HomeMy WebLinkAbout01-11-17 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 3
SARATOGA
PLANNING COMMISSION REGULAR
MEETING
JANUARY 11, 2017
7:00 PM PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of December 14, 2016.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
Any member of the public will be allowed to address the Planning Commission for up to three
(3) minutes on matters not on this agenda. This law generally prohibits the Planning
Commission from discussing or taking action on such items. However, the Planning Commission
may instruct staff accordingly regarding Oral Communications.
REPORT ON APPEAL RIGHTS
If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the
City Clerk within fifteen (15) calendar days of the date of the decision.
1. NEW BUSINESS
2. PUBLIC HEARING
Applicants and/or their representatives have a total of ten (10) minutes maximum for opening
statements. All interested persons may appear and be heard during this meeting regarding
the items on this agenda. If items on this agenda are challenged in court, members of the
public may be limited to raising only issues raised at the Public Hearing or in written
correspondence delivered to the Planning Commission at, or prior to the close of the Public
Hearing. Members of the public may comment on any item for up to three (3) minutes.
Applicants and/or their representatives have a total of five (5) minutes maximum for closing
statements.
2.1 Application PDR16-0010 & ARB16-0019; 20408 Hill Avenue (517-18-070); Naquendra &
Padma Cherukupalli / D&Z Design Associates - The applicant is requesting design review
approval to construct a new 5,920 square foot two story single-family home on a vacant parcel with
a 3,258 square foot basement. A detached secondary dwelling unit would be constructed behind the
main residence near the southeast corner of the site. The net lot size area is 1.2 acres or 53,405 square
feet and is zoned R-1-40,000. Staff Contact: Christopher Riordan (408) 868-1235 or
criordan@saratoga.ca.us.
Saratoga Planning Commission Agenda – Page 2 of 3
Recommended Action:
Adopt Resolution No. 16-033 approving the project subject to conditions of approval
included in Attachment 1.
Staff Report - 20408 Hill Avenue
Attachment 1 - PC Resolution.
Attachment 2 - Arborist Report
Attachment 3 - Geotechnical Clearance Conditions
Attachment 4 - Public Hearing Notice
Attachment 5 - CalGreen Checklist
Attachment 6 - Story pole certification
Attachment 7 - Development Plans
2.2 Application FER16-0002 & ARB 16-0008; 20375 Saratoga-Los Gatos Road (397-22-049):
Paul & Elizabeth Patterson / Brian Koch – The applicant is requesting approval of a fence
exception with the following three elements: 1) a fence that would be 6 feet high in the front
yard setback, where 3 feet is allowed, 2) a 10 foot wide pedestrian entry element where 5 feet is
allowed, and 3) portions of the fence be located 2 feet from the front property line where 15 feet
is setback required when adjacent to a scenic corridor. The property is zoned R1-10,000. Staff
contact: Sung H. Kwon (408) 868-1212 or skwon@saratoga.ca.us.
Recommended Action:
Adopt Resolution No. 17-002 approving the project subject to conditions of approval
included in Attachment 1.
Staff Report - 20375 Saratoga Los Gatos Road
Attachment 1 - Resolution
Attachment 2 - Arborist Report
Attachment 3 - Plans
2.3 Application PDR 16-0011 & ARB 16-0023; 14918 Three Oaks Court (397-18-098);
Mike & Patti Workman – The applicant is requesting design review approval to
construct a single story detached second unit. This application includes a 10% floor
area increase request for deed restricted second units. Planning Commission Design
Review approval is required because the total square footage of all structures on the
property would exceed 6,000 sq. ft. and the height of the accessory structures exceeds
over 15 feet. The site is approximately 40,981 square feet and the property is zoned R1-
40,000. Staff contact: Sung H. Kwon (408) 868-1212 skwon@saratoga.ca.us.
Recommended Action:
Continue to Date Uncertain.
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Janet Costa, Office Specialist III for the City of Saratoga, declare that the foregoing agenda
for the meeting of the Planning Commission was posted and available for public review on
Saratoga Planning Commission Agenda – Page 3 of 3
January 5, 2017 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on
the City’s website at www.saratoga.ca.us.
Signed this 5th day of January 2017 at Saratoga, California.
Janet Costa, Office Specialist III
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this meeting, please contact the City Clerk at 408/868-1269. Notification 24 hours prior to the
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REPORT TO
THE PLANNING COMMISSION
Meeting Date: January 11, 2017
Application: PDR16-0010, ARB16-0019
Location / APN: 20408 Hill Avenue / 517-18-070
Owner/Applicant: Cherukupali/ D&Z Design
Staff Planner: Christopher Riordan
20408 Hill Avenue
SITE
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Page 2 of 8
Summary
PROJECT DESCRIPTION: The project applicant is requesting Design Review approval to construct a
new 5,920 square foot two-story single-family home on a vacant parcel which includes a 3,258
square foot basement. A 560 square foot detached secondary dwelling unit would be constructed
behind the main residence near the southeast corner of the site. The net lot size area is 1.2 acres or
53,405 square feet and is zoned R-1-40,000.
STAFF RECOMMENDATION: Adopt Resolution No. 16-033 approving the project subject to
conditions of approval.
Design Review Approval by the Planning Commission is required pursuant to City Code Section
15-45.060(a)(3).
PROJECT DATA:
Gross Site Area: 54,494 SF / 1.25 acres
Net Site Area: 53,405 SF / 1.23 acres
Average Site Slope: 18%
General Plan Designation: RVLD (Very Low Density Residential)
Zoning: R-1-40,000
Proposed Allowed/Required
Proposed Site Coverage
Residential Footprint/Main Residence
Paver Driveway
Concrete Driveway
Terraces/Decks
Gravel Walkways
Concrete Walks/Steps
Second Dwelling Unit
Pool/Spa
Total Proposed Site Coverage
5,153 sq. ft.
1,333 sq. ft.
2,572 sq. ft.
886 sq. ft.
725 sq. ft.
2,885 sq. ft.
831 sq. ft.
714 sq. ft.
15,099 sq. ft. (28.3%)
20,560 sq. ft.
[18,691 sq. ft. + 10%
(1,869 sq. ft.) increase for a
deed restricted secondary
dwelling unit]
Floor Area
Main House
First Floor
Second Story
Covered Porch
Secondary Dwelling Unit
Total Floor Area
3,192 sq. ft.
2,656 sq. ft.
72 sq. ft.
560 sq. ft.
6,480 sq. ft.
6,514 sq. ft.
[5,922 sq. ft. + 10%
(592 sq. ft.) increase for a deed
restricted secondary
dwelling unit]
Height (Residence)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
Total Proposed Height
652.225
654.3
653.26
679.26
(26.00 Ft.)
26 Feet
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Page 3 of 8
Height (Second Dwelling)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
Total Proposed Height
616.0
620.0
618.0
631.0
(13.0 Ft.)
26 Feet
Setbacks
Main House
Front
Left (First Floor)
Left (Second Floor)
Right (First Floor)
Right (Second Floor)
Rear (First Floor)
Rear (Second Floor)
Second Dwelling Unit
Front
Left
Right
Rear
80’-0”
26’-3”
37’-0”
20’-7”
38’-6”
160’-6”
165’-3”
230’
20’-6”
150’
50’
30’
20’
25’
20’
25’
50’
60’
30’
20’
20’
50’
Grading (Cubic Yards)
Secondary Dwelling Unit
Driveway/Front Yard
Backyard / Pool
Bio Swale
Total
Basement
Cut
209
847
669
207
1,932
2,166
Fill
0
0
14
59
73
0
Total
209
847
683
266
2,005
2,166
No Grading Limitations in the
R-1-40,000 zoning district
PROJECT DESCRIPTION AND SITE CHARACTERISTICS
Site Background: On October 24, 2012, the Planning Commission reviewed and approved an
application for a Tentative Map (Resolution No. 12-045) to subdivide a 6.27 acre parcel located
at 20400 Hill Avenue into five parcels. Resultant parcels from the subdivision range in size from
1.08 acres to 1.38 acres.
On July 13, 2016, the Planning Commission reviewed and approved a Design Review
application (Resolution No. 16-019) for a new 5,202 square foot contemporary designed two
story residence with a 2,480 square foot basement at 20388 Hill Avenue. This was the first
Design Review application proposed for the vacant subdivision. This project which is not yet
under construction will be located on the adjacent site to the south of the subject project. Its
front elevation is depicted on the Streetscape Exhibit located on Sheet A1a of the Development
Plans (Attachment 6).
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Page 4 of 8
Site Description: The project site is located at 20408 Hill Avenue near its intersection with
Montalvo Oaks Place. The average slope of the site is 18 percent with a 62 foot reduction in
elevation from Hill Avenue to the rear of the lot. The building will be located in the relatively
level front half area of the site with an average grade of less than 5 percent.
Surrounding uses include single-family residences from the west to the south and across Hill
Avenue to the east.
Twenty six trees are located on the project site. These trees include Coast live oaks, Eucalyptus ,
Monterey pine, Blacks oaks, Pine, and Fig.
Project Description and Architectural Style: The project would include the construction of a
new two story single-family main residence, detached secondary dwelling unit, and landscape
improvements to include a swimming pool and outdoor kitchen. The 5,920 square foot main
residence would be 26 feet tall. An attached unenclosed carport on the left side of the residence
would provide at-grade parking for two vehicles. The required enclosed parking would be
provided in a 1,102 square foot basement level garage accessed by a sloped driveway adjacent to
the southern property line. In addition to the garage area, the basement would also include 2,156
square feet of living space. The entire basement totaling 3,258 square feet would be located
below grade and is not included in the sites allowable floor area. The basement daylights at the
rear of the main dwelling with direct access to the lower level covered terrace and the rear
landscaped area.
The 560 square feet detached secondary dwelling unit would be located approximately 105 feet
behind the main residence near the southeast corner of the site. Gravel pathways leading from
the rear patio area would provide primary pedestrian access to the secondary dwelling unit.
Main Residence: The applicant has identified the architectural style of the proposed residence as
“Tuscan” as the design would contain specific architectural elements illustrative of historic homes
found in the rural Italian countryside. These homes would have reflected their surroundings in
terms of locally sourced materials, such as stone, slate, and clay and would include minimal
superfluous ornamentation and decoration. The proposed materials to support the “Tuscan” style
include a smooth trowel stucco and stone exterior finish, a covered rear porch flanked by stone
covered columns, both arched and square shaped windows, wrought iron railings, recessed front
entry, a lower level loggia (a gallery or corridor at ground level on the facade of a building,
supported by columns, and open to the air on one side), exposed rafter tails, and a hipped “barrel
tile” roof.
The residence would include three gas fireplaces on the first story located in the Library, Living
Room, and the Great Room – no wood fireplaces are proposed.
Secondary Dwelling Unit: The 560 square foot, one story, 13 feet tall secondary dwelling unit
would be located downslope and approximately 105 feet southwest of the main residence. This
one bedroom structure with a living room and full kitchen would have the same architectural
style and exterior materials of the main residence.
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Page 5 of 8
The secondary dwelling unit would be deed restricted. The Saratoga City Code allows a one-time
ten percent increase in site coverage and allowable floor area if an applicant agrees to a deed
restriction that would restrict the rental of a second unit to below market rate (BMR) households.
A condition has been added to the project requiring this deed restriction be recorded prior to
issuance of a building permit. The provision of the BMR second unit would allow the applicant to
construct an additional 592 square feet of floor area on the site above the maximum allowable floor
area of 5,922 square feet for a total allowable floor area of 6,514 square feet. The total proposed
floor area for the entire site is 6,428 square feet. In addition, the 18,691 square foot (35%)
maximum site coverage would also be increased by ten percent for a total allowed site coverage of
20,560 square feet. The total proposed site coverage is 15,099 square feet.
Landscaping: The proposed landscape plan (page L-1 of the Project Plans) illustrates that the
project would feature drought tolerant trees, shrubs, groundcovers, and grasses. This landscaping
would include 53 new trees to include Coast Live oaks, Crape Myrtles, and fruit trees of a not yet
determined variety. Shrubs and vines would include Toyon, Rosemary, Jasmine, English Lavender,
and Sage. Groundcover and grasses would include Myoporum and Purple Verbena. Areas of
artificial turf would be located adjacent to the motor court – the landscape plan does not include any
areas of real turf to minimize water use.
Hardscapes would include a permeable paver driveway turnaround in the front of the house and a
patio at the rear. Located within the rear patio area would be a swimming pool and an outdoor
kitchen. Pathways would be composed of California gold fines. A sloped concrete driveway would
provide access to the basement garage.
Materials and Colors:
Detail Colors and Materials
Exterior Tan integral colored smooth stucco
Eave Trim & Corbels Brown colored stained wood
Stone Veneer Natural Stone ‘Copper Ledgestone’
Windows Brown Colored Aluminum Clad Wood Windows
Limestone Trim Tan Colored w/ Sandstone Finish
Iron Railings Dark Brown Powder Coad Finins.
Roof One Piece Clay Tiles – Brown with red undertones
Trees: Twenty six trees are located on the project site. These trees include Coast live oaks,
Eucalyptus, Monterey pine, Blacks oaks, Pine, and Fig. Eleven trees protected by City Code are
requested for removal to construct the project. These include three Coast live oaks, three pines, one
fig, and four eucalyptus trees. The City Arborist has determined that the trees to be removed are
either dead or would be adversely impacted by the proposed construction and meet the criteria
allowing their removal and replacement as listed in the arborist report. All remaining protected
trees in the vicinity of the project will be protected during the duration of the project.
Details of the arborist findings and descriptions of the trees to be removed are included in the
Arborist report which is included as Attachment #2.
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Page 6 of 8
Residential Calgreen Measures: The project will meet the minimum CalGreen standards for a
new home. A copy of the Residential Calgreen Measures Checklist is included as Attachment #6.
Neighbor Notification and Correspondence: The applicant made attempts to contact adjacent
neighboring property owners but to date has received no written responses or project related
comments. A Public Notice was sent by the Community Development Department to property
owners within 500 feet of the site. No additional concerns have been brought to the City’s
attention as of the writing of this staff report.
FINDINGS
Design Review Findings - The Planning Commission shall not grant design review approval unless
it is able to make the following findings. These findings are in addition to and not a substitute for
compliance with all other Zoning Regulations (which constitute the minimum requirements, as
provided in City Code Section 15-05.050).
1. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints. This finding can be made in the
affirmative in that the project minimizes changes to the existing contours of the site. The
proposed residence would be located on the front portion of the site in an area with minimal
slope.
2. All protected trees shall be preserved, as provided in Article 15 -50 (Tree Regulations).
If constraints exist on the property, the number of protected trees, heritage trees, and
native trees approved for removal shall be reduced to an absolute minimum. Removal
of any smaller oak trees deemed to be in good health by the City Arborist shall be
minimized using the criteria set forth in Section 15-50.080. This finding can be made in
the affirmative in that the project has been designed to reduce impacts to a minimum number
of protected trees. Eleven trees protected by City Code are requested for removal to construct
the project. These include three Coast live oaks, three pines, one fig, and four eucalyptus trees.
The City Arborist has determined that the trees to be removed are either dead or in poor
condition, or would be adversely impacted by the proposed construction. The City Arborist has
determined that all the trees proposed for removal meet the criteria allowing removal and
replacement as listed in the arborist report. The remaining protected trees in the vicinity of
the project will be preserved and protected during the duration of the project.
3. The height of the structure, its location on the site, and its architectural elements are
designed to avoid unreasonable impacts to the privacy of adjoining properties and to
community viewsheds. This finding can be made in the affirmative in that the 1.2 acre size
of the parcel, the building setbacks from property lines, and existing and proposed vegetation
and trees would screen views of both the proposed main residence and secondary unit from
surrounding properties. Because of the building setbacks and the existing vegetation and
proposed landscaping would screen the project from the residences on the adjacent sites,
there would be no unreasonable impact to the privacy of adjoining properties and to
community viewsheds.
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Page 7 of 8
4. The overall mass and the height of the structure, and its architectural elements are in
scale with the structure itself and with the neighborhood. This finding can be made in the
affirmative in that the overall design, height, materials, and location of building features for both
the main residence and the secondary unit will avoid the perception of excessive bulk and the
Tucson architectural theme of the project and the use of architecturally true elements for the
proposed architectural style helps unify the building façades. The facades of the buildings are
well articulated with jogs in the building lines with varying height of roof elements, architectural
projections, and rooflines. The elevations are softened by the use of varying materials to include
earth toned smooth finished stucco, natural colored stone, and concrete. The views from homes
on adjacent sites are screened by existing and proposed landscaping.
5. The landscape design minimizes hardscape in the front setback area and contains
elements that are complementary to the neighborhood streetscape. This finding can be
made in the affirmative in that proposed landscape plan illustrates that the project will feature
drought tolerant trees, shrubs, groundcovers, and grasses. This landscaping would include 53
new trees that include Coast Live oaks, Crape Myrtles, and fruit trees of a not yet determined
variety. Shrubs and vines would include Toyon, Rosemary, Jasmine, English Lavender, and
Sage. Groundcover and grasses would include Myoporum and Purple Verbena. Areas of
artificial turf would be located adjacent to the motor court – the landscape plan does not include
any areas of real turf to minimize water use. The large variety of species of ground covers,
shrubs and trees within the front setback area that will enhance the current streetscape which
is composed of vacant parcels.
6. Development of the site does not unreasonably impair the ability of adjoining properties
to utilize solar energy. This finding can be made in the affirmative in that the proposed
structures have ample setbacks from buildings on adjacent sites so there would be no
shadowing that could impair the ability of adjoining properties to utilize solar energy. The
design of the structure would not unreasonably impair opportunities for the utilization of
solar energy.
7. The design of the structure and the site development plan is consistent with the
Residential Design Handbook, pursuant to Section 15-45.055. This finding may be made
in the affirmative in that the proposed project conforms to 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.
8. On hillside lots, the location and the design of the structure avoid unreasonable impacts
to ridgelines, significant hillside features, community viewsheds, and is in compliance
with Section 15-13.100. This finding can be made in the affirmative in that the project is not
located on a ridgeline, there are no significant hillside features on the site to be impacted, and
the project is screened from offsite views by existing and proposed vegetation. The overall
size of the parcel and the proposed building setbacks would not unreasonably impact
community viewsheds. The project is in compliance with City Code Section 15-13.100
(Height of Structures).
Environmental Determination: The project is categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New 10
Page 8 of 8
Construction or Conversion of Small Structures”, of the Public Resources Code (CEQA). This
exemption allows for the construction of up to three single-family residences and no exception to
that exemption applies.
STAFF RECOMMENDATION: Adopt Resolution No. 16-033 approving the project subject to
conditions of approval.
ATTACHMENTS:
1. Resolution of Approval for Design Review
2. Arborist Report dated December 7, 2016
3. Geotechnical Clearance Conditions
4. Public Hearing Notice
5. CalGreen Checklist
6. Story Pole Certification
7. Development Plans (Exhibit "A")
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RESOLUTION NO: 16-033
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING A NEW TWO STORY SINGLE FAMILY RESIDENCE AND A
ONE STORY DETACHED SECONDARY DWELLING UNIT LOCATED
AT 20408 HILL AVENUE
WHEREAS, on April 26, 2016, an application was submitted by D&Z Design Associates,
Inc. on behalf of Naqendra & Padma Cherukupalli, requesting Design Review approval to construct
a new two story home and a one story detached secondary dwelling on a vacant site at 20408 Hill
Avenue. The project has a total floor area of 6,480 square feet. The height of the proposed
residence would be 26 feet and the height of the secondary dwelling unit would be 13 feet. The site
is located within the R-1-40,000 zoning district (APN 517-18-070).
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA),
and recommends that the Planning Commission determine this project exempt.
WHEREAS, on January 11, 2017, the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City Staff, the applicant,
and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is categorically exempt from the California Environmental Quality
Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of
Small Structures”, of the Public Resources Code (CEQA). This exemption allows for the
construction of up to three single-family residences and no exception to that exemption applies.
Section 3: The project is consistent with the following Saratoga General Plan Policies: Land
Use Goal 13 which provides that 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; Safety Element Site and Drainage Policy 3 which provides that the City shall require
that landscaping and site drainage plans be submitted and approved during Design Review for a
residence prior to issuance of permits; Land Use Element Goal 10 which minimizes the impact of
development proposals in hillside areas by requiring visual analyses and imposition of conditions to
prevent or reduce significant visual impacts; and Conservation Element Policy 6.0 which provides
that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the
visual impact of new development.
Section 4: The project is consistent with the Saratoga City Code in that the design and
improvements are consistent with the design review findings in that the project follows the natural
contours of the site, minimizes grading, and is appropriate given the property’s natural constraints;
Attachment 1
12
preserves protected trees; is designed to avoid unreasonable impacts to the privacy of adjoining
properties and to community viewsheds; the mass and height of the structure and its architectural
elements are in scale with the structure itself and with the neighborhood; landscaping minimizes
hardscape in the front setback area and contains elements that are complementary to the
neighborhood streetscape; does not unreasonably impair the ability of adjoining properties to utilize
solar energy; is consistent with the Residential Design Review Handbook; and in the case of hillside
lots, avoids unreasonable impacts to ridgelines, significant hillside features, community viewsheds,
and is in compliance with Section 15-13-100.
Section 5: The project is consistent with the Saratoga City Code in that the removal of
eleven protected tree meets the criteria established in Section 15-50.080(a).
Section 6: The City of Saratoga Planning Commission hereby approves PDR16-0010 and
ARB16-0019 located at 20408 Hill Avenue subject to the Findings, and Conditions of Approval
attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 11th day of
January 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
DeDe Smullen
Chair, Planning Commission
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Exhibit 1
CONDITIONS OF APPROVAL
PDR16-0010 and ARB16-0019
20408 Hill Avenue
(APN 517-18-070)
GENERAL
1. All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, grading for this
project shall be issued until proof is filed with the city that a certificate of approval documenting
all applicable permanent or other term-specified conditions has been recorded by the applicant
with the Santa Clara County Recorder’s office in form and content to the Community
Development Director. If a condition is not “Permanent” or does not have a term specified, it
shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or
its equivalent.
2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this
approval is duly executed, containing a statement of all amounts due to the City in connection
with this application, including all consultant fees (collectively “processing fees”). This
approval or permit shall expire sixty (60) days after the date said notice is mailed if all
processing fees contained in the notice have not been paid in full. No Zoning Clearance or
Demolition, Grading, or Building Permit may be issued until the City certifies that all
processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is
maintained).
3. The Project shall maintain compliance with all applicable regulations of the State, County, City
and/or other governmental agencies having jurisdiction including, without limitation, the
requirements of the Saratoga City Code incorporated herein by this reference.
4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and
hold the City and its officers, officials, boards, commissions, employees, agents and volunteers
harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any action
on the subject application, or any of the proceedings, acts or determinations taken, done
or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person acting
on their behalf.
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold Harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney.
14
5. Construction must be commenced within 36 months from the date of this approval (January 11,
2019), or this resolution will expire.
COMMUNITY DEVELOPMENT
6. The owner/applicant shall comply with all City requirements regarding drainage, including but
not limited to complying with the city approved Stormwater management plan. The project shall
retain and/or detain any increase in design flow from the site, that is created by the proposed
construction and grading project, such that adjacent down slope properties will not be negatively
impacted by any increase in flow. Design must follow the current Santa Clara County Drainage
Manual method criteria, as required by the building department. Retention/detention element
design must follow the Drainage Manual guidelines, as required by the building department.
7. The development shall be located and constructed to include those features, and only those
features, as shown on the Approved Plans dated stamped December 14, 2016. All proposed
changes to the approved plans must be submitted in writing with plans showing the changes,
including a clouded set of plans highlighting the changes. Such changes shall be subject to
approval in accordance with City Code.
8. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a lighting
Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to
full-cut off & shielded fixtures with downward directed illumination so as not to shine on
adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to
limit illumination to the site and avoid creating glare impacts to surrounding properties.
9. In order to comply with standards that minimize impacts to the neighborhood during site
preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and
16-75.050, with respect to noise, construction hours, maintenance of the construction site and
other requirements stated in these sections.
10. Prior to issuance of Building Permits the applicant shall prepare for review and approval by City
staff a Construction Management Plan for the project which includes but is not limited to the
following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
11. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29. The proposed solid property line fence shall not exceed a height of 6’ with 2’ of
lattice.
15
12. The final landscaping and irrigation plan submitted for Building Permit approval shall
demonstrate how the project complies with the State Water Efficient Landscape Ordinance and
shall take into account the following:
a. To the extent 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.
b. To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
c. 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.
d. Pest resistant landscaping plants shall be considered for use throughout the landscaped
area, especially along any hardscape area.
e. Any proposed or required under grounding of utilities shall take into account potential
damage to roots of protected trees
13. The owner shall record a deed restriction satisfactory to the Community Development Director
restricting the rental of the second unit to only households that qualify as low, very-low, or
extremely-low income households as those terms are defined in the most recent Santa Clara
County Housing and Urban Development Program Income Limits. In the event that the most
recent such report is more than five years old, in accordance with the definitions set forth in
Health and Safety Code section 50079.5, 50105, and 50106 as those sections exist as of the
effective date of this restriction. “Rental” means any agreement whereby the occupant(s) of the
second unit make any payment in consideration of said occupancy.
ARBORIST
14. All requirements in the City Arborist Report dated December 7, 2016 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
PUBLIC WORKS
15. Applicant (owner) shall obtain an encroachment permit from the City for any and all
improvements in any City right-of-way or City easement prior to commencement of the work to
implement this Design Review.
16. Prior to issuance of Zoning approval, the applicant shall submit a site plan and associated
calculations for stormwater treatment measures in compliance with NPDES Permit No.
CAS612008, November 19, 2015 Provision C.3.i. Required Site Design Measures for Small
Projects and Detached Single-Family Home Projects.
FIRE DEPARTMENT
17. The owner/applicant shall comply with all Fire Department requirements.
16
BUILDING DEPARTMENT SUBMITTAL
18. Four (4) sets of complete construction plans shall be submitted to the Building Division. These
plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance.
The construction plans shall, at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit
“A” on file with the Community Development Department.
b. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
c. This signed and dated Resolution printed onto separate construction plan pages.
d. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks and elevations comply with the Approved Plans,”
which note shall represent a condition which must be satisfied to remain in compliance
with this Design Review Approval.
17
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB16-0019
Prepared by Kate Bear, City Arborist Site: 20408 (20418) Hill Avenue
Phone: (408) 868-1276 Owner: Nagendra and Padma Cherukupalli
Email: kbear@saratoga.ca.us APN: 517-18-070
Email: ncheru@yahoo.com
Report History: Final report Date:December 7, 2016
PROJECT SCOPE:
The applicant has submitted plans to build a new two story house with a basement, a basement level
three-car garage, a pool and a second unit.
Eleven trees protected by City Code are requested for removal to construct the project. They include
three oaks, three pines, one fig, and four eucalyptus trees. One of the oaks is falling apart and the
other two oaks are small trees which will be replaced with new oaks following construction.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $117,150
For trees 301, 317, 801, 847, 888, 889, 890, 901, 902, 903 and 904
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – Trees 302 – 306, 318, 319, 848, 849, 894 and 905 are approved for
removal and replacement once a building permit has been obtained.
Replacement
trees – Required = $33,070
ATTACHMENTS:
1 – Findings
2 – Tree Removal Criteria
3 – Tree Information
4 – Conditions of Approval
5 – Map Showing Tree Protection
18
20408 (20418) Hill Avenue Attachment 1
FINDINGS:
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal
as part of a project, certain findings must be made and specific tree removal criteria met.
Eleven trees protected by City Code are requested for removal to construct the project.
They meet the City’s criteria allowing them to be removed and replaced as part of the
project, once building division permits have been obtained. Details for each tree are listed
in Table 1 below. Attachment 2 contains the tree removal criteria for reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No. Species Criteria met Comments
302, 905 Coast live oak 1, 7, 9 In conflict with utilities,
pool
303 – 306 Red gum eucal yptus 1, 7, 9 In conflict with
second unit, drainage
318, 319 Monterey pine 1, 7, 9 Dead
848, 849, 894 Pine, black oak, fig 1, 7, 9 In conflict with
house, driveway
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1)The Recommendations from the submitted arborist reports dated November 1, 2015
and June 29, 2016;
2)This arborist report dated December 8, 2016.
2
19
20408 (20418) Hill Avenue Attachment 2
TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from Article
15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If
findings are made that meet the criteria listed below, the tree(s) may be approved for removal and
replacement during construction.
(1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or
proposed structures and interference with utility services, and whether the tree is a Dead tree or a
Fallen tree.
(2) The necessit y to remove the tree because of physical damage or threatened damage to improvements
or impervious surfaces on the propert y.
(3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the
diversion or increased flow of surface waters, particularl y on steep slopes.
(4) The number, species, size and location of existing trees in the area and the effect the removal would
have upon shade, privacy impact, scenic beaut y, property values, erosion control, and the general
welfare of residents in the area.
(5) The age and number of healthy trees the property is able to support according to good forestry
practices.
(6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the
protected tree.
(7) Whether the approval of the request would be contrary to or in conflict with the general purpose and
intent of this Article.
(8) Any other information relevant to the public health, safet y, or general welfare and the purposes of this
ordinance as set forth in Section 15-50.010
(9) The necessit y to remove the tree for economic or other enjoyment of the propert y when there is no
other feasible alternative to the removal.
(10) The necessit y to remove the tree for installation and efficient operation of solar panels, subject to the
requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed
and replacement trees planted in conformance with the City Arborist's recommendation.
3
20
20408 (20418) Hill Avenue Attachment 3
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Richard Gessner, Monarch Consulting Arborist, LLC
Dates of Report: November 1, 2015, addendum June 29, 2016
An arborist report was submitted for this project that inventoried 37 trees protected by
Saratoga City Code. Information on the condition of each tree, potential impacts from
construction, suitability for preservation, appraised values and tree protection
recommendations was provided. A table summarizing information about each tree is below.
Eleven trees protected by Saratoga City Code (302 – 306, 318, 319, 848, 849, 894 and 905)
are requested for removal to construct this project. They qualify for removal and
replacement as part of the project once a building division permit has been issued. Three no
protected trees shown on the plans may be removed at any time without a permit.
Table 2: List of trees and appraised values from submitted arborist reports.
Tree
No. Species
Trunk
Diameter
(inches)
Condition
Intensit y of
Construction
Impacts
Appraised
value
Coast live oak
301 Quercus agrifolia 6 Fair Moderate $460
* Coast live oak
302 Quercus agrifolia 6 Fair Moderate $460
*Red gum eucalyptus
303 Eucalyptus camaldulensis 20 Fair Moderate $2,300
*Red gum eucalyptus
304 Eucalyptus camaldulensis 10 Fair High $620
*Red gum eucalyptus
305 Eucalyptus camaldulensis 12 Fair Moderate $870
*Red gum eucalyptus
306 Eucalyptus camaldulensis 12 Fair High $870
Red gum eucalyptus
307 Eucalyptus camaldulensis 48 Fair High $10,600
Red gum eucalyptus
308 Eucalyptus camaldulensis 20 Fair High $2,310
Red gum eucalyptus
309 Eucalyptus camaldulensis 20 Fair High $2,310
Red gum eucalyptus
310 Eucalyptus camaldulensis 30 Fair High $5,100
Red gum eucalyptus
311 Eucalyptus camaldulensis 38 Fair High $7,700
4
21
20408 (20418) Hill Avenue Attachment 3
Table 2 continued: List of trees and appraised values from submitted arborist reports.
Tree
No. Species
Trunk
Diameter
(inches)
Condition
Intensit y of
Construction
Impacts
Appraised
value
Red gum eucalyptus
312 Eucalyptus camaldulensis 30 Fair Moderate $5,100
Red gum eucalyptus
313 Eucalyptus camaldulensis 28 Fair Moderate $4,480
Red gum eucalyptus
314 Eucalyptus camaldulensis 12 Fair Moderate $870
Red gum eucalyptus
315 Eucalyptus camaldulensis 15 Fair Moderate $1,320
Red gum eucalyptus
316 Eucalyptus camaldulensis 40 Fair Moderate $8,300
Coast live oak
317 Quercus agrifolia 15 Fair Moderate $2,390
* Monterey pine
318 Pinus radiata 14 Dead Moderate $0
* Monterey pine
319 Pinus radiata 18 Dead Moderate $0
Red gum eucalyptus
320 Eucalyptus camaldulensis 24 Fair Moderate $3,310
Red gum eucalyptus
321 Eucalyptus camaldulensis 15 Fair Moderate $1,330
Red gum eucalyptus
322 Eucalyptus camaldulensis 15 Fair Moderate $1,330
Coast live oak
323 Quercus agrifolia 6 Fair Moderate $460
Red gum eucalyptus
324 Eucalyptus camaldulensis 10 Fair Moderate $620
Black oak
801 Quercus kelloggii 31 Good Moderate $30,900
Black oak
847 Quercus kelloggii 25 Good Moderate $20,500
* Black oak
848 Quercus kelloggii 42 Poor High $17,100
* Aleppo pine
849 Pinus halepensis 18 Fair High $3,900
Coast live oak
888 Quercus agrifolia 18 Fair Low $3,340
5
22
20408 (20418) Hill Avenue Attachment 3
Table 2 continued: List of trees and appraised values from submitted arborist reports.
Tree
No. Species
Trunk
Diameter
(inches)
Condition
Intensity of
Construction
Impacts
Appraised
value
Coast live oak
889 Quercus agrifolia 20 Fair Low $4,120
Black oak
890 Quercus kelloggii 18 Fair Low $5,600
* Fig
894 Ficus carica 13 Fair High $5,600
Black oak
901 Quercus kelloggii 36 Good Low $42,500
Black oak Fair/
902 Quercus kelloggii 24 Good Low $5,900
Coast live oak
903 Quercus agrifolia 6 Good Low $620
Coast live oak
904 Quercus agrifolia 7 Good Low $820
* Coast live oak
905 Quercus agrifolia 8 Good Low $1,350
Total value of trees $205,360
Value of removals $33,070
Security deposit $117,150
*Cells shaded in red and marked with an asterisk indicate trees requested for removal.
6
23
20408 (20418) Hill Avenue Attachment
CONDITIONS OF APPROVAL
1.It is the responsibility of the owner, architect and contractor to be familiar with the
information in this report and implement the required conditions.
2.All recommendations in the arborist report dated November 1, 2015 and addendum dated
June 29, 2016 prepared by Richard Gessner of Monarch Consulting Arborists LLC shall
become conditions of approval.
3.This report shall also be copied onto a plan sheet and included in the final set of plans.
4.The designated Project Arborist shall be Richard Gessner, unless otherwise approved by the
City Arborist.
5.Tree Protection Security Deposit
a.Is required per City Ordinance 15-50.080.
b.Shall be $117,150 for tree(s) 301, 317, 801, 847, 888, 889, 890, 901, 902, 903 and 904.
c.Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d.May be in the form of cash, check, credit card payment or a bond.
e.Shall remain in place for the duration of construction of the project.
f.May be released once the project has been completed, inspected and approved by the City
Arborist.
6.Tree Protection Fencing:
a.Shall be installed as shown on the attached map.
b.Shall be shown on the Site Plan.
c.Shall be established prior to the arrival of construction equipment or materials on site.
d.Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
e.Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f.Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g.Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
7.If contractor feels that work must be done inside the fenced area, call City Arborist to arrange
a field meeting before performing work.
8.The Project Arborist shall visit the site every two weeks during excavation, grading or
trenching activities and monthly otherwise. Following visits to the site, the Project Arborist
shall provide the City with a report including photos documenting the progress of the project
and noting any tree issues.
7
24
20408 (20418) Hill Avenue Attachment
9.The Project Arborist shall be on site to monitor all work within:
a.8 feet of tree 324
b.10 feet of trees 888, 889, 890
c.20 feet of trees 316, 801, 847, 901, 902
10.The Project Arborist shall monitor:
a.Excavation for the driveway where it is within 20 feet of tree 847. No “OSHA cut”
will be permitted into the tree protection area. Alternative methods shall be used.
b.Excavation for the front parking area where it is within 25 feet of tree 901.
Excavation shall not exceed 6 inches.
c.Installation of the piers for the stucco retaining wall within 20 feet of tree 801. Holes
for piers shall be hand dug for the first two feet.
d.Construction of the drainage dissipater where it is within 20 feet of trees 311 – 324.
11.Following completion of the work around trees, and before a final inspection of the project,
the applicant shall provide a letter to the City from the Project Arborist. That letter shall
document the work performed around trees, include photos of the work in progress, and
provide information on the condition of the trees.
12.No protected tree authorized for removal or encroachment pursuant to this project may be
removed or encroached upon until the issuance of the applicable permit from the building
division for the approved project.
13.Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 on all construction work.
14.All construction activities shall be conducted outside tree protection fencing. These activities
include, but are not necessarily limited to, the following: demolition, grading, trenching,
equipment cleaning, stockpiling and dumping materials (including soil fill), and
equipment/vehicle operation and parking.
15.Trenching to install utilities is not permitted inside tree protection fencing.
16.Roots of protected trees measuring two inches in diameter or more shall not be cut without
prior approval of the Project Arborist. Roots measuring less than two inches in diameter may
be cut using a sharp pruning tool.
17.Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
18.Trees 302 – 306, 318, 319, 848, 849, 894 and 905 meet the criteria for removal and
replacement as part of the project, and may be removed and replaced once Building Division
permits have been obtained.
19.Trees permitted for removal shall be replaced on or off site according to good forestry practices,
and shall provide equivalent value in terms of aesthetic and environmental quality, size, height,
location, appearance and other significant beneficial characteristics of the removed trees. The
8
25
20408 (20418) Hill Avenue Attachment
value of the removed trees shall be calculated in accordance with the ISA Guide for Plant
Appraisal.
20.New trees equal to $33,070 shall be planted as part of the project before final inspection and
occupancy of the new home. New trees may be of any species.
21.Replacement values for new trees are listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
22.At least two new trees shall be planted in the front yard.
23.The rest of the replacement trees may be planted anywhere on the property as long as they do
not encroach on retained trees.
24.Only drought tolerant plants that are compatible with oaks are permitted under the outer half
of the canopy of oak trees on site.
25.Water loving plants and lawns are not permitted under oak tree canopies.
26.Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If
there is insufficient room to plant new trees, some or all of the replacement value for trees
shall be paid into the City’s Tree Fund.
27.At the end of the project, when the contractor wants to remove tree protection fencing and
have the tree protection securit y deposit released by the City, call City Arborist for a final
inspection.
9
26
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27
Memorandum of Geotechnical Clearance Conditions
Page 1 of 1
MEMORANDUM
TO: Chris Riordan, Senior Planner, Community Development Department
CC: Cherukupalli, N. and P. (Owners) and D & Z Design Associates (Applicant)
FROM: Iveta Harvancik, Senior Engineer
SUBJECT: Geotechnical Clearance Conditions; GEO16-0020 at 20408 Hill Avenue
DATE: November 3, 2016
1.The Project Geotechnical Consultant shall review and approve all geotechnical aspects of the
project building and grading plans (i.e., site preparation and grading, site drainage
improvements and design parameters for foundations, retaining walls and driveway) to ensure
that their recommendations have been properly incorporated. The final locations and methods
for concentrated water discharge should be evaluated and approved by the Project Geotechnical
Consultant considering avoidance of erosion and/or adverse slope stability impacts.
The results of the plan review shall be summarized by the geotechnical consultant in a letter and
submitted to the City Engineer for review and prior to issuance of building permits.
2.The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects
of the project construction. The inspections shall include, but not necessarily be limited to: site
preparation and grading, site surface and subsurface drainage improvements, and inspection of
all excavations for foundations and retaining walls prior to the placement of steel and concrete.
The Consultant shall inspect final project drainage improvements for conformance with
geotechnical recommendations.
The results of these inspections and the as-built conditions of the project shall be described by
the geotechnical consultant in a letter and submitted to the City Engineer for review prior to
final (granting of occupancy) project approval.
3.The owner (applicant) shall pay any outstanding fees associated with the City Geotechnical
Consultant’s review of the project prior to Zone Clearance.
4.The owner (applicant) shall enter into an Indemnity agreement holding the City of Saratoga
harmless from any claims or liabilities caused by or arising out of soil or slope instability,
slides, slope failure or other soil related and/or erosion related conditions.
Attachment 3
28
CITY OF SARATOGA
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
(408) 868-1222
NOTI CE OF PUBLI C HE ARI NG
The City of Saratoga’s Planning Commission announces the following public hearing on:
Wednesday, the 11th of January, 2017, at 7:00 p.m.
The public hearing will be held in the City Hall Theater located at 13777 Fruitvale Avenue. A site
visit will also be held by the Planning Commission at the subject property. Please contact the
Planning Department for the date and time of the site visit. The public hearing agenda item is
stated below. Details of this item are available at the Saratoga Community Development
Department, Monday through Friday 7:30 a.m. – 5:00 p.m. Please consult the City website at
www.saratoga.ca.us regarding Friday office closures.
APPLICATION: PDR16-0010, ARB16-0019
ADDRESS: 20408 Hill Avenue
APPLICANT/OWNER: Cherukupali/ D&Z Design
APN: 517-18-070
DESCRIPTION: Application PDR16-0010 & ARB16-0019; 20408 Hill Avenue (517-18-070);
Naquendra & Padma Cherukupalli / D&Z Design Associates - The applicant is requesting Design
Review approval to construct a new 5,920 square foot two story single-family home on a vacant
parcel with a 3,258 square foot basement. A 560 square foot detached secondary dwelling unit
would be constructed behind the main residence near the southeast corner of the site. The net lot size
area is 1.2 acres or 53,405 square feet and is zoned R-1-40,000. Staff Contact: Christopher Riordan
(408) 868-1235.
All interested persons may appear and be heard at the above time and place. In order for information
to be included in the Planning Commission’s information packets, written communications should be
filed on or before Tuesday, January 3, 2017.
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.
Christopher Alan Riordan, AICP
Senior Planner
(408) 868-1235
Attachment 4
29
Attachment 5
30
31
32
33
34
35
36
37
Attachment 6
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
PERVIOUS PAVED
DRIVEWAY
Covered
Terrace
Terrace
Great
Room
Living
Room
Lightwell(E) Tree not protected.
to be removed
Dining
Room
Library
Bedroom
Concrete Driveway
Guest
House
(E) Coast
Live Oak
(E) Coast
Live Oak
(E) Coast
Live Oaks
(E) Black Oak
(to be protected see
architectural plans)
(E) Black Oak
(E) Aleppo Pine to
be removed
(E) Black Oak
to be
removed
Retaining
Walls650640630
650
650
640
640
630
620
630
620
62040 LAVENDER
'GROSSO'
12 GERANIUM
BIOKOVO
Ingress/Egress &
P.U.E Easment
FRUIT TREES
Built-in
bench with
cushions
POOL
15'X40'
@642'
ROSE GARDEN
PATH
Staircase down
to backyard
A.C. h
Steps
Steps
Steps
Arbor Columns
Ballustrade
Fire Pit
with Bench
around
Staircase
Iron Fence
Wood Fence, 6' High
Pot Pedestals
Tuli Plant
on Pedestal
Swing
Sink
Stools
Spa
Steps
Steps
Steps
Stove
Top
Pizza
Oven
Bar Sink
#890
to be protected see
architectural plans
#889
#888
#894
to be protected see
architectural plans
#848
#849
#801
#903
#904
(E) Fig to be
removed
#905
(E) Coast Live Oak
to be removed
#847(E) Red
GumEucalyptus
Not protected.
to be removed
#902 #901
Arbutus
marina
4-Iceberg
Roses
3' high stucco wall &
columns. See detail
on sheet L-4
Garbage
can
storage
AC units
15’ cle
ar
a
n
c
e
No Grading
within 15’ of
tree trunk
12’5’
Wood Fence, 6' High
Wood Fence, 6' High
California Gold fines Pathways
California Gold
fines Pathways
California Gold
fines Pathways
Edge of
Pavement
Edge of
Pavement
Edge of
Pavement
Property
Line
Property
Line
Edge of
Pavement
Bio-retention area.
See Civil Plans
Bio-retention area.
See Civil Plans
#301
(E) Coast Live Oak
#302
(E) Coast Live Oak
to be removed
#303
#304
(E) Red Gum
Eucalyptus
Not protected.
to be removed
#305
(E) Red Gum
Eucalyptus
Not protected.
to be removed
#306
(E) Red Gum
Eucalyptus
Not protected.
to be removed
Less than 10.
to be removed
Less than 10.
to be removed
#307
(E) Red Gum
Eucalyptus
to Remain
#308
(E) Red Gum
Eucalyptus
to Remain
#309
(E) Red Gum
Eucalyptus
to Remain
#310
(E) Red Gum
Eucalyptus
to Remain
#311
(E) Red Gum
Eucalyptus
to Remain
#312
(E) Red Gum
Eucalyptus
to Remain
#313
(E) Red Gum
Eucalyptus
to Remain
#314
(E) Red Gum
Eucalyptus
to Remain
#317
(E) Coast
Live Oak
to Remain
#315
(E) Red Gum
Eucalyptus
to Remain
#316
(E) Red Gum
Eucalyptus
to Remain
#318
#319
(E) Monterey Pine
(Dead, to be
removed)
#320
(E) Red Gum
Eucalyptus
to Remain
#323
(E) Coast
Live Oak
to Remain
#324
(E) Red Gum
Eucalyptus
to Remain
#322
(E) Red Gum
Eucalyptus
to Remain
#321
(E) Red Gum
Eucalyptus
to Remain
TREE REPLACEMENTS & VALUES
QTY SIZE TREES VALUES
3 36” Box Acer palmatum Japanese Maple $4,500.00
5 36” Box Arbutus 'Marina'Strawberry Tree $7,500.00
1 36" Box Azara dentata Azara Tree $1500.00
3 15 gal.Dwarf Citrus $450.00
3 36" Box Lagerstroemia x fauriei hybrids Tuscarora (red) (Crape Myrtle)$4,500.00
6 24" Box Lagerstroemia x fauriei hybrids Tuscarora (red) (Crape Myrtle)$3,000.00
4 36" Box Olea fruitless multi 'Majestic Beauty'Fruitless Olive $6,000.00
23 15 gal.Fruit Trees $3,450.00
5 24" Box Quercus agrifolia Coast Live Oak $2,500.00
$33,400.00
Concrete
Concrete
(E) Monterey Pine
(Dead, to be
removed)
6-29-16
5 TOYON
BALLUSTRADE
10 LOROPETALUM
12 CARPET ROSES
(E) Black Oak
20 STAR JASMINE
3 JAPANESE MAPLES
12 ELIOCARPUS
3 PHORMIUM
7 ICEBERG ROSES
10 PRUNUS 'COMPACTA'8 PHOTINIA
3 ARBUTUS MARINA
ENTRY
6 RHAPHIOLEPSIS
2 PHORMIUM
4 MEXICAN SAGE
9 LIMONIUM
3 CRAPE MYRTLES
14 BOXWOOD
2 POT PEDESTAL
4 FRUITLESS OLIVES
ON 2' HIGH BERM
20 LAVENDER
12 EUONYMUS 'GREEN SPIRE'
ANNUALS
CURB
FOUNTAIN
CLUSTERS OF
BOULDERS
12 SALVIA GREGII
10 PINK CARPET ROSES
6 LAVENDER 12 SALVIA
GREGII
5 CARPET ROSES
21 ROSEMARY
9 GERANIUM BIOKOVO
7 ICEBERG ROSES
3 LIMONIUM
7 LIMONIUM
20 PURPLE
VERBENA
22 BOXWOOD
'GREEN BEAUTY'
22 LAVENDER 'GROSSO'
12 RHAPIOLEPSIS
34 ROSEMARY
10 PRUNUS
'COMPACTA'
16 PITTOSPORUM
3 CRAPE MYRTLES
1 AZARA
TREE
GROUND COVER OF
MYOPORUM PARVIFOLIUM
(E) Black Oak (E) Black Oak
TREE #SPECIES VALUE
894 FICUS CARICA
9O5 QUERCUS AGRIFOLIA
848 QUERCUS KELLOGGI
849 PINUS HALAPENSIS
$17,140.5
$3,901.5
$5,617.5
$1,345.6
$33,125.1
TREES TO BE REMOVED & VALUES
5-Coast Live Oak
3-Crape Myrtles
6-Carpet Roses
7-Carpet Roses
3- Dwarf
Citrus
See Plant Legend on sheet L-3
EXISTING ADJACENT
RESIDENTIAL PROPERTY
EXISTING ADJACENT
RESIDENTIAL VACANT LOT
Total Proposed Hardscape = 15,099 sq. ft.
Hardscape in front Setback (30’) = 621 sq. ft.
Percentage of Hardscape in front Setback = 4%
302 $460.00QUERCUS AGRIFOLIA
304 $620.00EUCALYPTUS CAMALDULENSIS
305 $870.00EUCALYPTUS CAMALDULENSIS
306 $870.00EUCALYPTUS CAMALDULENSIS
303 $2,300.00EUCALYPTUS CAMALDULENSIS
3&7*4*0/4#:AITKEN ASSOCIATESLANDSCAPE ARCHITECTS 8262 Rancho Real Gilroy Ca. 95020Calif. Reg.#2239 (408) 842-0245aitkenassociates@gmail.com20408 Hill Ave. Saratoga, Ca.1"=10'-0"
TG & SA
Cherukupalli
L-1 FRONT YARD LANDSCAPE PLANN CHERUKUPALLI RESIDENCEDATE
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* NOTE: (E) = Existing Garden Element
ARTIFICIAL TURF
(Permeable surface)
3 PHORMIUM
2 PHORMIUM
1 PHORMIUM
ARTIFICIAL TURF
(Permeable surface)
1 ARBUTUS 'MARINA'
Hill Ave. Stucco Wall Ends Here
6’ High Wood Fence Starts Here
6’ High Wood Fence Ends Here
Iron Fence, Starts Here
6’ High Wood Fence Ends Here
Iron Fence, Starts Here
3’ High Stucco Wall
Ends Here
6’ High Wood Fence
Starts Here
12’ Wide Access
Gate
5-Iceberg Roses
30-Star Jasmine
3-Limonium
30'20'20'50'
80’-0”
107’-6“
56
6-29-16
3&7*4*0/4#:AITKEN ASSOCIATESLANDSCAPE ARCHITECTS 8262 Rancho Real Gilroy Ca. 95020Calif. Reg.#2239 (408) 842-0245aitkenassociates@gmail.com20408 Hill Ave. Saratoga, Ca.1"=10'-0"
TG & SA
Cherukupalli
L-2 IRRIGATION PLANN CHERUKUPALLI RESIDENCEDATE
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* NOTE: (E) = Existing Garden Element
IRRIGATION KEY
Main Line:SCH 40 2"
Sleeves: SCH 40 2", bury 18". Extend ends into planter areas
6" max. Mainline sleeves shall be 4" SCH 40.
Lateral Line SCh 40 1"
Rainbird Drip Valve XCS-100-PRF
C
Drip Rings: Rainbird XFD on surface
dripline w/ 12" emitter spacing.
Controller: Rainbird ESP-Me series Smart modular 4-22
Stations with Water Sense Meter
Point of Connection
Backflow- FEBCO 825Y
1 Valve number callout and type of
irrigation
Dripline tubing: Rainbird XFD on surface
dripline w/ 24" emitter spacing.
2Low Drip
3Low Drip
4Low Drip
5
6
Low Drip
Low Drip
7 Low Drip
8
9
Low Drip
Low Drip
10
11
Low Drip
Low Drip
Covered
Terrace
Terrace
Great
Room
Living
Room
LightwellDining
Room
Bedroom
Concrete Driveway
Guest
House
Entry
Gates
POOL
15'X40'
@642'
Wood Fence
Iron Fence
Wood Fence, 6' High
Spa
ENTRY
Ingress/Egress &
P.U.E Easment
PERVIOUS PAVED
DRIVEWAY
FOUNTAIN1Low Drip
Hill Ave. 30'20'20'50'
C
Controller in
Garage
WM
Existing Water MeterWM
Point of Connection
& Backflow
See Water Calculations on sheet L-3
Bio-retention area.
See Civil Plans
80’-0”
107’-6“
57
6-29-16
3&7*4*0/4#:AITKEN ASSOCIATESLANDSCAPE ARCHITECTS 8262 Rancho Real Gilroy Ca. 95020Calif. Reg.#2239 (408) 842-0245aitkenassociates@gmail.com20408 Hill Ave. Saratoga, Ca.1"=10'-0"
TG & SA
Cherukupalli
L-3 WATER CALCULATIONS & PLANT LISTCHERUKUPALLI RESIDENCEDATE
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MAWA EPPT and ETWU Calculations
Project Name: Cherukupalli Residence
Project Location: 20408 Hill Ave. Saratoga, Ca.
Total Landscape Area: 7,858.3 sq. ft.
Date:2/1/16
MAWA CALCULATION
MAWA = (Eto)(.62)[(.0.55xLA) + (1-ETAF x SLA)]
MAWA = Maximum Applied Water Allowance ( gallons per year)
Eto = Reference Evapotranspiration (inches per year)
.62 = Conversion Factor (to gallons)
0.55 = Et Adjustment Factor (ETAF)
LA = Landscape Area including SLA (square feet)
0.45 = Additional Water Allowance for SLA
SLA = Special Landscape Area (square feet)
Eto =42.9
Conversion 0.62
ETAF 0.55
LA = 7,858
SLA = 0
MAWA =114,958.3 gallons per year
15,368.8 cubic feet per year
MAWA with EPPT
MAWA = (Eto-Eppt)(.62)[(.0.55xLA) + (1-ETAF x SLA)]
Eppt= 25% of Annual precipitation
Eto =42.9
Eppt=7.7
ETAF=0.55
LA = 7,858
SLA = 0
MAWA w/ EPPT =94,346.6 gallons per year
12,613.2 cubic feet
ETWU CALCULATION
ETWU = (Eto)(.62)[(PF/IE)(LA)
ETWU = Estimated Total Water Use Per Year (gallons)
ETo = Reference Evapotranspiration
PF = Plant Factor from WUCOLS (Region 2, Water Use: H 0.7 - 0.9, M 0.4 - 0.6, L 0.1 - 0.3, VL < 0.1, All Turf 0.8)
LA = Landscape Area ( High, Medium, and low water use areas)( square feet)
SLA = Special Landscape Area
.62 = Conversion Factor
IE = Irrigation Efficiency (drip spray and bubblers .81, sub surface .81, spray sprinklers .75
ET Adjustment Factor (ETAF) .55 for Residential and .45 for Non Residential
Reference Evapotranspiration (Eto) 42.9 Saratoga, Ca
REGULAR LANDSCAPE AREAS
Hydrozone #/ Plant Description Irrigation Method Plant Factor (PF)Irrigation
Efficiency (IE)ETAF (PF/IE)Landscape
Area (sq. ft)ETAF x Area ETWU
1.) Low Water Use Shrubs Drip 0.3 0.81 0.37037037037037 396.0 146.7 0.0
2.) Low water use planting Drip 0.2 0.81 0.246913580246914 798.0 197.0 5,240.8
3.) Low water use planting Drip 0.2 0.81 0.246913580246914 755.0 186.4 4,958.4
4.) Low Water Use Shrubs Drip 0.3 0.81 0.37037037037037 559.0 207.0 5,506.8
5.) Low Water Use Shrubs Drip 0.2 0.81 0.246913580246914 300.0 74.1 1,970.2
6.) Low Water Use Shrubs Drip 0.2 0.81 0.246913580246914 422.0 104.2 2,771.4
7.) Low Water Use Shrubs Drip 0.2 0.81 0.246913580246914 270.0 66.7 1,773.2
8.) Low Water Use Shrubs Drip 0.2 0.81 0.246913580246914 390.0 96.3 2,561.3
9.) Low Water Use Shrubs Drip 0.2 0.81 0.246913580246914 462.0 114.1 3,034.1
10.) Low Water Use Shrubs Drip 0.2 0.81 0.246913580246914 577.5 142.6 3,792.7
11.) Low Water Use Shrubs Drip 0.3 0.81 0.37037037037037 1,163.0 430.7 11,456.8
Total sf ft.Totals Totals
7,858.3 1,765.8 20,447.6
SPECIAL LANDSCAPE AREAS
Hydrozone #/ Plant Description Irrigation Method Plant Factor (PF)
Irrigation
Efficiency (IE)ETAF (PF/IE)
Landscape
Area (sq. ft)ETAF x Area ETWU
1 0 0 0.0
Totals Totals Totals
0 0 0.0
ETWU TOTAL 20,447.6
MAWA 114,958.3
ETAF CALCULATIONS
Regular Landscape Areas
Total ETAF x Area 1,765.8
Total Area 7,858.3
Average ETAF 0.2
Special Landscape Areas
Total ETAF x Area 1,765.8
Total Area 7,858.3
Sitewide ETAF 0.2
Average ETAF for Regular Landscape Areas must be .55 or below for residential areas, and .45 or below for non residential areas.
PLANT LEGEND
Qt Size Botanical Name Common Name
SHRUBS, VINES & HERBACEOUS
22 1 gal.Buxus microphylla japonica 'Green Beauty'Boxwood
14 1 gal.Buxus microphylla japonica Japanese Boxwood
12 5 gal.Elaeocarpus Japanese blueberry
12 1 gal Euonymus 'Green Spire'(great hedge)
5 5 gal.Heteromeles arbutifolia Toyon
10 5 gal.Loropetalum chinensis 'Rubra'Loropetalum
8 5 gal.Photinia fraseri Photinia
16 5 gal.Pittosporum tenuifolium 'Nigircans'Dwarf Tobira
20 5 gal.Prunus caroliniana 'compacta'Dwarf Carolina Laurel Cherry
18 5 gal.Rhaphiolepsis umbellata minor India Hawthorne
14 5 gal Rosa 'Iceberg'Iceberg Roses
33 5 gal.Rosa 'Meidiland Pink'Pink Meidiland Carpet Rose
55 1 gal.Rosmarinus 'Tuscan Blue'Rosemary
50 1 gal.Trachelospermum jasminoides Star Jasmine
TREES
3 36” Box Acer palmatum Japanese Maple
5 36” Box Arbutus 'Marina'Strawberry Tree
1 36" Box Azara dentata Azara Tree
3 15 gal.Dwarf Citrus
3 24" Box Lagerstroemia x fauriei hybrids Tuscarora (red) (Crape Myrtle)
6 36" Box Lagerstroemia x fauriei hybrids Tuscarora (red) (Crape Myrtle)
4 36" Box Olea fruitless multi 'Majestic Beauty'Fruitless Olive
23 15 gal.Fruit Trees
5 24" Box Quercus agrifolia Coast Live Oak
GROUNDCOVERS
15 1 gal.Myoporum parvifolium 'Prostratum'Myoporum
20 1 gal Verbena tapien Purple Verbena
PERENNIALS
21 1 gal.Geranium cantabrigiense 'Biokovo'Geranium 'Biokovo'
88 1 gal.Lavandula ‘Grosso'English Lavender
25 1 gal.Limonium perezii Sea Lavender
4 5 gal.Salvia leucantha Mexican Sage
22 1 gal.Salvia greggii 'Flame'Autumn Sage (bright red)
GRASSES
11 5 gal.Phormium tenax 'Maori Queen'Dwarf New Zealand Flax
58
59
Concrete footing
#4 Re-bar
Class II base rock 1’-0”40"6"28"
3/8" Galvanized Carriage Bolts
8X8 Post
14" O.C.
BBQ Arbor Detail
3x3 Trellis
8X8 Post
8'-0"#4 Re-bar
Class II base 40"6"28"
3/8" Galvanized Carriage Bolts
30" O.C.
8X8 Post
18" MAX3”9'-0"Post
Concrete
Footing
Finish grade
Simpson CB66
18" MAX
8X8 Post
3x3 Trellis
14’-6”13’-0”
14 x 12 Beam
17'-4 "
16’-6” O.C.
17'-10”3'-0"Granite Countertop
3'-0"Counter
4 x 10 Beam
4 x 10 Beam
3&7*4*0/4#:AITKEN ASSOCIATESLANDSCAPE ARCHITECTS 8262 Rancho Real Gilroy Ca. 95020Calif. Reg.#2239 (408) 842-0245aitkenassociates@gmail.com20408 Hill Ave. Saratoga, C.A. 10-5-2016
AD
CHERUKUPALLI
L-5CHERUKUPALLI RESIDENCEDATE
SCALE
DRAWN
JOB
* NOTES (E) = Existing
3&7*4*0/4#:AITKEN ASSOCIATESLANDSCAPE ARCHITECTS 8262 Rancho Real Gilroy Ca. 95020Calif. Reg.#2239 (408) 842-0245aitkenassociates@gmail.comARBOR DETAIL SHEET DATE
SCALE
DRAWN
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60
REPORT TO THE
PLANNING COMMISSION
Meeting Date: January 11, 2017
Application: Fence Exception / FER16-0002 & ARB 16-0008
Location/APN: 20375 Saratoga Los Gatos Rd / 397-22-049
Owner / Applicant: Paul & Elizabeth Patterson / Brian Koch
Staff Planner: Sung H. Kwon, Senior Planner
20375 Saratoga-Los Gatos Road
61
EXECUTIVE SUMMARY
ZONING
Single-Family Residential (R1-10,000)
GENERAL PLAN DESIGNATION
Residential Low Density (RLD)
PROJECT DESCRIPTION
The applicant is requesting approval of a fence exception with the following three elements: 1) a
fence that would be 6 feet high in the front yard setback, where 3 feet is allowed, 2) a 10-foot wide
entry element where a 5-foot width is allowed (The front pedestrian gate would 6 feet high and the
columns adjacent to the gate would be 6 feet 6 inches), and 3) portions of the fence be located 2
feet from the front property line where 15 feet is the minimum required adjacent to a scenic
corridor. Three palm trees located in front the fence are also proposed for removal.
SITE AND PROJECT CHARACTERISTICS
HISTORIC SIGNIFICANCE
The proposed fence would be located in front of the Woodleigh House. This Greek Revival house
was built in 1911 and is eligible for the California Register of Historical Resources. It is not
currently on the California Register of Historic Resources.
The Heritage Preservation Commission (HPC) reviewed the proposed fence on February 9, 2016.
The HPC recommended approval of the fence design with conditions of approval (As noted in
Attachment 1).
STATE SCENIC HIGHWAY
Highway 9 is the only Officially Designated State Scenic Highway in Santa Clara County.
“When a city or county nominates an eligible scenic highway for official designation, it must
identify and define the scenic corridor of the highway. Scenic corridors consist of land that is visible
from the highway right of way, and is comprised primarily of scenic and natural features.
Topography, vegetation, viewing distance, and/or jurisdictional lines determine the corridor
boundaries. The city or county must also adopt ordinances, zoning and/or planning policies to
preserve the scenic quality of the corridor or document such regulations that already exist in various
portions of local codes. They should be written in sufficient detail to avoid broad discretionary
interpretation and demonstrate a concise strategy to effectively maintain the scenic character of the
corridor. These ordinances and/or policies make up the Corridor Protection Program.”1
As the fence is located adjacent to a scenic corridor, special standards also apply. Consideration of
these standards and an exception request regarding the state scenic highway setback is discussed in
the next section of this report.
1 http://www.dot.ca.gov/hq/LandArch/16_livability/scenic_highways/faq.htm 62
3 | P a g e
MATERIALS AND COLORS PROPOSED
The proposed fence would be a six foot tall brick and iron fence along front property line facing
Saratoga –Los Gatos Road. The entry gate would be painted white.
NEIGHBORHOOD COMPATIBILITY
Many properties along Saratoga-Los Gatos Road have heavy vegetation along the road. Some of
these properties have fences on the property line but are screened by thick vegetation.
ARBORIST REVIEW
Three trees are proposed for removal. The City’s Arborist has approved this application with
conditions.
NEIGHBORHOOD NOTIFICATION
The public hearing notice was mailed to property owners within 500 feet of the subject property.
No comments have been received.
STAFF RECOMMENDATION
Adopt Resolution No. 17-002 approving the project, subject to conditions of approval. Staff
believes that the main entry area could be pushed back past the 15 foot setback line. This would
also be in line with the other portion of the fence that is setback beyond 15 feet and reduce the
amount fence area subject to the scenic corridor exception. Please see condition # 9.
FENCE STANDARDS AND EXCEPTION REQUESTS
As noted in Section 15-29-.090, the owner(s) of a proposed fence, including any gates or pilasters
may request that the Planning Commission grant an exception to the regulations regarding fences if
the Planning Commission can make all fence exception findings. As the fence is located along a
scenic corridor, additional standards apply. The applicable fence standards are provided below:
EXCEPTION 1 - FENCE HEIGHT
Under Section 15-29.010(b), fences in the front yard setback shall be limited to 3 feet in height.
The proposed design would be a 6 foot high fence in the front yard setback. The Commission may
wish to evaluate this standard in Fence Exception Findings #1, #2, #3, #4, and #5.
EXCEPTION 2 - PEDESTRIAN ENTRY ELEMENT WIDTH
Under Section 15-29.010(d)(3), pedestrian entry elements shall be 5 feet wide when having a
height up to 8 feet high.
The proposed pedestrian entry element would be 10 feet wide. The Commission may wish to
evaluate this standard in Fence Exception Findings #1, #2, #3, #4, and #5.
EXCEPTION 3 - SCENIC CORRIDOR FRONT SETBACK
Under Section 15-29.050(b), special standards that may be evaluated by the Planning
Commission.
63
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(a) Fence permit is required when located within one hundred feet from the right-of-
way of a State-designated scenic highway.
Granting of a fence exception by the Planning Commission would fulfill this requirement.
(b) Setback of fifteen feet is required from the property line abutting the right-of-way of
a scenic highway. The minimum setback may be increased to a maximum of one
hundred feet if necessary to preserve the scenic qualities of the highway.
This application includes an exception to this standard to allow the fence to be two feet from the
front property line at the closest point. There are portions of the fence located more the 2 feet
from the front property line. Some portions of the fence would be located more than 15 from
the front property line. The Commission is being asked to evaluate this standard in Fence
Exception Findings #1, #2, #3, #4, and #5.
(c) Color, material and design of fences adjacent to scenic highways may be constructed
of wood, stone, stucco, masonry, wrought iron or similar material, but no chain link,
plastic or wire fencing shall be permitted. The design, color and materials of the fence
or wall shall be subject to approval based upon a finding that the fence or wall will not
adversely affect the scenic qualities of the highway and will be compatible with the
natural terrain.
The proposed fence would be made of brick and wrought iron. The Commission is being
asked to evaluate if the color, material and design is appropriate in Fence Exception Finding
#2.
(d) Landscape screening shall be permanently maintained parallel to and along the
entire length of the exterior side of the fence facing the scenic highway. Suc h landscape
plan shall provide for the planting of trees and vegetation that are native to the area,
fast growing, and require little or no maintenance. The plan shall not be approved
unless the proposed landscaping will effectively screen the fence from p ublic view and
enhance the visual appearance of the scenic highway. Prior to issuance of the fence
permit, a landscape maintenance agreement shall be executed by the applicant and
recorded in the office of the County Recorder, which agreement shall constitute a
covenant running with the land.
Crape Mrytle trees and other bushes are proposed in front of the fence. The Commission is
being asked to evaluate the adequacy of landscape screening in Fence Exception Finding #3.
(e) Height of any fence adjacent to a scenic highway shall comply with the regulations
set forth in Section 15-29.010
The Commission is being asked evaluate the height of the fence in Fence Exception Findings
#1, #2, #3, #4, and #5.
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FENCE EXCEPTION FINDINGS
The findings required for issuance of a Fence Exception pursuant to City Code Section 15-29.090(a)
are set forth below and the Applicant has met the burden of proof to support making all of those
required findings:
Finding #1: The subject fence will be compatible with other similar structures in the
neighborhood. This finding can be made because the design of the proposed fence is similar to
other fences in the area. The height of the proposed fence and entryway is in scale with other
fences and front yard landscaping in the area.
Finding #2: The entirety of the subject fence will be constructed of materials that are of high
quality, exhibit superior craftsmanship, and that are durable. This finding can be made because
the fence would be constructed of brick, iron, and precast concrete caps. All of the materials
would be durable and be of high quality and would be able to weather the outdoor environment.
The color, materials and design is appropriate for the site.
Finding #3: The modification will not impair the integrity and character of the neighborhood
in which the fence is located. This finding can be made because the Heritage Preservation
Commission recommended approval of the design of the fence (with conditions). Most of the
fence would be open and would allow views of the historic property. The proposed fence will
also be appropriately screened from the street like many of the other fences in the area.
Finding #4: The granting of the exception will not be detrimental or injurious to the property,
adjacent neighbors, or improvements in the general vicinity and district in which the property
is located. This finding can be made as conditioned because the proposed fence would improve
the safety conditions for the property. The portion of the fence adjacent to the private drive
would be approximately 16 feet from the front property line and approximately 45 feet from the
edge of pavement. As property is located along an Official State Designated Scenic Highway,
staff recommends that the main gate be located 16 feet back from the front property line to match
the portion of the fence adjacent to the private drive and to reduce the overall encroachment into
the 15 foot setback for fences adjacent to scenic highways (as per condition # 9). This reduced
encroachment would reduce potential visual impacts to the scenic highway.
Finding #5: The granting of the exception will not create a safety hazard for vehicular,
pedestrian or bicycle traffic and does not obstruct the safe access to and from adjacent
properties. This finding can be made because the proposed fence would provide the required
sight distances for the intersection. The proposed fence would not interfere with visibility for
pedestrian, bicyclist and vehicular traffic within the area and would in fact improve the safety
along Saratoga-Los Gatos Road by providing a barrier between the road and the property.
ENVIRONMENTAL DETERMINATION
The proposed Fence Exception Request is categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to CEQA Guidelines (14 C.C.R. Section 15303) 65
6 | P a g e
“New Construction or Conversion of Small Structures. This exemption allows for the
construction and location of limited numbers of new, small facilities or structures and no
exception to that exemption applies.
ATTACHMENTS
1. Resolution of Approval
2. Arborist Report dated November 9, 2016
3. Plans
66
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RESOLUTION NO: 17-002
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING FENCE EXCEPTION FER16-0002 & ARBORIST REVIEW ARB 16-0008
LOCATED AT 20375 SARATOGA LOS GATOS ROAD (APN: 397-22-049)
WHEREAS, on February 9, 2016, an application was submitted by Brian Koch requesting
Fence Exception approval to install a brick and metal fence that would be six foot high in the front
yard setback. The solid portion of the fence would be 1 foot 6 inches. The metal portion would be 6
feet high. In addition, 6 foot high brick columns would be spaced every 11-16 feet. The front gate
would 6 feet high and the columns adjacent to the gate would be 6 feet 6 inches. The fence would
be located in the front yard setback and within the 15 foot front yards setback for parcels adjacent to
scenic corridors. The site is located within the R-1-10,000 Zoning District.
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA),
and recommends that the Planning Commission determine this project exempt.
WHEREAS, on January 11, 2017, the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City Staff, the applicant,
and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The proposed Fence Exception Request is categorically exempt from the
California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines (14 C.C.R. Section
15303) “New Construction or Conversion of Small Structures. This exemption allows for the
construction and location of limited numbers of new, small facilities or structures and no
exception to that exemption applies.
Section 3: The findings required for issuance of a Fence Exception pursuant to City Code
Section 15-29.090 are set forth below and the Applicant has met the burden of proof to support
making all of those required findings:
1. The subject fence will be compatible with other similar structures in the neighborhood.
This finding can be made because the design of the proposed fence is similar to other fences
in the area. The proposed fence will also be screened from the street like many of the other
fences in the area.
2. The entirety of the subject fence will be constructed of materials that are of high quality,
exhibit superior craftsmanship, and that are durable.
Attachment 1
67
This finding can be made because the fence would be constructed of brick, iron, and precast
concrete caps. All of the materials would be durable and be of high quality and would be
able to weather the outdoor environment.
3. The modification will not impair the integrity and character of the neighborhood in which
the fence is located.
This finding can be made because the Heritage Preservation Commission recommended
approval of the design of the fence (with conditions). Most of the fence would be open and
would allow views of the historic property.
4. The granting of the exception will not be detrimental or injurious to the property,
adjacent neighbors, or improvements in the general vicinity and district in which the
property is located.
This finding can be made as conditioned because the proposed fence would improve the
safety conditions for the property.
5. The granting of the exception will not create a safety hazard for vehicular, pedestrian or
bicycle traffic and does not obstruct the safe access to and from adjacent properties.
This finding can be made because the proposed fence would provide the required sight
distances for the intersection. The proposed fence would not interfere with visibility for
pedestrian, bicyclist and vehicular traffic within the area and would in fact improve the
safety along Saratoga-Los Gatos Road by providing a barrier between the road and the
property.
Section 5: The City of Saratoga Planning Commission hereby approves FER16-0002 &
ARB 16-0008, located at 20375 Saratoga Los Gatos Road, subject to the Findings, and Conditions
of Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 11th day of
January 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Dede Smullen
Chair, Planning Commission
68
Exhibit 1
CONDITIONS OF APPROVAL
FER16-0002 & ARB 16-0008
20375 SARATOGA LOS GATOS ROAD (APN: 397-22-049)
GENERAL
1. All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, grading for this
project shall be issued until proof is filed with the city that a certificate of approval documenting
all applicable permanent or other term-specified conditions has been recorded by the applicant
with the Santa Clara County Recorder’s office in form and content to the Community
Development Director. If a condition is not “Permanent” or does not have a term specified, it
shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or
its equivalent.
2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this
approval is duly executed, containing a statement of all amounts due to the City in connection
with this application, including all consultant fees (collectively “processing fees”). THIS
APPROVAL OR PERMIT SHALL EXPIRE SIXTY (60) DAYS AFTER THE DATE
SAID NOTICE IS MAILED IF ALL PROCESSING FEES CONTAINED IN THE
NOTICE HAVE NOT BEEN PAID IN FULL. No Zoning Clearance or Demolition,
Grading, or Building Permit may be issued until the City certifies that all processing fees have
been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained).
3. The Project shall maintain compliance with all applicable regulations of the State, County, City
and/or other governmental agencies having jurisdiction including, without limitation, the
requirements of the Saratoga City Code incorporated herein by this reference.
4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and
hold the City and its officers, officials, boards, commissions, employees, agents and volunteers
harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any action
on the subject application, or any of the proceedings, acts or determinations taken, done
or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person acting
on their behalf.
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney. 69
5. Construction must be commenced within 36 months of the date of this approval, or the
resolution will expire.
COMMUNITY DEVELOPMENT
6. Compliance with Plans. The development shall be located and constructed to include those
features, and only those features, as shown on the Approved Plans date stamped November 17,
2016 (December 13, 2017 reduced set) denominated Exhibit "A". All proposed changes to the
Approved Plans must be submitted in writing with plans showing the changes, including a
clouded set of plans highlighting the changes. Such changes shall be subject to approval in
accordance with Condition 3, above.
7. Fences, Walls and Hedges. All fences, walls and hedges not in connection with the proposed
fence exception shall conform to height requirements provided in City Code Section 15-29.
8. Landscape Maintenance Agreement. A landscape maintenance agreement shall be provided
to the City of Saratoga prior to the issuance of building permits.
9. Noise and Construction Hours. In order to comply with standards that minimize impacts to
the neighborhood during site preparation and construction, the applicant shall comply with City
Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance
of the construction site and other requirements stated in these sections.
10. Main Gate. The main gate shall be setback to 16 feet from the front property line to match the
other portion of the fence that also setback 16 feet from the front property line.
HERITAGE PRESERVATION COMMISSION
11. Design of the fence and gate is approved pursuant to the submitted plans and materials and color
board which includes that the red bricks have a white wash finish.
12. The fence height shall not exceed six feet.
13. The fence columns shall not exceed a height of seven feet and flat caps are permitted on the
columns with a slight pitch to allow water to drain off the caps.
14. The proposed vegetation in front of the fence shall not exceed 10 feet in height at full growth.
CITY ARBORIST
15. Arborist Report. All requirements in the City Arborist Report dated November 9, 2016 are
hereby adopted as conditions of approval and shall be implemented as part of the approved
plans.
****************** END OF CONDITIONS OF APPROVAL ******************
70
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB16-0008
Prepared by Kate Bear, City Arborist Site: 20375 Saratoga Los Gatos Road
Phone: (408) 868-1276 Owner: Paul and Elizabeth Patterson
Email: kbear@saratoga.ca.us APN: 397-22-049
Email:ppatterson@gmail.com;
epatterson@mdv.com
Final Report: Date:November 9, 2016
PROJECT SCOPE:
The applicant has submitted plans to build a wall and fence within the front setback. The project also
includes a paved area for cars to pull off of Saratoga-Los Gatos Road and park in front of the
property.
Three Mexican fan palms (trees 4, 14 and 15) are requested for removal to construct the new
entrance and wall.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $12,557
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – Trees 4, 14 and 15 are approved for removal once a building
division permit has been issued.
Replacement trees – Required: One 24-inch box container sized tree
ATTACHMENTS:
1 – Findings
2 – Tree Removal Criteria
3 – Tree Information
4 – Conditions of Approval
5 – Map Showing Tree Protective
Attachment 2
71
20375 Saratoga Los Gatos Rd Attachment 1
FINDINGS:
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal
as part of a project, certain findings must be made and specific tree removal criteria met.
Three Mexican fan palms (trees 4, 14 and 15) are in conflict with the new wall/fence and
paved pullout area for cars and are requested for removal to construct the project. They
meet the City’s criteria allowing them to be removed and replaced as part of the project,
once building division permits have been issued. Attachment 2 contains the tree removal
criteria for reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No. Criteria met
4, 14, 15 1, 4, 7, 9
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1) The submitted arborist report by Michael Young dated October 13, 2016;
2) The Project Data in Brief, the Conditions of Approval, and the map showing tree
protection from this report.
72
20375 Saratoga Los Gatos Road Attachment 2
TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from Article
15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If
findings are made that meet the criteria listed below, the tree(s) may be approved for removal and
replacement during construction.
(1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or
proposed structures and interference with utility services, and whether the tree is a Dead tree or a
Fallen tree.
(2) The necessity to remove the tree because of physical damage or threatened damage to improvements
or impervious surfaces on the property.
(3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the
diversion or increased flow of surface waters, particularly on steep slopes.
(4) The number, species, size and location of existing trees in the area and the effect the removal would
have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general
welfare of residents in the area.
(5) The age and number of healthy trees the property is able to support according to good forestry
practices.
(6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the
protected tree.
(7) Whether the approval of the request would be contrary to or in conflict with the general purpose and
intent of this Article.
(8) Any other information relevant to the public health, safety, or general welfare and the purposes of this
ordinance as set forth in Section 15-50.010
(9) The necessity to remove the tree for economic or other enjoyment of the property when there is no
other feasible alternative to the removal.
(10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the
requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed
and replacement trees planted in conformance with the City Arborist's recommendation.
73
20375 Saratoga Los Gatos Road Attachment 3
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Michael Young, Urban Tree Management, Inc.
Dates of Reports: February 5, August 16, and October 13, 2016
Arborist reports that inventoried 15 trees protected by Saratoga City Code were submitted
for this project. Information on the condition of each tree, suitability for preservation,
recommendations for tree protection and appraised values was provided. A list of trees is
below.
Three palm trees protected by Saratoga City Code are requested for removal to construct
this project.
Table 2: Information on trees from October 13, 2016 arborist report.
Tree
No. Species
Trunk
Diameter
(inches)
Condition
Intensity of
Construction
Impacts
Appraised
value
Valley oak Moderate/
1 Quercus lobata 43 Fair High $21,200
Valley oak Moderate/
2 Quercus lobata 24 Fair High $7,600
Coast live oak
3 Quercus agrifolia 20 Fair Moderate $3,120
Mexican fan palm Fair/
4 Washingtonia robusta 13.5 Good High $160
Coast live oak Fair/
5 Quercus agrifolia 20 Good Low $4,160
Coast live oak Moderate/
6 Quercus agrifolia 29 Fair High $6,500
Italian cypress
7 Cupressus sempervirens 12 Fair Low $640
Valley oak
8 Quercus lobata 9.75 Fair Moderate $2,130
Yew 10, 5, 5,
9 Taxus baccata 5, 4 Fair/Poor Low $0
Coast live oak Fair/
10 Quercus agrifolia 29 Good Low $8,700
74
20375 Saratoga Los Gatos Road Attachment 3
Table 2 continued: Information trees from October 13, 2016 arborist report.
Tree
No. Species
Trunk
Diameter
(inches)
Condition
Intensity of
Construction
Impacts
Appraised
value
Coast live oak
11 Quercus agrifolia 16 Fair Low $3,350
Coast live oak Fair/
12 Quercus agrifolia 14 Good Low $2,060
Coast live oak Fair/
13 Quercus agrifolia 19 Good Low $2,820
Mexican fan palm Fair/
14 Washingtonia robusta 16 Good High $160
Mexican fan palm Fair/
15 Washingtonia robusta 20 Good High $220
75
20375 Saratoga Los Gatos Road Attachment 4
CONDITIONS OF APPROVAL
1. It is the responsibility of the owner, architect and contractor to be familiar with the
information in this report and implement the required conditions.
2. All recommendations in the arborist report dated October 13, 2016 prepared by Michael
Young of Urban Tree Management, Inc. shall become conditions of approval.
3. The arborist report dated October 13, 2016 shall be copied on to a plan sheet, titled “Tree
Preservation” and included in the final job copy set of plans.
4. The Project Data in Brief, Tree Information, Conditions of Approval and map from this
report dated November 2, 2016 shall be copied onto a plan sheet and included in the final set
of plans.
5. The designated Project Arborist shall be Michael Young, unless otherwise approved by the
City Arborist.
6. Tree Protection Security Deposit
a. Is required per City Ordinance 15-50.080.
b. Shall be $12,557 be for tree(s) 1 – 3, 5, 6, 8, 9 12 and 13.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of cash, check, credit card payment or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the City
Arborist.
7. Tree Protection Fencing:
a. Shall be installed as shown on the attached map.
b. Shall be shown on the Site Plan, Sheet L2.0
c. Shall be established prior to the arrival of construction equipment or materials on site.
d. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
e. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
h. If contractor feels that work must be done inside the fenced area, call City Arborist to
arrange a field meeting before performing work.
76
20375 Saratoga Los Gatos Road Attachment 4
8. The Project Arborist shall visit the site every two weeks during excavation for the foundation
of the wall and monthly thereafter. Following visits to the site, the Project Arborist shall
provide the City with a report including photos documenting the progress of the project and
noting any tree issues.
9. The Project Arborist shall be on site to monitor all work within:
a. 10 feet of trees 5, 8 and 9
b. 20 feet of trees 1 and 2
10. The Project Arborist shall supervise excavation for piers, column footings and wall
foundation for front wall.
11. No protected tree authorized for removal or encroachment pursuant to this project may be
removed or encroached upon until the issuance of the applicable permit from the building
division for the approved project.
12. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 on all construction work.
13. All construction activities shall be conducted outside tree protection fencing. These activities
include, but are not necessarily limited to, the following: demolition, grading, trenching,
equipment cleaning, stockpiling and dumping materials (including soil fill), and
equipment/vehicle operation and parking.
14. Trenching to install utilities is not permitted inside tree protection fencing.
15. Roots of protected trees measuring two inches in diameter or more shall not be cut without
prior approval of the Project Arborist. Roots measuring less than two inches in diameter may
be cut using a sharp pruning tool.
16. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
17. Trees 4, 14 and 15 meet the criteria for removal and may be removed and replaced once
Building Division permits have been obtained.
18. Trees permitted for removal shall be replaced on or off site according to good forestry practices,
and shall provide equivalent value in terms of aesthetic and environmental quality, size, height,
location, appearance and other significant beneficial characteristics of the removed trees. The
value of the removed trees shall be calculated in accordance with the ISA Guide for Plant
Appraisal.
19. One 24 inch box tree shall be planted as part of the project before final inspection. New tree may
be of any species.
20. Only drought tolerant plants that are compatible with oaks are permitted under the outer half
of the canopy of oak trees on site.
77
20375 Saratoga Los Gatos Road Attachment 4
21. Water loving plants and lawns are not permitted under oak tree canopies.
22. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If there
is insufficient room to plant new trees, some or all of the replacement value for trees shall be paid
into the City’s Tree Fund. Replacement values for new trees are listed below.
15 gallon = $150 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
23. Following completion of the work around trees, and before a final inspection of the project,
the applicant shall provide a letter to the City from the Project Arborist. That letter shall
document the work performed around trees, include photos of the work in progress, and
provide information on the condition of the trees.
24. At the end of the project, when the contractor wants to remove tree protection fencing and
have the tree protection security deposit released by the City, call City Arborist for a final
inspection.
78
Attachment 2
Legend
Tree Canopy
Tree Protection
20375 Saratoga Los Gatos Road 79
3523(57</,1(1:3523(57</,1(1(SARATOGA-LOS GATOS ROADPRIVATE DRIVEPROPERTY LINETWO-STORYRESIDENCEASHPALTDRIVEWAYENTRYPORCHENTRY3523(57</,1(1:DATE:DRAWN BY:CHECKED BY:SCALE:PROJECT #:20375 SRATOGA-LOS GATOSROADSARATOGA, CA 95070Renewal DateSignature06/30/18LS LANDCAPEARC H I T E C TICENSED DateW. B R I A N K O C H N o. L A 5 5 1 6 S TATE OF CALIFORNIA10/18/16DATE:TITLESHEET NO.Landscape ArchitecturePATTERSON RESDIENCEThe limit of professional liability for this project shall be limited to an amountequal to the fee paid or all work performed by Terra Ferma Landscapes, Inc.REVISIONS:APN: 397-22-049ISSUED FOR:#:01FENCE EXCEPTION02.09.1602FENCE EXCEPTION03.09.1603FENCE EXCEPTION08.18.1604FENCE EXCEPTION09.07.1605FENCE EXCEPTION10.18.1606FENCE EXCEPTION11.01.16PROJECT DESCRIPTIONNEW FRONTAGE FENCING AND PEDESTRIAN GATE.NEW FRONTAGE LANDSCAPING.SITE ADDRESS20375 SARATOGA-LOS GATOS ROADSARATOGA, CA 95070LEGAL DESCRIPTIONAPN:397-22-049PARCEL ID: 306341ZONING: R1-10000MAIN STRUCTURE SETBACKSFRONT: 15'REAR: 20'SIDE: 5'APPLICABLE CODESCITY OF SARATOGA BUILDING CODECITY OF SARATOGA PLANNING CODE2013 CALIFORNIA BUILDING CODE2013 CALIFORNIA RESIDENTIAL BUILDING CODE2013 CALIFORNIA PLUMBING CODE2013 CALIFORNIA MECHANICAL CODE2013 CALIFORNIA ELECTRICAL CODE2013 CALIFORNIA ENERGY CODE2013 CALIFORNIA GREEN BUILDING CODE2013 CALIFORNIA FIRE CODEAMERICAN WITH DISABILITIES ACT (ADA)TITLE 24 ENERGY REQUIREMENTSEXCAVATIONCALIFORNIA EXCAVATION LAW, CODE 4216CALOSHA TITLE 8, SECTION 1541CONTRACTOR SHALL BE RESPONSIBLE FORVERIFYING THE PRECISE LOCATIONS, DEPTH, ANDSIZES OF ALL UNDERGROUND FACILITIES ATLEAST SEVEN (7) BUSINESS DAYS PRIOR TOEXCAVATION. CONTRACTOR SHALL NOTIFYUNDERGROUND SERVICE ALERT (USA1-800-227-2600) AT LEAST 48 HOURS PRIOR TOSTART OF WORK TO DETERMINE THE EXACTLOCATIONS AND ELEVATIONS OF UTILITIES.LOT COVERAGEGROSS LOT SIZE: 28,215 SQUARE FEETNET LOT SIZE: 25,488 SQUARE FEETL0.0COVER SHEETL0.1FENCE EXCEPTION FINDINGSL1.0EXISTING SITE PLANL2.0PROPOSED SITE PLAN /TREE PRESERVATION PLANL2.1 TREE VALUATION AND TREE SURVEYL2.2 ARBORIST REPORTL2.3 ARBORIST REPORTL3.0PROPOSE LANDSCAPE PLANL4.0FRONTAGE FENCE ELEVATIONSL5.0SITE DETAILSL5.1SITE DETAILSS1.0TOPOGRAPHIC SITE SURVEYSHEET INDEXPROJECT SUMMARYPROJECT DIRECTORYCLIENTELIZABETH AND PAUL PATTERSON20375 SARATOGA-LOS GATOS ROAD,SARATOGA, CA 95070LANDSCAPE ARCHITECTTERRA FERMA LANDSCAPESCONTACT: JOE BECK139 MITCHELL AVENUE, SUITE 220SO. SAN FRANCISCO, CA 94080T (650) 952-5659F (650) 952-0667JOE@TFLANDSCAPES.COMARCHITECTGARY KOHLSAATCONTACT: GARY KOHLSAAT51 UNIVERSITY AVENUE, SUITE LLOS GATOS, CA 95030T (408) 395-2555SURVEYORAMERICAN BASELINE COMPANY897 NORTHRUP STREET, STE 7SAN JOSE, CA 95126T (408) 394-9281VICINITY MAPSaratoga Los Gatos RoadOak StreetOak PlaceWestcott Drive2033514571203452036014561145851460714611146012038514560144801446614458144521449620400204301449414490144861448214478144741447214470NORTHPATTERSON RESIDENCE20375 SARATOGA LOS-GATOS ROAD, SARATOGA, CA 9507002.09.2016VMAW, JBAS NOTED1516COVERSHEETL0.0SCALE:NORTH3/32" = 1'-0"80
DATE:DRAWN BY:CHECKED BY:SCALE:PROJECT #:20375 SRATOGA-LOS GATOSROADSARATOGA, CA 95070Renewal DateSignature06/30/18LS LANDCAPEARC H I T E C TICENSED DateW. B R I A N K O C H N o. L A 5 5 1 6 S TATE OF CALIFORNIA10/18/16DATE:TITLESHEET NO.Landscape ArchitecturePATTERSON RESDIENCEThe limit of professional liability for this project shall be limited to an amountequal to the fee paid or all work performed by Terra Ferma Landscapes, Inc.REVISIONS:APN: 397-22-049ISSUED FOR:#:01FENCE EXCEPTION02.09.1602FENCE EXCEPTION03.09.1603FENCE EXCEPTION08.18.1604FENCE EXCEPTION09.07.1605FENCE EXCEPTION10.18.1606FENCE EXCEPTION11.01.1602.09.2016VMAW, JBN/A1516FENCEEXCEPTIONFINDINGSL0.11. 20291 SARATOGA - LOS GATOS ROAD. WROUGHT IRON FENCE.LOCATED 8' FROM EDGE OF ROAD.N.T.S.NORTHSaratoga Los Gatos
Road Oak StreetOak PlaceWestcott Drive20335145712034520360145611458514607146111460120385145601448014466144581445214496204002043014494144901448614482 1447814474144721447014600202911469714566145702033020318202802. 20291 SARATOGA - LOS GATOS ROAD. WROUGHT IRON FENCE.LOCATED 8' FROM EDGE OF ROAD.3. 14600 WESTCOTT ROAD, SIDE YARD. NO FENCE.75((/,1()520(’*(2)52$’4. 20335 SARATOGA - LOS GATOS ROAD. NO FENCE.HEDGEROW <2' FROM EDGE OF ROAD.5. 20345 SARATOGA - LOS GATOS ROAD. WROUGHT IRON FENCE.LOCATED 15' FROM EDGE OF ROAD.5. 20345 SARATOGA - LOS GATOS ROAD. WROUGHT IRON FENCE.LOCATED 15' FROM EDGE OF ROAD.6. 20360 SARATOGA - LOS GATOS ROAD. CHAIN LINK FENCE.LOCATED 15' FROM EDGE OF ROAD.7. 20360 SARATOGA - LOS GATOS ROAD. CHAIN LINK FENCE, OBSCURED BY FOLIAGE.LOCATED 15' FROM EDGE OF ROAD.8. 20385 SARATOGA - LOS GATOS ROAD. NO FENCE.2037581
E X I S T I N G S I T EP L A N L E G E N DD E S C R I P T I O NS Y M B O LPROPERTY LINEEXISTING CONTOURS100(E) TREESNEW PLANTING AREA(E) FENCEINGRESS / EGRESS EASEMENT, PUBLICSERVICE EASEMENT, SANITARY SEWEREASEMENT15'-0" FENCE SETBACK FROM A SCENICHIGHWAY(E) TREES TO BE REMOVEDT R E E V A L U A T I O NB O T A N I C A LN A M E1NO.QUERCUS LOBATAD B H432QUERCUS LOBATA243QUERCUS AGRIFOLIA204WASHINGTONIA ROBUSTA*13.55206297CUPRESSUS SEMPERVIRENS128QUERCUS LOBATA69TAXUS SP.101029111612141319QUERCUS AGRIFOLIAQUERCUS AGRIFOLIAQUERCUS AGRIFOLIAQUERCUS AGRIFOLIAQUERCUS AGRIFOLIAQUERCUS AGRIFOLIANOTE:1. * REMOVAL OF TREE #4, #14, #15 SHALL BE REPLACED AS PART OF THEPROJECT WITH NEW TREE EQUAL TO THEIR APPRAISED VALUES. THEBASIC VALUE IS BASED ON $25TF (WCIA SPECIES CLASSIFICATION ANDGROUP ASSIGNMENT, 2004). THE ROUNDED VALUE IS INDICATED AT $160.2. TWO ADDITIONAL PALM TREES SHALL BE INCLUDED IN THE INVENTORYAND LIST OF APPRAISALS. ADDITIONAL TREES SHALL BE INCLUDED AT THETIME WHEN THE COMPLETE PROPOSED LANDSCAPE PLANTING PLAN ISSUBMITTED FOR BUILDING PERMIT.3. PROTECTIVE FENCING: SEE ARBORIST REPORT FOR GUIDELINES ANDSPECIFICATIONS.TREE IDENTIFICATION, SEE ARBORISTREPORT AND MAP##L O C A T I O NADJACENT PROPERTYADJACENT PROPERTYADJACENT PROPERTYADJACENT PROPERTYADJACENT PROPERTYADJACENT PROPERTY1413.51513.5WASHINGTONIA ROBUSTA*WASHINGTONIA ROBUSTA*PA3523(57</,1(1:3523(57</,1(1(3523(57</,1(1:SARATOGA-LOS GATOS ROADPRIVATE DRIVEPROPERTY LINEPAPA20'-0"INGRESS/EGRESS EASEMENT,PUBLIC SERVICE EASEMENT,SANITARY SEWER EASEMENT20'-0 1/2"INGRESS/EGRESS EASEMENT,PUBLIC SERVICE EASEMENT,SANITARY SEWER EASEMENTß R=62.00' L=67.04'ß (7.00'ß R=60.00' L=24.50'ß R=42.00'L=29.15'1(5.38'ß R=42.00'L=25.15'15'-0"FENCE SETBACKFROM A SCENIC HIGHWAY(E) CURBTWO-STORYRESIDENCEASHPALTDRIVEWAYENTRYPORCH123131210114856791415CLUSTER OF BLACKACACIA SPROUTSDATE:DRAWN BY:CHECKED BY:SCALE:PROJECT #:20375 SRATOGA-LOS GATOSROADSARATOGA, CA 95070Renewal DateSignature06/30/18LS LANDCAPEARC H I T E C TICENSED DateW. B R I A N K O C H N o. L A 5 5 1 6 S TATE OF CALIFORNIA10/18/16DATE:TITLESHEET NO.Landscape ArchitecturePATTERSON RESDIENCEThe limit of professional liability for this project shall be limited to an amountequal to the fee paid or all work performed by Terra Ferma Landscapes, Inc.REVISIONS:APN: 397-22-049ISSUED FOR:#:01FENCE EXCEPTION02.09.1602FENCE EXCEPTION03.09.1603FENCE EXCEPTION08.18.1604FENCE EXCEPTION09.07.1605FENCE EXCEPTION10.18.1606FENCE EXCEPTION11.01.1602.09.2016JBAW1"=10'-0"1516EXISTINGSITE PLANL1.0SCALE:05'10' 20'1"=10'-0"NORTH82
P R O P O S E D S I T E P L A NL E G E N DD E S C R I P T I O NS Y M B O LPROPERTY LINEEXISTING CONTOURS100(E) TREESNEW PLANTING AREATREE PROTECTION ZONE FENCING (TPZ)PROPOSED IRON FENCE / BRICKWALL W/ CONTINUOUS FOOTING.PROPOSED SPOT ELEVATIONSEXISTING SPOT ELEVATIONSXX ##.##(XX ##.##)FINISH FLOOR ELEVATIONFINISH SURFACEFINISH GRADETOP OF STEPBOTTOM OF STEPTOP OF COPINGTOP OF DECKBOTTOM OF SLOPETOP OF SLOPENEW PLANTING AREATREE PROTECTION ZONE FENCINGFFEFSFGTSBSTCTDBSPTSPPATPZDISCONTINUOUS FOOTING AREA1.AT DISCONTINUOUS FOOTING AREA FOOTINGS TO BE HAND DUGONLY WITH EXTRA CARE AROUND LARGE ROOTS.2.NO ROOTS GREATER THAN 2" IN DIAMETER TO BE CUT.3.LOCATE PIERS AS DIMENSIONED TO AVOID TREEROOTS/CROWNS. VERIFY IN FIELD THROUGH EXPLORATORYPOTHOLING / TRENCHING.4.BRIDGE GRADE BEAM OVER VERY SENSITIVE TREE ROOT ZONES(ESPECIALLY BELOW TPZ).NOTE:PAPROPOSED IRON FENCE / BRICKWALL W/ DISCONTINUOUSFOOTING 7 INTERMEDIATE PIER.3523(57</,1(1:3523(57</,1(1(SARATOGA-LOS GATOS ROADPRIVATE DRIVEPROPERTY LINETWO-STORYRESIDENCEASHPALTDRIVEWAYENTRYPORCHPAPAENTRY3523(57</,1(1:3523(57</,1(1:3523(57</,1(1(SARATOGA-LOS GATOS ROADPRIVATE DRIVEPROPERTY LINETWO-STORYRESIDENCEASHPALTDRIVEWAYENTRYPORCHPAPAENTRY3523(57</,1(1:ß R=62.00' L=67.04'ß (7.00'ß R=60.00' L=24.50'ß R=42.00'L=29.15'1(5.38'ß R=42.00'L=25.15'(E) CURB20'-0"INGRESS/EGRESS EASEMENT,PUBLIC SERVICE EASEMENT,SANITARY SEWER EASEMENT15'-0"FENCE SETBACKFROM A SCENIC HIGHWAY9'-0"9'-0"8'-11"1L5.0123131210114856791415EQ.EQ.EQ.EQ.EQ.EQ.EQ.12'-6" O.C.12'-6" O.C.EQ.13'8" O.C.14'-5 1/2" O.C.14'-5 1/2" O.C.14'-5 1/2" O.C.8'-5"11'-0" O.C.8'-0" O.C.11'-0" O.C.16'-0" O.C.16'-0" O.C.16'-0" O.C.16'-0" O.C.6'-1"10'-1"10'-9 1/2"16'-9 1/2"CLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCL13'-10" O.C.13'-10" O.C.EQEQEQEQ9'-6 1/2"CLCLCLCLCLDATE:DRAWN BY:CHECKED BY:SCALE:PROJECT #:20375 SRATOGA-LOS GATOSROADSARATOGA, CA 95070Renewal DateSignature06/30/18LS LANDCAPEARC H I T E C TICENSED DateW. B R I A N K O C H N o. L A 5 5 1 6 S TATE OF CALIFORNIA10/18/16DATE:TITLESHEET NO.Landscape ArchitecturePATTERSON RESDIENCEThe limit of professional liability for this project shall be limited to an amountequal to the fee paid or all work performed by Terra Ferma Landscapes, Inc.REVISIONS:APN: 397-22-049ISSUED FOR:#:01FENCE EXCEPTION02.09.1602FENCE EXCEPTION03.09.1603FENCE EXCEPTION08.18.1604FENCE EXCEPTION09.07.1605FENCE EXCEPTION10.18.1606FENCE EXCEPTION11.01.1602.09.2016JBAW1"=10'-0"1516PROPOSEDSITE PLAN /TREEPRESERVATIONPLANL2.0SCALE:05'10' 20'1"=10'-0"NORTH83
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NOTE:1. ALL WORK TO BE SUPERVISED BY PROJECT LANDSCAPE ARCHITECT.IF PLANT LOCATIONS/SIZES NEED TO BE REVIEWED DUE TO IMPACTSTO ROOT ZONE, THE LANDSCAPE ARCHITECT SHALL REQUEST THEPROJECT ARBORIST REVIEW POTENTIAL IMPACTS TO ROOT ZONES.TREES CODE QTY BOTANICAL NAME SIZE LAG NAT 10 LAGERSTROEMIA X `NATCHEZ` 24"BOX Crape MyrtleSHRUBS CODE QTY BOTANICAL NAME SIZE BUX BEA 52 BUXUS MICROPHYLLA JAPONICA `GREEN BEAUTY` 5 GAL Green Beauty Boxwood OLE LIT 16 OLEA EUROPAEA `LITTLE OLLIE` TM 15 GAL Little Ollie OliveSHRUB AREAS CODE QTY BOTANICAL NAME CONT ARC MAN 415 ARCTOSTAPHYLOS X `EMERALD CARPET` 1 GAL 30" o.c. Emerald Carpet Manzanita GER CAN 98 GERANIUM X CANTABRIGIENSE `BIOKOVO` 1 GAL 16" o.c. Biokovo Cranesbill TRA JAS 283 TRACHELOSPERMUM JASMINOIDES 1 GAL 24" o.c. Chinese Star JasmineNEW FUTURE PLANTING AREAEXISTING TREE3523(57</,1(1:3523(57</,1(1(SARATOGA-LOS GATOS ROADPRIVATE DRIVEPROPERTY LINETWO-STORYRESIDENCEASHPALTDRIVEWAYENTRYPORCHPAPAENTRY3523(57</,1(1:1231 galGER CAN265 galBUX BEA265 galBUX BEA1024"boxLAG ACO2451 galTRA JAS1221 galGER CAN1415 galOLE LITARC MAN1 gal189615 galOLE LIT1381 galTRA JAS2021 galARC MANDATE:DRAWN BY:CHECKED BY:SCALE:PROJECT #:20375 SRATOGA-LOS GATOSROADSARATOGA, CA 95070Renewal DateSignature06/30/18LS LANDCAPEARC H I T E C TICENSED DateW. B R I A N K O C H N o. L A 5 5 1 6 S TATE OF CALIFORNIA10/18/16DATE:TITLESHEET NO.Landscape ArchitecturePATTERSON RESDIENCEThe limit of professional liability for this project shall be limited to an amountequal to the fee paid or all work performed by Terra Ferma Landscapes, Inc.REVISIONS:APN: 397-22-049ISSUED FOR:#:01FENCE EXCEPTION02.09.1602FENCE EXCEPTION03.09.1603FENCE EXCEPTION08.18.1604FENCE EXCEPTION09.07.1605FENCE EXCEPTION10.18.1606FENCE EXCEPTION11.01.1602.09.2016JBAW1"=10'-0"1516PROPOSEDLANDSCAPEPLANL3.0SCALE:05'10' 20'1"=10'-0"NORTH87
DATE:DRAWN BY:CHECKED BY:SCALE:PROJECT #:20375 SRATOGA-LOS GATOS ROADSARATOGA, CA 95070Renewal DateSignature06/30/18LS LANDCAPEARC H I T E C TICENSED DateW. B R I A N K O C H N o. L A 5 5 1 6 S TATE OF CALIFORNIA10/18/16DATE:TITLESHEET NO.Landscape ArchitecturePATTERSON RESDIENCEThe limit of professional liability for this project shall be limited to an amountequal to the fee paid or all work performed by Terra Ferma Landscapes, Inc.REVISIONS:APN: 397-22-049ISSUED FOR:#:01FENCE EXCEPTION02.09.1602FENCE EXCEPTION03.09.1603FENCE EXCEPTION08.18.1604FENCE EXCEPTION09.07.1605FENCE EXCEPTION10.18.1606FENCE EXCEPTION11.01.16BENTRY FENCEELEVATIONSCALE:04' 8'16'1/8" = 1'-0"AENTRY FENCE ENLARGEMENTELEVATIONSCALE:01' 2' 4'1/2" = 1'-0"02.09.2016JBAWAS SHOWN1516FRONTAGE FENCEELEVATIONSL4.06'-0"1'-6"(503.15) (E) FINISH GRADE(509.15) TOP OF COLUMN(509.65) TOP OF ENTRY COLUMN6'-0"ENTRY GATE: WOOD,COLOR: WHITE8'-0" O.C.CLCL(503.36) (E) FINISH GRADE509.36 TOP OF COLUMN6'-0"186'-0"11'-0" O.C.14'-5 1/2" O.C.(506.90)(+/-507.20)506.00(506.31)(506.00)(504.00)503.15A-11'-0" O.C.16'-0" O.C.CLCLCLCLCLCL1'-6"14'-5 1/2" O.C.14'-5 1/2" O.C.12'-6" O.C.12'-6" O.C.16'-0" O.C.16'-0" O.C.16'-0" O.C. 13'-10" O.C. 13'-10" O.C.CLCLCLCLCLCLCLCLCL88
6'-0" MAX.5"3DISCONTINUOUS FOOTING @ FENCE1" = 1'-0"SECTION1'-6"4"UNDISTURBED SUBGRADEGRADE BEAM WALL: POUREDIN PLACE CONCRETE, 1" CLEARFROM EXISTING UNDISTURBEDFINISH GRADE, REINFORCE W/(2) # 4 REBAR HORIZONTAL, #4REBAR VERTICAL @ 16" O.C.PICKET FENCE: METAL,PAINTED BLACK.COLUMN: CMU STRUCTUREW/ SOLID GROUT FILL.REINFORCE W/ #4 REBAR @16" HORIZONTAL & #4REBAR @ 8" O.C. VERTICAL.BRICK: PERCOLUMN FOOTINGCONCRETE. REINFORCE W/(4) #4 REBAR VERTICAL W/ #3WRAPS @ 12" O.C.HORIZONTAL, CONTINUEVERTICAL REBAR INTO GRADE BEAM WALL AND COLUMNCMU STRUCTURE ABOVE.CAP: PER1818WIDTH PER PLAN1'-9"WIDTH PER PLAN2'-10"EXISTING UNDISTURBEDFINISH GRADEWALL PIER: CONCRETE, ASDIMENSIONED. REINFORCE W/(4) #4 VERTICAL WITH (2) #4HORIZONTAL WRAPS,CONTINUE VERTICAL REBARINTO WALL ABOVE,LOCATIONS PER PLAN.WIDTH PER PLANWALL CAP: PER1'-6"1L5.11L5.11L5.141" = 1'-0"PLAN/SECTIONBRICK: PERMORTAR BED, TYP.GRADE BEAMWALLL: PERCOLUMN: PERDISCONTINUOUS FOOTINGPIER: PER TYP.WIDTH PER PLANWIDTH PER PLAN8"DISCONTINUOUS FOOTING @ FENCE3-3-3-1L5.16'-0" MAX.5"11" = 1'-0"SECTION1'-6"4"UNDISTURBED SUBGRADEWALL: CMU STRUCTURE W/SOLID GROUT FILL,REINFORCEW/ (3) # 4 REBAR HORIZONTAL,CONTINUOUS & #4 REBAR,VERTICAL @ 16" O.C.PICKET FENCE: METAL,PAINTED BLACK.COLUMN: CMU STRUCTUREW/ SOLID GROUT FILL.REINFORCE W/ #4 REBAR @16" HORIZONTAL & #4REBAR @ 8" O.C. VERTICAL.BRICK: PERCOLUMN PIERCONCRETE. AS DIMENSIONEDREINFORCE W/ (4) #4 REBARVERTICAL W/ #3WRAPS @ 12" O.C.HORIZONTAL, CONTINUEVERTICAL REBAR INTO GRADEBEAM WALL AND COLUMNCMU STRUCTURE ABOVE.CAP: PERWIDTH PER PLAN2'-0"8"6"WALL CAP: PERFINISH GRADE, BEYOND.2'-0"2'-0"GRADE BEAM: PERCONTINUOUS FOOTING @ FENCE2L5.12L5.12L5.121" = 1'-0"PLAN/SECTIONBRICK: PERMORTAR BED, TYP.WALL: PERCOLUMN: PERCOLUMN PIER: PERGRADE BEAM: PERGRADE BEAM: PER8"CONTINUOUS FOOTING @ FENCE2L5.11-1-1-2L5.11-DATE:DRAWN BY:CHECKED BY:SCALE:PROJECT #:20375 SRATOGA-LOS GATOSROADSARATOGA, CA 95070Renewal DateSignature06/30/18LS LANDCAPEARC H I T E C TICENSED DateW. B R I A N K O C H N o. L A 5 5 1 6 S TATE OF CALIFORNIA10/18/16DATE:TITLESHEET NO.Landscape ArchitecturePATTERSON RESDIENCEThe limit of professional liability for this project shall be limited to an amountequal to the fee paid or all work performed by Terra Ferma Landscapes, Inc.REVISIONS:APN: 397-22-049ISSUED FOR:#:01FENCE EXCEPTION02.09.1602FENCE EXCEPTION03.09.1603FENCE EXCEPTION08.18.1604FENCE EXCEPTION09.07.1605FENCE EXCEPTION10.18.1606FENCE EXCEPTION11.01.1602.09.2016JBAWN/A1516SITEDETAILSL5.089
GRADE BEAM WALL: PER6'-0"5"1'-11"WALL BRICK: MCNEAR THINBRICK. OLD CALIFORNIASERIES, WHITEHALL.1'-6"PIER AT COLUMNS, BEHIND.UNDISTURBED EXISTINGFINISH GRADE1" TYP.COLUMN: BEYOND, PERBRICK: MCNEAR THIN BRICK.OLD CALIFORNIA SERIES,WHITEHALL.PICKET FENCE: METAL,PAINTED BLACK.WALL CAP: MCNEAR MODULARBRICK CLAY BRICK, ON EDGE.PROVIDE 1/2" OVERHANGWALL PIER: BEYOND, PER1" CLEAR ABOVEEXISTING FINISH GRADEMORTAR BED, TYP.1DISCONTINUOUS FOOTING @ FENCE1" = 1'-0"SECTION3L5.03L5.03L5.0CAP: PER2L5.11'-6"2'-10"1'-6"6'-0"8"2'-0"1'-6"5"1'-11"WALL BRICK: MCNEAR THIN BRICK.OLD CALIFORNIA SERIES,WHITEHALL.1'-6"CONCRETE GRADE BEAMPIER AT COLUMNS, BEHIND.FINISH GRADE4"1" TYP.6"MIN.COLUMN: BEYOND, PERBRICK: PERPICKET FENCE: METAL, PAINTEDBLACK.2'-6"WALL CAP: MCNEAR MODULARBRICK CLAY BRICK, ON EDGE.PROVIDE 1/2" OVERHANGWALL: PERFOOTING / GRADE BEAM:CONCRETE, AS DIMENSIONED W/#4 REBAR @ 12" O.C., BOTH WAYSCMU STRUCTURE OF COLUMN, BEYOND.2CONTINUOUS FOOTING @ FENCE1" = 1'-0"SECTION1L5.01L5.11L5.0CAP: NAPA VALLEY CAST STONE,MODEL PC-118, COLOR8W-DOLOMITE CARRERADATE:DRAWN BY:CHECKED BY:SCALE:PROJECT #:20375 SRATOGA-LOS GATOSROADSARATOGA, CA 95070Renewal DateSignature06/30/18LS LANDCAPEARC H I T E C TICENSED DateW. B R I A N K O C H N o. L A 5 5 1 6 S TATE OF CALIFORNIA10/18/16DATE:TITLESHEET NO.Landscape ArchitecturePATTERSON RESDIENCEThe limit of professional liability for this project shall be limited to an amountequal to the fee paid or all work performed by Terra Ferma Landscapes, Inc.REVISIONS:APN: 397-22-049ISSUED FOR:#:01FENCE EXCEPTION02.09.1602FENCE EXCEPTION03.09.1603FENCE EXCEPTION08.18.1604FENCE EXCEPTION09.07.1605FENCE EXCEPTION10.18.1606FENCE EXCEPTION11.01.1602.09.2016JBAWAS NOTED1516SITEDETAILSL5.190