to staff in April was to gather input from Village property and business owners. All were invited, as well as other interested parties, to a meeting on July 27, 2005, to provide feedback on the options identified by staff and/or make -other suggestions. Approximately 25 community members attended including the following: Eugene Zambetti Kathy Phelan Michelle Beck Arlene & Jim Rosenfeld Annette Casabone Chris Van Hoy Jason Sweeney Rick Ratra Christine Calice Marilyn Marchetti Mitchell Cutler Francisco J.C. Masek Bill Cooper Klaus Pache John Marian Greg Pache Nassar Heikali Bernard Wallace Virginia Fiorentino Kathleen King, Norman Kline, John Livingstone, Michele Braucht and I attended on behalf of the City. Discussion included the reason for the meeting, how changes to existing parking requirements fit within the Village Revitalization goals, a brief history of parking districts, review of options for parking changes developed by staff, and suggested new options by group. A list of options-both those generated by staff and by the group-with specific comments is included as Attachment C. No option for change was supported by everyone; however, when asked who would like the Village to stay the same and the City to take no action, no one raised their hand. Other comments made at the meeting: Explore ways to revitalize the Village other than changing the parking at least for now Monitor development elsewhere in Saratoga (i.e., Argonaut, Quito, etc.) because activities there can adversely affect Village • City should consider permitting bed & breakfast establishments s Investigate options related to the creek, i.e., create a Creek walk, culvert the creek and pave/construct over it; staff agreed to research ^ Staff suggested installing parking meters to create funds to support parking garage construction -received mixed .response from the group • Parking time limits if enforced need to reflect actual use, i.e., make the time frame 4 hours instead of two to allow shoppers to lunch, spa, shop in same visit. Planning Commission Study Session #1 on 8-24-05 The Commission heard the information presented (above) and listened to comments provided by several business and/or property owners. However, the number of attendees was small and only seven speakers addressed the Commission with wide ranging opinions on the options provided. The Planning Commission felt greater input was needed and a second study session was scheduled. Planning Commission Study Session #2 on 9-22-05 Meeting agenda will include the following: 1. Review activities to date including all options generated by attendees of the July 27, 2005, meeting 2. Planning Commission opportunity to modify; eliminate or add options 3. Discussion of options by meeting attendees including ability to indicate their specific preferences 4. Summary of meeting results and next steps ~+ NVIRONMENTAL DETERMINATION Changes to the parking ordinance are subject to environmental review under CEQA. COMMUNITY INPUT All attendees who signed in at the July 27 meeting were notified and invited to this study session, in addition to the regular noticing procedures. ATTACHMENTS A. Map of Saratoga Village Parking Districts (not included in the emailed copy of the report) B. Two-page table of options developed by staff and the community group at the July 27 meeting, including pros and cons of each C. City of Saratoga Notice, Noticing Affidavit and Noticing Labels (not included in the emailed copy of the report) 0 CITY OF SARATOGA ~~t~~tt~~ ~~~~~~~~`~ B`G~~pY LEGEND ® Parking District #1 - 119 Spaces Parking District #2 - 65 Spaces ---~- Parking District #3 - 206 Spaces Parking District #4 - 60 Spaces Businesses using Parking District #1 Businesses using Parking District #2 Businesses using Parking District #3 Businesses using Parking District #.4 ~ ; ~,~. __ `/^. ~~-~ ~~ ,,: V ~ ) '.1~ ! l t '` Y f ~,_ /-~ ~~.~ < 1' . ,~~ ~~/ -~~ OAK ~~ ~: ` f :~~ ~`•. '~ .. ~ - ~~ ~ ~ .. \,,~ . - ~ i i ~,~ "~ ~ , ~ . rte.` \y~} ~, f ~~, \\~\ , ` \ ~ ~ T ~. N i Apri12005 ~ Copyright 2004 Santa Clara County, All Rights~~r~~~~ Appendix B -Village Parking Changes Table ki h Option A: Make Changes to Area Outside Parking Districts Only Option B: Create a new parking district ng e par Option C: Change t requirements in all areas (i.e., reduce by half); would create a number of design rights for each existing property owner that could be traded and/or sold to others needed for new business a or ex ansion i Staff identified Doesn't directly affect those within Consistency ty Equal treatment/opportun Pros established parking districts ate ld fi Addresses most restrictive of the Would require agreement and cre t; wou All could bene opportunity to buy and sell areas buy-in ($) by ro erty owners parking l f i Associated with a number of or a Substantial potent energizing the Village properties so the effect could be substantive and ositive row e to Vill h Group identified May improve business for Could create an in-lieu fee toward g ag e Would allow t Pros everyone building a arkin arage d Staff identified May be perceived ~ inequitable to Implementation and Implementation an administration challenging Cons properties in other arking districts May create too much traffic administration challen 'n May create too much traffic May create too much traffic ow Group identified Creates inequity ~,~,i~ other property None noted. ; There are vacant spaces n how would this option help? Cons owners ctive tt t i ; ra a s no A credit bank 'ust more bureaucrac Heard of example in other city where owners were able to get onl $500 er credit U • • • Appendix B -Village Parking Changes Table. • • Option D: Suspend Option E: (Generated Option F: (Generated all parking by the group) by the group) requirements fora Relax all parking Suspend parking fixed period requirements and requirements but development assess in-lieu fee for restrictions (i.e., lot new development; coverage and height) in funds would go the Village fora 5-year toward new parking eriod ara e - ~~> Staff Equal Equal treatment/new identified treatment/opportunity development wouldn't Pros get something for nothin Easy to implement Relatively easy to and administer administer Impact could be monitored year to .year; program could be either stopped or extended depending on outcome Greatest potential for energizing the Villa e Group Discussion evolved to Could create a "gold identified create Options E & F . rush" mentality Pros (see next columns) ....._ Staff May create too much Changes to both parking Would take identified traffic and development would considerable amount of Cons be a little more complex in-lieu fees to cover than arkin alone arage costs Some properties could benefit more than others Discussion evolved to create Options E & F (see next columns) Group Could create a "gold identified rush" mentality Cons May jeopardize the Village's uaintness Cit Mana er's Office Y g 13777 Fruitvale Ave. Saratoga, CA 945050 Tel: 408/868-1215 fax: 408/867-8559 Memo To: Planning Commission From: Assistant City Manager Lorie Tinfow Date: October 24, 2005 Re: Results of the Planning Commission Study Session held on September 22, 2005 Approximately 20 members of the Village community attended the meeting and provided input to the Planning Commission on the Village parking issue. The group included six property owners, two business owners, five who are both property and business owners, and three others interested in the Village. (Several others arrived late and their affiliation wasn't captured.) In addition to me, staff included Community Development Director John Livingstone and Administrative Services Director Michele Braucht. Mayor Kathleen King, and four Planning Commissioners attended: Jill Hunter; Linda Rodgers, Susie Nagpal and Robert Kundtz. Some discussion at the previous Planning Commission meeting and retreat had reflected confusion about the appropriate focus of the Commission. We started by reviewing a copy of the minutes from the Council meeting where the Planning Commission was asked to develop a recommendation for changes to the Village Parking ordinance (see attached). The minutes clarified that the Commission was to consider only Village parking. Comments and ideas related to the Village on topics outside of parking were collected and I promised to share them with the Village Task Force (which was done last week). The group then refined the options for the Village Parking Ordinance to the following four (with variations): ^ Option 1: Create a new parking district for the areas outside of existing districts ^ Option 2a: Change parking requirements in all areas ^ Option 2b: Change parking requirements in all areas and remove parking requirements for businesses like flower carts ^ Option 3a: Suspend all parking requirements for a fixed period ^ Option 3b: Suspend all parking requirements for a fixed period and develop a parking monitoring mechanism (i.e., conducting a parking study at various activity points) ^ Option 3c: Suspend all parking requirements for a fixed period and develop a parking monitoring mechanism (i.e., conducting a parking study at various activity points) and require financial participation in a new parking district for properties outside of an existing district ^ Option 4: No change to the existing ordinance • • The Village community members were then given dots to indicate their preference. No one chose Options 1, 2 or 4. Option 3a received ten dots (mostly property owners), 3b had one and Option 3c had three dots. Since everyone supported suspending the parking ordinance for a period of time, we asked the group to indicate their preferred number of years for the suspension and got the following response: Number of Years Votes 1 year 0 2 years 1 3 years 3 4 years I 2 5 ears 8 Conclusions 1. The meeting participants unanimously preferred suspending the parking ordinance, and most preferred a suspension of between 3 and 5 years. 2. No one supported leaving the ordinance as-is. All participants were encouraged to attend the follow up Planning Commission meeting and City Council meeting, and were told they would be notified when the meetings were scheduled. • • • Page 2 • Attachment 3 • Fir-l~~ C ~'itf:.~ rRtiNScp4Trt?!Oti C~ASJL)/.-)S MEMORANDUM Date: October 11, 2005 To: John Livingstone, City of Saratoga From: Sohrab Rashid, City Traffic Engineer Subject: Summary of Village Parking Surveys 1025-446 -Phase 1 Fehr 8~ Peers conducted two sets of surveys to determine parking occupancy in the village area of Saratoga. The surveys were conducted in September 2001 and July 2002 and included counts of occupied parking spaces in the off-street parking district lots, as well as those on the street. We summarized the findings of the 2002 surveys in a July 23, 2002 letter to Lorie Tinfow and have attached a copy for your use. This memorandum provides a brief summary of the 2002 findings for use in evaluating the potential elimination of off-street parking requirements in the Saratoga Village area for a defined period. Summary of 2002 Parking Survey Results The portion of the Saratoga Village area included in the previous parking surveys extends from just west of 5th Street to Saratoga-Los Gatos Road (see Figure 1 of the July 23, 2002 letter). The parking supply in this area includes 504 off-street spaces in five off-street parking district lots, plus 135 on- street spaces on big Basin Way and 3rd, 4th and 5th Streets. The survey results showed that the 504 off-street parking spaces were never more than 83 percent occupied on a weekday or Saturday. This resulted in a minimum measured surplus of 86 spaces during the peak periods. Peak parking demand occurred from 12:00 pm to 2:00 pm on weekdays and from 7:00 pm to 10:00 pm on a Saturday. On weekdays, the demand was at or below 70 percent for the remainder of the dby. While 2002 weekday occupancies were very similar to 2001 levels, the 2002 Saturday levels were over 20 percent. lower than 2001 data. This was due in part, we believe, to an additional 42 spaces at the Saratoga Village Center that was not included in the 2001 surveys. As expected, on-street spaces were occupied at a higher level since they are closer to most building entrances. The occupancy levels of on-street spaces varied between 93 and 95 percent, indicating a surplus of seven (7) spaces during the peak periods. Thus, a total of 93 spaces (86 in the lots plus 7 on the street) would be available during the peak demand periods. Conclusions Recent surveys have not been conducted to determine the effect of the economic downturn over the last several years. For information purposes, recent traffic counts in Saratoga and other jurisdictions have shown that overall traffic volumes are the same as or less than counted in 2000 through 2002. Thus, existing parking demand in the Saratoga Village area is likely the same as or less than 2001 and 2002 levels. • 255 N. Market Street, Suite 200 San Jose, CA 95110 (408) 278-1700 Fax (408) 278-1717 www.fehrandoeers.com • Attachment 4 • • . `~° ; , °.. u ~ O • ~ L Q ~ d e ~ d d c as d fq V ~ y F ° H ''~ CO ~ a ° d O ~+ c c O O O o ; O ~. o ~ F p . ~"' 'C7 C 3 f'O'' N ~O v~ T M O v ~ p,CN M ~ ~ N ~~ N ~ ~ ~ 00~ O ~+~ O - O td H O h G . e0 m c0 y C O' '-' e0 Q e0 C ~ ~ ~ y 0 ' y. 0 7 0 y. O ~ H O ~ 0.C ~ •~ ~ h 3 ea Z ~' y Z a A .~ ~ o -- oo a v o -- o r- ed v end ~ 3 Q N w 4~i C ~ O ~ y ~ H ~ o L o o ~ o ~ 3 h R _ U e ~ 3 A N N ~ ; o ~ N p, .~ tv1 O V CO H ~y OD V ~ v ~ O U M U ~ ~ 'O C C ed A ~ . . td Q a cC H ¢ ~ y p ~~Q h~ h - ~ m ~ G o - z - • c,.. o O .a. 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A ~ v .~ A U Ca fA .- oo -~ a o y 4, ~ ~. ~ ~ a ~ c O ~ ~ ~~, ~~ ~~ ~m ~~~ ~ ya'v, ~ V~J F 0 V~1 {~-. ~ fA N 0 0 ~' f O F lT td .0 G ~ O CV ' 'O Q ~+ O tq 0 O y. v 1 y G .-~ O ~ ~ OD ~ O d O d O N~ y~ ~" ~O d V O~ ~ Q~ "fl ~+ ~ e7 dy Qh dv~ dO'fl ~ ~ h ~ ~ w ~ ~ ~ ~ ~ ~ ~ ~ ~ ,= o~ ~ F c a c a td F„ O 0 ~ „ a c v ^ U h ~ . ~ O /~ W~ y ~ _ ca y 'n ~ ~ ~ O C O W ~ ~ ~ A ~ ~ Q~ O ~ ~~ H 3 a a o ~ a • Attachment 5 • CITY OF SARATOGA Community Development Department NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION PROJECT LOCATION: Saratoga Village [Commercial Historic (CH1 and CH2) zoning districts] DESCRIPTION OF THE PROPOSED PROJECT: Application No. 06-049 -The City of Saratoga proposes an Ordinance that would temporarily relax all parking requirements in the CH1 and CH2 zones until such a time that new development or intensification of uses equals to or exceeds. the parking surplus as identified in the parking study. REVIEW PERIOD DURING WHICH THE CITY WILL RECEIVE COMMENTS: October 20, 2005 -November 20, 2005 LEAD AGENCY CONTACT: John F. Livingstone, Community Development Director City of Saratoga Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 DATE/TIME/PLACE OF PUBLIC HEARINGS: Tentatively scheduled for Planning Commission December 14, 2005. COPIES AVAILABLE FOR PUBLIC REVIEW: The Initial Study is available for public review at City Hall, Planning Department located at 13777 Fruitvale Avenue. ENVIRONMENTAL EFFECTS OF THE PROJECT: There will not be a significant effect on the environment since the scope of the project involves temporarily relaxing parking requirements within the Saratoga Village. Any potential new development or intensification of uses may utilize parking spaces that already exist and that are underutilized. Any subsequent development or change in use would require a parking study. NEGATIVE D E C L A R T I O N CITY OF SARATOGA Declaration That Environmental Impact Report Is Not required For Application #06-049 Saratoga Village Parking Ordinance The undersigned, Director of Community Development and Environmental Control of the CITY OF SARATOGA, a Municipal Corporation, after study and evaluation, has determined and does hereby determine pursuant to the applicable provisions of the Environmental Quality Act, and the City's independent judgment, that the following described project will have no significant effect (no substantial adverse impact) on the environment within the terms and meaning of said Act. Project Description: The project area encompasses all of the CH1 and CH2 zoning. The area, oftentimes knows as the Saratoga Village, consists of an urban/village downtown environment with a mix of one to three story buildings composed of retail, personal services, and residential uses. The City of Saratoga is proposing an Ordinance that would temporarily relax all parking requirements in the CH1 and CH2 zones until such a time that new development or intensification of uses equals to or exceeds the parking surplus as identified in the parking study. Currently, 93 spaces are underutilized during peak hours. At a ratio of 1 parking space per 350 square feet of potential development, approximately 32,550 square feet could be constructed without significant impact to parking. Any subsequent development would require a parking study. Project Location: Saratoga Village [Commercial Historic (CH1 and CH2) zoning districts] Applicant: City of Saratoga Community Development Department 13777 Fruitvale Avenue Saratoga, California 95070 • . ,~ Property Owners: Various Lead Agency: City of Saratoga Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 Planner: John F. Livingstone, AICP Community Development Director Reason for Negative Declaration: The proposed Village Parking Ordinance is not anticipated to cause any substantial adverse impacts on the environment. Executed at Saratoga, California this 2 D~ day of October, 2005. J .Livingstone, P munity Develop ent Director • Page 2 Negative Declaration Village Parking Ordinance INITIAL STUDY • CITY OF SARATOGA 1. Project Title: Application No. 06-049 -Village Parking Ordinance 2. Project Location: Saratoga Village [Commercial .Historic (CH1 and CH2) zoning districts] 3. Lead Agency Name and Address: City of Saratoga, Community Development Department, 13777 Fruitvale Avenue, Saratoga, CA 95070 4. Contact Person & Phone Number: John Livingstone, Community Development Director, (408) 868-1231 5. Project Sponsor's Name and Address: City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 6. General Plan Designation: Commercial Retail and Professional Administrative 7. Zoning: Commercial Historic (CH1 and CH2) 8. Description of Project: The project area encompasses all of the CH1 and CH2 zoning. The area, oftentimes knows as the Saratoga Village, consists of an urban/village downtown environment with a mix of one to three story buildings composed of retail, personal services, and residential uses. The City of Saratoga is proposing an Ordinance that would temporarily relax all parking requirements in the CH1 and CH2 zones until such a time that new development or intensification of uses equals to or exceeds the parking surplus as ~ Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California identified in the parking study. Currently, 93 spaces are underutilized during peak hours. At a ratio of 1 parking space per 350 square feet of potential development, approximately 32,550 square feet could be constructed without significant impact to parking. Any subsequent development would require a parking study. 9. Surrounding Land Uses and Setting: Northerly Medium density residential (including single family and multi-family residential housing) Easterly Low density single family residential housing Southerly Low density single family residential housing Westerly Medium density residential (including single family and multi-family residential housing) 10. Other agencies whose approval is required: None. Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project: ^ Aesthetics ^ Agricultural Resources ^ Air Quality ^ Biological Resources ^ Cultural Resources ^ Geology/Soils ^ Hazards & Hazardous Materials ^ Hydrology/Water Quality ^ Land Use/Planning ^ Mineral Resources ^ Noise o Population/Housing ^ Public Services ^ Recreation ^ Transportation/Traffic ^ Utilities/Service Systems ^ Mandatory Findings of Significance Determination: ^ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. 2 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California ^ I find that although the proposed project could have a significant effect on the . environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project .proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ^ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ^ I find that the proposed project MAY have a "potential significant impact" or "potentially significant unless mitigated" impact on the environment, but a least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been address by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ^ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. • la/ ~~/US John! Livingstone, A~P Community Development Director • Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact significant impact significant impact significant impact with mitigation incorporated • 1. AESTHETICS. Would the project: A) Have a substantial adverse effect on a scenic vista? X Discussion: No Impact. The project area is currently not part of any scenic vista. Existing views of the project area are those of commercial buildings, ancillary buildings, and a parking lot partially screened by trees and other vegetation. Resulting views of the site after implementation of the parking ordinance would be substantially equivalent to existing views. Additionally, the development standards contained within the municipal code and all applicable design guidelines would need to be complied with. (Source: Review of proposed project). B) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings and historic buildings within a scenic highway? X Discussion: Less than significant impact. Most areas within the Village are already developed, and therefore a significant, if any, loss of trees is not expected. Although the project site is not located within a scenic vista, all potential and future development is subject to the California Environmental Quality Act (CEQA) and therefore assessment of environmental impact to potential historic buildings will be done on a case-by-case basis. Given the aforementioned reasons, a less than significant impact is expected. (Source: Review of proposed project). C) Substantially degrade the existing visual character or quality of the site and its surroundings? X Discussion: No impact. The proposed Ordinance will not have any direct effects on the visual character or quality of the site and its surroundings. As a cumulative impact, additional development within the Village may occur. However all new construction will be required to adhere to all applicable design guidelines and obtain all design review entitlements. Therefore, the visual character of the site after any potential development that results from the proposed Ordinance will have no impact on the visual character and quality of the site area. (Source: Review of proposed project). 4 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less. than Less than No Impact significant impact significant impact significant impact with mitigation incorporated D) Create a new source of substantial light or glare which would adversely affect day or night time views in the area? X Discussion: Less than significant impact. The proposed Ordinance recommends altering the required number of parking spaces. Although this may ultimately result in additional development within the Village, any subsequent and additional lighting that would be installed will represent only an incremental addition to existing sources of light and glare. Furthermore, each project would be review individually and would be subject to the City's design review process and to CEQA. Therefore, a less than significant impact is expected on this subject matter. (Source: Review of proposed project). C~ Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact - significant impact significant impact significant impact with mitigation incorporated 2. AGRICULTURAL RESOURCES. Would the project: A) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? X Discussion: No Impact. The project area has a City of Saratoga General Plan designation of Commercial Retail and Professional Administrative and is zoned Commercial Historic (CH1 and CH2), which allows for commercial uses. The site does not include agricultural or farmlands. The project area is currently developed with multiple buildings, is not used as farmland, and is not under a Williamson Act contract. There are no important farmlands or agricultural resources on or adjacent to the project area. The proposed Ordinance may result in additional development as a cumulative impact, but the possible development would occur within the area zoned for commercial uses and no other changes that could occur on site or on adjacent sites would result in conversion of farmland to non-agricultural uses. Therefore, no impacts to farmland would occur as a result of the proposed Ordinance. (Source:- City of Saratoga General Plan and Saratoga Municipal Code) B) Conflict with existing zoning for agricultural use or a Williamson Act contract? X Discussion: No Impact. Refer to discussion in section 2A. C) Involve other changes in the existing environment that due to their location or nature, could result in conversion of Farmland, to non-agricultural use? X Discussion: No Impact. Refer to discussion in section 2A. • Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact significant impact significant impact significant impact with mitigation incorporated 3. AIR QUALITY. Would the project: A) Conflict with or obstruct implementation of the applicable air quality plans? X Discussion: No impact. The Ordinance proposes to temporarily alter the parking requirements of the Saratoga Village. Implementation of this ordinance will not impede the ability to enforce air quality plans. Therefore no impact in this subject matter will occur. B) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? X Discussion: Less than significant impact. The proposed Ordinance will not have any direct impact on the air quality standard as the traffic study prepared for the project cites 93 available parking spaces during peak hours. A cumulative impact that could result from the proposed Ordinance is additional development with the Saratoga Village. At a rate of 1 parking space required for every 350 square feet of development, approximately 32,550 square feet of development could occur before impacts to parking are realized. As the subject area lies within the jurisdiction of the Bay Area Air Quality Management. District (BAAQMD), those guidelines are used to assess air quality impacts. According to the BAAQMD CEQA Guidelines, the size of the potential project is below the project size likely to generate significant emissions (BAAQMD CEQA Guidelines, page 25). As the potential project scope (as a cumulative impact) is below the project size likely to result in significant emissions, the proposed Ordinance will not conflict with applicable air quality plans, violate air quality standards, or contribute substantially- to any air quality violations. The proposed Ordinance will result in traffic and parking patterns that are identical to what currently exists and will not result in the creation of objectionable odors. (Source: Fehr & Peers Summary of Traffic Surveys, BAAQMD CEQA Guidelines) C) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standards (including releasing emissions that exceed quantitative thresholds for ozone precursors)? X Discussion: Less than significant impact. Refer to discussion in section 3A. Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially significant impact • Less than significant impact with mitigation incorporated Less than No Impact significant impact D) Expose sensitive receptors to substantial pollutant concentrations? X Discussion: Less than significant impact. Refer to discussion in section 3A. E) Create objectionable odors affecting a substantial number of people? X • Discussion: Less than significant impact. Refer to discussion in section 3A. 8 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact significant impact significant impact significant impact with mitigation incorporated 4. BIOLOGICAL RESOURCES. Would the project: A) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? X Discussion: No Impact. Saratoga does not have any areas designated as a critical habitat according to the Critical Habitat Portal of the U.S Fish and Wildlife Service. The Yuma myotis and the long-legged myotis (bat species) are listed as natural communities in the Saratoga area in the Department of Fish and Game's list of species or natural communities. Neither of these bat species are listed in the state and federal 'List of Endangered and Threatened Animals of California' prepared by the Department of Fish and Game. The only wildlife preserve in the Saratoga area is the 175-acre Montalvo Arboretum. The proposed Ordinance will not affect this area directly or indirectly through cumulative impacts. (Source: City of Saratoga Municipal Code and SCVWD Maps of Flood Control Facilities and Limits of 1 % Flooding, City of Saratoga General Plan, U.S. Fish and Wildlife Service and the CA Department. of Fish and Game.) B) Have a substantial adverse effect on any riparian habitat or .other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? X Discussion: No Impact. The proposed Ordinance will not have a substantial adverse effect on any species identified as a candidate, sensitive, or special status species in local regional plans, policies, or regulations, or by the California Department of Fish and Game or United States Fish and Wildlife Service, as it will not result in the development of the habitat of endangered species. The Ordinance may indirectly result in development in the Village, but there will still be no impact due to the fact that much of the Village area is already developed and not within any riparian or .sensitive habitat. (Source: U.S. Fish and Wildlife Service and the CA Department. of Fish and Game) C) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act through direct removal, filling, hydrological interruption, or other means? Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California • • Potentially significant impact Less than significant impact with mitigation incorporated Less than I No Impact significant impact X Discussion: No Impact. This subsection is not applicable. The scope of the proposed Ordinance does not include filling or dredging of wetland, coastal, marine or riparian areas, nor will its cumulative impacts affect these areas. Also refer to discussion in sections 4A and 4B. (Source: Project knowledge and review) D) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? X Discussion: No Impact. Refer to discussion in sections 4A and 46. E) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? X Discussion: Less than significant impact. The City of Saratoga has a tree ordinance in place. However, the proposed Ordinance will not conflict with this ordinance being that the proposed policy will alter the number of parking spaces required for varying uses. This change will not directly affect biological resources. Cumulatively, the policy change could result in additional development. However, the potential construction will occur on -land that has already been developed. Furthermore, the proposed policy will not affect the City's existing tree ordinance. (Source: Saratoga Municipal Code) F) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? X Discussion: No impact. Refer to discussions in sections 4A, 46, and 4C. 10 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially significant impact Less than significant impact with mitigation incorporated Less than No Impact significant impact 5. CULTURAL RESOURCES. Would the project: A) Cause a substantial adverse change in the significance of a historical resource as defined in CEQA §15064.5? X Discussion: Less than significant impact. The proposed Ordinance will apply to the parking standards of the Saratoga Municipal Code. Upon implementation, acumulative impact that may be realized is the demolition of existing buildings to construct new structures. Any and all demolition as well as new construction will be subject to the requirements of CEQA, including those that pertain to significant historic structures and resources. (Source: Saratoga Municipal Code, and CEQA Guidelines) B) Cause a substantial adverse change in the significance of an~ archaeological resource as defined in CEQA §15064.5? X Discussion: No Impact. The proposed Ordinance will have no impact on archaeological resources, as its intention is to alter parking requirements within the Saratoga Village. Implementation of this Ordinance may result in new construction. This new construction would be subject to the City's standard conditions of approval, which require work to be halted if archaeological resources or human remains are discovered within a 50-meter radius. The stipulation also requires that work be halted until a qualified professional archaeologist can evaluate the findings. If the find is determined to be significant, appropriate mitigation measures will be formulated and implemented. (Source: Northwest Information Center, Sonoma State University) C) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? X Discussion: No Impact. The project site has not been identified as containing any unique paleontological or geological features. Also refer to discussion in section 5B. (Source: City of Saratoga General Plan) • D) Disturb any human remains, including those interred outside of formal cemeteries? 11 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California • Potentially significant impact Less than significant impact with mitigation incorporated Less than No Impact significant impact X • • Discussion: No Impact. Refer to discussions in sections 56 & 5C. 12 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially significant impact Less than significant impact with mitigation incorporated Less than No Impact significant impact 6. GEOLOGY AND SOILS. Would the project: A) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: (i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? X Discussion: Less than significant impact. The San Andreas Fault is the only area within the City and its Sphere of Influence that .the State has designated as a Special Studies Zone. The project site is located in the San Andreas Fault Zone (I). Construction on lands with these soils classifications requires a process referred to as Geotechnical Clearance, where detailed geologic and geotechnical analyses are prepared by a private engineer and peer reviewed and approved by the City geotechnical consultant. Conditions imposed by the City geotechnical consultant are incorporated as conditions of project approval. Additionally, as part of the plan check process, all proposed projects will be reviewed by the City's structural engineer and will be required to meet requirements in the 2001 California Building Code. (Source: City of Saratoga General Plan Seismic Hazards, Key for Map 1 and City of Saratoga Municipal Code). (ii) Strong seismic ground shaking? X Discussion: Less than significant impact. Refer to discussion in section 6a(i). (Source: City of Saratoga General Plan Seismic Hazards, Key for Map 1). (iii) Seismic-related ground failure, including liquefaction? X Discussion: Less than significant impact. Geological clearance [as described in 6.A(i)] will be required for future construction on the properties since this area, located in the San Andreas Fault Zone (I), is estimated to have a high probability of landslide potential should an earthquake occur. Additionally, as part of the plan check process, all proposed projects will be reviewed by the City's structural engineer and wilt be required to meet requirements in the 2001 California Building Code. Also refer to discussion in section 6a(i). (Source: City of Saratoga General Plan Safety Element) • • Initial Stud 13 Y Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact significant impact significant impact significant impact with mitigation incorporated • (iv) Landslides? X Discussion: Less than significant impact. The proposed Ordinance will not have an impact on this subject matter. However, landslide probability is high in the San Andreas Fault Zone (I) and geological clearance [as described in 6A(i)] and compliance with the 2001 California Building Code will be required for future construction on the properties. (Source: City of Saratoga General Plan Seismic Hazards; Key for Map 1) B) Result in substantial soil erosion or the loss of topsoil? X Discussion: Less than significant impact. The proposed Ordinance will not have any direct impact on this subject matter. However, future construction may result in grading activities that would require the issuance of a grading permit. During the design review process, building plan check, -and construction of any proposed structures, soil erosion and the loss of topsoil- will be reviewed and monitored. The City will require compliance with all conditions of the grading and drainage permit, including a current NPDES permit. (Source: Project knowledge and review). C) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? X Discussion: Less than significant impact. The proposed Ordinance will not have any impacts on soil stability. The majority of the project area is located in the sun zone. Level ground and gentle slopes underlain by thick unconsolidated granular material characterize the sun category. It is subject to settlement and soil creep and liquefaction is possible in low areas during strong earthquakes. Stream erosion may trigger shallow landslides along creek banks. However, a significant portion of the developed hillside of Saratoga is characterized by areas of potentially unstable ground. These conditions will be addressed at the time of any proposed future development in the manner described in section 6A(i), above. (Source: City of Saratoga Ground Movement Potential Map). 14 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially significant impact Less than significant impact with mitigation incorporated Less than No Impact significant impact D) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1997), creating substantial risks to life or property? X Discussion: Less than significant impact. Refer to discussion in section 6C. • • 15 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California • Potentially significant impact Less than significant impact with mitigation incorporated Less than No Impact significant impact 7. HAZARDS AND HAZARDOUS MATERIALS. Would the project: A) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? X Discussion: No Impact. This subject matter is not applicable to the proposed Ordinance, as it will relax parking requirements and will not directly (or through- cumulative impacts) significantly result in the transport, use, or disposal of hazardous materials. Therefore, no impact will be incurred. (Source: Project knowledge and review) B) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? X Discussion: No Impact. Refer to discussion in section 7A. C) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? X Discussion: No Impact. Refer to discussion in section 7A. D) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Gov. Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? X Discussion: Less than significant impact. The project area includes some existing businesses that store or dispose of hazardous materials. However, the proposed Ordinance does not -have any direct impact on the storage or disposal of these or any other hazardous materials. New businesses or construction that results as a cumulative impact from implementation of the Ordinance will be required to meet all applicable requirements for hazardous materials. (Source: Santa Clara County, Dept. of Environmental Health database). 16 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially significant impact Less than significant impact with mitigation incorporated Less than No Impact significant impact E) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? X Discussion: No Impact. The proposed Ordinance will not have any impact on emergency response, as roads will remain as what currently exists. Any new development that requires any public works improvements will be required to be reviewed by the fire department to ensure adequate access by existing citywide emergency response. (Source: Project knowledge and review) F) Expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? X Discussion: No Impact. The proposed Ordinance will not have any impacts on this subject matter. The project site is located within an already urbanized area. Therefore, no impact will be incurred. (Source: Project knowledge and review) 17 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California • • Potentially Less than Less than No Impact significant impact significant impact significant impact with mitigation incorporated t 8. HYDROLOGY AND WATER QUALITY. Would the project: A) Violate any water quality standards or waste discharge requirements? X Discussion: Less than significant impact. The proposed. Ordinance will not directly have impact to this subject matter. As a cumulative impact, construction within the Village may occur. Erosion during grading and site construction can affect the quality of storm water runoff and impact water quality. However, a grading and drainage permit will be required from the City. A storm water retention plan indicating how all storm water will be retained on site will be submitted and reviewed by staff at the time a design review application is filed. (Source: The National Pollutant Discharge Elimination System (NPDES) permit order No. 01-119 and the Santa Clara Valley Urban Runoff Pollution Prevention Program C.3 Stormwater Handbook) ) B) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? X Discussion: No Impact. No wells or changes to the landscape that would affect groundwater recharge are proposed as part of the project. Moreover, future construction after adoption of the proposed Ordinance will have no impact on this subject matter. (Source: Project knowledge and review) C) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? X Discussion: Less than significant impact. Refer to discussion in section 8A. D) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? 18 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact significant impact significant impact significant impact with mitigation incorporated X Discussion: Less than significant impact. The proposed Ordinance will not have any direct impacts in this subject matter. New development, as a result of one of the cumulative impacts from the proposed Ordinance, ,will be required to meet all applicable regulations. The potential construction is expected to have no impact in this subject area. (Source: Project knowledge and review). E) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? X Discussion: Less than significant impact. Refer to discussion in section 8A and 8B. F) Otherwise substantially degrade water? X • Discussion: No Impact. Refer to discussion in section 8A. G) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? X Discussion: Less than significant impact. The project site is located in within areas of 500- year flood as well as areas of 100-year flood. The Ordinance will not directly place housing within the area; however construction that results as part of the implementation of the Ordinance may place housing within the designated flood area. However, the majority of Saratoga is within this flood designation and a less than significant impact is expected. (Source: FEMA, project knowledge and review). H) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? 19 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact - significant impact significant impact significant impact with mitigation incorporated X Discussion: Less than significant impact. Not applicable. Refer is discussion in section 8G. I) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? X Discussion: No Impact. The project site is not located near a reservoir. Therefore, no impact in relation to this subject matter will occur. J) Inundation by seiche, tsunami, or mudflow? X Discussion: No Impact. The project site is not located in an area that is prone to flooding, tidal waves, or mudflow. Therefore, no impact in relation to this subject matter will occur. 20 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact significant impact significant impact significant impact - with mitigation incorporated 9. LAND USE AND PLANNING. Would the project: A) Physically divide an established community? X Discussion: No Impact. The proposed Ordinance would affect the Saratoga Village. The proposed Ordinance will alter parking requirements and through its implementation, may encourage new development within the downtown. The proposed Ordinance will not physically divide the Village and therefore no impact will occur. (Source: Project knowledge and review) B) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? X Discussion: No Impact. The proposed Ordinance will result in changing the parking standards of the Saratoga Village. It will not conflict with any policy or regulation with jurisdiction over the project area. Therefore, no impact will occur. (Source: Project knowledge and review) C) Conflict with any applicable habitat conservation plan or natural community conservation plan? X Discussion: No Impact. The proposed Ordinance is not applicable to this subject matter. The City does not have an adopted habitat or natural community conservation plan. (Source: City of Saratoga General Plan, Conservation Element) 21 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact significant impact significant impact significant impact with mitigation incorporated 10. MINERAL RESOURCES. Would the project: A) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? X Discussion: No Impact. Mineral resources within Saratoga and surrounding areas include sandstone and shale. There are no mines or quarries known to be operating in Saratoga or its sphere of influence. (Source: General Plan, Conservation Element). B) Result in the loss of availability of alocally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? X Discussion: No Impact. Refer to section 10A. (Source: City of Saratoga General Plan: Conservation Element). C~ 22 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially significant impact Less than significant impact with mitigation incorporated Less than No Impact significant impact 11. NOISE. Would the project result in: A) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? X Discussion: Less than significant impact. The proposed Ordinance will not result in noise level atypical of commercial properties, as the current use of the project site is also commercial. Implementation of the Ordinance may encourage development, of which construction activities and typical activity associated with commercial development is expected to meet the noise standards of the Municipal Code. (Source: Review of the proposed project). B) Exposure of persons to or generation of excessive ground borne vibration or groundborne noise levels (i.e. noise created inside a building, vibration transmitted through the ground, freight train line within 50-100 feet, adjacent to Army base)? X Discussion: Less than significant impact. This subject matter is not applicable to the proposed Ordinance. As new development may result as part of the. implementation of the Ordinance, some noise is expected for temporary periods of time during the construction of potential new buildings. However, there are no sources of ground borne vibration around the project area. Therefore, a less than significant impact in this area will occur. (Source: Review of the proposed project). C) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? X Discussion: Less than significant impact. A substantial permanent increase is not expected. However, refer to discussion in section 11A. (Source: Review of the proposed project). D) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? • Initial Stud 23 Y Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact significant impact significant impact significant impact with mitigation incorporated X Discussion: Less than significant impact. Refer to discussion in section 11A. (Source: Review of the proposed project). • • 24 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact significant impact significant impact significant impact with mitigation incorporated 12. POPULATIONS AND HOUSING. Would the project: A) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? X Discussion: Less than Significant Impact. The proposed Ordinance would not directly induce substantial population growth. Implementation of the Ordinance may result in additional construction that will subsequently result in new businesses. However, the new business will result in a minimal increase in population and will not be significant. Therefore a less than significant impact will occur in this area. (Source: Review of the proposed project and experience with similar applications). B) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? X Discussion: No Impact. The Saratoga Village is primarily comprised of commercial development where housing Is Incidental. Therefore, implementation of the proposed Ordinance will not substantially change the amount of existing housing. Therefore there will be no impact in this area. (Source: Review of the proposed project). C) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? X Discussion: No Impact. Refer to discussion in section 12B. 25 Initial Study • Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact • significant impact significant impact significant impact with mitigation incorporated 13. PUBLIC SERVICES. Would the proposal result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire Protection X Police Protection X Schools X X Parks Other public facilities X Discussion: No Impact. The Ordinance, if adopted, will not directly result in a need for need for new or physically altered governmental facilities. The cumulative impact of implementing the Ordinance may result in new development, but no impact is expected to occur. (Source: Review of the proposed project). 2g Initial Sfudy Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than - No Impact significant impact significant impact significant impact with mitigation incorporated 14. RECREATION. A) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? X Discussion: No Impact. The proposed Ordinance will not have any impacts on this matter. It is not expected to increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated. (Source: Review of the proposed project). B) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? X Discussion: No Impact. Refer to discussion in section 14A. 27 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California • Potentially significant impact Less than significant impact with mitigation incorporated Less than No Impact significant impact 15. TRANSPORTATION/TRAFFIC. Would the project: A) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system? X Discussion: Less than significant impact. The proposed Ordinance will have a less than significant impact in relation to this topic. The traffic study for this project cites an excess of 93 parking spaces that are available for use during peak times. As the parking spaces are existing and any proposed development (up to 32,550 square feet) that may occur as a result of the Ordinance would already have the parking that is required, no significant increase in traffic and the existing traffic load and capacity will occur. (Source: Fehr & Peers Summary of Traffic Surveys and review of the proposed project). B) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? X Discussion: No impact. The proposed Ordinance will not have a direct effect on this subject matter. Development within the Saratoga Village may occur as a cumulative impact. However, given that the parking spaces required for the possible construction already exist, no impact to level of service standard will occur. (Source: Review of the proposed project). C) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that result in substantial safety risks? X Discussion: No impact. The proposed Ordinance will not have any direct effects on this topic. The development that may occur as a cumulative impact of this Ordinance will require additional parking spaces. Since these parking spaces already exist, no impact will occur in relation to air traffic patterns. (Source: Review of the proposed project). D) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? 2g Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially significant impact Less than significant impact with mitigation incorporated • Less than I No Impact significant impact X Discussion: No Impact. No new roadways are proposed as part of the Ordinance. They are also not expected to be a cumulative impact. Therefore, there will be no impact to this subject matter. (Source: Review of the proposed project). E) Result in inadequate emergency access? X Discussion: No Impact. Refer to discussions in sections 7E and 13D. F) Result in inadequate parking capacity? X Discussion: Less than significant impact. The proposed Ordinance will alter the parking standards within the Saratoga Village such that no parking spaces will be required until the currently existing 93 spaces are allocated to various uses. At a rate of 1 parking space for every 350 square feet of development, approximately 32,550 square feet could be constructed without needing additional parking. After the 93 spaces are allocated to new development, the applicant will be required to provide additional information regarding parking, such as a parking analysis. (Source: Fehr & Peers Summary of Traffic Surveys and review of the proposed project). G) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? X Discussion: No impact. The proposed Ordinance will not conflict with adopted policies, plans, or programs supporting alternative transportation. (Source: Review of the proposed project). Initial Stud 29 Y Village Parking Ordinance Saratoga Village, Saratoga, California Potentially significant impact • Less than significant impact with mitigation incorporated Less than No Impact significant impact 16. UTILITIES AND SERVICE SYSTEMS. Would the project: A) Exceed wastewater treatment requirements of the Regional Water Quality Control Board? X Discussion: No Impact. The proposed Ordinance would not result in an increase in the wastewater treatment requirements of the Regional Water Quality Control Board (RWQB), as its direct implications involve altering the existing parking requirements. Cumulative impacts could include construction within Saratoga Village; however the potential development is not expected to exceed RWQB requirements. (Source: Review of the proposed project). B) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X Discussion: No Impact. The proposed Ordinance will not have any direct impacts on this subject matter. Any new construction that is a cumulative impact will be required to be connected to the sewer system, which will be able to accommodate such an addition. (Source: Review of the proposed project). C) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X Discussion: No Impact. The proposed Ordinance will not directly result in construction of new water or wastewater treatment facilities. Prior to design review approval of any proposed new construction, it will be required that all storm water runoff be retained on site, unless it has been determined through geologic reviews that retaining stormwater on site would be detrimental to soil stability. (Source: Review of the proposed project). D) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? 30 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact significant impact significant impact significant impact _ with mitigation incorporated • X Discussion: No Impact. Refer to discussion in section 166. E) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? X Discussion: No Impact. Refer to discussion in section 16B. F) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? X Discussion: No Impact. Refer to discussion in section 16B. G) Comply with federal, state, and local statutes and regulations related to solid waste? X Discussion: No Impact. Refer to discussion in section 16B. 31 Initial Study • Village Parking Ordinance Saratoga Village, Saratoga, California Potentially significant impact • Less than significant impact with mitigation incorporated Less than No Impact significant impact 17. MANDATORY FINDINGS OF SIGNIFICANCE. A) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? X Discussion: Less than significant impact. The proposed Ordinance will not directly degrade the quality of the overall environment, as it is a policy measure that will reduce the number of parking spaces required in the Saratoga Village. The area has already been developed and is within an urbanized area and therefore cumulative impacts will not include the items mentioned in the question above. (Source: Review of the proposed project). B) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) X Discussion: Less than significant impact. The cumulative impacts of the proposed Ordinance will be less than significant, as the current available number of parking spaces allows for approximately 32,550 square feet of development (93 parking spaces at a rate 1 parking space required for every 350 square feet of development). Any construction beyond this threshold will be required to undergo a parking analysis. As the parking to accommodate this construction currently exists and no new infrastructure is necessary, less than significant cumulative impacts will occur. (Source: Fehr & Peers Summary of Traffic Surveys and review of the proposed project). C) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X Discussion: Less than significant impact. Refer to the discussion in section 17B. 32 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Potentially Less than Less than No Impact significant impact significant impact significant impact ~ with mitigation incorporated ATTACHMENT: 1. Fehr & Peers Transportation Consultants Summary of Village Parking Surveys • 33 Initial Study Village Parking Ordinance Saratoga Village, Saratoga, California Item 3 • • REPORT TO THE PLANNING COMMISSION Application No./Location: Type of Application: Applicant/Owner: Staff Planner: I Date: I APN: 06-037/19358 Monte Vista Drive Design Review Jerry & Jill Chen(Owner/Applicant) Therese M. Schmidt, Associate Planne~;~ December 14, 2005 r 397-10-020 Department Head: ~~ John Livingstone, Director • 19358 Monte Vista Drive Application No. 06-037; 19358 Monte Vista DrivelChen EXECUTIVE SUMMARY CASE HISTORY Application filed: 08/01/05 Application complete: 11/10/OS Notice published: 11/30/05 Mailing completed: 11/30/05 Posting completed: 12/08/05 PROJECT DESCRIPTION: The applicant requests design review approval to demolish aone-story, single-family residence and construct a 6,098.6 sq. ft. one-story single-family residence with attached two-car and one-car garages with a circular driveway. The maximum height of the proposed residence is 20-feet 11-inches. The gross lot size is 1.02-acres and the site is zoned R-1 40,000. STAFF RECOMMENDATION: Staff recommends the Planning Commission approve the application for Design Review with required findings and conditions by adopting the attached Resolution. • • • 2 Application No. 06-037; 19358 Monte Vista DrivelChen • • STAFF ANALYSIS ZONING: R-1-40,000 GENERAL PLAN DESIGNATION: RVLD (Residential Very Low Density) MEASURE G: Not applicable PARCEL SIZE: 1.02-acres AVERAGE SITE SLOPE: 4.4% GRADING REQUIRED: Minimal grading will be required. ENVIRONMENTAL DETERNIINATION: The proposal is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, "New Construction or Conversion of Small Structures", Class 3 (a) of the Public Resources Code (CEQA)._ This exemption allows for the construction or conversion of up to three single-family residences. PROJECT DATA: Proposal Code Requirements Lot Proposed Residence 6,098.6 sq. ft. Maximum Allowable - 35% Coverage: Proposed & Existing Hardscape 9,250 sq. ft. TOTAL PROPOSED 14,312.8 sq. ft. 15,550.9 sq. ft. Floor Area: Proposed Residence: 6,098.6 sq. ft. Maximum Allowable - 6,100 sq. ft. TOTAL PROPOSED 6,098.6 sq. ft. Setbacks: Min. Requirement Front 70 ft. 30 ft. Rear 119 ft. 4 in. 50 ft. Left Side 20 ft. 20 ft. Right Side 20 ft. 20 ft. Height: Proposed Residence 20' 11" Maximum Allowable 26 ft. .J Application No. 06-037; 19358 Monte Vista Drive/Chen PROJECT DISCUSSION The applicant requests design review approval to demolish a 2,389 sq. ft. single-story, single-family residence and construct a 6,098.6 sq. ft. one-story single-family residence with attached two-car and one-car garages with a circular driveway. The existing home is less than 50-years old and has not been identified as a cultural resource. The proposed height of the structure will not exceed 20-feet 11-inches. Zoning Code Section 15-45.060 states that whenever, as a result of the proposed construction, reconstruction or expansion, the gross floor area of all structures on the site will exceed 6,000 square-feet Design Review is required. The proposed project exceeds 6,000 square-feet; therefore, Planning Commission review is required. The architectural style proposed is Spanish Eclectic with architectural features including: stucco exterior, arched wood windows with decorative sashes, columns, low-pitched hip roof, and the roofing material. While exposed rafters are generally not found in Spanish Eclectic architecture the applicant is proposing to use exposed rafters on the front facade, which will soften the bulk of the structure. Proposed building colors are neutral in tone with a lighter shade utilized for the window trim to create depth and shadowing. Two attached garages are proposed, one consisting of two parking spaces and another consisting of one parking space. The two-car garage does not dominate the front facade; instead, it has been recessed from the building front line, helping to eliminate the perception of excess bulk. The one-car garage has been placed parallel to the building front line along the eastern elevation with the door orientated towards the west elevation, which is not visible from the street. A garage window has been provided to avoid large blank wall expanses on the front elevation. The home is articulated with varying rooflines including a decorative tiled roof over the proposed chimney, which is a distinct feature found in Spanish Eclectic architecture. Columned porches are provided to the front and rear elevations. Awood-burning outdoor fireplace is proposed on the rear porch. A condition of approval has been incorporated requiring all other fireplaces to be gas. Neighbor Correspondence The applicant has shown the proposed plans to neighbors as indicated in the attached letters. No negative comments have been received at the time of the writing of this Staff Report. Geotechnical Clearance JF Consulting, Inc., prepared a Geotechnical Investigation, dated July 22, 2005, which was reviewed by the City's Geotechnical Consultant for the proposed project. As conditioned, the proposal has received geotechnical clearance to proceed. Application No. 06-037; 19358 Monte Vista Drive/Chen Trees An arborist report was prepared. Twenty-six trees of Ordinance size are exposed to potential damage during development. They include five (5) Coast Redwoods, four (4) Coast Live Oaks, three.(3) American Sweetgums, (5) Cedars, one (1) White Birch, three (3) Holly Oaks, and five (5) Modesto Ash. There are five (5) trees (all Modesto Ash) in direct conflict with the proposed home and will require removal. In addition the White Birch is in declining health and should be removed without requiring additional mitigation. The arborist determined that the bond amount required for adhering to the recommendation of the Arborist Reports is $140,980.00. The applicant requested reconsideration of the bond amount since several of the trees identified are located on his neighbor's property. The arborist has reviewed the applicant's request and determined that $37,400.00 could be waived from the required $140,980.00 bond with stringent mitigation measures; therefore, a condition of approval has been incorporated requiring a bond of $103,580.00. The applicant is in agreement with the adjusted amount (Attachment 4). General Plan Findings The proposed project is consistent with the following General Plan Policies: Cot:servation Element Policy 6.0 -Protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. The proposal will demolish and existing one-story single-family dwelling and construct a new one-story single-family residence. Proposed building materials are earth tone and will not create a significant visual impact to the rural atmosphere of Saratoga. In addition, a majority of the existing mature landscaping will remain. Land Use Element Policy 5.0 -The Ciry shall use the design review process to assure that the new co~tstruction and major additions thereto are compatible with the site and the adjacent surroundings. As conditioned, the application meets the Findings required for Design Approval. Design Review Findings The proposed project is consistent with all the following Design Review findings stated in MCS 15-45.080: (a) Avoid unreasonable interference with views and privacy. The maximum height of the proposed single-story dwelling is 20 feet 11 inches. The structure will be approximately 70-feet from Monte Vista Drive, 119-feet from the rear property line, 20-feet from north side-yard and 20-feet from the south side-yard. The proposed footprint is in essentially the same location as the existing footprint of the residence proposed for demolition. There are several large trees along the front portion. of the property as well as mature landscape along both side-yards, which provide natural Application No. 06-037; 19358 Monte Vista Drive/Chen screening. The proposal will not unreasonable interfere with the views from Monte Vista Drive or the privacy of abutting neighbors. (b) Preserve Natural Landscape. While the proposal will require removal of five (5) Ordinance size trees as well as removing one (1) tree recommended by the arborist due to poor health, the majority of the existing mature landscaping will not be disturbed. Three new trees, minimum 24-inch box size, shall be installed as a condition of approval, which will mitigate removal of the six (6) trees as well as enhance the natural landscape. (c) Preserve Native and Heritage Trees. The proposal is not requesting removal of Native and/or Heritage Trees. In addition, the proposal, as conditioned would not impact Native and/or. Heritage Trees. (d) Minimize perception of excessive bulb The applicant is proposing neutral color pallet for the exterior building, window trim and roofing materials as well as incorporating varying rooflines, arched wood windows, and columns to reduce the perception of excessive bulk. (e) Compatible bulk and height. Residences in the area are predominately one-story with circular driveways and similar architectural features. The proposal is compatible in bulk and height with the neighborhood. Current radin and erosion control methods. Since the buildin site is relatively (~ g g g flat and the proposed structure is in the general area of the existing residence, minimal grading is proposed. In addition, the proposal shall conform to the City's can ent grading and erosion control standards. (g) Design policies and techniques. The proposed project conforms to all of the applicable design policies and techniques in the Residential Design Handbook in terms of compatible bulk, and avoiding unreasonable interference with privacy and views as detailed in the findings above and staff report. Conclusion Staff finds that all of the Design Review findings can be made in the affirmative and the proposal is consistent with the General Plan STAFF RECOMMENDATION Staff recommends the Planning Commission approve the application for Design Review with required findings and conditions by adopting the attached Resolution. ATTACHMENTS: Resolution of Approval. Application No. 06-037; 19358 Monte Vista Drive/Chen 2. Affidavit of Mailing Notices. Public Hearing Notice, Mailing labels for project notification. 3. Neighbor Notification Letters 4. Letter from Mr. Jerry Chen to the Planning Commission dated November 15, 2005. 5. Reduced Plans, Exhibit "A." • • • Attachment 1 • • APPROVAL OF RESOLUTION NO. Application No. 06-037 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA Chen;19358 Monte- Vista Drive WHEREAS, the City of Saratoga Planning Commission has received an application for Design Review Approval to demolish asingle-story, single.family residence and construct a 6,098.6 sq. ft. one-story single-family residence with attached two-car and one- car garages. The height of the new structure will be 20-feet 11-inchest. WHEREAS, Zoning Code Section 15-45.060 states that whenever, as a result of the proposed construction, reconstruction or expansion, the gross floor area of all structures on the site will exceed 6,000 square-feet Design Review is required. The proposed project will result in the parcel's gross floor area exceeding 6,000 square-feet and therefore requires Planning Commission review; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present evidence; and . WHEREAS, The proposal is Categoncally Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, "New Construction or Conversion of Small Structures", Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction or conversion of up to three single-family residences. WHEREAS, the applicant has met the burden of proof required to support said application for Design Review, and is consistent with the following General Plan Policies: Conservation Element Policti 6.0 -Protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. The proposal will. demolish and existing one-story single-family dwelling and construct a new one-story single-family residence. Proposed building materials are earth tone and will not create a significant visual impact to the rural atmosphere of Saratoga. In addition, a majority of the existing mature landscaping will remain. Land Use Element Policy S.0 -The City shall use the design review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings. As conditioned, the application meets the Findings required for Design Approval. • Application No. 06-037; 19358 Monte Vista Drive/Chen WHEREAS, the applicant has met the burden of proof required to support said application for Design Review approval, and the following fmdings have been determined: (a) Avoid unreasonable interference with views and privacy. The maximum height of the proposed single-story dwelling is 20 feet 11 inches. The structure will be approximately 70-feet from Monte Vista Drive, 119-feet from the rear property line, 20-feet from north side-yard and 20-feet from the south side-yard. The proposed footprint is in essentially the same location as the existing footprint of the residence proposed for demolition. There are several large trees along the front portion of the property as well as mature landscape along both side-yards, which provide natural screening. The proposal will not unreasonable interfere with the views from Monte Vista Drive or the privacy of abutting neighbors. (b) Preserve Natural Landscape. While the proposal will require removal of five (5) Ordinance size trees as well as removing one (1) tree recommended by the arborist due to poor health, the majority of the existing mature landscaping will not be disturbed. Three new trees, minimum 24-inch box size, shall be installed as a condition of approval, which will mitigate removal of the six (6) trees as well as enhance the natural landscape. (c) Preserve Native and Heritage Trees. The proposal is not requesting removal of Native and/or Heritage Trees. In addition, the proposal, as conditioned would not impact Native and/or Heritage Trees. (d) Minimize perception of excessive bulb The applicant is proposing neutral color pallet for the exterior building, window trim and roofing materials as well as incorporating varying rooflines, arched wood windows, and columns to reduce the perception of excessive bulk. (e) Compatible bulk and heigl:~ Residences in the area are predominately one-story with circular driveways and similar architectural features. The proposal is compatible in bulk and height with the neighborhood. (~ Current grading and erosion control methods. Since the building site is relatively flat and the proposed structure is in the general area of the existing residence, minimal grading is proposed. In addition, the proposal shall conform to the City's current grading and erosion control standards. (g) Design policies and techniques. The proposed project conforms to all of the applicable design policies and techniques in the Residential Design Handbook in terms of compatible bulk, and avoiding unreasonable interference with privacy and views as detailed in the findings above and staff report. Now, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: 2 Application No. 06-037; 19358 Monte Vista Drive/Chen Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, the application for Design Review approval is hereby granted subject to the following conditions: COMMUNITY DEVELOPMENT 1. The development shall be located and constructed as shown on Exhibit "A" date stamped September 26, 2005, incorporated by reference. All changes to the approved plans must be submitted in writing with plans showing the changes and are subject to the Community Development Director's approval. 2. The following shall be included on the plans submitted to the Building Division for the building plan check review process: a. Four (4) sets of complete construction plans incorporating this Resolution as a separate plan page. b. A maximum of one wood-burning fireplace is permitted and it shall be equipped with a gas starter. All other fireplaces shall be gas burning. c. The following note shall be included verifying building setback, "Prior to foundation inspection by the City, the Licensed Land Surveyor of record shall provide a written certification that all building setbacks are per approved plans." 3. A storm water retention plan indicating how all storm water will be retained on-site, and incorporating the New Development and Construction -Best Management Practices. If all storm water cannot be retained on-site due to topographic, soils or other constraints, an explanatory note shall be provided on the plan. 4. Landscape plan shall be designed with efficient irrigation to reduce runoff, promote surface infiltration and minimize use of fertilizers and pesticides that can contribute to water pollution. 5. Where feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolong exposure to water shall be specified. 6. Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. 7. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. 3 Application No. 06-037; 19358 Monte Vista Drive/Chen 8. Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent possible. 9. Applicant shall abide by all recommended conditions identified in the November 2, 2005, Geotechnical Report prepared by the City's Geotechnical Consultant. FIRE DISTRICT 10. Applicant shall comply with all Fire Department conditions. CITY ATTORNEY 11. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the City or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. ARBORIST REPORT 12. All recommendations in the City Arborist's Reports dated September 9, 2005, and letter dated November 11, 2005, shall be followed and incorporated into the plans. This includes, but is not limited to: a. Prior to issuance of Building Permits the applicant shall obtain a tree bond, or similar funding mechanism, in the amount of $103,580.00. b. The Arborist Reports shall be incorporated, as a separate plan page, to the construction plan set and the grading plan set and all applicable measures noted on the site and grading plans. c. A note shall be included on the site plan stating that no construction equipment or private vehicles shall park or be stored within the drip-line of any ordinance protected trees on the site. Section 2. A Building Permit must be issued and construction commenced within 36 months from the date of adoption of this Resolution or approval will expire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen (15) days from the date of adoption. • 4 Application No. 06-037; 19358 Monte Vista DrivelChen PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, this 14th day of December 2005 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary, Planning Commission This permit is hereby accepted upon the express terms and conditions hereof, and shall have no force or effect unless and until agreed to, in writing, by the Applicant, and Property Owner or Authorized Agent. The undersigned hereby acknowledges the approved terms and conditions and agrees to fully conform to and comply with said terms and conditions within the recommended time frames approved by the City Planning Commission. Property Owner or Authorized Agent Date • 5 • Attachment 2 • AFFIDAVIT OF MAILING NOTICES STATE OF CALIFORNIA ) SS. COUNTY OF SANTA CLARA ) I, ~~° Yc.Se ~. ~f~- ~1 ,being duly sworn, deposes and says: that I am a citizen of the United States, over the age of 18 years; that acting for the City of Saratoga Planning Commission on the 2- ~ day of / V r~ ve m be r 2005, that I deposited in the United States Post Office within Santa Clara County, a NOTICE OF HEARING, a copy of which is attached hereto, with postage thereon prepaid, addressed to the following persons at the addresses shown, to-wit: (See list attached hereto and made part hereof) that said persons are the owners of said property who are entitled to a Notice of Hearing pursuant to Section 15-45.060(b) of the Zoning Ordinance of the City of Saratoga in that said persons and their addresses are those shown on the most recent equalized roll of the Assessor of the County of Santa Clara as being owners of property within 500 feet of the property to be affected by the application; that on said day there was regular communication by United States Mail to the addresses shown above. G~~~;~ igned City of Saratoga Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 408-868-1222 NOTICE OF HEARING The City of Saratoga's Planning Commission announces the following public hearing on Wednesday, the 14`h day of December 2005, at 7:00 p.m. in the City Council Chambers located at 13777 Fruitvale Avenue, Saratoga, CA 95070. Project details are available at the Saratoga Community Development Department, Monday through Friday 7:30 a.m. - 5:00 p.m. Inquiries regarding the project should be directed to the planner noted below. (Note: The City offices are closed every other Friday, please call to confirm that the City is open prior to visiting on a Friday) • APPLICATION #06-037 (397-10-020) CHEN, 19358 MONTE VISTA DRIVE; - THE APPLICANT REQUESTS DESIGN REVIEW APPROVAL TO DEMOLISH A SINGLE-STORY, SINGLE-FAMILY RESIDENCE AND CONSTRUCT A 6,098.6 SQ. FT. ONE-STORY SINGLE-FAMILY RESIDENCE. THE MA~~IMUM HEIGHT OF THE PROPOSED RESIDENCE IS 20-FEET 11-INCHES. THE GROSS LOT SIZE IS 1.02-ACRES AND THE SITE IS ZONED R-1 40,000. All interested persons may appear and be heard at the above time and place. If you challenge a decision of the Planning Commission pursuant to a Public Hearing in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing. In order to be included in the Planning Commission's information packets, written communications should be filed on or before the Tuesday, a week before the meeting. This notice has been sent to all owners of property within 500 feet of the project that is the subject of this notice. The City uses the official roll produced by the County Assessor's office annually, in preparing its notice mailing lists. In some cases, out-of-date information or difficulties with the U.S. Postal Service may result in notices not being delivered to all residents potentially affected by a project. If you believe that your neighbors would be interested in the project described in this notice, we encourage you to provide them with a copy of this notice. This will.ensure that everyone in your Community has as much information as possible concerning this project. Therese M. Schmidt, Associate Planner 408-868-1230 • 39725048 39725054 =RODRIGUES, GARY M & FIONA DOr FRITSINGER, FRED J & HELEN OCCUPANT TRUSTEEOrOCCUPANT 98 LOMA RIO DR 14051 LOMA RIO DR TOGACA 95070-5413 SARATOGACA 95070-5412 39725056 HUR, JIM R ETALOr OCCUPANT 19933 DOUGLASS LN SARATOGACA 95070-5522 39725057 KOO, SHAWN MYUNG-KWAN & TERESA YOr OCCUPANT 14069 LOMA RIO DR SARATOGACA 95070-5412 39725059 CHU, HENRY H & SALLY S TRUSTEEOrOCCUPANT 14081 LOMA RIO DR SARATOGACA 95070-5412 39725062 ALLEN, C DONALD & SARA BOr OCCUPANT 14101 LOMA RIO DR SARATOGACA 95070-5412 39726017 VICK, PATRICIA & GARY JOr OCCUPANT 14137 SQUIRREL HOLLOW LN SARATOGACA 95070-5417 6020 MARTIN, DAVID N & ROBEN SOr OCCUPANT 14167 SQUIRREL HOLLOW LN SARATOGACA 95070-5417 39726023 RUBY, ALLEN J & CYNTHIA WOr OCCUPANT 14205 SQUIRREL HOLLOW LN SARATOGACA 95070-5417 39726028 BLOOM, JAY M & PAULA M TRUSTEEOrOCCUPANT 14150 SQUIRREL HOLLOW LN SARATOGACA 95070-5418 39728019 G.ANESAN, SUBRAMANIAN & CHARUMATHYOr OCCUPANT 20470 WILLIAMS AV SARATOGACA 95070-5428 39725060 SANQUINI, RICHARD L & ANNE M TRUSTEEOrOCCUPANT 14087 LOMA RIO DR SARATOGACA 95070-5412 39725091 SPADES, JOSEPH F & FRANCES L TRUSTEEOrOCCUPANT 14090 LOMA RIO DR SARATOGACA 95070-5413 39725055 LIN; YEN CHUNG & SU IN HSIEH TRUSTEEOrOCCUPANT 14057 LOMA RIO DR SARATOGACA 95070-5412 39725058 LIU, YUAN KWEI & JU PING CHANGOr OCCUPANT 14075 LOMA RIO DR SARATOGACA 95070-5412 39725061 CALLAGHAN, JOHN B & MARY LOr OCCUPANT 14093 LOMA RIO DR SARATOGACA 95070-5412 39726016 SEIPEL, ROBERT S & JOAN V 1988 LIV TRUST TOr OCCUPANT 14127 SQUIRREL HOLLOW LN SARATOGACA 95070-5417 39726018 39726019 WEISMAN, WENDIE EOr OCCUPANT CLEMENT, ALBERT & DIANE MOr 14147 SQUIRREL HOLLOW LN OCCUPANT SARATOGACA 95070-5417 14157 SQUIRREL HOLLOW LN SARATOGACA 95070-5417 39726021 BURLINGHAM, PRESTON & MARGARET M TRUSTEEOr OCCUPANT 14173 SQUIRREL HOLLOW LN SARATOGACA 95070-5417 39726026 TALLAK, SUBRAMANYAM S & PRATHIBHAOr OCCUPANT 14190 SQUIRREL HOLLOW LN SARATOGACA 95070-5418 39726022 LAFFOON, POLK IV & ANNE COr OCCUPANT 14191 SQUIRREL HOLLOW LN SARATOGACA 95070-5417 39726027 GRIFFIN, JAMES A & CAROLYN MOr OCCUPANT 14170 SQUIRREL HOLLOW LN SARATOGACA 95070-5418 39726029 TOBIASON, DONA R TRUSTEE ETALOr OCCUPANT 14130 SQUIRREL HOLLOW LN SARATOGACA 95070-5418 39728020 TEEPEE, JUDITH L ETALOr OCCUPANT 20480 WILLIAMS AV SARATOGACA 95070-5428 39728018 PEAKS, BENJAMIN & LEILIAOr OCCUPANT 20400 WILLIAMS AV SARATOGACA 95070-5428 39728021 BIETZ, RICHARD JOr OCCUPANT 14081 ALTA VISTA AV SARATOGACA 95070-5421 022 39728023 39728024 ER, FRANCES COr OCCUPANT ESHLEMAN, DAVID & COI`TNIE PASTUSZKA, WALDEMAR M & 14 00 WILD OAK WY TRUSTEEOr OCCUPANT LUCYNA TRUSTEEOr OCCUPANT 3ARATOGACA 95070-5550 14130 ALTA VISTA AV 1116 WALSH AV SARATOGACA 95070-5459 SANTA CLARACA 95050-0000 39728025 39728027 39728032 HARTGE, LAWRENCE C ETALOr WETTERHOLT, DAVID GOr GRIFFIN, CHARLEY L TRUSTEEOr - OCCUPANT OCCUPANT OCCUPANT 15808 GLEN UNA DR 14054 ALTA VISTA AV 20365 WILLIAMS AV LOS GATOSCA 95030-2911 SARATOGACA 95070-5422 SARATOGACA 95070-5458 39728033 MCKENZIE, FRIEDA B TRUSTEEOr OCCUPANT 15311 BELLECOURT AV SARATOGACA 95070-6466 39728034 MCKENZIE, FRIEDA B TRUSTEEOr OCCUPANT 15311 BELLECOURT RD SARATOGACA 95070-6466 39728040 NORA, JOHN P & KAY MOr OCCUPANT PO BOX 73 SARATOGACA 95071 39728041 39728055 CHANG, WEI & ANNABEL W ETALOr BONNET, PAUL AOr OCCUPANT OCCUPANT 20900 BIG BASIN Vb'Y 14078-ALTA VISTA AV SARATOGACA 95070-5750 SARATOGACA 95070-5422 39728060 SCHAEFFER, THOMAS H TRUSTEE ETALOrOCCUPANT 13995 ALTA VISTA AV SARATOGACA 95070-0000 39728062 BLACKWELL PROPERTIESOr OCCUPANT .125 E SUNNYOAKS AV CAMPBELLCA 95008-6607 39728064 BLACKWELL PROPERTIESOr OCCUPANT 125 E SUNNYOAKS AV :CAMPBELLCA 95008-6607 39729010 FREEMAN, JERRY E & LIANE DOr OCCUPANT 13993 ALTA VISTA AV SARATOGACA 95070-5421 39728065 BLACKWELL PROPERTIESOr OCCUPANT 125 E SUNNYOAKS AV CAMPBELLCA 95008-6607 39729011 BAC, STANLEY & SUSANOr OCCUPANT 13990 ALTA VISTA AV SARATOGACA 95070-5422 39728056 HART, THEODORE & VICTORIA A TRUSTEEOrOCCUPANT PO BOX 427 SARATOGACA 95071 39728063 BLACKWELL PROPERTIESOr OCCUPANT 125 E SUNNYOAKS AV CAMPBELLCA 95008-6607 39729009 CHENG, GARY Y TRUSTEE ETALOr OCCUPANT 14043 OAK HOLLOW SARATOGACA 95070-5449 r~ L_~ • • • Attachment 3 • Neighbor Notification Template for Development t~ipplications ~. --Q~ '~~' Date: ~•,` Q ~ ~/iS(~e O~JEC ADDRESS: ~ ~~ ~ "' PR + Applicant Name: ~ I ~~ A lication Number: ~ ~ ~ a PP The Saratoga Planning Commission requires applicants to work wzth their neigh .ors to address issues and concerns regarding development applicatfons prior to the evening of the public hearing on the proposed project. The Planning Commission does not look favorably upon neighbors who fail to voice their concerns and issues when solicited by applicants prior to the public hearing. Staff and the Planning Commission prefer that neighbors take this opportunity to express any concerns or issues they may have directly to the applicant. Please ensure the signature on this document is representative o~Fall residents residing on your property. Irrespective of the opinion expressed below, ;you may reserve the right to amend your opinion at a later date and communicate it to the City of Saratoga. si afore below certifies the following: I have reviewed the pro}ect plans; ~My ~ OT have an concerns or issues which need understand the scope of work; and I do N Y to be address by the applicant prior to the City's public hearing on the proposed protect. ^My signature below certifies the following: I have reviewed the project plans; I understand the scope of work;b eIIIa dressed. My concems~are the following (please with the applicant, have not attach additional sheets if necessary): ;' ; Neighbor Name: ~~ /~~ "' 'r ` ~ 2~ O~~ ~~ v-S' Neighbor Address: Signature: Neighbor Phone #: l y ~'~J 3 S~`~ ~ ~ ~~ ~ I Printed: j w ~-y[ L~NC~C~--~-~ City of Saratoga. Planning Department • • Neighbor Notification Template for Development Applications Date: .'."' `..- Q~ PROJEC . ADDRESS: r'~l D1I~ V iS A licant Name; ~ ~ ~~~'" PP Application Number: D ~> The Saratoga Planning Commission requires applicants to work with their neighb,~rs to address issues and concerns regarding development applications prior to the evening of the public hearing on the proposed project. Tlie Planning Commission does not look favorably upon neighbors who fail to voice their concerns and issues when solicitE~d by applicants prior to the public hearing. Staff and the.P~ttnning Commission prefer that neighbors take this opportunity to express any concerns or issues they may have d ireetly to the applicant.. Please ensure the signature on this document is representative o;Fall residents residing on your property. Irrespective of the opinion expressed below, :you may reserve the right to amend your opinion at a later date and communicate it to the City Of • QrCitOga. 1vIy signature below certifies the following: I have reviewed the project plans; .[ understand the scope of work; and I do NOT have any concerns or issues which -need to be address by the applicant prior to the City's public hearing on the proposed project. ^My signature below certifies the following: I have reviewed the project plans; I understand the scope of work; and I have issues or concerns, which after discussion with the applicant, have not been addressed. My concerns are the following (please. attach additional sheets if necessary): e' bor Name: ~ ~~ ~ / N xgh . Neighbor Address: ~^ a ~ ~f~ ~j~7 one #: Neighbor Ph Signature: ~2~~~ Printed: :~~;. ~- ~ / City of Saratoga Planning De~~artment Neighbor Notification Template for Development ,applications ~ ~ ~~ Date: "`^^~~~ ,~3 j /~,~''~' PRQJEC _ ADDRESS: /~ U ~ V l~ e: , ! C~r~ Applicant Nam A lication Number: ~ ~ r PP The Saratoga Planning Commission requires applicants to work wzth their neigh ,ors to address issues and concerns regarding developme lann nltcCommission doeseno ~ ok of the public hearing on the proposed protect. The P g favorably upon neighbors who fail to voice their concerns and issues when solieitE~d by applicants prior to the public hearing. Staff and to a n~aort sgues° they may haveedirectly neighbors take this opportunity to express any to the applicant. Please ensure the signature on this document is representative o;Fall residents residing on your property. Irrespective of the opinion expressed below, you may reserve the right to amend your opinion at a later date and communicate it to the City of Saratoga. si afore below certifies the following: I have reviewed the project plans; [ ~My Sn understand the scope of work; and I do NOT have any concerns or issues ~~vhicb need to lie address by the applicant prior to the City's public hearing on the proposed project. ^My signature below certifies the following: I have reviewed the project plans; I understand the sco a of work; and I have issues or concerns, which aollowin cuslease with the applicant, have not been addressed. My concerns ~'~ the f g (P attach additional sheets if necessary): ~~. ~~ ~ ~~~~~ ~Y~~ 1 Neighbor Name: Neighbor Address: t 4. Nei bor Phone #: ~~~ Printed: Signature: Planning Department City of Saratoga. Neighbor Notification Template for Development .,A.pplications r r~ Q f~ /(,/ r , ~h DaQJEC ADDRESS:_ ~ 1 ~~O +-~~I~ V iS(fil PR licant Name: ~ ~ ~~ App Application Number: The. Saratoga Planning Commission requires applicants to work wzth th.eir• neighb~~rs to address issues and concerns regarding development applications prior to the evenfng of the public hearing on the proposed project. The Planning Commission does not look favorably upon neighbors who fail to voice their concerns and issues when solicitE~d by applicants prior to the public hearing. Staff and the Planning Commission prefer that neighbors take this opportunity to express any concerns or issues they may have dsrectly to the applicant. Please ensure the signature on this document is representative o;Fall . residents residing on your property. irrespective of the opinion expressed below, :you may reserve the right to arnend your opinion at a later date and communicate it to the City of Saratoga. y signature below certifies the following: I have reviewed the project plans; I uncle and the scope of work; and I do NOT have any concerns or issues vahich need to be address by the applicant prior to the City s public hearing on the proposed project. ^My signature below certifies the following: I have reviewed the project plans; I understand the sco a of work; and I have issues or concerns, which after discussion with the applicant, have not been addressed. My concerns are the follow~:ng (please attach additional sheets if necessary}: Name: t~ ~ ~ ~~'~ ~ r~"~~. Neighbor Neighbor Address: ~ ~~ Neighbor Phone #: ~~ ~~! °~ 79 Signature: Printed: ~ ~- Y~ ; 7. ~/r~ ~ < City of Saratoga Planning De1~artment • Attachment 4 • t Jerry & Jill Chin 19298 Monte Vista Drive, Saratoga, California 95070 Phone: 408-395-5188 Fax: 408-395-3678 November 15; 2005 Planning Commission City of Saratoga. fte: Tree fonds of -Application # 06-037 on 19358 -Monte Vista Drive Dear Planning Commission members: I am writing this letter to seek your kind support and approval for an appropriate tree bond amount against my new house construction located at the above address. Situation: The City's Arborist appraised my neighbor's two trees (#17 & #18) for $37,400 and includes them in the tree bond of total $140,980. Data: We have lived in Saratoga since 1994. The subject site is the 4th new home we will build in Saratoga within the last 5 years. We have been in compliance with City's codes through all our projects. We take pride to be Saratoga residents, and we believe-that we have contributed to the City in various ways through these new home constl'uctions. We currently five at 't9298 Monte Vista Drive, the 3rd house down the street from the subject site, which we completed building last year. We successfully-saved all the trees-that deemed to remain alive on our current residence. You are welcomed to drive by my house and see the beautiful trees. Likewise, we strongly intend and will take all measures necessary to save all the trees on 19358 Monte Vista. • 2. Tree #17 and $18 is my neighbor's tree located at least 30 feet from my new house construction. The construction protective fence, currently ordered 6y the City's Arborist, and trees #9, #10 and #11 on my property, located between tree #17 and #18 and the new house construction, will all serve as protective buffers which will effectively prevents any potential destruction to these two trees. 3. On the letter by Mr. Babby dated 11 November, he indicated should $37,40U bond is waived, more stringent protection measures can be provided to ensure compliance, such as apre-construction meeting between the owners, general contractor and the arborist prior to development permits being issued. We fully agree to such and will be utterly in compliance with it. Solution: Approve my petition to exclude tree bond of $37,400 for these two neighbor's trees. We will implement protective measures provided by the arborist to protect these two trees during the construction. Thank you for your approval. Jerry and Jill Chen • ~r/! ~~ 1 ~ ,~~ {~ ~` ~ ~ -- J f i - ._ ~3,.~ S - ( L . - ~ ~``~ j ~~~~/ k may. _ ~ a r J i i ~ ~ ~_ i ,~ ! _ . , r~'~~' Vii' !: ~, I s~ 7`j-' ~ J J %v ~, 4 ~. \,i' ~~`- -~, . ~~ . .~._.. f . , ~ L . , `r fit: ?'-'\4 l ! : '` it ~y ~, ~ . ="~ ` ~ ~ ~.. ~..~ _ ~ , / ~ f ~ ` \\ ~ 3"„ '- } r I ~ - 1 ,~ ~;, ~ =~ ~, ,~ - 1 ~ ` ~ , `' ~1 \Fjk y~ ,i 3_ _ 4 . ~ ~ _ ~ ~ 1 ~ v 1 ~~/~S rl ~ 1 ! ~ . = ~.~ ~ ~ ~- :, ,i .~- . ~ ,; ~ '~ _ ~ -4 i~ F / ~~ - ! ~ ! ;`~~ ~ II _ ,_ ~j ,' ~j I > __ C ~ , ~ _ v ~ ~ f~ _ ,, ~, ;~ " s __ . __ ~~ ~- ms's ,~~ __ '~ ~~~ _ ' ~ _ - ~ / __-~ d~ ~ - - - ,~~li ~=` < ~\ ~ ~ ~ ~_ Elk ~%, ~~ ~. -_ , :4 ~ r`! r_-e _ j~ 4 ~- ' ~h~ ~~-- \ r1 , ~ ~-•-~ '/~ ~\ J J _ ~ y ' :r ~ b~ ,~ ~''1 _ _, ,: < ;~ ~. , • ~ ~1. " .k ^~ , ..~ - _ -~ ~~ -~ f., " ~~. r