HomeMy WebLinkAbout07-26-17 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 3
SARATOGA PLANNING COMMISSION
REGULAR MEETING
JULY 26, 2017
7:00 PM PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of July 12, 2017.
Recommended Action:
Approve Minutes of July 12, 2017 meeting.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
Any member of the public will be allowed to address the Planning Commission for up to three
(3) minutes on matters not on this agenda. This law generally prohibits the Planning
Commission from discussing or taking action on such items. However, the Planning Commission
may instruct staff accordingly regarding Oral Communications.
REPORT ON APPEAL RIGHTS
If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the
City Clerk within fifteen (15) calendar days of the date of the decision.
1. NEW BUSINESS
2. PUBLIC HEARING
Applicants and/or their representatives have a total of ten (10) minutes maximum for
opening statements. All interested persons may appear and be heard during this meeting
regarding the items on this agenda. If items on this agenda are challenged in court,
members of the public may be limited to raising only issues raised at the Public Hearing or
in written correspondence delivered to the Planning Commission at, or prior to the close of
the Public Hearing. Members of the public may comment on any item for up to three (3)
minutes. Applicants and/or their representatives have a total of five (5) minutes maximum
for closing statements.
2.1. Application PDR 17-0012 & ARB 17-0027; 13719 Saratoga Vista Avenue (APN
393-43-028); Heidi Ou
The applicant is requesting approval for a new one story house over 18 ft. in height.
This application includes the 10% floor area increase request for accessory dwelling
units. No protected trees are proposed for removal. Staff Contact: Sung H. Kwon (408)
868-1212 or skwon@saratoga.ca.us.
Saratoga Planning Commission Agenda – Page 2 of 3
Recommended Action:
Adopt Resolution No. 17-021 approving the project subject to recommended conditions of
approval.
Staff Report - 13719 Saratoga Vista
Att 1 - PC Reso 13719 Saratoga Vista
Att 2 - Neighborhood Notification
Att 3 - Arborist Report
Att 4 - Story Pole Certification
Att 5 - Development Plans
2.2. Application PDR 17-0011, ARB 17-0025, GEO 17-009, FER 17-0002; 20849 Verde
Vista Lane (APN 503-20-086); Keith Lui
The applicant is requesting approval for a new two story house. 8 protected trees are
proposed for removal because they are dead. A Fence Exception is also requested for a
5 foot fence in the exterior side yard setback. Staff Contact: Sung H. Kwon (408) 868-
1212 or skwon@saratoga.ca.us.
Recommended Action:
The Commission should adopt Resolution No. 17-023 approving the project subject to
recommended conditions of approval.
Staff Report 20849 Verde Vista
Att 1 - PC Reso 20849 Verde Vista
Att 2 - Arborist Report
Att 3 - Geological Clearance
Att 4 - Neighborhood Notification
Att 5 - Story Pole Certification
Att 6 - Proposed Plans
Supplemental Attachment 1, Verde Vista
2.3. Possible Changes to the City of Saratoga Tree Regulations, Chapter 15-50 of the
Zoning Code. Staff contact Kate Bear: (408) 868-1276 kbear@saratoga.ca.us.
Recommended Action:
Provide Staff with recommendations to forward to City Council for direction in order
to continue with this year’s work program.
Tree Regulations staff report
Att. 1 - Article 15-50 Tree Regulations
Supp Attachment 1 Tree Ordinance.
2.4. Consider changes to the Sign Ordinance regarding temporary off-site signs in
residential districts. Staff contact: Sung H. Kwon: (408) 868-1212
skwon@saratoga.ca.us.
Recommended Action:
The Planning Commission approve Resolution 17-022 recommending that the City
Council adopt changes to Section 15-30.135 (Temporary off-site signs in residential
districts) of the City Code.
Off-site signs Staff Report PC
Att 1 - Reso for Recommendtion of Sign Ordinance
Saratoga Planning Commission Agenda – Page 3 of 3
Supplemental Attachment 1, Sign Ordinance
Supplemental Attachment 2, Sign Ordinance
Supplemental Attachment 3 Off-site signs.
Supplemental Attachment 4, Sign Ordinance
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Janet Costa, Administrative Assistant 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 July 20, 2017 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on
the City’s website at www.saratoga.ca.us.
Signed this 20th day of July 2017 at Saratoga, California.
Janet Costa, Administrative Assistant
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this meeting, please contact the City Clerk at 408/868-1269. Notification 24 hours prior to the
meeting will enable the City to make reasonable arrangements to ensure accessibility to this
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www.saratoga.ca.us
REPORT TO THE
PLANNING COMMISSION
Meeting Date:July 26, 2017
Application:PDR 17-0012 & ARB 17-0027
Location / APN:13719 Saratoga Vista Avenue/393-43-028
Owner / Applicant:Jing Quan/Heidi Ou
Staff Planner:Sung H. Kwon, Senior Planner
13719 Saratoga Vista Avenue
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SUMMARY
PROJECT DESCRIPTION:
The applicant is requesting design review approval to construct a new one-story 4,266
square foot home that includes an accessory dwelling unit. The height of the home will not
exceed 23 feet. No protected trees on the site will be removed.
STAFF RECOMMENDATION:
Adopt Resolution No. 17-021 approving the project subject to recommended conditions
of approval.
Planning Commission Design Review approval is required because the proposed home
would exceed 18 feet in height (City Code Section 15-45.060.)
PROJECT DATA:
Site Area: 13,049sf net
Slope:1.7%
Grading: 180 cy of cut, 10cy of fill, and170 cy of export
General Plan Designation: Medium Density Residential (M-10)
Zoning:Single-Family Residential (R1-10,000)
Proposed Allowed/Required
Site Coverage
Main House & Garage
Walkway, Decks, Patio
Pervious Paver Driveway
Pervious Walkway
Total Site Coverage
Front Yard Impervious
5,363 sf
283 sf
404 sf (50% of 808 sf)
567 sf (50% of 1,134 sf)
6,617 sf (50.7%)
490 sf (21.8% of 2,250 sf)
[7,829 sq. ft.(60%) + 10%
783 sq. ft. (10%) increase
for a deed restricted
secondarydwelling unit]
8,612 sf (66%)
1,125 sf (50% of 2,250 sf )
Floor Area
First Floor
Garage
Total Floor Area
3,825.2 sf
441 sf
4,266.2 sf
[3,880sq. ft. + 10%
(388 sq. ft.) increase for a deed
restricted secondary
dwelling unit]
4,268 sf
Height
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
101.36’
102.14’
101.75’
124.66’ (22’ - 11”)26 feet Maximum
Setbacks
Front:
Left Side (interior side):
Right Side (interior side):
Rear:
25’
10’ – 1”
10’ – 1”
25’ – 1”
1st Story
25 ft.
10 ft.
10 ft.
25 ft.
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PROJECT DESCRIPTION/DISCUSSION
Site and Neighborhood Description:The 13,049 net square foot property is located on
Saratoga Vista Avenue. The residential neighborhood includes single story and two story
houses with various architectural styles, elements and materials that include Contemporary,
Mediterranean, Modern and Ranch. There are approximately twenty single story houses and
three two story houses along Saratoga Vista. A couple of the Contemporary homes in the
neighborhood have taller than typical plate heights. The house across the street from the
subject property is a two story structure with a large high pitched roof. Many of the homes
in the neighborhood have front loaded garages.
Architectural Design: The applicant is proposing a one-story contemporary designed
home that will be approximately 23 feet in height. The design of the house includes a
5:12 pitch roof. Approximately 3/5 of the roof is above 18 feet (Front Elevation). The
exterior materials include stucco exterior, brown trim, brown windows, and a clay “s” tile
roof.
The design of the structure appears to adhere to the residential design guidelines as
discussed in Recommended Finding (g).
Secondary Dwelling Unit: The 734 square foot second unit will be attached to the main
house and accessible from inside the residence, from the garage and side yard.
The secondary dwelling unit would be deed restricted. The Saratoga City Code allows a
one-time ten percent increase in site coverage and allowable floor area if an applicant agrees
to a deed restriction that would restrict the rental of a second unit to below market rate
(BMR) households.
A condition has been added to the project requiring this deed restriction be recorded prior to
issuance of a building permit. The provision of the BMR second unit would allow the
applicant to construct an additional 388 square feet of floor area on the site above the
maximum allowable floor area of 3,880 square feet for a total allowable floor area of 4,268
square feet. The total proposed floor area for the entire site is 4,266 square feet. In addition,
the 7,289 square foot (60%) maximum site coverage would also be increased by ten percent
for a total allowed site coverage of 8,612 square feet. The total proposed site coverage is
6,617 square feet.
Detail Colors and Materials
Exterior Oatmeal (Stucco)
Roof Reddish Orange (Clay Tile)
Windows Brown
Trim Brown
Door Brown
Lights Brown
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Use of Secondary Unit: This application specifies that the intended use of the secondary
dwelling unit is for living purposes only. The applicant has not submitted a home
occupation or business license request.
Trees:There are three protected trees near the construction. The construction impacts on
these trees range from low to medium. No protected trees will be removed. The City
Arborist has reviewed the proposal and has recommended mitigations as conditions of
approval to ensure that the existing trees will not be impacted by the construction. The
applicant is required to place a tree deposit $2,670 and install tree protection fencing
prior to the issuance of building permits in order to ensure preservation of identified
trees.
Landscaping: There are two large trees in the front yard and several trees in the rear
yard. A few non-protected trees will be removed. Most of the existing landscaping in the
rear will be retained. Six (6) Italian Cypress trees are proposed on the South Property
line. A variety of shrubs and ground cover is also proposed.
A condition of approval requires that the applicant shall demonstrate compliance with the
Water Efficient Landscape Ordinance when the application is submitted to the Building
Department.
CalGreen Standards/Sustainable Features: The project will be required to comply with
the required CalGreen standards.
Neighbor Notification and Correspondence: The applicant submitted several neighbor
notification forms (Attachment 2). One neighbor expressed comments about the height and
size of the structure and potential noise and construction pollution. Public notices were sent
to property owners within 500 feet of the site. No comments were received at the writing of
this staff report.
DESIGN REVIEW FINDINGS
The findings required for issuance of a Design Review Approval pursuant to City Code
Section 15-45.080 are set forth below and the applicant has met the burden of proof to
support making all of those required findings:
(a)Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property's natural constraints.The project meets this finding
because the new house is located on a relatively flat lot. The amount of grading is
minimal.
(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.The project meets this
finding in that the applicant has designed the project so that no protected trees would be
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removed. The City Arborist has reviewed the proposal and has recommended conditions
of approval to ensure that the existing trees will not be impacted by the construction.
(c)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.The project meets this finding because the structure would be
limited to a single story. The structure also meets all the setbacks. The existing fences
will provide privacy screening. The project does not impact any identified 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.The house across the
street is two stories high, has a high pitched roof, is taller than the proposed project,
and has more roof mass than the proposed project. The two homes on either side of
the proposed project are single story homes with fairly low pitched roofs. The house
to the left has a gabled roof and the house to the right has a hip roof.
The project is limited to a single story structure with a 5:12 pitched roof. The
applicant has worked with staff to lower the plate height and overall height of the
roof. This design is more in line with the neighborhood than the previous design.
(e)The landscape design minimizes hardscape in the front setback area and contains
elements that are complementary to the neighborhood streetscape.The project meets
this finding because impermeable hardscape surfaces constitute less than 50% of the
front setback area. The addition of shrubs and ground cover is complementary of the
landscaping in the surrounding neighborhood.
(f)Development of the site does not unreasonably impair the ability of adjoining
properties to utilize solar energy.The project meets this finding because the proposed
location and hip roof design would not impact solar access for adjacent properties. The
distance between adjacent structures is sufficient to allow solar access.
(g)The design of the structure and the site development plan is consistent with the
Residential Design Handbook, pursuant to Section 15-45.055.The project meets this
finding because the building design and site plan incorporate several techniques from the
Residential Design Handbook, including: 1) the plate heights are compatible with the
adjacent residences, 2) the garage is setback a few feet from the front of the house, 3) the
proposed structure includes mostly a hip roof which limits the roof massing, 4) the
existing 16-inch magnolia will be preserved to maintain a softened streetscape, and 5)
selected materials, colors, and details enhance the architecture in a well-composed,
understated manner.
(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.The average slope of the lot is 1.7%, the lot is not
located in a hillside zone and the property is not on a ridgeline. The structure would not
impact a significant hillside feature or community viewsheds.8
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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 or conversion
of up to three single-family residences.
ATTACHMENTS
1. Resolution of Approval
2. Neighborhood Notification
3. Arborist Report
4. Story Pole Certification Letter
5. Development Plans
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RESOLUTION NO: 17-021
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR 17-0012 & ARBORIST REVIEW ARB 17-0027
LOCATED AT 13719 SARATOGA VISTA AVENUE
WHEREAS, on April 26, 2017, an application was submitted by Jing Quan requesting
Design Review approval to construct a new one-story home and related site improvements located
at 13719 Saratoga Vista. The project would have a total floor area of 4,266 square feet. The height
of the proposed residence would be approximately 23 feet. The site is located within the R-1-
10,000Zoning 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 July 26, 2017, the Planning Commission held a duly noticed public hearing
on the subject application, and considered evidence presented by City Staff, the applicant, and other
interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is Categorically Exempt from the 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. The overall mass and height of the
structure are in scale with the neighborhood; the structure is set back in proportion to the size and
shape of the lot; site development follows contours and is appropriate given the property’s natural
constraints; the entry is in scale with other structures in the neighborhood. In addition, the proposed
materials, colors, and details enhance the architecture in a well-composed, understated manner.
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Section 5: The City of Saratoga Planning Commission hereby approves PDR17-0012 and
ARB17-0027 located at 13719 Saratoga Vista Avenue, subject to the Findings, and Conditions of
Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 26th day of
July 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Tina K. Walia
Chair, Planning Commission
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Exhibit 1
CONDITIONS OF APPROVAL
PDR17-0012 & ARB17-002
13719 Saratoga Vista Avenue
GENERAL
1.All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, 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.
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5.Construction must be commenced within 36 months from the date of this approval (July 26,
2020), or the resolution will expire.
COMMUNITY DEVELOPMENT
6.The owner/applicant shall comply with all City requirements regarding drainage, including
but not limited to complying with the city approved Stormwater management plan. The
project shall retain and/or detain any increase in design flow from the site, that is created by
the proposed construction and grading project, such that adjacent down slope properties will
not be negatively impacted by any increase in flow. Design must follow the current Santa
Clara County Drainage Manual method criteria, as required by the building department.
Retention/detention element design must follow the Drainage Manual guidelines, as
required by the building department.
7.The development shall be located and constructed to include those features, and only those
features, as shown on the Approved Plans dated June 13, 2017 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 City Code.
8.Prior to issuance of Building Permits, the applicant shall submit for staff approval, a
lighting Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall
be limited to full-cut off & shielded fixtures with downward directed illumination so as not
to shine on adjacent properties or public right-of-way. All proposed exterior lighting shall be
designed to limit illumination to the site and avoid creating glare impacts to surrounding
properties.
9.In order to comply with standards that minimize impacts to the neighborhood during site
preparation and construction, the applicant shall comply with City Code Sections 7-30.060
and 16-75.050, with respect to noise, construction hours, maintenance of the construction
site and other requirements stated in these sections.
10.Prior to issuance of Building Permits the applicant shall prepare for review and approval by
City staff a Construction Management Plan for the project which includes but is not limited
to the following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
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11.All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29. The proposed solid property line fence shall not exceed a height of 6’ with 2’
of lattice.
12.A locking mailbox approved for use by the US Postal service shall be installed and in
compliance with Saratoga Municipal Code section 6-25.030. The mailbox shall be installed
prior to final inspection.
13.The final landscaping and irrigation plan submitted for Building Permit approval shall
demonstrate how the project complies with the State Water Efficient Landscape Ordinance
and shall take into account the following:
a) To the extent feasible, landscaping shall be designed and operated to treat storm water
runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that
provide detention of water, plants that are tolerant of saturated soil conditions and
prolong exposure to water shall be specified.
b) To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
c) Plant materials selected shall be appropriate to site specific characteristics such as soil
type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air
movement, patterns of land use, ecological consistency and plant interactions to ensure
successful establishment.
d) Any proposed or required under grounding of utilities shall take into account potential
damage to roots of protected trees
14.The front yard and exterior side 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.
15.This Condition is Permanent: The owner shall record a deed restriction satisfactory to the
Community Development Director restricting the rental of the accessory dwelling unit to
only households that qualify as low, very-low, or extremely-low income households as those
terms are defined in the most recent Santa Clara County Housing and Urban Development
Program Income Limits. In the event that the most recent such report is more than five
years old, in accordance with the definitions set forth in Health and Safety Code section
50079.5, 50105, and 50106 as those sections exist as of the effective date of this restriction.
“Rental” means any agreement whereby the occupant(s) of the second unit makes any
payment in consideration of said occupancy.
FIRE
15.The owner/applicant shall comply with all Fire Department requirements.
ARBORIST
16.All requirements in the City Arborist Report dated June 1, 2017 are hereby adopted as 14
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conditions of approval and shall be implemented as part of the approved plans.
PUBLIC WORKS
17.Applicant / Owner shall obtain an encroachment permit for any and all improvements in any
City right-of-way or City easement including all new utilities prior to commencement of the
work to implement this Design Review.
18.Applicant / Owner shall remove and replace existing dip and settled asphalt driveway
approach with a new one conforming to existing adjoining grade. See Saratoga Standard
details for removal and new installation.
19.Applicant / Owner shall remove all the existing curb and gutter and driveway fronting
Saratoga Vista Avenue. The new Driveway/ Approach including the walks and vertical
curb and gutters shall meet and conform to City Standard. The new flow line shall conform
to existing flow lines and grade. See City Standard details for removal and new installation.
20.Curb and gutter shall be placed over a minimum of six inches (6”) of base. It shall be
compacted to 95% relative compaction before placing concrete.
21.Provide a site grading and drainage plan prepared by a licensed Civil engineer. The site
grading plan shall include but not be limited to the following:
The ground immediately adjacent to the foundation shall be sloped away from the
building at a slope not less than 5 percent for a distance of 10 feet measured
perpendicular to the face of the wall.
If physical obstructions or lot lines prohibit 10 feet of horizontal distance, a 5
percent slope shall be provided to an approved alternative method of diverting water
away from foundation. Swales used for this purpose shall be sloped a minimum of 2
percent where located within 10 feet of the building foundation
Impervious surfaces within 10 feet of the building foundation shall be sloped a
minimum of 2 percent away from the building.
22.Existing driveway shall be maintained for ingress and egress and fire turn out. Damages to
driveway approach during the construction shall be repaired prior to final inspection.
23.All existing utilities to existing home (Gas, Electric, Water, Sewer) shall be capped off prior
to demolition of existing structures. Shown on plan all new utilities services to the new
residence. All utilities to the new residence shall be installed underground.
24.Prior to the commencement of any earthwork/grading activities, the applicant / owner shall
arrange a pre-construction meeting. The meeting shall include the City of Saratoga Grading
Inspector, the grading contractor and the project soils engineer. The applicant / owner shall
arrange the pre-construction meeting at least 48 hours prior to the start of any
earthwork/grading activities.
25.Applicant / Owner shall maintain the streets, sidewalks and other public right of way in a 15
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clean, safe and usable condition. All spills of soil, rock or construction debris shall be
removed from the public property. All adjacent property, both public and private, shall be
maintained in a clean, safe and usable condition.
26.All grading and earthwork activities shall conform to the approved plans and specifications.
All grading and earthwork activities shall be observed and approved by the soils engineer.
The soils engineer shall be notified at least 48 hours prior to any grading or earthwork
activities. Unobserved or unapproved work shall be removed and replaced under
observation of the project soil engineer.
27.Applicant / Owner shall submit a site plan and associated calculations (Hydrology
calculations) for storm water treatment measures in compliance with NPDES Permit No.
CAS612008, November 19, 2015 Provision C.3.i. Required Site Design Measures for Small
Projects and Detached Single-Family Home Projects. Applicant / Owner shall require all
development projects, which create and /or replace greater or equal 2,500 square feet to
10,000 square feet of impervious surface, and detached single-family home projects, which
create and or replace 2,500 square feet or more of impervious surface, to install one or more
of the following site design measures:
1. Direct roof runoff into cisterns or rain barrels for reuse
2. Direct runoff onto vegetated areas
3. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.
4. Direct runoff from driveways and/or uncovered parking lots onto vegetated areas.
5. Construct sidewalks, walkways, and/or patios with permeable surfaces.
28.Construction Site Control
Provide straw wattle and silt fence on the perimeter of the property
Owner shall implement construction site inspection and control to prevent
construction site discharges of pollutants into the storm drains per approved Erosion
Control Plan.
The City requires the construction sites to maintain year-round effective erosion
control, run-on and run-off control, sediment control, good site management, and
non-storm water management through all phases of construction (including, but not
limited to, site grading, building, and finishing of lots) until the site is fully stabilized
by landscaping or the installation of permanent erosion control measures.
City will conduct inspections to determine compliance and determine the
effectiveness of the BMPs in preventing the discharge of construction pollutants into
the storm drain. Owner shall be required to timely correct all actual and potential
discharges observed.
29.Prior to the Building Department final, all drainage, grading, and landscaping of the site
shall be completed.
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8
BUILDING DEPARTMENT SUBMITTAL
30.Four (4) sets of complete construction plans shall be submitted to the Building Division.
These plans shall be subject to review and approval by the City prior to issuance of Zoning
Clearance. The construction plans shall, at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit
“A” on file with the Community Development Department.
b. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
c. This signed and dated Resolution printed onto separate construction plan pages.
d. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks comply with the Approved Plans,” which note
shall represent a condition which must be satisfied to remain in compliance with this
Design Review Approval.
****************** END OF CONDITIONS OF APPROVAL ******************
17
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Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB17-0012
Prepared by Kate Bear, City Arborist Site: 13719 Saratoga Vista Avenue
Phone: (408) 868-1276 Owner: Heidi Ou
Email: kbear@saratoga.ca.us APN: 393-43-028
Email: heidiou@gmail.com
Report History: Final report Date: June 1, 2017
PROJECT SCOPE:
The applicant has submitted plans to demolish the existing house and build a new single story house
with an attached second unit, and an attached two car garage. No protected trees are requested for
removal to construct the project.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $2,670
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – None requested or permitted for removal.
Replacement trees – Not required.
ATTACHMENTS:
1 – Findings
2 – Tree Information
3 – Conditions of Approval
4 – Map Showing Tree Protection
1
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13719 Saratoga Vista Avenue Attachment 1
FINDINGS:
Tree Removals
No protected trees are requested or approved for removal to construct the project.
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1) The submitted arborist report dated April 7, 2017;
And
2) The Project Data in Brief, the Conditions of Approval, and the map showing tree
protection from this report.
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13719 Saratoga Vista Avenue Attachment 2
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Kevin Kielty, Kielty Arborist Services, LLC
Date of Report: April 7, 2017
An arborist report was submitted for this project that inventoried three trees (2, 3 and 14)
protected by Saratoga City Code. Information on the condition of each tree, potential
impacts from construction, suitability for preservation, appraised values and tree protection
recommendations was provided. A table summarizing information about each tree is below.
No trees protected by Saratoga City Code are requested for removal to construct this
project. Trees 1, 4 – 13 and 15 – 21 are not protected by Saratoga City Code. They may be
removed at any time without a permit.
Table 1: List of protected trees and appraised values from April 7, 2017 arborist report.
Tree
No. Species
Trunk
Diameter
(inches) Condition
Intensity of
Construction
Impacts
Suitability
for
Preservation
Appraised
Value
Southern magnolia
2 Magnolia grandiflora 16.6 Fair Low High $4,820
Southern magnolia
3 Magnolia grandiflora 20 Fair Moderate High $5,900
Cherry
14 Prunus avium 12.2 Fair Low High $1,070
3
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13719 Saratoga Vista Avenue 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. All recommendations in the arborist report dated April 7, 2017 prepared by Kevin Kielty
shall become conditions of approval.
3. The arborist report dated April 7, 2017 shall be copied on to a plan sheet, titled “Tree
Preservation” and included in the final job copy set of plans.
4. The Project Data in Brief, the Conditions of Approval, and the map showing tree protection
from this report dated June 1, 2017 shall be copied onto a plan sheet and included in the final
set of plans.
5. The designated Project Arborist shall be Kevin Kieltyk, unless otherwise approved by the
City Arborist.
6. Tree Protection Security Deposit
a. Is required per City Ordinance 15-50.080.
b. Shall be $2,670 for tree(s) 2 and 3.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of cash, check, credit card payment or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the City
Arborist.
7. Tree Protection Fencing:
a. Shall be installed as shown on the attached map.
b. Shall be shown on the Site Plan.
c. Shall be established prior to the arrival of construction equipment or materials on site.
d. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
e. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
8. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange
a field meeting before performing work.
4
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13719 Saratoga Vista Avenue Attachment 3
9. The Project Arborist shall visit the site every two weeks during grading, trenching and
excavation activities and every six weeks thereafter. Following visits to the site, the Project
Arborist shall provide the City with a report including photos documenting the progress of
the project and noting any tree issues.
10. The Project Arborist shall be on site to monitor all work within 15 feet of trees 2 and 3.
11. The Project Arborist shall supervise:
a. Excavation for the walkway where it is within 15 feet of tree 2.
b. Excavation for the driveway where it is within 15 feet of tree 3.
c. Installation of the any new utilities within 15 feet of trees 2 and 3.
12. No protected tree authorized for removal or encroachment pursuant to this project may be
removed or encroached upon until the issuance of the applicable permit from the building
division for the approved project.
13. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 on all construction work.
14. All construction activities shall be conducted outside tree protection fencing. These activities
include, but are not necessarily limited to, the following: demolition, grading, trenching,
equipment cleaning, stockpiling and dumping materials (including soil fill), and
equipment/vehicle operation and parking.
15. Trenching to install utilities is not permitted inside tree protection fencing.
16. Roots of protected trees measuring two inches in diameter or more shall not be cut without
prior approval of the Project Arborist. Roots measuring less than two inches in diameter may
be cut using a sharp pruning tool.
17. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
18. No trees protected by City Code are requested or approved for removal as part of the this
project.
19. Trees permitted for removal shall be replaced on or off site according to good forestry practices,
and shall provide equivalent value in terms of aesthetic and environmental quality, size, height,
location, appearance and other significant beneficial characteristics of the removed trees. The
value of the removed trees shall be calculated in accordance with the ISA Guide for Plant
Appraisal.
20. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If there
is insufficient room to plant the necessary number of new trees, some of the value for trees may be
paid into the City’s Tree Fund. 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
5
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13719 Saratoga Vista Avenue Attachment 3
21. 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.
22. 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.
6
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2625 Middlefield Road #658 • Palo Alto, CA 94306 • Tel: 650-823-6466 • Fax: 650-887-0321
WEC and Associates, Inc.
June 17, 2017
City of Saratoga
Building Division
13777 Fruitvale Avenue
Saratoga, CA 95070
Subject: Survey Report
13719 Saratoga Vista Ave., Saratoga, CA
To Whom It May Concern:
This letter is to confirm in writing that WEC and Associates, Inc has performed a field
survey to check the story pole locations and heights at the subject property based on the
plan with revision dated in June 12, 2017. We have determined that the story poles
substantially conform to the proposed plan.
We make no warranty, expressed or implied, as to the services rendered except that our
services are performed in a manner consistent with that degree of care and skill ordinarily
exercised by members of the same profession currently practicing under similar
circumstances at the same time and in the same or similar locality.
If you have any further questions regarding this matter, please contact me at your
convenience.
Sincerely,
WEC and Associates, Inc.
Yi-Ran Wu, PE., LLS
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EXISTING WALKWAYPAVING TYPE 1:PAVERS BY CALSTONE ORAPPROVED EQUAL, TYPCONTRACTOR TO WORK WITHOWNER TO SELECT PAVERTYPE, PATTERN AND COLORPAVING TYPE 2:SCORED CONCRETE PAVING,TYP12' DIA AREA FILLED WITHRIVER ROCK UNDER TREESHEET NO.SHEET TITLE:LICENSE STAMPS AND SIGNATUREDescriptionNo.ISSUEDDateSCALE:DRAWN:DATE:JOB:YH13719 SARATOGA VISTASARATOGA, CAYU-WEN HUANGLANDSCAPE ARCHITECTURE3357 SAINT MICHAEL CTPALO ALTO, CA 94306TEL: (415) 694-0800NEWRESIDENCENAPRIL 20, 2017LANDSCAPE PLANLANDSCAPE DESIGN NOTES1.FIELD LOCATE ALL PLANT MATERIALS PRIOR TOINSTALLATION.2.FINISH PLANTING AREA GRADES ADJACENT TOPAVING SHALL BE 3" BELOW FINISH PAVINGGRADES.3.PLACE A 3-INCH LAYER OF MULCH AS SPECIFIEDON ALL PLANTED AREAS EXCEPT NOTED AREASON THE PLAN.4.QUANTITIES SHOWN ON PLAN AND PLANTSCHEDULE ARE FOR CONTRACTOR'SCONVENIENCE, CONTRACTOR TO CONFIRM ALLPLANT QUANTITIES.L-144
SHEET NO.SHEET TITLE:LICENSE STAMPS AND SIGNATUREDescriptionNo.ISSUEDDateSCALE:DRAWN:DATE:JOB:YH13719 SARATOGA VISTASARATOGA, CAYU-WEN HUANGLANDSCAPE ARCHITECTURE3357 SAINT MICHAEL CTPALO ALTO, CA 94306TEL: (415) 694-0800NEWRESIDENCEAS SHOWNPLANT SCHEDULEL-2APRIL 20, 2017SYM.BOTANICAL NAMECOMMON NAMEQUAN.SIZESPACINGSHRUBSPLANT SCHEDULEFestuca glauca 'Elijah Blue''Elijah Blue' FescuePERENNIAL and GROUNDCOVER* WUCOLSL* WUCOLS water usage level: H-High, M-Moderate, L-Low and VL-Very Low15 gal.Lavandula angustifoliaEnglish Lavander2' O.C.LPhormium 'Firebird''Firebird' New Zealand FlaxL15 gal.PhFiAeonium 'Mint Saucer'Mint Saucer AeoniumAeMiL5 gal2' O.C.5 gal.LaAnAgAtAgave attenuataFox Tail AgaveL15 gal.5' O.C.5' O.C.AlStAloe striataLCoral Aloe15 gal.2' O.C.15 gal.3' O.C.15 gal.Coleonema Pulchrum 'Sunset Gold'Golden Breath of Heven3' O.C.MCoPuNandina domestica 'Nana Purpurea'Dwarf Sacred BambooNaNaM3' O.C.15 gal.Rosmarinus officinalis 'Benenden Blue'RosemaryRoOfL15 gal.3' O.C.15 gal.5 gal.Pennisetum setaceum 'Rubrum'Purple Fountain GrassPeSeMAsparagus densiflorusFoxtail FernAsDeM3' O.C.15 gal.Hakonechloa macraGolden Japanese Forest GrassM3' O.C.Bergenia crassifoliaWinter-blooming BergeniaBeCr1 gal.M2' O.C.15 gal.Leptospermum scoparium 'Ruby Glow'New Zealand Tea TreeMLeSc5' O.C.AnBiAnigozanthos 'Big Red'L'Big Red 'Kangaroo Paw3' O.C.15 gal.5 gal.Clivia miniataCliviaClMiM2' O.C.Dodonaea viscosa 'Purpurea'Purple Hop BushDoVi15 gal.4' O.C.L15 gal.Camellia japonica 'Kramer's Supreme'Kramer's Supreme CameliaCaJaM15 gal.-------Sod LawnH1,506 SF18" O.C.FeGlHaMaPhotonia x fraseriFraser PhotiniaPhFrM4' O.C.15 gal.Punica granatum 'Nana'Dwarf PomegranatePuNaL15 gal.4' O.C.3Ceanothus thyrsiflorus 'Skylark'California LilacCeThVL15 gal.6' O.C.15 gal.3' O.C.Pennisetum orientaleFountain GrassPeOrM2181776916422181511252821217?5Senecio MandrailscaeBlue Chalk SticksSeMa5 gal.L 1218" O.C.4' O.C.15 gal.Berberis thunbergii 'Atropurpurea'Red-leaf Japanese BarberryBeThL3' O.C.45 gal.Hosta fortuneiMHoFo15Plantain Lily3' O.C.TREE24" boxCupressus sempervirens 'Stricta'Stricatra Italian CypressCuSeL 64' O.C.DiPuDigitalis purpurea 'Candy Mountain'FoxgloveM185 gal.2' O.C.45
Z1Z2Z3Z4Z5SHEET NO.SHEET TITLE:LICENSE STAMPS AND SIGNATUREDescriptionNo.ISSUEDDateSCALE:DRAWN:DATE:JOB:YH13719 SARATOGA VISTASARATOGA, CAYU-WEN HUANGLANDSCAPE ARCHITECTURE3357 SAINT MICHAEL CTPALO ALTO, CA 94306TEL: (415) 694-0800NEWRESIDENCENAPRIL 20, 2017IRRIGATIOIN PLANIR-146
SHEET NO.SHEET TITLE:LICENSE STAMPS AND SIGNATUREDescriptionNo.ISSUEDDateSCALE:DRAWN:DATE:JOB:YH13719 SARATOGA VISTASARATOGA, CAYU-WEN HUANGLANDSCAPE ARCHITECTURE3357 SAINT MICHAEL CTPALO ALTO, CA 94306TEL: (415) 694-0800NEWRESIDENCEIRRIGATIONSCHEDULEIR-2SYMBOLMANUFACTURERMODEL NO.DESCRIPTIONRAIN BIRD975XLSEU-1"1120-CL. 200 PVC PLASTIC PIPE. COVER TO BEAS INDICATED ABOVE FOR PIPE DEPTH OFCOVER.1" SIZE:CLASS 315 PVC PLASTIC PIPE WITH SCHEDULE40 PVC SOLVENT WELD FITTINGS. 18" COVER.SLEEVING:REDUCED PRESSURE BACKFLOW ASSEMBLYREMOTE CONTROL VALVE WITH PRESSURE REGULATOR ANDFILTER FOR DRIP LATERALSIRRIGATION LEGENDRAIN BIRD XFD DRIPLINE FOR ON-SURFACEAPPLICATION. WATER DELIVERY RATE OF 0.4GALLON PER HOUR, WITH EMITTER SPACING 24"APART. DRIPLINE LATERAL SPACING 24" APART.INSTALL PER MANUFACTURER'SRECOMMENDATIONINLINEEMITTER:WILKINSZONE CONTROL VALVE ASSEMBLYMANIFOLD:1" SIZE:CLASS 315 PVC PLASTIC PIPE WITH SCHEDULE40 PVC SOLVENT WELD FITTINGS. 12" COVER.PERMANUFACTURER'SRECOMMENDATIONFLUSH VALVESUPPLY ANDHEADERLINES:DATA INDUSTRIALREFER TOSATELLITE MODELNUMBERFLOW WENSOR/MASTER VALVE, NORMALLY OPEN.AIR RELIEF VALVE ASSEMBLYIRRIGATION CONTROLLER WITH SOLAR SYNC ET SENSORPRO-CHUNTERTEES & ELBOWS FOR ASSEMBLING PIPESTIE-DOWN STAKESXFD- 06 - 24 - 500PVC RISER PIPE FOR BRINGING UNDERGROUND PIPE TO THESURFACE AND RAISED PLANTERSAPRIL 20, 2017RAIN BIRD1806-SAM-PRS-10F,H,Q1806-SAM-PRS-12F,H,Q1806-SAM-PRS-5 H,Q1806-SAM-PRS-8 H,Q1806-SAM-PRS-15F,H,Q6" POP-UP SPRAY SPRINKLER6" POP-UP SPRAY SPRINKLER6" POP-UP SPRAY SPRINKLER6" POP-UP SPRAY SPRINKLER6" POP-UP SPRAY SPRINKLER2" AND SMALLER:CLASS 315 PVC PLASTIC PIPE WITH SCHEDULE40 PVC SOLVENT WELD FITTINGS. 18" COVER.MAIN LINE:LATERALLINE:3/4" AND LARGER:1120-SCHEDULE 40 PVC PLASTIC PIPE WITHSCHEDULE 40 PVC SOLVENT WELD FITTINGS.12" COVER.* WHEN RADIUS OF SPRINKLER HEADS, REQUIRED FOR PROPER COVERAGE, IS LESS THAN RADIUS SHOWN ON LEGEND, THE CONTRACTORSHALL EQUIP HEAD WITH A RAIN BIRD "PCS" PRESSURE COMPENSATING SCREEN FOR FLOW AND RADIUS CONTROL. SELECT SCREEN ON PCSNOZZLE SCREEN SELECTION CHART FOR APPROPRIATE RADIUS.2.6,1.3,0.73.7,1.9,1OPERATINGPSINOZZLE GPMOPERATINGRADIUS(FEET)8-100.2,0.1300.5,0.251.6,0.8,0.43030303010-1212-154-56-8REMOTE CONTROL VALVE ASSEMBLY FOR SPRINKLER LATERALS47
REPORT TO THE
PLANNING COMMISSION
Meeting Date:July 26, 2017
Application:PDR 17-0011, ARB 17-0025, GEO 17-0009, FER 17-
002
Location / APN:20849 Verde Vista Avenue/ 503-20-086
Owner / Applicant:Keith Lui/Adam Rockwood
Staff Planner:Sung H. Kwon, Senior Planner
20849 Verde Vista Avenue
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SUMMARY
Project Description:The applicant is requesting design review approval to demolish an
existing home and to construct a new two story house. Eight protected trees are proposed for
removal because they are dead. The project also includes a fence exception request for a five
foot high fence in the exterior side setback.
Staff Recommendation:Adopt Resolution No. 17-023 approving the project subject to
recommended conditions of approval.
Planning Commission Design Review approval is required because the project is a new two
story house. (Saratoga Municipal Code Section 15-45.060a(1).)
Project Data:
Site Area: 16,086sq. ft. net
Slope:34%
Grading: 470 cyof cut, 60cy of fill, 410 cy of export
General Plan Designation: Residential Very Low Density(RVLD)
Zoning:Single-Family Residential (R1-40,000)
Proposed Allowed/Required
Site Coverage
House & Garage
Driveway
Walks/Decks/Patios
Pool
Total Proposed Site Coverage
Front Yard Impervious
3,493 sq. ft.
1,553 sq. ft.
2,939 sq. ft.
634 sq. ft.
8,619 sq. ft. (21.4%)
105 sq. ft.
(35% of 40,216)
14,075 sq. ft.
(50% of 3,950 sq. ft.)
1,975 sq. ft.
Floor Area
Main Floor
Second Story
Garage
Total Floor Area
2,500 sq. ft.
1,220 sq. ft.
478 sq. ft.
4,198 sq. ft.4,206 sq. ft.
Height
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
503’
521’
512’
531.7’ (19.17’)26 Feet
First Floor Setbacks (Lower Floor)
Front:
Interior side (left):
Exterior side (right):
33’- 11”
39’
31’ -6”
30’
20’
25’
Second Floor Setbacks (Main
Floor)
Front:33’- 11”30’
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Interior side (left):
Exterior side (right):
39’
30’
25’
30’
PROJECT DESCRIPTION/DISCUSSION
Site & Neighborhood Description:The existing house is a two-story residence. The
residential neighborhood consists of a mix of single-story and two-story houses with
contemporaryarchitectural styles.
Fence Height Exception: Under Section 15-29.010(b), fences in the exterior yard setback
shall be limited to 3 feet in height. The proposed design requests an exception to this
standard. Both the redwood and cedar fence would be five feet high in the exterior side
setback. As conditioned, the fence will be screened by existing or new landscaping.
Architectural Design: The applicant is proposing a two-story Modern style home that
will be 19’ - 2” in height. The height of the proposed house will have a lower overall
height than the existing house.
The houses within the neighborhood are mostly contemporary and ranch style structures.
The proposed exterior materials include cream color stucco exterior, black window and
trim, grey composite and cedar accent siding. No fireplaces are proposed.
The design of the structure is consistent with the residential design guidelines as
discussed in Recommended Finding (g).
The applicant has provided a color and materials board, which is on file with the
Community Development Department and available for review. Below is a list of the
proposed exterior materials.
Landscaping:Eight protected (5 Monterey Pines, 2 Stone Pines, and 1 Coast Live Oak)
trees are proposed for removal. The City Arborist noted that the removal of these trees
meets the criteria for removal because they are dead. Eight (8) 15-gallon replacement
trees are required.
The project will include two new fences. The redwood fence would be screened by
existing landscaping or new landscaping, as conditioned. The cedar fence would be
Detail Colors and Materials
Exterior Cream stucco
Doors Brown
Windows Black
Exterior Accents Grey composite and Cedar
Roof Flat roof
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located behind the planter and there is some area between the cedar fence and edge of
curb.
CalGreen Standards/Sustainable Features: The project as submitted, proposes to
comply with the required CalGreen standards.
Neighbor Notification and Correspondence: The applicant submitted neighbor
notification forms. See Attachment 4. No comments were received as part of the applicant’s
outreach. Public notices were sent to property owners within 500 feet of the site. A
neighbor came in to the office and talked to staff. He noted that he would provide a letter of
support and request a couple of conditions of approval.
DESIGNREVIEWFINDINGS
The findings required for issuance of a Design Review Approval pursuant to City Code
Section 15-45.080 are set forth below and staff believes that the applicant has met the
burden of proof to support making all of those required findings:
(a)Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property's natural constraints.The project meets this finding
because the proposed residence will be located in approximately the same area as the
existing house. The proposed form of the house and deck steps down with the slope. The
existing pool will remain. The patio and deck around the pool will be replaced.
(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.Eight protected trees are
proposed for removal because they are dead. The City Arborist has reviewed this
proposal and has approved the removal of these trees with conditions, as noted in her
report.
(c)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.The proposed structure (531.2 highest elevation point) will be
lower in elevation than the existing house (532.8 highest elevation point). The existing
house has considerable deck space along the back of the house. The new house will
have limited deck area. In terms of privacy, the existing house has more deck space than
the proposed house, so potential privacy impacts will be reduced. The proposed project
is not located on top of a ridgeline and thus would not impact a community viewshed.
(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.The proposed structure
is smaller in massing than the existing house, as the existing house is much wider and
slightly taller than the proposed house. The proposed structure will be less than 20 ft.
high, as measured from average grade. The creative use of materials provides visual 51
5 | P a g e
interest and reduces the perceived mass the structure. The glass railing of the upper
story deck accentuates the design of the house without creating the perception of
significant additional massing.
(e)The landscape design minimizes hardscape in the front setback area and contains
elements that are complementary to the neighborhood streetscape.The project meets
this finding because there will be no change in the front yard landscaping.
(f)Development of the site does not unreasonably impair the ability of adjoining
properties to utilize solar energy.The project meets this finding because the proposed
residence will meet the first and second story setback requirements. In addition, the
project is located to the north of the neighboring residence that is downslope. The
development will not unreasonably impair the ability of 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.The project meets this
finding because the building design and site plan incorporate several techniques from the
Residential Design Handbook, including: 1) the garage is setback from the edge of the
house, 2) there are increased interior side yard setbacks, 3) the deck breaks up the
massing and allows the massing to step down with the topography of the site, 4) the size
of the new deck is smaller than the existing deck which reduces privacy impacts, and 5)
selected materials, colors, and details enhance the architecture in a well-composed
manner.
(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.The proposed project is not located on a ridgeline
and will not affect community viewsheds.
FENCEEXCEPTION FINDINGS
The findings required for issuance of a Fence Exception pursuant to City Code Section 15-
29.090(a) are set forth below and staff believes 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. The streetscape along Verde Vista Avenue consists of dense screening
landscaping in some areas and open lawns in other areas. One neighboring residence has
a wood fence with brick columns. As conditioned, the fences will be screened by existing
landscaping or new landscaping and thus would be compatible with the neighborhood.
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 one fence would be made of redwood and the other fence would be 52
6 | P a g e
made of cedar. All of the materials would be durable, 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.There are areas of dense landscaping at the
edge of the street along the uphill portion of Verde Vista. The subject site currently has
dense screening landscaping along the exterior side setback. As conditioned, landscaping
will screen the new fences and would be in character of the neighborhood.
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.There is an existing fence behind dense landscaping. The
new redwood fence would be located a few feet back from the edge of the curb allowing
for the existing landscaping or new landscaping to screen the new fence. The cedar fence
would be at the edge of the retaining walls and serve partly as a guardrail along the
retaining walls. Installation of the new fences would not have a detrimental impact on the
neighborhood.
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.The proposed fences would be located along the exterior side yard. The
fences would not be located at the corner of the lot and are located outside the visibility
triangle for the driveway. In addition, these fences are proposed to limit access to the
pool, thus increasing safety.
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 or conversion
of up to three single-family residences.
Attachments:
1. Resolution of Approval
2. Arborist Report
3. Geology Report
4. Neighbor Notification
5. Story Pole Certification Letter
6. Proposed Plans
53
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RESOLUTION NO: 17-023
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR 17-0011, ARBORIST REVIEW ARB 17-0025
FENCE EXCEPTON FER 17-002, AND GEO 17-009
LOCATED AT 20849 VERDE VISTA AVENUE (503-20-086)
WHEREAS, on April 20, 2017, an application was submitted by Adam Rockwood
requesting Design Review approval to construct a new two-story home and related site
improvements located at 20849 Verde Vista Avenue. The project would have a total floor area of
4,198 square feet. Eight (8) protected trees will be removed because they are dead. The application
also includes a fence exception for a 5 foot fence in the exterior side setback. The height of the
proposed residence would be 19 feet 2 inches high. 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 July 26, 2017, the Planning Commission held a duly noticed public hearing
on the subject application, and considered evidence presented by City Staff, the applicant, and other
interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is Categorically Exempt from the 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. The overall mass and height of the
structure are in scale with the neighborhood; the structure is set back in proportion to the size and
shape of the lot; site development follows contours and is appropriate given the property’s natural
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constraints; the entry is in scale with other structures in the neighborhood. In addition, the proposed
materials, colors, and details enhance the architecture in a well-composed, understated manner.
Section 5: The City of Saratoga Planning Commission hereby approves PDR17-011, ARB
17-025, GEO 17-009 and FER 17-002 located at 20849 Verde Vista Avenue, subject to the
Findings, and Conditions of Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 26th day of
July 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Tina K. Walia
Chair, Planning Commission
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Exhibit 1
CONDITIONS OF APPROVAL
PDR 17-011, ARB 17-025, GEO 17-009 and FER 17-002
20849 Verde Vista Avenue
GENERAL
1. All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, 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.
5. Construction must be commenced within 36 months from the date of this approval (July 26,
2020), or the resolution will expire. 56
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COMMUNITY DEVELOPMENT
6. The owner/applicant shall comply with all City requirements regarding drainage, including
but not limited to complying with the City approved Stormwater management plan. The
project shall retain and/or detain any increase in design flow from the site, that is created by
the proposed construction and grading project, such that adjacent down slope properties will
not be negatively impacted by any increase in flow. Design must follow the current Santa
Clara County Drainage Manual method criteria, as required by the building department.
Retention/detention element design must follow the Drainage Manual guidelines, as
required by the building department.
7. The development shall be located and constructed to include those features, and only those
features, as shown on the Approved Plans dated July 12, 2017 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 the City Code.
8. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a
lighting Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall
be limited to full-cut off & shielded fixtures with downward directed illumination so as not
to shine on adjacent properties or public right-of-way. All proposed exterior lighting shall be
designed to limit illumination to the site and avoid creating glare impacts to surrounding
properties.
9. In order to comply with standards that minimize impacts to the neighborhood during site
preparation and construction, the applicant shall comply with City Code Sections 7-30.060
and 16-75.050, with respect to noise, construction hours, maintenance of the construction
site and other requirements stated in these sections.
10. Prior to issuance of Building Permits the applicant shall prepare for review and approval by
City staff a Construction Management Plan for the project which includes but is not limited
to the following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with the City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
11. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29. The proposed solid property line fence shall not exceed a height of 6’ with 2’
of lattice.
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12. A locking mailbox approved for use by the US Postal Service shall be installed and in
compliance with Saratoga Municipal Code section 6-25.030. The mailbox shall be installed
prior to final inspection.
13. The final landscaping and irrigation plan submitted for Building Permit approval shall
demonstrate how the project complies with the State Water Efficient Landscape Ordinance
and shall take into account the following:
To the extent feasible, landscaping shall be designed and operated to treat storm water
runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that
provide detention of water, plants that are tolerant of saturated soil conditions and
prolong exposure to water shall be specified.
To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
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.
Any proposed or required under grounding of utilities shall take into account potential
damage to roots of protected trees
14. The front yard and exterior side 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.
15. The new redwood fence shall be screened by existing landscaping or new shrubs. The cedar
fence shall include new shrubs in front of the fence to screen it from the street. A landscape
plan showing the proposed landscaping shall be submitted to the planning department for
review and approval prior to the issuance of building permits.
16. The area underneath the stair in exterior side setback shall be filled in with a retaining wall
so that it is less than 4 feet above grade. This retaining wall shall also extend out under the
portion of the entry landing that extends more than 4 feet into the setback.
ARBORIST
17. All requirements in the City Arborist Report dated July 3, 2017 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
FIRE
18. The owner/applicant shall comply with all Fire Department requirements.
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PUBLIC WORKS
19. Applicant / Owner shall obtain an encroachment permit for any and all improvements in any
City right-of-way or City easement including all new utilities prior to commencement of the
work to implement this Design Review.
20. Applicant / Owner shall remove and replace existing dip and settled asphalt fronting Verde
Vista Lane with new asphalt conforming to existing adjoining grade. See Saratoga Standard
details for removal and new installation.
21. Applicant / Owner shall remove all the existing curb and gutter and driveway fronting Verde
Vista Lane with the New Driveway/ Approach including the walks. The new vertical curb
and gutters shall meet and conform to City Standard. The new flow line shall conform to
existing flow lines and grade. See City Standard details for removal and new installation.
22. Curb and gutter shall be placed over a minimum of six inches (6”) of base. It shall be
compacted to 95% relative compaction before placing concrete.
23. Existing driveway shall be maintained for ingress and egress and fire turn out. Damages to
driveway approach during the construction shall be repaired prior to final inspection.
24. All existing utilities to existing home (Gas, Electric, Water, Sewer) shall be capped off prior
to demolition of existing structures. Shown on plan all new utilities services to the new
residence. All utilities to the new residence shall be installed underground.
25. Prior to the commencement of any earthwork/grading activities, the applicant / owner shall
arrange a pre-construction meeting. The meeting shall include the City of Saratoga Grading
Inspector, the grading contractor and the project soils engineer. The applicant / owner shall
arrange the pre- construction meeting at least 48 hours prior to the start of any
earthwork/grading activities
26. Applicant / Owner shall maintain the streets, sidewalks and other public right of way in a
clean, safe and usable condition. All spills of soil, rock or construction debris shall be
removed from the public property. All adjacent property, both public and private, shall be
maintained in a clean, safe and usable condition.
27. The Project Civil Engineer Lea & Braze Engineering Inc., shall inspect all storm drainage as
it is installed for this project. Any works done that were not inspected by the Civil Engineer
will be uncovered until an inspection is passed for backfilling and compaction. This Project
shall comply with the grading recommendations in the geotechnical report.
28. All grading and earthwork activities shall conform to the approved plans and specifications.
All grading and earthwork activities shall be observed and approved by the soils engineer.
The soils engineer shall be notified at least 48 hours prior to any grading or earthwork
activities. Unobserved or unapproved work shall be removed and replaced under
observation of the project soil engineer.
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29. Construction Site Control. Provide straw wattle and silt fence on the perimeter of the
property
Owner shall implement construction site inspection and control to prevent
construction site discharges of pollutants into the storm drains per approved Erosion
Control Plan.
The City requires the construction sites to maintain year-round effective erosion
control, run-on and run-off control, sediment control, good site management, and
non-storm water management through all phases of construction (including, but not
limited to, site grading, building, and finishing of lots) until the site is fully stabilized
by landscaping or the installation of permanent erosion control measures.
City will conduct inspections to determine compliance and determine the
effectiveness of the BMPs in preventing the discharge of construction pollutants into
the storm drain. Owner shall be required to timely correct all actual and potential
discharges observed.
30. Prior to the Building Department final, all drainage, grading, and landscaping of the site
shall be completed.
BUILDING DEPARTMENT SUBMITTAL
31. Four (4) sets of complete construction plans shall be submitted to the Building Division.
These plans shall be subject to review and approval by the City prior to issuance of Zoning
Clearance. The construction plans shall, at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit
“A” on file with the Community Development Department.
b. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
c. This signed and dated Resolution printed onto separate construction plan pages.
d. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks comply with the Approved Plans,” which note
shall represent a condition which must be satisfied to remain in compliance with this
Design Review Approval.
****************** END OF CONDITIONS OF APPROVAL ******************
60
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB17-0025
Prepared by Kate Bear, City Arborist Site: 20849 Verde Vista Lane
Phone: (408) 868-1276 Owner: Keith Lui
Email: kbear@saratoga.ca.us APN: 503-20-086
Email: klui11@gmail.com
Report History: Final report Date: J ul y 3 , 2017
PROJECT SCOPE:
The applicant has submitted plans to demolish the existing house and build a new two st or y house
with an attached two-car garage.
Eight dead trees (504 – 506, 508, 509, 545, 546 and 563) are requested for removal.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $11,540
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – Trees 504 – 506, 508, 509, 545, 546 and 563 are approved for
removal once building permits have been issued.
Replacement trees – Required - Eight (8) 15-gallon sized container trees are
required to replace those removed.
ATTACHMENTS:
1 – Findings DQG $UERULVW 5HSRUW ,QIRUPDWLRQ
2 – Tree Removal Criteria
3 – Tree Information 7DEOHV
4 – Conditions of Approval
5 – Map Showing Tree Protection
1
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20849 Verde Vista Ln Attachment 1
FINDINGS:
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal
as part of a project, certain findings must be made and specific tree removal criteria met.
Eight dead trees (504 – 506, 508, 509, 545, 546 and 563) protected by City Code are
requested for removal. All meet the City’s criteria allowing them to be removed and
replaced as part of the project, once building division permits have been obtained.
Attachment 2 contains the tree removal criteria for reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No. Species Criteria met
504, 505, 506,
545, 546 Monterey pine 1, 4, 6, 7, 9
508, 509 Stone pine 1, 4, 6, 7, 9
563 Coast live oak 1, 4, 6, 7, 9
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1)The Recommendations and Appendices A, B and D, from the submitted arborist
report dated April 9, 2017;
And
2)The Project Data in Brief, the Conditions of Approval, and the map showing tree
protection from this report.
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Richard Gessner, Monarch Consulting Arborists, LLC
Date of Report: April 9, 2017
An arborist report was submitted for this project that inventoried 66 trees, 51 of which are
protected by Saratoga City Code. Information on the condition of each tree, potential
impacts from construction, suitability for preservation, appraised values and tree protection
recommendations was provided. Tables with tree values are LQ$WWDFKPHQW .
Eight trees (504 – 506, 508, 509, 545, 546 and 563) protected by Saratoga City Code are
requested for removal to construct this project.
Fifteen trees (501, 516, 520, 525, 530, 544, 548, 549, 553, 554, 555, 556, 557, 558, and
566) are not protected by City Code. They may be removed at an y time without a permit.
2
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20849 Verde Vista 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.
3
63
20849 Verde Vista Lane Attachment 3
Table 2: List of trees and values from arborist report dated April 9, 2017
4
64
20849 Verde Vista Lane Attachment 3
Table 2: List of trees and values from arborist report dated April 9, 2017
5
65
20849 Verde Vista Lane Attachment 3
Table 2: List of trees and values from arborist report dated April 9, 2017
6
66
20849 Verde Vista Lane Attachment 3
Table 2: List of trees and values from arborist report dated April 9, 2017
7
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20849 Verde Vista Lane Attachment 4
CONDITIONS OF APPROVAL
1. It is the responsibility of the owner, architect and contractor to be familiar with the
information in this report and implement the required conditions.
2. All recommendations in the arborist report dated April 9, 2017 prepared by Richard Gessner
shall become conditions of approval.
3. The arborist report dated April 9, 2017 shall be copied on to a plan sheet, titled “Tree
Preservation” and included in the final job copy set of plans.
4. The Project Data in Brief, the Conditions of Approval, and the map showing tree protection
from this report dated J uly 3, 2017 shall be copied onto a plan sheet and included in the final
set of plans.
5. The designated Project Arborist shall be Richard Gessner, unless otherwise approved by the
City Arborist.
6. Tree Protection Security Deposit
a. Is required per City Ordinance 15-50.080.
b. Shall be $11,540.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of cash, check, credit card payment or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the City
Arborist.
7. Tree Protection Fencing:
a. Shall be installed as shown on the attached map.
b. Shall be shown on the Site Plan.
c. Shall be established prior to the arrival of construction equipment or materials on site.
d. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
e. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
8. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange
a field meeting before performing work.
8
68
20849 Verde Vista Lane Attachment 4
9. The Project Arborist shall visit the site every two weeks during grading, digging and
trenching activities and every six weeks thereafter. Following visits to the site, the Project
Arborist shall provide the City with a report including photos documenting the progress of
the project and noting any tree issues.
10. 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.
11. 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.
12. 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.
13. Trenching to install utilities is not permitted inside tree protection fencing.
14. 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.
15. 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.
16. Trees 504 – 506, 508, 509, 545, 546 and 563 meet the criteria for removal and may be
removed and replaced once Building Division permits have been obtained.
17. 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.
18. Eight (8) new trees from 15-gallon sized containers shall be planted as part of the project before
final inspection and occupancy of the new home. New trees may be of any species.
19. At least two new trees shall be planted in the front yard.
20. The rest of the replacement trees may be planted anywhere on the property as long as they do
not encroach on retained trees.
21. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If there
is insufficient room to plant the necessary number of new trees, some of the value for trees may be
paid into the City’s Tree Fund. 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
9
69
20849 Verde Vista Lane Attachment 4
22. 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.
23. 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.
10
70
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71
June 1, 2017 Keith Lui 1827 Larkin St San Francisco CA 94109 Via email: klui11@gmail.com RE: Geotechnical Clearance for 20849 Verde Vista Lane, App# GEO17-0009 Geotechnical Clearance with conditions has been granted for the above referenced project based on the review letter prepared by the City Geotechnical Consultant, dated May 31, 2017. 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): City Planner: Sung Kwon via email skwon@saratoga.ca.us Applicant: Adam Rockwood via email arockwood@rockwooddesign.net
72
CITY of SARATOGA
13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
(408) 868-1247
MEMORANDUM
TO: Iveta Harvancik, Senior Engineer DATE: May 31, 2017
FROM: City Geotechnical Consultant
SUBJECT: Geotechnical Review (S5087)
RE: Lui, New Residence with basement
20849 Verde Vista Lane
At your request, we have completed a geotechnical peer review of the subject application using:
• Geotechnical Investigation (report) prepared by Romig Engineers, Inc., dated April 5, 2017;
• Civil Plans (4 sheets) prepared by Lea and Braze Engineering, Inc., dated April 17, 2017;
• Topographic Survey (2 sheets) prepared by Lea and Braze Engineering, Inc., dated November
11, 2016; and
• Architectural Plans (8 sheets) prepared by Rockwood Design, dated April 20, 2016.
In addition, we have reviewed pertinent documents from our offices files and completed a recent site
reconnaissance.
DISCUSSION
According to the referenced plans, the applicant proposes to demolish the existing residence and construct
a new 2-story residence with a partial basement and attached garage. The applicant proposes to retain the
existing swimming pool. Earthwork quantities have been estimated at approximately 470 cubic yards of cut
and 60 cubic yards of fill.
SITE CONDITIONS
The existing residence is situated on a gentle to relatively level building pad. Natural slopes on the
property are gentle to moderately steep (15 to 35 percent) and are east to southeast facing. Near the
southeastern boundary of the property, the natural creek banks are steep to very steep. Fill materials appear to
have been placed adjacent to the existing residence. Natural drainage is characterized by sheetflow in an east
to southeast direction.
The property is underlain, at depth, by bedrock of the Santa Clara Formation (conglomerate, sandstone,
and expansive claystone). The bedrock is overlain by relatively deep soil material. According to the City’s
ground movement potential map, most of the proposed development is located in a zone classified as “Ps”.
The Ps category is defined as “Gentle to moderately steep slopes underlain by relatively unstable material, including 73
Iveta Harvancik May 31, 2017
Page 2 S5127
landslide debris, colluvium and weak bedrock; Commonly less than 10 feet thick; Susceptible to shallow landsliding and
soil creep activity.” The nearest traces of the potentially active Berrocal and Monta Vista Faults are mapped
approximately 1.2 miles southwest and 1.3 miles northeast of the subject property, respectively. Additionally,
the active San Andreas Fault is located approximately 2.6 miles southwest of the site.
CONCLUSION
The proposed construction is constrained by undocumented fill materials and strong seismic ground
shaking. The Project Geotechnical Consultant has completed an investigation of the site and recommended
that the proposed building be supported on conventional shallow spread footings at least 15 inches wide and
founded on stiff native soil. However, based on our review of boring logs and grading plans, it appears that
the basement may extend into bedrock and other footings for at-grade portions of the residence may bear on
residual soil materials above bedrock. The Project Geotechnical Consultant should verify that footings extend
through any existing fill materials and into adequate bearing materials so that adverse differential settlement
is avoided across the structure.
1. Geotechnical Plan Review - The Project Geotechnical Consultant shall review and approve all
geotechnical aspects of the project building and grading plans (i.e., site preparation and
grading, site drainage improvements and design parameters for foundations, retaining walls
and driveway) to ensure that their recommendations have been properly incorporated.
The 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. Geotechnical Construction Inspections - The geotechnical consultant shall inspect, test (as
needed), and approve all geotechnical aspects of the project construction. The inspections shall
include, but not necessarily be limited to: site preparation and grading, site surface and
subsurface drainage improvements, and inspection of all excavations for foundations and
retaining walls prior to the placement of steel and concrete. The Consultant shall verify that
footings extend through existing fill and into adequate bearing materials so that adverse
differential settlement is avoided across the structure.
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.
LIMITATIONS
This geotechnical peer review has been performed to provide technical advice to assist the City in its
discretionary permit decisions. Our services have been limited to review of the documents previously
identified and a visual review of the property. Our opinions and conclusions are made in accordance with
generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all
other warranties, either expressed or implied.
TS:DTS:KH:kc
74
75
76
77
Story Pole Certification
」une 28, 2017
Location: 20849 Ve「de Vjsta Lane
Saratoga, CA 95070
To Whom it May Concem:
l, Charles Bonadjman, PLS 8922, he「eby attest that l am a Professiona廿and Surveyo「, =-
CenSed in the State of Califomia and tha口Pe「fo「med an inspection of the story poles erected
at 20849 Verde Vista Lane工ce面fy the sto'γ POしes sub§tantia=y confo「m with the approved
StOry POle plan provided by Rockwood Design, dated O6-19-2107, aS tO heights andしocation§
as shown thereon.
α∠脅し
Charles J. Bonadiman, PLS 8922 exp. 9/30/2018
Bonadiman Pacific Surveying, Inc・ - bonadimanpac摘c@yahoo.com
78
Ownership and Use of these Drawings and Specifications:
1. Designer shall retain all rights and ownership to all drawings and specifications.
The contents of the drawings may not be used in whole, or in part, without expressed written consent given by Designer. All
construction shall comply with all local and national building codes. All contractors shall verify all conditions to assure conformance
to these codes.
2. Title and all "copyright" privileges to these drawings and specifications is claimed by the Designer without prejudice. Visual
contact with these subject drawings and specifications shall constitute prima facie evidence of the acceptance of these ownership
rights and the following related restrictions.
3. The use of these drawings and specifications shall be solely restricted to the original site for which they
were prepared and the Designer hereby states that they are not intended for nor suitably engineered for
any other site. Reproduction of these drawings is therefore expressly limited to this intended use.
4. The Designer disclaims all responsibility if these drawings and specifications are used, in whole or in part, without prior written
permission, whether or not modified by others for another site.
5. In the event of unauthorized use by any third party of these drawings and specifications, the Client for which this work was
originally prepared hereby agrees to hold harmless, indemnify and defend Designer from any claims arising from such unauthorized
use.
6. Designer is not responsible for the design, coordination or implementation of any work performed by consultants, including but
not limited to, structural engineering, soil engineering, civil engineering, land surveying, electrical engineering mechanical
engineering, landscape architecture and/or Title 24 energy compliance.
7. Designer is not responsible for erection, fabrication and/or relative job safety. The general contractor shall comply with all
required safety orders per CAL-OSHA requirements and regulations.
8. Contractor(s) shall hold harmless and indemnify the Owner and the Designer for any and all claims, liability, loss, damage, costs,
expenses, including attorney fees, and costs of investigation and litigation, awards and fines, or judgements imposed by law or
arising by reason of the death or bodily injury to persons including employees of the contractor, injury to the property, equipment,
and material resulting from implementing the construction intent expressed in the working drawings, specifications, and contract
documents.
End.
Code Compliance, Contractor Responsibilities and General Conditions:
1. The work described in this set of drawings certifies the scope of work for this construction project. The drawings shall be referred to
as the Working Drawings and define the general dimensions, relationships and location of construction components and assembly of
components. All addenda and addendums along with the working drawings shall be referred to as the Construction Documents.
2. The specifications for the work described in the working drawings are part of the constrcution documents.The specifications, if not
included in the Working Drawings may be seperately issued in and 8 1/2" x 11" format and are available from the Designer upon
request.
3. The intent of the "Construction Documents" is to include ALL labor, materials, equipment and transportation necessary for the
complete and proper execution of the work.
4. Any work and/or item not specifically called for in the drawings, but required for a complete and fully functioning installation
consistent with the intent of the "Construction Documents" shall be supplied by the general contractor and/or sub-contractors as
necessary.
5. Contractor shall replace and/or repair all structures, finishes, equipment, piping, conduit, wiring, etc. which are damaged or are to be
relocated and/or altered to make way for new construction.
6. The Contractor shall be solely responsible for all construction means, methods, techniques, sequences and procedures selected to
execute the work. The Contractor shall coordinate all portions of the work within the scope of the contract as expressed in the
Constrcution Documents.
7. It is the Contractors responsibility to maintain all necessary insurance policies to protect the owner from workers compensation claims
or any other claims arising from his/her negligence.
8. All work completed pursuant to these drawings and specifications shall comply with all ordinances and regulations which apply to the
work and shall in any case conform to the latest edition of the CBC / UBC currently enforced and all City, County and / or State codes as
applicable. All Local ordinances and relevant codes must be adhered to whether or not specifically referenced.
9. Construction compliance requires using working drawings stamped and approved by the local governing authority. Verify the current
revision date with the Designer prior to the commencement of any work.
10. No hazardous materials will be stored and/or used within the building which exceeds the quantities listed in enforcible codes.
11. Contractors and subcontractors shall be required to take precautions and verify the following prior to the commencement of
construction or particular work as follows:
A. Familiarize themselves with local standards and requirements, these construction documents and the project site.
B. Complete all work in acceptable industry standards in a workman-like manner.
C. Complete the work in full accord with adopted codes and ordinances.
D. Protect the public and adjacent properties from damage throughout constrcution.
E. Properly disconnect existing utilities to be abandoned and plug or cap as required by code and sound construction practices.
12. The Contractor shall notify the Designer of any condition that he/she observes that may result in an unsafe or hazardous condition
to workers or occupants. If the Contractor observes an area that appears to have asbestos or any component that may contain PCB's,
or any other hazardous materials, he/she shall notify the owner and Designer immediately and in writing and present a plan of action for
the proper removal and disposal of such materials in accordance with local, state and federal laws.
13. Prior to the commencement of any construction the contractor shall verify existence and loation of all above and below ground
utilities. Any discrepancies in assumed and documented utility locations and actual locations shall be brought to the attention of the
Designer.
14. Contractor shall determine, coordinate and accomodate all utility service requirements (electrical, gas, telephone, water, sewer, etc.)
for the facility prior to the construction or remodeling of this building or site.
15. The project "specification book" (If provided) and all attachments shall take precedence over noted specification when applicable.
16. Civil, Soil and Structural Engineering specifications shall take precedence over noted specifications when applicable.
17. The following rules apply for any conflicts that may occur:
A. Notes and details in drawings take precedence over the General Notes.
B. Detail call-outs apply to similar situations whether referenced or not.
C. Dimensions shall always take precedence over scaling of the drawings.
D. In no cases shall work occur if specifications or details violate local ordinances or code regulations. The Designer shall be notified
immediately for compliance resolution. All labor and materials used must equal or exceed applicable state or local requirements.
18. Layout for new work is largely based upon relationships to existing conditions of the site and/or existing structures. Any questions
regarding the intent related to the layout of the new work shall be brought to the attention of Designer prior to the commencement of
any work. The Contractor shall immediately notify Designer of any and all discrepancies prior to the commencement of any work.
19. Preference shall be given to written / figured dimensions on the drawings over scaled measurements. The "Plans, Specifications and
General Notes" are intended to agree and supplement one another. Anything indicated in one and not the other, shall be executed as if
in all. In cases of direct conflict, the Contractor shall notify the Designer for clarification.
20. The contractor shall verify all dimensions shown on the drawings in the field prior to starting construction, and 20. The contractor
shall verify all dimensions shown on the drawings in the field prior to starting construction, and plumbing and sprinkler equipment (to
include all piping, duct work, and conduit) and that all required clearances for installation and maintenance are provided.
21. Discrepancies and/or ommissions from these drawings that are discovered during construction by
the contractor or any question regarding meaning or intent shall be immediately brought to the attention of the Designer for
interpretation and clarification. The contractor is responsibe for reviewing dimensions and notifying the Designer of any conflicts
between the drawings and actual field conditions. This must be done prior to the commencement of work.
22. It is the contractor's responsibility to review all notes, details, plans, specifications, and elevations. Any deviations and construction
options excercised in the field are subject to noncompliance corrections. The Designer is entitled to additional compensation paid for by
the Contractor, in the event design options are requested which which are differennt than indicated in the Construction Documents.
23. The Contractor and Subcontractors shall verify the layout and location of all partitions, doors, electrical/telephone, and
communication outlets, light fixtures and switches with Designer in the field prior to proceeding with installation. The Contracto shall not
construct any non-structural partitions until he/she has received approval of layout lines from the Designer prior to proceeding with
construction.
24. The Contractor shall state on his/her bid any item that has been excluded from the bid price. If it is unclear to theContractor
whether work is to be included, the Designer shall be consulted with in advance of the bid being submitted.
25. The Contractor shall inform the Designer in writing, prior to submitting his/her bid, of any product specified or described herein
that cannot be provided and installed according to the schedule for construction.
26. All construction methods and work schedules must be approved by the owner and shall be arranged to facilitate
minimal interference with customer convenience and the operation of the existing facility and/or adjoining properties / businesses.
27. All material and equipment that are part of this project shall be new unless notd otherwise. Material and equipment that are reused
as part of this work shall be reapired, cleaned and restored to good condition prior to re-installation. When material and equipment are
found to be unsuitable for re-use and/or restoration, the Contractor shall notify the Designer immediately so that the project schedule
will not be impacted.
28. All work shall be plumb, square and true and shall be of good "workman-like" quality as acceptable to the appropriate trade's
standards practices and those of the trade's councils and/or organizations.
29. Products listed by ICBO / NER numbers shall be installed per the report and manufacturers written instructions. Product
substitutions for products listed shall also have icc approved evaluation reports or be approved and listed by other nationally recognized
testing agencies.
30. All construction and demolition shall be conducted in a manner which provides protection from pedestrians; and shall comply with
local authority requirements.
31. At the end of each daily work period the contractor shall secure, protect, barricade and broom clean the work area and leave unused
material stacked or stored neatly. Upon completion of work, contractor shall remove all debris, equipment, etc. generated by, or
necessary for, construction and leave the premises clean. All debris shall be removed to an approved dumping facility.
32. Shop drawings are necessary for certain aspects of the work. This includes, but is not limited to trusses, glue laminated beams, steel
columns and beams, special assemblies, cabinetry drawings, etc. The Designer shall review and approve shop drawings prior to
fabrication. The enforcement authority shall also review and approve shop drawings prior to fabrication as necessary.
33. The Client and Designer reserve the right to make alterations to the design during the course of construction. All changes shall be
approved by the local building official and shall, in any case, comply with all applicable codes. The Contractor shall provide a change
order to the designer for approval prior to commencing with any changes.
34. Substitutions will not be accepted without prior written approval from the Designer. The contractor may propose substitutions,
however, he/she must make the request well in advance of construction so that the proposed requested substitution has been
evaluated by the Designer and that alternate choices may be considered without impacting the construction cost and schedule. If a
Contractor purchases and/or installs a substitute product without approval from the Designer and it is found that it is not acceptable on
any grounds, the Contractor shall remove and replace the said item with an approved alternate at no extra cost.
35. The Contractor shall not proceed with any work requiring additional compensation beyond the contract amount without
authorization from the Owner in writing. Failure to obtain authorization may invalidate a claim for a change order. This clause shall not
apply to construction change directives form the Designer or Owner where a change order
will be provided after the work to complete the construction change directive has commenced prior to the submission of a change
order.
36. The Contractor shall repair any damage to the existing building for which his/her subcontractors, materials suppliers or workmen are
responsible. If damage exists in a space prior to commencement of construction, it is the Contractor's responsibility to inform the
Designer of the existing damage so repair work may be included in the contract, or so that the Contractor will not be held respponsible
for the repair.
37. Contractor(s) shall be held responsible for any and all expenses incurred in conjunction with tearing out and repairing the work of
any contractor or workmen on the project as a result of defective labor or material performed or supplied by the contractor.
38. Before the completion of the work, the Contractor shall submit to the Designer a list of items that are not complete. The Designer
shall prepare a "Punch List" that identifies the unsatisfacory or incomplete work. Final payment or retention may be contingent upon
completion of these items.
39. All demolition, new construction, modifications, electrical requirements and connections, equipment and installations shall be
complete with all necessary appurtuances and operating instructions, ready for us; and satisfactory to owner.
40. Work defective in construction, quality, and otherwise in conflict with the Contract Documents will not be accepted and may result
in non-payment or replacement at no cost to the owner. Work that does not perform within the period of warranty shall be replaced at
no cost to the owner.
End.
1. The work described in this set of drawings certifies the scope of work for this construction project. The drawings shall be referred to
as the Working Drawings and define the general dimensions, relationships and location of construction components and assembly of
components. All addenda and addendums along with the working drawings shall be referred to as the Construction Documents.
2. The specifications for the work described in the working drawings are part of the constrcution documents.The specifications, if not
included in the Working Drawings may be seperately issued in and 8 1/2" x 11" format and are available from the Designer upon
request.
3. The intent of the "Construction Documents" is to include ALL labor, materials, equipment and transportation necessary for the
complete and proper execution of the work.
4. Any work and/or item not specifically called for in the drawings, but required for a complete and fully functioning installation
consistent with the intent of the "Construction Documents" shall be supplied by the general contractor and/or sub-contractors as
necessary.
5. Contractor shall replace and/or repair all structures, finishes, equipment, piping, conduit, wiring, etc. which are damaged or are to be
relocated and/or altered to make way for new construction.
6. The Contractor shall be solely responsible for all construction means, methods, techniques, sequences and procedures selected to
execute the work. The Contractor shall coordinate all portions of the work within the scope of the contract as expressed in the
Constrcution Documents.
7. It is the Contractors responsibility to maintain all necessary insurance policies to protect the owner from workers compensation claims
or any other claims arising from his/her negligence.
8. All work completed pursuant to these drawings and specifications shall comply with all ordinances and regulations which apply to the
work and shall in any case conform to the latest edition of the CBC / UBC currently enforced and all City, County and / or State codes as
applicable. All Local ordinances and relevant codes must be adhered to whether or not specifically referenced.
9. Construction compliance requires using working drawings stamped and approved by the local governing authority. Verify the current
revision date with the Designer prior to the commencement of any work.
10. No hazardous materials will be stored and/or used within the building which exceeds the quantities listed in enforcible codes.
11. Contractors and subcontractors shall be required to take precautions and verify the following prior to the commencement of
construction or particular work as follows:
A. Familiarize themselves with local standards and requirements, these construction documents and the project site.
B. Complete all work in acceptable industry standards in a workman-like manner.
C. Complete the work in full accord with adopted codes and ordinances.
D. Protect the public and adjacent properties from damage throughout constrcution.
E. Properly disconnect existing utilities to be abandoned and plug or cap as required by code and sound construction practices.
12. The Contractor shall notify the Designer of any condition that he/she observes that may result in an unsafe or hazardous condition
to workers or occupants. If the Contractor observes an area that appears to have asbestos or any component that may contain PCB's,
or any other hazardous materials, he/she shall notify the owner and Designer immediately and in writing and present a plan of action for
the proper removal and disposal of such materials in accordance with local, state and federal laws.
13. Prior to the commencement of any construction the contractor shall verify existence and loation of all above and below ground
utilities. Any discrepancies in assumed and documented utility locations and actual locations shall be brought to the attention of the
Designer.
14. Contractor shall determine, coordinate and accomodate all utility service requirements (electrical, gas, telephone, water, sewer, etc.)
for the facility prior to the construction or remodeling of this building or site.
15. The project "specification book" (If provided) and all attachments shall take precedence over noted specification when applicable.
16. Civil, Soil and Structural Engineering specifications shall take precedence over noted specifications when applicable.
17. The following rules apply for any conflicts that may occur:
A. Notes and details in drawings take precedence over the General Notes.
B. Detail call-outs apply to similar situations whether referenced or not.
C. Dimensions shall always take precedence over scaling of the drawings.
D. In no cases shall work occur if specifications or details violate local ordinances or code regulations. The Designer shall be notified
immediately for compliance resolution. All labor and materials used must equal or exceed applicable state or local requirements.
18. Layout for new work is largely based upon relationships to existing conditions of the site and/or existing structures. Any questions
regarding the intent related to the layout of the new work shall be brought to the attention of Designer prior to the commencement of
any work. The Contractor shall immediately notify Designer of any and all discrepancies prior to the commencement of any work.
19. Preference shall be given to written / figured dimensions on the drawings over scaled measurements. The "Plans, Specifications and
General Notes" are intended to agree and supplement one another. Anything indicated in one and not the other, shall be executed as if
in all. In cases of direct conflict, the Contractor shall notify the Designer for clarification.
20. The contractor shall verify all dimensions shown on the drawings in the field prior to starting construction, and 20. The contractor
shall verify all dimensions shown on the drawings in the field prior to starting construction, and plumbing and sprinkler equipment (to
include all piping, duct work, and conduit) and that all required clearances for installation and maintenance are provided.
21. Discrepancies and/or ommissions from these drawings that are discovered during construction by
the contractor or any question regarding meaning or intent shall be immediately brought to the attention of the Designer for
interpretation and clarification. The contractor is responsibe for reviewing dimensions and notifying the Designer of any conflicts
between the drawings and actual field conditions. This must be done prior to the commencement of work.
22. It is the contractor's responsibility to review all notes, details, plans, specifications, and elevations. Any deviations and construction
options excercised in the field are subject to noncompliance corrections. The Designer is entitled to additional compensation paid for by
the Contractor, in the event design options are requested which which are differennt than indicated in the Construction Documents.
23. The Contractor and Subcontractors shall verify the layout and location of all partitions, doors, electrical/telephone, and
communication outlets, light fixtures and switches with Designer in the field prior to proceeding with installation. The Contracto shall not
construct any non-structural partitions until he/she has received approval of layout lines from the Designer prior to proceeding with
construction.
24. The Contractor shall state on his/her bid any item that has been excluded from the bid price. If it is unclear to theContractor
whether work is to be included, the Designer shall be consulted with in advance of the bid being submitted.
25. The Contractor shall inform the Designer in writing, prior to submitting his/her bid, of any product specified or described herein
that cannot be provided and installed according to the schedule for construction.
26. All construction methods and work schedules must be approved by the owner and shall be arranged to facilitate
minimal interference with customer convenience and the operation of the existing facility and/or adjoining properties / businesses.
27. All material and equipment that are part of this project shall be new unless notd otherwise. Material and equipment that are reused
as part of this work shall be reapired, cleaned and restored to good condition prior to re-installation. When material and equipment are
found to be unsuitable for re-use and/or restoration, the Contractor shall notify the Designer immediately so that the project schedule
will not be impacted.
28. All work shall be plumb, square and true and shall be of good "workman-like" quality as acceptable to the appropriate trade's
standards practices and those of the trade's councils and/or organizations.
29. Products listed by ICBO / NER numbers shall be installed per the report and manufacturers written instructions. Product
substitutions for products listed shall also have icc approved evaluation reports or be approved and listed by other nationally recognized
testing agencies.
30. All construction and demolition shall be conducted in a manner which provides protection from pedestrians; and shall comply with
local authority requirements.
31. At the end of each daily work period the contractor shall secure, protect, barricade and broom clean the work area and leave unused
material stacked or stored neatly. Upon completion of work, contractor shall remove all debris, equipment, etc. generated by, or
necessary for, construction and leave the premises clean. All debris shall be removed to an approved dumping facility.
32. Shop drawings are necessary for certain aspects of the work. This includes, but is not limited to trusses, glue laminated beams, steel
columns and beams, special assemblies, cabinetry drawings, etc. The Designer shall review and approve shop drawings prior to
fabrication. The enforcement authority shall also review and approve shop drawings prior to fabrication as necessary.
33. The Client and Designer reserve the right to make alterations to the design during the course of construction. All changes shall be
approved by the local building official and shall, in any case, comply with all applicable codes. The Contractor shall provide a change
order to the designer for approval prior to commencing with any changes.
34. Substitutions will not be accepted without prior written approval from the Designer. The contractor may propose substitutions,
however, he/she must make the request well in advance of construction so that the proposed requested substitution has been
evaluated by the Designer and that alternate choices may be considered without impacting the construction cost and schedule. If a
Contractor purchases and/or installs a substitute product without approval from the Designer and it is found that it is not acceptable on
any grounds, the Contractor shall remove and replace the said item with an approved alternate at no extra cost.
35. The Contractor shall not proceed with any work requiring additional compensation beyond the contract amount without
authorization from the Owner in writing. Failure to obtain authorization may invalidate a claim for a change order. This clause shall not
apply to construction change directives form the Designer or Owner where a change order
will be provided after the work to complete the construction change directive has commenced prior to the submission of a change
order.
36. The Contractor shall repair any damage to the existing building for which his/her subcontractors, materials suppliers or workmen are
responsible. If damage exists in a space prior to commencement of construction, it is the Contractor's responsibility to inform the
Designer of the existing damage so repair work may be included in the contract, or so that the Contractor will not be held respponsible
for the repair.
37. Contractor(s) shall be held responsible for any and all expenses incurred in conjunction with tearing out and repairing the work of
any contractor or workmen on the project as a result of defective labor or material performed or supplied by the contractor.
38. Before the completion of the work, the Contractor shall submit to the Designer a list of items that are not complete. The Designer
shall prepare a "Punch List" that identifies the unsatisfacory or incomplete work. Final payment or retention may be contingent upon
completion of these items.
39. All demolition, new construction, modifications, electrical requirements and connections, equipment and installations shall be
complete with all necessary appurtuances and operating instructions, ready for us; and satisfactory to owner.
40. Work defective in construction, quality, and otherwise in conflict with the Contract Documents will not be accepted and may result
in non-payment or replacement at no cost to the owner. Work that does not perform within the period of warranty shall be replaced at
no cost to the owner.
End.N1ETHEXEk+SSKPI JX
:IVHI:MWXE0R
7EVEXSKE'%
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25'-0"
30'-0"114'-61/4"71'-63/4"
34'-11/2"59'-1"30'-0"
31'-6"20'-0"1,518.27 sq ft
HIGHEST POINT
521.0'
LOWEST POINT
503.0'
478
480
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0
482
482
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484
484
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506.5'
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MAIN FLOOR
LOWER FLOOR
GARAGE
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PLANTER
PLANTER
PLANTER
PLANTERPLANTER566
504
505
506
508509
515
501502503507510511512513514532533535534GATEGATE(E) HOUSE TO ME REMOVED
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PLANTER
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POOL EQ.
UNDER
DECKPLANTERPLANTER
TPZ FENCE LOCATION536538539537548549543544545546547550551553552565564554555556557540541542558559560561562563 X1
X1
X1
X1
X1
X1
X1
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X1
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X1
X1
X1
X1
X1
X2
X2
X2
X2
X2
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X2
CREEK BANK
PLANTERX1
478 SQ.FT.
497 SQ.FT.
1,590 SQ.FT.
413 SQ.FT.
172 SQ.FT.
797 SQ.FT.
251 SQ.FT.
110 SQ.FT.
OVERHANG
142 SQ.FT.
OVERHANG
263 SQ.FT.
OVERHANG
MAIN FLOOR/GARAGE/OVERHANG
LOWER FLOOR
N20849 Verde Vista Tree Analysis Table. Note that the corresponding symbols
have been included on the site plan and landscape drawings for reference.
SYMBOL
X1 Trees that are not protected and can be removed without a tree removal permit.
501 516 520 525 530 544
548 549 552 554 555 556
557 558 566
X2 Trees that are protected but dead, and are approved for removal only once
thr building permit has been issued.
504 505 506 508 509 545
546 563
Note: These trees have been also marked with "X" to indicate the
location of the tree to be removed.
ROCKWOOD DESIGN
DRAWN BY:
LORENA PEREZT1.1L U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 0SCALE 1" = 20'-0"
3 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DATE: 04-20-2017
Project Location / Client:
Keith and / or Paul Lui
20849 Verde Vista Lane
Saratoga, CA. 95070
APN:
503-20-086
Lot Size:
40,216.52
Zoning:
R-1-40,000
15-12.050 Minimum Site Area for Subdivision
40,000 square feet
15-12.070 Site Frontage, Width and Depth
100’ front, 150’ width, 150 feet depth
15-12.080 Allowable Site Coverage
14,076- Refer to survey and slope calculations
15-12.085 Allowable Floor Area
4,206- refer to Survey and slope calculations.
Floor area based on 34% slope
15-12.090 Setbacks
Front: 30’-0”
Side: 25’-0” first floor and 30’-0” second floor
Rear: 50’-0” first floor and 60’-0” second floor
15-12.095 Landscaping
Less than 50% of required front yard
15-12.100 Height
26’-0” maximum
15-12.100 Fence Heights
Max 6’-0” with 2’-0” lattice 35% open- or
approval by Planning Commission or by granting
an exception via: 15-29.050, 15-29.030 or
15-29.040 or 15-29.050.
15-80 Misc. Exceptions
-!Sills, chimneys and eaves can encroach
3’-0”
-!Swimming Pools: Pool equipment within
side setback allowable waterline no closer
than 6’-0” to property line.
-!If pool outside of rear setback, it shall
comply with side setbacks.
-!HVAC- Outside of setbacks.
Location:
Assessor Map:
SETBACK VERIFICATION NOTE
PRIOR TO FOUNDATION
INSPECTION BY THE CITY, THE LLS
OF RECORD SHALL PROVIDE A
WRITTEN CERTIFICATION THAT
ALL BUILDING SETBACK ARE PER
THE APPROVED PLANS
STORM WATER RETENTION NOTE
DISPOSITION AND TREATMENT OF
STORM WATER WILL COMPLY WITH THE
NATIONAL POLLUTION DISCHARGE
ELIMINATION SYSTEM "NPDES"
STANDARDS AND IMPLEMENTATION
STANDARDS ESTABLISHED BY THE SANTA
CLARA VALLEY URBAN RUNOFF
POLLUTION PREVENTION PROGRAM
SCOPE OF WORK;
DEMOLITION OF EXISTING SINGLE FAMILY
TWO-STORY RESIDENCE. 42 YEAR OLD
NEW TWO-STORY RESIDENCE WITH A MAIN
FLOOR OF 2,500 SQUARE FEET, LOWER LEVEL
OF 1,220 SQUARE FEET AND GARAGE OF 478
SQUARE FEET.
PROJECT INCLUDES REMOVAL OF TREES PER
OUR ARBORIST REPORT INCLUDED IN THIS
BUILDING SET.
PROJECT INCLUDES REQUEST FOR A FENCE
EXCEPTION IN ACCORDANCE WITH
15-29.090 OF THE MUNICIPAL CODE.
APPLICABLE CODES:
2016 CALIFORNIA RESIDENTIAL CODE,
2016 CALIFORNIA BUILDING CODE,
2016 CALIFORNIA ELECTRICAL CODE,
2016 CALIFORNIA MECHANICAL CODE,
2016 CALIFORNIA PLUMBING CODE,
2016 CALIFORNIA CALIFORNIA GREEN
BUILDING CODE,
2016 CALIFORNIA ENERGY CODE
PROPOSED SITE PLAN12FLOOR AREA DIAGRAM
FLOOR AREA :
SEE 2/T.1 DIAGRAM
MAIN FLOOR 2,500 SQ.FT.
LOWER FLOOR 1,220 SQ.FT.
GARAGE 478 SQ.FT.
TOTAL 4,198 SQ.FT.
SCALE 1" = 20'-0"
IMPERVIOUS COVERAGE :
IMPERVIOUS SURFACES
FOOTPRINT OF HOME/GARAGE
(+ROOF OVERHANG) 3,493 SQ.FT.
DRIVEWAY 1,553 SQ.FT.
WALKWAYS/DECK/PATIO 2,939 SQ.FT.
POOL 634 SQ.FT.
PERVIOUS SURFACES 0 SQ.FT.
TOTAL 8,619 SQ.FT.
HEIGHT INFORMATION TABLE :
LOWEST ELEVATION POINT AT
BUILDING EDGE FROM NATURAL GRADE 503.0'
HIGHEST ELEVATION POINT AT
BUILDING EDGE FROM NATURAL GRADE 521.0'
AVERAGE ELEVATION POINT
(BASED ON HIGHEST AND
LOWEST POINTS ABOVE) 512.0'
TOP MOST ELEVATION POINT-
MEASURED FROM AVERAGE POINT (ABOVE)
TO THE TOP MOST POINT OF THE ROOF. 531.17'
SETBACK TABLE :
SETBACK REQUIRED PROPOSED
FRONT 30'-0" 33'-11 3/4"
STREET SIDE F.F. 25'-0" 31'-6"
STREET SIDE S.F. 30'-0" 30'-0"
INTERIOR SIDE F.F. 20'-0" 71'-6 3/4"
INTERIOR SIDE S.F. 25'-0" 71'-6 3/4"
WILDLAND URBAN INTERFACE
BLDG. CONSTRUCTION CODE
APPLY TO THIS PROJECT
SEE SHEET A1.0 FOR CODE NOTES
FIRE SPRINKLER SYSTEM IS REQUIRED
TO THIS PROJECT
DESIGN FIRM:
ROCKWOOD DESIGN ASSOCIATES, INC.
3 HIGH SCHOOL COURT
LOS GATOS CA. 95030
PROJECT MANAGER:
ADAM ROCKWOOD AIA ASSOC.
PROJECT DESIGNER:
LORENA PEREZ AIA ASSOC.
408-354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
CIVIL FIRM:
LEA & BRAZE ENGINEERING,INC.
2495 INDUSTRIAL PKWY WEST
HAYWARD, CA. 94545
510-887-4086
GEOTECHNICAL FIRM:
ROMING ENGINEERS
1390 EL CAMINO READ, 2 ND FLOOR
SAN CARLOS, CA. 94070
650-591-5224
INDEX:
T1.1 TITLE PAGE & SITE PAN
T1.2 PROJECT APPROVALS & CLEARNCES
SU1 TOPOGRAPHIC SURVAY
SU2 TOPOGRAPHIC SURVAY
SL-1 AVERAGE LOT SLOPE EXHIBIT
L1.1 LANDSCAPE
L1.2 LANDSCAPE
L1.3 LANDSCAPE
C-1.0 GRADING & DRAINAGE TITLE SHEET
C-1.1 OVERALL SITE PLAN
C-2.0 GRADING & DRAINAGE PLAN
C-3.0 UTILITY PLAN
C-4.0 DETAILS
C-4.1 DETAILS
C-5.0 GRADING SPECIFICATIONS
ER-1 EROSION CONTROL PLAN
ER-2 EROSION CONTROL DETAILS
A0.1 WUI CODE NOTES
A1.1 MAIN FLOOR PLAN
A1.2 LOWER FLOOR PLAN
A1.3 ROOF PLAN,FENCE & GUARDRAIL DETAILS
A2.1 ELEVATIONS
A2.2 ELEVATIONS
A3.1 SECTIONS
A3.2 SECTIONS & ADJANCENCY DIAGRAM
1 06-21-2017
1
1
1
1
1
1
1
1
1
1
1
1
2 06-27-2017
PER CITY OF SARATOGA
MUNICIPAL CODE, MAX.
HEIGHT OF RETAINING
WALLS WITHIN THE
FRONT AND SIDE YARD
FIRST FLOOR SETBACKS IS
3'-0" AND 5'-0" MAX.
ELSEWHERE.
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
79
Public Works Conditions 1
Memo
From: Poh Yee, P.E.,CBO,QSD/P
Senior Building Inspector/Plan Checker
To: Project Planner- Sung
Application No(s): PDR17-0011
Applicant: Adam Rockwood
Owner(s): Keith Lui
Location: 20849 Verde Vista Lane, Saratoga
Date: May 23, 2017, 2017
Public Works Comments for Applicant / Owner:
A. Applicant / Owner shall obtain an encroachment permit for any and all improvements in
any City right-of-way or City easement including all new utilities prior to commencement
of the work to implement this Design Review.
B. Applicant / Owner shall remove and replace existing dip and settled asphalt fronting Verde
Vista Lane with new asphalt conforming to existing adjoining grade. See Saratoga Standard
details for removal and new installation.
C. Applicant / Owner shall remove all the existing curb and gutter and driveway fronting
Verde Vista Lane with the New Driveway/ Approach including the walks. The new vertical
curb and gutters shall meet and conform to City Standard. The new flow line shall conform
to existing flow lines and grade. See City Standard details for removal and new installation.
D. Curb and gutter shall be placed over a minimum of six inches (6”) of base. It shall be
compacted to 95% relative compaction before placing concrete.
E. Existing driveway shall be maintained for ingress and egress and fire turn out. Damages to
driveway approach during the construction shall be repaired prior to final inspection.
F. All existing utilities to existing home (Gas, Electric, Water, Sewer) shall be capped off prior
to demolition of existing structures. Shown on plan all new utilities services to the new
residence. All utilities to the new residence shall be installed underground.
G. Prior to the commencement of any earthwork/grading activities, the applicant / owner
shall arrange a pre-construction meeting. The meeting shall include the City of Saratoga
Grading Inspector, the grading contractor and the project soils engineer. The applicant /
Public Works Conditions 2
owner shall arrange the pre- construction meeting at least 48 hours prior to the start of
any earthwork/grading activities
H. Applicant / Owner shall maintain the streets, sidewalks and other public right of way in a
clean, safe and usable condition. All spills of soil, rock or construction debris shall be
removed from the public property. All adjacent property, both public and private, shall be
maintained in a clean, safe and usable condition
I. The Project Civil Engineer Lea & Braze Engineering Inc., shall inspect all storm drainage
as it is installed for this project. Any works done that were not inspected by the Civil
Engineer will be uncovered until an inspection is passed for backfilling and compaction.
This Project shall comply with the grading recommendations in the geotechnical report.
J. All grading and earthwork activities shall conform to the approved plans and
specifications. All grading and earthwork activities shall be observed and approved by
the soils engineer. The soils engineer shall be notified at least 48 hours prior to any
grading or earthwork activities. Unobserved or unapproved work shall be removed and
replaced under observation of the project soil engineer.
K. Applicant / Owner shall submit a site plan and associated calculations (Hydrology
calculations) for storm water treatment measures in compliance with NPDES Permit No.
CAS612008, November 19, 2015 Provision C.3.i. Required Site Design Measures for
Small Projects and Detached Single-Family Home Projects. Applicant / Owner shall require
all development projects, which create and /or replace greater or equal 2,500 square feet
to 10,000 square feet of impervious surface, and detached single-family home projects,
which create and or replace 2,500 square feet or more of impervious surface, to install
one or more of the following site design measures:
1. Direct roof runoff into cisterns or rain barrels for reuse
2. Direct runoff onto vegetated areas
3. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.
4. Direct runoff from driveways and/or uncovered parking lots onto vegetated areas.
5. Construct sidewalks, walkways, and/or patios with permeable surfaces.
Show the proximate size of New Retention Basin on C3.0
Public Works Conditions 3
L. Construction Site Control
• Provide straw wattle and silt fence on the perimeter of the property
• Owner shall implement construction site inspection and control to prevent
construction site discharges of pollutants into the storm drains per approved
Erosion Control Plan.
• The City requires the construction sites to maintain year-round effective erosion
control, run-on and run-off control, sediment control, good site management, and
non-storm water management through all phases of construction (including, but
not limited to, site grading, building, and finishing of lots) until the site is fully
stabilized by landscaping or the installation of permanent erosion control
measures.
• City will conduct inspections to determine compliance and determine the
effectiveness of the BMPs in preventing the discharge of construction pollutants
into the storm drain. Owner shall be required to timely correct all actual and
potential discharges observed.
M. Prior to the Building Department final, all drainage, grading, and landscaping of the site
shall be completed.
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ROCKWOOD DESIGN
DRAWN BY:
LORENA PEREZT1.2L U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 03 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DATE: 06-21-2017
PUBLIC WORKS CONDITIONS GEOTECHNICAL CLEARANCE
80
REFER TO CIVIL ENGINEERING
SET FOR TOP OF CREEK
LOCATION AND SETBACKS
81
REFER TO CIVIL ENGINEERING
SET FOR TOP OF CREEK
LOCATION AND SETBACKS
82
83
N12'-0"12'-0"TW. 509.0'
BW. 508.0'
1'0" WALL
TW. 509.0'
BW. 506.0'
3'0" WALL
TW. 507.0'
BW. 504.28'
2'8 5/8" WALL
TW. 506.0'
BW. 504.05'
1'11 3/8" WALL
TW. 506.0'
BW. 503.00'
3'0" WALL
TW. 507.0'
BW. 505.5'
1'-6" WALL
TW. 507.0'
BW. 505.5'
1'6" WALL
TW. 506.5'
BW. 501.5'
4'-9 5/8" WALLTW. 506.0'
BW. 501.2'
4'-9 5/8" WALL
TW. 504.0'
BW. 501.2'
2'9 5/8" WALL
TW. 504.0'
BW. 501.2'
2'9 5/8" WALL
TW. 506.0'
BW. 504.00'
2'-0" WALL
TW. 506.0'
BW. 505.5'
6" WALLTW. 506.0'
BW. 505.5'
6" WALL
TW. 506.0'
BW. 501.0'
5" WALL
TW. 511.00'
BW. 508.5'
2'6" WALL
TW. 512.50'
BW. 511.50'
0" WALL
TW. 509.0'
BW. 506.5'
2'6" WALL TW. 509.0'
BW. 506.5'
2'6" WALL
TW. 511.5'
BW. 506.5'
5'0" WALL
TW. 508.0'
BW. 506.5'
1'6" WALL TW. 508.0'
BW. 506.5'
1'6" WALL
TW. 511.0'
BW. 508.0'
3'0" WALL
TW. 514.0'
BW. 511.0'
3'0" WALL
TW. 514.00'
BW. 512.00'
2' WALL
TW. 516.5'
BW. 511.5'
5'0" WALL
TW. 516.0'
BW. 514.0'
2'0" WALL
TW. 515.00'
BW. 512.00'
3' WALL
LANDING
514.0'
NEW 5'-0" FENCE
HORIZONTAL REDWOOD
BOARDS TO BE STAINED
FALLOW SLOPE
SEE 3/A1.3
NEW 5'-0" FENCE
HORIZONTAL REDWOOD
BOARDS TO BE STAINED
SEE 2/A1.3
DRIVEWAY INTERSECTION
CLEARANCE
PER 15-29.010(F)
DRIVEWAY INTERSECTION
CLEARANCE
PER 15-29.010(F)
TW. MAX 3'-0"
TW. MAX 3'-0"LANDING
509.0'TOP FENCE
516.5'
F.G. 512.5'
5' TALL
SEE 2/A1.3
TOP FENCE
513.5'
LOWEST F.G.
508.5'
MAX 5' TALL
SEE 2/A1.3
TOP FENCE
511.5'
F.G. 506.5'
MAX 5'-0"
SEE 2/A1.3
5' 0"
POOL GATE
5' 0"
POOL GATE
TOP FENCE
508.0'
LOWEST F.G. 503.0'
MAX 5'-0"
SEE 2/A1.3
TOP FENCE
511.5'
F.G. 506.5'
MAX 5'-0"
SEE 2/A1.3
TOP FENCE
516.5'
F.F. 517.0'
5' TALL
SEE 2/A1.3
TW. 520.0'
BW. 517.80'
TW. 523.55'
BW. 520.55'
TW. 523.55'
BW. 520.55'DN478
480
4
8
0
482
482
4
8
2
484
484
4
8
4
486
486
4
8
6
4
8
8
4884
8
8
4
9
0
490490
4
9
0492
492
492
4
9
2
4
9
4
494
494 49
4
496
496 49
6
498 498498 498
5
0
0
5
0
0
5
0
0
500500
50
2
502502
504504
504504
5
0
4
5065065085085105
1
0
510 5105125145
1
6 51651851852052
0 520522524526528530
53
0 530532534536MAIN FLOOR
518.0'N48°14
'00
"E37.88
'N89°31'00"W33.42'N45°51
'40
"E144.16
'
N
3
4
°
0
6
'
4
0
"
E
1
4
6
.
4
6
'N48°39
'10
"E126.53
'
N03°
2
6
'
5
0
"
E
160.5
7
'14"P
INE10"P
INE M-FRU
IT
M-FRU
IT
M-FRU
ITM-FRU
ITM-FRU
IT
M-FRU
ITM-FRU
ITM-FRU
IT M-FRU
ITM-CYPRESSM-CYPRESS10"P
INE10"P
INE16"P
INE 10"P
INE8"P
INE
13"P
INE8"P
INE10"P
INE9"P
INE11"16
"P
INE
11"P
INE11"P
INE11"P
INE10"OAK6"9
"P
INE14"P
INE7"P
INE7"P
INE6"P
INE
(DEAD
)8"P
INE 17"P
INE10"P
INE6"P
INE9"P
INE 25"CYPRESS6"OAK13"OAK14"OAK7"OAK21"26
"OAK15"18
"OAK15"EUCALYPTUS8"OAK17"PALM18"PALM18"PALM16"PALM12"12
"OAK11"OAK20"PALM14"OAK9"PALM24"P
INE 12"P
INE
8"P
INE 12"18
"P
INE
22"P
INE
19"P
INE 8"P
INE
13"P
INE 12"P
INE9"P
INE
13"P
INE 7"P
INE
(DEAD
)14"P
INE
21"P
INE13"P
INE18"P
INE14"P
INE
15"19
"P
INE
10"P
INE
24"P
INE14"17
"P
INE 13"P
INE
23"P
INE 10"ELM7"OAK10"OAK14"OAK6"OAK6"OAK17"OAK15"OAK12"OAK9"OAK12"OAK6"9
"W
ILLOW8"21
"P
INE
6"OAK13"OAK10"OAK10"OAKM-BUCKEYE10"OAK22"P
INE
13"P
INE
12"P
INE
9"11
"PINE 14"PINE VERDE V
ISTA
LANE
(40
'
)
TWO CAR
GARAGE
518.0'
LOWER FLOOR
506.5'
GARBAGE
AREA
MAIN FLOOR PATIO
518.0'
LOWER FLOOR DECK
506.5'
LANDING
512.0'
LAWN
AREA
506.5'
POOL PATIO 501.2
(E) POOL
COPING
501.2
(N)POOL
DECK
501.2
566
504
505
506
508509
515
501502503507510511512513514532533535534MAIN FLOOR
LOWER FLOOR
GARAGE
CONCRETE
DECK
(E) POOL & SPA
LAWN AREA
(E) 5'-0" FENCE TO
REMAIN
(N) 5'-0" FENCE
DN
DN
PLANTING
AREA
PLANTING
AREA
(PL) PLANTER &
PLANTING AREA
TREES TO BE REMOVED
TOTAL LANDSCAPE AREA 2, 604 SQ.FT.
TURF AREA 645 SQ.FT.
NON-TURF AREA 1,325 SQ.FT.
POOL 634 SQ.FT.
30'-
0
"
F
R
O
N
T
S
E
T
B
A
C
K
2
5
'
-
0
"
S
ID
E
S
ETBACK
F
IR
ST
F
LOOR
FRONT SETBACKAREA 3,950 SQ.FT.
PROPOSED HARDSCAPE 105 SQ.FT.
FRONT AND SIDE YARD
LANDSCAPE IS REQUIRED FOR
FINAL APPROVAL
(E) FE
N
C
E
T
O
REMA
I
N
(E) FENCE
TOREMAIN
SLO
P
E
E
A
S
E
M
E
N
T
(235
M
A
P
S
2
8
)10.00'PUBLIC UTILITY& SLOPE EASEMENT3
0
'
-
0
"
S
ID
E
S
ETBACK
S
ECOND
F
LOOR
(E) SPA
COPING
501.2
(E) FENCE TO BE DEMO
LANDING
505.5'
LANDING
503.5'
PA. SOIL
505.75'
PA. SOIL 505.25'
PA. SOIL 503.75'
PA SOIL
506.75';
PA. SOIL
506.75'
PA. SOIL
508.75'PA. SOIL 507.75'PA. SOIL 505.75'
PA. SOIL
508.75'
PA. SOIL
508.75'
PA. SOIL
507.75'
PA. SOIL
510.75'
PA. SOIL
511.25'PA. SOIL
513.75'
PA. SOIL
515.75'
PA. SOIL
513.75'
PA. SOIL
514.75'
PA. SOIL
511.75'
(E
)
F
E
N
C
E
T
O
R
E
M
A
I
N
(N) 5'-0" FENCE
AC
UNIT
POOL EQ.
UNDER
DECK
TPZ FENCE LOCATION 536538539537548549543544545546547550551553552565564554555556557540541542558559560561562563X1
X1
X1
X1
X1
X1
X1
X1
X1
X1
X1
X1
X1
X1
X1
X2
X2
X2
X2
X2
X2
X2
X2
CREEK BANK
20'-0"
R
E
A
R
S
E
T
B
A
C
K
FIRST
F
L
O
O
R
25'-0"
S
I
D
E
S
E
T
B
A
C
K
SECO
N
D
F
L
O
O
R
25'
-0
"
S
IDE
SETBACK
SECOND
F
LOOR 20'
-0
"
S
IDE
SETBACK
F
IR
ST
F
LOOR
PA. SOIL 520.55'
20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
Discussion
Tree Inventory
The tree inventory lists trees that are considered protected by the City of Saratoga municipal
code 15-50.050 (Appendix A and B). The Saratoga municipal code protects “native trees” with
trunk diameters greater than six inches and all other trees ten inches in diameter and greater. The
tree diameters were measured at four and one half feet above grade (diameter at breast height
DBH) on the high sides of the trees. The diameters of multi-stem trees were calculated
according to the City of Saratoga’s definition, which is the sum of the full diameter of the largest
stem and half the diameters of the remaining stems or measured at their smallest point below the
bifurcation.
The inventory consists of 66 trees comprised of 7 difference species with Monterey and stone
pines being the most abundant.
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018
831.331.8982 - rick@monarcharborist.com of 4 34
Quantiy
20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
Condition Rating
A tree’s condition percentage is a determination of its overall health and structure based on five
aspects: Roots, trunk, scaffold branches, twigs, and foliage. Points are totaled for each tree and
converted to a percentage.
The following scale defines the condition ratings from the condition percentages:
•100% = Exceptional = Good health and structure with significant size, location or quality.
•75% = Good = No apparent problems, good structure and health.
•50% = Fair = Minor problems, at least one structural defect or health concern, problems can be
mitigated through cultural practices such as pruning or a plant health care program.
•25% = Poor = Major problems with multiple structural defects or declining health, not a good
candidate for retention.
•0% = Dead/Unstable = Extreme problems, irreversible decline, failing structure, or dead.
There are fifteen dead trees on the site. Twenty-four additional trees are considered to be in poor
condition while another twenty-six in fair shape. Only the Chinese elm #501 is truly in good
condition. Because most of the trees are unmaintained pines there are many failed and dead
specimens on the site. There is one large dead coast live oak #563 that has bees in the trunk.
The chart below lists the quantity of trees and their condition ratings for each category (Chart 2).
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018
831.331.8982 - rick@monarcharborist.com of 5 34
Quantity
20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
Suitability for Preservation
A tree’s suitability for preservation is determined based on its health, structure, age, species
characteristics, and longevity using a scale of good, fair, or poor. The following list defines the
rating scale (Tree Care Industry Association, 2012):
•Good = Trees with good health, structural stability and longevity.
•Fair = Trees with fair health and/or structural defects that may be mitigated through treatment.
These trees require more intense management and monitoring, and may have shorter life spans
than those in the good category.
•Poor = Trees in poor health with significant structural defects that cannot be mitigated and will
continue to decline regardless of treatment. The species or individual may possess
characteristics that are incompatible or undesirable in landscape settings or unsuited for the
intended use of the site.
Because the majority of trees are failing or dead stone and Monterey pines 34 are poorly suited
for retention while and additional 15 are dead, accounting for 49 of the 66 trees assessed.
Sixteen trees have fair stability for preservation while one is good which is the Chinese elm
#501. Unfortunately the entire site is comprised of relatively undesirable species and specimens.
The chart below lists the quantity of trees and their suitability rating for each category (Chart 3).
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018
831.331.8982 - rick@monarcharborist.com of 6 34
Quantity
20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
Influence Level
Influence level defines how a tree may be influenced by construction activity and proximity to
the tree, and is described as low, moderate, or high. The following scale defines the impact
rating:
•Low = The construction activity will have little influence on the tree.
•Moderate = The construction may cause future health or structural problems, and steps must be
taken to protect the tree to reduce future problems.
•High = Tree structure and health will be compromised and removal is recommended, or other
actions must be taken for the tree to remain. The tree is located in the building envelope.
The only tree highly affected by the project is the holly oak #566 at the street which is in the
footprint of the new driveway. There are four trees near the storm drain on the east side which
are #501, #502, #503, and #504 which would be moderately affected but can be protected and
retained. The remaining trees are all around the perimeter of the site and if grading and
demolition is contained to the existing footprint as indicated they will not be impacted.
The chart below lists the quantity of trees and their influence rating for each category (Chart 4).
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018
831.331.8982 - rick@monarcharborist.com of 7 34
Quantiy
20849 Verde Vista Tree Analysis Table. Note that the corresponding symbols
have been included on the site plan and landscape drawings for reference.
SYMBOL
X1 Trees that are not protected and can be removed without a tree removal permit.
501 516 520 525 530 544
548 549 552 554 555 556
557 558 566
X2 Trees that are protected but dead, and are approved for removal only once
thr building permit has been issued.
504 505 506 508 509 545
546 563
Note: These trees have been also marked with "X" to indicate the
location of the tree to be removed.
ROCKWOOD DESIGN
DRAWN BY:
LORENA PEREZL1.1L U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 0SCALE 1/16" = 1'-0"
3 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DATE: 04-20-2017
PROPOSED LANDSCAPE1
1 06-21-2017
2 06-27-2017
PER CITY OF SARATOGA
MUNICIPAL CODE, MAX.
HEIGHT OF RETAINING
WALLS WITHIN THE
FRONT AND SIDE YARD
FIRST FLOOR SETBACKS IS
3'-0" AND 5'-0" MAX.
ELSEWHERE.
84
20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
Recommendations
1.Place all tree numbers and tree protection on all the plans for the project (Appendix A).
Confirm all drip line distances are correct.
2.Place tree protection fence at the limits of grading and demolition on the west side of the
site.
3.Monitor construction of the storm drain around trees #501 to #504.
4.Refer to Appendix D for general tree protection guidelines including recommendations for
arborist assistance while working under trees, trenching, or excavation within a trees drip
line.
5.Provide a security deposit in the amount of $11,540.00 to equal twenty-five percent of the
total appraised value of the protected trees. File with the Community Development Director
the security deposit prior to obtaining Building Division permits. The deposit is to remain in
place for the duration of construction until the City Arborist signs off on the final inspection.
6.Copy Appendix A, B, and D of the arborist report to the final set of plans, which will serve
as the Tree Preservation Plan (code 15-50.140).
7.Provide a copy of this report to all contractors and project managers, including the architect,
civil engineer, and landscape designer or architect. It is the responsibility of the owner to
ensure all parties are familiar with this document.
8.Obtain permits to remove the dead trees and establish a landscape plan to address the
remaining dead or undesirable specimens.
9.Replace tree #566 to be removed with the size and replacement values equal to $940.00 as
listed below.
15 Gallon = $150.00 24 inch box = $500.00 36 inch box = $1,500.00
48 inch box = $5,000.00 60 inch box = $7,000.00 72 inch box = $15,000.00
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018
831.331.8982 - rick@monarcharborist.com of 10 34
20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
Appendix A: Tree Inventory and Protection Map
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501
502
503
504
505
506
507
508509
510
511512 513
514
533
515
532
534
535
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20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
Appendix B: Tree Inventory and Assessment Table
B1: Inventory and Assessment
Table 1: Tree Inventory and Assessment
Tree Species Number Trunk
Diameter
(in.)
~ Height
(ft.)
~ Crown
Diameter
(ft.)
Condition Suitability Impact
Level
Chinese elm
(Ulmus parvifolia)
501 8 25 20 Poor Poor Moderate
coast live oak
(Quercus agrifolia)
502 8 25 50 Good Good Moderate
coast live oak
(Quercus agrifolia)
503 8 25 25 Fair Fair Moderate
Monterey pine
(Pinus radiata)
504 24 45 30 Dead Dead Moderate
Monterey pine
(Pinus radiata)
505 24 45 30 Dead Dead Low
Monterey pine
(Pinus radiata)
506 12 45 20 Dead Dead Low
Monterey pine
(Pinus radiata)
507 12, 18 45 40 Poor Poor Low
stone pine (Pinus
pinea)
508 25 45 45 Dead Dead Low
stone pine (Pinus
pinea)
509 12 20 20 Dead Dead Low
stone pine (Pinus
pinea)
510 20 45 25 Poor Poor Low
stone pine (Pinus
pinea)
511 12 45 20 Poor Poor Low
stone pine (Pinus
pinea)
512 18 45 20 Poor Poor Low
stone pine (Pinus
pinea)
513 20, 15 45 20 Poor Poor Low
stone pine (Pinus
pinea)
514 14 45 20 Poor Poor Low
stone pine (Pinus
pinea)
515 15 45 20 Poor Poor Low
stone pine (Pinus
pinea)
516 7 10 5 Dead Dead Low
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20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
stone pine (Pinus
pinea)
517 15 45 25 Poor Poor Low
stone pine (Pinus
pinea)
518 12, 10 45 20 Poor Poor Low
stone pine (Pinus
pinea)
519 14 45 40 Poor Poor Low
stone pine (Pinus
pinea)
520 8 25 20 Dead Dead Low
stone pine (Pinus
pinea)
521 13 45 20 Poor Poor Low
stone pine (Pinus
pinea)
522 13 45 20 Poor Poor Low
stone pine (Pinus
pinea)
523 12 45 20 Poor Poor Low
stone pine (Pinus
pinea)
524 12 35 30 Poor Poor Low
stone pine (Pinus
pinea)
525 8 45 40 Poor Poor Low
stone pine (Pinus
pinea)
526 20 45 40 Poor Poor Low
stone pine (Pinus
pinea)
527 20 45 40 Poor Poor Low
stone pine (Pinus
pinea)
528 24 45 40 Poor Poor Low
stone pine (Pinus
pinea)
529 20, 15 45 35 Poor Poor Low
stone pine (Pinus
pinea)
530 8 25 35 Poor Poor Low
stone pine (Pinus
pinea)
531 12 25 35 Poor Poor Low
stone pine (Pinus
pinea)
532 24 10 25 Poor Poor Low
stone pine (Pinus
pinea)
533 11 35 20 Fair Fair Low
Monterey pine
(Pinus radiata)
534 10 35 20 Fair Poor Low
Tree Species Number Trunk
Diameter
(in.)
~ Height
(ft.)
~ Crown
Diameter
(ft.)
Condition Suitability Impact
Level
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20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
Monterey pine
(Pinus radiata)
535 14 35 20 Fair Poor Low
Monterey pine
(Pinus radiata)
536 10 35 20 Fair Poor Low
Monterey pine
(Pinus radiata)
537 10 35 20 Fair Poor Low
Monterey pine
(Pinus radiata)
538 10 35 20 Fair Poor Low
Monterey pine
(Pinus radiata)
539 16 35 20 Fair Poor Low
Monterey pine
(Pinus radiata)
540 17 35 20 Fair Poor Low
Monterey pine
(Pinus radiata)
541 10 35 20 Fair Poor Low
Monterey cypress
(Hesperocyparis
macrocarpa)
542 25 35 20 Fair Poor Low
Monterey pine
(Pinus radiata)
543 13 35 20 Fair Poor Low
Monterey pine
(Pinus radiata)
544 8 20 20 Dead Dead Low
Monterey pine
(Pinus radiata)
545 10 20 20 Dead Dead Low
Monterey pine
(Pinus radiata)
546 10 20 20 Dead Dead Low
Monterey pine
(Pinus radiata)
547 11, 16 20 20 Fair Fair Low
Monterey pine
(Pinus radiata)
548 8 20 20 Fair Fair Low
Monterey pine
(Pinus radiata)
549 8 20 20 Fair Fair Low
Canary island pine
(Pinus
canariensis)
550 11 20 20 Fair Fair Low
Canary island pine
(Pinus
canariensis)
551 11 20 20 Fair Fair Low
Tree Species Number Trunk
Diameter
(in.)
~ Height
(ft.)
~ Crown
Diameter
(ft.)
Condition Suitability Impact
Level
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20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
Monterey pine
(Pinus radiata)
552 9 20 20 Fair Fair Low
Monterey pine
(Pinus radiata)
553 14 20 20 Fair Fair Low
Monterey pine
(Pinus radiata)
554 7 20 20 Dead Dead Low
Monterey pine
(Pinus radiata)
555 7 20 20 Dead Dead Low
Monterey pine
(Pinus radiata)
556 6 20 20 Dead Dead Low
Monterey pine
(Pinus radiata)
557 6 20 20 Dead Dead Low
Monterey pine
(Pinus radiata)
558 9 20 20 Fair Fair Low
coast live oak
(Quercus agrifolia)
559 6 20 20 Fair Fair Low
coast live oak
(Quercus agrifolia)
560 14 20 20 Fair Fair Low
coast live oak
(Quercus agrifolia)
561 14 20 20 Fair Fair Low
coast live oak
(Quercus agrifolia)
562 7 20 20 Fair Fair Low
coast live oak
(Quercus agrifolia)
563 36 55 55 Dead Dead Low
coast live oak
(Quercus agrifolia)
564 17, 20 50 45 Poor Poor Low
coast live oak
(Quercus agrifolia)
565 14 35 35 Fair Fair Low
holly oak (Quercus
ilex)
566 8 25 20 Fair Fair High
Tree Species Number Trunk
Diameter
(in.)
~ Height
(ft.)
~ Crown
Diameter
(ft.)
Condition Suitability Impact
Level
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20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
B2: Appraisal Summary Data
Table 2: Appraisal Data Summary
Tree Species Number Trunk
Diameter
(in.)
Species
Rating
Condition Location Basic
Tree Cost
Rounded
Depreciated
Value
Chinese elm
(Ulmus parvifolia)
501 8 70.00%25.0%63.33%$4,219.55 $470.00
coast live oak
(Quercus agrifolia)
502 8 90.00%75.0%63.33%$2,629.13 $1120.00
coast live oak
(Quercus agrifolia)
503 8 90.00%50.0%63.33%$2,629.13 $750.00
Monterey pine
(Pinus radiata)
504 24 10.00%0.0%63.33%$16,787.90 $0.00
Monterey pine
(Pinus radiata)
505 24 10.00%0.0%63.33%$16,787.90 $0.00
Monterey pine
(Pinus radiata)
506 12 10.00%0.0%63.33%$4,456.07 $0.00
Monterey pine
(Pinus radiata)
507 12, 18 10.00%25.0%63.33%$4,456.07 $220.00
stone pine (Pinus
pinea)
508 25 70.00%0.0%63.33%$18,186.65 $0.00
stone pine (Pinus
pinea)
509 12 70.00%0.0%63.33%$4,456.07 $0.00
stone pine (Pinus
pinea)
510 20 70.00%25.0%63.33%$11,763.82 $1300.00
stone pine (Pinus
pinea)
511 12 70.00%25.0%63.33%$4,456.07 $490.00
stone pine (Pinus
pinea)
512 18 70.00%25.0%63.33%$9,594.33 $1060.00
stone pine (Pinus
pinea)
513 20, 15 70.00%25.0%63.33%$11,763.82 $2050.00
stone pine (Pinus
pinea)
514 14 70.00%25.0%63.33%$5,940.46 $660.00
stone pine (Pinus
pinea)
515 15 70.00%25.0%63.33%$6,768.29 $750.00
stone pine (Pinus
pinea)
516 7 70.00%0.0%63.33%$1,744.21 $0.00
stone pine (Pinus
pinea)
517 15 70.00%25.0%63.33%$6,768.29 $750.00
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20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
stone pine (Pinus
pinea)
518 12, 10 70.00%25.0%63.33%$4,456.07 $840.00
stone pine (Pinus
pinea)
519 14 70.00%25.0%63.33%$5,940.46 $660.00
stone pine (Pinus
pinea)
520 8 70.00%0.0%63.33%$2,172.40 $0.00
stone pine (Pinus
pinea)
521 13 70.00%25.0%63.33%$5,169.72 $570.00
stone pine (Pinus
pinea)
522 13 70.00%25.0%63.33%$5,169.72 $570.00
stone pine (Pinus
pinea)
523 12 70.00%25.0%63.33%$4,456.07 $490.00
stone pine (Pinus
pinea)
524 12 70.00%25.0%63.33%$4,456.07 $490.00
stone pine (Pinus
pinea)
525 8 70.00%25.0%63.33%$2,172.40 $240.00
stone pine (Pinus
pinea)
526 20 70.00%25.0%63.33%$11,763.82 $1300.00
stone pine (Pinus
pinea)
527 20 70.00%25.0%63.33%$11,763.82 $1300.00
stone pine (Pinus
pinea)
528 24 70.00%25.0%63.33%$16,787.90 $1860.00
stone pine (Pinus
pinea)
529 20, 15 70.00%25.0%63.33%$11,763.82 $2050.00
stone pine (Pinus
pinea)
530 8 70.00%25.0%63.33%$2,172.40 $240.00
stone pine (Pinus
pinea)
531 12 70.00%25.0%63.33%$4,456.07 $490.00
stone pine (Pinus
pinea)
532 24 70.00%25.0%63.33%$16,787.90 $1860.00
stone pine (Pinus
pinea)
533 11 70.00%50.0%63.33%$3,799.51 $840.00
Monterey pine
(Pinus radiata)
534 10 10.00%50.0%63.33%$3,200.05 $100.00
Monterey pine
(Pinus radiata)
535 14 10.00%50.0%63.33%$5,940.46 $190.00
Tree Species Number Trunk
Diameter
(in.)
Species
Rating
Condition Location Basic
Tree Cost
Rounded
Depreciated
Value
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20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
Monterey pine
(Pinus radiata)
536 10 10.00%50.0%63.33%$3,200.05 $100.00
Monterey pine
(Pinus radiata)
537 10 10.00%50.0%63.33%$3,200.05 $100.00
Monterey pine
(Pinus radiata)
538 10 10.00%50.0%63.33%$3,200.05 $100.00
Monterey pine
(Pinus radiata)
539 16 10.00%50.0%63.33%$7,653.21 $240.00
Monterey pine
(Pinus radiata)
540 17 10.00%50.0%63.33%$8,595.23 $270.00
Monterey pine
(Pinus radiata)
541 10 10.00%50.0%63.33%$3,200.05 $100.00
Monterey cypress
(Hesperocyparis
macrocarpa)
542 25 50.00%50.0%63.33%$38,178.34 $6000.00
Monterey pine
(Pinus radiata)
543 13 10.00%50.0%63.33%$5,169.72 $160.00
Monterey pine
(Pinus radiata)
544 8 10.00%0.0%63.33%$2,172.40 $0.00
Monterey pine
(Pinus radiata)
545 10 10.00%0.0%63.33%$3,200.05 $0.00
Monterey pine
(Pinus radiata)
546 10 10.00%0.0%63.33%$3,200.05 $0.00
Monterey pine
(Pinus radiata)
547 11, 16 10.00%50.0%63.33%$3,799.51 $360.00
Monterey pine
(Pinus radiata)
548 8 10.00%50.0%63.33%$2,172.40 $70.00
Monterey pine
(Pinus radiata)
549 8 10.00%50.0%63.33%$2,172.40 $70.00
Canary island pine
(Pinus
canariensis)
550 11 90.00%50.0%63.33%$4,663.03 $1330.00
Canary island pine
(Pinus
canariensis)
551 11 90.00%50.0%63.33%$4,663.03 $1330.00
Monterey pine
(Pinus radiata)
552 9 10.00%50.0%63.33%$2,657.68 $80.00
Tree Species Number Trunk
Diameter
(in.)
Species
Rating
Condition Location Basic
Tree Cost
Rounded
Depreciated
Value
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20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
West side —X—X = TPZ fence location
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531
530
529
528
527
533
534
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536
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538
539
550
551
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—X—X—X—X—X—X—X—X—X—X—X —X—X—X—X—X—X—ROCKWOOD DESIGN
DRAWN BY:
LORENA PEREZL1.2L U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 03 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DATE: 04-20-2017
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20849 Verde Vista Tree Inventory, Assessment, and Protection April 9, 2017
Monterey pine
(Pinus radiata)
553 14 10.00%50.0%63.33%$5,940.46 $190.00
Monterey pine
(Pinus radiata)
554 7 10.00%0.0%63.33%$1,744.21 $0.00
Monterey pine
(Pinus radiata)
555 7 10.00%0.0%63.33%$1,744.21 $0.00
Monterey pine
(Pinus radiata)
556 6 10.00%0.0%63.33%$1,373.11 $0.00
Monterey pine
(Pinus radiata)
557 6 10.00%0.0%63.33%$1,373.11 $0.00
Monterey pine
(Pinus radiata)
558 9 10.00%50.0%63.33%$2,657.68 $80.00
coast live oak
(Quercus agrifolia)
559 6 90.00%50.0%63.33%$1,630.03 $460.00
coast live oak
(Quercus agrifolia)
560 14 90.00%50.0%63.33%$7,339.21 $2090.00
coast live oak
(Quercus agrifolia)
561 14 90.00%50.0%63.33%$7,339.21 $2090.00
coast live oak
(Quercus agrifolia)
562 7 90.00%50.0%63.33%$2,093.90 $600.00
coast live oak
(Quercus agrifolia)
563 36 90.00%0.0%63.33%$44,602.52 $0.00
coast live oak
(Quercus agrifolia)
564 17, 20 90.00%25.0%63.33%$10,657.67 $3600.00
coast live oak
(Quercus agrifolia)
565 14 90.00%50.0%63.33%$7,339.21 $2090.00
holly oak (Quercus
ilex)
566 8 70.00%50.0%63.33%$4,219.55 $940.00
Tree Species Number Trunk
Diameter
(in.)
Species
Rating
Condition Location Basic
Tree Cost
Rounded
Depreciated
Value
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ROCKWOOD DESIGN
DRAWN BY:
LORENA PEREZL1.3L U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 03 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DATE: 06-21-2017
2 06-27-2017
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ROCKWOOD DESIGN
3 HIGH SCHOOL COURT
LOS GATOS CA. 95030
408-354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZA0.1
DATE: 07-22-2016
WILDLAND URBAN INTERFACE
BLDG. CONSTRUCTION CODE
NOTESSECTION R337
MATERIALS AND CONSTRUCTION
METHODS FOR EXTERIOR WILDFIRE EXPOSURE
SECTION R337.1
SCOPE, PURPOSE AND APPLICATION
R337.1.1 Scope. This chapter applies to building materials,
systems and or assemblies used in the exterior design
and construction of new buildings located within a Wildland-
Urban Interface Fire Area as defined in Section
R337.2A.
R337.1.2 Purpose. The purpose of this chapter is to establish
minimum standards for the protection of life and
property by increasing the ability of a building located in
any Fire Hazard Severity Zone within State Responsibility
Areas or any Wildland-Urban Interface Fire Area to resist
the intrusion of flame or burning embers projected by a
vegetation fire and contributes to a systematic reduction in
conflagration losses.
R337.1.3 Application. New buildings located in any Fire
Hazard Severity Zone or any Wildland-Urban Interface
Fire Area designated by the enforcing agency constructed after
the application date shall comply with the provisions
of this chapter.
Exceptions:
1. Buildings of an accessory character classified as
a Group U occupancy and not exceeding 120
square feet in floor area, when located at least 30
feet from an applicable building.
2. Buildings of an accessory character classified as
Group U occupancy of any size located least 50
feet from an applicable building.
3. Buildings classified as a Group U Agricultural
Building, as defined in Section 202 of this code
(see also Appendix C – Group U Agricultural
Buildings), when located at least 50 feet from an
applicable building.
4. Additions to and remodels of buildings originally
constructed prior to the applicable application
date.
R337.1.3.1 Application date and where required. New
buildings for which an application for a building permit
is submitted on or after July 1, 2008 located in any
Fire Hazard Severity Zone or Wildland Interface Fire
Area shall comply with all sections of this chapter,
including all of the following areas:
1. All unincorporated lands designated by the State
Board of Forestry and Fire Protection as State
Responsibility Area (SRA) including:
1.1. Moderate Fire Hazard Severity Zones
1.2. High Fire Hazard Severity Zones
1.3. Very-High Fire Hazard Severity Zones
2. Land designated as Very-High Fire Hazard
Severity Zone by cities and other local agencies.
3. Land designated as Wildland Interface Fire Area
by cities and other local agencies.
Exceptions:
1. New buildings located in any Fire Hazard
Severity Zone within State Responsibility
Areas, for which an application for a building
permit is submitted on or after January
1, 2008, shall comply with all sections of
this chapter.
2. New buildings located in any Fire Hazard
Severity Zone within State Responsibility
Areas or any Wildland Interface Fire Area
designated by cities and other local agencies
for which an application for a building
permit is submitted on or after December 1,
2005 but prior to July 1, 2008, shall only
comply with the following sections of this
chapter:
2.1. Section R337.5 – Roofing
2.2. Section R337.6 – Vents
R337.1.4 Inspection and certification. Building permit
applications and final completion approvals for buildings
within the scope and application of this chapter shall comply
with the following:
1. Building permit issuance. The local building official
shall, prior to construction, provide the owner or
applicant a certification that the building as proposed
to be built complies with all applicable state
and local building standards, including those for
materials and construction methods for wildfire
exposure as described in this chapter. Issuance of a
building permit by the local building official for the
proposed building shall be considered as complying
with this section.
2. Building permit final. The local building official
shall, upon completion of construction, provide the
owner or applicant with a copy of the final inspection
report that demonstrates the building was constructed
in compliance with all applicable state and
local building standards, including those for materials
and construction methods for wildfire exposure
as described in this chapter. Issuance of a certificate
of occupancy by the local building official for the
proposed building shall be considered as complying
with this section.
R337.1.5 Vegetation management compliance. Prior to
building permit final approval, the property shall be in
compliance with the vegetation management requirements
prescribed in California Fire Code Section 4906, including
California Public Resources Code 4291 or California
Government Code Section 51182. Acceptable methods of
compliance inspection and documentation shall be determined
by the enforcing agency and may include any of the
following:
1. Local, state, or federal fire authority or designee
authorized to enforce vegetation management
requirements.
2. Enforcing agency.
3. Third party inspection and certification authorized
to enforce vegetation management requirements.
4. Property owner certification authorized by the
enforcing agency.
SECTION R337.2 DEFINITIONS
For the purposes of this chapter, certain terms are defined
below:
CDF DIRECTOR means the Director of the California
Department of Forestry and Fire Protection.
EXTERIOR COVERING. The exposed siding or cladding
material applied to the exterior side of an exterior wall,
roof eave soffit, floor projection or exposed underfloor
framing.
FIRE PROTECTION PLAN is a document prepared for a
specific project or development proposed for a Wildland-
Urban Interface Fire Area. It describes ways to minimize and
mitigate potential for loss from wildfire exposure. The fire
protection plan shall be in accordance with this chapter and
the California Fire Code, Chapter 49. When required by the
enforcing agency for the purposes of granting modifications,
a fire protection plan shall be submitted. Only locally
adopted ordinances that have been filed with the California
Building Standards Commission or the Department of Housing
and Community Development in accordance with Section
1.1.8 shall apply.
FIRE HAZARD SEVERITY ZONES are geographical
areas designated pursuant to California Public Resources
Codes Sections 4201 through 4204 and classified as Very-
High, High, or Moderate in State Responsibility Areas or as
Local Agency Very-High Fire Hazard Severity Zones designated
pursuant to California Government Code Sections
51175 through 51189. See California Fire Code Article 86.
The California Code of Regulations, Title 14, Section
1280 entitles the maps of these geographical areas as “Maps
of the Fire Hazard Severity Zones in the State Responsibility
Area of California.”
HEAVY TIMBER. A type of construction classification specified
in Section R602. For use in this chapter, heavy timber
shall be sawn lumber or glue laminated wood with the smallest
minimum nominal dimension of 4 inches (102 mm). Heavy
timber walls or floors shall be sawn or glue-laminated planks
splined, tongue-and-grove, or set close together and well
spiked.
IGNITION-RESISTANT MATERIAL. A type of building
material that resists ignition or sustained flaming combustion
sufficiently so as to reduce losses from wildland-urban interface
conflagrations under worst-case weather and fuel conditions
with wildfire exposure of burning embers and small
flames, as prescribed in Section R337.3 and SFM Standard
12-7A-5, Ignition-Resistant Material.
LOCAL AGENCY VERY-HIGH FIRE HAZARD SEVERITY
ZONE means an area designated by a local agency upon
the recommendation of the CDF Director pursuant to Government
Code Sections 51177(c), 51178 and 5118 that is not
a state responsibility area and where a local agency, city,
county, city and county, or district is responsible for fire
protection.
LOG WALL CONSTRUCTION. A type of construction in
which exterior walls are constructed of solid wood members
and where the smallest horizontal dimension of each solid
wood member is at least 6 inches (152 mm).
RAFTER TAIL. The portion of roof rafter framing in a sloping
roof assembly that projects beyond and overhangs an
exterior wall.
ROOF EAVE. The lower portion of a sloping roof assembly
that projects beyond and overhangs an exterior wall at the
lower end of the rafter tails. Roof eaves may be either “open”
or “enclosed.” Open roof eaves have exposed rafter tails and
an unenclosed space on the underside of the roof deck. Enclosed
roof eaves have a boxed-in roof eave soffit with a horizontal
underside or sloping rafter tails with an exterior covering applied
to the underside of the rafter tails.
ROOF EAVE SOFFIT. An enclosed boxed-in soffit under a
roof eave with exterior covering material applied to the soffit
framing creating a horizontal surface on the exposed underside.
STATE RESPONSIBILITY AREA means lands that are
classified by the Board of Forestry pursuant to Public
Resources Code Section 4125 where the financial responsibility
of preventing and suppressing forest fires is primarily
the responsibility of the state.
WILDFIRE is any uncontrolled fire spreading through vegetative
fuels that threatens to destroy life, property or
resources as defined in Public Resources Code Sections 4103
and 4104.
WILDFIRE EXPOSURE is one or a combination of radiant
heat, convective heat, direct flame contact and burning
embers being projected by vegetation fire to a structure and
its immediate environment.
WILDLAND-URBAN INTERFACE FIRE AREA is a geographical
area identified by the state as a “Fire Hazard
Severity Zone” in accordance with the Public Resources
Code Sections 4201 through 4204 and Government Code
Sections 51175 through 51189, or other areas designated by
the enforcing agency to be at a significant risk from wildfires.
SECTION R337.3
STANDARDS OF QUALITY
R337.3.1 General. Building material, systems, assemblies
and methods of construction used in this chapter shall be
in accordance with Section R337.3.
R337.3.2 Qualification by testing. Material and material
assemblies tested in accordance with the requirements of
Section R337.3 shall be accepted for use when the results
and conditions of those tests are met. Product evaluation
testing of material and material assemblies shall be
approved or listed by the State Fire Marshal, or identified
in a current report issued by an approved agency.
R337.3.3 Approved agency. Product evaluation testing
shall be performed by an approved agency as defined in
Section 1702 of the California Building Code. The scope
of accreditation for the approved agency shall include
building product compliance with code.
R337.3.4 Labeling. Material and material assemblies
tested in accordance with the requirements of Section
R337.3 shall bear an identification label showing the fire
test results. That identification label shall be issued by a
testing and/or inspecting agency approved by the State
Fire Marshal.
1. Identification mark of the approved testing and/or
inspecting agency.
2. Contact and identification information of the manufacturer.
3. Model number or identification of the product or
material.
4. Pre-test weathering specified in this chapter.
5. Compliance standard as described under Section
R337.3.7.
R337.3.5 Weathering and surface treatment protection.
R337.3.5.1 General. Material and material assemblies
tested in accordance with the requirements of Section
R337.3 shall maintain their fire test performance under
conditions of use when installed in accordance with the
manufacturers instructions.
R337.3.5.2 Weathering. Fire-retardant-treated wood
and fire-retardant-treated wood shingles and shakes
shall meet the fire test performance requirements of
this chapter after being subjected to the weathering
conditions contained in the following standards, as
applicable to the materials and the conditions of use.
R337.3.5.2.1 Fire-retardant-treated wood. Fireretardant-
treated wood shall be tested in accordance
with ASTM D2898, “Standard Practice for
Accelerated Weathering of Fire-Retardant Treated
Wood for Fire Testing (Method A)” and the requirements
of Section 2303.2 of the California Building
Code.
R337.3.5.2.2 Fire-retardant-treated wood shingles
and shakes. Fire-retardant-treated wood shingles
and shakes shall be approved and listed by the State
Fire Marshal in accordance with Section 208(c),
Title 19 California Code of Regulations.
R337.3.5.3 Surface treatment protection. The use of
paints, coatings, stains, or other surface treatments are
not an approved method of protection as required in
this section.
R337.3.6 Alternates for materials, design, tests and methods
of construction. The enforcing agency is permitted to
modify the provisions of this chapter for site-specific conditions
in accordance with Section 1.11.2.4. When
required by the enforcing agency for the purposes of
granting modifications, a fire protection plan shall be submitted
in accordance with the California Fire Code,
Chapter 49.
R337.3.7 Standards of quality. The State Fire Marshal
standards for exterior wildfire exposure protection listed
below and as referenced in this chapter are located in the
California Referenced Standards Code, Part 12 and
Chapter 35 of this code.
SFM Standard 12-7A-1, Exterior Wall Siding and
Sheathing. A fire resistance test standard consisting
of a 150 kW intensity direct flame exposure for a 10
minutes duration.
SFM Standard 12-7A-2, Exterior Windows. A fire
resistance test standard consisting of a 150 kW
intensity direct flame exposure for a 8 minutes duration.
SFM Standard 12-7A-3, Horizontal Projection Underside
A fire resistance test standard consisting of a 300 kW intensity
direct flame exposure for a 10 minute duration.
SFM Standard 12-7A-4, Decking. A two-part test consisting
of a heat release rate (Part A) deck assembly
combustion test with an under deck exposure of 80
kW intensity direct flame for a 3 minute duration,
and a (Part B) sustained deck assembly combustion
test consisting of a deck upper surface burning
ember exposure with a 12 mph wind for 40 minutes
using a 2.2 lb (1 kg) burning “Class A” size 12” Å~
12” Å~ 2.25” (300 mm x 300 mm x 57 mm) roof test
brand.
SFM Standard 12-7A-4A, Decking Alternate Method
A. A heat release rate deck assembly combustion test
with an under deck exposure of 80 kW intensity
direct flame for a 3 minute duration.
SFM Standard 12-7A-5, Ignition-Resistant Material. A
generic building material surface burning flame
spread test standard consisting of an extended 30
minute ASTM E84 or UL 723 test method as is used
for Fire-Retardant-Treated wood.
SECTION R337.4
IGNITION RESISTANT CONSTRUCTION
R337.4.1 General. The materials prescribed herein for
ignition resistance shall conform to the requirements of
this chapter.
R337.4.2 Ignition-resistant material. Ignition-resistant
material shall be determined in accordance with the test
procedures set forth in SFM Standard 12-7A-5 “Ignition-
Resistant Material” or in accordance with this section.
R337.4.3 Alternative methods for determining ignitionresistant
material. Any one of the following shall be
accepted as meeting the definition of ignition-resistant
material:
1. Noncombustible material. Material that complies
with the definition for noncombustible materials in
Section 202.
2. Fire-retardant-treated wood. Fire-retardant-treated
wood identified for exterior use that complies with
the requirements of Section 2303.2 of the California
Building Code.
3. Fire-retardant-treated wood shingles and shakes.
Fire-retardant-treated wood shingles and shakes, as
defined in Section 1505.6 of the California Building
Code and listed by State Fire Marshal for use as
“Class B” roof covering, shall be accepted as an
Ignition-resistant wall covering material when
installed over solid sheathing.
SECTION R337.5 ROOFING
R337.5.1 General. Roofs shall comply with the requirements
of Sections R337 and R902. Roofs shall have a roofing assembly
installed in accordance with its listing and
the manufacturer's installation instructions.
R337.5.2 Roof coverings. Where the roof profile allows
a space between the roof covering and roof decking, the
spaces shall be constructed to prevent the intrusion of
flames and embers, be firestopped with approved materials
or have one layer of minimum 72 pound (32.4 kg)
mineral-surfaced nonperforated cap sheet complying
with ASTM D3909 installed over the combustible decking.
R337.5.3 Roof valleys. Where valley flashing is installed,
the flashing shall be not less than 0.019-inch (0.48 mm)
No. 26 gage galvanized sheet corrosion-resistant metal
installed over not less than one layer of minimum 72-
pound (32.4 kg) mineral-surfaced nonperforated cap sheet
complying with ASTM D3909, at least 36-inch-wide (914
mm) running the full length of the valley.
R337.5.4 Roof gutters. Roof gutters shall be provided with
the means to prevent the accumulation of leaves and
debris in the gutter.
SECTION R337.6 VENTS
R337.6.1 General. Where provided, ventilation openings
for enclosed attics, enclosed eave soffit spaces, enclosed
rafter spaces formed where ceilings are applied directly
to the underside of roof rafters, and underfloor ventilation
shall be in accordance with Section 1203 of the California
Building Code and Sections R337.6.1 through
R337.6.3 of this section to resist building ignition from
the intrusion of burning embers and flame through the
ventilation opening.
R337.6.2 Requirements. Ventilation openings for enclosed
attics, enclosed eave soffit spaces, enclosed rafter spaces
formed where ceilings are applied directly to the underside
of roof rafters, and underfloor ventilation openings shall be
fully covered with metal wire mesh, vents, other materials,
or other devices that meet one of the following requirements:
1. Listed vents complying with ASTM E2886 with the
following test results:
1.1. The Ember Intrusion Test shall have no flaming
ignition of the cotton material.
1.2. There shall be no flaming ignition during the
Integrity Test portion of the Flame Intrusion
Test. The maximum temperature of the unexposed
side of the vent shall not exceed 662°F
(350°C).
2. Vents complying with all of the following:
2.1. The dimensions of the openings therein shall be
a minimum of 1 /16 inch (1.6 mm) and shall not
exceed 1 /8 inch (3.2 mm).
2.2. The materials used shall be noncombustible.
Exception: Vents located under the roof covering,
along the ridge of roofs, with the exposed surface
of the vent covered by noncombustible
wire mesh, may be of combustible
materials.
2.3. The materials used shall be corrosion resistant.
R337.6.3 Ventilation openings on the underside of eaves
and cornices. Vents shall not be installed on the underside
of eaves and cornices.
Exceptions:
1. Listed vents complying with ASTM E2886 with
the following test results:
1.1. The Ember Intrusion Test shall have no
flaming ignition of the cotton material.
1.2. There shall be no flaming ignition during the
Integrity Test portion of the Flame Intrusion
Test. The maximum temperature of the unexposed
side of the vent shall not exceed 662°F
(350°C).
2. The enforcing agency may accept or approve
special eave and cornice vents that resist the
intrusion of flame and burning embers.
3. Vents complying with the requirements of Section
R337.6.2 may be installed on the underside of
eaves and cornices in accordance with either one
of the following conditions:
3.1. The attic space being ventilated is fully protected
by an automatic sprinkler system
installed in accordance with Section
903.3.1.1 of the California Building Code
or,
3.2. The exterior wall covering and exposed
underside of the eave are of noncombustible
material, or ignition-resistant-materials as
determined in accordance with SFM Standard
12-7A-5 Ignition-Resistant Material
and the vent is located more than 12 feet
from the ground or walking surface of a
deck, porch, patio, or similar surface.
SECTION R337.7
EXTERIOR COVERING
R337.7.1 Scope. The provisions of this section shall govern
the materials and construction methods used to resist
building ignition and/or safeguard against the intrusion of
flames resulting from small ember and short-term direct
flame contact exposure.
R337.7.2 General. The following exterior covering materials
and/or assemblies shall comply with this section:
1. Exterior wall covering material.
2. Exterior wall assembly.
3. Exterior exposed underside of roof eave overhangs.
4. Exterior exposed underside of roof eave soffits.
5. Exposed underside of exterior porch ceilings.
6. Exterior exposed underside of floor projections.
7. Exterior underfloor areas.
Exceptions:
1. Exterior wall architectural trim, embellishments,
fascias and gutters.
2. Roof or wall top cornice projections and similar
assemblies.
3. Roof assembly projections over gable end walls.
4. Solid wood rafter tails and solid wood blocking
installed between rafters having minimum dimension
2 inch (50.8 mm) nominal.
5. Deck walking surfaces shall comply with Section
R337.9 only.
R337.7.3 Exterior walls. The exterior wall covering or
wall assembly shall comply with one of the following
requirements:
1. Noncombustible material.
2. Ignition-resistant material.
3. Heavy timber exterior wall assembly.
4. Log wall construction assembly.
5. Wall assemblies that meet the performance criteria
in accordance with the test procedures for a 10-minute
direct flame contact exposure test set forth in
SFM Standard 12-7A-1.
Exception: Any of the following shall be deemed to
meet the assembly performance criteria and intent of
this section:
1. One layer of 5 /8 -inch Type X gypsum sheathing
applied behind the exterior covering or cladding
on the exterior side of the framing.
2. The exterior portion of a 1-hour fire resistive
exterior wall assembly designed for exterior fire
exposure including assemblies using the gypsum
panel and sheathing products listed in the Gypsum
Association Fire Resistance Design Manual.
R337.7.3.1 Extent of exterior wall covering. Exterior
wall coverings shall extend from the top of the foundation
to the roof, and terminate at 2 inch (50.8 mm) nominal
solid wood blocking between rafters at all roof
overhangs, or in the case of enclosed eaves, terminate at
the enclosure.
SECTION R337.8
EXTERIOR WINDOWS AND DOORS
R337.8.1 General.
R337.8.2 Exterior glazing. The following exterior glazing
materials and/or assemblies shall comply with this section:
1. Exterior windows.
2. Exterior glazed doors.
3. Glazed openings within exterior doors.
4. Glazed openings within exterior garage doors.
5. Exterior structural glass veneer.
R337.8.2.1 Exterior windows and exterior glazed door
assembly requirements. Exterior windows and exterior
glazed door assemblies shall comply with one of the
following requirements:
1. Be constructed of multipane glazing with a minimum
of one tempered pane meeting the requirements
of Section R308 Safety Glazing, or
2. Be constructed of glass block units, or
3. Have a fire-resistance rating of not less than 20
minutes when tested according to NFPA 257, or
4. Be tested to meet the performance requirements
of SFM Standard 12-7A-2.
R337.8.2.2 Structural glass veneer. The wall assembly
behind structural glass veneer shall comply with Section
R337.7.3.
R337.8.3 Exterior doors. Exterior doors shall comply with
one of the following:
1. The exterior surface or cladding shall be of noncombustible
or Ignition-resistant material, or
2. Shall be constructed of solid core wood that comply
with the following requirements:
2.1. Stiles and rails shall not be less than 13/8 inches
thick
2.2. Raised panels shall not be less than 11/4 inches
thick, except for the exterior perimeter of the
raised panel that may taper to a tongue not less
than 3/8 inch thick.
3. Shall have a fire-resistance rating of not less than
20 minutes when tested according to NFPA 252.
4. Shall be tested to meet the performance requirements
of SFM Standard 12-7A-1.
R337.8.3.1 Exterior door glazing. Glazing in exterior
doors shall comply with Section R337.8.2.1.
SECTION R337.9
DECKING
R337.9.1 General. The walking surface material of decks,
porches, balconies and stairs shall comply with the
requirements of this section.
R337.9.2 Where required. The walking surface material
of decks, porches, balconies and stairs shall comply with
the requirements of this section when any portion of such
surface is within 10 feet (3048 mm) of the building.
R337.9.3 Decking surfaces. The walking surface material
of decks, porches, balconies and stairs shall be constructed
with one of the following materials:
1. Ignition-resistant material that complies with the
performance requirements of both SFM Standard
12-7A-4 and SFM Standard 12-7A-5.
2. Exterior fire retardant treated wood.
3. Noncombustible material.
4. Any material that complies with the performance
requirements of SFM Standard 12-7A-4A when
attached exterior wall covering is also either noncombustible
or ignition-resistant material.
Exception: Wall material may be of any material
that otherwise complies with this chapter when
the decking surface material complies with the
performance requirements ASTM E84 with a
Class B flame spread rating.
SECTION R337.10
ACCESSORY STRUCTURES
R337.10.1 General. Accessory and miscellaneous structures,
other than buildings covered by Section R337.1.3,
which pose a significant exterior exposure hazard to
applicable buildings during wildfires shall be constructed
to conform to the ignition resistance requirements of this
section.
R337.10.2 Applicability. The provisions of this section
shall apply to trellises, arbors, patio covers, carports,
gazebos, and similar structures of an accessory or miscellaneous
character.
Exceptions:
1. Decks shall comply with the requirements of Section
R337.9.
2. Awnings and canopies shall comply with the
requirements of Section 3105 of the California
Building Code.
R337.10.3 Where required. Accessory structures shall
comply with the requirements of this section.
R337.10.3.1. Attached accessory structures shall comply
with the requirements of this section.
R337.10.3.2. When required by the enforcing agency,
detached accessory structures within 50 feet of an
applicable building shall comply with the requirements
of this section.
R337.10.4 Requirements. When required by the enforcing
agency accessory structures shall be constructed of noncombustible
or ignition-resistant materials.
IN ACCORDANCE WITH CALGREEN SECTION 4.106.2, THIS PROJECT
REQUIRES STORM WATER DRAINAGE AND RETENTION DURING
CONSTRUCTION. CONTRACTOR SHALL PROVIDE EVIDENCE OF
CONFORMANCE TO THE BUILDING OFFICIAL AT THE PRE-CONSTRUCTION
MEETING WITH ONE OF THE FOLLOWING MEASURES:
1. RETENTION BASINS OF SUFFICIENT SIZE SHALL BE UTILIZED TO RETAIN
STORM WATER ON SITE.
2. WHERE STORM WATER IS CONVEYED TO A PUBLIC DRAINAGE SYSTEM,
COLLECTION POINT, GUTTER OR SIMILAR DISPOSAL METHOD, WATER
SHALL BE FILTERED BY USE OF A BARRIER SYSTEM, WATTLE OR OTHER
METHOD APPROVED BY THE ENFORCING AGENCY.
3. COMPLIANCE WITH A LAWFULLY ENACTED STORM WATER
MANAGEMENT ORDINANCE.
IN ACCORDANCE WITH CALGREEN 4.106.3 GRADING AND PAVING,
CONSTRUCTION PLANS SHALL INDICATE HOW THE SITE GRADING OR
DRAINAGE SYSTEM WILL MANAGE ALL SURFACE WATER FLOWS TO KEEP
WATER FROM ENTERING THE BUILDINGS. CONTRACTOR SHALL PROVIDE
EVIDENCE OF CONFORMANCE TO THE BUILDING OFFICIAL AT THE PRE-
CONSTRUCTION MEETING WITH ONE OF THE FOLLOWING MEASURES:
1. SWALES.
2. WATER COLLECTION AND DISPOSAL SYSTEM
3. FRENCH DRAINS
4. WATER RETENTION GARDENS
5. OTHER WATER MEASURES WHICH KEEP THE WATER AWAY FROM
BUILDINGS AND AID IN GROUNDWATER RECHARGE.
GENERAL CAL GREEN NOTES
1. ANNULAR SPACES AROUND PIPES, ELCTRICAL CABLES, CONDUITS OR
OTHER OPENINGS IN SOLE/BOTTOM PLATES AT EXTERIOR WALLS SHALL BE
PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH
OPENINGS WITH CEMENT MORTAR, CONCRETE MASONRY, OR SIMILAR
ACCEPTABLE METHODS. PER CGBSC 4.406.1
2. DOCUMENTATION SHALL BE PROVIDED, PRIOR TO FIRST INSPECTION,
CONFIRMING COMPLIANCE TO THE WASTE MANAGEMENT PLAN
PROVIDED TO THE JURISDICTION PER CGBSC 4.408.2.1.
3. AT FINAL INSPECTION, A MANUAL, COMPACT DISC, WEB BASED
REFERENCE OR OTHER ACCEPTABLE MEDIA SHALL BE PROVIDED TO THE
OWNER COVERING ALL SECTIONS OF CGBSC 4.410.1.
4. ALL NEW PLUMBING FIXTURES SHALL BE IN ACCORDANCE WITH CGBSC
SECTION 4.303 AS FOLLOWS:
WATER CLOSETS: 1.28 GPF
SHOWERHEAD: 2.0 GPM AT 80 PSI
MULTIPLE SHOWERHEADS SERVING ONE SHOWER: COMBINED FLOW RATE
OF ALL FIXTURES SHALL BE 2.0 GPM AT 80 PSI.
LAVATORY FAUCETS: 1.2 GPM AT 60 PSI
KITCHEN FAUCETS: 1.8 GPM AT 60 PSI
5. ALL PLUMBING FIXTURES AND FITTINGS SHALL MEET THE STANDARDS
REFERENCED IN TABLE 1401.1 OF THE 2013 CPC/
CAL GREEN NOTES
CHAPTER 4
RESIDENTIAL MANDATORY MEASURES
SECTION 4.301
GENERAL
4.301.1 Scope. The provisions of this chapter shall establish
the means of conserving water used indoors, outdoors and in
wastewater conveyance.
4.303.1 Water conserving plumbing fixtures and fittings.
Plumbing fixtures (water closets and urinals) and fittings (faucets
and showerheads) shall comply with the following:
4.303.1.1 Water closets. The effective flush volume of all
water closets shall not exceed 1.28 gallons per flush.
Tank -type water closets shall be certified to the perfonnance
criteria of the U.S. EPA WaterSense Specification for
Tank-type Toilets.
Note: The effective flush volume of dual flush toilets is
defined as the composite, average flush volume of two
reduced flushes and one full flush.
4.303.1.2 Urinals. The effective flush volume of urinals
shall not exceed 0.5 gallons per flush.
4.303.1.3 Showerheads.
4.303.1.3.1 Single showerhead. Showerheads shall
have a maximum flow rate of not more than 2.0 gallons
per minute at 80 psi. Showerheads shall be certified to the
performance criteria ofthe U.S. EPA WaterSense Specification
for Showerheads.
4.303.1.3.2 Multiple showerheads serving one
shower. When a shower is served by more than one
showerhead, the combined flow rate of all showerheads
and/or other shower outlets controlled by a single valve
shall not exceed 2.0 gallons per minute at 80 psi, or the
shower shall be designed to allow only one shower outlet
to be in operation at a time.
Note: A hand-held shower shall be considered a
showerhead.
4.303.1.4 Faucets.
4.303.1.4.1 Residential lavatory faucets. The maximum
flow rate of residential lavatory faucets shall not
exceed 1.2 gallons per minute at 60 psi. The minimum
flow rate of residential lavatory faucets shall not be less
than 0.8 gallons per minute at 20 psi.
4.303.1.4.2 Lavatory faucets in common and public
use areas. The maximum flow rate of lavatory faucets
installed in common and public use areas (outside of
dwellings or sleeping units) in residential buildings shall
not exceed 0.5 gallons per minute at 60 psi.
4.303.1.4.3 Metering faucets. Metering faucets when
installed in residential buildings shall not deliver more
than 0.25 gallons per cycle.
4.303.1.4.4 Kitchen faucets. The maximum flow rate of
kitchen faucets shall not exceed 1.8 gallons per minute at
60 psi. Kitchen faucets may temporarily increase the
flow above the maximum rate, but not to exceed 2.2 gallons
per minute at 60 psi, and must default to a maximum
flow rate of 1.8 gallons per minute at 60 psi.
Note: Where complying faucets are unavailable, aerators
or other means may be used to achieve reduction.
4.303.2 Standards for plumbing fixtures and fittings.
Plumbing fixtures and fittings shall be installed in accordance
with the California Plumbing Code, and shall meet the applicable
standards referenced in Table 1701.1 of the California
Plumbing Code.
R337.7.4 Open roof eaves. The exposed roof deck on the
underside of unenclosed roof eaves shall consist of one of
the following:
1. Noncombustible material.
2. Ignition-resistant material.
3. One layer of 5 /8 -inch Type X gypsum sheathing
applied behind an exterior covering on the underside
exterior of the roof deck.
4. The exterior portion of a 1-hour fire resistive exterior
wall assembly applied to the underside of the
roof deck designed for exterior fire exposure including
assemblies using the gypsum panel and sheathing
products listed in the Gypsum Association Fire
Resistance Design Manual.
R337.7.5 Enclosed roof eaves and roof eave soffits. The
exposed underside of enclosed roof eaves having either a
boxed-in roof eave soffit with a horizontal underside, or
sloping rafter tails with an exterior covering applied to the
underside of the rafter tails, shall be protected by one of
the following:
1. Noncombustible material.
2. Ignition-resistant material.
3. One layer of 5/8-inch Type X gypsum sheathing
applied behind an exterior covering on the underside
of the rafter tails or soffit.
4. The exterior portion of a 1-hour fire resistive exterior
wall assembly applied to the underside of the rafter
tails or soffit including assemblies using the gypsum
panel and sheathing products listed in the Gypsum
Association Fire Resistance Design Manual.
5. Boxed-in roof eave soffit assemblies with a horizontal
underside that meet the performance criteria in
accordance with the test procedures set forth in
either of the following:
5.1. SFM Standard 12-7A-3; or
5.2. ASTM E2957
Exceptions: The following materials do not require
protection:
1. Gable end overhangs and roof assembly projections
beyond an exterior wall other than at the
lower end of the rafter tails.
2. Fascia and other architectural trim boards.
R337.7.6 Exterior porch ceilings. The exposed underside
of exterior porch ceilings shall be protected by one of the
following:
1. Noncombustible material.
2. Ignition-resistant material.
3. One layer of 5/8-inch Type X gypsum sheathing
applied behind the exterior covering on the underside
of the ceiling.
4. The exterior portion of a 1-hour fire resistive exterior
wall assembly applied to the underside of the ceiling assembly
including assemblies using the gypsum
panel and sheathing products listed in the Gypsum
Association Fire Resistance Design Manual.
5. Porch ceiling assemblies with a horizontal underside
that meet the performance criteria in accordance
with the test procedures set forth in either of
the following:
5.1. SFM Standard 12-7A-3; or
5.2. ASTM E2957
Exception: Architectural trim boards.
R337.7.7 Floor projections. The exposed underside of a
cantilevered floor projection where a floor assembly
extends over an exterior wall shall be protected by one of
the following:
1. Noncombustible material.
2. Ignition-resistant material.
3. One layer of 5 /8 -inch Type X gypsum sheathing
applied behind an exterior covering on the underside
of the floor projection.
4. The exterior portion of a 1-hour fire resistive exterior
wall assembly applied to the underside of the
floor projection including assemblies using the gypsum
panel and sheathing products listed in the Gypsum
Association Fire Resistance Design Manual.
5. The underside of a floor projection assembly that
meet the performance criteria in accordance with the
test procedures set forth in either of the following:
5.1. SFM Standard 12-7A-3; or
5.2. ASTM E2957
Exception: Architectural trim boards.
R337.7.8 Underfloor protection. The underfloor area of
elevated or overhanging buildings shall be enclosed to
grade in accordance with the requirements of this chapter
or the underside of the exposed underfloor shall consist of
one of the following:
1. Noncombustible material.
2. Ignition-resistant material.
3. One layer of 5 /8 -inch Type X gypsum sheathing
applied behind an exterior covering on the underside
of the floor projection.
4. The exterior portion of a 1-hour fire resistive exterior
wall assembly applied to the underside of the
floor including assemblies using the gypsum panel
and sheathing products listed in the Gypsum Association
Fire Resistance Design Manual.
5. The underside of a floor assembly that meets the
performance criteria in accordance with the test
procedures set forth in either of the following:
5.1. SFM Standard 12-7A-3; or
5.2. ASTM E2957
Exception: Heavy-timber structural columns and
beams do not require protection.
R337.7.9 Underside of appendages. When required by
the enforcing agency the underside of overhanging
appendages shall be enclosed to grade in accordance
with the requirements of this chapter or the underside of
the exposed underfloor shall consist of one of the following:
1. Noncombustible material.
2. Ignition-resistant material.
3. One layer of 5/8-inch Type X gypsum sheathing
applied behind an exterior covering on the underside
of the floor projection.
4. The exterior portion of a 1-hour fire resistive exterior
wall assembly applied to the underside of the
floor including assemblies using the gypsum panel
and sheathing products listed in the Gypsum Association
Fire Resistance Design Manual.
5. The underside of a floor assembly that meets the
performance criteria in accordance with the test
procedures set forth in either of the following:
5.1. SFM Standard 12-7A-3; or
5.2. ASTM E2957
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2-8x8-02-8x8-0 2-6x8-0
2-8x6-82-8x6-8
2-8x8-02-8x6-8Sill 5'4'-0"
3'-0"Sill 5'4'-0"
3'-0"Sill 5'4'-0"
3'-0"Sill 2'7'-0"
3'-0"2-8x8-02-8x8-0Sill 2'7'-0"9'-0"Sill 2'7'-0"9'-0"Sill 3'6'-0"
4'-6"Sill 3'6'-0"
2'-0"
Sill 3'6'-0"4'-6"Sill 3'6'-0"2'-0"A
B B
D D
F F
G G
E E
C C
7
7
6
6
4
4
2
2
3
3
5
5
1
1
0
0
24'-31/2"23'-3"13'-9"8'-0"
69'-31/2"6'-0"3'-6"30'-63/4"60'-53/4"3'-61/2"11'-5"39'-81/2"14'-71/2"
69'-31/2"2'-1"20'-31/2"17'-81/4"20'-61/2"60'-71/4"42" GLASS GUARDRAIL
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
SEE 5/A1.3
42" CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
SEE 4/A1.3
36" CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
SEE 4/A1.3
36" CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
SEE 4/A1.3COAT CLOSETENTRY BENCH BENCH/CUBBIESDINING SPACE
CEILING 10'-0"
LIVING SPACE
CEILING 10'-0"
KITCHEN
CEILING 10'-0"
LAUNDRY/
MUD ROOM
CEILING 10'-0"
MECHANICAL
ROOM/ STORAGE
CEILING 10'-0"
PANTRY
CEILING
10'-0"
POWDER BATH
CEILING 10'-0"DISHREFOVEN/MICRO/COFFESTORAGESINKHALLCLOSETBEDROOM 1
CEILING 10'-0"
BEDROOM 2
CEILING 10'-0"
MASTER CLOSET
CEILING 10'-0"
MASTER BEDROOM
CEILING 10'-0"
MASTER BATHROOM
CEILING 10'-0"
HALL BATH
CEILING 10'-0"
TWO CAR GARAGE
CEILING 9'-0"
FINISH FLOOR
518.0'
ENTRY
DECK
FINISH FLOOR
518.0'
MAIN FLOOR
PATIO
FINISH FLOOR
518.0'
50
2
5025045
2
0
514516508AABBCCDD
PLANTER PLANTER
ENTRY
CEILING 10'-0"
FINISH FLOOR
518.0'DNDNCORNER BAY
WINDOW TV WALLENTRY
PATIO
512.0'
PLANTER PLANTER
PLANTER
PLANTERPLANTER PLANTER
DN
LANDING
514.0'7 TREADS @1'-0" EA.
8 RISER @6" EA.36" HANDRAIL
CABLE SYSTEM
W/ WOOD CAP
36" HANDRAIL
CABLE SYSTEM
W/ WOOD CAP
LANDING
509.0'
3 TREADS @1'-0" EA.
4 RISER @6" EA.DNGATEDN
5 TREADS @1'-0" EA.
6 RISER @6" EA.4 TREADS @ 1'-0" EACH5 RISER @6" EACHLOWER LAWN AREA
506.5'
DD
EXTERIOR WALL
INTERIOR WALL
GRID LINE
WIDTH
HEIGHT WINDOW SIZE
REFERENCE LINE
ABOVE OR BELOW
FLOOR
MAX 5'-0" NEW FENCE
SEE SEE 2/A1.3
MAX 5'-0" NEW FENCE
TO REPLACE EXISTING
SEE SEE 3/A1.3
ROCKWOOD DESIGN
DRAWN BY:
LORENA PEREZ
A1.1L U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 0SCALE 1/4" = 1'-0"
3 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DATE: 04-20-2017
PROPOSED MAIN FLOOR/ UPPER LEVEL1
1 06-21-2017
2 06-27-2017
97
NSill 0"8'-0"
3'-0"Sill 6'2'-0"
3'-0"3-0x8-015-0x8-0Sill 2'6'-0"3'-3"Sill 4'4'-0"
2'-0"Sill 2'6'-0"
2'-6"
2-8x8-0
6-0x8-03-0x8-03-0x6-83-0x6-8
Sill 2'6'-0"3'-3"Sill 7'-6 1/8"5'-10 1/2"
2'-0"
Sill 7'-6 1/8"5'-10 1/2"2'-0"A
B B
D D
F F
G G
E E
C C
7
7
6
6
4
4
2
2
3
3
5
5
1
1
0
037'-113/4"3'-61/2"11'-5"
61'-31/2"3'-11"3'-6"12'-101/2"7'-6"10'-21/4"37'-71/2"6'-71/2"
BASEMENT ACCESS/
MECHANICAL
TW 511.50'
BW 511.50'
TW 509.0'
BW 508.0'
TW 507.0'
BW 505.5'
TW 507.0'
BW 504.28'
TW 506.0'
BW 504.05'
TW 506.0'
BW 503.00'
TW 509.0'
BW 506.0'
42" CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
SEE 4/A1.3
CEILING 10'-4"
FINISH FLOOR
506.5'
PATIO
FINISH FLOOR
506.5'
SIDE ENTRY
LANDING
FINISH FLOOR
505.5'
LANDING
FINISH FLOOR
503.5'
POOL PATIO
FINISH FLOOR
501.2'
DECK
FINISH FLOOR
506.5'UPRAMPCLOSETPOOL
BATHROOM
CEILING 10'-4"
OFFICE/
STUDY ROOM
CEILING10'-4"
FAMILY ROOM
CEILING10'-4"
IN LAW UNIT
CEILING10'-4"
DN
DN
DNBATHROOM
CABINET ?
IN LAW
BATHROOM
CEILING10'-4"
IN LAW CLOSET
CEILING10'-4"AABBCCDD
CORNER BAY
WINDOW
MAIN FLOOR LINE ABOVE MAIN FLOOR LINE ABOVEMAIN FLOOR PATIO LINE ABOVE
IN LAW
BATHROOM
CEILING10'-4"
ENTRY
PATIO
512.0'ENTRY DECKLINE ABOVE 518.0'CONCRETE WALL MAX 5'-0" (506.0')
TOP PLANTER WALL
MAX 5'-0" (506.0')
PLANTER WALL
507.0'
PLANTER WALL 511.5'
MAX. WALL 5'-0"
PLANTER WALL 509.0
2'-6" WALL (MAX 3'-0")PLANTER WALL 508.0'1'-6" WALL (MAX 3'-0")PLANTER WALL 509.0
2'-6" WALL (MAX 3'-0")
LANDING
509.0'LANDING512.0'LANDING
514.0'
PLANTER WALL 514.0
3'-0" WALL (MAX 3'-0")
PLANTER WALL 511.0
3'-0" WALL (MAX 3'-0")
PLANTER WALL 508.0'
1'-6" WALL (MAX 3'-0")
PLANTER
WALL 507.0'
(MAX 3'-0")
WALL 507.0'
PLANTER
WALL 509.0'
(MAX 3'-0")POOL GATEPLANTER
WALL 506.0'
(MAX 3'-0")
PLANTER WALL
505.5'
PLANTER WALL
504.0'
DD
EXTERIOR WALL
INTERIOR WALL
GRID LINE
WIDTH
HEIGHT WINDOW SIZE
REFERENCE LINE
ABOVE OR BELOW
FLOOR
MAX 5'-0" NEW FENCE
SEE SEE 2/A1.3
MAX 5'-0" NEW FENCE
TO REPLACE EXISTING
SEE SEE 3/A1.3
ROCKWOOD DESIGN
DRAWN BY:
LORENA PEREZ
A1.2L U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 0SCALE 1/4" = 1'-0"
3 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DATE: 04-20-2017
PROPOSED LOWER FLOOR1
1 06-21-2017
98
NA
B B
D D
F F
G G
E E
C C
7
7
6
6
4
4
2
2
3
3
5
5
1
1
0
0AABBCC DD
SKYLIGHT SKYLIGHT
SKYLIGHT
SKYLIGHT
SKYLIGHT
SKYLIGHT
SOLAR PANEL ROOF 5'-0"LOWEST FINISH GRADE
TOP OF WALL
TOP OF FENCE
4 X 4 METAL POST
TO BE BRONZE COLOR
3" CEDAR
1/2" GAP
MAX.5'-0"NATURAL GRADE
6 X 6 REDWOOD
POST
NEW 5'-0" FENCE
HORIZONTAL REDWOOD
BOARDS TO BE STAINED
FALLOW SLOPE
MAX.31/2"3'-6"3'-0"
6'-0"
1/2" X 2" FLAT BAR TOP RAIL
1/2" X 2" FLAT BAR
INTERMEDIATE POST
3' O.C. MAX.
1/2" X 2" FLAT BAR
BOTTOM RAIL
3 1/2" MAX. FROM FINISH FLOOR
DECKING SURFACE OR
TILE PATIO
2" X 2" SQUARE POST
6' O.C. CENTER MAX.
FADCIA MOUNTED/ REFER TO STRUCTURAL
O.C. MAX
MAX.31/2"3'-6"6'-0"
1/2" X 2" FLAT BAR TOP RAIL
TEMPERED GLASS
1/2" X 2" FLAT BAR
BOTTOM RAIL
3 1/2" MAX. FROM FINISH FLOOR
TILE PATIO
2" X 2" SQUARE POST
6' O.C. CENTER MAX.
FADCIA MOUNTED/ REFER TO STRUCTURAL
REFER TO STRUCTURAL
MAX.ROCKWOOD DESIGN
DRAWN BY:
LORENA PEREZ
A1.3L U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 0SCALE 1/4" = 1'-0"
3 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DATE: 04-20-2017
PROPOSED ROOF PLAN1 5 SCALE 1/2" = 1'-0"
4 PROPOSED CABLE RAILING & GUARDRAIL SCALE 1/2" = 1'-0"
3 PROPOSED REDWOOD FENCE SCALE 1/2" = 1'-0"
2 CEDAR FENCE SCALE 1/2" = 1'-0"
PROPOSED GLASS GUARDRAIL
1 06-21-2017
99
G F E D C B A
1'-91/2"3'-6"10'-4"1'-2"10'-0"3'-2"1'-2"1'-2"24'-8"1'-71/2"19'-2"18'-0"9'-0"9'-0"26'-0"42" GLASS GUARDRAIL
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
SEE 5/A1.3
42" CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
SEE 4/A1.3
CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
SEE 4/A1.3
POST COLOR TO MATCH
FASCIA/ GUTTER
1
1
1
1
1
1
1
4
4
3
3 3
3
3 3 3
3
1
1
521.0' HIGHEST ELEVATION POINT
AT THE NEW BUILDING G EDGE
503.0' LOWEST ELEVATION POINT
AT THE NEW BUILDING G EDGE
512.0' AVERAGE ELEVATION POINT
3
3
2
2
2
(E) POOL
518.0' MAIN FLOOR/ GARAGE
506.50' LOWER FLOOR
501.2' (E) POOL / PATIO
528.0' MAIN FLOOR
(10'-0") CEILING HEIGHT
531.2' TOP OF THE PARAPET
516.8' LOWER FLOOR
(10'-4") CEILING HEIGHT TOP MOST ELEVATION POINTFROM AVERAGE POINT26'-0" LINE ABOVE AVERAGE GRADE
18'-0" LINE ABOVE AVERAGE GRADE
532.8' (E) HOUSE
1234567
5'-0"1
1
5
5
1
3
3
3
33
1
1
GLASS GUARDRAIL
MUST RESIST
200 POUND LOAD
IN ANY DIRECTION
SEE 5/A1.3
CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST
200 POUND LOAD
IN ANY DIRECTION
SEE 4/A1.3
POST COLOR TO MATCH
FASCIA/ GUTTER
POST COLOR TO MATCH
FASCIA/ GUTTER
POST COLOR TO MATCH
FASCIA/ GUTTER
POST COLOR TO MATCH
FASCIA/ GUTTER
POST COLOR TO MATCH
FASCIA/ GUTTER
4
4
4
3
2
2
521.0' HIGHEST ELEVATION POINT
AT THE NEW BUILDING G EDGE
503.0' LOWEST ELEVATION POINT
AT THE NEW BUILDING G EDGE
512.0' AVERAGE ELEVATION POINT
CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST
200 POUND LOAD
IN ANY DIRECTION
SEE 4/A1.3518.0' MAIN FLOOR/ GARAGE
501.2' (E) POOL / PATIO
528.0' MAIN FLOOR
(10'-0") CEILING HEIGHT
531.2' TOP OF THE PARAPET
516.8' LOWER FLOOR
(10'-4") CEILING HEIGHT
506.50'' LOWER FLOOR
26'-0" LINE ABOVE AVERAGE GRADE
18'-0" LINE ABOVE AVERAGE GRADE
A
1
2
3
4
5
ACRYLIC STUCCO
W/ TROWEL FINISH
W/ CONTROL JOINT
CEDAR SIDING_WESTERN RED CEDAR
SHIPLAP W/ 1/4" REVEAL
GRADE "A"_W/ SANSIN ENVIRO
STAIN_TRANSLUCENT SERIES TEAK-34
SAMPLE TO BE PROVIDED FOR APPRVAL
OUTSIDE CORNER _FRY REGLET
PG.2 CORNER KEY_PCM 75-75
COLOR DARK BRONCE_DO NOT PAINT
COMPOSITE PANEL
GRID LINE
SEE FLOOR PLAN
GUTTER FASCIA
_ PARAPET FLASHING COLOR
TO MATCH STUCCO COLOR
_ALUMINUM WINDOW
COLOR BLACK
ACRYLIC STUCCO
W/ TROWEL FINISH
COLOR TO MATCH FASCIA
W/ CONTROL JOINT
ROCKWOOD DESIGN
DRAWN BY:
LORENA PEREZ
A2.1L U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 0SCALE 1/4" = 1'-0"
3 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DATE: 04-20-2017
PROPOSED EAST SIDE ELEVATION2
1 PROPOSED FRONT NORTH ELEVATION SCALE 1/4" = 1'-0"
1 06-21-2017
100
GFEDCBA
GLASS GUARDRAIL
MUST RESIST
200 POUND LOAD
IN ANY DIRECTION
SEE 5/A1.3
CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST
200 POUND LOAD
IN ANY DIRECTION
SEE 4/A1.3
POST COLOR TO MATCH
FASCIA/ GUTTER
1
1 1
1
1
1
3
1
5
5
521.0' HIGHEST ELEVATION POINT
AT THE NEW BUILDING G EDGE
503.0' LOWEST ELEVATION POINT
AT THE NEW BUILDING G EDGE
512.0' AVERAGE ELEVATION POINT
CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST
200 POUND LOAD
IN ANY DIRECTION
SEE 4/A1.3
518.0' MAIN FLOOR/ GARAGE
501.2' (E) POOL / PATIO
528.0' MAIN FLOOR
(10'-0") CEILING HEIGHT
531.2' TOP OF THE PARAPET
516.8' MAIN FLOOR
(10'-4") CEILING HEIGHT
506.50'' LOWER FLOOR
26'-0" LINE ABOVE AVERAGE GRADE
18'-0" LINE ABOVE AVERAGE GRADE
1 2 3 4 5 6 7
1
1
4
333
3
1
1 1
1
4
4
3
3
2
2
521.0' HIGHEST ELEVATION POINT
AT THE NEW BUILDING G EDGE
518.0' MAIN FLOOR/ GARAGE
528.0' MAIN FLOOR
(10'-0") CEILING HEIGHT
531.2' TOP OF THE PARAPET
26'-0" LINE ABOVE AVERAGE GRADE
18'-0" LINE ABOVE AVERAGE GRADE
ROCKWOOD DESIGN
DRAWN BY:
LORENA PEREZ
A2.2L U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 0SCALE 1/4" = 1'-0"
3 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DATE: 04-20-2017
PROPOSED WEST SIDE ELEVATION2
1 PROPOSED REAR SOUTH ELEVATION SCALE 1/4" = 1'-0"
SEE SHEET A2.1
ELEVATION
MATERIALS
LEGEND
1 06-21-2017
101
G F E D C B A
10'-4"1'-2"10'-0"8"6"1'-2"10"1'-2"2'-0"9'-0"8"6"GLASS GUARDRAIL
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
POST COLOR TO MATCH
FASCIA/ GUTTER
(E) POOL
501.2' (E) POOL / PATIO
518.0' MAIN FLOOR/ GARAGE
506.50'' LOWER FLOOR
528.0' MAIN FLOOR
(10'-0") CEILING HEIGHT
531.2' TOP OF THE PARAPET
516.8' LOWER FLOOR
(10'-4") CEILING HEIGHT
LIVING SPACE ENTRY
FAMILY ROOM POOL BATHROOM
G F E D C B A
10'-4"1'-2"10'-0"1'-2"2'-0"10'-0"8"6"8'-0"1'-0"1'-2"GLASS GUARDRAIL
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
CABLE GUARDRAIL
W/ WOOD CAP
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
POST COLOR TO MATCH
FASCIA/ GUTTER
GLASS GUARDRAIL
MUST RESIST 200 POUND LOAD
IN ANY DIRECTION
(E) POOL
501.2' (E) POOL / PATIO
518.0' MAIN FLOOR/ GARAGE
506.50'' LOWER FLOOR
528.0' MAIN FLOOR
(10'-0") CEILING HEIGHT
531.2' TOP OF THE PARAPET
516.8' LOWER FLOOR
(10'-4") CEILING HEIGHT
MAIN FLOOR PATIO
FAMILY ROOM STAIRS
LAUNDRY ROOM GARAGE
ROCKWOOD DESIGN
DRAWN BY:
LORENA PEREZ
A3.1L U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 0SCALE 1/4" = 1'-0"
3 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DATE: 04-20-2017
1 PROPOSED CROSS SECTION_AA SCALE 1/4" = 1'-0"
2 PROPOSED CROSS SECTION_BB
1 06-21-2017
2 06-27-2017
102
E D C B
10'-4"1'-2"10'-0"1'-2"2'-0"9'-0"8"6"504.0' LOWEST ELEVATION POINT
AT THE NEW BUILDING G EDGE
518.0' MAIN FLOOR/ GARAGE
528.0' MAIN FLOOR
(10'-0") CEILING HEIGHT
531.2' TOP OF THE PARAPET
516.8' LOWER FLOOR
(10'-4") CEILING HEIGHT
506.50'' LOWER FLOOR
MASTER
BATHROOM HALLWAY
HALL
BATHROOM BEDROOM 2
IN LAWS
BATHROOM
IN LAWS
CLOSET
3 4 5 6 721
10'-0"1'-2"2'-0"9'-0"8"6"9'-0"8"6"10'-4"1'-2"518.0' MAIN FLOOR/ GARAGE
506.50'' LOWER FLOOR
528.0' MAIN FLOOR
(10'-0") CEILING HEIGHT
531.2' TOP OF THE PARAPET
516.8' LOWER FLOOR
(10'-4") CEILING HEIGHT
ENTRY POWDER BATH LAUNDRY ROOM MECHANICAL BEDROOM 1 BEDROOM 2
POOL BATH
ENTRY PATIO
ENTRY DECK N172'-1
"179'-51/2"101'-7 1/2"
71'-8"152'-41/2"1
8
9
'
-
9
1/
4
"
257'-51/2"
480
4
8
0
4
9
0
490
5
0
0
5
0
0
5
0
0
5005105
1
0
51052052
0 520520
530
53
0 530ROCKWOOD DESIGN
DRAWN BY:
LORENA PEREZ
A3.2L U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 0SCALE 1/4" = 1'-0"
3 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
DATE: 04-20-2017
1 PROPOSED CROSS SECTION_CC SCALE 1/4" = 1'-0"
2 PROPOSED LONG SECTION_DD
3 ADJANCENCY DIAGRAM SCALE 1" = 40'-0"
1 06-21-2017
2 06-27-2017
103
172'-1
"179'-51/2"101'-7 1/2"
71'-8"152'-41/2"1
8
9
'
-
9
1/
4
"
257'-51/2"
480
4
8
0
4
9
0
490
5
0
0
5
0
0
5
0
0
5005105
1
0
51052052
0 520520
530
53
0 530ADJANCENCY DIAGRAM
ROCKWOOD DESIGNL U I R E S I D E N C E2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 03 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
104
PROPERTY LINE
PROPERTY LINE518.0' MAIN FLOOR/ GARAGE
506.50' LOWER FLOOR
20897 VERDE VISTA
20843 VERDE VISTA
STREETSCAPE DIAGRAM
ROCKWOOD DESIGNL U I R E S I D E N C E
2 0 8 4 9 V E R D E V I S T A L A N E S A R A T O G A C A . 9 5 0 7 0 3 HIGH SCHOOL COURT
LOS GATOS, CA. 95030
408/354-2128
AROCKWOOD@ROCKWOODDESIGN.NET
105
CITY OF SARATOGA
Memorandum
To: Saratoga Planning Commission
From: Sung H. Kwon, Senior Planner
Date: July 24, 2017
Subject: 20849 Verde Vista
A neighbor provided a comment email in support of the project. The neighbor requested removal
of the shed. See attached email.
Staff recommends the following additional condition:
“The applicant shall remove the shed as part of the demolition permit for the demolition of the
main house.”
106
From:Phillip R. Boyce
To:Sung Kwon
Subject:20849 verde vista lane
Date:Monday, July 24, 2017 12:05:29 PM
thank you for your time last week i think the project is great and will add to the area could you please see if the
owner will take down the shed
that over looks my property and is falling down and eye sore from my property thanks please let me know what
they say
my address is 20900 boyce lane directly south of the new home ph 408-867-3737
107
REPORT TO THE
PLANNING COMMISSION
Summary
DESCRIPTION:
As part of its 2017 work plan, the Planning Commission included a review of the Tree Regulations,
Chapter 15-50 of the Zoning Code. The City Council has asked that the Commission narrow its
focus so that Council may direct the work plan and available resources accordingly. On July 11,
2017, the Commission held a study session and identified three potential code changes to address
and three related issues to consider presently or in the future. The three prospective code changes
include: 1) the parameters for which kind and size of trees are protected, 2) notification of neighbors
for tree removal permits, and 3) the consistency of tree replacement requirements for permits and
projects. Related or future initiatives would include: 1) clearly marking trees approved for removal
on the project site, 2) a public awareness campaign about trees and tree protection, and 3) clarifying
tree regulations throughout Chapter 15-50 for ease of finding information. The first three items and
the longer-term clarification of the code would require changes to the Tree Regulations, Chapter 15-
50 of the Zoning Code. Others can be accomplished through a change in administrative policy,
without changes to the City Code.
Recommendation
Provide Staff with recommendations to forward to City Council for direction in order to continue
with this year’s work program.
Background
DESCRIPTION:
Each year the Planning Commission develops a work program for the year, meets with the City
Council for direction and approval, and takes up the subjects selected for the year. As part of its
Meeting Date: July 26, 2017
Subject: Possible Changes to City of Saratoga
Tree Regulations
Chapter 15-50 of the Zoning Code
Address/APN: Citywide
Staff: Kate Bear, City Arborist
108
2017 work plan, Commissioners decided they want to review parts of the Tree Regulations, Chapter
15-50 of the Zoning Code. At the July 11, 2017 study session the Commission identified the six
potential topics to work on. Items 1, 2, and 3 would require changes to the Tree Regulations,
Chapter 15-50 of the Zoning Code. Items 4 and 5 may be accomplished through a change in
administrative policy, but would not require changes to the City Code. Item 6 would require Code
changes, but is recommended as a longer-term review. Specifically, the focused topics would
include:
1. Consider modifying Section 15-50.050(b) which protects all trees once they have a trunk
diameter of ten inches at 54 inches above the ground (diameter at breast height, or DBH) if
changes should be made as to which types and sizes of trees should be protected.
2. Consider modifying Section 15-50.070(b) notification requirements to require posting a sign
in the front yard, either instead of or in addition to notices mailed to neighbors.
3. Consider modifying Sections 15-50.080(c) and 15-50.150(b) that discuss tree replacement
requirements so that replacement requirements for permits and projects are more alike.
4. Consider a policy of clearly tagging trees approved for removal as part of a project so that
they are easily identified on site visits.
5. Create a public awareness campaign by adding links and information for residents on the
City website. Topics could include recommended species of trees and information on how to
ensure quality care of one’s trees.
6. Consider revising the Tree Regulations for increased clarity and ease of finding and
understanding the information it contains. Consider separate sections for pruning, removals,
projects and code violations.
Discussion
Potential topics for further consideration are discussed below, grouped into “Potential Code
Changes,” “Administrative Procedures,” and “Future Revisions.”
Potential Code Changes
1. Types and Sizes of Trees to be Protected
Currently, all types of trees are protected with a ten inch trunk diameter or greater (Section 15-
50.050(b)). This does not consider qualities such as undesirable weedy non-native species,
shorter lifespan, suitability of trees for this area, or possible life-safety concerns such as growing
in a designated very high fire hazard part of the City. Some Commissioners believe that the Tree
Regulations would better serve residents and the City if there was more of a hierarchy of tree
protection. Examples of invasive or weedy and fast growing trees include the Blue gum
eucalyptus, tree of heaven, and acacia species. Fruit trees have relatively short lifespans.
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Monterey pines may have been ideal in the past but now have increased pest and disease
problems leading to shortened life spans. Redwoods are not drought tolerant and grow very
differently in our area than they do in the forest. Eucalyptus trees are considered a poor species
to have in very high fire hazard sections of the Wildland Urban Interface which includes the
hillside portions of Saratoga.
Possible options would be to exclude certain species from protection altogether or to create one
or more additional size parameters for protection so that once a tree does reach a significant size
it remains protected. Many neighboring cities (Campbell, Los Gatos, Menlo Park, Mountain
View, Los Altos and Sunnyvale) protect all species trees once they reach a size of 12 or 15
inches in diameter. Some cities (Cupertino and Palo Alto) protect a defined list of trees. San Jose
protects all trees at an 18 inch trunk diameter. Some cities (Mountain View, Los Gatos) that
protect all trees at the 12 or 15 inch diameter protect certain species at smaller diameters.
2. Posting Tree Removal Notification on Site
In order to better serve the residents of the City, some Commissioners would like to consider
having residents post a sign in the front yard where tree removals have been requested through a
tree removal permit application. The signs would inform all passers-by of the request and allow
interested parties the opportunity to look into the application. Currently, the City sends notices
by mail to neighbors of properties within 150 feet of the address requesting a permit to remove
trees according to Section 15-50.070(b) of the Tree Regulations. Sometimes residents don’t
know that a tree has been requested for removal until they see it being removed. A front yard
sign would provide notification at the start of an appeal period and can be posted in addition to
notification by mail. This would require a change to the Code to include the sign requirement.
If a sign were to be posted instead of mailed notices to neighbors, Section 15-50.070 would
require changes to remove the requirement for notification of neighbors by mail (Section 15-
50.100, Section 15-90.060(a), Section 2-05.030). The mailed notification process is used for all
project hearings and appeals, whether to the Planning Commission or City Council. This would
be a change to the current standard practice neighbor notification for tree removal permits.
3. Tree Replacement Requirements
Section 15-50.080(c) outlines tree replacement requirements for tree permits. Tree permits
require replacement with one or more trees of a specified size to be planted in specified locations
as determined by the Community Development Director. Currently the policy is to plant one new
tree for each tree approved for removal in order to replace the tree canopy lost through the
removal of the tree. Currently the minimum size of the container for the new tree is 15 gallons.
Section 15-50.150(b) outlines tree replacement requirements for development projects. The Code
requires that trees approved for removal be replaced with trees equal to their appraised monetary
value, and also provide equivalent value in terms of aesthetic and environmental quality, size,
height, and location. This typically results in a many-to-one replacement requirement. It can be
easier to obtain permission to remove a healthy tree to allow an addition or new house than it is
to allow removal of a healthy tree via a tree permit when there is no project.
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Both permit and project applications provide an option to pay an in-lieu fee in place of planting
new trees. Consideration could be given to whether replacement requirements for trees ought to
be the same whether the tree is being removed through a permit or a project.
Administrative Procedures
4. Mark Tree Removal on Site with Story Poles
On site visits to projects, it is often difficult for the Commission to readily identify trees
proposed for removal to construct the project. The City Code does not require applicants to mark
trees approved for removal in the field (though they are shown on the plans). Commissioners
may want to consider whether the City should adopt a policy where trees approved for removal
are clearly identified so when they visit the site, there is no question about whether a tree will be
removed to construct the project. Tagging could be with fluorescent tape wrapped around a trunk
or some other suitable marker or sign.
This issue can be addressed through a department policy, though it could also be accomplished
with a change to the City Code. Section 15-50.120 of the Code covers the setback of new
construction from protected trees, Section 15-50.130 discusses arborist reports and Section 15-
50.140 covers tree preservation plans. One of these sections could include the added condition on
projects that trees approved for removal are clearly tagged prior to Planning Commission site
visits.
5. Public Awareness of Tree Protection and Regulations
The Planning Commission has indicated a desire to see a public awareness campaign for trees.
Such a program could include links and information on the City’s website. Topics considered
important might include recommended tree species for the local area, providing information on
the City’s tree programs (e.g. 2020 X 2020), educating homeowners about how to care for their
trees, and how to select contractors.
Initiating a public awareness program does not require any changes to the City Code, but would
require dedication of some level of staff resources.
Future Code Revisions
6. Clarify Tree Regulations
Some Commissioners indicated they find the Tree Regulations difficult to navigate and to easily
find the information needed. As a future work plan item, they would like to see more
comprehensive revisions to improve clarity and ease of finding information. Consideration to
creating separate sections on regulations for pruning, removals, projects or code violations was
discussed.
The Planning Commission should discuss which of the above items are priorities and finalize the list
for presentation to the Council, tentatively scheduled for August 16, 2017.
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ATTACHMENT:
1. Chapter 15-50 of the Zoning Code, Tree Regulations
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Incorporated October 22, 1956
CITY OF SARATOGA
13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
Article 15-50 - TREE REGULATIONS
15-50.010 - Findings; purposes of Article.
The City Council finds that the City is primarily a residential community; that the economics of
property values is inseparably connected with the rural attractiveness of the area, much of which
is attributable to the wooded hillsides and the native and ornamental trees located throughout the
City; that the preservation of such trees is necessary for the health, safety and welfare of the
residents of the City in order to preserve scenic beauty, prevent erosion of topsoil, protect against
flood hazards and the risk of landslides, counteract pollutants in the air, maintain the climatic
balance and decrease wind velocities.
To complement and strengthen zoning, subdivision and other land use standards and regulations,
while at the same time recognizing the privileges of private property ownership, the City Council
adopts the ordinance codified in this Section to establish basic standards and measures for the
maintenance, removal, and replacement of trees. Thus, the ordinance codified in this Section is
designed to provide a stable and sustainable urban forest to preserve and protect significant
historic heritage values, and to enhance the unique aesthetic character and environment of this
City.
(Amended by Ord. 226 § 2 (part), 2003; Ord. 245 § 2 (Att. A) (part), 2006)
15-50.020 - Definitions.
For the purposes of this Article, the following words and phrases shall have the meanings
respectively ascribed to them by this Section, unless the context or the provision clearly requires
otherwise:
(a) Agricultural tree means a fruit or nut tree grown for the production of fruit or nuts.
(b) Approving body means the body having authority to approve or deny an application and
includes the Planning Commission and the Community Development Director.
(c) Arborist Report means a report prepared by a certified arborist and accepted by the
Community Development Director containing specific information on the location, condition,
structure, potential impacts of development, and recommended actions and mitigation measures
regarding one or more trees on an individual lot or project site.
(d) Bond or security deposit means a financial instrument which guarantees a future condition
and may include an irrevocable letter of credit or cash.
(e) Canopy or tree canopy means all portions of the tree with foliage. As context requires, the
term also describes the area inside the drip line.
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Article 15-50 - TREE REGULATIONS
(f) Crown means the portion of the tree above the trunk including the limbs and foliage.
(g) DBH means diameter at breast height. It is the diameter of a single stem trunk tree measured
at four and one-half feet above the ground while standing on the high side of the tree. The
diameter may be calculated using the following formula:
Diameter = Circumference / 3.142
To measure trees with multi-stem trunk, the tree diameter equals the full diameter of the largest
trunk plus fifty percent of the diameter of all other trunks on the tree; each trunk is measured at
four and one-half feet above the ground while standing on the high side of the tree.
(h) Damage means any action undertaken which causes short-term or long-term injury, death, or
disfigurement to a tree. This includes, but is not limited to: cutting of roots or limbs, poisoning,
over-watering, relocation, or transplanting a tree, or trenching, grading, compaction, excavating,
paving or installing impervious surface within the root zone of a protected tree.
(i) Dead tree means a tree that cannot be restored to good health and has at least one of the
following characteristics:
(1) Is completely devoid of life,
(2) Has no leaves at a time when it should,
(3) Exhibits no buds if dormant,
(4) Is incapable of translocating food and water between leaves and roots, or
(5) Has a high likelihood of imminent death in the opinion of the City Arborist.
(j) Destroy means to cause the premature decline of tree health or life as evaluated and
determined by the City Arborist.
(k) Dripline means the outermost edge of the tree's canopy. When depicted on a map or plan, the
dripline is the irregular shaped circle that follows the contour of the tree's branches as seen from
overhead.
(l) Encroachment means any intrusion or human activity occurring within the root zone of a tree,
including, but not limited to structural pruning in excess of International Society of Arboriculture
Commission (ISA) Pruning Standards (2001 Edition), grading, excavating, trenching, parking of
vehicles, permanent or temporary storage of materials or equipment, or the construction of
structures or other improvements within the root zone of a tree.
(m) Fallen tree means a tree that possesses both of the following characteristics:
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CITY OF SARATOGA
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Article 15-50 - TREE REGULATIONS
(1) It has, through natural causes, uprooted or broken at the trunk or one or more main scaffold
limbs to the extent that its structure has been destroyed as a consequence, and
(2) The tree, or the remaining portion of the tree that has not fallen, cannot be adequately pruned
to restore it to acceptable structure and good health.
(n) Heritage tree means any tree of historic significance as a tree having historic value related to
the heritage of the City and designated by action of the City Council upon recommendation of
the Heritage Preservation Commission.
(o) ISA Standards means the 2001 Edition of the Pruning Standards and the Tree Valuation
Formula contained in the April 2000 Guide for Plant Appraisal published by the International
Society of Arboriculture.
(p) Native tree means Coast Live Oak (Quercus agrifolia), Valley Oak (Quercus lobata), Tan
Oak (Lithocarpus densiflorus), Black Oak (Quercus kellogi), Blue Oak (Quercus douglasi),
Scrub Oak (Quercus dumosa), Big Leaf Maple (Acer macrophylhum), California Buckeye
(Aesculus californica), Douglas fir (Pseudotsuga menziesii) and Coast Redwood (Sequoia
sempervirens).
(q) Oak means any native oak tree of the Genus Quercus, regardless of size. This definition shall
not include oak trees planted, grown and held for sale by licensed nurseries or the first removal
or transplanting of such trees pursuant to and as part of the operation of a licensed nursery
business.
(r) Project site means the site of the proposed tree removal, pruning, or encroachment affecting a
protected tree.
(s) Protected tree has the meaning set forth in Section 15-50.050.
(t) Pruning means any and all work performed on or adversely affecting the roots, branches or
limbs of a protected tree.
(u) Remove and removal mean the physical removal or destruction of a tree or causing the death
of a tree through damaging, pruning, encroaching or other direct or indirect action on the canopy
or root zone.
(v) Root zone means a specifically defined area commencing at the trunk and moving outward to
form an irregularly shaped circle that follows the contour of the tree canopy and extending
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Article 15-50 - TREE REGULATIONS
beyond the dripline of the tree by five feet or such greater distance determined by the City
Arborist.
(w) Routine maintenance means actions needed for the continued good health of a tree including,
but not limited to, removal of deadwood, insect control spraying and watering.
(x) Street tree means any tree within the Public Street or right-of-way.
(y) Shrub means a bushy, woody plant, usually with several permanent stems, and usually not
over fifteen feet high at maturity. The Community Development Director, after consultation with
the City Arborist may determine whether any specific woody plant shall be considered a tree or a
shrub.
(z) Structural pruning means pruning to maintain the size of lateral branches to less than three-
fourths the diameter of the parent branch or trunk.
(aa) Tree means a woody perennial plant characterized by having a main stem or trunk, or a
multi-stemmed trunk system with a more or less definitely formed crown, and is usually over ten
feet high at maturity. This definition shall not include trees planted, grown and held for sale by
licensed nurseries or the first removal or transplanting of such trees pursuant to and as part of the
operation of a licensed nursery business.
(bb) Tree fund means a City-held monetary account accounted for separately from other City
funds. The express functions of the Tree fund are:
(1) To receive and hold any fines, penalty assessments, civil penalties, bonds or other remedial
funds or sources of funds for violations of Article 15-50 of this Code;
(2) To receive and hold monetary valuations and payments for replacement trees pursuant to
Section 15-50.170, as prescribed by the Community Development Director, or as a condition of
development approval; and
(3) To pay for new or replacement trees, their planting and maintenance, as determined by the
Community Development Director, on public properties, streets, easements and dedicated open
spaces.
(cc) Tree Preservation Plan means a detailed plan containing all protective measures to be
implemented before, during, and, after any encroachment or other activity affecting one or more
protected trees including provision for future maintenance, to preserve and protect all trees to be
retained on a project site.
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Incorporated October 22, 1956
CITY OF SARATOGA
13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
Article 15-50 - TREE REGULATIONS
(Amended by Ord. 226 § 2 (part), 2003; Ord. No. 303, § 1.1, 3-20-2013)
15-50.030 - Application of Article.
This Article shall apply to every owner of real property within the City, and to every person
responsible for removing, damaging, pruning or encroaching upon a tree regardless of whether
such person is engaged in a business for such purpose.
(Amended by Ord. 226 § 2 (part), 2003)
15-50.040 - Street trees.
(a) Policies and standards. The Public Works Director shall administer policies and standards for
street tree planting and maintenance as established from time to time by resolution of the City
Council.
(b) Planting required as condition of approval. The planting of street trees may be required as a
condition of any approval granted under this Chapter.
(c) Responsibility for maintenance.
(1) The City shall provide maintenance for street trees and other trees located within the areas
listed below unless such maintenance responsibility has been assumed by a property owner or
other person under a landscape maintenance agreement with the City:
(i) Within the City right-of-way on the following streets: Allendale Avenue, Big Basin Way,
Saratoga Avenue, Saratoga Sunnyvale Road, Cox Avenue, Quito Road, Prospect Road, and
Fruitvale Avenue, and within any median on any City street;
(ii) Landscaping and Lighting District improvement areas for zones that include tree planting and
maintenance as part of the authorized activities; and
(iii) Land owned and operated by the City, including the Civic Center complex, library and
orchard, Prospect Center, parks in the City's Park Master Plan, and parking districts.
(2) In all other areas of the City, the owner or occupant of the property (including property
encumbered by a public right-of-way) on which any street tree is located shall be responsible for
the maintenance and removal (if necessary to protect public safety) of such street tree. This
includes, but is not limited to, compliance with Section 10-05.030 regarding obstructions of
streets, sidewalks, and intersections.
(Amended by Ord. 226 § 2 (part), 2003)
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Incorporated October 22, 1956
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13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
Article 15-50 - TREE REGULATIONS
(Ord. No. 308, § 1, 11-20-2013)
15-50.050 - Removal of certain trees without permit.
Except as otherwise provided in Section 15-50.060, it is unlawful for any person to remove,
damage, prune, or encroach upon, or cause to be removed, damaged, pruned, or encroached upon
any protected tree, located on any private or public property in the City without first having
obtained a tree removal, pruning or encroachment permit issued pursuant to this Article and
authorizing the proposed action. A protected tree shall consist of any of the following:
(a) Any native tree having a DBH of six inches or greater
(b) Any other tree having a DBH of ten inches or greater.
(c) Any street tree, as defined in Section 15-50.020(v), regardless of size.
(d) Any heritage tree, as defined in subsection 15-50.020(1) regardless of size.
(e) Any tree required to be planted or retained as a condition of any approval granted under this
Chapter or Chapter 14 of this Code.
(f) Any tree required to be planted as a replacement, as provided in Section 15-50.170 of this
Article.
(Amended by Ord. 226 § 2 (part), 2003)
15-50.060 - Exceptions.
The permit requirement set forth in Section 15-50.050 shall not apply to any of the following:
(a) Emergencies. If the condition of a tree presents an immediate hazard to life or property, it
may be removed without a permit on order of the City Manager, the Public Works Director, the
Community Development Director, their designated representatives, or a Peace Officer, or the
fire department having jurisdiction.
(b) Public utilities. Public utilities subject to the jurisdiction of the State Public Utilities
Commission may without a permit take such action as may be necessary to comply with the
safety regulations of the Commission and as may be necessary to maintain a safe operation of
their facilities.
(c) Project approval. Where removal of a protected tree or encroachment upon one or more
protected trees has been specifically authorized as part of any project approval granted under this
Chapter or Chapter 14 or 16 of this Code, no permit pursuant to this Article shall be required for
such activity, provided the Community Development Director determines in writing that the
criteria specified in Sections 15-50.080 and 15-50.120 and 15-50.140 have been met. Any
protected tree authorized for removal, pruning or encroachment pursuant to such project
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Article 15-50 - TREE REGULATIONS
approval shall not be removed, pruned or encroached upon, until the issuance of a building or
grading permit for the improvements, which are subject of the approval.
(Amended by Ord. 226 § 2 (part), 2003)
15-50.070 - Application for permit.
(a) Application. Application for a tree removal, pruning, or encroachment permit shall be made
to the Community Development Director on such form as he or she may prescribe. The
application shall contain the number and location of each tree to be removed, pruned, or
encroached upon, the type and approximate size of the tree, the reason for removal, pruning or
encroachment and such additional information as the Director may require. The application shall
be signed by the owner of the property upon which the tree is located and if the applicant is not
the owner of said property shall include a statement that the owner consents to the activity
described on the permit application.
(b) Notice. After making a determination on an application for tree removal, the Community
Development Director shall provide notification of the determination to the applicant and
residents within one hundred fifty feet of the boundaries of applicant's property, in accordance
with Section 15-50.100. If the Community Development Director determines that the tree is a
dead tree as defined in Section 15-50.020(i), the Community Development Director may waive
notification of neighbors and may issue a permit without any right of appeal or any appeal period
prior to the exercise of the permit.
(c) Pruning permit.
(1) A permit is required for structural pruning in excess of twenty-five percent of the canopy of
any protected tree within a two-year period. (The 2001 edition of the ISA Pruning Standards,
known as ANSI A300 (Part 1)—2001 Pruning is adopted for reference.)
(2) Permission in writing from the owner of the tree is required prior to the pruning of a
protected tree located on a neighboring property. If the trunk of a tree is located on a property
line, written permission is required from the property owners on both sides of the property line
prior to pruning, as it is a tree owned by both property owners.
(3) No permit is required for structural pruning of less than twenty-five percent of the canopy of
trees on an owner's own property which complies with ISA Pruning Standards. No permit is
required for the pruning of productive agricultural trees.
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Article 15-50 - TREE REGULATIONS
(d) Encroachment permit. Where no Planning Division or Building Division permit is needed for
work near a tree, but a protected tree will be encroached upon, a tree encroachment permit is
required from the Community Development Department.
(e) Application fee. Fees shall be charged as set forth in the City's fee schedule. No fee shall be
required for a permit to remove a fallen or dead tree provided that tree replacement requirements
as a condition of the tree removal permit are met.
(Amended by Ord. 226 § 2 (part), 2003; Ord. No. 303, § 1.2, 3-20-2013; Ord. No. 331, § 1, 9-2-
2015)
15-50.080 - Determination on permit.
(a) Criteria. Each application for a tree removal pruning or encroachment permit shall be
reviewed and determined on the basis of the following criteria:
(1) The condition of the tree with respect to disease, imminent danger of falling, proximity to
existing or proposed structures and interference with utility services, and whether the tree is a
Dead tree or a Fallen tree.
(2) The necessity to remove the tree because of physical damage or threatened damage to
improvements or impervious surfaces on the property.
(3) The topography of the land and the effect of the tree removal upon erosion, soil retention and
the diversion or increased flow of surface waters, particularly on steep slopes.
(4) The number, species, size and location of existing trees in the area and the effect the removal
would have upon shade, privacy impact, scenic beauty, property values, erosion control, and the
general welfare of residents in the area.
(5) The age and number of healthy trees the property is able to support according to good
forestry practices.
(6) Whether or not there are any alternatives that would allow for retaining or not encroaching on
the protected tree.
(7) Whether the approval of the request would be contrary to or in conflict with the general
purpose and intent of this Article.
(8) Any other information relevant to the public health, safety, or general welfare and the
purposes of this ordinance as set forth in Section 15-50.010.
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Article 15-50 - TREE REGULATIONS
(9) The necessity to remove the tree for economic or other enjoyment of the property when there
is no other feasible alternative to the removal.
(10) The necessity to remove the tree for installation and efficient operation of solar panels,
subject to the requirements that the tree(s) to be removed, shall not be removed until solar panels
have been installed and replacement trees planted in conformance with the City Arborist's
recommendation.
(b) Additional recommendations. The Community Development Director may refer the
application to another department, commission or person for a report and recommendation. The
Director may also require the applicant to furnish a written report from an ISA Certified Arborist
acceptable to the Director, such report to be obtained at the sole expense of the applicant. At the
discretion of the Community Development Director, City Arborist review may be required
before any tree removal, pruning or encroachment permit is issued or before approval of a
project involving the removal of, pruning of or encroachment upon one or more protected trees is
granted. City Arborist review shall also be at the sole expense of the applicant.
(c) Decision by Director. The Community Development Director shall render his or her decision
within thirty days after the filing of the application for a permit. The Director may grant or deny
the application or grant the same with conditions, including, but not limited to, (1) the condition
that one or more replacement trees be planted of a species and size and at locations as designated
by the Director, (2) relocation of existing tree desired to be removed, and/or (3) payment of a fee
or the posting of a bond or security deposit in favor of the City to the Tree Fund. Any such tree
replacement, relocation, fee payment, or bonding or security deposit shall be at the sole expense
of the applicant.
(d) Security deposits and maintenance bonds. In the case of an application for, or a project
involving encroachment on one or more protected trees, the applicant shall post a security
deposit with the City in an amount equal to twenty-five percent to one hundred percent of the
ISA valuation of the trees involved at the discretion of the approving authority; provided,
however, that any project involving multiple structures or a multi-family structure shall post a
security deposit with the City in an amount equal to one hundred percent of the ISA valuation of
the trees involved. The City may also require posting of a maintenance bond or security deposit
of at least five years designed to ensure long term maintenance of the affected or replacement
trees. Security deposits or maintenance bonds required for protected trees or replacement trees in
public or private development may, in the reasonable discretion of the Community Development
Director, be refunded upon a determination that the project is in compliance with the City
Arborist's requirements and/or Tree Preservation Plan. In the case of violations of this Article or
where replacement, restitution, or other remedy required pursuant to Section 15-50.170 cannot
be made on the project site, then such payments shall be made from the deposit or bond being
held before any refund is made.
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Article 15-50 - TREE REGULATIONS
(Amended by Ord. 226 § 2 (part), 2003; Ord. No. 303, § 1.3, 3-20-2013; Ord. No. 307, § 1.C.20,
10-16-2013)
15-50.090 - Development or improvement projects.
(a) Subdivision approval. When any application is made pursuant to Chapter 14 and that
proposal would involve removal of, pruning of, or encroachment upon a protected tree, the City
shall take into consideration the provisions of this Article in granting or denying the application.
(b) Project approval. Removal of, pruning of, or encroachment upon any protected trees pursuant
to project approval granted under this Chapter or Chapters 14 or 16 of this Code shall meet the
requirements of Section 15-50.140 and be evaluated according to the criteria in Section 15-
50.080.
(c) Modifications to approved projects. In the event of any change or modification to an
approved site development plan which results in removal of or an increase in pruning of or
encroachment upon any protected tree, the provisions of this Article shall apply.
(Amended by Ord. 226 § 2 (part), 2003)
15-50.100 - Appeals.
(a) Except otherwise provided in subsection (b) of this Section, any person objecting to a
decision by the Community Development Director made pursuant to any of the provisions of this
Article, may appeal such decision in accordance with the procedure set forth in Article 15-90 of
this Chapter. Any permit issued pursuant to this Article shall take effect immediately upon the
expiration of the appeal period specified in Article 15-90 of this Chapter unless the permit is
appealed. If the permit is appealed or a permit denial is appealed and the Planning Commission
upholds the permit or reverses the denial, the permit shall take effect immediately upon the
decision of the Planning Commission unless appealed to the City Council in accordance with the
procedure set forth in Article 15-90 of this Chapter.
(b) Where an application for a tree removal permit has been granted and the Community
Development Director determines that the tree in question presents a clear and immediate threat
of causing injury to persons or property, the Community Development Director may issue the
tree removal permit prior to expiration of the appeal period specified in Article 15-90 of this
Chapter.
(Amended by Ord. 226 § 2 (part), 2003)
15-50.110 - No liability upon City.
Nothing in this Article shall be deemed to impose any liability upon the City or upon any of its
officers or employees, nor to relieve the owner or occupant of any private property from the duty
122
Incorporated October 22, 1956
CITY OF SARATOGA
13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
Article 15-50 - TREE REGULATIONS
to keep in safe condition any trees and shrubs upon his property or upon a public right-of-way
over his property.
(Amended by Ord. 226 § 2 (part), 2003)
15-50.120 - Setback of new construction from existing trees.
Unless otherwise permitted by the approving authority, no structure, excavation or impervious
surface areas of any kind shall be constructed or installed within the root zone of any protected
tree without mitigating special design, such as post and beam footings that bridge the roots. No
parking, storing of vehicles, equipment or other materials shall be permitted within the dripline
of any protected tree without special design considerations approved by the Community
Development Director and the City Arborist.
(Amended by Ord. 226 § 2 (part), 2003)
15-50.130 - Arborist Report.
An Arborist Report shall be required for any application for discretionary development approval
that would require the removal of one or more trees protected by this Chapter and for any other
projects where the Community Development Director determines it is necessary. The
Community Development Director may require any Arborist Report (or portion thereof) to be
reviewed by the City Arborist. The Arborist Report and any review of it by the City Arborist
required by the Community Development Director shall be at the sole expense of the applicant.
Arborist Reports shall expire thirty-six months from the date of the report or upon the expiration
of the building permit for the project for which the arborist report was prepared, whichever
occurs later.
(Amended by Ord. 226 § 2 (part), 2003; Ord. No. 320, § 1.F.15, 11-5-2014)
15-50.140 - Tree Preservation Plan.
(a) A Tree Preservation Plan shall be required for any project approved pursuant to Chapters 14,
15 and 16 of the Code on any site on which an Arborist Report is prepared.
(b) The Tree Preservation Plan shall consist of a separate detailed plan drawn to a sufficient scale
but no larger that twenty feet to the inch, with any details to be shown at least ten to the inch) to
clearly indicate all protection and mitigation measures to be taken as required by the Community
Development Director and/or the Arborist Report for the project.
(c) When a project has been submitted for approval pursuant to Chapters 14, 15, or 16, there
shall be no permits issued for grading or site improvements until a Tree Preservation Plan for the
project has been approved by the Community Development Director and the required protection
measures are determined to be in place through City inspection. Protection measures required
shall remain in place for the duration of the construction activity at the project site, or as
123
Incorporated October 22, 1956
CITY OF SARATOGA
13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
Article 15-50 - TREE REGULATIONS
otherwise required by the City and shall not be removed until authorized by the Community
Development Director.
(d) The Tree Preservation Plan and any permits for tree removal shall be maintained at the
project site at all times during construction activities and until all work has been completed,
inspected and approved by the City.
(e) At least three scheduled inspections shall be made by the City to ensure compliance with the
Tree Preservation Plan. The inspections shall, at a minimum include the following: (1) Initial
inspection prior to any construction or grading, (2) After completion of rough grading and/or
trenching, and (3) Completion of all work including planting and irrigation system installation.
Other inspections may be conducted as required by the Community Development Director.
(Amended by Ord. 226 § 2 (part), 2003)
15-50.150 - Tree fund.
(a) Purpose and source of funds. A tree preservation fund shall be established for the City for the
purposes specified in Section 15-50.020(z). The Tree Fund shall be funded by those fines,
penalties, and other remedial payments which may be assessed by courts or administratively
imposed, including, but not limited to, those provided for in Chapter 3 of this Code for violations
of this Article. In addition, payments required for replacement trees pursuant to Section 15-
50.170, as prescribed by the Community Development Director, or as a condition of
development approval, or from payments made from a security deposit or bond, shall be held in
the Tree Fund and used to purchase new and replacement trees. The Community Development
Director and the City Arborist shall determine the selection, planting and location of any such
trees.
(b) Tree valuation. Lawfully removed trees to be replaced as a condition of development
approval shall be valued and their removal compensated for as follows: Trees replaced on or off
site according to good forestry practices, shall provide, in the opinion of the Community
Development Director, equivalent value in terms of aesthetic and environmental quality, size,
height, location, appearance, and other significant beneficial characteristics of the removed
tree/s. The City Arborist shall calculate the value of the removed tree/s in accordance with the
ISA Tree Valuation Formula contained in the April 2000 ISA Guide for Plant Appraisal, which
is hereby adopted by reference.
(Amended by Ord. 226 § 2 (part), 2003)
15-50.160 - Enforcement.
(a) General. The City shall vigorously enforce the provisions of this Article. Inspectors shall, in
the course of their regular duties, monitor construction activities. Any observed violations shall
be immediately reported to the Community Development Director for follow-up action.
124
Incorporated October 22, 1956
CITY OF SARATOGA
13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
Article 15-50 - TREE REGULATIONS
(b) Stop work orders. Whenever any activities are in violation of the provisions of this Article,
applicable tree permit/s, Tree Preservation Plans, or conditions of project approval, a Building
Inspector, Public Works Director, Community Service Officer, or Community Development
Director shall issue a written notice to stop work on the project for which a violation has
occurred. The notice shall state the nature of the violation or danger and with the exception of
ordered remediation, no work shall be allowed to proceed until the violation has been rectified
and any remaining activity approved by the City.
(c) Cumulative remedies. All remedies in this Section shall be cumulative and are not exclusive.
(Amended by Ord. 226 § 2 (part), 2003)
15-50.170 - Violations; penalties and remedies.
The violation of any provision contained in this Article is hereby declared to be unlawful and
shall constitute public nuisance and an infraction. As either a public nuisance or an infraction,
the violation shall be subject to the penalties or remedies as described in Chapter 3 of this Code
and any other remedies authorized by the City Code, including, but not limited to the following:
(a) Requiring that the violator obtain a tree removal, pruning or encroachment permit for the
previously conducted unlawful activity, including one or more of the following conditions as
appropriate:
(1) the violator shall replace each unlawfully removed tree with one or more new trees which can
be accommodated on the site of the violation according to good forestry practices and, in the
opinion of the Community Development Director, will provide equivalent value in terms of cost
(as determined pursuant to the City Arborist's calculation of the value of the removed tree/s in
accordance with the ISA Tree Valuation Formula adopted by reference), aesthetic and
environmental quality, size, height, location, appearance and other characteristics of the
unlawfully removed tree; or
(2) where replacement trees cannot be accommodated on site according to good forestry
practices, or cannot provide equivalent aesthetic or environmental quality of removed tree/s on
site, the violator shall either plant replacement trees off site or make a cash payment to the City
Tree Fund (based on the City Arborist's calculation of the value of the removed tree/s in
accordance with the ISA Tree Valuation Formula adopted by reference), or any combination
thereof, in accordance with the following:
(A) To the extent that a cash payment is required for any portion or all of the value of the
removed tree, such payment shall be doubled to reflect the estimated installation costs that would
be incurred if replacement trees are planted; and
125
Incorporated October 22, 1956
CITY OF SARATOGA
13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
Article 15-50 - TREE REGULATIONS
(B) To the extent that the planting of offsite replacement trees is required, the retail cost of such
trees, as shown by documentary evidence satisfactory to the Community Development Director,
shall be offset against the value of the removed tree, but no credit shall be given for
transportation, installation, maintenance and other costs incidental to the planting and care of the
replacement trees; or
(3) Where the unlawful activity did not result in tree removal, but did result in tree damage, the
violator shall enhance the condition of the remaining trees or portions of trees according to good
forestry practices which in the opinion of the Community Development Director, will provide
equivalent value in terms of damage to the tree(s), aesthetic and environmental quality, size,
height, location, appearance and other characteristics of the unlawfully damaged tree; provide
equivalent enhancement of the condition of trees off site or make a cash payment to the City
Tree Fund (based on the City Arborist's calculation of the equivalent value of the unlawful
damage to the tree).
(b) Any person who is required to plant replacement trees pursuant to this Section shall
permanently maintain such trees in a good and healthy condition, for a minimum of five years to
ensure permanent establishment of any such tree/s, as determined by the City Arborist. Such
person shall post a maintenance bond or security deposit in a form prescribed by the Community
Development Director and execute a maintenance agreement with the City, which shall be
recorded in the office of the County Recorder.
(c) As part of a civil action brought by the City, a court may assess against any person who
commits, allows, or maintains a violation of any provision of this Chapter a civil penalty. Where
the violation has resulted in removal of a protected tree, the civil penalty shall be in an amount
not to exceed five thousand dollars per tree unlawfully removed unless the replacement value of
a tree un awfully removed is greater than five thousand dollars which case the civil penalty for
removal of that tree shall equal the replacement value (excluding installation) of the tree.
(d) Payment (to the extent authorized by law and determined appropriate by the Community
Development Director) of any criminal, civil, administrative, or other penalty or restitution order
into the Tree Fund.
(e) The violation of any provision contained in this Article during the conduct by any person of a
tree removal, structural pruning, landscaping, construction or other business in the City shall
constitute grounds for revocation of any business license issued to such person.
(f) All remedies provided in this Section shall be cumulative and are not exclusive.
(Amended by Ord. 226 § 2 (part), 2003)
15-50.180 - Tree Companies, operating in the City.
126
Incorporated October 22, 1956
CITY OF SARATOGA
13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
Article 15-50 - TREE REGULATIONS
Any business, which performs structural pruning or tree removal on protected trees in the City,
must be in possession of a Saratoga business license, and must have an ISA Certified Arborist on
staff, in a supervisory position for the accomplishment of such work.
(Amended by Ord. 226 § 2 (part), 2003)
15-50.190 - Possession of an approved tree removal permit.
Any person engaged in any conduct requiring a permit pursuant to this Article shall have in his
or her possession a copy of the approved permit. Upon request of a Peace Officer, City of
Saratoga Code Enforcement Officer or other City Official, the person engaging in the referenced
conduct shall produce the approved permit. If the person cannot produce the approved permit, all
activity shall be suspended until a permit can be produced or obtained from the Community
Development Department.
(Amended by Ord. 226 § 2 (part), 2003)
127
CITY OF SARATOGA
Memorandum
To: Saratoga Planning Commission
From: Curtis Williams, AICP, Interim Director of Community Development
Date: July 25, 2017
Subject: Item 2.3: Tree Ordinance – Supplemental Attachment 1
The attached response is provided by staff in response to questions by a Commissioner regarding item
#2.3 (Tree Ordinance) on the July 26, 2017 agenda.
128
Question 1: Types of trees to be protected
This question regards topic #1 on page 2 of the Staff report.
Based on your experience/expertise regarding trees, is there merit in reducing/eliminating
specific tree populations (i.e.: eucalyptus, redwood, Monterey Pines, Stone Pines, etc.) over
time?
If yes, what are the reasons (i.e.: safety, water table, environmental, invasive, property
damage, etc.) for reducing/eliminating a particular tree species?
I’m interested in evidenced based answers, not anecdotal answers. If you know of definitive
articles, for example, of good reasons to reduce/eliminate eucalyptus trees AND good
reasons to keep eucalyptus trees, that would be very helpful.
Kate Bear, the City's Arborist, is out of the office until the meeting on Wednesday night. Staff
believes that she does consider that some kinds of trees might have adverse impacts that would
justify their reduction or limitation in certain cases. However, she will have to respond as to her
professional knowledge at the meeting. Staff notes, however, that the purpose of this item is
simply to outline areas of the code for the Council to authorize the Commission to explore as part
of its annual work plan. The Commission is not being asked to determine which species
particularly would be the focus of modifications. That can come subsequent to Council direction.
Question 2: Size of trees to be protected
On what basis are the diameter limits determined?
On a side note, it seems that circumference would be an easier, more accurate measurement
to get from a living tree…maybe diameter is the industry standard? One temporary sign is
allowed onsite for sale or lease for residential and commercial properties. See Section 15-
30.140 and 15-30.145.
Kate Bear will likely have more input on this as well, but upon reviewing other cities’ standards,
the diameter limits are somewhat arbitrary. There is some recognition that oaks are slower growing
than many tree species, so perhaps this helps justify a smaller diameter threshold. But the range
for most cities is between 6 and 15 inches diameter, so there is some discretion involved. Hopefully
Kate can provide more background. And yes, “dbh,” diameter at breast height, is the industry
standard for measurement for trees.
129
REPORT TO
THE PLANNING COMMISSION
Page 1
Meeting Date:July 26, 2017
Location Citywide
Owner/Applicant:City of Saratoga
Staff Planner:Sung H. Kwon, Senior Planner
SUBJECT:
Consider changes to the regulations for temporary off-site signs in residential districts.
RECOMMENDED ACTION:
The Planning Commission approve the attached resolution 17-022 recommending that the City
Council adopt changes to Section 15-30.135 (Temporary off-site signs in residential districts) of the
City Code.
BACKGROUND:
During their regularly scheduled June 21, 2017 meeting, the Saratoga City Council directed the
Planning Commission to consider changes to regulations for temporary off-site signs in
residential districts to reduce visual clutter in the community.
An off-site sign is defined by City Code Section 15-30.020 as “an advertising sign that identifies
or advertises a location, service, activity, or good sold” at another location. The vast majority of
temporary off-site signs found in residential parts of the City are signs directing people to open
houses and homes for sale. Other examples include garage sale or estate sale signs or signs
advertising youth sports league enrollment.
To achieve the direction established by the City Council, staff has suggested the following draft
regulations for the Commission to consider:
1) Prohibit placement of signage on any median, street, travel lane, sidewalk, or
landscaping/parkway strip located between a sidewalk and street.
2) Limit the number of signs to one per residential lot and specifically only in the front yard.
The attached resolution contains the specific recommended changes to the City Code.
130
Page 2
OUTREACH:
This Planning Commission Hearing was noticed in the Saratoga News along with other agenda
items. In addition, staff will email this Planning Commission Staff Report (and Attachment) to
the Silicon Valley Association of Realtors and local Realtors in the area when the Planning
Commission Packet is made publically available. Planning Commission packets are typically
made publically available on the Thursday or Friday of the week before the Planning
Commission Hearing.
ENVIRONMENTAL DETERMINATION:
The proposed amendments to the City Code are Categorically Exempt from the California
Environmental Quality Act (CEQA) pursuant to CEQA Guideline sections 15061(b)(3) – The
general rule that CEQA applies only to projects which have the potential of causing a significant
effect on the environment. The proposed amendments are also Categorically Exempt from the
California Environmental Quality Act (CEQA) pursuant to CEQA Guideline sections 15311 – New
Accessory Structures.
ATTACHMENTS:
1. Resolution recommending that the City Council approve the proposed amendments to the sign
Ordinance, Section 15-30.135 of the Saratoga Municipal Code. Exhibit 1 - Revised Section 15-
30.135, with strikeout (deleted) and underlines (added) and replacement text.
131
RESOLUTION NO. 17-022
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF CHANGES TO THE
SIGN ORDINACE SECTION 15-30.135 - TEMPORARY OFF-SITE SIGNS IN
RESIDENTIAL DISTRICTS.
WHEREAS, on June 21, 2017, the Saratoga City Council directed staff to propose
changes to Zoning Code Section 15-30.135 - Temporary off-site signs in residential districts.
WHEREAS, the change to the Sign Ordinance is determined to be Categorically Exempt
from the California Environmental Quality Act (CEQA) pursuant to CEQA Guideline sections
15061(b)(3) – The general rule that CEQA applies only to projects which have the potential of
causing a significant effect on the environment. The proposed amendments are also
Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to
CEQA Guideline sections 15311 – New Accessory Structures; and
WHEREAS, on July 26, 2017, the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City staff, the
applicant, and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby
recommends the following to the City Council:
1) The Council determine that the proposed Sign Ordinance change is Categorically
Exempt from CEQA.
2) The Council approve the revisions to Section 15-30.135 (Temporary off-site signs in
residential districts) as outlined in the Revised Sign Ordinance in Exhibit 1.
RECOMMENDED by the City of Saratoga Planning Commission this 26th day of July
2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Tina K. Walia
Chair, Planning Commission
132
Page 2
Exhibit 1
PROPOSED CHANGE
STRIKETHROUGH (DELETED) AND UNDERLINED (ADDED)
15-30.135 - Temporary off-site signs in residential districts.
In addition to other signs allowed pursuant to this Article, the following signs are allowed on lots
in residential districts without a permit:
Any number of One temporary commercial off-site signs (including, but not limited to, real
estate open house signs) are allowed, is allowed on each lot, provided that:
(1)No individual sign shall The sign shall not exceed two square feet in area and three feet
in height.
(2)No more than two identical signs per intersection shall be displayed. The sign shall be
located in the front yard.
(3)The signs shall only be displayed between dawn and dusk.
(4)(3) No sign shall include balloons, ribbons, streamers, or other attention-getting devices.
(5)(4) No off-site signs shall be located on property without the permission of the property
owner. The property owner has granted permission for the sign placement.
(6)(5) No sign shall be located on any median, street, travel lane or on any, sidewalk, or
landscaping/parkway strip located between a sidewalk and street. where it impedes
pedestrian travel.
PROPOSED CHANGE
REPLACEMENT TEXT
15-30.135 - Temporary off-site signs in residential districts.
In addition to other signs allowed pursuant to this Article, the following signs are allowed on lots
in residential districts without a permit:
One temporary commercial off-site sign is allowed on each lot, provided that:
(1)The sign shall not exceed two square feet in area and three feet in height.
(2)The sign shall be located in the front yard.
(3) No sign shall include balloons, ribbons, streamers, or other attention-getting devices.
(4) The property owner has granted permission for the sign placement.
(5) No sign shall be located on any median, street, travel lane, sidewalk, or
landscaping/parkway strip located between a sidewalk and street.
133
CITY OF SARATOGA
Memorandum
To: Saratoga Planning Commission
From: Sung H. Kwon, Senior Planner
Date: July 21, 2017
Subject: Sign Ordinance
Staff received a comment from the Silicon Valley Association of Realtors. The comment letter is provided
below.
Please note that the City of Saratoga does not regulate content of signs.
134
From:Jessica Epstein
To:Planning
Cc:Sung Kwon
Subject:Realtor letter commenting on sign ordinance revision
Date:Friday, July 21, 2017 11:27:28 AM
Attachments:image001.png
Realtor letter on sign ordinance revision.pdf
Chair Walia and Commissioners –
Attached please find our letter commenting on the proposed changes to the Saratoga sign
ordinance. Please do not hesitate to reach out to our Executive Officer, Paul Cardus, at
pcardus@silvar.org or (408) 200-0100.
Thank you.
Jessica Epstein
Government Affairs Director
Silicon Valley Association of REALTORS®
Direct: (408) 200-0108
Cell: (415) 596-2976
Fax: (408) 200-0101
135
136
137
CITY OF SARATOGA
Memorandum
To: Saratoga Planning Commission
From: Sung H. Kwon, Senior Planner
Date: July 24, 2017
Subject: Sign Ordinance – Supplemental Attachment 2
A couple of Commissioners had questions about the sign ordinance. Answers to the questions are
provided below.
Please note that a number of questions were posed to the Silicon Valley Association of Realtors by a
member of the Planning Commission. Staff has contacted this organization and will provide information
to the Planning Commission as soon as it is received.
138
Question 1
What is the definition of “commercial?”
Commercial has not been specifically defined in the Zoning Code. Commercial could include
anything that would involve a business use or financial transaction. Commercial activities could
include the following activities: open house, garage sale, youth sports league enrollment, bake
sales, wedding reception, auction, non-profit community events, etc.
Question 2
How many signs are allowed on the property where the event is taking place (i.e.: the open
house location) since technically, the sign would be on-site (not off-site)?
One temporary sign is allowed onsite for sale or lease for residential and commercial properties.
See Section 15-30.140 and 15-30.145.
15-30.140 - Temporary on-site sign on lots with residential properties actively marketed for sale
or lease.
In addition to other signs allowed pursuant to this Article, the following signs are allowed on lots
with residential properties actively marketed for sale or lease without a permit:
(a) One temporary on-site sign may be located on a property that is actively marketed for
sale or lease, provided that:
(1) The sign shall not exceed four square feet in area and six feet in height.
(2) The sign shall not include balloons, ribbons, streamers, or other attention-getting
devices.
15-30.145 - Temporary on-site sign on lots with commercial properties actively marketed for
sale or lease.
In addition to other signs allowed pursuant to this Article, the following signs are allowed on lots
with commercial properties actively marketed for sale or lease without a permit:
(a) One temporary on-site sign per use may be located on a property that is actively marketed
for sale or lease, provided that:
(1) The sign area for any one use shall not exceed ten square feet. If the sign is advertising
three or more uses, it shall not exceed twenty-four square feet in area.
(2) No sign shall exceed six feet in height.
(3) No sign shall include balloons, ribbons, streamers, or other attention-getting devices.
Question 3
Are the properties on Saratoga Ave (between Cox and Vineyards townhomes) considered
commercial property? Would the proposed changes apply to this property?
These properties are zoned Professional Administrative (PA). The proposed changes only apply
to residential districts. Temporary commercial off-site signs are not specifically allowed non-
residential zoning districts.
Institutional Uses (educational, residential or health care services to the community at large,
residential developments, health care facilities operated by non -profit organizations, public and
private schools or colleges.) can have temporary signs according to Section 15-30.120.
139
15-30.120 Signs on lots with institutional, public, or quasi-public uses.
(c) Temporary signs: On-site temporary signs are allowed without a sign permit, provided
that the aggregate area of all such signs shall not exceed forty square feet or one-eighth
square foot of area for each lineal foot of street frontage, whichever is greater. In no case
shall the aggregate total of all temporary on-site signs exceed eighty square feet. If the
property has more than one street frontage, the total area of on-site temporary signs shall
be proportional to the lineal feet of such street frontage.
(1) No individual temporary on-site sign shall be displayed on a building for more
than thirty consecutive days.
(2) Up to two temporary on-site signs may be displayed on a single permanent,
freestanding, dark-colored, durable, all-weather wood or metal frame structure.
a. The maximum height of the structure shall be six feet.
b. One structure may be located on each street frontage.
c. No individual sign shall be displayed on such freestanding structure for
more than one hundred eighty consecutive days.
Question 4
Residents may not want people knocking on my door for permission to put up their sign.
Anyone knocking on the door of a residence selling something needs a permit?
Under Article 4-50, any Peddler or Solicitor engaged in business in the City of Saratoga needs a
permit. This is typically for people who go to multiple addresses. One person going to one
house may not necessarily need a permit. Staff would not necessarily want to create another
code enforcement issue regarding tracking down people who may or may not have a peddlers or
solicitors permit for a sign that may or may not be legal. Most enforcement cases are based on
complaints. Staff can address issues on a case by case basis when there are formal complaints.
Question 5
How will the regulations be enforced?
That partially depends on what is adopted by the City Council. As proposed, any sign that is not
allowed will be picked up by our code enforcement officer and held for a period of time. The
signs will be discarded if there is no request to pick up the signs. The Planning Commission may
make recommendations about the enforcement process to the City Council. Staff can clarify
challenges to code enforcement processes.
Question 6
City Code Section 15 -30.020 (y) defines "Temporary sign" as "a sign that is displayed for
a limited period of time." What is the duration for the allowed signs? Any specific
days/time?
Staff recommends that the current allowed time period be deleted from the ordinance. If the
deemed appropriate, the Planning Commission could discuss and/or recommend a time period
for temporary off-site signs to the City Council.
140
CITY OF SARATOGA
Memorandum
To: Saratoga Planning Commission
From: Sung H. Kwon, Senior Planner
Date: July 24, 2017
Subject: Sign Ordinance – Supplemental Attachment 3
A Commissioner had questions for the Silicon Valley Association of Realtors. The responses are
provided below.
141
From:Paul Cardus
To:Sung Kwon
Cc:Suzanne Yost
Subject:RE: Questions related to Real Estate Signs
Date:Tuesday, July 25, 2017 12:35:04 PM
Attachments:image001.png
Good afternoon Mr. Kwon,
As you requested during our conversation yesterday, please find the information I shared with
you:
1. There are approximately 9000 REALTORS® in Santa Clara County who are members of the
two local REALTOR® Associations headquartered in the county.
2. In 2016, there were 341 sales in the City of Saratoga. This includes single family homes,
townhouses and condos. For the 1st quarter of 2017, there were 92 residential properties
listed and 44 sales. The average days on market (DOM) is 39 days. This information is
courtesy of MLSListings Inc.
3. Our Association does not collect, aggregate, or distribute production information regarding
sales by our members. We do not rank our members by the number of listings, number of
sales sides, sales volume, or any other production metric.
4. Real estate agents are independent contractors. They have unique arrangements with
their brokers/brokerages. There are as many business plans and marketing models as there
are agents. Agents and their brokerages would consider much of this information
proprietary. Therefore, there is no standard template of ranked “effective actions” regarding
the marketing and sale of a home. Each individual agent brings their experience and expertise
to their client’s particular needs, market conditions, etc.
Paul Cardus, CIPS, RCE
Executive Officer
Silicon Valley Association of REALTORS®
19400 Stevens Creek Blvd., #100
Cupertino, CA 95014
www.silvar.org
Phone: 408.200.0100
Direct: 408.200.0105
Mobile: 650.224.2046
pcardus@silvar.org
142
From: Sung Kwon [mailto:skwon@saratoga.ca.us]
Sent: Monday, July 24, 2017 7:55 AM
To: Paul Cardus <pcardus@silvar.org>
Cc: Barbara Ruthig <bruthig@silvar.org>
Subject: Questions related to Real Estate Signs
Hi Paul,
A member of the Planning Commission had a question for you. Would you be able to provide
the information by Tuesday? Thank you in advance
In reference to the letter written by Paul Cardus, I have questions. For at least 30 years, Real
Estate Associations have tracked ALOT data. The following questions can be easily answered
by Paul Cardus, Executive Officer of Silicon Valley Association of REALTORS. Can you
forward the questions below to him? He should be able to provide all the answers by COB
Tuesday, July 25, 2017.
How many realtors are there in Santa Clara County?
How many real estate agents had listings in Saratoga in the last full calendar year that data is
available?
How many listings were there in Saratoga in the last full calendar year that data is available?
Who are the top 15 listing agents in Saratoga?
List the actions (i.e.: print advertising, social media, business cards, open house, club
membership, cold calls, etc.) that Real Estate Agents employ, ranked in order from most
effective to least effective, that are attributed as the reason for a sale. Real Estate Agents rely
on this information so they can be efficient and effective in spending their time and money…
so I know this data is available! Please include the percentages (ie: of all home sales, X% can
be attributed to signs, X% can be attributed to social media, etc.)
Sincerely,
Sung H. Kwon, MCRP MBA AICP
Senior Planner
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
(408) 868-1212
skwon@saratoga.ca.us 143
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CITY OF SARATOGA
Memorandum
To: Saratoga Planning Commission
From: Sung H. Kwon, Senior Planner
Date: July 26, 2017
Subject: Sign Ordinance – Supplemental Attachment 4
A Commissioner had a question about the daily number of listings. Please see response from Paul Cardus,
Executive Officer of the Silicon Valley Association of REALTORS.
145
From:Paul Cardus
To:Sung Kwon
Cc:Suzanne Yost
Subject:RE: Sign Ordinance
Date:Wednesday, July 26, 2017 11:08:07 AM
Attachments:image001.png
Good morning Sung,
Homes listed for sale in a given month or season in Saratoga, or any city, can cover quite a range. I
have found some information that the Commission may find helpful. Once again, these statistics are
courtesy of MLSListings Inc. There are currently 77 active and pending listings in Saratoga. On
Monday that number was 75. Over the past two years the monthly number of active and contingent
listings has ranged from a high of 110 in the spring (April-June) to a low of 30-40 in December and
January of 2016/2017.
Paul Cardus, CIPS, RCE
Executive Officer
Silicon Valley Association of REALTORS®
19400 Stevens Creek Blvd., #100
Cupertino, CA 95014
www.silvar.org
Phone: 408.200.0100
Direct: 408.200.0105
Mobile: 650.224.2046
pcardus@silvar.org
From: Sung Kwon [mailto:skwon@saratoga.ca.us]
Sent: Wednesday, July 26, 2017 10:05 AM
To: Paul Cardus <pcardus@silvar.org>
Subject: Sign Ordinance
Hi Paul,
The Commission had another question. Do you have any information about this?
On any given day in Saratoga, how many homes may be listed for sale? I understand it varies from
day-to-day but a range would suffice.
146
Sincerely,
Sung H. Kwon, MCRP MBA AICP
Senior Planner
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
(408) 868-1212
skwon@saratoga.ca.us
147