HomeMy WebLinkAbout03-09-16 Planning Commission Agenda PacketSaratoga Planning Commission Regular Meeting Agenda – Page 1 of 3
SARATOGA PLANNING COMMISSION
REGULAR MEETING
MARCH 9, 2016
7:00 PM 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 February 10, 2016.
Draft Minutes
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
None
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.
Saratoga Planning Commission Regular Meeting Agenda – Page 2 of 3
2.1. FER16-0001; 15888 Cuvilly Way (517-13-029); Blanchard/Korobitsyna
The applicant is requesting approval to construct a 6-foot tall wood fence within the rear
setback area. The fence would be located on the rear property line, which runs along
Norton Road. No trees are proposed for removal. Staff Contact: Liz Ruess (408) 868-
1230.
Recommended Action:
Adopt Resolution No. 16-008 approving the project subject to conditions of approval.
Staff Report - 15888 Cuvilly Way
Att 1 - Resolution of Approval
Att 2 - Site Plan Exhibit "A"
Att 3 - Applicant Letter
Att 4 - Letter from a Neighbor
Att 5 - Photos of Existing Fences
Att 6 - Public Works Clearance
Att 7 - Proposed Fence Location Sketch
2.2. PDR15-0013; ARB15-0029 21441 Arrowhead Lane (366-06-014); Mittal/Krishnan
The applicant is requesting approval to demolish an existing residence and construct a
new, two-story residence and attached garage. The height would be no taller than 26-
feet. Seven walnut trees have been proposed for removal. The site is zoned HR and the
net lot size is 27,415 sq. ft. Staff Contact: Liz Ruess (408) 868-1230.
Recommended Action:
Adopt Resolution No. 16-007 approving the project subject to conditions of approval.
Staff Report - 21441 Arrowhead Lane
Att 1 - Resolution
Att 2 - Arborist Report
Att 3 - Geotechnical Clearance
Att 4 - Neighbor Notification Forms
Att 5 - Reduced Plans (Exhibit A)
Att 6 - Colors/ Materials Board & Rendering
Att 7 - Photos of Existing House & Neighborhood
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Crystal Bothelio, City Clerk 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 March 2, 2016 at the City of Saratoga, 13777
Fruitvale Avenue, Saratoga, CA 95070 and on the City’s website at www.saratoga.ca.us.
Signed this 2nd day of March 2016 at Saratoga, California.
Crystal Bothelio, City Clerk
Saratoga Planning Commission Regular Meeting Agenda – Page 3 of 3
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SARATOGA PLANNING COMMISSION
REGULAR MEETING
ACTION MINUTES
FEBRUARY 10, 2016
7:00 PM REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
PRESENT:Commissioners Joyce Hlava, Sunil Ahuja, Wendy Chang, Tina Walia,
Kookie Fitzsimmons, Vice Chair Dede Smullen (arrived at 7:05 p.m.),
Chair Leonard Almalech
ABSENT:None
ALSO PRESENT:Erwin Ordoñez, Community Development Director
Michael Fossati, Planner
Liz Ruess, Planner
Kate Bear, City Arborist
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of January 13, 2016.
WALIA/CHANG MOVED TO APPROVE THE MINUTES FOR THE REGULAR
PLANNING COMMISSION MEETING OF JANUARY 13, 2016. MOTION PASSED. AYES:
HLAVA, WALIA, CHANG, SMULLEN. NOES: NONE. ABSENT: NONE. ABSTAIN: AHUJA,
FITZSIMMONS, ALMALECH.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
None
REPORT ON APPEAL RIGHTS
Planning Commission Chair Almalech reported on appeal rights.
Saratoga Planning Commission Minutes – Page 1 of 3
4
1. PUBLIC HEARING
1.1.PDR15-0035; 13235 Glen Brae Drive (393-19-003); Tanner – The applicant is
requesting to construct a new 3,315 sq. ft. single-story, single family residence with a
2,758 sq. ft. basement and 451 sq. ft. attached garage. The height of the residence will
not exceed 25 feet. No protected trees are proposed for removal. Planning Commission
design review is required because the proposed residence exceeds 18 feet in height. No
protected trees are proposed for removal. The net site area is 12,514 square feet and is
zoned R-1-12,500. Staff Contact: Liz Ruess (408) 868-1230
Recommended Action:
Adopt Resolution No. 16-001 approving the project subject to conditions of approval.
HLAVA/SUNIL MOVED TO ADOPT RESOLUTION NO. 16-001 APPROVING
THE PROJECT SUBJECT TO CONDITIONS OF APPROVAL, INCLUDING
ADDITIONAL CONDITIONS RELATED TO MORE UNIFORM
WAINSCOTING AND COLORS. MOTION PASSED. AYES: HLAVA, AHUJA,
SMULLEN, ALMALECH. NOES: WALIA, CHANG, FITZSIMMONS. ABSENT: NONE.
ABSTAIN: NONE.
1.2.Application APTR15-0004; 12990 Regan Lane (393-07-030); Leney – The appellant is
appealing a tree removal permit application (TRP15-0380) to remove one Italian stone
pine growing in the back yard of the property. Staff contact: Kate Bear (408) 868-1276
or kbear@saratoga.ca.us .
Recommended Action:
Adopt the attached resolution affirming staff’s determination on the required findings in
the City Code to approve the tree removal application for the removal of an Italian stone
pine tree at 12990 Regan Lane, and to require a replacement tree.
Planning Commissioner Tina Walia announced that both the applicant and appellant are
neighbors and recused herself from the item.
SMULLEN/HLAVA MOVED TO CONTINUE THE ITEM TO THE MARCH 23,
2016 PLANNING COMMISSION MEETING. MOTION PASSED. AYES: HLAVA,
AHUJA, CHANG, FITZSIMMONS, SMULLEN, ALMALECH. NOES: NONE. ABSENT:
NONE. ABSTAIN: WALIA.
1.3.Application PDR15-0029; 13215 Carrick St. (389-17-031) Norton – The applicant is
requesting approval to demolish an existing 1,184 sq. ft. residence for a new one-story,
3,186 sq. ft. residence. The height will not be taller than 22 feet. One tree has been
proposed for removal. The lot size is 9,859 sq. ft. and is zoned R-1-10,000. Staff
Contact: Michael Fossati (408) 868-1212.
Recommended Action:
Adopt Resolution No. 16-006 approving Design Review PDR15-0014 subject to
conditions of approval.
HLAVA/WALIA MOVED TO ADOPT RESOLUTION NO. 16-006 APPROVING
DESIGN REVIEW PDR15-0014 SUBJECT TO CONDITIONS OF APPROVAL.
MOTION PASSED. AYES: HLAVA, AHUJA, CHANG, WALIA, FITZSIMMONS,
SMULLEN, ALMALECH. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE.
Saratoga Planning Commission Minutes – Page 2 of 3
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DIRECTOR ITEMS
None
COMMISSION ITEMS
Planning Commission Vice Chair Smullen requested information about upcoming activities and
items.
Community Development Director Erwin Ordoñez shared information about the Planning
Commission’s Joint Meeting with the City Council on February 17, 2016 and also noted that
there is a contract for planning services and water efficiency landscape ordinance on the City
Council’s February 17, 2016 Regular Session agenda. He also noted that the February 24, 2016
Planning Commission meeting has been canceled.
ADJOURNMENT
The Planning Commission thanked Michael Fossati for his work with the City of Saratoga and
congratulated him on his new position with the City of Milpitas.
Chair Almalech adjourned the meeting at 11:00 p.m. on behalf of Michael Fossati.
Minutes respectfully submitted:
Crystal Bothelio, City Clerk
City of Saratoga
Saratoga Planning Commission Minutes – Page 3 of 3
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REPORT TO THE
PLANNING COMMISSION
Meeting Date: March 9, 2016
Application: Fence Exception / FER16-0001
Location/APN: 15888 Cuvilly Way / 517-13-029
Owner / Applicant: Korobitsyna / Blanchard
Staff Planner: Liz Ruess
15888 Cuvilly Way
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EXECUTIVE SUMMARY
ZONING
Single-Family Residential (R1-40,000)
GENERAL PLAN DESIGNATION
Very Low Density Residential (RVLD)
PROJECT DESCRIPTION:
The applicant is requesting a fence exception for this property to install a six-foot tall solid wood
replacement fence along the rear property line abutting Norton Road. The proposed fence would be
no closer than 12 feet from the edge of the pavement and replaces a previous chain link fence and an
illegally constructed wood fence. At the corner of Norton Road and Bohlman Road, the replacement
fence would connect to an existing solid wood fence with brick columns that runs along Bohlman
Road.
STAFF RECOMMENDATION:
Adopt Resolution No. 16-008 approving the project subject to conditions of approval.
SITE AND PROJECT CHARACTERISTICS
Project Description:
The applicant is requesting a fence exception to install a six foot tall solid wood replacement fence
along the rear property line, which runs along Norton Road. The parcel at 15888 Cuvilly Way has
street frontages on three sides of the property. Because the rear lot line abuts a street (Norton Road)
it’s subject to the required exterior side setback of 25 feet. Per Article 15-29 (Fences and Hedges) of
the City Code, fences and walls within front setbacks and exterior side are limited to a height of
three feet, unless a fence exception is granted. The proposed fence would be located on the rear lot
line, no closer than 12 feet from the edge of the pavement. At the corner of Norton Road and
Bohlman Road, the fence would connect to an existing solid wood fence with brick columns, which
was part of the original subdivision. Approximately 15 feet of this existing fence and the brick
column are located within the right-of-way.
As proposed, the replacement wood fence would connect to the existing solid wood fence, outside
of the 50-foot intersection sightline triangle. The applicant would like to remove the corner column
of the existing solid wood fence (i.e. a subdivision marker) with stone column and relocate it, so that
all portions of this fence are located outside the 50-foot intersection sightline triangle. If the
Commission prefers, the applicant will leave the existing fence and brick column in-place along
Bohlman Road.
For many years, a chain link fence existed along the Norton Road frontage of this property. Once
this fence was taken down and replaced with a solid wood fence, it was discovered that the chain
link fence, and replacement fence were located within the right-of-way, approximately 4-feet from
the edge of pavement. Upon this information, the applicant stopped work and submitted a request
for a Fence Exception to relocate the replacement fence along the rear property line.
8
Application No. FER16-0001 / 15888 Cuvilly Way
The site is located at the corner of Norton Road and Bohlman Road. The applicant has stated that
the purpose and location of the fence is to enclose their property, providing additional privacy as
their property abuts streets on three of four sides. Section 15-29.090 of the City Code allows
property owners to apply for fence exceptions. The subject property is located in the R-1-40,000
zoning district and is just over one acre in size. The applicant has provided a letter explaining why
they are requesting the fence exception. Please see attachment #3.
Materials and Colors Proposed: The proposed fence would be a solid wood good neighbor fence.
Photos of the replacement fence, which is to be relocated, and the existing fence along Bohlman
Road, can be seen as attachment #5. Staff recommends a condition of approval that the applicant
plant and maintain a landscape strip on the street-side of the proposed fence to further soften the
appearance of the fence.
Arborist Review
No trees are proposed for removal or impacted by the proposed fence. The City’s Arborist has
reviewed this application and has requested that the applicant hand-dig all posts.
Neighborhood Compatibility
This site is unique, due to the fact that three of its four property lines have a street frontage.
The existing solid wood fence with brick columns continues along Bohlman Road, beyond the
Madronia Cemetary. Halfway between Hidden View Lane and 6th Street it transitions to a wrought
iron fence at the same height. On the Norton Road side, a chain link fence continues up the road in-
line with where the chain link fence was originally located, parallel to the rear lot line of the subject
property, in the right-of-way.
The proposed fence would improve the original conditions of the site; it would replace a chain link
fence, which pre-dates the house, and was located in the right-of-way. Pending, the Commission’s
review the existing solid wood fence and column (i.e. a subdivision marker) will either be left in
place or relocated outside the 50-foot intersection sight lines.
Neighborhood Notification
No neighbor notification forms were submitted. The public hearing notice was mailed to property
owners within 500 feet of the subject property. Staff has received one letter from a neighbor, who
expressed concerns about the height of the proposed fence, construction quality, and preserving the
existing fence and brick column along Bohlman. This letter is included as Attachment #4.
FINDINGS:
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:
Finding #1: The subject fence will be compatible with other similar structures in the
neighborhood. This finding can be made because the proposed fence would be an improvement
from the chain link fence, which was located in the right-of-way, only four feet from the edge of
the asphalt. The fence will be compatible with the fence that continues along Bohlman Road.
Staff recommends that the proposed fence be painted/stained to match the existing fence along
Bohlman Road.
3
9
Application No. FER16-0001 / 15888 Cuvilly Way
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 high quality, pressure treated redwood. Staff recommends that
the proposed fence be painted/stained to match the existing fence along Bohlman Road. All of
the materials would be durable and be of high quality and would be able to weather the outdoor
environment.
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 proposed fence would
improve the conditions for any pedestrians or cyclists utilizing Norton Road. The original chain
link fence was located only four feet from the edge of pavement, the proposed fence would be
located no closer than 14 feet from the edge of pavement, providing a significant shoulder.
Additionally, the proposed fence would be located outside of the 50 foot intersection sightline
triangle, providing additional visibility. The proposed fence would incorporate high-quality
materials and would not detract from the character and integrity of the existing community.
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 because the proposed fence would improve the safety
conditions at this corner. The proposed materials for the fence would be high quality. The fence
would be installed and located so as to provide the required sight distance for the street
intersection. The fence would enclose the property which is on a heavily trafficked intersection
and provide additional safety and privacy for the property.
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 Norton Road, providing a more significant shoulder.
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) “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. Site Plan Exhibit "A"
3. Applicant Letter
4. Letter from a Neighbor
5. Photos of Existing Fences
6. Public Works Clearance
7. Proposed fence location sketch
4
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RESOLUTION NO: 16-008
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING FENCE EXCEPTION FER16-0001
LOCATED AT 15888 CUVILLY WAY (APN 517-13-029)
WHEREAS, on January 8, 2016, an application was submitted by Jeremy Blanchard
requesting Fence Exception approval to install a six foot tall wrought solid wood fence along the
rear property line, which runs along Norton Road. The proposed fence would be no closer than 14-
feet from the edge of the pavement. At the corner of Norton Road and Bohlman Road, the fence
would connect to an existing solid wood fence with stone columns. The site is located within the R-
1-40,000 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 March 9, 2016, 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 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; 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;
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
11
Resolution No. 16-001
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; and is consistent with the Residential Design Review Handbook.
Section 5: The project is consistent with the Saratoga City Code in that the improvements
are consistent with the variance findings in that there special circumstances applicable to the
property, including size, shape, topography, location or surroundings, strict enforcement of the
specified; the variance will not constitute a grant of special privilege inconsistent with the
limitations on other properties in the vicinity and classified in the same zoning district; and the
Variance will not be detrimental to the public health, safety, or welfare, or materially injurious to
properties or improvements in the vicinity.
Section 6: The City of Saratoga Planning Commission hereby approves FER16-0001,
located at 15888 Cuvilly Way, 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 9th day of
March 2016 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Leonard Almalech
Chair, Planning Commission
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Resolution No. 16-001
Exhibit 1
CONDITIONS OF APPROVAL
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.
5. Construction must be commenced within 36 months of the date of this approval, or the
resolution will expire.
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Resolution No. 16-001
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 January 26,
2016 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. Color. The fence shall be painted/stained to match the existing fence along Bohlman Road.
8. Height. The height of the fence shall not exceed six feet in height to match the existing fence
along Bohlman Road.
9. Landscape Strip. The applicant shall landscape the dirt strip between the Norton Road roadway
and the fence with draught-resistant plants/bushes. The applicant shall provide water until the
plants/bushes are established or for the minimum period of one year after planting. The
applicant shall replace any dead plants, if necessary, before the one year period is over.
10. 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.
11. 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.
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15
1
995 Sherman Oaks Dr San Jose, CA 95128
CSL 951788
To the Planning Commissioner and staff.
We are requesting a Fence Exemption for the property at 15888 Cuvilly Way. Originally there was a
chain link fence that ran along the back side of the property running parallel with Norton Rd. The
owners requested to remove the chain link fence and replace it with a Good Neighbor Fence. In doing
so, we removed the chain link and installed the redwood fence in the exact spot that the original was. It
came to our knowledge that the original fence was installed offset of the property line. We stopped
work on the project immediately. We are requesting to move the fence to the property line. We are
also proposing to hold back the fence on the corner of Bohlman Rd and Norton Rd at the 50’ siteline
setback for the visual clearance per the road codes. In doing this we can remove the existing section so
that it is not obstructing the view and also an eyesore.
What we are asking is to allow us to have our fence at the normal 6’ good neighbor height, on the
property line, in order for the owners to have the privacy that they need at their residence. The fence
will be constructed in the highest quality Pressure treated and Redwood materials matching the existing
fence along Bohlman Rd. It can be left natural or painted to match the section along Bohlman Rd. Along
with bringing adequate room for pedestrians, it will also bring a nice look along the side of Norton Rd
and bring the privacy and security that the owners are requesting.
Thank You for your consideration.
Blanchard Construction.
16
March 1, 2016 Hello, Liz – I received the “Notice of Public Hearing” and appreciate the opportunity to provide feedback on the fence exception requested for 15888 Cuvilly Way. I regret that a prior commitment precludes my being able to express my thoughts at the meeting.
Background Even though this exception request is only for the back fence of the applicant’s property, that property is part of a subdivision that is bordered by a distinctive and attractive fence along Bohlman Road and within the subdivision itself. The “Bohlman Fence” spans from the corner of Bohlman and Norton all the way down to where it joins the cemetery’s wrought iron fence. The Bohlman Fence is the applicant’s side yard fence. The Bohlman Fence is an important part of the subdivision’s character and ties in with the monuments and arch at the entry of Cuvilly Way. It is constructed of substantial brick and mortar columns with concrete caps and wood panels painted grey. There is also a walking path alongside the Bohlman Fence that spans from the cemetery entrance to the corner of Bohlman and Norton. Many pedestrians, myself included, walk up this path to Norton and follow Norton up to the Montalvo trails that are accessible from Norton. If you travel up Norton to the Montalvo trailhead, you will not encounter any solid fences along the roadside.
Feedback With this background, I offer the following for your evaluation: - I strongly feel the Bohlman Fence, with its substantial brick and mortar columns that terminate at the corner of Bohlman and Norton, should not be disturbed. This is likely an exception in and of itself but please consider its impact to the broader environment described in the background. - I object to granting any height exception because of the negative impact to the views and the character of Norton. Having stated my position, I would add that if you entertain a height exception that the wood panels of an approved fence not extend higher than the wood panels of the Bohlman Fence and that if columns are installed, that the column tops are not higher than the columns on the Bohlman Fence. I would hope for some sort of view from Norton to be restored. - The applicant’s partially constructed fence seems poorly designed and constructed. The wood panel is as high or higher than the top of the Bohlman Fence’s corner column cap. The fence doesn’t seem to follow a “slope” design or a “step” design; the fence line is all over the place (gently sloped in some sections, level at the gate, up-slope sections joined to down-slope sections). Page 1 of 2 17
- I hope for attention to be paid to how the fence line / top of the fence is presented and that it is in some way harmonious with the Bohlman Fence. I hope this feedback provides food for thought as you consider how to best proceed. Kind Regards, A Neighbor
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MEMORANDUM
TO: Liz Ruess
FROM: Macedonio Nunez, PE
DATE: February 10, 2016
RE: Fence at 15888 Cuvilly
Public Works is ok with the applicant not altering their existing fence alongside Bohlman Rd.
We are aware because of new fence layout along Norton Rd the end section of the existing fence
alongside Bohlman Rd will remain and will appear to be “sticking out “. The existing fence line
alongside Bohlman Rd has been “Grandfathered” and no public complaints about sight distance
at the intersection of Norton Rd and Bohlman Rd has never been an issue. The intersection of
Norton Rd and Bohlman Rd has a existing controlled stop coming out of Norton Rd which forces
vehicles to cautiously approach the intersection and stop.
Thank you,
Macedonio Nunez, PE
Associate Engineer
City of Saratoga - Public Works
Tel: (408) 868-1218
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OPTION 1 – REMOVE EXISTING FENCE AND BRICK COLUMNFROM INTERSECTION SIGHTLINE
OPTION 2 – MAINTAIN EXISTING FENCE AND BRICK COLUMN
CROSSECTION VIEW FROM NORTON ROAD LOOKING TOWARDS BOHLMAN
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REPORT TO
THE PLANNING COMMISSION
Meeting Date: March 9, 2016
Application: PDR15-0013; ARB15-0029; GEO15-0008
Location / APN: 21441 Arrowhead Lane / 366-06-014
Owner/Applicant: Mittal / Krishnan
Staff Planner: Liz Ruess
21441 Arrowhead Lane
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Summary
PROJECT DESCRIPTION:
The applicant is requesting Design Review approval to demolish an existing 2,704 square foot, one
story single-family home house and to construct a new 4,729 square foot, 25’-11” tall, two story
single-family residence. Seven protected trees are proposed for removal. The net lot size is 27,415
sq. ft. and the site is zoned HR.
STAFF RECOMMENDATION: Adopt Resolution No. 16-007 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)(1).
PROJECT DATA:
Gross Site Area: 68,859 SF / 1.58 acres
Net Site Area: 27,415 SF / 0.63 acres
Average Site Slope: 26%
Grading: 30 CY
General Plan Designation: Hillside Conservation S.F.
Zoning: HR (Hillside Residential)
Proposed Allowed
Proposed Site Coverage
Residential Footprint
Covered Porches
Enclosed Front Porch
Driveway
Uncovered Patios
Concrete AC Pad
Walkways
Total Proposed Site Coverage
2,766 SF
333 SF
14 SF
6,171 SF
1,724 SF
18 SF
772 SF
11,798 SF (22.4%)
13,180 SF
(25%)
Floor Area
First Floor
Garage
Enclosed Porch
Second Story
Total Floor Area
2,286 SF
480 SF
14 SF
1,949 SF
4,729 SF
5,064 SF
Height (Residence)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
Total Proposed Height
305.13 FT
306.38 FT
305.75 FT
331.65 FT
25.9 FT
Maximum Height
= 331.75 (26 Feet)
Proposed Allowed/Required
Setbacks for Residence
Front 1st Floor:
Front 2nd Floor
North Side 1st Floor:
North Side 2nd Floor:
East Side 1st Floor:
East Side 2nd Floor:
Southeast Side 1st Floor:
Southeast Side 2nd Floor:
110’
118’
66’-4.5”
72’-8.5”
39’-9.5”
38’-2.5”
38’-11.5”
38’-11.5”
30’
30’
20’
20’
20’
20’
20’
20’
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PROJECT DESCRIPTION AND SITE CHARACTERISTICS
The applicant is requesting Design Review approval to demolish an existing 2,704 square foot, one
story single-family home house and to construct a new 4,729 square foot, 25’-11” tall, two story
single-family residence. Seven protected trees are proposed for removal. The net lot size is 27,415
sq. ft. and the site is zoned HR.
The 1.58 acres site is located in Arrowhead Lane, a private road off Prospect Road. The site is
covered with significant vegetation which screens much of the off-site views from adjacent
properties. The average slope of the site is 26%. The proposed building site is essentially level
and is located on the Eastern portion of the site, where an existing house is located. An existing
paved driveway provides access to the building site.
This project proposed demolition of an existing 2,704 square foot, one story single-family home.
The existing home will be replaced with a new 4,729 square foot, two story, single-family
residence that will be 25’-11” tall. Planning Commission Design Review is required because the
proposed height exceeds 18-feet.
The proposed home is traditional in form with modern detailing. The proposed design is clean,
functional and simple, utilizing exterior colors and materials to emphasize the design. The
exterior materials of the proposed main residence include; stucco in “Spanish sand” with “oxford
brown” trim; a standing seam metal roof in “medium bronze”; aluminum windows in “bronze”;
neutral, narrow ledger stone cladding; and modern horizontal wood doors with dark brown stain
for the front door and garage door. A colors and materials board is on file with the Community
Development Department and will be present at the site visit and public hearing. The following
table lists the proposed exterior materials.
Detail Colors and Materials
Exterior Stucco Kelly Moore 231 “Spanish Sand”
Exterior Trim Kelly Moore 417 “Oxford Brown”
Window Frames Milgard Aluminum “Bronze”
Front Door/Garage Door Horizontal plank wood doors in dark brown stain
Roof Standing seam metal “Medium Bronze”
Stone Cladding Ledger Stone - Narrow
Trees
A total of 32 trees protected by Saratoga City Code were inventoried for this project. Most are
Coast Live Oaks. Seven (7) walnut trees that are in poor condition are requested for removal to
construct this project. They meet the City’s criteria for removal and replacement as part of the
project. The City Code requires that, one of ten potential criteria must be satisfied in order for a
tree to be removed. The project arborist and City arborist concur that each tree proposed for
removal satisfies at least five of the ten criteria.
The value of the trees proposed for removal is $10,460 and an equivalent amount will be spent in
replacement trees to be planted on site. The applicant’s landscape plan shows new trees equal to a
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value of $10,500, so this will satisfy the replacement requirement. The project was approved with
conditions on January 22, 2016. The Arborist Report is included as Attachment #2.
Front Landscape
The front setback area is more than 17,000 sq. ft. City Code permits up to 50% of this front setback
area to be hardscape (i.e. impervious coverage). The applicant will retain the existing driveway. The
driveway will be repaired and widened minimally as required by the County Fire Department for
better emergency vehicle access. Approximately 1,600 sq. ft. of the existing driveway is within the
front setback area, which is less than 10% of hardscape within the front setback area. The existing
trees, plants and shrubs will make up the remainder of the front setback area. One of the seven trees
approved for removal is within the front setback area; however there are more than a dozen other trees
that will remain within the front setback area for screening.
Neighbor Notification and Correspondence
The applicant submitted three Neighbor Notification Forms signed by adjacent property owners.
Copies of the neighbor notification forms are included as Attachment #4.
Staff mailed a “Notice of Public Hearing” to all property owners within 500 feet of the subject
property. The public hearing notice and description of the project was published in the Saratoga
News. No additional written comments, neither positive nor negative, were received prior to the
completion of this staff report.
Geotechnical Review
According to the City’s ground movement potential map, most of this subject property is located in
“Pd” zone, defined as “Unstable, unconsolidated material, commonly more than 10 feet in
thickness, on moderate to steep slopes subject to deep landsliding.” Within “Pd” areas, geotechnical
investigation must find that proposed construction will be safe for its intended use against hazards
from ground movement.
A site specific Engineering Geologic and Geotechnical Investigation was conducted by the
applicant’s geologist as required by the City Code. The project was reviewed and received
Geotechnical Clearance from the City’s geologist on January 19, 2016 and a copy of the clearance is
included as Attachment #3.
ENVIRONMENTAL DETERMINATION
The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section
15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources
Code (CEQA). This exemption allows for the construction of three single-family residences in a
residential area.
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.
(a) 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 because
the majority of the proposed structure will remain in the same building footprint of the
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existing structure and the existing driveway will be used for access. While the average
slope of the site is 26%, the building site is essentially level. Minimal grading is required;
the existing topography of the site will be left almost entirely undisturbed.
(b) 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 because none of the seven
trees proposed for removal are native and all seven meet five of the required criteria for
removal, as determined by both the project and City arborist. The property is densely
populated with native trees. In addition to the several dozen trees that were included on the
arborist’s inventory, that are to remain, the applicant has proposed to plant 42 replacement
trees on site, of varying sizes and species.
(b) 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 because the proposed two-story residence is
compatible with the character predominant streetscape of the area. The proposed house will
remain significantly setback from the street, in the same pad location as the existing house.
The proposed house is setback approximately 110 feet from the front property line. Existing
and proposed vegetation and trees will significantly screen views of the residence from most
surrounding properties. Because the project is screened from most adjacent properties and
not visible from nearby roadways, setbacks exceed the minimums, there would be no
unreasonable impact to the privacy of adjoining properties and to community viewsheds.
(d) 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 because
the proposed mass is broken up on all sides of the structure. The overall mass and height of
the structure is a combination of single and two story forms. The overall design, height,
materials, and location of architectural features will avoid the perception of excessive bulk.
The proposed design of the roof combines hips and gables to break-up the overall mass and
bulk of the structure.
The proposed design of the main residence utilizes exterior stucco in a neutral “Spanish
sand” color with a contrasting “oxford brown” trim. The exterior will have neutral tone,
ledger stone cladding on the façade which will add texture and further break-up the massing.
The roof will be a standing seam metal roof in a “medium bronze” finish to match the
aluminum window frames, which will also be “bronze”. The front door and garage door will
both be dark stained wood with a contemporary, horizontal plank design.
The neighborhood is very eclectic in style including; Mediterranean, ranch style, traditional,
and modern. The proposed home is traditional in form with modern detailing. The style of
the proposed design, along with the proposed massing will fit into the eclectic neighborhood.
The views from homes on adjacent sites will be primarily screened by existing and proposed
landscaping.
(e) The landscape design minimizes hardscape in the front setback area and contains
elements that are complementary to the neighborhood streetscape. This finding can be
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made because the hardscape in the front setback area is limited to just 10% and the applicant
is maintaining the existing driveway. More than a dozen existing trees, along with existing
plants and shrubs will make up the remainder of the front setback area for screening.
(f) Development of the site does not unreasonably impair the ability of adjoining
properties to utilize solar energy. This finding can be made because the project exceeds
required setbacks on all sides and will remain under 26 feet in height. The project will not
impair adjoining properties to utilize solar energy.
(g) 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 can be made
because the proposed project conforms to the applicable design policies and techniques in the
Residential Design Handbook such as; minimizing the use of excessive colors and materials;
designing the structure with simple and well-proportioned massing; deemphasizing the
garage presence from the street; and avoiding unreasonable interference with privacy and
views as detailed in the findings above.
(h) 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 because the design of the
proposed project and its location on the site avoid unreasonable impacts and is in compliance
with City Code Section 15-13.100. Grading is limited to 30 CY. The Code allows up to 1,000
CY of grading in the HR Zoning district without a grading exception.
ATTACHMENTS:
1. Resolution
2. Arborist Report
3. Geotechnical Clearance
4. Neighbor Notification Forms
5. Reduced Plans (Exhibit A)
6. Colors/ Materials Board & Rendering
7. Photos of Existing House & Neighborhood
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RESOLUTION NO: 16-007
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR15-0013; ARB15-0029
LOCATED AT 21441 ARROWHEAD LANE
WHEREAS, on April 7, 2015, an application was submitted by Seema Mittal requesting
Design Review approval to demolish an existing one story home and to construct a new 4,729
square foot, two story single-family residence (includes 480 sq. ft. attached garage). The height of
the proposed residence is 25 feet, 11 inches. Seven (7) protected trees are proposed for removal. The
site is located within the HR Zoning District (APN 366-06-014).
WHEREAS, the City Code requires a geologic hazards report to be prepared by a licensed
geologist and for the City’s Geologic Consultant to review and approve the report.
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 March 9, 2016, 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 Environmental Quality Act
(CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3
(a) of the Public Resources Code (CEQA). This exemption allows for the construction of one
single-family residence in a residential area.
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; 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;
preserves protected trees; is designed to avoid unreasonable impacts to the privacy of adjoining
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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; and is consistent with the Residential Design Review Handbook.
Section 5: The City of Saratoga Planning Commission hereby approves PDR15-0013
located at 21441 Arrowhead Lane, 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 9th day of
March 2016 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Leonard Almalech
Chair, Planning Commission
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EXHIBIT 1
CONDITIONS OF APPROVAL
PDR15-0013
21441 ARROWHEAD LANE (APN: 366-06-014)
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, or grading
permit 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 satisfaction of 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 Zoning Regulations 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. 35
5. Construction must be commenced within 36 months from the date of this approval (March 9,
2019), 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 dated April 2, 2015,
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. Building Division Submittal. 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 and referenced in Condition No. 6
above;
b. A note shall be included on the site plan stating that no construction equipment or private
vehicles shall be parked or stored within the root zone of any Ordinance-protected tree on
the site;
c. This Resolution printed onto separate construction plan pages;
d. A final utility plan that shows location of HVAC mechanical equipment outside of required
setback areas;
e. A final Drainage and Grading Plan stamped by a registered Civil Engineer combined with
the above-required Stormwater Detention Plan;
f. A final Landscape and Irrigation Plan; and
g. All additional drawings, plans, maps, reports, and/or materials required by the Building
Division.
8. Lighting. Exterior lighting shall be shielded so as not to shine on adjacent properties or public
right-of-way.
9. Maintenance of Construction Project Sites. Because this Design Review Approval
authorizes a project which requires a Building Permit, compliance with City Code Section 16-
75.050 governing maintenance of construction project sites is required.
10. 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.
11. Final Landscaping and Irrigation Plan. The final landscaping and irrigation plan 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 36
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
12. Fire Department Requirements. Owner/applicant shall comply with all Fire Department
requirements.
13. 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.
14. Front yard landscaping. Front yard landscaping shall be installed prior to final inspection or a
bond satisfactory to the Community Development Department valued at 150% of the estimated
cost of the installation of such landscaping shall be provided to the City.
CITY ARBORIST
15. Arborist Report. All recommendations of the Arborist Report dated January 22, 2016 and all
other future updated reports, and incorporated herein by this reference shall be followed and
incorporated (in its entirety) into the plans.
PUBLIC WORKS
16. Encroachment Permit. The applicant shall obtain an encroachment permit 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.
GEOTECHNICAL
17. The applicant's 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 results of the plan review
shall be summarized by the geotechnical consultant in a letter and submitted to the City
Engineer for review and approval prior to issuance of building permits.
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18. 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 excavations
for foundations and retaining walls prior to the placement of steel and concrete. 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.
19. The owner (applicant) shall pay any outstanding fees associated with the City Geotechnical
Consultant’s review of the project prior to Zone Clearance.
20. 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.
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Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB15-0029
Prepared by Kate Bear, City Arborist Site: 21441 Arrowhead Lane
Phone: (408) 868-1276 Owner: Madhumati Krishnan
and N. Subramanian
Email: kbear@saratoga.ca.us APN: 366-06-014
Email:madsub@yahoo.com
Report History:
Report 1
Date:
Plans received April 8, 2015
Report completed M a y 20, 2015
Report 2 – This report replaces report 1 Revised plans received September 28, 2015
Report completed October 26, 2015
Memo
Report 3 – This report replaces report 2 and
December 2015 memo
Revised plans received November 18, 2015
Memo dated December 22, 2015
Revised plans received January 12, 2016
Report completed January 22, 2016
PROJECT SCOPE:
The applicant has submitted plans to the City to demolish the existing house and build a new two-
story house with attached two-car garage. They will also reconstruct the retaining wall along the
driveway.
Seven walnut trees (6, 7, 9, 10, 11, 24 and 25) protected by Saratoga City Code and in poor
condition are requested for removal to construct this project. They meet the City’s criteria for
removal and replacement as part of the project.
STATUS: Approved by City Arborist with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $8,495
For trees 1, 5, 8, 12, 23, 27, 30, 31 and 32.
Tree fencing – Required – See Conditions of Approval and Sheet L-1.
Tree removals – Trees 6, 7, 9, 10, 11, 24 and 25 are permitted for removal once
building permits have been issued for the project.
Replacement trees – Required = $10, 460.
1
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21441 Arrowhead Lane
FINDINGS:
Tree Removals
Whenever a tree is requested for removal as part of a project, certain findings must be made and
specific tree removal criteria met. Seven walnut trees are requested for removal. Three are dead and
four are in poor condition. All meet the City’s criteria allowing their removal and replacement as
part of the project. Attachment 2 contains the tree removal criteria for reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No. Criteria met Criteria not met
6, 7, 9, 10, 11,
24 and 25 1, 4, 6, 7, 9 2, 3, 5, 8, 10
Replacement Trees
The total appraised value of trees 6, 7, 9, 10, 11, 24 and 25 is $10,460. New trees equal to this
appraised value will be required as a condition of the project. The landscape plan Sheet L-2 shows
new trees equal to a value of $10,500, so this will satisfy the replacement requirement. Replacement
trees may be planted anywhere on the property. Replacement values for new trees are listed below.
New Construction
Based on the information provided, 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. The submitted
arborist report, once included in the final set of plans, can satisfy this requirement.
This report shall also be copied onto a plan sheet and included in the final plan set.
ATTACHMENTS:
1 – Plans Reviewed and Tree Information
2 – Tree Removal Criteria
3 – Conditions of Approval
4 – Map of Site showing tree locations and protective fencing
Replacement Tree Values:
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
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21441 Arrowhead Lane Attachment 1
PLAN REVIEW:
Architectural Plans reviewed:
Preparer: Perspectives Design, Inc.
Date of Plans: April 2, 2015, revised September 22, 2015
Sheet A1.0 Title Sheet
Sheets AB1 and AB2 Arborist Report
Sheet A1.1 Architectural Site Plan
Sheet A2.1 First Floor Plan
Sheet A2.2 Second Floor Plan
Sheets A5.1 and 5.2 Elevations
Sheet A5.3 Building Sections
Civil Plans reviewed:
Preparer: JLK Associates
Sheet T – 1 August 25, 2014 Site Survey Plan
Sheet C – 1 February 22, 2015 Preliminary Grading and Drainage Plan
Landscape Plans reviewed:
Preparer: Aitken Associates Landscape Architects
Date of Plans: March 17, 2015, revised September 22, 2015 and January 12, 2016
Sheets L-1 and L-2 Landscape Plans
Sheets L-3 and L-4 Irrigation Plans
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Michael Young and Michael Bench
UrbanTreeManagement, Inc.
Date of Plans: October 7, 2014
A total of 32 trees protected by Saratoga City Code were inventoried for this project. Most
are coast live oaks. Information on the condition of each tree, potential impacts from
construction, suitability for preservation, appraised values and tree protection
recommendations were provided.
Seven walnut trees (6, 7, 9, 10, 11, 24 and 25) protected by Saratoga City Code are
requested for removal to construct this project. Three are dead (11, 24 and 25) and four are
in poor condition (6, 7, 9 and 10).
3
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21441 Arrowhead Lane Attachment 1
4
42
21441 Arrowhead Lane Attachment 1
5
43
21441 Arrowhead Lane 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.
6
44
21441 Arrowhead Lane Attachment 3
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. Al recommendations in the arborist report dated October 7, 2014 and amended December 22,
2015 prepared by Michael Young of Urban Tree Management, Inc. shall become conditions
of approval.
3. The arborist report from December 22, 2015 shall be copied on to a plan sheet, titled “Tree
Preservation” and included in the final job copy set of plans.
4. This report shall also 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 $8,495 be for tree(s) 1, 5, 8, 12, 23, 27, 30, 31 and 32.
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 established prior to the arrival of construction equipment or materials on site.
c. 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.
d. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
e. 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.
f. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
8. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange
a field meeting before performing work.
9. The Project Arborist shall visit the site every two weeks during grading activities and
monthly thereafter. Following visits to the site, the Project Arborist shall provide the City
7
45
21441 Arrowhead Lane Attachment 3
with a report including photos documenting the progress of the project and noting any tree
issues.
10. The Project Arborist shall supervise installation of the retaining walls along the driveway.
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 6, 7, 9, 10, 11, 24 and 25 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. New trees equal to $10,460 shall be planted as part of the project before final inspection and
occupancy of the new home. New trees may be of any species.
20. 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
21. Replacement trees may be planted an ywhere on the propert y as long as they do not encroach
on retained trees.
22. Only drought tolerant plants that are compatible with oaks are permitted under the outer half
of the canopy of oak trees on site.
8
46
21441 Arrowhead Lane Attachment 3
23. Water loving plants and lawns are not permitted under oak tree canopies.
24. 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.
25. 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.
26. 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.
9
47
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10
48
January 19, 2016 M. Krishnan and N. Subramanian 21441 Arrowhead Lane Saratoga, CA 95070 Via Email: madsub@yahoo.com RE: Geotechnical Clearance for 21441 Arrowhead Ln App. # GEO15-0008 Geotechnical Clearance with conditions has been granted for the above referenced project based on the review letter prepared by the City Geotechnical Consultant, dated January 14, 2016. Geotechnical conditions of approval, the Geologist’s review letter and an Indemnity Agreement are attached. Please sign, date and return the Indemnity Agreement back to the City at your earliest convenience. Do not hesitate to contact me at (408) 868-1274 or via email at iharvancik@saratoga.ca.us if you have any questions regarding this review. Thank you. Sincerely, Iveta Harvancik Senior Engineer Public Works Department Cc (via email): Liz Ruess, CD Department Seema Mittal, Agent, seemam.pdi@gmail.com
49
Memorandum of Geotechnical Clearance Conditions
Page 1 of 1
MEMORANDUM
TO: Liz Ruess, Project Planner, Community Development Department
CC: Krishnan, M. and Subramanian, N. / Mittal, S. (Owner & Applicant)
FROM: Iveta Harvancik, Senior Engineer
SUBJECT: Geotechnical Clearance Conditions for GEO15-0008 at 21441 Arrowhead Wy
DATE: January 19, 2016
1. The applicant's 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 results of the plan review
shall be summarized by the geotechnical consultant in a letter and submitted to the City
Engineer for review and approval 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 excavations
for foundations and retaining walls prior to the placement of steel and concrete. 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.
50
51
52
53
54
55
INDICATES PROPOSED DRAINAGE INLET
PIPE INVERT
INDICATES EXISTING 4" VCP SANITARY SEWER LATERAL (
INDICATES PROPOSED SDR 35 DRAINAGE PIPE
INDICATES EXISTING ELEVATION SPOT SHOT BASED ASSUMED DATUM
WATTLE BARRIER ROLLS FOR SEDIMENT EROSION CONTROL
PAD ELEVATION
FF ELEVATION
JOINT POLE
SITE PROPERTY LINE
TOP GRATE
DOWNSPOUT WITH SPLASHBLOCK
INDICATES PROPOSED GRADE
INDICATES DIRECTION OF PROPOSED FLOW, MINIMUMS PER CITY GUIDELINES:
GRASS SWALES AND LAWN (2%), ASPHALT DRIVEWAY (2% SHEETFLOW),
CONCRETE DRIVEWAY (1% SHEETFLOW)
INDICATES JOINT TRENCH FOR NW WATER LATERAL,
ELECTRIC, CABLE & PHONE
INV
300.45'
TG
FF
PAD
LEGEND
300.20
DS
SSSSSS
SDSDSDSD
UG
S S
UG UGUG
P R E L I M I N A R Y1"=16'0 20 40 60 80 100 308.08'SSCO294.48'POLE303.43'MON FND313.87'POLEIP FNDEL:307.50'SSCO305.31'SSCO305.82'SSCO320.32'ROOF RIDGE ELEV309.34'ROOF RIDGE ELEV309.05'ROOF RIDGE ELEV319.48'ROOF RIDGE ELEV301.26'1\2 IN IP PLUG FNDN 09°22'00" E46.15'S 31°11'00" E
71.17'
S 10°
3
7
'
0
0
"
E
130.
1
1
'10" TREE14" OAKN 09°22'00" E213.85'S 38°35'00" E
127.51'20" OAK30" OAKAR
R
O
W
H
E
A
D
L
A
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E 14" OAKS 10°
1
7
'
0
0
"
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74.9
1
'20" OAK8" TREE8" TREE8" TREE16" OAKN 47°49'00" E77.00'N 09°54'00" E39.72'S 68°58'00" E
N 89°53'00" W127.03'84.03'S 30°06'00" E
55.50'26" OAK353.24'N 89°53'00" W16" OAK26" OAKN 89°53'00" W75.86'307.39'FF307.37'FF120.04'
N 26°15'00" W
S 31°11'00" E
30.66'
S 10°
3
7
'
0
0
"
E
132.
1
4
'
S 38°35'00" E
127.42'
S 10
°
1
7
'
0
0
"
E
72.5
9
'
S 30°06'00" E
30' WIDE PUBIC RIGHT-OF-WAYPER BOOK 587 OF MAPS AT PAGES 4471.32'
S 68°
5
8'
02"
E
59.12'SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
S
S
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295.47'292.52'288.85'290.62'282.90'282.37'286.18'302.38'300.36'298.22'300.00'TBM306.94'305.60'306.52'292.98'295.30'297.43'299.13'292.43'294.93'302.15'297.93'299.51'295.51'293.28'293.61'310.39'307.44'306.86'307.38'309.18'310.01'314.55'312.08'309.00'307.76'313.13'312.47'309.18'308.11'304.23'304.65'305.82'306.23'299.12'302.66'306.22'304.23'306.09'307.45'304.25'303.35'306.48'307.90'295.18'298.57'297.56'297.40'306.63'303.40'309.60'312.13'309.61'309.87'316.96'317.75'316.24'322.28'323.13'321.02'320.07'307.69'307.68'308.04'308.07'303.74'306.71'298.50'299.07'307.40'306.62'307.41'307.09'292.71'297.84'301.39'296.11'296.74'290.07'291.31'282.88'312.36'317.86'320.70'324.23'322.79'321.68'320.29'312.33'312.01'309.50'306.81'318.43'315.32'323.33'321.40'318.83'321.87'325.36'317.59'318.27'312.00'314.48'316.17'306.40'310.29'310.00'310.35'309.33'309.74'313.05'310.98'306.27'306.12'298.16'295.96'(E)
W
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N
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A
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I
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307.13'306.79'306.89'306.70'12"X10" OAK306.26'306.22'299.59'300.30'298.45'301.88'305.14'298.47'294.07'291.00'297.43'288.87'289.09'286.89'280.73'290.29'286.70'287.85'284.02'SSSSSSSS305.74'TBM297.14'SSSSSSSSSSSSSSSSSSSSSSSS304.97'304.73'304.84'305.34'TBM312.84'315.43'333.89'317.98'318.14'312.79'305.69'308.50'310.96'313.19'309.89'305.49'305.50'304.95'305.18'304.75'308.24'305.19'302.16'297.07'301.82'305.45'308.92'(E) WOODEN RETAINING WALL310.71'308.30'304.82'305.05'337.58'307.79'308.94'305.26'311.57'309.68'307.97'306.05'301.29'301.69'305.51'302.57'299.27'299.23'298.41'296.29'SSSSSSSSSSSSSSSSSSSS302.63'(E
)
WOODEN
RETA
IN
ING
WALL305.37'TBM299.88'301.93'302.46'305.67'305.43'304.59'304.67'305.32'AC PAVED DRIVEWAY292.36'292.06'294.52'296.87'304.67'302.15'295.36'304.04'301.44'306.35'305.86'305.41'306.44'CONC D
E
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306.07'306.20'286.54'283.20'283.91'285.28'292.41'284.68'284.62'287.30'287.28'284.76'287.56'286.66'(E) WOODEN RETAINING WALL303.99'303.83'301.52'296.20'305.26'300.61'305.01'TBM300.61'303.97'288.16'288.72'301.09'289.09'301.83'301.56'304.60'301.80'304.81'304.83'304.52'305.26'TBM302.74'293.80'308.19'321.23'324.51'327.15'326.97'329.57'350.83'324.73'323.20'328.32'327.17'318.41'324.99'320.00'319.77'317.35'310.02'321.39'308.82'296.46'295.11'302.91'305.92'305.96'313.73'330.64'319.28'316.41'314.30'319.17'316.24'317.54'318.89'309.51'309.61'308.33'308.46'305.87'305.73'312.00'308.59'305.91'316.98'321.14'318.87'323.19'312.24'305.91'305.91'306.11'FS GAR306.75'305.79'305.18'306.25'305.84'304.18'TBM301.32'305.52'304.81'306.06'306.90'305.05'302.55'304.11'299.35'305.13'304.30'303.67'304.80'304.73'301.87'298.33'300.87'303.02'299.33'304.68'306.37'305.76'306.26'305.51'306.16'305.37'(E) WOO
D
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302.73'301.39'305.53'304.27'301.63'302.14'292.39'290.88'302.74'296.94'299.15'299.55'291.15'294.98'294.98'290.90'EDGE OF ROAD
#22
SSSSSSSSSSSSSSSSSSDDDDDDDDDDDDDDDDDDSSSSSSSSSSSSSSSDDDDDDDDDDDDDDD307.50'8" INLETTG: 307.00'INV THRU: 306.00'307.50'307.50'307.70'8"
I
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'65 LF 4" PVC @ 0.01(N) NEW RETAINING WALLS(DESIGNED BY OTHERS)(SEE SEPARATE SHEET)307.50'307.50'77 LF 4" PVC @ 0.016306.50'306.50'307.20'(N) FF ELEV22 LF 4
"
P
V
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@
0
.
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1
8" INLET / COTG: 305.80''INV THRU: 303.20'S
S
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SSSSSSSSSSSSDDDDDDDDDDDD37 LF 4" PVC @ 0.01SSSSSSSSSDDDDDDDDD305.50'305.50'8" INLET
TG: 305.00'
INV THRU:
304.00'
to be removed
#7
WALNUT305.50'304.50'(N) NEW RETAINING WALLS(DESIGNED BY OTHERS)(SEE SEPARATE SHEET)8" INLET / COTG: 293.70''INV IN: 292.50INV 36" RCP: 290.0'+/-S S S S S S S
D D D D D D D
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S
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S
S
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D
D
D
D
D
D
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48 LF 6" PVC @ 0.78" INLETTG: 304.00'INV THRU: 303.63'8" INLET / COTG: 304.80''INV THRU: 302.20'SSSSSSDDDDDD24 LF 6" PVC @ 0.0135 LF
6
"
P
V
C
@
0.
0
5
5
30 LF 6" PVC @ 0.2
98" INLETTG: 304.50'INV THRU: 300.18'306.50'3 LF 3" SDR DISCHARCH PIPE @ .01 MIN. INV OUT: 288.50'48LF 36" RCP STORMWATER STORAGE PIPE @ .01 MIN3' X 4' X 5' RIP RAP DISSIPATOR8" INLET / COTG: 293.70''INV IN: 292.50INV 36" RCP: 289.5'+/-SSSSSSSSSSSDDDDDDDDDDD8" INLET TG: 304.80''INV THRU: 302.70'44 LF 4" PVC @ 0.258" INLET / COTG: 304.80''INV THRU: 303.80'8" INLET / COTG: 304.50''INV THRU: 303.40'SSSSSSSSDDDDDDDD305.75'306.00'306.30'(N) FS GARAGE(N) ELECTRIC PANEL
(N) GAS METER
52 L
F
4
"
P
V
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@
0
.
0
1
306.20'306.20'305.50'8" INLET / COTG: 305.80''INV THRU: 302.70'306.20'306.20'(N) PAD ELEV: 304.5'+/-306.50'8" INLET / COTG: 304.30'INV THRU: 303.30'SSSSSSSSSSDDDDDDDDDD304.50'41 LF 4" PVC @ 0.01S
S
S S
S
S
S
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D D
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1 8" INLET / COTG: 304.80''INV THRU: 303.00'(N) NEW RETAINING WALLS(DESIGNED BY OTHERS)(SEE SEPARATE SHEET)U
U
U
U
U
U
U
U
U
U
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U
U
U
U
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U
G
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G
G
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G(E) 4" VCP SS LATERAL(TO BE REUSED AFTERINSPECTIONUUUUUUUUUUUUUUGGGGGGGGGGGGGG305.00'DSU
U
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UG
340.00'334.63'304.50'305.00'305.30'306.20'DS348.90'352.00'342.70'329.26'330.29'336.50'EL:325.20'DSUUUUGGGGLS DSDSLSDSDS
LIVE OAK
ENTRY COLUMNSREMOVE EXISTING
FOR WIDER ENDTRY
MOVE FURTHER OUT
NEW COLUMNS
NEW ENTRY GATE
NEW MAN GATE
ENRTANCE
WIDEN DRIVEWAY
LIVE OAK
FENCE TO REMAINEXISTING 6' CHAIN LINK
LIVE OAK
#1
#2
LIVE OAK
#32LIVE OAK
BE REMOVEDWALNUT TO
#3
LIVE OAK
#31
LIVE OAK
LIVE OAK
#5
#4
BAY TREE
to be removed
#6WALNUT
PAVER DRIVEWAY
FS: 305'
2,810 SQ. FT.
NE
W
A
S
P
H
A
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T
LIVE OAK
#30
#29
#28
LIVE OAK
LIVE OAK
#27
#25
WALNUT#24
WALNUT
LIVE OAK
LIVE OAK
#26
#23
LIVE OAK
#8
TO BE REMOVED
CHERRY TREES
NEW ASPHALT
PAVER DECK
308 SQ. FT.
304'
GRASSCRETE
600 SQ. FT.
FOUNTAIN
304'
#11REMOVEDWALNUT TO BE
LAWN
EDGE OF ROAD
#21
LIVE OAK
LIVE OAK
LIVE OAK
#20
#19
#18
#16
#17
#10 WALNUT
(to be removed)
TO BE REMOVED
EXISTING WALL
305'STEPPING(N) CONCRETENEW 6'-8'' HIGH RET. WALLSTONES 306'
VEGETABLE GARDEN
#12
MONTEREY
LAWN
LIVE OAK TREES
#14
#13
#15
304'
PINE
AREASEATING
PAVER DECK
GRAVEL
632 SQ. FT.
FENCE TO REMAINEXISTING CHAIN LINK
FOUNTAIN
304'
WALL 3' HIGH(N) RETAINING
WALNUT
(to be removed)
NEW RETAINING WALL
18" HIGH SEAT WALL
5' HIGH DOWNSLOPE W/
COVERED PORCH
ENT PORCH
FF -0'-2"
300
29028530029528
5
30029529
0
31029028
5
295315310
295 290285285
320315
310
325
320
315
300
290
295
290 285320
330
325
310
295
330
33
5
325
315310
335 310320315295300305300295290305300295300
320315
350
345345
340 335330325330
325
34
0
335
330
325
320
315
320
310
315310320
310
315
310
305
305
300
305300
305
305
295
300
295
300
295
1" =
2
0
'1" = 16'300.56'
NOTES:
1. CONTOURS & ELEVATIONS ARE FIELD LOCATED AND ARE BASED ON ASSUMED DATUM
2. INDICATES TEMPORARY BENCH MARK SET AS SHOWN.
3. BOUNDARY INFO TAKEN FROM RECORD MAPS AND TITLE INFORMATION.
4. TREES TYPES ARE APPROXIMATED AND ARE TO BE IDENTIFIED BY OTHERS
5. INDICATES FIELD LOCATED ELEVATION SPOT SHOT.
6. OWNERS: Subbu Subramanian
7. APN# 366-06-014
8. CONTOUR INTERVAL = 1'
9. MAP REFERENCE: BOOK 587 OF MAPS AT PAGES 44
10. INDICATES DISTINCT BORDER GRADING & DRAINAGE PLANAS NOTED
1 OF 1
SHEET:
C - 1 21441 Arrowhead LaneCITY OF SARATOGACALIFORNIADETAIL
1"=16'DateDate: 02-22-15Drawn By: JLKNODESCRIPTIONREVISED: 08-24-15ByChkdExpires:
P R O ESSIONA
L
ENGINEERF
DERETSIGERS
T
ATEOF CA L AINROFIALIAB.IANI
NO C 57818
06-30-16
C I V I LJLK ASSOCIATES73 CEDAR LANESAN JOSE, CA. 95127(408) 729-3734SURVEYORS / ENGINEERS305.82'
SSCO
320.32'
ROOF RIDGE ELEV
319.48'
ROOF RIDGE ELEV
301.26'
1\2 IN IP PLUG FND
14" OAK
20" OAK
8" TREE
8" TREE
8" TREE
16" OAK
N 47°49'00" E77.00'N 09°54'00" E39.72'26" OAK
N 89°53'00" W
75.86'
307.39'
FF
307.37'
FF 120.04
'N 26
°15
'00"
WSSSSSSSS305.74'
TBM
297.14'SSSSSSSSSSSSSSSSSS304.84'
301.82'
305.45'
308.92'(E) WOODEN RETAINING WALL310.71'308.30'304.82'
305.05'
307.79'
308.94'
305.26'
311.57'
309.68'
307.97'
306.05'
301.29'
301.69'
305.51'
302.57'
299.27'
299.23'
298.41'
296.29'SSSSSSSSSSSSSSSSSSSS302.63'(E) WOODEN RETAINING WALL305.37'
TBM
299.88'
301.93'
302.46'
305.67'
305.43'
304.59'
304.67'
305.32'AC PAVED DRIVEWAY292.36'
292.06'
294.52'
296.87'
304.67'
302.15'
295.36'
304.04'
301.44'
306.35'
305.86'
305.41'
306.44'
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306.07'
306.20'
286.54'
292.41'
284.68'
284.62'
287.30'287.28'
284.76'
287.56'
286.66'(E) W
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303.99'
303.83'
301.52'
296.20'
305.26'
300.61'
305.01'
TBM
300.61'
303.97'
288.16'
288.72'
301.09'
289.09'
301.83'
301.56'304.60'
301.80'
304.81'
304.83'
304.52'305.26'
TBM
302.74'293.80'
321.23'
324.51'
323.20'
296.46'
295.11'
302.91'
305.92'
305.96'
313.73'
330.64'
319.28'316.41'
314.30'
319.17'
316.24'317.54'
318.89'
309.51'
309.61'
308.33'
308.46'305.87'
305.73'
312.00'308.59'
305.91'
316.98'
321.14'
318.87'
323.19'
312.24'
305.91'
305.91'
306.11'
FS GAR
306.75'
305.79'
305.18'
306.25'
305.84'
304.18'
TBM
305.52'
304.81'
306.06'
306.90'
305.05'
302.55'
304.11'
305.13'
304.30'
303.67'
304.80'
304.73'
301.87'
298.33'300.87'
303.02'
299.33'
304.68'
306.37'
305.76'
306.26'
305.51'
306.16'
305.37'
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301.39'
305.53'
304.27'
301.63'
302.14'
292.39'
290.88'
302.74'
296.94'
299.15'
299.55'
291.15'
294.98'
294.98'
290.90'
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307.20'
(N) FF ELEV 22 LF
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FOUNDATIONS 30 30
NEW PATIOS & WALKWAYS 60 60
NEW RET. WALLS 90 335
EXPORT 0
NOTE:
EARTHWORK QUANTITIES ON THIS TABLE ARE FOR INFORMATION ONLY.
CONTRACTORS ARE TO PERFORM THEIR OWN QUANTITIES TAKE-OFF.
TABLE DOES NOT REFLECT CONCRETE REMOVAL OR PLANTER MATERIAL
EARTHWORK TABLE
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TREE REPLACEMENT VALUESQty Size Botanical NameValue Per Line Total 624" box Arbutus 'Marina' $500.00 $3,000.001415 gal. Citrus (owner's choice) $150.00 $2,100.001215 gal. Cupressus sempervirens $150.00 $1,800.00224" box Tristania laurina $500.00 $1,000.00224" box Fruit Trees 'owner's choice' $500.00 $1,000.00415 gal. Fruit Trees 'owner's choice' $150.00 $600.00224" box Acer palmatum 'Bloodgood' $500.00 $1,000.00TOTAL REPLACEMENT VALUE $10,500.00Qty Size Botanical Name Common NameSCREENING TREES & SHRUBS224" box Acer palmatum 'Bloodgood' Red Japanese Maple624" box Arbutus 'Marina' Strawberry Tree1415 gal. Citrus (owner's choice) Orange, Lemon, Lime, Tangerine, Grapefruit1215 gal. Cupressus sempervirens Italian Cypress315 gal. Nerium oleander Oleander (white)1915 gal. Prunus caroliniana 'compacta' Dwarf Carolina Laurel Cherry224" box Tristania laurina Water Gum415 gal. Fruit Trees 'owner's choice' owner's choice224" Box Fruit Trees 'owner's choice'SHRUBS & PERENNIALS35 gal Anigozanthos flavidus Kangaroo Paw175 gal. Ceanothus 'DarkStar' California Lilac385 gal. Cistus 'Sunset' Magenta Rockrose501 gal. Erigeron karvinskianus 65 gal. Loropetalum chinensis 'razzleberri' Fringe Flower455 gal. Lavandula angustifolia English Lavender285 gal. Salvia greggii 'Lipstick' Autumn Sage (light red)185 gal. Salvia leucantha Mexican SageGROUNDCOVERS301 gal. Arctostaphylos 'Uva Ursi' Manzanita141 gal. Heuchera sanguinea Coral Bells681 gal. Myoporum parvifolium 'Prostratum' Myoporum811 gal. Rosmarinus officinalis 'Prostrata Trailing Rosemaryflats Thymus vulgaris common thyme251 gal Verbena peruviana 'Homestead Purple' Purple VerbenaGRASSES125 gal. Calamagrostis arundinacer 'Karl Forrester' Reed Grass221 gal. Deschampsia Tussock Grass95 gal. Phormium tenax 'Maori Queen' Dwarf New Zealand Flax (mixed colors)125 gal. Pennisetum setaceum 'Cupreum' Fountain Grass46SUCCULENT MIX5 gal. Aenonium arboreum ‘Zwartkop’ Black Aeonium5 gal. Aenonium ‘Sunburst’ Sunburst Aeonium5 gal. Agave americana ‘Shark Skin’ Century Plant5 gal. Agave attenuata Fox Tail Agave5 gal. Aloe arborescens Candelabra Aloe1 gal Aloe mitriformus Rubble Aloe5 gal. Crassula capitella ‘Campfire’ Jade Plant5 gal. Crassula ovata Jade Plant1 gal. Dudleyas Dudleyas1 gal Escheveria imbricata Blue Rose1 gal Escheveria subrigada ‘Fire & Ice’ ‘Seastar' Escheveria1 gal Euphorbia tirucalli ‘Sticks of Fire’ Fire Sticks1 gal Kalanchoe luciae Red Margined Paddle Plang1 gal Sansiveria trifasciata ‘Laurentii’ Snake Plant1 gal Sedum angelina Sedum1 gal Sedum rubrotinctum Pork and Beans1 gal Sempervivum arachnoideum Cobweb Houseleek1 gal Senecio mandraliscae Blue Senecio1 gal Senecio vitalis Green SenecioPLANT LEGEND61
TREE REPLACEMENT VALUESQty Size Botanical NameValue Per Line Total 624" box Arbutus 'Marina' $500.00 $3,000.001415 gal. Citrus (owner's choice) $150.00 $2,100.001215 gal. Cupressus sempervirens $150.00 $1,800.00224" box Tristania laurina $500.00 $1,000.00224" box Fruit Trees 'owner's choice' $500.00 $1,000.00415 gal. Fruit Trees 'owner's choice' $150.00 $600.00224" box Acer palmatum 'Bloodgood' $500.00 $1,000.00TOTAL REPLACEMENT VALUE $10,500.00
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MAWA EPPT and ETWU CalculationsKrishnan Residence7,515.0sq. ft.Date:3/10/2015Eto =47LA = 7,515SLA = 0153,291.0 20,493.4 MAWA with EPPTEto =47Eppt=3.4LA = 7,515SLA = 0142,201.8 19,010.9 Eto = 47PFxHA = 1,612.8IE = 0.71SLA = 066,192.98,849.3Notes1. ETWU must be less than MAWA calculations in order to meet the required state ordinance.3. (IE) averages are based upon testing through Center for Irrigation Technology (CIT).4. An ETo factor of 47 is used based upon AB 1881 and CIMIS.5. Plant Factors (PF) are based upon the WUCOL document.21441 Arrowhead Ln. Saratoga, Ca MAWA w/ EPPT = gallons per yearcubic feet per year11050.4131146.473.2Total20130.8122.4233.043.8ETWU =gallons per yearcubic feet per year1,612.87,515.0655.0168150.846.6754.0Total sf ft.0.20.289.4136219.0366.0680.0840.0252.00.2183.0654.0612.0447.0550.00.20.2High-Turf RotorLow-Drip0.4Med-Drip0.2PF x HA (square feet)HA (square feet)Hydrozone/Irrigation Method0.2Plant Factor (PF)13100.0Zone/Valve140.40.20.23MAWA = (Eto-Eppt)(.62)[(.0.7xLA) + (.3 x SLA)]12Low-Drip0.20.210.2Low-DripMed-DripLow-Drip6789102Med-DripLow-DripIE = Irrigation Efficiency (drip spray and bubblers .85, sub surface .85, stream sprinklers .75, spray sprinklers .65. Minimum .71 required)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)HA = Hydrozones Area ( High, Medium, and low water use areas)( square feet)5Low-DripLow-Drip411Project Name: SLA = Special Landscape AreaETWU CALCULATIONETWU = (Eto)(.62)[(PFxHA)/IE + SLA]MAWA = Maximum Applied Water Allowance ( gallons per year)cubic feet per year0.7 = Et Adjustment Factor (ETAF)Project Location: ETo = Reference EvapotranspirationLow-DripMAWA CALCULATIONMAWA = (Eto)(.62)[(.0.7xLA) + (.3 x SLA)]LA = Landscape Area including SLA (square feet)0.3 = Additional Water Allowance for SLASLA = Special Landscape Area (square feet)Low-DripHigh-Turf RotorETWU = Estimated Total Water Use Per Year (gallons)Eto = Reference Evapotranspiration (inches per year).62 = Conversion Factor (to gallons)Total Irrigated Landscape Area: .62 = Conversion Factor gallons per yearMAWA =19415 Low-Drip 0.2 970.0
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KRISHNAN/SUBRAMANIAN RESIDENCE 21441 ARROWHEAD LANE SARATOGA, CA 9507002/16/16HEC06755GB-12013 RESIDENTIAL MANDATORY MEASURESJanuary 2013 Page 1 of 8 RESIDENTIAL CALGREEN MEASURES Please select the Elective Measures below that will be incorporated into your project. The Mandatory Measures are required by CALGreen. MEASURES Mandatory Elective PLANNING AND DESIGN Site Selection A4.103.1 A site which complies with at least one of the following characteristics is selected: 1. An infill site is selected. 2. A greyfield site is selected. 3. An EPA recognized Brownfield site is selected. Site Preservation A4.104.1 An individual with oversight responsibility for the project has participated in an educational program promoting environmentally friendly design or development and has provided training or instruction to appropriate entities. Deconstruction and Reuse of Existing Materials A4.105.2 Existing buildings are disassembled for reuse or recycling of building materials. The proposed structure utilizes at least one of the following materials which can be easily reused: 1. Light fixtures 2. Plumbing fixtures 3. Doors and trims 4. Masonry 5. Electrical devices 6. Appliances 7. Foundations or portions of foundations Site Development 4.106.2 A plan is developed and implemented to manage storm water drainage during construction. X 4.106.3 Construction plans shall indicate how site grading or a drainage system will manage all surface water flows to keep water from entering buildings. X A4.106.1 Orient buildings to optimize the use of solar energy with the long side of the house oriented within 30 A4.106.2.2 Soil disturbance and erosion are minimized by at least one of the following: 1. Natural drainage patterns are evaluated and erosion controls are implemented to minimize erosion during construction and after occupancy. 2. Site access is accomplished by minimizing the amount of cut and fill needed to install access roads and driveways. 3. Underground construction activities are coordinated to utilize the same trench minimize the amount of time the disturbed soil is exposed and the solid is replaced using accepted compaction methods. A4.106.2.3 Topsoil shall be protected or saved for reuse as specified in this section. Tier 1. Displaced topsoil shall be stockpiled for reuse in a RESIDENTIAL CALGREEN MEASURES Page 2 of 8 MEASURES Mandatory Elective designated area and covered or protected from erosion. Tier 2. The construction area shall be identified and delineated by fencing or flagging to limit construction activity to the construction area. A4.106.3 Postconstruction landscape designs accomplish one or more of the following: 1. Areas disrupted during construction are restored to be consistent with native vegetation species and patterns. 2. Limit turf areas to greatest extent possible. a. Not more than 50 percent for Tier 1. b. Not more than 25 percent for Tier 2. 3. Utilize at least 75 percent native California or drought tolerant plant and tree species appropriate for the climate zone region. 4. Hydrozoning irrigation techniques are incorporated into the landscape design. A4.106.4 Permeable paving is utilized for the parking, walking or patio surfaces in compliance with the following: Tier 1. Not less than 20 percent of the total parking, walking or patio surfaces shall be permeable. Tier 2. Not less than 30 percent of the total parking, walking or patio surfaces shall be permeable. A4.106.5 Roofing materials shall have a minimum 3-year aged solar reflectance and thermal emittance or a minimum Solar Reflectance Index (SRI) equal to or greater than the value specified in Tables A4.106.5 (1) and A4.106.5 (2). Tier1 roof covering shall meet or exceed the values contained in Table A4.106.5 (1). Tier 2 roof covering shall meet or exceed the values contained in Table A4.106.5 (2). A4.106.6 Electric vehicle charging. Provide capability for dedicated electrical vehicle supply equipment in single-family and multifamily structures. Energy Efficiency 4.201.1 Low-rise residential buildings shall meet or exceed the minimum standard design required by the California Energy Standards. X Performance Approach A4.203.1 Exceed the California Energy Code requirements, based on the 2008 Energy Efficiency Standards requirements by 15 percent. A4.203.1 Exceed the California Energy Code requirements, based on the 2008 Energy Efficiency Standards requirements by 30 percent. Building Envelope A4.205.1 Radiant roof barrier is installed in Climate Zones 2, 4 and 8 through 15. A4.205.2 Exterior shading at least 18 inches in depth is provided on south and west windows. Air Sealing Package A4.206.1 Third party blower door test is conducted and passed to verify building envelope tightness. RESIDENTIAL CALGREEN MEASURES Page 3 of 8 MEASURES Mandatory Elective HVAC Design, Equipment and Installation A4.207.1 Radiant, hydronic, ground source and other innovative space heating and cooling systems included in the proposed design shall be designed using generally accepted industry-approved guidelines and design criteria. A4.207.2 An HVAC system commissioning plan is developed and the following items, as appropriate, pertaining to the heating and cooling systems are inspected and certified by an independent third party agency: 1. Verify compliance with the manufacturer’s recommended start-up procedures. 2. Verify refrigerant charge by super-heat other methods specified by the manufacturer. 3. Burner is set to fire at the nameplate input rating. 4. Temperature drop across the evaporator is within the manufacturer’s recommended range. 5. Test and verify air flow to be within 10 percent of the initial design air flow. 6. Static pressure within the duct system is within the manufacturer’s acceptable range. 7. Verify that the whole house and exhaust ventilation systems meet Title 24 requirements. 8. Verify that the recommended maintenance procedures and schedules are documented and provided to the home owner. A4.207.2.3 Results of the commissioning inspection shall be included in the Operation and Maintenance Manual required in Section 4.410.1. A4.207.4 Install gas-fired (natural or propane) space heating equipment with an Annual Fuel Utilization Ratio (AFUE) of .90 or higher. A4.207.5 If an electric heat pump must be used, select equipment with a Heating Seasonal Performance Factor (HSPF) of 8.0 or higher. A4.207.6 When climatic conditions necessitate the installation of cooling equipment with a Seasonal Energy Efficiency Ratio (SEER) higher than 13.0 and an Energy Efficiency Ratio (EER) of at least 11.5. A4.207.7 Install ductwork to comply with at least one of the following: 1. Install ducts within the conditioned envelope of the building. 2. Install ducts in an underfloor crawl space. 3. Use ducts with an R-6 insulation value or higher. 4. Install ductwork which is buried in the ceiling insulation. A4.207.8 Perform duct leakage testing to verify a total leakage rate of less than 6 percent of the total fan flow. A4.207.9 In cooling Climate Zones 2, 4 and 8 through 15 install a whole-house fan with insulated louvers or an insulated cover. A4.207.10 ENERGY STAR ceiling fans are installed in all bedrooms and living areas. Water Heating Design, Equipment and Installation A4.208.1 The Energy Factor (EF) for a gas-fired storage water heater is higher than .60. A4.208.2 The Energy Factor (EF) for a gas-fired tankless water heater RESIDENTIAL CALGREEN MEASURES Page 4 of 8 MEASURES Mandatory Elective is .80 or higher. A4.208.3 Where the hot water source is more than 10 feet from a fixture, the potable water distribution system shall convey hot water using a method designed to minimize wait time for hot water to arrive at the fixture. Lighting A4.209.1 Building lighting consists of at least 90 percent ENERGY STAR qualified hard-wired fixtures. Appliances A4.210.1 Each appliance provided by the builder meets ENERGY STAR if an ENERGY STAR designation is applicable for that appliance. A4.211.1 Install a solar photovoltaic (PV) system in compliance with the California Energy Commission New Solar Homes Partnership (NSHP). 1,2,3 Install energy efficiency measures meeting either Tier I or Tier II below. Tier 1. Exceed the 2010 California Energy Code requirements by 15 percent. Tier2. Exceed the 2010 California Energy Code requirements by 30 percent. Solar water heating may be used to assist in meeting the energy efficiency requirements of either Tier 1 or Tier II. 1. In addition, for either Tier I or II, each appliance provided by the builder must be ENERGY STAR if an ENERGY STAR designation is applicable for that appliance. 2. Tier II requires a 30 percent reduction in the building’s space cooling (air conditioning) energy compared to the 2010 California Energy Code. 3. Information on NSHP incentives available through the California Energy Commission may be obtained at the “Go Solar California” website. A4.211.2 A solar water heating system is installed. A4.211.3 Space on the roof surface and penetrations through the roof surface are provided for future solar installation. A4.211.4 A minimum one-inch conduit is provided from the electrical service equipment for the future installation of a photovoltaic (PV) system. WATER EFFICIENCY AND CONSERVATION Indoor Water Use 4.303.1 Indoor water use shall be reduced by at least 20 percent using one of the following methods. 1. Water saving fixtures or flow restrictors shall be used. 2. A 20 percent reduction in baseline water use shall be demonstrated. X 4.303.2 When using the calculation method specified in Section 4.303.1, multiple showerheads controlled by a single valve shall not exceed maximum flow rates. X 4.303.3 Plumbing fixtures (water closets and urinals) and fittings RESIDENTIAL CALGREEN MEASURES Page 5 of 8 MEASURES Mandatory Elective (faucets and showerheads) shall comply with specified performance requirements. X A4.303.1 Kitchen faucets and dishwashers shall comply with this section. Tier 1. The maximum flow rate at a kitchen sink faucet shall not be greater than 1.5 gallons per minute at 60 psi. Tier 2. In addition to the kitchen faucet requirements for Tier 1, dishwasher in Tier 2 buildings shall be ENERGY STAR qualified and not sure more than 5.8 gallons of water per cycle. A4.303.2 Nonwater supplied urinals or waterless toilets are installed. Outdoor Water Use 4.304.1 Automatic irrigation systems controllers installed at the time of final inspection shall be weathered or soil moisture-based. X A4.304.1 Install a low-water consumption irrigation system which minimizes the use of spray type of heads. A4.304.2 A rainwater capture, storage and re-use system is designed and installed. A4.304.3 A water budget shall be developed for landscape irrigation. A4.304.4 Provide water efficient landscape irrigation design that reduces the use of portable water. Tier 1. Does not exceed 65 percent of ETo times the landscape area. Tier 2. Does not exceed 60 percent of ETo times the landscape area. A4.305.5 A landscape design is installed which does not utilize potable water. WATER REUSE SYSTEMS A4.305.1 Piping is installed to permit future use of a graywater irrigation system served y the clothes washer or other fixtures. A4.305.2 Recycled water piping is installed. A4.305.3 Recycled water is used for landscape irrigation. MATERIAL CONSERVATION AND RESOURCE EFFICIENCY A4.403.1 A Frost-Protected Shallow Foundation (FPSF) is designed and constructed. A4.403.2 Cement use in foundation mix design is reduced. Tier 1. Not less than a 20 percent reduction in cement use. Tier 2. Not less than a 25 percent reduction in cement use. Efficient Framing Techniques A4.404.1 Beams and headers and trimmers are the minimum size to adequately support the load. A4.404.2 Building dimensions and layouts are designed to minimize waste. A4.404.3 Use premanufactured building systems to eliminate solid sawn lumber whenever possible. A4.404.4 Material list are included in the plans which specify material quantity and provide direction for on-site cuts. Material Sources A4.405.1 One or more of the following building materials, that do not require additional resources for finishing are used: RESIDENTIAL CALGREEN MEASURES Page 6 of 8 MEASURES Mandatory Elective 1. Exterior trim not requiring paint or stain 2. Windows not requiring paint or stain 3. Siding or exterior wall coverings which do not require paint or stain A4.405.2 Floors that do not require additional coverings are used including but not limited to stained, natural or stamped concrete floors. A4.405.3 Postconsumer or preconsumer recycled content value (RCV) materials are used on the project. Tier 1. Not less than a 10 percent recycled content value. Tier 2. Not less than a 15 percent recycled content value. A4.405.4 Renewable source building products are used. Enhanced Durability and Reduced Maintenance 4.406.1 Annular spaces around pipes, electric cables, conduits or other openings in plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or similar method acceptable to the enforcing agency. X Water Resistance and Moisture Management A4.407.1 Install foundation and landscape drains. A4.407.2 Install gutter and downspout systems to route water at least 5 feet away from the foundation or connect to landscape drains which discharge to a dry well, sump, bioswale, rainwater capture system or other approved on-site location. A4.407.3 Provide flashing details on the building plans and comply with accepted industry standards or manufacturer’s instructions. A4.407.4 Protect building materials delivered to the construction site from rain and other sources of moisture. A4.407.5 In Climate Zone 16 an ice/water barrier is installed at roof valleys, eaves and wall to roof intersections. A4.407.6 Exterior doors to the dwelling are protected to prevent water intrusion. A4.407.7 A permanent overhang or awning at least 2 feet in depth is provided. Construction Waste Reduction, Disposal and Recycling 4.408.1 Recycle and/or salvage for reuse a minimum of 50 percent of the nonhazardous construction and demolition waste in accordance with one of the following: 1. Comply with a more stringent local construction and demolition waste management ordinance; or 2. A construction waste management plan per Section 4.408.2; or 3. A waste management company per Section 4.408.3; or 4. The waste stream reduction alternative per Section 4.408.4. X A4.408.1 Construction waste generated at the site is diverted to recycle or salvage in compliance with one of the following: 1. Tier 1 at least a 65 percent reduction 2. Tier 2 at least a 75 percent reduction Exception: Equivalent waste reduction methods are developed by working with local agencies. X RESIDENTIAL CALGREEN MEASURES Page 7 of 8 MEASURES Mandatory Elective Building Maintenance and Operation 4.410.1 An operation and maintenance manual shall be provided to the building occupant or owner. X ENVIRONMENTAL QUALITY 4.503.1 Any installed gas fireplace shall be a direct-vent sealed-combustion type. Any installed woodstove or pellet stove shall comply with US EPA Phase II emission limits where applicable. Woodstoves, pellet stoves and fireplaces shall also comply with applicable local ordinances. X Pollutant Control 4.504.1 Duct openings and other related air distribution component openings shall be covered during construction. X 4.504.2.1 Adhesives, sealants and caulks shall be compliant with VOC and other toxic compound limits. X 4.504.2.2 Paints, stains and other coatings shall be compliant with VOC limits. X 4.504.2.3 Aerosol paints and coatings shall be compliant with product weighted MIR limits for ROC and other toxic compounds. X 4.504.2.4 Documentation shall be provided to verify that compliant VOC limit finish materials have been used. X 4.504.3 Carpet and carpet systems shall be compliant with VOC limits. X 4.504.4 50 percent of floor area receiving resilient flooring shall comply with the VOC-emission limits defined in the Collaborative for High Performance Schools (CHPS) High Performance Products Database or be certified under the Resilient Floor Covering Institute (RFCI) FloorScore program; or meet California Dept. of Public Health, “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers”, Version 1.1, February 2010 (also known as Specification 01350.) X 4.504.5 Particleboard, medium density fiberboard (MDF) and hardwood plywood used in interior finish systems shall comply with low formaldehyde emission standards. X A4.504.1 Meet the formaldehyde limits contained in Table 4.504.5 before the mandatory compliance date, or use composite wood products made with either California Air Resources Board approved no-added formaldehyde (NAF) resins or ultra-low emitting formaldehyde (ULEF) resins. A4.504.2 Install VOC compliant resilient flooring systems. Tier 1. At least 80 percent of the resilient flooring installed shall comply. Tier2. At least 90 percent of the resilient flooring installed shall comply. A4.504.3 Thermal insulation installed in the building shall meet the following requirements: Tier 1. Install thermal insulation in compliance with the VOC –emission limits defined in Collaborative for High Performance Schools (CHPS) Low-emitting Materials List. Tier 2. Install insulation which contains No-Added Formaldehyde (NAF) and is in compliance with the VOC- emission limits defined in Collaborative for High Performance Schools (CHPS) Low-emitting Materials List. RESIDENTIAL CALGREEN MEASURES Page 8 of 8 MEASURES Mandatory Elective Interior Moisture Control 4.505.2 Vapor retarder and capillary break is installed at slab on grade foundations. X 4.505.3 Moisture content of building materials used in wall and floor framing is checked before enclosure. X Indoor Air Quality and Exhaust 4.506.1 Exhaust fans which terminate outside the building are provided in every bathroom. X A4.506.1 Higher than MERV 6 filters are installed on central air or ventilation systems. A4.506.2 Direct vent appliances are used or isolated from the conditioned space. Environmental Comfort 4.507.1 Whole house exhaust fans shall have insulated louvers or covers which close when the fan is off. Covers or louvers shall have a minimum insulation value of R-4.2. X 4.507.2 Duct systems are sized, designed and equipment is selected using the following methods: 1. Establish heat loss and heat gain values according to ANSI/ACCA 2 Manual J-2004 or equivalent. 2. Size duct systems according to ANSI/ACCA 1 Manual D- 2009 or equivalent. 3. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2004 or equivalent. X Outdoor Air Quality Reserved Installer and Special Inspector Qualifications 702.1 HVAC system installers are trained and certified in the proper installation of HVAC systems. X 702.2 Special inspectors employed by the enforcing agency must be qualified and able to demonstrate competence in the discipline they are inspecting. X Verifications 703.1 Verification of compliance with this code may include construction documents, plans, specifications builder or installer certification, inspection reports or other methods acceptable to the enforcing agency which show substantial conformance. X 73
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