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HomeMy WebLinkAbout09-09-15 Planning Commission Agenda PacketTable of Contents Agenda 3 August 26, 2015 Draft Minutes 5 Applications PDR14-0026/ARB15-0009; 14835 Baranga Lane (397-18-037) Chiew/Batis - The applicant is requesting Design Review approval to construct a new 5,801 square foot, 24.75 feet tall two story single-family residence with a 3,092 square foot basement and a 1,039 square feet secondary dwelling unit. Ten protected trees are proposed for removal. The net site area is 64,469 square feet and is zoned R-1-40,000. Staff Contact: Liz Ruess (408)868-1230. Staff Report 7 Att 1 - Resolution 13 Att 2 - Arborist Report 19 Att 3 - Conditions of Geotech Clearance 30 Att 4 - Neighbor Notification 31 Att 5 - Plan Set 38 Att 6 - Materials & Renderings 57 Application PDR15-0016; 20700 Verde Vista Ln. (503-58-003); Jiang – The applicant is proposing to demolish an existing house and construct a new 21 foot, 6 inch tall single-story 4,268 square foot home that would include a two-car garage and deed -restricted second dwelling unit. Planning Commission design review is required because the project consists of a new single- story residence over 18 feet in height. No protected trees are proposed for removal. Staff Contact: Michael Fossati (408)868- 1212 Staff Report 20700 Verde Vista Ln 61 Att 1 Resolution 66 Att 2 PC Staff Report dated 7815 71 Att 3 Email Johnson 76 Att 4 Story Pole Pics June 77 Att 5 Story Pole Pics Aug 82 Att 7 Plans Exhibit A 88 Application PDR15-0014; 19361 Valle Vista Dr. (397-11-014) Kohlsaat / Neukomm. – The applicant has requested to demolish an existing one-story residence and construct a new one-story residence with basement and detached cabana. The total floor area of the project is 5,573 sq. ft. (not including the basement). The height of the proposed residence will be no taller than 25 feet. The height of the detached cabana will be no taller than 16 feet. Fourteen trees in conflict with the project have been approved for removal by the City Arborist. Planning Commission Design Review is required for any new structure over 18 feet in height and any accessory structure (i.e. detached cabana) above 15 feet in height. The site area is 1.02 acres and the property is zoned R-1-40,000. Staff Contact: Michael Fossati (408) 868-1212. Staff Report 19361 Valle Vista Dr.94 1 Att 1 Resolution 100 Att 2 Arborist Report 107 Att 3 Neighbor Notification 120 Att 4 Plan Set Exhibit A 124 Application APPC15-0003; 12969 Regan Ln. (393-01-022) Walia/Salin/Leney/Abhyankar - The City has received an appeal for a previously approved project that consists of a demolition of an existing residence and construction of a new 3,709 sq. ft. main residence located at 12969 Regan Ln. The height will not exceed 18 feet and the main residence will remain single-story. Two protected trees protected trees that are in conflict with the project and have been approved for removal. The net lot size is 12,125 square feet and the property is zoned in the R-1-12,500. Staff Contact: Michael Fossati (408) 868-1212. Staff Report - 12696 Regan 140 Att 1 Resolution 145 Att 2 Appeal Application 150 Att 3 Arborist Report 153 Att 4 Neighbor Notifications 162 Att 5 E-mail from 20353 Blauer 167 Att 6 Roof Comparisons 169 Att 7 Approved Set dated 62215 171 Att 8 Revised Set dated 82815 183 2 AGENDA REGULAR MEETING SARATOGA PLANNING COMMISSION Wednesday, September 09, 2015 REGULAR MEETING – 7:00 P.M. – CIVIC THEATER/COUNCIL CHAMBERS AT 13777 FRUITVALE AVENUE PLEDGE OF ALLEGIANCE ROLL CALL APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of August 26, 2015 COMMUNICATIONS FROM COMMISSION & PUBLIC 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. The 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 under Planning Commission direction to Staff. REPORT OF 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. PUBLIC HEARING All interested persons may appear and be heard at the above time and place. Applicants and their representatives have a total of ten minutes maximum for opening statements. Members of the Public may comment on any item for up to three minutes. Applicants and their representatives have a total of five minutes maximum for closing statements. 1. Applications PDR14-0026/ARB15-0009; 14835 Baranga Lane (397-18-037) Chiew/Batis - The applicant is requesting Design Review approval to construct a new 5,801 square foot, 24.75 feet tall two story single- family residence with a 3,092 square foot basement and a 1,039 square feet secondary dwelling unit. Ten protected trees are proposed for removal. The net site area is 64,469 square feet and is zoned R-1-40,000. Staff Contact: Liz Ruess (408)868-1230. Recommended action: Adopt Resolution No. 15-037 approving the project subject to conditions of approval. 2. Application PDR15-0016; 20700 Verde Vista Ln. (503-58-003); Jiang – The applicant is proposing to demolish an existing house and construct a new 21 foot, 6 inch tall single-story 4,268 square foot home that would include a two-car garage and deed-restricted second dwelling unit. Planning Commission design review is required because the project consists of a new single-story residence over 18 feet in height. No protected trees are proposed for removal. Staff Contact: Michael Fossati (408)868-1212 Recommended action: Adopt Resolution No. 15-030 approving the project subject to conditions of approval. 3 3. Application PDR15-0014; 19361 Valle Vista Dr. (397-11-014) Kohlsaat / Neukomm. – The applicant has requested to demolish an existing one-story residence and construct a new one-story residence with basement and detached cabana. The total floor area of the project is 5,573 sq. ft. (not including the basement). The height of the proposed residence will be no taller than 25 feet. The height of the detached cabana will be no taller than 16 feet. Fourteen trees in conflict with the project have been approved for removal by the City Arborist. Planning Commission Design Review is required for any new structure over 18 feet in height and any accessory structure (i.e. detached cabana) above 15 feet in height. The site area is 1.02 acres and the property is zoned R-1-40,000. Staff Contact: Michael Fossati (408) 868-1212. Recommended action: Adopt Resolution No. 15-041 approving Design Review PDR15-0014 subject to conditions of approval. 4. Application APPC15-0003; 12969 Regan Ln. (393-01-022) Walia/Salin/Leney/Abhyankar - The City has received an appeal for a previously approved project that consists of a demolition of an existing residence and construction of a new 3,709 sq. ft. main residence located at 12969 Regan Ln. The height will not exceed 18 feet and the main residence will remain single-story. Two protected trees protected trees that are in conflict with the project and have been approved for removal. The net lot size is 12,125 square feet and the property is zoned in the R-1-12,500. Staff Contact: Michael Fossati (408) 868-1212. Recommended action: Conduct a public hearing and adopt a resolution denying the appeal. DIRECTOR ITEMS COMMISSION ITEMS ADJOURNMENT CERTIFICATE OF POSTING OF AGENDA I, Abby Ayende, Office Specialist III for the City of Saratoga, declare that the foregoing agenda for the meeting of the Planning Commission was posted and available for public review on September 3, 2015 at the City of Saratoga, 13777 Fruitvale Ave., Saratoga, CA 95070 and on the City’s website at www.saratoga.ca.us. You can also sign up to receive email notifications when Commission agendas and minutes have been added to the City at website http://www.saratoga.ca.us/contact/email_subscriptions.asp. NOTE: To view previous Planning Commission meetings anytime, go the City Video Archives at www.saratoga.ca.us 4 ACTION MINUTES REGULAR MEETING SARATOGA PLANNING COMMISSION Wednesday, August 26, 2015 REGULAR MEETING – 7:00 P.M. – CIVIC THEATER/COUNCIL CHAMBERS AT 13777 FRUITVALE AVENUE ROLL CALL PRESENT Commissioners Wendy Chang, Kookie, Fitzsimmons, Joyce Hlava, Dede Smullen, Tina Walia, Chair Leonard Almalech ABSENT Commissioner Sunil Ahuja ALSO PRESENT Erwin Ordoñez, Community Development Director Michael Fossati, Planner Sandy Baily, Senior Project Manager APPROVAL OF MINUTES Approve Action Minutes from the Regular Planning Commission Meeting of August 12, 2015. Action: WALIA/FITZSIMMONS MOVED TO APPROVE THE AUGUST 12, 2015 MINUTES. MOTION PASSED. AYES: ALMALECH, CHANG, FITZSIMMONS, HLAVA, SMULLEN, WALIA. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE. PUBLIC HEARINGS 1. Applications ENV15-0003/PDR15-0008/ZOA15-0004; 13716 & 13718 Saratoga Avenue; Rockwood Design Associates on behalf of Sacred Heart Parish –The project includes a Zoning Amendment to add a Planned- Combined Overlay Zoning District (P-C) to a 11.4 acre parcel (APN 397-30-047) and a Design Review application to remodel the existing Parish Center by adding 2,425 square feet and increasing the roof height from 23.7 feet to 26 feet. An existing kindergarten classroom within the school building will be relocated to an area that is currently used as an office. The site is zoned R1-10,000. Staff Contact: Erwin Ordonez (408)868-1231. Action: HLAVA/CHANG MOVED TO ADOPT RESOLUTION NO. 15-036 APPROVING THE PROJECT WITH CHANGES TO THE CONDITIONS BY COMMISSIONER HLAVA. MOTION PASSED. AYES: ALMALECH, CHANG, HLAVA, SMULLEN, WALIA. NOES: NONE. ABSENT: AHUJA. ABSTAIN: FITZSIMMONS. 2. Application MOD15-0004; 12260 Saratoga Sunnyvale Road (386-30-035) Summer Hill Homes - The applicant is requesting approval to modify building elevations, including exterior finishes, and landscaping, for a 12 unit townhouse development that had previous design review approval. Staff Contact: Sandy Bailey (408) 868-1235. Action: WALIA/CHANG MOVED TO ADOPT RESOLUTION 15-039 APPROVING THE MODIFICTION SUBJECT TO CONDITIONS OF APPROVAL. MOTION PASSED. AYES: ALMALECH, CHANG, FITZSIMMONS, HLAVA, SMULLEN, WALIA. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE. 3. Application PDR14-0017; 14825 Fruitvale Avenue (397-18-028) Yong – The applicant has requested to demolish an existing one-story residence and construct a new one-story residence with basement. The total floor area of the project is 6,007 sq. ft. (not including certain portions of the lower floor considered “basement” by definition). Per 5 City Code, portions of the lower floor are considered either “basement” or “one-story”. The height of the proposed residence will be no taller than 23 ft. Four trees in conflict with the project are being approved for removal by the City Arborist. Staff Contact: Michael Fossati (408) 868-1212. Action: CHANG/SMULLEN MOVED TO ADOPT RESOLUTION 15-038 APPROVING THE PROJECT WITH CHANGES TO THE CONDITIONS. MOTION PASSED. AYES: ALMALECH, CHANG, FITZSIMMONS, HLAVA, SMULLEN, WALIA. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE. 4. Application PDR15-0003; 19341 Monte Vista Dr. (397-10-026) D&Z Design Assoc. – The applicant has requested to demolish an existing one-story residence and construct a new one-story residence with basement. The total floor area of the project is 6,685 sq. ft. (not including the basement). The height of the proposed residence will be no taller than 22 feet. Nine trees in conflict with the project are being approved for removal by the City Arborist. Staff Contact: Michael Fossati (408) 868-1212. Action: HLAVA/SMULLEN MOVED TO ADOPT RESOLUTION 15-040 APPROVING THE PROJECT WITH CHANGES TO THE CONDITIONS. MOTION PASSED. AYES: ALMALECH, CHANG, FITZSIMMONS, HLAVA, SMULLEN, WALIA. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE OTHER BUSINESS 1. 2014 General Plan Annual Progress Report Action: HLAVA/CHANG MOVED TO ACCEPT THE 2014 GENERAL PLAN ANNUAL PROGRESS REPORT. MOTION PASSED. AYES: ALMALECH, CHANG, FITZSIMMONS, HLAVA, SMULLEN, WALIA. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE ADJOURNMENT HLAVA MOVED TO ADJOURN AT 9:10 PM. MOTION PASSED. AYES: ALMALECH, CHANG, FITZSIMMONS, HLAVA, SMULLEN, WALIA. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE . 6 REPORT TO THE PLANNING COMMISSION Meeting Date: September 9, 2015 Application: PDR14-0026, GEO14-0015, ARB15-0009 Location / APN: 14835 Baranga Lane / 397-18-037 Owner/Applicant: Donald Batis Staff Planner: Liz Ruess 14835 Baranga Lane 7 Summary PROJECT DESCRIPTION: The applicant is requesting Design Review approval to demolish an existing 2,151 square foot, one story single-family home house and to construct a new 5,801 square foot, 24’-9” tall, two story single-family residence. The new home will include a 3,092 square foot basement and a 1,039 square foot detached secondary dwelling unit. Ten protected trees are proposed for removal. The net site area is 1.18 acres or 51,575 square feet and is zoned R-1-40,000. STAFF RECOMMENDATION: Adopt Resolution No. 15-037 approving the project subject to conditions of approval. Design Review Approval by the Planning Commission is required pursuant to City Code Section 15-45.060(a)(3). PROJECT DATA: Gross Site Area: 64,469 SF / 1.48 acres Net Site Area: 51,575 SF / 1.18 acres Average Site Slope: 14.17% Grading: 1,435 CY (not including basement) General Plan Designation: RVLD (Very Low Density Residential) Zoning: R-1-40,000 (Single-Family Residential) Proposed Allowed/Required Proposed Site Coverage Residential Footprint/Main Residence Driveway Permeable Driveway (50% counted) Patios/Walkways Second Dwelling Unit Pool Total Proposed Site Coverage 5,370 SF 1,425 SF 2,162 SF 4,740 SF 1,505 SF 725 SF 15,927 SF (23.7%) 24,810 SF (includes 10% increase for Deed Restricted 2nd Unit) Floor Area Main House First Floor (includes garage) Second Story Basement (excluded) Second Dwelling Unit Total Floor Area 4,167 SF 1,634 SF (3,091 SF) 1,039 SF 6,840 SF 6,684 SF (includes 10% increase for Deed Restricted 2nd Unit) Height (Residence) Lowest Elevation Point: Highest Elevation Point: Average Elevation Point: Proposed Topmost Point: Total Proposed Height Height (2nd Dwelling Unit) Lowest Elevation Point Highest Elevation Point Average Elevation Point Proposed Topmost Point: Total Proposed Height 499.5 FT 501 FT 500.25 FT 525 FT 24.75 FT 491 FT 525 FT 508 FT 525 FT 17 FT Maximum Height = 526.25 (26 Feet) Maximum Height = 526.25 (26 Feet) Page 2 of 6 8 Proposed Allowed/Required Setbacks for Residence Front: Left Side: Right Side: Rear 1st floor: Rear 2nd floor: Setbacks for 2nd Dwelling Unit Front: Left Side: Right Side: Rear: 199’-7” 33-4” 92’-5” 54’-4” 88’ 39’-8” 64’-4” 48’-6” 243’-11” 30’ 20’ 20’ 50’ 60’ 30’ 20’ 20’ 50’ PROJECT DESCRIPTION AND SITE CHARACTERISTICS The 1.48 acre site is located at the end of the Baranga Lane cul-de-sac. The site is covered with significant vegetation which screens much of the off-site views from adjacent properties. The average slope of the site is 14.7%. The proposed building site is essentially level and is located on the Northwestern portion of the site, where an existing house is located. An existing paved driveway provides access to the building site. This project proposes demolition of an existing 2,151 square foot, one story single-family home. The existing home will be replaced with a new 5,801 square foot two story, single-family residence with a 3,092 square foot basement and a 1,039 square foot detached, secondary dwelling unit which will be deed restricted. Planning Commission review is required because the size of the home (excluding the basement) exceeds 6,000 square feet and the proposed height exceeds 18 feet. The height of the main residence is proposed to be 24’-9”. The height of the second dwelling unit would be approximately 17 feet. The proposed home is contemporary with modern design elements. The proposed design is clean, functional and simple, utilizing exterior colors and materials to emphasize the design. The exterior materials of the proposed main residence include; stucco in “charcoal” and “burnt orange” and wood grain Longboard in “light cherry”. The garage, window and door frames would be natural aluminum and the decking material would be natural ipe wood. The design includes accents such as decorative metal railing powder coated in “charcoal”. The proposed exterior materials of the secondary dwelling unit include; wood grain Longboard in “Charcoal” and “Burnt Orange” to match the main residence. A colors and materials board is on file with the Community Development Department and will be present at the site visit and public hearing. The following table lists the proposed exterior materials. Detail Colors and Materials Exterior Stucco “Charcoal” and “Burnt Orange” Exterior Longboard “Light Cherry” Window/Door Frames Natural Aluminum Decking Natural Ipe Deck Guard Rail Metal powder coated in “charcoal” Second Dwelling Exterior Longboard in “Charcoal” and “Burnt Orange” Page 3 of 6 9 Deed-Restricted Second Dwelling Unit The applicant proposes a detached second dwelling unit located on the Southern portion of the site. The 1,039 square foot second unit has two bedrooms, one bathroom and an open living room/kitchen area. The project meets the development standards required per the City Code to allow the second dwelling unit to be deed-restricted and for up to an additional 10-percent floor area increase. Trees The site currently has over 82 existing trees; 37 protected trees are included in the tree inventory and approximately 45 other undocumented trees. Ten protected trees are being proposed for removal. These include seven Monterey pines, one walnut, one coast live oak and one avocado. The City Code requires that, one of ten potential criteria must be satisfied in order for a tree to be removed. The project arborist and City arborist concur that each tree proposed for removal satisfies at least four of the ten criteria. The value of the trees proposed for removal is $6,140 and an equivalent amount will be spent in replacement trees to be planted on site. The applicant’s landscape plan notes 4 trees in different varieties to be installed along the Western edge of the driveway for screening. The project was approved with conditions on August 21, 2014. The Arborist Report is included as Attachment #2. Front Landscape The applicant will retain a driveway in the existing front yard location but it will be constructed of pervious pavers. The applicant intends to maintain eight coast live oaks, mimosa, and fruit trees within the front setback area for screening. The applicant is allowed by the City Code to install up to 2,276 sq. ft. of hardscape within the front setback area. The applicant proposes 364 sq. ft. of hardscape in the front yard. The existing trees, plants and shrubs will make up the remainder of front landscaping. The City Code also allows up to a three foot tall fence within the required front yard setback. The applicant is not proposing a new fence at this time. Neighbor Notification and Correspondence The applicant submitted six Neighbor Notification Forms signed by adjacent property owners. One of the forms included negative comments related to the massing and bulk of the project. The applicant has since revised the design to reduce the massing and appearance of bulk. Copies of the neighbor notification forms are included as Attachment #4. Staff mailed a “Notice of Public Hearing” to all property owners within 500 feet of the subject property. The public hearing notice and description of the project was published in the Saratoga News. No additional written comments, either positive or negative, were received prior to the completion of this staff report. Geotechnical Review According to the City’s ground movement potential map, most of this subject property is located in “Ps” zone, defined as “Unstable, unconsolidated material, commonly less than 10 feet in thickness, on gentle to moderately steep slopes subject to shallow landsliding, slumping, settlement, and soil creep.” The northwest portion of the property is mapped as a “Sun” zone, defined as “Unconsolidated granular material (alluvium, slope wash, and thick soil) on level ground and gentle slopes; subject to settlement and soil creep; liquefaction possible at valley floor sites during strong earthquakes.” Page 4 of 6 10 A site specific geotechnical investigation was conducted by the applicant’s geologist as required by the City Code. The project was reviewed and received Geotechnical Clearance from the City’s geologist on October 22, 2014 and a copy of the clearance is included as Attachment #3. ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of three single-family residences in a residential area. FINDINGS Design Review Findings The Planning Commission shall not grant design review approval unless it is able to make the following findings. These findings are in addition to and not a substitute for compliance with all other Zoning Regulations. (a) Site development follows the natural contours of the site, minimizes grading, and is appropriate given the property's natural constraints. This finding can be made because the majority of the proposed structure will remain in the same building footprint of the existing structure. While the average slope of the site is 14.7%, the building site, is essentially level. The pool and second dwelling unit are being located on the lower elevation of the property, where the existing tennis court is currently located. (b) All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If constraints exist on the property, the number of protected trees, heritage trees, and native trees approved for removal shall be reduced to an absolute minimum. Removal of any smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the criteria set forth in Section 15-50.080. This finding can because only one of the ten trees proposed for removal are native and it meets five of the required criteria for removal, as determined by both the project and City arborist. All 9 other trees satisfy at least four of the ten criteria required for removal. Lastly, only approximately 13% of the existing trees on the property are to be removed, and the trees being preserved include numerous coast live oaks and coast redwoods, both native species. (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. This finding can be made because the proposed two-story residence is compatible with the predominant streetscape of the area, including the generally established front yard setbacks. The main residence is located on the Northwestern portion of the site, where the existing house is located. The proposed main residence is setback more than 199 feet from the front property line, exceeding the required front setback by more than 169 feet. The structure exceeds the required side and rear setbacks as well, as does the secondary dwelling unit. The site is not visible from any adjacent roads. Existing and proposed vegetation and trees will significantly screen views of the residence from most surrounding properties. Because the project is screened from most adjacent properties and not visible from nearby roadways, setbacks far exceed the minimums, there would be no unreasonable impact to the privacy of adjoining properties and to community viewsheds. (d) The overall mass and the height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood. This finding can be made because the proposed mass is broken up on every side of the structure. The overall design, height, Page 5 of 6 11 materials, and location of building features will avoid the perception of excessive bulk. The proposed design offers a variety of planes, angles and rooflines and utilizes negative space to break-up the overall mass and bulk of the structure. The proposed design of the main residence utilizes exterior stucco in two contrasting colors “charcoal” and “burnt orange”, exterior longboard in a natural wood grain, and metal accents along the deck railings and window/door frames to further soften the façade and break up the massing of the structure. The design of the secondary dwelling unit utilizes the exterior longboard material in “charcoal” and “burnt orange” to compliment the main residence. While the proposed c style of the structure is not similar in architectural style, it is similar in bulk and height to the adjacent properties. The property to the west is similar in height, but at a higher elevation and the property to the southeast is a single-story, but at a much higher elevation. The contemporary design fits into the neighborhood, which is eclectic in style, ranging from Traditional to Mediterranean. The views from homes on adjacent sites are screened by existing and proposed landscaping. (e) The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape. This finding can be made because the hardscape in the front setback area is limited to just 364 sq. ft. The applicant proposes a driveway in the existing location in the front yard setback, constructed of pervious pavers. The applicant plans to maintain the existing eight coast live oaks, mimosa tree, and fruit trees within the front setback area for screening. The existing groundcover makes up the remainder of front landscaping. (f) Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. This finding can be made because the project exceeds required setbacks on all sides and will remain under 26 feet in height. The site is located at a lower elevation than the adjacent properties. The project will not impair adjoining properties to utilize solar energy. (g) The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055. This finding can be made in the affirmative because the proposed project conforms to the applicable design policies and techniques in the Residential Design Handbook such as minimizing the use of excessive colors and materials, designed the structure with simple and well-proportioned massing, deemphasizing the garage presence from the street, and avoiding unreasonable interference with privacy and views as detailed in the findings above. (h) On hillside lots, the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community viewsheds, and is in compliance with Section 15-13.100. This finding is not applicable as this lot is not located within the hillside residential zoning district and is not considered a hillside lot. ATTACHMENTS: 1. Resolution 2. Arborist Report 3. Geotechnical Clearance Conditions 4. Neighbor Notification Forms 5. Reduced Plans (Exhibit A) 6. Renderings Page 6 of 6 12 RESOLUTION NO: 15-037 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR14-0026 AND ARBORIST REPORT ARB15-0009 LOCATED AT 14835 BARANGA LANE WHEREAS, on October 14, 2014, an application was submitted by Jeff Chiew requesting Design Review approval to demolish an existing one story home and to construct a new 5,801 square foot, two story single-family residence with a 3,092 square foot basement and a 1,039 square foot detached secondary dwelling unit. The height of the proposed residence is 24 feet, 9 inches and the height of the proposed secondary dwelling unit is approximately 17 feet tall. Ten protected trees are proposed for removal. The site is located within the R-1-40,000 Zoning District (APN 397-18- 037). WHEREAS, the City Code requires a geologic hazards report to be prepared by a licensed geologist and for the City’s Geologic Consultant to review and approve the report. WHEREAS, the Community Development Department completed an environmental assessment for the project in accordance with the California Environmental Quality Act (CEQA), and recommends that the Planning Commission determine this project exempt. WHEREAS, on September 9, 2015, the Planning Commission held a duly noticed public hearing on the subject application, and considered evidence presented by City Staff, the applicant, and other interested parties. NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds, determines and resolves as follows: Section 1: The recitals set forth above are true and correct and incorporated herein by reference. Section 2: The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of one single-family residence in a residential area. Section 3: The project is consistent with the following Saratoga General Plan Policies: Land Use Goal 13 which provides that the City shall use the Design Review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require that landscaping and site drainage plans be submitted and approved during Design Review for a residence prior to issuance of permits; and Conservation Element Policy 6.0 which provides that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Section 4: The project is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings in that the project follows the natural 13 contours of the site, minimizes grading, and is appropriate given the property’s natural constraints; preserves protected trees; is designed to avoid unreasonable impacts to the privacy of adjoining properties and to community viewsheds; the mass and height of the structure and its architectural elements are in scale with the structure itself and with the neighborhood; landscaping minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape; does not unreasonably impair the ability of adjoining properties to utilize solar energy; and is consistent with the Residential Design Review Handbook. Section 5: The City of Saratoga Planning Commission hereby approves PDR14-0026 and ARB15-0009 located at 14835 Baranga Lane, subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 9th day of September 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Leonard Almalech Chair, Planning Commission 14 EXHIBIT 1 CONDITIONS OF APPROVAL PDR14-0026 14835 BARANGA LANE (APN: 397-18-037) 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. 15 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 (September 9, 2018), or the resolution will expire. COMMUNITY DEVELOPMENT 6. Compliance with Plans. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans revision dated June 22, 2015, denominated Exhibit "A". All proposed changes to the Approved Plans must be submitted in writing with plans showing the changes, including a clouded set of plans highlighting the changes. Such changes shall be subject to approval in accordance with Condition 3, above. 7. Building Division Submittal. Four (4) sets of complete construction plans shall be submitted to the Building Division. These plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance. The construction plans shall, at a minimum include the following: a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A” on file with the Community Development Department and referenced in Condition No. 6 above; b. A note shall be included on the site plan stating that no construction equipment or private vehicles shall be parked or stored within the root zone of any Ordinance-protected tree on the site; c. This Resolution printed onto separate construction plan pages; d. A final utility plan that shows location of HVAC mechanical equipment outside of required setback areas; e. A final Drainage and Grading Plan stamped by a registered Civil Engineer combined with the above-required Stormwater Detention Plan; f. A final Landscape and Irrigation Plan; and g. All additional drawings, plans, maps, reports, and/or materials required by the Building Division. 8. Lighting. Exterior lighting shall be shielded so as not to shine on adjacent properties or public right-of-way. 9. Maintenance of Construction Project Sites. Because this Design Review Approval authorizes a project which requires a Building Permit, compliance with City Code Section 16- 75.050 governing maintenance of construction project sites is required. 10. Fences, Walls and Hedges. All fences, walls and hedges not in connection with the proposed fence exception shall conform to height requirements provided in City Code Section 15-29. 11. Final Landscaping and Irrigation Plan. The final landscaping and irrigation plan shall take into account the following: 16 a. To the extent feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolong exposure to water shall be specified. b. To the extent feasible, pest resistant landscaping plants shall be used throughout the landscaped area, especially along any hardscape area. c. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. d. Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. e. Any proposed or required under grounding of utilities shall take into account potential damage to roots of protected trees 12. Fire Department Requirements. Owner/applicant shall comply with all Fire Department requirements. 13. Noise and Construction Hours. In order to comply with standards that minimize impacts to the neighborhood during site preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance of the construction site and other requirements stated in these sections. 14. Front yard landscaping. Front yard landscaping shall be installed prior to final inspection or a bond satisfactory to the Community Development Department valued at 150% of the estimated cost of the installation of such landscaping shall be provided to the City. 15. Second Dwelling Unit - Deed Restricted. The owner shall restrict the rental of the second unit to only households that qualify as lower, very-low, or extremely-low income households as those terms are defined in the move recent Santa Clara County Housing and Urban Development Program Income Limits or, 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 sections 50079.5,50105, and 50106 as those sections exist as of the effective date of this restriction. "Rental" means any agreement whereby the occupant(s) of the second unit make any payment in consideration of said occupancy. THIS CONDITION IS PERMANENT. CITY ARBORIST 16. Arborist Report. All recommendations of the Arborist Report dated August 21, 2015 and all other future updated reports, and incorporated herein by this reference shall be followed and incorporated (in its entirety) into the plans. PUBLIC WORKS 17 17. Encroachment Permit. The applicant shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement prior to commencement of the work to implement this Design Review. 18 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB15-0009 Prepared by Kate Bear, City Arborist Site: 14835 Baranga Lane Phone: (408) 868-1276 Owner: Donald Batis Email: kbear@saratoga.ca.us APN:397-18-037 Email:bbatis@me.com Report History: Report 1 Date: Plans received February 25, 2015 Report completed March 25, 2015 Report 2 – This report replaces report 1 Revised plans and arborist report received April 29, 2015 Report completed June 3, 2015 Memo – New design. Revised plans received July 16, 2015 Memo with comments sent to applicant July 22, 2105 Report 3 – New design. This report replaces previous reports and memo. Revised plans received August 11, 2015 Report completed August 21, 2015 PROJECT SCOPE: The applicant has submitted plans to the City to demolish the existing house, carport, and tennis court, and build a new two-story house with a basement, attached four car garage, pool house and a pool. The new design has the pool house in a different location. Eleven trees (5, 7 – 12, 19, 22, 31 and 37) protected by Saratoga City Code are requested for removal to construct the project. Requested removals are mostly Monterey pines, but also include one mimosa, one walnut, one coast live oak and one avocado. All trees are in in fair to poor condition except the oak (tree 31). STATUS: Approved by City Arborist with conditions. PROJECT DATA IN BRIEF: Tree bond – Required - $46,200 For trees 1 – 4, 6, 17, 20, 21, 23 – 25 and 32 Tree fencing – Required – See Conditions of Approval. 1 19 14835 Baranga Lane Tree removals – Trees 5, 7 – 12, 19, 22 and 37 are permitted for removal once a building permit has been issued. Replacement trees – Required = $6,140 FINDINGS: Tree Removals Whenever a tree is requested for removal as part of a project, certain findings must be made and specific tree removal criteria met. Ten trees protected by Saratoga City Code are requested for removal to construct the project. They include seven Monterey pines (trees 5 and 7 – 12), one avocado (tree 19), one English walnut (tree 22), one coast live oak (tree 31) and one mimosa (tree 37). The pines, the walnut and the mimosa are in poor condition. The pines have suffered drought stress and are dying. The avocado is in fair health but has poor structure. The walnut, avocado, coast live oak and mimosa are in conflict with grading or structures in the project. All 11 trees meet the City’s criteria allowing them to be removed and replaced, once building division permits have been obtained. The table below summarizes the criteria met, allowing each tree to be removed. Attachment 2 contains the tree removal criteria for reference. Table 1: Summary of Tree Removal Criteria that are met Tree No. Criteria met Criteria not met Pines 5, 7 – 12 1, 4, 5, 6, 7, 9 2, 3, 8, 10 Avocado19 1, 4, 6, 7, 9 2, 3, 5, 8, 10 Walnut 22 1, 4, 5, 7, 9 2, 3, 6, 8, 10 Coast live oak 31 1, 4, 5, 7, 9 2, 3, 6, 8, 10 Mimosa 37 1, 4, 7, 9 2, 3, 5, 6, 7, 8, 10 Replacement Trees: New trees equal to $6,140, which is the total appraised value of trees approved for removal, will be required as a condition of the project. Replacement trees may be planted anywhere on the property. Replacement values for new trees are listed below. 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. Replacement Tree Values: 15 gallon = $350 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 2 Revised 8-25-15 20 14835 Baranga Lane Tree Preservation Plan Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. The submitted arborist report, once copied onto a plan sheet and included in the final set of plans, will satisfy this requirement. This report is also to be included in the final set of plans. ATTACHMENTS: 1 – Plans Reviewed and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Map of Site showing tree protection fencing 3 21 14835 Baranga Lane Attachment 1 PLAN REVIEW: Architectural Plans reviewed: Preparer: SEDES architecture Date of Plans: January 27, 2015, revised July 22, 2015 Sheet A 0.1 Existing Site Plan Sheet A 0.2 Proposed Site Plan Sheet A 1.1 Existing Floor Plan Sheet A 2.1 Proposed Floor Plan – Basement Sheet A 2.2 Proposed Floor Plan – First Floor Sheet A 2.3 Proposed Floor Plan – Second Floor Sheet A2.5 Proposed Pool House Floor Plan Sheet A3.1 Existing Building Elevations Sheets A3.2 and A3.3 Proposed Exterior Building Sheet A 3.4 Proposed Pool House Elevations and Sections Sheet A4.1 Proposed Sections Civil Plans reviewed: Preparer: KProx Consulting Date of Plans: January 23, 2015, revised July 22, 2015 Sheet 1 of 2 Boundary and Topographic Survey Sheet 2 of 2 Boundary and Topographic Survey Sheet C1.1 revised July 13, 2015 Existing Conditions and Tree Removal Sheet C2.1 revised July 13, 2015 Grading and Drainage Plan Sheet C3.1 Drainage and Utility Plan Sheet C5.1 Details Landscape Plan reviewed: Preparer: Skyline Design Studio Date of Plans: October 10, 2014, revised July 2015 Sheet LA-1 Proposed Landscaping TREE INFORMATION: Arborist report reviewed: Preparer: Nigel Belton, ISA Certified Arborist WE-410A Date of Report: February 6, 2015, revised April 24, July 13 and July 24, 2015 An arborist report was submitted for this project that inventoried 37 trees. Eleven trees protected by Saratoga City Code are requested for removal to construct this project. 4 22 14835 Baranga Lane Attachment 1 Information on the condition of each tree, potential impacts from construction, suitability for preservation, appraised values and tree protection recommendations were provided. Table 1: Tree Inventory from arborist report dated February 6, 2015 5 23 14835 Baranga Lane Attachment 1 Table 1 continued: Tree Inventory from arborist report dated February 6, 2015 6 24 14835 Baranga Lane Attachment 1 Table 2: Appraised Values of Trees from arborist report dated February 2015. 7 25 14835 Baranga 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 necessity to remove the tree because of physical damage or threatened damage to improvements or impervious surfaces on the property. (3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the diversion or increased flow of surface waters, particularly on steep slopes. (4) The number, species, size and location of existing trees in the area and the effect the removal would have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general welfare of residents in the area. (5) The age and number of healthy trees the property is able to support according to good forestry practices. (6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the protected tree. (7) Whether the approval of the request would be contrary to or in conflict with the general purpose and intent of this Article. (8) Any other information relevant to the public health, safety, or general welfare and the purposes of this ordinance as set forth in Section 15-50.010 (9) The necessity to remove the tree for economic or other enjoyment of the property when there is no other feasible alternative to the removal. (10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed and replacement trees planted in conformance with the City Arborist's recommendation. 8 26 14835 Baranga Lane Attachment 3 CONDITIONS OF APPROVAL 1.It is the responsibility of the owner, architect and contractor to be familiar with the information in this report and implement the required conditions. 2.The submitted arborist report prepared by Nigel Belton, ISA-Certified Arborist, along with revisions, shall be copied on to a plan sheet, titled “Tree Preservation” and included in the final job copy set of plans. 3. This arborist report shall be copied on to a plan sheet and included in the final set of plans. 4.The designated Project Arborist shall be Nigel Belton, ISA-Certified Arborist WE-410A, unless otherwise approved by the City Arborist. 5.Tree Protection Security Deposit a.Is required per City Ordinance 15-50.080. b.Shall be $46,200 be for tree(s) 1 – 4, 6, 17, 20, 21, 23 – 25 and 32. c.Shall be obtained by the owner and filed with the Community Development Department before obtaining Building Division permits. d. May be in the form of cash, check, credit card payment or a bond. e.Shall remain in place for the duration of construction of the project. f.May be released once the project has been completed, inspected and approved by the City Arborist. 6.Tree Protection Fencing: a.Locations will be determined once project has been approved. b.Shall be established prior to the arrival of construction equipment or materials on site. c.Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10 feet apart. d.Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408) 868-1276”. e.Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection fencing once it has been installed. This is required prior to obtaining building division permits. f.Tree protection fencing shall remain undisturbed throughout the construction until final inspection. g.If contractor feels that work must be done inside the fenced area, call City Arborist and Project Arborist to arrange a field meeting before performing work. 7.The Project Arborist shall visit the site every two weeks during grading activities and monthly thereafter. Following each site visit, the project arborist shall provide the City arborist with a report and photos commenting on how the work was carried out. 8. All construction activities shall be conducted outside tree protection fencing. These activities include, but are not necessarily limited to, the following: demolition, grading, trenching, 9 27 14835 Baranga Lane Attachment 3 equipment cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. 9.The Project Arborist shall be on site to monitor all work within: a.5 feet of trees 1 – 4 b.10 feet of tree 32 c. 15 feet of trees 17, 20 and 21 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. 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. 13.Trees 5, 7 – 12, 19, 22, 31 and 37 meet the criteria for removal and may be removed and replaced once Building Division permits have been obtained. 14. 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. 15.New trees equal to $7,160 shall be planted as part of the project before final inspection and occupancy of the new home. New trees may be of any species. 16. 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 17. Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 18. Water loving plants and lawns are not permitted under oak tree canopies. 19. 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. 20. 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 28 Attachment 4 14835 Baranga Lane Legend Tree Protection Fencing 11 29 Memorandum of Geotechnical Clearance Conditions Page 1 of 1 MEMORANDUM TO: Christopher Riordan, Project Planner, Community Development Department CC: Batis, D. / Chiew, J. (Owner & Applicant) FROM: Iveta Harvancik, Senior Engineer SUBJECT: Geotechnical Clearance Conditions for GEO14-0015 at 14835 Baranga Lane DATE: October 22, 2014 1. The Project Geotechnical Consultant shall review and approval all geotechnical aspects of the final development plans (i.e., site preparation and grading, basement excavation, fill placement, and site drainage) to ensure that the plans, specifications and details accurately reflect the consultant’s recommendations. The Consultant shall evaluate final proposed grading including fill placement considering slope stability. The results of the Geotechnical Plan Review shall be summarized by the Project Geotechnical Consultant in a letter and submitted to the City Engineer for review prior to issuance of permits for project construction. 2. The Project 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, basement excavation, and foundation construction prior to placement of steel and concrete. The results of these inspections and the as-built conditions of the project shall be described by the Project Geotechnical Engineer in a letter(s) and submitted to the City Engineer for review and approval prior to Final (as-built) Project Approval. Appropriate documentation to address the above items should be submitted to the City for review by the City Engineer and City Geotechnical Consultant. 3. The owner (applicant) shall pay any outstanding fees associated with the City Geotechnical Consultant’s review of the project prior to Zone Clearance. 4. The owner (applicant) shall enter into agreement holding the City of Saratoga harmless from any claims or liabilities caused by or arising out of soil or slope instability, slides, slope failure or other soil related and/or erosion related conditions. 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 SCALE 1" = 1' 2"12"0 J-TRACK FINISHING CAP & FINISHING BASE OUTSIDE CORNER J-TRACK (DRILL DRANAGE HOLES REQUIRED BY OTHERS) LONGBOARD V-GROOVE PANELS R 2 STARTER STRIPS BACK TO BACK INSIDE CORNER QUICK-SCREEN CLIP FASTENED @ 32" O.C. HARD-FASTEN USING SELF-DRILLING SCREW @ SINGLE LOCATION EACH BOARD, APPROX. CENTER OF LENGTH 6" DETAIL:SECTION DETAIL - V-GROOVE PANEL VERTICAL INSTALLATION V-GROOVE 1.00 Longboard V-Groove Siding Panel Wood Framing OSB or Plywood Sheathing Shown with #8 Pan-Head Screws of Appropriate Length • • • These drawings are published as an information guide only. These CAD drawings are intended as templates to assist the designer, they do not contain the full detail required for construction and must be read in conjunction with the installation instructions on www.longboardproducts.com . You should obtain architectural, engineering or other technical advice to asses the suitability of these drawings to the requirements of your particular project. Mayne Coatings Corp. and Longboard Products accepts no liability in respect to the use of these drawings. For complete installation instructions refer to the appropriate documentation at www.longboardsuppliers.com/installation SCALE 3" = 1' 1"3"6"2"0 FINISHING CAP FASCIA TRUSS WIDE STARTER STRIP LONGBOARD 6" V-GROOVER QUICK-SCREEN CLIP ᵀᴹ 2 1/2" VENT SOFFIT #8 PAN HEAD SCREW WALL SHEATHING FINISHINGBASE DETAIL:SECTION DETAIL - 2 1/2" VENT SOFFIT - PARALLEL 212" VENT SOFFIT 1.03 Longboard 6" V-Groove Siding Panel Wood Framing OSB or Plywood Sheathing Shown with #8 Pan-Head Screws of Appropriate Length • • • These drawings are published as an information guide only. These CAD drawings are intended as templates to assist the designer, they do not contain the full detail required for construction and must be read in conjunction with the installation instructions on www.longboardproducts.com . You should obtain architectural, engineering or other technical advice to asses the suitability of these drawings to the requirements of your particular project. Mayne Coatings Corp. and Longboard Products accepts no liability in respect to the use of these drawings. For complete installation instructions refer to the appropriate documentation at www.longboardsuppliers.com/installation WOOD FRAMING VAPOUR BARRIER EXTERIOR SHEATHING LONGBOARD 4" V-GROOVE #8 PAN HEAD SCREW QUICK-SCREEN CLIP ᵀᴹ INSULATION WHERE REQUIRED R SCALE 6" = 1' 1"3"2"0 FINISHING CAP FINISHING BASE These drawings are published as an information guide only. These CAD drawings are intended as templates to assist the designer, they do not contain the full detail required for construction and must be read in conjunction with the installation instructions on www.longboardproducts.com . You should obtain architectural, engineering or other technical advice to asses the suitability of these drawings to the requirements of your particular project. Mayne Coatings Corp. and Longboard Products accepts no liability in respect to the use of these drawings. For complete installation instructions refer to the appropriate documentation at www.longboardsuppliers.com/installation • • • DETAIL:SECTION DETAIL - FINISHING BASE AND CAP Longboard 4" V-Groove Siding Panel Wood Framing OSB or Plywood Sheathing Shown with #8 Pan-Head Screws of Appropriate Length FINISHING BASE AND CAP 1.08 #8 PAN HEAD SCREW 1.55MM STAND-OFF FOR RAIN SCREEN SOLUTION WIDE STARTER STRIP HARD FASTEN BESIDE QUICK-SCREEN CLIPS ᵀᴹ INSTEAD OF THROUGH FOR ALL WIDE STARTER STRIPS LONGBOARD 6" V-GROOVE PANEL INSULATION WHERE REQUIRED WOOD FRAMING VAPOUR BARRIER EXTERIOR SHEATHING QUICK-SCREEN CLIP ᵀᴹ SCALE 3" = 1' 1"3"6"2"0 R DETAIL:SECTION DETAIL - 6" V-GROOVE PANEL HORIZONTAL APPLICATION 6" V-GROOVE 1.00 Longboard 6" V-Groove Siding Panel Wood Framing OSB or Plywood Sheathing Shown with #8 Pan-Head Screws of Appropriate Length • • • These drawings are published as an information guide only. These CAD drawings are intended as templates to assist the designer, they do not contain the full detail required for construction and must be read in conjunction with the installation instructions on www.longboardproducts.com . You should obtain architectural, engineering or other technical advice to asses the suitability of these drawings to the requirements of your particular project. Mayne Coatings Corp. and Longboard Products accepts no liability in respect to the use of these drawings. For complete installation instructions refer to the appropriate documentation at www.longboardsuppliers.com/installation 54 Sheet No. Scale Sheet Scale LA-1 2 of Sheet TitleProject TitleLandscape Submittal PlanImpervious Area PlanScreening PlanProposed LandscapingThe Batis-Chiew Residence14835 Baranga LaneSaratoga, CAConsultantDesign FirmSkyline design studioP.O. Box 3759Half Moon Bay, CA 94019-3759skyline@skylinedesignstudio.netDesigned ByDrawn ByChecked ByReviewed BySubmitted ByProject ManagerDateRevisionProject IDDrawing CodeCAD File NamePlot DateDEHDEHRevisionBatis-Chiew ResidenceDrawing CodeBaranga Model00/00/00No.DateIssue NotesIssue for Client & Consultant reviewA10/10/14No.DateRevision NotesRevisions per Town Comments letter of 11/13/1411/26/15Appr Zone Move poolhouse to south end of pool, add spa and BBQ, & tree clearance note27/10/15 Add tree info38/3/15 Correct Gross Lot Area48/27/15 Issue for Planning & Building Dept. ReviewB10/13/141 1 2 2 3 3 4 4 5 5 6 6 7 7 A A B B C C D D E E Impervious Area Legend Driveway - Impervious pavers Driveway - Pervious gravel Patios, decks, etc. - Impervious concrete & decking 1425 s.f. 4323 s.f. 4740s.f. 24" box Olea Europa "Swan Hill" - fruitless olive 24" box Pyrus calleryana "Chanticleer" - flowering Pear 24" box Lagerstroemia indica "Tuscarora" - Crape Myrtle 15 gal. Prunus caroliniana - Cherry Laurel Screening Plants Legend Note: Screening trees to reach a mature height of 25' - 30' min. Ornamental groupings including: Arctostaphylos "Yankee Point" - groundcover manzanita Lavandula "Provence" - lavender Salvia hybrids - sage Cistus purpurea - rock rose Rosmarinus "Collingwood Ingram" - rosemary Phormium hybrids - flax Exact grouping and quantities to be determined later. All plants are low water use natives. All plants are on WACOLS plant list. Water Use Area Legend Hydrozone 1: Low water use (ornamental native plants) Mulched area Pool & pre-fab Spa 1284 s.f. 725 s.f. As Noted GENERAL NOTES 1. All work shall comply with: Saratoga Municipal Codes & Ordinances, CBC 2013, Cal. Energy Code 2013, Cal Green Bldg. Stds. 2013, all including any local pert inent amendments, and state laws including Cal-OSHA. 2. All grading & paving to provide positive drainage away from buildings per Cal Green Section 4.106.3 3. An Encroachment Permit is required for any construction activity within the City’s Right-Of-Way, easement, or affecting the City’s improvements. All improvements constructed within the City R.O.W. shall conform to City Standards. 4. Locate and verify on site the location and depth (or elevation) of all existing utilities before performing any excavation work. Any locations shown on plans are approximate and are included for information only. Report any discrepancies to Landscape designer and Owner before commencing any related work. 5. Stake layout in field, for review and revision by Landscape Designer/Owner prior to construction. 6. Coordinate work with other contractors, subcontractors, and tradesmen working on site. 7. Notify Landscape Designer at least 2 days prior to any requested site visits. WATER CONSERVATION IN LANDSCAPING 1. The new landscaping consists of the following irrigated areas: a. Hydrozone 1: 1086 s.f. drip irrigation, no overhead spray. Plants requiring similar irrigation are to be grouped. b. There are no natural turf areas. c. At least 80% of non-turf area is native or low water-use plants. 2. Because the permanently irrigated landscape / swimming pool / water feature area is less than 5000 s.f., the requirements of Section 15-47, Water-Efficient Landscape Ordinance do not apply. 3. A weather-based automatic Irrigation Controller per Cal Green Section 4.304.1 shall be installed prior to final inspection. 4. All planting areas are to receive organic compost, mixed into the planting holes at a ratio of 50% compost - 50% native soil min. 5. All exposed soil areas are to receive a minimum of 2” of mulch; 3” is recommended. 6. The irrigation system is to only operate between 8pm & 10am. SAFETY 1. It is the responsibility of the contractor to mark and identify any dangerous conditions as appropriate (including but not limited to: open trenches or holes) and provide protection from those conditions where in proximity to walkways, paths, patios, or other locations of traffic. Notify owner/client or designer. EARTHWORK/ GRADING 1. Strip and stockpile topsoil from areas being re-graded. Make any soil removal of subsoil only. Topsoil is to be piled to a max. ht. of 6 feet and covered securely to prevent erosion. 2. For all areas compacted during construction soil is to be tilled to a depth of 8”. 3. Do not work soil when it is wet. 4. Where hardscape is removed from an area, soil is to be thoroughly raked and cleaned of all debris and loose rocks. 5. Finish-grade all landscape areas to provide positive slope at 5% within eight feet from foundation (where possible) and at 2% for hardscape surfaces. Finish grade of planting areas to be ½” below edge of adjacent paving. INTERLOCKING PAVERS 1. Driveway to be a combination of gravel and interlocking pavers as selected by client. 2. Install pavers per Manufacturer’s Instruction for base layer, compaction, etc. 3. All cuts to be accurate and neat. Layout pattern to minimize pavers less than half size. Pavers to be protected by layer of sand during compaction. GRAVEL AREAS 1. Gravel areas to be 2” crushed gravel over compacted base. 2. Gravel to have metal header unless bounded by building, pavement, or fence. 1284 Site Coverage Calculations District : R-1-40,000 Gross site area: 64,469 s.f. Allowable site coverage @ 35% = 22,564 s.f. REQUIREMENT DETAILS 1. COVER SHEET – Include all of the following information (regardless of duplication elsewhere) a. Plan Preparer’s Name, Address and Telephone Number b. Date of drawing and subsequent revisions c. Directional Arrow and Scale (all pages) d. Project Description – include number of trees to be removed e. Assessor’s Parcel Number f. Owner’s Name and Address of Project g. Vicinity Map h. Zoning District i. Gross and Net Lot Size (defined in City Code 15-06.620) otherwise, indicate if gross = net j. Age of Home and any other structures being remodeled or removed k. Slope at Building’s Edge l. Average Slope of Entire Site (or indicate that the site is level) Show the following calculation with data from a topographic survey: m. Allowable Floor Area – with reductions for slope as specified in City Code 15-45.030 n. Floor Area Table of all Existing and Proposed Structures that are enclosed on three or more sides and a solid roof. Please include a small Block Diagram of calculated floor area. o. Impervious Coverage Table with breakdown of site coverage (example below). SITE COVERAGE Impervious Surfaces Total SF Footprint of Home/Garage (including roof overhang) Driveway Walkways / Decks /Patio Other (e.g. Cabana / Shed / Pool / Tennis Court) (a) SUBTOTAL IMPERVIOUS = _________ sf Impervious Pervious Surfaces Actual S.F. 50% credit Total SF Permeable paver driveway (-) Permeable paver walkways/patio (-) Permeable artificial turf / Other (b) SUBTOTAL PERVIOUS = ______ sf = ______ sf = _________ sf Pervious SITE COVERAGE TOTAL (a) + (b) = ______________ sf Total Coverage * Please call out ‘other’ line items (e.g., garden shed, gazebo, trellis, arbor, 2nd dwelling, etc.) ** Must provide documentation showing permeability to qualify for 50% credit FLOOR AREA Existing Proposed Total SF First Floor Second Floor Garage Enclosed Porch Other (e.g., Shed) TOTAL where: S = % average slope I = contour interval (intervals < 5 feet) L = aggregate contour lengths in scale feet A = net site area expressed in acres 1000 500 Proposed Addition 400 350 S = .00229(I)(L) A Please note that additional information may be required pursuant to City Code 15-45.070 3 5370 + 1505 = 6875 (gravel portion included under "other" below)1425 : Pool & pre-fab spa 4740 725 13,765 4323 15,926 (-) 2161 2162 Permeable gravel driveway 4323 (-) 2161 driveway - gravel Pool & Poolhouse 13 Pool 15'x45' Upper deck Lower Level Patio Pool Patio Equip. pad Driveway gravel Driveway gravel Driveway pavers Driveway pavers 3'-3"PoolequipmentPre-fab Spa refs 42" BBQBar 2 3 4 5 6 7 8 9 10 11 12 14 15 1617 18 19 20 21 22 23 24 25 28 29 27 31 30 32 33 34 35 3637 1 line of (e) tennis court TPZ FENCE #2 TPZ FENCE #3 TPZ FENCE #3 TPZ FENCE #3 TPZ FENCE #3 TPZ FENCE #1 XXXXXXXXXXX(E) fruit trees (E) fruit treesNew screening trees, refer to Legend for specifications. Final precise tree location to be determined in field. Main House Poolhouse Impervious Area & Water Use Plan Scale: 1/16" = 1'-0"1 50' Rear Setback 30' Front Setback 30' Fr o n t S e t b a c k20' Side Setback20' Side SetbackAll Pine trees (3) Quercus agrifolia Fruit trees Fruit tree Quercus agrifolia woodland Sequoia sempervirens 30", 16", 24"cluster Quercus agrifolia woodland Quercus agrifolia woodland Quercus agrifolia woodland Albizia julibrissen 7" cluster drip line of existing trees shown drip line of existing trees shown Deck Front Setback Area (grayed) = 4553 s.f. Pavement in Front Setback= 364 s.f. % Setback Area is Pavement= 8% (E) Shed1 Area of basement that qualifies as basement (shaded): 2850 s.f. Total area of basement: 3092 s.f. Percentage that qualifies: 92.22% Deck Poolhouse Patio Pool Patio Pool Patio Maintain 10'-0" minimum clearance to trees 10' - 0 " mi n . 4323 MULCHED AREAS 1. New terraced areas in location of old tennis court are to be mulched with min. 3" of small fir bark for the first two seasons to allow the new soil to establish fertility. Native grasses will be allowed to grow as present in adjacent oak woodland and maintained to blend with adjacent areas under oaks and existing walnut & fruit trees. These areas will ultimately be utilized as fruit tree and vegetable growing areas after several seasons of developing soil structure. 1 1 1 1 2 2 2 2 4 55 PROPOSED GARAGE FF VARIES POOL POOL HOUSE FF = 492.00 TPZ FENCE TPZ FENCE TPZ FENCE TPZ FENCE 1.PROVIDE POSITIVE SURFACE DRAINAGE AWAY FROM ALL STRUCTURES BY SLOPING THE FINISHED GROUND SURFACE AT LEAST 5%, UNLESS OTHERWISE NOTED ON THE PLANS. SLOPE PORCHES, LANDINGS AND TERRACES 2% (1/4" PER FOOT) AWAY FROM, STRUCTURES UNLESS OTHERWISE NOTED ON PLANS. 2.CONTRACTOR TO VERIFY ALL CONTROLLING DIMENSIONS WITH ARCHITECTURAL PLANS. 3.CONTRACTOR SHALL DETERMINE EARTHWORK QUANTITIES BASED ON THE TOPOGRAPHIC SURVEY, THE GEOTECHNICAL INVESTIGATION AND THE PROPOSED SURFACE THICKNESS AND BASE THE BID ACCORDINGLY. IT IS THE CONTRACTORS RESPONSIBILITY TO CONFIRM IF A SEPARATE DEMOLITION CONTRACT HAS BEEN ISSUED TO TAKE THE SITE FROM THE WAY IT IS AT THE TIME OF THE BID TO THE CONDITIONS DESCRIBED IN THESE DOCUMENTS. ANY DIFFERENCES BETWEEN THE STATE IN WHICH THE SITE IS DELIVERED TO THE CONTRACTOR AND THESE DOCUMENTS SHOULD BE NOTED TO THE ENGINEER/ARCHITECT. 4.ALL FILL SHALL BE COMPACTED PER THE GEOTECHNICAL REPORT AND THE CONTRACTOR SHALL COORDINATE AND COMPLY WITH THE CLIENT'S TESTING AGENCY TO TAKE THE APPROPRIATE TESTS TO VERIFY COMPACTION VALUES. 5.IMPORT SOILS SHOULD MEET THE REQUIREMENTS OF THE SOILS REPORT AND SPECIFICATIONS. 6.COORDINATE THE PLACEMENT OF ALL SLEEVES FOR LANDSCAPE IRRIGATION (WATER AND CONTROL WIRING) AND SITE LIGHTING PRIOR TO THE PLACEMENT OF ANY ASPHALT, BASEROCK OR CONCRETE SURFACING. SEE LANDSCAPING AND SITE ELECTRICAL DRAWINGS. 7.DO NOT ADJUST GRADES ON THIS PLAN WITHOUT PRIOR WRITTEN APPROVAL OF THE ENGINEER/ARCHITECT. 8.SITE STRIPPINGS THAT CONTAIN ONLY ORGANIC MATERIAL (NO DEBRIS TRASH, BROKEN CONC. OR ROCKS GREATER THAN 1'' IN DIAMETER) MAY BE USED IN LANDSCAPE AREAS, EXCEPT FOR AREAS IDENTIFIED AS IMPORT TOP SOIL BY THE LANDSCAPE DRAWINGS. EXCESS STRIPPINGS SHALL BE REMOVED FROM SITE. 9.ROUGH GRADING TO BE WITHIN 0.1' AND FINISH GRADES ARE TO BE WITHIN 0.05', HOWEVER CONTRACTOR SHALL NOT CONSTRUCT ANY IMPROVEMENTS THAT WILL CAUSE WATER TO POND OR NOT MEET REQUIREMENTS IN GRADING NOTE #1. 10.THE CONTRACTOR SHALL EXERCISE EXTREME CARE TO CONFORM TO THE LINES, GRADES, SECTIONS, AND DIMENSIONS AS SET FORTH ON THESE PLANS. ALL GRADED AREAS SHALL CONFORM TO THE VERTICAL ELEVATIONS SHOWN WITH A TOLERANCE OF ONE-TENTH OF A FOOT. WHERE GRADED AREAS DO NOT CONFORM TO THESE TOLERANCES, THE CONTRACTORS SHALL BE REQUIRED TO DO CORRECTIVE GRADING, AT NO EXTRA COST TO THE CLIENT. 11.IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO CONFIRM THE GROUND ELEVATIONS AND OVERALL TOPOGRAPHY OF THE SITE PRIOR TO THE START OF CONSTRUCTION AS TO THE ACCURACY BETWEEN THE WORK SET FORTH ON THESE PLANS AND THE WORK IN THE FIELD. ANY DISCREPANCIES SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE CONSTRUCTION MANAGER AND CIVIL ENGINEER IN WRITING PRIOR TO START OF CONSTRUCTION WHICH MAY REQUIRE CHANGES IN DESIGN AND/OR AFFECT THE EARTHWORK QUANTITIES. 12.TRENCHES SHALL NOT BE LEFT OPEN OVERNIGHT IN EXISTING PUBLIC STREET AREAS. CONTRACTOR SHALL BACKFILL TRENCHES, OR PLACE STEEL PLATING WITH ADEQUATE CUTBACK TO PREVENT SHIFTING OF STEEL PLATE AND/OR HOT-MIX ASPHALT REQUIRED TO PROTECT OPEN TRENCHES AT THE END OF THE WORKING DAY. 13.STRUCTURE WALLS: PER CBC 2304.11.2.2 (WOOD SUPPORTED BY FOUNDATION) PROVIDE 8" MINIMUM CLEAR TO EXTERIOR GRADE. C2.1 GRADING REQUIREMENTS: AC PAVEMENT PER LANDSCAPE PLANS NEW LANDSCAPE PER LANDSCAPE PLANS CHIEW-BATIS RESIDENCE14835 BARANGA LANESARATOGA, CA 95070-----1.AREAS LACKING TOPOGRAPHIC INFORMATION (ELEVATIONS) HAVE BEEN INTERPOLATED USING STANDARD ENGINEERING METHODS. CONTRACTOR SHALL FIELD VERIFY ALL ELEVATIONS AT CONFORMS PRIOR TO COMMENCEMENT OF CONSTRUCTION AND REPORT BACK ANY DISCREPANCIES TO THE CIVIL ENGINEER. 2.ALL TREE REMOVAL SHALL BE PERFORMED AS SHOWN ON ARCHITECTURAL SHEETS AND FOLLOWING THE ARBORIST REPORT FOR THE PROJECT. THIS INCLUDES BUT IT IS NOT LIMITED TO GRADING OPERATIONS ADJACENT TO EXISTING TREES. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PRESERVE THE INTEGRITY OF TREES TO REMAIN WHICH SHALL NOT BE AFFECTED BY CONSTRUCTION ACTIVITIES. 3.CONTRACTOR IS RESPONSIBLE FOR REMOVAL AND REPLACEMENT OF ALL IMPROVEMENTS DAMAGED DURING CONSTRUCTION. HATCH LEGEND: VEHICULAR PAVERS NOTES: PER LANDSCAPE PLANS ABBREVIATIONS: AB AC AD ATD BFPD BSTD BW CB CL CS CIP CONC DD DDCV DIP DS DW DWL DWY (E) EG ELEC EM EP FC FDC FF FG FL FM FS FP FW GB GM GR GV HP INV JT JP LD LF LP (N) PIV PKG POC RET RIM S SAP SBD SBDCO SD SDCO SGR SICB SLP SPP SS SSCO SSP TW TYP USD VD W WM AGGREGATE BASE ASPHALT CONCRETE AREA DRAIN ATRIUM DRAIN BACK FLOW PREVENTION DEVICE BRICKSLOT TRENCH DRAIN BOTTOM OF WALL ELEVATION CATCH BASIN CENTER LINE CRAWL SPACE ELEVATION CAST IRON PIPE CONCRETE DECK DRAIN DOUBLE DETECTOR CHECK VALVE DUCTILE IRON PIPE ROOF DOWN SPOUT DOMESTIC WATER LINE DRYWELL CATCH BASIN DRIVEWAY EXISTING EXISTING GRADE ELECTRICAL ELECTRICAL METER EDGE OF PAVEMENT FACE OF CURB ELEVATION FIRE DEPARTMENT CONNECTION FINISHED FLOOR ELEVATION FINISHED GROUND ELEVATION FLOW LINE ELEVATION FORCE MAIN LINE FINISHED SURFACE ELEVATION FINISHED PAVEMENT ELEVATION FIRE WATER LINE GRADE BREAK GAS METER GRATE ELEVATION GATE VALVE HIGH POINT INVERT ELEVATION JOINT TRENCH JOINT POLE LANDSCAPE DRAIN LINEAR FEET LOW POINT NEW POST INDICATOR VALVE PARKING POINT OF CONNECTION RETAINING WALL RIM ELEVATION SLOPE SEE ARCHITECTURAL PLANS STORM SUB DRAIN STORM SUB DRAIN CLEANOUT STORM DRAIN STORM DRAIN CLEANOUT SEE GEOTECHNICAL REPORT SIDE INLET CATCH BASIN SEE LANDSCAPE PLANS SEE PLUMBING PLANS SANITARY SEWER SANITARY SEWER CLEANOUT SEE STRUCTURAL PLANS TOP OF WALL ELEVATION TYPICAL UNDERSLAB DRAIN PIPE VERTICAL DROP DOMESTIC WATER LINE WATER METER SCALE SEE SHEETS C0.0 AND C0.1 FOR ADDITIONAL NOTES AND LEGENDS 20 4001020 NEW HARDSCAPE PER LANDSCAPE PLANS CONTRACTOR SHALL PERFORM THEIR OWN EARTHWORK QUANTITY CALCULATION, AND USE THEIR CALCULATION FOR BIDDING AND COST ESTIMATING PURPOSES. EARTHWORK QUANTITIES SHOWN ARE FOR THE USE OF THE CITY OF SARATOGA PLANNING DEPARTMENT ONLY. ESTIMATED EARTHWORK QUANTITIES - FOR DESIGN REVIEW (EXCLUDES BUILDING, FOOTINGS, RETANING WALLS & SWIMMING POOL) 535 C.Y. 900 C.Y. 365 C.Y.IMPORT FILL CUT BALANCE: ESTIMATED EARTHWORK QUANTITIES (GROSS FIGURES) 1,640 C.Y. 1,020 C.Y. 620 C.Y.EXPORT FILL CUT BALANCE: 1,435 C.Y.DISTURBANCETOTAL TO BE MOVED: 2,660 C.Y.DISTURBANCETOTAL TO BE MOVED: ESTIMATED EARTHWORK QUANTITY BREAKDOWN BUILDING 955 C.Y. 120 C.Y.FILL CUT SWIMMING POOL 150 C.Y. 0 C.Y.FILL CUT SITE WORK 535 C.Y. 900 C.Y.FILL CUT EARTHWORK: MAXIMUM DEPTH OF CUT = 9FT MAXIMUM DEPTH OF FILL = 4FT TREE PROTECTION NOTES: 1.TPZ FENCES MUST NOT BE MOVED OR REMOVED WITHOUT THE APPROVAL OF THE CITY ARBORIST. GRADING ACTIVITIES ADJACENT TO ANY PROTECTED TREES TO REMAIN SHALL NOT COMMENCE UNTIL APPROVED BY THE PROJECT'S ARBORIST. 2.THE PROJECT ARBORIST MUST INSPECT THE SITE DURING THE CONSTRUCTION PERIOD AT THE FOLLOWING TIMES: *WHEN THE TPZ FENCES ARE INSTALLED TO ENSURE THAT THEIR LOCATIONS ARE CORRECTLY MARKED OUT BEFORE THE CITY ARBORIST INSPECTS THE SITE. *AT ANY TIME UNDERGROUND UTILITIES WILL BE INSTALLED WITHIN THE CANOPY DRIP LINES OF PROTECTED TREES. *AT THE TIMES WHEN SEWER SERVICE LINES AND STORM DRAINS WILL BE TRENCHED WITHIN THE CANOPY DRIP LINES OF PROTECTED TREES. *WHEN EXCAVATIONS FOR THE CONSTRUCTION THE HOUSE AND SURROUNDING INFRASTRUCTURE ENCROACH WITHIN THE CANOPY DRIP LINES OF PROTECTED TREES. 1.PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LAND SURVEYOR OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKS ARE PER THE APPROVED PLANS. SETBACK VERIFICATION NOTE: 56 Garage, Window & Door Frames – Aluminum Stucco – “Charcoal” Longboard Siding – “Light Cherry” Stucco – “Burnt Orange” 57 WEST SIDE VIEW – FRONT DOOR Stacked Stone Entry Walls Longboard Siding – Stucco – “Burnt Orange” Stucco – “Charcoal” Ipe Wood Decking “Light Cherry” SOUTH SIDE VIEW 58 59 POOL HOUSE – WEST SIDE VIEW POOL HOUSE - NORTH SIDE VIEW POOL HOUSE – NORTHEAST SIDE VIEW Longboard Siding – “Burnt Orange” & “Charcoal” 60 REPORT TO THE PLANNING COMMISSION Page 1 of 5 Meeting Date: September 9, 2015 (continued from July 8, 2015) Application: PDR15-0016 Location / APN: 20700 Verde Vista / 503-58-003 Applicant/Owner: Barclay Jiang & Rachel Jin Staff Planner: Michael Fossati, Planner 20700 Verde Vista 61 Application PDR15-0016; 20700 Verde Vista /503-58-003 Page 2 of 5 Summary PROJECT DESCRIPTION: The applicant is requesting to demolish an existing 3,320 sq. ft. single- story residence in order to construction a new, 4,268 sq. ft. single-story residence with an attached deed-restricted secondary dwelling unit and two-car garage. The height of the new residence will not exceed 21.5 feet (previously 23.5 feet). No protected trees are proposed to be removed. The Planning Commission reviewed the project on July 8, 2015 and continued the application to address the visual impact from the eastern neighbors rear yard and patio area. The Planning Commission (Commission) recommended lowering the height of the proposed structure by any means necessary. As stated above, the applicant has lowered the height by two additional feet. Additional measures have been incorporated to mitigate the impact of height of the eastern neighboring property STAFF RECOMMENDATION: Adopt Resolution No. 15-030 approving the project subject to conditions of approval. Design Review approval is required pursuant to City Code Section 15-45.060. PROJECT DATA: Site Area: 13,390 sf gross/net Average Slope: Less than 2% Grading: Less than 10 c.y. General Plan Designation: Medium Density Residential (M-12.5) Zoning: Single-Family Residential (R-1-12,500) Proposed Allowed/Required Site Coverage Main House & Garage Driveway Walkways/ Decks/ Patios Total Site Coverage Front Yard Impervious 5,035 sf 475 sf 1,083 sf 6,593 sf (49%) 786 sf (31%) 8,101 sf (55% + 10% for Deed Restricted 2nd Dwelling Unit) 1,288 sf (50% of 2,575 sf ) Floor Area First Floor Enclosed Porch Garage Total Floor Area 3,737 sf 13.5 sf 517 sf 4,267 sf 4,268 sf (includes 10% for Deed Restricted 2nd Dwelling Unit) 62 Application PDR15-0016; 20700 Verde Vista /503-58-003 Page 3 of 5 Height Lowest Elevation Point: Highest Elevation Point: Average Elevation Point: Proposed Topmost Point: 100.0’ 101.3’ 100.65’ 122.15’ (21’6”) 26 feet Maximum PROJECT DESCRIPTION/DISCUSSION Summary of July 8, 2015 Planning Commission Meeting: The project was continued by Commission because there were additional concerns regarding the view and privacy impacts from the rear yard of the eastern adjacent neighbor. Architectural details, proposed trees/landscaping, and the proposed secondary dwelling unit tied to the project have been discussed within the July 8, 2015 Commission staff report (Attachment 2). In order to create efficiency in this report, staff has addressed only the concerns raised to continue the project. In response to the concerns regarding unreasonable impacts to view and privacy, the applicant has made the following changes: · Lowered the roof pitch from 5:12 to 4:12. · Lowered the floor elevation by six inches. · Moved the master bedroom wing (eastern wing of project) two feet, five inches forward. · Raised the window sill height of the two master bedrooms along the eastern elevation (facing the neighbors) to five feet, six inches above the floor Staff believes the proposed changes meet the intent of the Commission direction. According to the applicant, the lowered pitch has changed the architectural style of the project from "French" to "Tuscan" influenced. Additionally, the architect added small corbels details underneath the roof eaves to continue the Tuscan style. By lowering the floor elevation by six inches, in conjunction with the flatter slope, the height has been decreased by approximately two feet. Since the main issue was alleviate views from the rear yard of the eastern neighbor, the portion of building along the eastern elevation was pushed forward by approximately two and a half feet. Lastly, the raised windows will decrease the potential of privacy impacts on the neighboring yard. Neighbor Notification and Correspondence: In an effort to elicit comments from individuals that expressed concerns on the previous project, Staff reached out to the owners or representatives of the following properties: · 20686 Verde Vista · 20675 Woodward Ct. Staff received an e-mail (Attachment 3) from 20686 Verde Vista stating that they have no additional comment on the 20700 Verde Vista Lane project. The owner of 2065 Woodward Ct. 63 Application PDR15-0016; 20700 Verde Vista /503-58-003 Page 4 of 5 stated that he still believes the proposed structure is too tall and substantially decreasing the height of the finished floor should be considered. In an effort to demonstrate the dramatic change in height, the applicant has had the project re- storypoled. Staff has provided the Commission with images of the story poles installed in June and August, as well as a story pole certification letter for both installations (Attachment 4 – 6). In closing, staff believes the new design is compatible with the neighborhood in terms of scale, mass, and architectural elements and theme and recommends approval of design review. The required findings can be found below. FINDINGS Design Review Findings: The Planning Commission may grant Design Review approval pursuant to City Code Article 15-45, if the Planning Commission makes all of the following 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 residence proposed is substantially located within the building footprint of the existing residence. The potential for major grading is minimal in that the lot is relatively flat. (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 not proposed the removal of any trees on the site. (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 is located in the middle of the lot and meeting required setbacks, while proposing a height lower than what is allowable per the City Code. The proposed design has been thoughtfully designed and sited appropriately on the lot to lessen the impact on the neighborhood and public right-of-way. (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 project meets this finding because the proposed residence uses simple and well- proportioned massing, simple roof forms and wall planes, and minimizes the use of excessive colors and materials. Furthermore, the color pallet proposed for the project is earth tone and consistent with the suburban surroundings. (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 64 Application PDR15-0016; 20700 Verde Vista /503-58-003 Page 5 of 5 finding because the applicant has proposed a mixture of bark, perennials, and tall fescue. Hardscape within the front setback would only come in the form of the necessary driveway and low profile landscape wall. (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 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 proposed residence has incorporated design techniques such as minimizing hardscape in the front setback area, designed the structure with simple and well-proportioned massing, and minimized the use of excessive colors and materials along the elevations. (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 finding is not applicable as the site is not a hillside lot. Environmental Determination: The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of Small Structures,” of the Public Resources Code (CEQA). This exemption allows for the construction of up to three single-family residences and no exception to that exemption applies. ATTACHMENTS: 1. Resolution of Approval 2. PC Staff Report, dated 7/8/15 3. E-mail from Claude Johnson, dated 9/3/15 4. Story Pole Image, dated 6/22/15 5. Story Pole Image, dated 8/25/15 6. Story Pole Certification Letter for 6/22/15 and 8/25/15 Story Poles 7. Development Plans (Exhibit "A") 65 RESOLUTION NO. 15-030 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION FOR DESIGN REVIEW NO. PDR15-0016 APPROVING A NEW ONE-STORY RESIDENCE LOCATED AT 20770 VERDE VISTA LN. (APN 503-58-003) WHEREAS, an application was submitted by Ruiqing Jiang and Zheng Jin in order to demolish an existing house and construct a new 21 foot, 6 inch tall single-story 4,268 square foot home that would include a two-car garage and deed-restricted second dwelling unit. Planning Commission design review is required because the project consists of a new single-story residence over 18 feet in height. No protected trees are proposed for removal. The foregoing work is described as the “Project” in this Resolution. 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 8, 2015 and September 9, 2015, the Planning Commission held a duly noticed public hearing on the subject application, and considered evidence presented by City staff, the applicant, and other interested parties. NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds, determines and resolves as follows: Section 1: The recitals set forth above are true and correct and incorporated herein by reference. Section 2: The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of Small Structures” of the Public Resources Code (CEQA). This exemption allows for the construction of up to three single-family residences and no exception to that exemption applies. Section 3: The project is consistent with the following Saratoga General Plan Policies: Land Use Goal 13 which provides that the City shall use the Design Review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require that landscaping and site drainage plans be submitted and approved during Design Review for a residence prior to issuance of permits; Land Use Element Goal 10 which minimizes the impact of development proposals in hillside areas by requiring visual analyses and imposition of conditions to prevent or reduce significant visual impacts; and Conservation Element Policy 6.0 which provides that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. 66 Resolution No. 15-030 Page 2 Section 4: The project is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings in that the project’s site development follows the natural contours of the site, minimizes grading, and is appropriate given the property's natural constraints; all protected trees shall be preserved, as provided in Article 15- 50 (Tree Regulations) and 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; and 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 view sheds; and the overall mass and the height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood; and the landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape; and the development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy; and the design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055; and that if the project is a hillside lot, that the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community view sheds, and is in compliance with Section 15-13.100 of the City Code (not applicable as this is not a hillside lot). Section 5: The City of Saratoga Planning Commission hereby approves PDR15-0016, located at 20700 Verde Vista Lane (APN 503-58-003), subject to the above Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission this 9th day of September 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ___________________________________ Leonard Almalech Chair, Planning Commission 67 Resolution No. 15-030 Page 3 EXHIBIT 1 CONDITIONS OF APPROVAL PDR15-0016 20700 VERDE VISTA LANE (APN: 503-58-003) 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. 68 Resolution No. 15-030 Page 4 5. Construction must be commenced within 36 months of the date of this approval (September 9, 2018), or the resolution will expire. COMMUNITY DEVELOPMENT 6. Compliance with Plans. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans dated September 3, 2015 denominated Exhibit "A". All proposed changes to the Approved Plans must be submitted in writing with plans showing the changes, including a clouded set of plans highlighting the changes. Such changes shall be subject to approval in accordance with Condition 3, above. 7. Building Division Submittal. Four (4) sets of complete construction plans shall be submitted to the Building Division. These plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance. The construction plans shall, at a minimum include the following: a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A” on file with the Community Development Department and referenced in Condition No. 6 above; b. A note shall be included on the site plan stating that no construction equipment or private vehicles shall be parked or stored within the root zone of any Ordinance- protected tree on the site; c. This Resolution printed onto separate construction plan pages; d. A final utility plan that shows location of HVAC mechanical equipment outside of required setback areas; e. A final Drainage and Grading Plan stamped by a registered Civil Engineer combined with the above-required Stormwater Detention Plan; f. A final Landscape and Irrigation Plan; and g. All additional drawings, plans, maps, reports, and/or materials required by the Building Division. 8. Lighting. Exterior lighting shall be shielded so as not to shine on adjacent properties or public right-of-way. 9. Maintenance of Construction Project Sites. Because this Design Review Approval authorizes a project which requires a Building Permit, compliance with City Code Section 16-75.050 governing maintenance of construction project sites is required. 10. Fences, Walls and Hedges. All fences, walls and hedges not in connection with the proposed fence exception shall conform to height requirements provided in City Code Section 15-29. 11. Final Landscaping and Irrigation Plan. The final landscaping and irrigation plan shall take into account the following: 69 Resolution No. 15-030 Page 5 a. To the extent feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolong exposure to water shall be specified. b. To the extent feasible, pest resistant landscaping plants shall be used throughout the landscaped area, especially along any hardscape area. c. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. d. Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. e. Any proposed or required under grounding of utilities shall take into account potential damage to roots of protected trees 12. Fire Department Requirements. Owner/applicant shall comply with all Fire Department requirements. 13. Noise and Construction Hours. In order to comply with standards that minimize impacts to the neighborhood during site preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance of the construction site and other requirements stated in these sections. 14. Front yard landscaping. Front yard landscaping shall be installed prior to final inspection or a bond satisfactory to the Community Development Department valued at 150% of the estimated cost of the installation of such landscaping shall be provided to the City. 15. Second Dwelling Unit - Deed Restricted. The owner shall restrict the rental of the second unit to only households that qualify as lower, very-low, or extremely-low income households as those terms are defined in the move recent Santa Clara County Housing and Urban Development Program Income Limits or, 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 sections 50079.5,50105, and 50106 as those sections exist as of the effective date of this restriction. "Rental" means any agreement whereby the occupant(s) of the second unit make any payment in consideration of said occupancy. THIS CONDITION IS PERMANENT. PUBLIC WORKS 16. Encroachment Permit. The applicant (owner) shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement prior to commencement of the work to implement this Design Review. 70 REPORT TO THE PLANNING COMMISSION Meeting Date: July 8, 2015 Application: PDR15-0016 Location / APN: 20700 Verde Vista / 503-58-003 Applicant/Owner: Barclay Jiang & Rachel Jin Staff Planner: Michael Fossati, Planner 20700 Verde Vista Page 1 of 5 71 Summary PROJECT DESCRIPTION: The applicant is requesting to demolish an existing 3,320 sq. ft. single- story residence in order to construction a new, 4,268 sq. ft. single-story residence with an attached deed-restricted secondary dwelling unit and two-car garage. The height of the new residence will not exceed 24 feet. No protected trees are proposed to be removed. STAFF RECOMMENDATION: Adopt Resolution No. 15-030 approving the project subject to conditions of approval. Design Review approval is required pursuant to City Code Section 15-45.060. PROJECT DATA: Site Area: 13,390 sf gross/net Average Slope: Less than 2% Grading: Less than 10 c.y. General Plan Designation: Medium Density Residential (M-12.5) Zoning: Single-Family Residential (R-1-12,500) Proposed Allowed/Required Site Coverage Main House & Garage Driveway Walkways/ Decks/ Patios Total Site Coverage Front Yard Impervious 5,035 sf 475 sf 1,083 sf 6,593 sf (49%) 786 sf (31%) 8,101 sf (55% + 10% for Deed Restricted 2nd Dwelling Unit) 1,288 sf (50% of 2,575 sf ) Floor Area First Floor Enclosed Porch Garage Total Floor Area 3,737 sf 13.5 sf 517 sf 4,267 sf 4,268 sf (includes 10% for Deed Restricted 2nd Dwelling Unit) Height Lowest Elevation Point: Highest Elevation Point: Average Elevation Point: Proposed Topmost Point: 100.0’ 101.3’ 100.65’ 124.15’ (23’6”) 26 feet Maximum Application PDR15-0016; 20700 Verde Vista /503-58-003 Page 2 of 5 72 PROJECT DESCRIPTION/DISCUSSION DESIGN REVIEW Neighborhood Description: The .30 acre property is located at 20700 Verde Vista, which runs directly off of Saratoga-Sunnyvale Road. The residential neighborhood is a mixture of older California Ranch Style residences and newer traditional residences without a specific architectural theme. Architectural Design: There is no specific architectural theme that characterizes the applicant’s proposed project, other than the minimal French style features incorporated into the design, such as the ornate front entry door design,. The proposed exteriors elevation drawings for the project include a high profile, composition shingle roof, cement plaster exterior wall covering, wood clad windows with cast stone trim, and a stained wood entry and garage door elements. The entry door includes glass panel and wrought iron components. Trees/Landscaping: No trees are proposed for removal by the project. The applicant proposes to plant one 36-inch box tree within the front yard. The front yard landscaping includes a new three foot landscape wall, mixed bark, and Festuca arundnacea grass, also known as "Tall Fescue". This is a typical grass species specified for green roof systems. Secondary Dwelling Unit: The project includes an attached 312 square foot deed restricted secondary dwelling unit proposed to be located at along the southwestern portion of the residence. A Condition of Approval for the project will require that the secondary dwelling unit may only be rented to below market rate households. The applicant has met the necessary standards established by the City to approve the secondary dwelling unit. Neighbor Notification and Correspondence: The applicant submitted signed notification forms from five neighbors (Attachment 2). Those neighbors submitted no comments. Staff did receive comments from an eastern adjacent neighbor residing at 20686 Verde Vista Lane and a rear neighbor located at 20697 Woodward Ct. (Attachment 3). The 20686 Verde Vista neighbor stated "the height and mass of the proposed house will significantly alter the view from our backyard, reduce our sense of openness and privacy, and loom over us". The 20697 Woodward Ct. stated “The proposed 23’6” tall house will block my views, etc.” No additional correspondences have been received from these neighbors. The City of Saratoga zoning code and the Residential Design Review Handbook for the City of Saratoga are referenced for all projects that require design review. Within the City Code and Detail Colors and Materials Exterior Cement Plaster “Beige” Trim Cast-stone Sill & Trim "Limestone" Windows Wood-Clad "White" Roof Flat Concrete tile "Appalachian" Blend - Light Grey and Brown Application PDR15-0016; 20700 Verde Vista /503-58-003 Page 3 of 5 73 handbook, it defines view sheds as "any view from an area that has scenic value for the community." These views are typically located from city streets, city parks and the public right- of-way, but not from rear yards from private properties. The proposed project is a redevelopment of an older single-story home. The Residential Design Review Handbook states "it is reasonable to expect that redevelopment of an older single-story home will have some impact on neighbor views of the sky, trees, and natural landscape". The City respects the concerns of the adjacent neighbor, but after analyzing the project, the view impacts are more a combination of the larger structure and the higher topography of the project location. The applicant has not requested any exceptions and has provided a design that is approximately two and a half feet lower than what is allowable in the area. The project would retain its single-story and seems to be in scale with structures in the neighborhood. FINDINGS Design Review Findings: The Planning Commission may grant Design Review approval pursuant to City Code Article 15-45, if the Planning Commission makes all of the following 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 residence proposed is substantially located within the building footprint of the existing residence. The potential for major grading is minimal in that the lot is relatively flat. (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 not proposed the removal of any trees on the site. (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 is located in the middle of the lot and meeting required setbacks, while proposing a height lower than what is allowable per the City Code. The proposed design has been thoughtfully designed and sited appropriately on the lot to lessen the impact on the neighborhood and public right-of-way. (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 project meets this finding because the proposed residence uses simple and well- proportioned massing, simple roof forms and wall planes, and minimizes the use of excessive colors and materials. Furthermore, the color pallet proposed for the project is earth tone and consistent with the suburban surroundings. Application PDR15-0016; 20700 Verde Vista /503-58-003 Page 4 of 5 74 (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 the applicant has proposed a mixture of bark, perennials, and tall fescue. Hardscape within the front setback would only come in the form of the necessary driveway and low profile landscape wall. (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 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 proposed residence has incorporated design techniques such as minimizing hardscape in the front setback area, designed the structure with simple and well-proportioned massing, and minimized the use of excessive colors and materials along the elevations. (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 finding is not applicable as the site is not a hillside lot. Environmental Determination: The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of Small Structures,” of the Public Resources Code (CEQA). This exemption allows for the construction of up to three single-family residences and no exception to that exemption applies. ATTACHMENTS: 1. Resolution of Approval 2. Neighbor Notification Forms 3. Notification from 20686 Verde Vista Lane 4. Story Pole Certification Letter 5. Development Plans (Exhibit "A") Application PDR15-0016; 20700 Verde Vista /503-58-003 Page 5 of 5 75 1 Michael Fossati From:Erryl Johnson <cjohnson95070@comcast.net> Sent:Thursday, September 03, 2015 9:05 AM To:Michael Fossati Subject:20700 Verde Vista Lane Project Poposal Michael:     This is in response to your phone call of Wednesday, September 5.  Carol and I recently met with Barclay Jiang  and Rachel Jin to discuss the revisions to their plans.  I’ve discussed with Barclay our desire to have the height  of the home lowered by one foot, if possible.  We have no further input for your staff report to the Planning  Commission.       If you have any questions or need to discuss this further with me, please feel free to call or email me.           Claude Johnson  76 77 78 79 80 81 1 Photos of Story Poles Adjusted 20700 Verde Vista Ln, Saratoga, CA 95070 August 23, 2015 82 2 83 3 84 4 85 5 86 6 87 NEW 1-STORY RESIDENCESUBFLR 102.8'PAD 100.5'SITE & PROJECT DATA- DESCRIPTION:DEMOLISH EXISTING 1-STORY RESIDENCE AND CONSTRUCT NEW1-STORY SINGLE FAMILY HOUSE. NO TREE WILL BE REMOVED- APN: 503-58-003- PROJECT ADDRESS: 20700 VERDE VISTA LANE, SARATOGA, CA- BUILDING OCCUPANCY: R-3 / U- OWNER: RUIQING "BARCLAY" JIANG- ZONING DISTRICT: R-1-12,500- BUILDING TYPE: V-N, FIRE SPRINKLED- EXISTING HOUSE TO BE REMOVED IS APPROX. 46 YEARS OLD- GROSS AND NET LOT SIZE: 13,390 SF-SLOPE AT BUILDING'S EDGE: LEVEL- AVERAGE SLOPE OF ENTIRE SITE: SITE IS RELATIVELY LEVEL-ALLOWABLE FLOOR AREA: [3,200 + (4) 170] + 10% =3,880 SF + 10% (3,880) = 4,268 SF -PROPOSED NEW FLOOR AREA = 4,267 SF (INCL. 308ATTACHED SECONDARY DWELLING UNIT)- ALLOWABLE LOT COVERAGE = 55%SETBACKS REQUIRED PROPOSEDCOMPLIANCEFRONT25'25'YESLEFT SIDE10' 10'YESRIGHT SIDE10'10' YESREAR25' 40'-6"YESSETBACK TABLEHEIGHTLOWEST ELEVATION POINT (AT BUILDING'S EDGE FR NATURAL GRADE) 100.0'HIGHEST ELEVATION POINT (AT BUILDING'S EDGE FR NATURAL GRADE) 101.3'AVERAGE ELEVATION 100.65'TOP MOST ELEVATION POINT (FR AVERAGE PT TO HIGHEST PT OF ROOF) 122.15'HEIGHT INFORMATION TABLE PROPOSEDMAIN FLOORGARAGETOTAL FLOOR AREAFLOOR AREA TABLE ENCLOSED PORCH3,746.213.5507.34,267SITE PLANDRAINAGE NOTES-DOWNSPOUT FLOW TO DISCHARGE ACROSS SPLASH-BLOCKS & AWAYFROM STRUCTURES.-DRIVEWAYS DRAIN IN SHEETFLOW TO LANDSCAPED AREAS-SHAPE FINAL GRADES TO SLOPE 5% FOR 10' FROM STRUCTURE ORINTO SWALE THAT DRAINS TO LANDSCAPED AREAS IN FRONT OR REARYARDS1/10"=1'-0"43'-5" PROPOSED REAR SETBACK 100.0' LOWESTELEV. POINT @BLDG PERIMETER101.3' HIGHESTELEV. POINT @BLDG PERIMETER25' REQ'D FRONT SETBACKSITE COVERAGE IMPERVIOUS SURFACESFOOTPRINT OF HOME/GARAGE (INCL. ROOF OVERHANG)DRIVEWAYWALKWAYS / DECKS / PATIO / LANDINGSUBTOTAL IMPERVIOUSTOTAL SF5,048.44751,083PERVIOUS SURFACESPERMEABLE PAVER DRIVEWAYPERMEABLE PAVER WALKWAYS / PATIOPERMEABLE ARTIFICIAL TURF / OTHERSUBTOTAL PERVIOUSACTUAL SF00050% CREDIT6,606.4000000SITE COVERAGE TOTAL6,606.4OTHER (CABANA / SHED / POOL / TENNIS COURT)0000§25' REQ'D REAR SETBACK10' REQ'D SIDE SETBACK 10' REQ'D SIDE SETBACK PORCHREMOVE (E)1-STORYRESIDENCE25'-0" PROPOSED FRONT SETBACK REMOVE ALL (E)CONC. WALK,POOL & PATIOREMOVE (E)ROCKSSHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDJIANG4-8-155AS NOTEDPROPOSED NEW HOME 20700 VERDE VISTA LANE SARATOGA CALIFORNIA 6-8-15A1REMOVE PORTIONOF (E) CONC.DRIVEWAY & (E)CONC. WALKWAY10'-0"PROPOSEDLEFT SIDESETBACK10'-0"PROPOSEDRIGHT SIDESETBACKREMOVE(E) SHEDNEW CONCDRIVEWAY(N) CONCWALKWAYVICINITY MAPNOTESSETBACK VERIFICATION NOTE:PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLSOF RECORD SHALL PROVIDE A WRITTEN CERTIFICATIONTHAT ALL BUILDING SETBACKS ARE PER THE APPROVEDPLANSSTORMWATER RETENTION NOTE:DISPOSITION AND TREATMENT OF STORMWATER WILLCOMPLY WITH THE NATIONAL POLLUTION DISCHARGEELIMINATION SYSTEM (NPDES) STANDARDS ANDIMPLEMENTATION STANDARDS ESTABLISHED BY THE SANTACLARA VALLEY RUNOFF POLLUTION PREVENTION PROGRAMPLOTTED ON SURVEY BY LC ENGINEERING, DATED 3/16/15. LC ENGINEERING PHONE # (408) 806-7187ADJACENT1-STORYRESIDENCEADJACENT1-STORYRESIDENCETRASHLOCATIONBEHINDFENCENEIGHBOR'SCOVEREDPATIO AREANO SIDEWINDOWSAPPROX.LOCATION OFNEIGHBOR'SSIDE WINDOWS(E) 6'FENCE(E) 6'FENCESLAB @DOOR 101.0'DEMOLITION SITE PLAN1/16"=1'-0"REMOVE (E) 1-STORY RESIDENCEFILL-UP (E)POOL W/ DIRTREMOVE (E) ROCKSREMOVE PORTION OF (E)CONC DRIVEWAY - SEESITE PLAN AT RIGHTREMOVE (E)CONCWALKWAYSREMOVE(E) SHEDREMOVE (E) CONCWALKWAYS & LANDINGREMOVE ALL (E)CONC WALKWAYSAND POOL PATIOPATIO103.010110010110110201020304050FINISH GRADE 101.5' FINISH GRADE 101.2'88 FLOOR PLAN1/4"=1'-0"A20510152025MASTERBEDROOMLIVING ROOMBREAKFAST NOOKGREAT ROOMKITCHENOFFICE2-CAR GARAGECLO.GASFIREPLACEDINING ROOMFOYERBEDROOM 3BEDROOM 2BATH 4BATH 2LAUNDRYCOVERED PORCHSECOND DWELLING UNITBATH 3MUDROOM4,267.8 SQ. FT.CLO.CLO.CLO.CLO.CLO.CLO.AA16'-0"52'-0"15'-0"83'-0"57'-0"20'-6"14'-3"12'-6"12'-6"23'-3"4'-0" 6'-0" 63'-7" BB SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDJIANG4-8-155AS NOTEDPROPOSED NEW HOME 20700 VERDE VISTA LANE SARATOGA CALIFORNIA 6-8-15MASTER BATHROOMBATH 590 80 ROLL UP DOOR W/ELECTRIC OPENER26 36 CSMT20 36 CSMT50 40 CSMT20 36 CSMT20 36 CSMT26 36 CSMT 30 26 AWN 76 56 CSMT 16 56 FXD16 56 FXD20 36 CSMT30 80 W/ TEMP GL LITE60 80 FRENCH DRS W/ TEMPGLASS & WROUGH IRON WORKS60 16 FXD ARCH-TOPTRANSOM30 56 CSMT30 56 CSMT90 80 ROLL UP DOOR W/ELECTRIC OPENER76 56 CSMT76 16 AWNTRANSOM120 80 FRENCH DRSW/ TEMP GLASS &120 16 AWNTRANSOM60 80 FRENCH DRSW/ TEMP GLASS50 40 CSMT50 16 AWNTRANSOM30 80 FRENCH DR W/ TEMP GLASS &30 60 CSMT20 60 CSMT2 0 6 0 CSMT10'-0" 5'-0"9'-7" 4'-7"26 36 CSMT 26 56 CSMT UNDER-COUNTERREF.OVERHEADMICRO/FAN UNIT308 SQUARE FEET76 56 CSMT76 16 AWNTRANSOM76 56 CSMT76 16 AWNTRANSOM30 60 CSMT20 60 CSMT2 0 6 0 CSMT89 13.5ROOF PLAN1/8"=1'-0"A34:12 ROOFPITCH, TYPICALSHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDJIANG4-8-155AS NOTEDPROPOSED NEW HOME 20700 VERDE VISTA LANE SARATOGA CALIFORNIA 6-8-152520151050EXTERIOR WALLPERIMETERFLOOR AREA DIAGRAM1/8"=1'-0"2520151050641,086.5688373.581063094.2339168.3DOTTED HATCH = GARAGE AREA (507.3 SQ. FT.)HATCH = ENCLOSEDPORCH (13.5 SQ. FT.)LIVING AREA = 3746.2 SQ. FT.PROPOSED PROJECT SITE20700 VISTA VERDE LANE20722 VISTA VERDE LANE20686 VISTA VERDE LANESTREETSCAPE3/32"=1'-0"ɓɓɓɓ.5:12ROOFCRICKET.5:12ROOFCRICKET90 FRONT (NORTH) ELEVATION- OPTION A 1/4"=1'-0"A4124, TYPICALVENTED ATTICEXISTING GRADEREAR (SOUTH) ELEVATION- OPTION A1/4"=1'-0"CAST STONE SILLWOOD-CLADWINDOWS W/FACTORY- INSTALLEDCASINGS, TYP.EXTERIOR CEMENTPLASTER, TYP.CAST-STONE SURROUNDWOOD-STAINED ROLL-UP GARAGE DOORSECTION A-A1/4"=1'-0"VENTED CRAWLSPACEBEDROOM 3MASTERBATHROOMSKYLITHALLSKYLITHALLSKYLITHALLHALLHALLHALL11'-03 4" PLATE @ OFFICE, GREAT RM, & KITCHEN 11'-03 4" PLATE @ LIVING & DINING RM 13'-03 4" PLATE @ FRONT PORCH 9'-03 4" GARAGE PLATE 10'-03 4" TYPICAL, U.N.O. 10'-03 4" TYPICAL, U.N.O. 10'-034" TYPICAL, U.N.O.SUBFLOOR 102.8'SUBFLOOR 102.8'CLASS 'A' CLAYTILE ROOFINGSTAINED WOOD ENTRY DOOR W/ GLASSPANEL & WROUGHT IRON WORKSWOOD-CLAD FRENCH DOORS W/ GLASS PANEL (SAME COLOR AS WINDOWS)AVG ELEV 100.65'21'-6" PROPOSED MAX. HEIGHT 18' LINESUBFLOOR 102.8'AVG ELEV 100.65'21'-6" PROPOSED MAX. HEIGHT 18' LINEAVG ELEV 100.65'21'-6" PROPOSED MAX. HEIGHT1'-6"AT BAYWINDOW,TYPICAL2'-0" TYPICAL26' LINE26' LINE18' LINE26' LINE122.15' TOP MOST ELEVATION POINT122.15' TOP MOST ELEVATION POINT122.15' TOP MOST ELEVATION POINT(E) 100.63'SLAB @ DOOR 101.0'(E) GRADE(E) & (F) 101.0'(E) 100.7'(E) 101.0'(E) 101.2'(E) 100.8'(E) GRADE(F) 101.1'(F) 101.5'(F) 101.7'(F) 101.7'(F) 101.5'SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDJIANG4-8-155AS NOTEDPROPOSED NEW HOME 20700 VERDE VISTA LANE SARATOGA CALIFORNIA 6-8-15(F) GRADE4x CORBEL124, TYPICAL91 RIGHT-SIDE (WEST) ELEVATION- OPTION A1/4"=1'-0"EXISTING GRADELEFT-SIDE (EAST) ELEVATION- OPTION A1/4"=1'-0"A5SECTION B-B1/4"=1'-0"GARAGEVENTED ATTICVENTED CRAWLSPACELAUNDRYCLOBEDROOM 3BATH 52ND DWELLING UNITVENTED ATTIC9'-03 4" GARAGE PLATE 10'-03 4" PLATE, TYPICAL, U.N.O.DOOR W/TEMPEREDGLASS LITESUBFLOOR 102.8'18' LINEAVG ELEV 100.65'21'-6" PROPOSED MAX. HEIGHT 26' LINE122.15' TOP MOST ELEVATION POINT18' LINEAVG ELEV 100.65'21'-6" PROPOSED MAX. HEIGHT 26' LINE18' LINEAVG ELEV 100.65'21'-6" PROPOSED MAX. HEIGHT 26' LINE122.15' TOP MOST ELEVATION POINT(E) 100.7'(E) 101.0'(E) 100.63'(E) & (F) 101.0'(E) & (F) 101.0'SUBFLOOR 102.8'SUBFLOOR 102.8'(F) 101.5'(F) 101.1'(F) 101.5'(F) 101.5'SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDJIANG4-8-155AS NOTEDPROPOSED NEW HOME 20700 VERDE VISTA LANE SARATOGA CALIFORNIA 6-8-15124, TYPICAL124, TYPICAL122.15' TOP MOST ELEVATION POINT5'-6" SILL HT.92 NEW 1-STORY RESIDENCESUBFLR 102.8PAD 100.5CONCEPTUAL LANDSCAPE PLAN1/10"=1'-0"PORCHSHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDJIANG4-8-155AS NOTEDPROPOSED NEW HOME 20700 VERDE VISTA LANE SARATOGA CALIFORNIA 6-8-15A6(N) CONCWALKWAYNEW CONCDRIVEWAYPLOTTED ON SURVEY BY LC ENGINEERING, DATED 3/16/15. LC ENGINEERING PHONE # (408) 806-7187TRASHLOCATIONBEHINDFENCE(E) 6'FENCE(E) 6'FENCEPATIOPLANTING KEYSIZEBOTANICAL NAMEKEYSYMBOLSTREESALL PROPOSED PLANTS SHALL BE FROM THE SANTA CLARA VALLEYWATER DISTRICT'S LIST OF DROUGHT-TOLERANT PLANTSSHRUBS & PERENNIALS IN MULCHGRASSP1Mixed barkFestuca arundinacea (Tall Fescue)TBD36" BOXP1PERENIAL GARDEN93 REPORT TO THE PLANNING COMMISSION Meeting Date: September 9, 2015 Application: PDR15-0014 Location/APN: 19361 Valle Vista / 397-11-014 Applicant/Owner: Kohlsaat / Neukomm Staff Planner: Michael Fossati 19361 Valle Vista Dr. 94 SUMMARY PROJECT DESCRIPTION: The applicant requests to demolish an existing residence in order to construct a new 5,573 sq. ft. single-story residence with a 2,716 sq. ft. basement and attached three car garage located at 19361 Valle Vista Dr. The project also includes the construction of an unenclosed cabana. The height of the new residence will not exceed 25 feet and the height of the enclosed cabana will not exceed 16 feet. Fourteen protected trees are proposed to be removed. STAFF RECOMMENDATION: Adopt Resolution No. 15-041 approving Design Review PDR15-0014 subject to conditions of approval. Design Review and Height Exception Approval (for the proposed cabana) by the Planning Commission is required per City Code Section 15-45.060(a)(3) and 15-12.100(b). PROJECT DATA: Site Area: 44,302 square feet Average Site Slope: 14.6% Grading: 1,300 cy of cut and fill (not including basement) General Plan Designation: RVLD (Very Low Density Residential) Zoning: R-1-40,000 Proposed Allowable/Required Proposed Site Coverage House (including Eaves): Covered Porch: Covered Loggia: Cabana/Trellis/BBQ: Pool Deck & Paver Path Lightwells: Pool & Spa: Driveway (pervious): Total Proposed Site Coverage 5,856 SF 222 SF 719 SF 964 SF 2,149 SF 313 SF 1,212 SF 1,261 SF 12,696 SF (35%) 12,715 SF Floor Area Residence: Garage: Outdoor Bathroom Total Proposed Floor Area Basement (not counted as FAR) 4,776 SF 797 SF 58 SF 5,631 SF 2,716 SF 5,766 SF 95 Application No. PDR15-0014/ 19361 Valle Vista Dr. Page 3 of 6 Height (Residence) Lowest Elevation Point Highest Elevation Point Average Elevation Point Proposed Topmost Point 536.0 FT 544.0 FT 540.0 FT 564.67(24 FT 8 IN) Maximum Height = 566.0 (26 Feet) `Setbacks for Residence Front: Left Side: Right Side: Rear: 30’ 10” 20’ 1” 20’ 7” None 30’ 20’ 20’ None’ PROJECT DESCRIPTION AND SITE CHARACTERISTICS This project proposes demolition of an existing one story single-family home which is located on a double frontage lot (i.e. a lot having frontage on two parallel streets). The property is located near the end of Valle Vista Dr. The existing home will be replaced with a new one story residence, influenced by traditional architectural elements, such as wood lap siding, wood railings, wood columns, shingle siding at gable ends, and exposed rafter tails with fascia board, and architectural composition shingle roofing with a steep 7/12 pitch. The height of the main residence is 24 feet, 8 inches. A colors and materials board is on file with the Community Development Department and will be present at the site visit and public hearing. The following table lists the proposed exterior materials. Detail Colors and Materials Exterior White Trim White Stone Veneer “Grey and Tan” Fieldstone Veneer Roof “Dark Gray” Composition Shingle Accessory Structure The applicant proposes a detached cabana to the rear of the property. Per City Code, accessory structures are only allowed to be 15 feet in height, unless the Planning Commission can make necessary findings to allow a taller structure. Due to the proposed architecture, and in order to provide architectural compatibility throughout the project, the applicant has applied for this exception. The cabana’s proposed height is 15 feet, 9 inches. Staff has included the necessary findings within this report to allow the Planning Commission to approve the project. 96 Application No. PDR15-0014/ 19361 Valle Vista Dr. Page 4 of 6 Trees The site currently has over 59 existing trees. Fourteen protected trees are being proposed for removal. Three of the 14 trees are identified as native and all the trees proposed meet at least four of the 10 criteria to allow for removal. The value of the trees proposed for removal is $54,430 and an equivalent amount will be spent in replacement trees to be planted on site. Furthermore, the applicant has proposed to plant a value of $119,850 of replacement trees onsite. Front Landscape The applicant proposes a permeable paver driveway and lush landscape plantings, which includes a mixture of shrubs such as Ivory Bells Fuchsia, Mediterranean Spurge, and Wormwood along with 36 inch box Coast live Oaks within the front setback. Approximately 29% of the front will be covered by hardscape that consists of the permeable paver driveway system and walkway to the front door. The remainder of front setback is vegetation. Neighbor Notification and Correspondence The applicant submitted four Neighbor Notification Forms signed by adjacent property owners. None of the forms included negative comments related to the project. Copies of the neighbor notification forms are included as Attachment #3. Staff mailed a “Notice of Public Hearing” to all property owners within 500 feet of the subject property. The public hearing notice and description of the project was published in the Saratoga News. No additional written comments, either positive or negative, were received prior to the completion of this staff report. ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of three single-family residence in a residential area. FINDINGS Design Review Findings The Planning Commission shall not grant design review approval unless it is able to make the following findings. These findings are in addition to and not a substitute for compliance with all other Zoning Regulations. (a) Site development follows the natural contours of the site, minimizes grading, and is appropriate given the property's natural constraints. This finding can be made because the project has been positioned to be built on one of the flattest and lowest portions of the lot, while respecting the setback requirements of City Code. (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 97 Application No. PDR15-0014/ 19361 Valle Vista Dr. Page 5 of 6 absolute minimum. Removal of any smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the criteria set forth in Section 15- 50.080. This finding can because less than 24% of the existing trees are proposed for removal. All of those trees for meet at least four of the ten criteria for removal, while 70% of the trees removed meet at least five criteria (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. This finding can be made because the proposed one story residence is substantially setback from neighboring properties, mainly due to the large lot is sits on. Furthermore, the one-story nature of the project will assist in not impacting privacy of neighboring property owners. (d) The overall mass and the height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood. This finding can be made because the proposed mass is broken up by the architecturally appropriate windows and dormers and a roof design and materials that are architecturally appropriate. The project has incorporated wall planes and roof lines that are in scale with the homes in the neighborhood. (e) The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape. This finding can be made because the hardscape in the front setback area is limited to the pervious paver driveway. In an effort to soften the look, the applicant has lush mixture of shrubs and large trees. (f) Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. This finding can be made because the project either meets or exceeds required setback and will remain one-story, under 25 feet in height. The project will not impair adjoining properties to utilize solar energy. (g) The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055. This finding can be made in the affirmative because the proposed project conforms to the applicable design policies and techniques in the Residential Design Handbook such as minimizing the use of excessive colors and materials, designed the structure with simple and well-proportioned massing, deemphasizing the garage presence from the street, and the use exterior materials that complement the streetscape. (h) On hillside lots, the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community viewsheds, and is in compliance with Section 15-13.100. This finding is not applicable as this lot is not located within the hillside residential zoning district. 98 Application No. PDR15-0014/ 19361 Valle Vista Dr. Page 6 of 6 Design Review Findings for Accessory Structure No accessory structure shall exceed fifteen feet in height; provided, however, the Planning Commission may approve an accessory structure extending up to twenty feet in height if the Commission finds and determines that: 1) The additional height is necessary in order to establish architectural compatibility with the main structure on the site. This finding can be made because the proposed cabana has identical architectural elements, details, and colors of the main residence, which includes wood lap siding and exposed rafter tails, both painted white and a gabled 7/12 pitch roof system with architectural composition shingle. 2) The accessory structure will be similar in scale with structures in the surrounding neighborhood. This finding can be made because the very low density residential neighborhood allows large, vast lots where large residences, second dwelling units, and accessory structures are a commonplace. The proposed cabana will fit in scale with both the main residence and the surrounding neighborhood. ATTACHMENTS: 1. Resolution 2. Arborist Report, dated May 29, 2015 3. Neighbor Notification Forms 4. Reduced Plans (Exhibit A) 99 RESOLUTION NO. 15-041 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION FOR DESIGN REVIEW NO. PDR15-0014 APPROVING A NEW ONE-STORY RESIDENCE WITH BASEMENT AND DETACHED ACCESSORY STRUCTURE LOCATED AT 19361 VALLE VISTA DR. (APN 397-11-014) WHEREAS, an application was submitted by Gary Kohlsaat and Daniel and Cheyenne Neukomm, in order to demolish an existing residence and build a new 5,573 sq. ft., 24 foot, 8 inch tall, one-story main residence with a 2,716 sq. ft. basement and detached cabana accessory structure located at 19361 Valle Vista Drive. Design Review approval is required because the proposed main residence is new single-story structure over eighteen feet in height. The foregoing work is described as the “Project” in this Resolution. 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 September 9, 2015, the Planning Commission held a duly noticed public hearing on the subject application, and after considering evidence presented by City staff, the applicant, and other interested parties, requested the applicant to revise the project to address height, mass, and parking concerns. NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds, determines and resolves as follows: Section 1: The recitals set forth above are true and correct and incorporated herein by reference. Section 2: The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of Small Structures” of the Public Resources Code (CEQA). This exemption allows for the construction of up to three single-family residences and no exception to that exemption applies. Section 3: The project is consistent with the following Saratoga General Plan Policies: Land Use Goal 13 which provides that the City shall use the Design Review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require that landscaping and site drainage plans be submitted and approved during Design Review for a residence prior to issuance of permits; Land Use Element Goal 10 which minimizes the impact of development proposals in hillside areas by requiring visual analyses and imposition of conditions to prevent or reduce significant visual impacts; and Conservation Element Policy 6.0 which provides that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. 100 Resolution No. 15-041 Page 2 Section 4: The project is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings in that the project’s site development follows the natural contours of the site, minimizes grading, and is appropriate given the property's natural constraints; all protected trees shall be preserved, as provided in Article 15- 50 (Tree Regulations) and 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; and 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 view sheds; and the overall mass and the height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood; and the landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape; and the development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy; and the design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055; and that if the project is a hillside lot, that the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community view sheds, and is in compliance with Section 15-13.100 of the City Code. Section 5: The project is consistent with the Saratoga City Code in that the additional height of the proposed detached cabana accessory structure is necessary in order to establish architectural compatibility with the main structure and the accessory structure will be similar in scale with structures in the surrounding neighborhood. Section 6: The project is consistent with the Saratoga City Code in that fourteen protected trees that meet the criteria established in Section 15-50.080(a) are being removed, as determined by the City Arborist. Section 7: The City of Saratoga Planning Commission hereby approves PDR15-0014, located at 19361 Valle Vista Dr. (APN 397-11-014), subject to the above Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission this 9th day of September 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: 101 Resolution No. 15-041 Page 3 ___________________________________ Leonard Almalech Chair, Planning Commission 102 Resolution No. 15-041 Page 4 EXHIBIT 1 CONDITIONS OF APPROVAL PDR15-0014 19341 VALLE VISTA DR. (APN: 397-11-014) 1. All conditions below which are identified as permanent or for which an alternative period of time for applicability is specified shall run with the land and apply to the landowner’s successors in interest for such time period. No zoning clearance, or demolition, or grading permit for this project shall be issued until proof is filed with the city that a certificate of approval documenting all applicable permanent or other term-specified conditions has been recorded by the applicant with the Santa Clara County Recorder’s office in form and content to the satisfaction of the Community Development Director. If a condition is not “Permanent” or does not have a term specified, it shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or its equivalent. 2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this approval is duly executed, containing a statement of all amounts due to the City in connection with this application, including all consultant fees (collectively “processing fees”). THIS APPROVAL OR PERMIT SHALL EXPIRE SIXTY (60) DAYS AFTER THE DATE SAID NOTICE IS MAILED IF ALL PROCESSING FEES CONTAINED IN THE NOTICE HAVE NOT BEEN PAID IN FULL. No Zoning Clearance or Demolition, Grading, or Building Permit may be issued until the City certifies that all processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained). 3. The Project shall maintain compliance with all applicable regulations of the State, County, City and/or other governmental agencies having jurisdiction including, without limitation, the requirements of the Saratoga Zoning Regulations incorporated herein by this reference. 4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and hold the City and its officers, officials, boards, commissions, employees, agents and volunteers harmless from and against: a. any and all claims, actions or proceedings to attack, set aside, void or annul any action on the subject application, or any of the proceedings, acts or determinations taken, done or made prior to said action; and b. any and all claims, demands, actions, expenses or liabilities arising from or in any manner relating to the performance of such construction, installation, alteration or grading work by the Owner and/or Applicant, their successors, or by any person acting on their behalf. In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate agreement containing the details of this required Agreement to Indemnify, Hold harmless and Defend, which shall be subject to prior approval as to form and content by the City Attorney. 103 Resolution No. 15-041 Page 5 5. Construction must be commenced within 36 months from the date of this approval (September 9, 2018), or the resolution will expire. COMMUNITY DEVELOPMENT 6. Compliance with Plans. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans dated June 9, 2015, denominated Exhibit "A". All proposed changes to the Approved Plans must be submitted in writing with plans showing the changes, including a clouded set of plans highlighting the changes. Such changes shall be subject to approval in accordance with Condition 3, above. 7. Building Division Submittal. Four (4) sets of complete construction plans shall be submitted to the Building Division. These plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance. The construction plans shall, at a minimum include the following: a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A” on file with the Community Development Department and referenced in Condition No. 6 above; b. A note shall be included on the site plan stating that no construction equipment or private vehicles shall be parked or stored within the root zone of any Ordinance- protected tree on the site; c. This Resolution printed onto separate construction plan pages; d. A final utility plan that shows location of HVAC mechanical equipment outside of required setback areas; e. A final Drainage and Grading Plan stamped by a registered Civil Engineer combined with the above-required Stormwater Detention Plan; f. A final Landscape and Irrigation Plan; and g. All additional drawings, plans, maps, reports, and/or materials required by the Building Division. 8. Lighting. Exterior lighting shall be shielded so as not to shine on adjacent properties or public right-of-way. 9. Maintenance of Construction Project Sites. Because this Design Review Approval authorizes a project which requires a Building Permit, compliance with City Code Section 16-75.050 governing maintenance of construction project sites is required. 10. Fences, Walls and Hedges. All fences, walls and hedges not in connection with the proposed fence exception shall conform to height requirements provided in City Code Section 15-29. 11. Final Landscaping and Irrigation Plan. The final landscaping and irrigation plan shall take into account the following: 104 Resolution No. 15-041 Page 6 a. To the extent feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolong exposure to water shall be specified. b. To the extent feasible, pest resistant landscaping plants shall be used throughout the landscaped area, especially along any hardscape area. c. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. d. Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. e. Any proposed or required under grounding of utilities shall take into account potential damage to roots of protected trees 12. Fire Department Requirements. Owner/applicant shall comply with all Fire Department requirements. 13. Noise and Construction Hours. In order to comply with standards that minimize impacts to the neighborhood during site preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance of the construction site and other requirements stated in these sections. 14. Front yard landscaping. Front yard landscaping shall be installed prior to final inspection or a bond satisfactory to the Community Development Department valued at 150% of the estimated cost of the installation of such landscaping shall be provided to the City. 15. Construction Management Plan. The applicant shall submit a construction management plan prior to obtaining a building permit. The plan shall address work hours and schedule, equipment/material staging and parking, estimated vehicular traffic, contaminated soil management, dust control measures, noise mitigation, and general health and safety. CITY ARBORIST 16. Arborist Report. All recommendations of the Arborist Report dated May 29, 2015 and all other future updated reports, and incorporated herein by this reference shall be followed and incorporated (in its entirety) into the plans. PUBLIC WORKS 17. Encroachment Permit. The applicant shall replace the asphalt swale along the property frontage prior to building final. The applicant shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement prior to commencement of the work to implement this Design Review. 105 Resolution No. 15-041 Page 7 18. Storm Drain. The applicant shall locate the existing storm drain pipe within the storm drain easement on the property and inspect the condition of the entire length of the pipe on the property using video camera system. Inspection results shall be submitted to the Public Works Engineer. Per the Engineer’s directions, the applicant shall either replace or protect the pipe during construction activities. 106 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB15-0014 Prepared by Kate Bear, City Arborist Site: 19361 Valle Vista Drive Phone: (408) 868-1276 Owner: Daniel and Cheyenne Neukomm Email: kbear@saratoga.ca.us APN: 397-11-014 Email:Not provided Report History: Report 1 Date: Plans received April 22, 2015 Report completed May 29, 2015 PROJECT SCOPE: The applicant has submitted plans to the City to demolish the existing house, pool and cabana and build a new single story house with a basement and attached three car garage. A pool, cabana and outdoor kitchen will also be built. Fourteen trees (1928, 1929, 1930, 1958, 1959, 1960, 1961, 1964, 1965, 1967, 1976, 1980, 1986 and 1987) are requested for removal to construct the project. They meet the City’s criteria allowing their removal and replacement as part of the project. STATUS: Approved by City Arborist with attached conditions. PROJECT DATA IN BRIEF: Tree bond – Required = $79,330 For trees 1936, 1937, 1957, 1968, 1969, 1971, 1972, 1974, 1982 and 1984 Tree fencing – Required – See Conditions of Approval and attached map. Tree removals – Trees 1928, 1929, 1930, 1958, 1959, 1960, 1961, 1964, 1965, 1967, 1976, 1980, 1986 and 1987 are requested and approved for removal once building permits have been obtained. Replacement trees – Required = $54,430 FINDINGS: Tree Removals Whenever a tree is requested for removal as part of a project, certain findings must be made and specific tree removal criteria met. Fourteen trees are requested for removal to construct the project 1 107 19361 Valle Vista Drive and meet the City’s criteria allowing them to be removed and replaced 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 and location Criteria met Criteria not met 1928, 1929, 1930 Blue gum eucalyptus at street and driveway 1, 4, 5, 7, 9 2, 3, 6, 8, 10 1958, 1959, 1960, 1961, 1964, 1965 Deodar cedar, silk oak, coast live oak, Italian stone pine at driveway 1, 4, 6, 7, 9 2, 3, 5, 8, 10 1976, 1980, 1986 and 1987 Bay laurel, coast live oak, redwood, deodar cedar in back yard 1, 4, 7, 9 2, 3, 5, 6, 8, 10 1967 Blue gum eucalyptus 1, 4, 7, 8, 9 2, 3, 5, 6, 10 Replacement Trees The total appraised value of the trees to be removed is $54,430. New trees equal to this appraised value will be required as a condition of the project. The project proposes to plant new trees with a replacement value of $119, 850. This is more than twice the required replacement value for the project. The eucalyptus trees along the street will be replaced with coast live oaks. Olive trees will also be planted along the street. Replacement values for new trees are listed below. 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 The arborist report dated December 13, 2014 prepared by Richard Gessner of Monarch Consulting Arborists, LLC, once included in the final set of plans, satisfies the requirement for a Tree Preservation Plan under Section 15-50.140 of the City Code. This report is also to be copied onto a plan sheet and included in the final set of plans. ATTACHMENTS: 1 – Plans Reviewed and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Maps of Site showing tree locations and protective fencing Replacement Tree Values: 15 gallon = $150 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 2 108 19361 Valle Vista Drive Attachment 1 PLAN REVIEW: Architectural Plans reviewed: Preparer: Kohlsaat and Associates Date of Plans: April 13, 2015 Sheet A – 3 Site Plan Landscape Plans reviewed: Preparer: Mission Landscaping Date of Plans: January 29, 2015 Sheet L 1.0 Overall Plan Sheet L 2.0 Landscape Plan Sheet L 3.0 Irrigation Plan Sheet L 4.0 Preliminary Grading and Drainage Plan TREE INFORMATION: Arborist Report reviewed: Preparer: Richard Gessner of Monarch Consulting Arborists LLC Date of Report: December 13, 2014 An arborist report for this project was submitted to the City. It inventoried 59 trees protected by Saratoga City Code. Inventoried trees included primarily coast live oaks and blue gum eucalyptus. Information on the condition of each tree, potential impacts from construction, suitability for preservation, appraised values and tree protection recommendations was provided. Two trees were not protected by City Code (trees 1966 and 1988) and can be removed at any time without a permit. Fourteen trees protected by Saratoga City Code are requested for removal to construct this project. They include 4 blue gum eucalyptus, 3 deodar cedars, 1 silk oak, 3 coast live oaks, 1 stone pine, 1 bay laurel, and 1 coast redwood. A table summarizing information about each tree is below. 3 109 19361 Valle Vista Drive Attachment 1 Table 2: Appendix B3 – list of trees and appraised values from December 13, 2014 report. 4 110 19361 Valle Vista Drive Attachment 1 5 111 19361 Valle Vista Drive Attachment 1 6 112 19361 Valle Vista Drive Attachment 1 7 113 19361 Valle Vista Drive Attachment 2 TREE REMOVAL CRITERIA Criteria that permit the removal of a protected tree are listed below. This information is from Article 15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If findings are made that meet the criteria listed below, the tree(s) may be approved for removal and replacement during construction. (1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or proposed structures and interference with utility services, and whether the tree is a Dead tree or a Fallen tree. (2) The necessity to remove the tree because of physical damage or threatened damage to improvements or impervious surfaces on the property. (3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the diversion or increased flow of surface waters, particularly on steep slopes. (4) The number, species, size and location of existing trees in the area and the effect the removal would have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general welfare of residents in the area. (5) The age and number of healthy trees the property is able to support according to good forestry practices. (6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the protected tree. (7) Whether the approval of the request would be contrary to or in conflict with the general purpose and intent of this Article. (8) Any other information relevant to the public health, safety, or general welfare and the purposes of this ordinance as set forth in Section 15-50.010 (9) The necessity to remove the tree for economic or other enjoyment of the property when there is no other feasible alternative to the removal. (10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed and replacement trees planted in conformance with the City Arborist's recommendation. 8 114 19361 Valle Vista Drive Attachment 3 CONDITIONS OF APPROVAL 1. It is the responsibility of the owner, architect and contractor to be familiar with the information in this report and implement the required conditions. 2. Al recommendations in the arborist report dated December 13, 2014 prepared by Richard Gessner of Monarch Consulting Arborists LLC shall become conditions of approval. 3. The arborist report dated December 13, 2014 shall be copied on to a plan sheet, titled “Tree Preservation” and included in the final job copy set of plans. 4. This report shall also be copied onto a plan sheet and included in the final set of plans. 5. The designated Project Arborist shall be 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 $79,330 for trees 1936, 1937, 1957, 1968, 1969, 1971, 1972, 1974, 1982 and 1984. c. Shall be obtained by the owner and filed with the Community Development Department before obtaining Building Division permits. d. May be in the form of cash, check, credit card payment or a bond. e. Shall remain in place for the duration of construction of the project. f. May be released once the project has been completed, inspected and approved by the City Arborist. 7. Tree Protection Fencing: a. Shall be installed as shown on the attached map. b. Shall be established prior to the arrival of construction equipment or materials on site. c. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10 feet apart. d. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408) 868-1276”. e. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection fencing once it has been installed. This is required prior to obtaining building division permits. f. Tree protection fencing shall remain undisturbed throughout the construction until final inspection. g. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange a field meeting before performing work. 8. The Project Arborist shall visit the site every two weeks during grading activities and monthly thereafter. Following visits to the site, the Project Arborist shall provide the City with a report including photos documenting the progress of the project and noting any tree issues. 9 115 19361 Valle Vista Drive Attachment 3 9. The Project Arborist shall be on site to monitor all work within: a. 8 feet of trees 1968 and 1969 b. 20 feet of tree 1982 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 1928, 1929, 1930, 1958, 1959, 1960, 1961, 1964, 1965, 1967, 1976, 1980, 1986 and 1987 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. New trees equal to $54,430 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. Replacement values for new trees are listed below. 15 gallon = $150 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 20. At least two new trees shall be planted in the front of the house. 21. The rest of the replacement trees may be planted anywhere on the property as long as they do not encroach on retained trees. 10 116 19361 Valle Vista Drive Attachment 3 22. Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 23. Water loving plants and lawns are not permitted under oak tree canopies. 24. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If there is insufficient room to plant new trees, some or all of the replacement value for trees shall be paid into the City’s Tree Fund. 25. Following completion of the work around trees, and before a final inspection of the project, the applicant shall provide a letter to the City from the Project Arborist. That letter shall document the work performed around trees, include photos of the work in progress, and provide information on the condition of the trees. 26. At the end of the project, when the contractor wants to remove tree protection fencing and have the tree protection security deposit released by the City, call City Arborist for a final inspection. 11 117 Attachment 4 Legend Tree Canopy 19361 Valle Vista Drive Map and tree numbers are from December 13, 2014 arborist report. 12 118 Attachment 4 Legend Tree Protection Fence 19361 Valle Vista Drive 13 119 120 121 122 123 OF REVISIONS DATE: SCALE: 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 NOTE: •The Contractor shall verify all dimensions, elevations and conditions, prior to starting any field work. •Any deviation called by field conditions, or any conditions different from those indicated on the plans shall be brought to the Architect's attention prior to installation. S H E E T A NEW RESIDENCE: THE NEUKOMM RESIDENCE 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 AS SHOWN A-115 04/13/15 -1 06/08/15A. VICINITY MAP SITE PROJECT DIRECTORY ARCHITECT: KOHLSAAT & ASSOCIATES 51 UNIVERSITY AVENUE, SUITE L LOS GATOS, CA 95030 TEL: (408) 395-2555 LANDSCAPE ARCHITECT: MISSION LANDSCAPING P.O. BOX 875 PACIFIC GROVE, CA 93950 TEL: (831) 373-8293 SURVEYOR: HANNA-BRUNETTI 7651 EIGLEBERRY STREET GILROY, CA 95020 TEL: (408) 842-2173 SCOPE OF WORK A NEW 4,760 SF SINGLE FAMILY RESIDENCE WHICH INCLUDES 5 BEDROOMS, 2 OFFICES, A MEDIA ROOM, AND A CRAFTS ROOM. SCOPE ALSO INCLUDES A POOL CABANA WITH A TRELLISED DINING AREA AND BBQ PROJECT DATA PROJECT ADDRESS: OWNER: APN#: ZONING: OCCUPANCY GROUP: CONSTRUCTION TYPE: GROSS SITE AREA: AVERAGE SLOPE: NET SITE AREA (FOR FAR): ALLOWABLE FLOOR AREA: 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 DANIEL & CHEYENNE NEUKOMM 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 (408) 515-0444 397-11-014 R-1-40 R-3 V-B 44,302 SF (1.02 AC) 14% 44,302 - [.10 + .02(4)] = 36,328 SF = 4,050 + [78 X (36,328 - 15,000)] 1,000 = 4,050 + [78(22)] = 5,766 SF PROPOSED FLOOR AREAS: MAIN FLOOR GARAGE 4,776 SF 797 SF TOTAL FLOOR AREA =5,573 SF EXISTING STRUCTURES TO BE REMOVED: RESIDENCE GARAGE SHED 2,537 SF 537 SF 175 SF TOTAL FLOOR AREA =3,249 SF SITE AREAS: RESIDENCE (INCLUDES EAVES) COVERED PORCH COVERED LOGGIA CABANA/TRELLIS/BBQ CARPORT & SHED TOTAL BUILDING COVERAGE 3,074 SF 103 SF 0 SF 0 SF 450 SF 3,627 SF = 10.0% = 24.1% 5,856 SF 222 SF 719 SF 964 SF 0 SF 7,761 SF = 21.5% = 34.9% EXISTINGPROPOSED BASEMENT AREA TOTAL LIVING AREA 2,716 SF 8,289 SF ALLOWABLE SITE COVERAGE = 36,328 SF X .35 = 12,715 SF CARPORT 275 SF SETBACKS FRONT REAR LEFT SIDE RIGHT SIDE REQUIRED PROPOSED 30' (NONE) 20' 20' 30'-10" (NONE) 20'-1" 20'-7" HEIGHT INFORMATION: LOWEST (E) GRADE = HIGHEST (E) GRADE = AVERAGE (E) GRADE = HIGHEST ELEV. OF STRUCTURE = 536.0' 544.0' 540.0' 564'-8" FRONT YARD AREA = 8,305 SF FRONT YARD AREA COVERED = 2,407 SF = 29% POOL DECK & PAVER PATHS LIGHTWELLS POOL & SPA DRIVEWAY TOTAL IMPERVIOUS SITE COVERAGE 2,149 SF 313 SF 1,212 SF 2,521 X 50% = 1,261 SF 12,696 SF 1,133 SF 664 SF 3,348 SF 8,772 SF SHEET INDEX A-1 AR-1 A-2 A-3 L1.0 L2.0 L3.0 L4.0 1 A-4 A-5 A-6 A-7 A-8 A-9 A-10 COVER SHEET ARBORIST REPORT PLOT PLAN & STREETSCAPE SITE PLAN OVERALL LANDSCAPE PLAN LANDSCAPE PLAN IRRIGATION PLAN PRELIM GRADING & DRAINAGE PLAN TOPOGRAPHIC SURVEY MAIN FLOOR PLAN LOWER FLOOR PLAN ROOF PLAN FRONT & LEFT ELEVATIONS REAR & RIGHT ELEVATIONS CROSS SECTIONS CABANA PLANS A B C D E F G H I J K L M N O P Q R S T U V W X Y Z AA BB CC DD EE FF GG HH II FLOOR AREAS CALCULATIONS 8'-0" X 3'-0" 18'-0" X 12'-0" 21'-6" X 21'-0" 13'-8" x 14'-6" 20'-0" X 27'-6½" 13'-2" X 9'-0" 8'-10" X 31'-0" 14'-6" X 13'-0" 5'-6" X 7'-0" 25'-2½" X 33'-0" 34'-0" X 8'-6" (2'-4" X 2'-4")/2 8'-3" X 2'-4" (2'-4" X 2'-4")/2 27'-8½" X 31'-0" 5'-3" X 6'-0" 13'-6" X 7'-6" 16'-6" X 33'-6" 13'-0" X 2'-0" AREA DIMENSIONS SF A B C D E F G H I J K L M N O P Q R S TOTAL MAIN FLOOR LIVING AREA = 23'-6" X 22'-0" 21'-6" X 11'-0" 21'-11½" X 2'-0" T U V TOTAL GARAGE AREA TOTAL FLOOR AREA 24.0 SF 216.0 SF 451.5 SF 198.2 SF 550.8 SF 118.5 SF 273.8 SF 188.5 SF 38.5 SF 831.9 SF 289.0 SF 2.7 SF 19.2 SF 2.7 SF 858.9 SF 31.5 SF 101.2 SF 552.8 SF 26.0 SF 517.0 SF 236.5 SF 43.9 SF 4,775.7 SF 797.4 SF 5,573.1 SF 13'-8" X 16'-11½" 20'-10" X 25'-7" 13'-2" X 10'-11½" 14'-6" X 14'-11½" 12'-6" X 29-½" 5'-0" X 8'-11½" 21'-6½" X 31'-½" 11'-10" X 10'-11½" 10'-2½" X 10'-5½" 12'-5½" X 20'-4" (2'-4" X 2'-4")/2 8'-3" X 2'-4" (2'-4" X 2'-4")/2 AREA DIMENSIONS SF W X Y Z AA BB CC DD EE FF GG HH II TOTAL LOWER FLOOR AREA = 231.8 SF 533.0 SF 144.3 SF 216.3 SF 363.0 SF 44.8 SF 668.7 SF 129.7 SF 106.8 SF 253.3 SF 2.7 SF 19.2 SF 2.7 SF 2,716.3 SF SCALE: 1" = 10' MAIN FLOOR PLAN SCALE: 1" = 10' LOWER FLOOR PLAN The Nuekomm Residence 124 OF REVISIONS DATE: SCALE: 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 NOTE: •The Contractor shall verify all dimensions, elevations and conditions, prior to starting any field work. •Any deviation called by field conditions, or any conditions different from those indicated on the plans shall be brought to the Architect's attention prior to installation. S H E E T A NEW RESIDENCE: THE NEUKOMM RESIDENCE 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 AS SHOWN AR-115 04/13/15 -2 06/08/15A. 19361 Valle Vista, Saratoga Tree Inventory, Assessment, and Protection Plan December 13, 2014 Appendix B: Tree Inventory Table Table 1: Tree iventory and Assessment Tree Species Number Trunk Diameter ~ Height ~ Crown Radius Condition Suitability for Preservation Influence Level Blue gum eucalyptus (Eucalyptus globulus) 1928 42 45 10 75%Poor High Blue gum eucalyptus (Eucalyptus globulus) 1929 34 45 10 75%Poor High Blue gum eucalyptus (Eucalyptus globulus) 1930 28 45 10 75%Poor Low Blue gum eucalyptus (Eucalyptus globulus) 1931 25 45 10 75%Poor Low Blue gum eucalyptus (Eucalyptus globulus) 1932 39 45 10 75%Poor Low Blue gum eucalyptus (Eucalyptus globulus) 1933 20 35 10 75%Poor Low Blue gum eucalyptus (Eucalyptus globulus) 1934 32 45 10 75%Poor Low Monterey pine (Pinus radiata) 1935 16 30 8 65.625%Poor Low Monterey pine (Pinus radiata) 1936 15 30 8 75%Poor Low Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 15 39 19361 Valle Vista, Saratoga Tree Inventory, Assessment, and Protection Plan December 13, 2014 Blue gum eucalyptus (Eucalyptus globulus) 1937 47 45 8 71.875%Poor Low Monterey pine (Pinus radiata) 1938 14 30 8 25%Poor Low Monterey pine (Pinus radiata) 1939 17 45 8 71.875%Poor Low Blue gum eucalyptus (Eucalyptus globulus) 1940 28 45 10 71.875%Poor Low Blue gum eucalyptus (Eucalyptus globulus) 1941 35 50 10 71.875%Poor Low Monterey pine (Pinus radiata) 1942 15 40 10 71.875%Poor Low Blue gum eucalyptus (Eucalyptus globulus) 1943 28 45 10 65.625%Poor Low Blue gum eucalyptus (Eucalyptus globulus) 1944 47 45 10 68.75%Poor Low Blue gum eucalyptus (Eucalyptus globulus) 1945 24 35 10 68.75%Poor Low Coast live oak (Quercus agrifolia) 1946 10 25 8 75%Fair Low Tree Species Number Trunk Diameter ~ Height ~ Crown Radius Condition Suitability for Preservation Influence Level Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 16 39 19361 Valle Vista, Saratoga Tree Inventory, Assessment, and Protection Plan December 13, 2014 Coast live oak (Quercus agrifolia) 1947 18 30 15 71.875%Fair Low Coast live oak (Quercus agrifolia) 1948 16 25 10 71.875%Fair Low Coast live oak (Quercus agrifolia) 1949 12 25 10 75%Fair Low Coast live oak (Quercus agrifolia) 1950 22 30 12 71.875%Fair Low Coast live oak (Quercus agrifolia) 1951 10 25 10 75%Fair Low Coast live oak (Quercus agrifolia) 1952 10 25 10 75%Poor Low Coast live oak (Quercus agrifolia) 1953 10 25 10 75%Poor Low Coast live oak (Quercus agrifolia) 1954 10 25 10 75%Poor Low Coast live oak (Quercus agrifolia) 1955 10 25 10 75%Poor Low Deodar cedar (Cedrus deodara) 1956 11 40 8 81.25%Fair Low Tree Species Number Trunk Diameter ~ Height ~ Crown Radius Condition Suitability for Preservation Influence Level Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 17 39 19361 Valle Vista, Saratoga Tree Inventory, Assessment, and Protection Plan December 13, 2014 Deodar cedar (Cedrus deodara) 1957 12 40 8 81.25%Fair Moderate Deodar cedar (Cedrus deodara) 1958 11 40 8 81.25%Fair Moderate Deodar cedar (Cedrus deodara) 1959 11 40 8 81.25%Fair Low Silk oak (Grevillea robusta) 1960 16 20 8 65.625%Poor High Coast live oak (Quercus agrifolia) 1961 9 25 10 68.75%Fair High Coast live oak (Quercus agrifolia) 1962 16 25 10 68.75%Fair Moderate Coast live oak (Quercus agrifolia) 1963 11 25 10 68.75%Fair Moderate Coast live oak (Quercus agrifolia) 1964 9 20 8 75%Fair High Stone pine (Pinus pinea) 1965 28 45 20 65.625%Poor Moderate Silk oak (Grevillea robusta) 1966 9 10 5 50%Poor High Tree Species Number Trunk Diameter ~ Height ~ Crown Radius Condition Suitability for Preservation Influence Level Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 18 39 19361 Valle Vista, Saratoga Tree Inventory, Assessment, and Protection Plan December 13, 2014 Blue gum eucalyptus (Eucalyptus globulus) 1967 60 45 20 68.75%Fair High Coast live oak (Quercus agrifolia) 1968 10 20 10 75%Fair Moderate Coast live oak (Quercus agrifolia) 1969 10 20 10 75%Fair Moderate Silver dollar eucalyptus (Eucalyptus polyanthemos ) 1970 26 45 15 71.875%Fair Moderate Monterey pine (Pinus radiata) 1971 24 55 15 75%Poor Moderate Monterey pine (Pinus radiata) 1972 12 35 10 65.625%Poor Moderate Coast live oak (Quercus agrifolia) 1973 13 30 10 75%Fair Moderate Coast live oak (Quercus agrifolia) 1974 24 40 10 62.5%Poor Moderate Coast live oak (Quercus agrifolia) 1975 27 45 15 75%Fair Low Bay Laurel (Umbellularia californica) 1976 19 45 15 75%Poor High Tree Species Number Trunk Diameter ~ Height ~ Crown Radius Condition Suitability for Preservation Influence Level Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 19 39 19361 Valle Vista, Saratoga Tree Inventory, Assessment, and Protection Plan December 13, 2014 Coast live oak (Quercus agrifolia) 1977 17 40 6 75%Poor Low Coast live oak (Quercus agrifolia) 1978 10 35 10 50%Fair Low Coast live oak (Quercus agrifolia) 1979 11 30 10 75%Fair Low Coast live oak (Quercus agrifolia) 1980 9 30 12 75%Poor High Coast live oak (Quercus agrifolia) 1981 11 30 12 75%Poor Low Coast live oak (Quercus agrifolia) 1982 36 40 15 75%Poor High Black acacia (Acacia melanoxylon) 1983 16 55 10 75%Poor Low Valley oak (Quercus lobata) 1984 30 50 15 75%Poor High Date palm (Phoenix canariensis) 1985 34 30 10 75%Poor Moderate Coast redwood (Sequoia sempervirens ) 1986 8 20 8 75%Poor High Tree Species Number Trunk Diameter ~ Height ~ Crown Radius Condition Suitability for Preservation Influence Level Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 20 39 19361 Valle Vista, Saratoga Tree Inventory, Assessment, and Protection Plan December 13, 2014 Recommendations 1.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. 2.Provide a security deposit in the amount of $169,884.00 to equal the total appraised value of the protected trees that will be highly and moderately affected by the project. 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. 3.Provide a landscape plan that is to include the type size, and location of all replacement trees equalling or exceeding the value of $94,925.00. 4.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). 5.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. 6.Wrap trees that will be moderately influenced with straw wattle. Have the project arborist supervise any work near the trees moderately affected. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 10 39 19361 Valle Vista, Saratoga Tree Inventory, Assessment, and Protection Plan December 13, 2014 Appendix D: Tree protection specifications Tree protection locations should be marked before any fencing contractor arrives. Pre-Construction Meeting with the Project Arborist Prior to beginning work, all contractors involved with the project should attend a pre construction meeting with the project arborist to review the tree protection guidelines. Access routes, storage areas, and work procedures will be discussed. Tree Protection Zones and Fencing   Tree protection fencing should be established prior to the arrival of construction equipment or materials on site. Fencing should be comprised of six-foot high chain link fencing mounted on eight-foot tall, 1 7/8-inch diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10 feet apart. Once established, the fencing must remain undisturbed and be maintained throughout the construction process until final inspection. The fencing should be maintained throughout the site during the construction period and should be inspected periodically for damage and proper functions.
 Fencing should be repaired, as necessary, to provide a physical barrier from construction activities. A final inspection by the city arborist at the end of the project will be required prior to removing any tree protection fence and replacement tree shall be planted at this time.
 Monitoring Any trenching, construction or demolition that is expected to damage or encounter tree roots should be monitored by the project arborist or a qualified ISA Certified Arborist and should be documented. The site should be evaluated by the project arborist or a qualified ISA Certified Arborist after construction is complete, and any necessary remedial work that needs to be performed should be noted. Restrictions Within the Tree Protection Zone No storage of construction materials, debris, or excess soil will be allowed within the Tree Protection Zone. Spoils from the trenching shall not be placed within the tree protection zone either temporarily or permanently. Construction personnel and equipment shall be routed outside the tree protection zones. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 34 39 19361 Valle Vista, Saratoga Tree Inventory, Assessment, and Protection Plan December 13, 2014 Root Pruning Root pruning shall be supervised by the project arborist. When roots over two inches in diameter are encountered they should be pruned by hand with loppers, handsaw, reciprocating saw, or chain saw rather than left crushed or torn. Roots should be cut beyond sinker roots or outside root branch junctions and be supervised by the project arborist. When completed, exposed roots should be kept moist with burlap or backfilled within one hour. Boring or Tunneling Boring machines should be set up outside the drip line or established Tree Protection Zone. Boring may also be performed by digging a trench on both sides of the tree until roots one inch in diameter are encountered and then hand dug or excavated with an Air Spade® or similar air or water excavation tool. Bore holes should be adjacent to the trunk and never go directly under the main stem to avoid oblique (heart) roots. Bore holes should be a minimum of three feet deep. Timing If the construction is to occur during the summer months supplemental watering and bark beetle treatments should be applied to help ensure survival during and after construction. Tree Pruning and Removal Operations All tree pruning or removals should be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree pruning should be specified according to ANSI A-300A pruning standards and adhere to ANSI Z133.1 safety standards. Trees that need to be removed or pruned should be identified in the pre-construction walk through. Tree Protection Signs All sections of fencing should be clearly marked with signs stating that all areas within the fencing are Tree Protection Zones and that disturbance is prohibited. Text on the signs should be in both English and Spanish (Appendix E). Security Deposit The tree protection security deposit is to remain in place for the duration of the project to ensure protection. Once the project is completed, inspected, and approved by the city arborist (a building inspector cannot release the tree security deposit) the bond will be released. Trees damaged by construction activity will require replanting equal to the appraised value state herein. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 35 39 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB15-0014 Prepared by Kate Bear, City Arborist Site: 19361 Valle Vista Drive Phone: (408) 868-1276 Owner: Daniel and Cheyenne Neukomm Email: kbear@saratoga.ca.us APN: 397-11-014 Email:Not provided Report History: Report 1 Date: Plans received April 22, 2015 Report completed May 29, 2015 PROJECT SCOPE: The applicant has submitted plans to the City to demolish the existing house, pool and cabana and build a new single story house with a basement and attached three car garage. A pool, cabana and outdoor kitchen will also be built. Fourteen trees (1928, 1929, 1930, 1958, 1959, 1960, 1961, 1964, 1965, 1967, 1976, 1980, 1986 and 1987) are requested for removal to construct the project. They meet the City’s criteria allowing their removal and replacement as part of the project. STATUS: Approved by City Arborist with attached conditions. PROJECT DATA IN BRIEF: Tree bond – Required = $79,330 For trees 1936, 1937, 1957, 1968, 1969, 1971, 1972, 1974, 1982 and 1984 Tree fencing – Required – See Conditions of Approval and attached map. Tree removals – Trees 1928, 1929, 1930, 1958, 1959, 1960, 1961, 1964, 1965, 1967, 1976, 1980, 1986 and 1987 are requested and approved for removal once building permits have been obtained. Replacement trees – Required = $54,430 FINDINGS: Tree Removals Whenever a tree is requested for removal as part of a project, certain findings must be made and specific tree removal criteria met. Fourteen trees are requested for removal to construct the project 1 19361 Valle Vista Drive and meet the City’s criteria allowing them to be removed and replaced 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 and location Criteria met Criteria not met 1928, 1929, 1930 Blue gum eucalyptus at street and driveway 1, 4, 5, 7, 9 2, 3, 6, 8, 10 1958, 1959, 1960, 1961, 1964, 1965 Deodar cedar, silk oak, coast live oak, Italian stone pine at driveway 1, 4, 6, 7, 9 2, 3, 5, 8, 10 1976, 1980, 1986 and 1987 Bay laurel, coast live oak, redwood, deodar cedar in back yard 1, 4, 7, 9 2, 3, 5, 6, 8, 10 1967 Blue gum eucalyptus 1, 4, 7, 8, 9 2, 3, 5, 6, 10 Replacement Trees The total appraised value of the trees to be removed is $54,430. New trees equal to this appraised value will be required as a condition of the project. The project proposes to plant new trees with a replacement value of $119, 850. This is more than twice the required replacement value for the project. The eucalyptus trees along the street will be replaced with coast live oaks. Olive trees will also be planted along the street. Replacement values for new trees are listed below. 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 The arborist report dated December 13, 2014 prepared by Richard Gessner of Monarch Consulting Arborists, LLC, once included in the final set of plans, satisfies the requirement for a Tree Preservation Plan under Section 15-50.140 of the City Code. This report is also to be copied onto a plan sheet and included in the final set of plans. ATTACHMENTS: 1 – Plans Reviewed and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Maps of Site showing tree locations and protective fencing Replacement Tree Values: 15 gallon = $150 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 2 19361 Valle Vista Drive Attachment 1 PLAN REVIEW: Architectural Plans reviewed: Preparer: Kohlsaat and Associates Date of Plans: April 13, 2015 Sheet A – 3 Site Plan Landscape Plans reviewed: Preparer: Mission Landscaping Date of Plans: January 29, 2015 Sheet L 1.0 Overall Plan Sheet L 2.0 Landscape Plan Sheet L 3.0 Irrigation Plan Sheet L 4.0 Preliminary Grading and Drainage Plan TREE INFORMATION: Arborist Report reviewed: Preparer: Richard Gessner of Monarch Consulting Arborists LLC Date of Report: December 13, 2014 An arborist report for this project was submitted to the City. It inventoried 59 trees protected by Saratoga City Code. Inventoried trees included primarily coast live oaks and blue gum eucalyptus. Information on the condition of each tree, potential impacts from construction, suitability for preservation, appraised values and tree protection recommendations was provided. Two trees were not protected by City Code (trees 1966 and 1988) and can be removed at any time without a permit. Fourteen trees protected by Saratoga City Code are requested for removal to construct this project. They include 4 blue gum eucalyptus, 3 deodar cedars, 1 silk oak, 3 coast live oaks, 1 stone pine, 1 bay laurel, and 1 coast redwood. A table summarizing information about each tree is below. 3 19361 Valle Vista Drive Attachment 1 Table 2: Appendix B3 – list of trees and appraised values from December 13, 2014 report. 4 19361 Valle Vista Drive Attachment 1 5 19361 Valle Vista Drive Attachment 1 5 19361 Valle Vista Drive Attachment 1 6 19361 Valle Vista Drive Attachment 1 7 19361 Valle Vista Drive Attachment 2 TREE REMOVAL CRITERIA Criteria that permit the removal of a protected tree are listed below. This information is from Article 15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If findings are made that meet the criteria listed below, the tree(s) may be approved for removal and replacement during construction. (1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or proposed structures and interference with utility services, and whether the tree is a Dead tree or a Fallen tree. (2) The necessity to remove the tree because of physical damage or threatened damage to improvements or impervious surfaces on the property. (3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the diversion or increased flow of surface waters, particularly on steep slopes. (4) The number, species, size and location of existing trees in the area and the effect the removal would have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general welfare of residents in the area. (5) The age and number of healthy trees the property is able to support according to good forestry practices. (6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the protected tree. (7) Whether the approval of the request would be contrary to or in conflict with the general purpose and intent of this Article. (8) Any other information relevant to the public health, safety, or general welfare and the purposes of this ordinance as set forth in Section 15-50.010 (9) The necessity to remove the tree for economic or other enjoyment of the property when there is no other feasible alternative to the removal. (10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed and replacement trees planted in conformance with the City Arborist's recommendation. 8 19361 Valle Vista Drive Attachment 3 CONDITIONS OF APPROVAL 1. It is the responsibility of the owner, architect and contractor to be familiar with the information in this report and implement the required conditions. 2. Al recommendations in the arborist report dated December 13, 2014 prepared by Richard Gessner of Monarch Consulting Arborists LLC shall become conditions of approval. 3. The arborist report dated December 13, 2014 shall be copied on to a plan sheet, titled “Tree Preservation” and included in the final job copy set of plans. 4. This report shall also be copied onto a plan sheet and included in the final set of plans. 5. The designated Project Arborist shall be 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 $79,330 for trees 1936, 1937, 1957, 1968, 1969, 1971, 1972, 1974, 1982 and 1984. c. Shall be obtained by the owner and filed with the Community Development Department before obtaining Building Division permits. d. May be in the form of cash, check, credit card payment or a bond. e. Shall remain in place for the duration of construction of the project. f. May be released once the project has been completed, inspected and approved by the City Arborist. 7. Tree Protection Fencing: a. Shall be installed as shown on the attached map. b. Shall be established prior to the arrival of construction equipment or materials on site. c. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10 feet apart. d. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408) 868-1276”. e. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection fencing once it has been installed. This is required prior to obtaining building division permits. f. Tree protection fencing shall remain undisturbed throughout the construction until final inspection. g. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange a field meeting before performing work. 8. The Project Arborist shall visit the site every two weeks during grading activities and monthly thereafter. Following visits to the site, the Project Arborist shall provide the City with a report including photos documenting the progress of the project and noting any tree issues. 9 19361 Valle Vista Drive Attachment 3 9. The Project Arborist shall be on site to monitor all work within: a. 8 feet of trees 1968 and 1969 b. 20 feet of tree 1982 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 1928, 1929, 1930, 1958, 1959, 1960, 1961, 1964, 1965, 1967, 1976, 1980, 1986 and 1987 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. New trees equal to $54,430 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. Replacement values for new trees are listed below. 15 gallon = $150 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 20. At least two new trees shall be planted in the front of the house. 21. The rest of the replacement trees may be planted anywhere on the property as long as they do not encroach on retained trees. 10 19361 Valle Vista Drive Attachment 3 22. Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 23. Water loving plants and lawns are not permitted under oak tree canopies. 24. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If there is insufficient room to plant new trees, some or all of the replacement value for trees shall be paid into the City’s Tree Fund. 25. Following completion of the work around trees, and before a final inspection of the project, the applicant shall provide a letter to the City from the Project Arborist. That letter shall document the work performed around trees, include photos of the work in progress, and provide information on the condition of the trees. 26. At the end of the project, when the contractor wants to remove tree protection fencing and have the tree protection security deposit released by the City, call City Arborist for a final inspection. 11 ARBORIST REPORT 125 OF REVISIONS DATE: SCALE: 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 NOTE: •The Contractor shall verify all dimensions, elevations and conditions, prior to starting any field work. •Any deviation called by field conditions, or any conditions different from those indicated on the plans shall be brought to the Architect's attention prior to installation. S H E E T A NEW RESIDENCE: THE NEUKOMM RESIDENCE 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 AS SHOWN A-215 04/13/15 -3 06/08/15A.200.00'S 66°52'52" E82.65'N16°31'50"E37.73'R=80.00L=235.97Δ=169°00'00"R=825.00L=224.90=15°37'08"R =1 8 0 .0 0 L =9 8 .9 6 =3 1 °2 9 '5 9 "N 55°00'00" E200.00'R=80.00L=235.97169°00'00"R=825.00L=224.90=15°37'08"R =1 8 0 .0 0 L =9 8 .9 6 3 1 °2 9 '5 9 "ΔΔ 0"19385 193411932719360 15201 (VIA COLINA) 151 7 5 (VI A C O L I N A ) 19361 1 9 4 1 0 19371 MONTE V I S T A D R I V E VALL E VI S T A D RI V EORIOLE ROAD MONTE VISTA DRIVE VA L L E V I S T A D R I V E NEIG H B O RI N G RESI D E N C E NEIGHBORING RESIDENCE NEIGHB ORIN G RESIDENCENEIGHB ORIN G RESIDENCENEIG H B O RI N G RESI D E N C E N E I G H B O R I N G R E S I D E N C E NEIGHBORINGRESIDENCEPROPOSED RESIDENCE 15126 NEI G H B O R I N G RE S I D E N C E VIA COLI N A #1 #2 #3 #4 #5 #6 1936119371 (VALLE VISTA DRIVE) SCALE: 1" = 40' PLOT PLAN SCALE: 1" = 10' STREETSCAPE 126 OF REVISIONS DATE: SCALE: 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 NOTE: •The Contractor shall verify all dimensions, elevations and conditions, prior to starting any field work. •Any deviation called by field conditions, or any conditions different from those indicated on the plans shall be brought to the Architect's attention prior to installation. S H E E T A NEW RESIDENCE: THE NEUKOMM RESIDENCE 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 AS SHOWN A-315 04/13/15 -4 06/08/15A.gas meter35'-0"119'-11"23'-6"50'-6"30' SETBACK 20' S E T B A C K 20'-1 "30'-41/2"33' -5 1 /4 "30' F R O NT SET B A C K 14'-81/2"15'-8"20'-0"18'-0"25' SIDE SETBACK25'-1/2"5'-6"30'-0"543.0' 542.5' 545.0' 541.3' 10° EXISTING RESIDENCE TO BE REMOVED EXISTING CARPORT TO BE REMOVED EXISTING RESIDENCE TO BE REMOVED PROPOSED BASEMENTPROPOSED BASEMENT EXISTING DRIVEWAY TO BE REMOVED EXISTING DRIVEWAY TO BE REMOVED EXISTING DRIVEWAY TO BE REMOVED EXISTING DRIVEWAY TO BE REMOVED WOOD DECK TO BE REMOVED EXISTING POOL TO BE REMOVED EXISTING POOL DECK TO BE REMOVED (N) SITE RETAINING WALL(N) SITE RETAINING WALL (N) ELEC. METER LOCATION (N) GAS METER LOCATION OVERHEAD POWER LINE TO BE REMOVED, REROUTED UNDERGROUND (N) ELEC/TEL/CABLE LINE TO BE REROUTED UNDERGROUND NEW FRONT PATH AC UNITS LOCATION 6' TALL WALLS FOR EXTERIOR SHOWER WOOD GATE200.00'S 66°52'52" E82.65'N16°31'50"E37.73'R=80.00L=235.97Δ=169°00'00"R=825.00L=224.90=15°37'08"R =1 8 0 .0 0 L =9 8 .9 6 =3 1 °2 9 '5 9 "(SS)(SS)(SS)(SS)(SS)(SS)(S S ) (OHU) (OHU)(OHU) (OHU)(OHU)(OHU)MAILBOXVALLE VISTA DRIVEN 55°00'00" E200.00'SS MH RIM 440.86 INV 434.16 SS MHRIM 441.81INV 434.61(SS)(SS)(SS)(SS)(SS)ssmhppguy1968 1969ssco1970 ppwm1967 11" LIVE OAK 9" LIVE OAK 28" STONE PINE 1960 ohead pwr bld 16" LIVE OAK 548.27ssmhR=80.00L=235.97169°00'00"R=825.00L=224.90=15°37'08"R =1 8 0 .0 0 L =9 8 .9 6 3 1 °2 9 '5 9 " 34" EUCALYPTUS 42" EUCALYPTUS 11" CEDAR 12" CEDAR 1946 1947 1945 1943 19381939 1940 1936 1937 34" PALM 24" MONTEREY PINE 17" CEDAR 24" LIVE OAK ssco8" MAGNOLIA 8" REDWOOD 19" BAY LAUREL 54854 8 548548 549549 54 9 550 543544 540 PROPOSED RESIDENCE PROPOSED GARAGE PROPOSED COVERED LOGGIA PROPOSED COVERED PORCH LIGHTWELL LIGHTWELL LIGHTWELL520.97fnc524.32guy1977 519.64fl ditch fnc521.31fl ditch522.63fl ditch522.97fl ditch525.21fl ditch52 0 52 5 530 530 535 535 53 5 540 54 0 540545 545 545 54 5 28" EUCALYPTUS 25" EUCALYPTUS 39" EUCALYPTUS 20" EUCALYPTUS 12" MONTEREY PINE 27" LIVE OAK 9" LIVE OAK 36" LIVE OAK 30" VALLEY OAK PROPOSED CABANA PROPOSED POOL PATIO PATIO (E) SHED TO BE REMOVED 547 546 547546544543(E) FOYER F.F. (E) REAR F.F. (N) FINISHED FLOORΔ Δ SPA 1971 1972 1973 1974 1975 1988 1987 1986 1976 1980 1981 1982 1979 1978 1984 1983 1953 1954 1952 1951 1950 1949 1948 1985 1944 1942 1941 1933 1935 1934 1956 1957 1958 1932 1931 1930 1929 1928 1959 1966 1965 1964 1963 1962 1961 32" EUCALYPTUS 16" MONTEREY PINE 15" MONTEREY PINE 47" EUCALYPTUS 14" MONTEREY PINE 17" MONTEREY PINE 28" EUCALYPTUS 35" EUCALYPTUS 15" MONTEREY PINE 28" EUCALYPTUS 47" EUCALYPTUS 24" EUCALYPTUS 10" LIVE OAK 18" LIVE OAK 16" LIVE OAK 12" LIVE OAK 22" LIVE OAK 10" LIVE OAK 10" LIVE OAK 10" LIVE OAK 10" LIVE OAK 1955 10" LIVE OAK 11" CEDAR 11" CEDAR 16" SILK OAK 9" LIVE OAK 9" SILK OAK 60" EUCALYPTUS 10" LIVE OAK 10" LIVE OAK 26" EUCALYPTUS 13" LIVE OAK 17" LIVE OAK 10" LIVE OAK 11" LIVE OAK 11" LIVE OAK 16" BLACK ACACIA BBQ TRELLISED DINING AREA POOL EQUIP. POOL DECK 0"PROPOSED DRIVEWAY D.G. PATH D.G. PATH PROPOSED DRIVEWAY VALLE VISTA DRIVE POOL BATH BASEMENT CALCULATIONS FLOOR AREA W/ NATURAL GRADE BELOW 42" BELOW MAIN F.F. = FLOOR AREA W/ NATURAL GRADE ABOVE 42" BELOW MAIN F.F. TOTAL BASEMENT FLOOR AREA = 487 SF 2,230 SF 2,717 SF 19.9% 80.1% 100% 539.5'539.5'BASEMENT FLOOR AREA SCALE: 1" = 10' SITE PLAN SCALE: 1" = 20' BASEMENT CALCULATIONS SITE PLAN NOTES DISPOSITION AND TREATMENT OF STORMWATER 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. PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLS OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKS ARE PER THE APPROVED PLANS. 127 OUTDOOR SHOWER 52 0 52 1 52 2 52 3 52 4 52 5 52 6 52 7 52 8 52 9 53 0 53 1 53 2 53 3 53 4 53 5 53 6 53 7 53 8 53 9 54 0 54 1 54 2 54 3 54 4 54 5 54 6 54 7 54 8 54 9 55 0 549 54 8 52 0 52 1 522 523 524525526527528529530531532533 534 535 536 537 538 539 540 541 542 543 544 545 546 547 548 548 1978 10” LIVE OAK 1977 17” LIVE OAK 1979 11 ” LIVE OAK 1955 10” LIVE OAK 1981 11” LIVE OAK 1954 10” LIVE OAK 1953 10” LIVE OAK 1952 10” LIVE OAK 1983 16” LIVE OAK 1951 10” LIVE OAK 1950 22” LIVE OAK 1949 12” LIVE OAK 1948 16” LIVE OAK 1946 10” LIVE OAK 1947 18” LIVE OAK 1984 30” VALLEY OAK 1945 24” EUCALYPTUS 1944 47” EUCALYPTUS 1943 28” EUCALYPTUS 1942 15” MONTEREY PINE 1941 35” EUCALYPTUS 1940 28” EUCALYPTUS 1938 14” MONTEREY PINE 1939 17” MONTEREY PINE 1937 47” EUCALYPTUS 1936 15” MONTEREY PINE 1935 16” MONTEREY PINE 1934 32” EUCALYPTUS 1933 20” EUCALYPTUS 1931 25” EUCALYPTUS 1956 11” CEDAR 1930 28” EUCALYPTUS 1932 39” EUCALYPTUS 1957 12” CEDAR 1958 11” CEDAR 1959 11” CEDAR 1929 34” EUCALYPTUS 1928 42” EUCALYPTUS 1960 16” SILK OAK 1966 9” SILK OAK 1965 28” STONE PINE 1964 9” LIVE OAK 1961 9” LIVE OAK 1962 16” LIVE OAK 1963 11” LIVE OAK 1967 60” EUCALYPTUS 1968 10” LIVE OAK 1969 10” LIVE OAK 1970 26” EUCALYPTUS 1971 24” MONTEREY PINE 1972 12” MONTEREY PINE 1987 17” CEDAR 1973 13” LIVE OAK 1988 8” MAGNOLIA 1974 24” LIVE OAK 1975 27” LIVE OAK 1976 19” BAY LAUREL 1980 9” LIVE OAK 1982 36” LIVE OAK PALM TREE TO BE RELOCATED ON SITE MISSIONLANDSCAPING P.O. BOX 875 PACIFIC GROVE CALIFORNIA 93950 P 831 373 8293 F 831 373 2283 www.missionlandscaping.com email: missionlandscaping@me.com Landscape & General Contractors C27 & B 392291 Landscape Architecture CA Lic #5806 Project: Revisions: Drawing Title: Date: Scale: Drawn By: Page Number: © Mission Landscaping Inc. 2015 Neukomm Residence 19361 Valle Vista Dr. Saratoga, CA 95070 Overall Plan 01/29/15 1”=10’0” PW L1.0 MAIN HOUSE FFE 543’ COVERED PORCHLIGHT WELL BALCONY LIGHTWELL DN POOL 20’ X 50’SPA CABANA POOL EQUIPMENT COVERED LOGGIA STONE POOL PATIO STONE POOL PATIO STONE POOL PATIO 3’ DRYSTACK RETAINING WALL 3’ DRYSTACK RETAINING WALL MULCH PATH FRONT PATH MULCH PATH VALLE VIST A D R R=180.00 L = 9 8 . 9 6 ∆=31°29’59 ”R=80.00 L=235.97 ∆=169°00’00”R=8 2 5 . 0 0 L = 2 2 4 . 9 0 ∆=15° 3 7 ’ 0 8 ”N 55 °00 ’00 ” E200.00 ’ N 1 6 ° 3 1 ’ 5 0 ” E 37. 7 3 ’S 66°52’52” E82.65’STEPS DN OUTDOOR KITCHEN PERMEABLE PAVER DRIVEWAY PERMEABLE PAVER DRIVEWAY DN DN DN DN PR O P E R T Y L I N EPROPERTY LINEPR O P E R T Y L I N E PROPERTY L INE PROPE R T Y LI N E PROPERTY LINEPROPOSED 6’ HIGH WROUGHT IRON POOL FENCE WITH SELF- CLOSING GATE WITH LATCH ON THE INSIDE RAISED VEGETABLE GARDEN PLANTERS POOL BATH EXISTING 6’ WOOD FENCE EXISTING 6’ WOOD FENCE EXISTING 6’ WOOD FENCE PROPOSED 6’ HIGH WOOD FENCE WITH SELF CLOSING GATE WITH LATCH ON THE INSIDE PROPOSED 6’ HIGH WROUGHT IRON POOL FENCE EXISTING 6’ TALL WOOD FENCE TO BE REMOVED PROPOSED 6’ HIGH WROUGHT IRON POOL FENCE CHANGES TO WOOD TO NORTH CORNER OF PROPERTY PROJECT INFORMATION: OWNER: DANIEL AND CHEYENNE NEUKOMM SITE: 19361 VALLE VISTA DR. SARATOGA, CA 95070 APN: TOPOGRAPHY: SLOPED TREE REMOVAL: SEE TREE INVENTORY, ASSESSMENT, AND PROTECTION PLAN GRADING: SEE OVERALL PLAN LANDSCAPING SCOPE OF WORK: THIS IS A NEW RESIDENCE PROJECT. WORK TO INCLUDE GRADING, HARDSCAPE INSTALLATION, AND LANDSCAPE INSTALLATION PER PLANS. LOT COVERAGE NOTES: R1 ZONING MAX ALLOWABLE LOT COVERAGE 35% 44,302 SF LOT SIZE 12,715 SF ALLOWABLE SITE COVERAGE 12,696 SF HARDSCAPE COVERAGE 34.9 % TOTAL PROPOSED COVERAGE .29 ACRES HARDSCAPE ENVELOPE HARDSCAPE BREAKDOWN: 5,856 SF MAIN HOUSE 222 SF COVERED PORCH 719 SF COVERED LOGGIA 927 SF CABANA / TRELLIS / BBQ 2,149 SF POOL DECK & PAVER PATHS 313 SF LIGHTWELLS 1,212 SF POOL & SPA 1,261 SF PERMEABLE DRIVEWAY 2,521 SF X 50% = 1,261 SF VICINITY MAP N.T.S.NORTH SITE GENERAL NOTES: 1. ALL WORK TO CONFORM WITH ALL FEDERAL, STATE, COUNTY, AND CITY ORDINANCES, REQUIREMENTS, AND BUILDING CODES. 2. CONTRACTOR SHALL BE RESPONISBLE FOR THE SATISFACTORY COMPLETION OF ALL SITE EARTHWORK IN ACCORDANCE TO THE PROJECT PLANS AND SPECIFICATIONS. THIS WORK SHALL BE OBSERVED AND TESTED BY A REPRESENTATIVE OF THE DESIGNER. 3. IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTACTOR SHALL BE RESPONSIBLE FOR THE WORKING CONDITIONS AT THE JOB SITE, INCLUDEING SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF THE WORK. 4. THE CONTRACTOR SHALL, UPON BECOMING AWARE OF SURFACE AND/OR SUBSURFACE CONDITIONS DIFFERING FROM THOSE DISCLOSED BY THE ORIGINAL SOIL INVESTIGATION, PROMTLY NOTIFY THE SOILS ENGINEER PRIOR TO CONTINUATION OF WORK IN THAT AREA. 5. ANY SOILS OR OTHER MATERIALS WHICH ARE DISTUBED SHALL BE ADEQUATELY WATERED DURING AND AFTER CONSTRUCTION ACTIVITIES TO PREVENT DUST FROM BECMING AIRBORNE IN ACCORDANCE WITH LOCAL DUST CONTROL ORDINANCES. 6. IT IS THE CONTRACTOR’S RESPONSIBILITY TO LOCATE ANY UNDERGROUND UTILIES ON THE PROJECT SITE PRIOR TO EARTHWORK OPERATIONS. 7. ANY DISCREPANCIES OR OMISSIONS FOUND IN THESE PLANS SHALL BE REPORTED TO THE DESIGNER. 8. IF THE SURROUNDING STREETS ARE SUBJECT TO DIRT TRACKING FROM THE CONSTRUCTION SITE, DIRT FROM GRADING OPERA TIONS SHALL BE SWEPT FROM THE STREET PRIOR TO RAINFALL AND DAILY WHEN ACCUMULATION OCCURS. 9. ALL TREES SHALL BE PROTECTED PER CITY OF SARATOGA STANDARDS. ARBORIST TO VISIT SITE FOR LAYOUT OF TREE PROTECTIVE FENCING. NO EXISTING ROOTS SHALL BE CUT UNLESS APPROVED. 10. ALL PLANT MATERIAL AND HARDSCAPE TO BE LAID OUT ONSITE BY MISSION LANDSCAPING INC. TO VERIFY ACTUAL LOCATIONS AND DIMENSIONS. LEGEND: EXISTING TREE TO REMAIN TREE TO BE REMOVED EXISTING CONTOUR PROPOSED CONTOUR PROPOSED 6’ BLACK METAL POOL SAFETY FENCE WITH SELF CLOSING, LOCKING GATES LED PATH LIGHT LED UP LIGHT LED DOWN LIGHT NORTH THE LANDSCAPE AND IRRIGATION PLANS COMPLY WITH THE CITY CODE ARTICAL 15-47 AND THE WATER-EFFICIENT DESIGN CRITERIA PROVIDED IN THE CITY OF SARATOGA REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS DOCUMENT. Revision: 06/04/15 Revision: 07/03/15 Revision: 07/20/15 20’ SE T B A C K 30’ SETBACK30’ SETBACK25’ SETBACK128 MIXTURE OF IRIS ‘CANYON SNOW’, WHITE ALYSSUM, AND FRAGARIA CHILOENSIS 52 0 52 1 52 2 52 3 52 4 52 5 52 6 52 7 52 8 52 9 53 0 53 1 53 2 53 3 53 4 53 5 53 6 53 7 53 8 53 9 54 0 54 1 54 2 54 3 54 4 54 5 54 6 54 7 54 8 54 9 55 0 549 54 8 52 0 52 1 522 523 524525526527528529530531532533 534 535 536 537 538 539 540 541 542 543 544 545 546 547 548 548 MAIN HOUSE FFE 543’ COVERED PORCHLIGHT WELL BALCONY LIGHTWELL DN POOL 20’ X 50’SPA CABANA POOL EQUIPMENT COVERED LOGGIA PATIO PATIO PATIO 3’ DRYSTACK RETAINING WALL MULCH PATH FRONT PATH MULCH PATH VALLE VIST A D R R=180.00 L = 9 8 . 9 6 ∆=31°29’59 ”R=80.00 L=235.97 ∆=169°00’00”R=8 2 5 . 0 0 L = 2 2 4 . 9 0 ∆=15° 3 7 ’ 0 8 ”N 55 °00 ’00 ” E200.00 ’ N 1 6 ° 3 1 ’ 5 0 ” E 37. 7 3 ’S 66°52’52” E82.65’STEPS DN OUTDOOR KITCHEN PERMEABLE PAVER DRIVEWAY PERMEABLE PAVER DRIVEWAY DN DN DN DN PR O P E R T Y L I N EPROPERTY LINEPR O P E R T Y L I N E PROPERTY L INE PROPE R T Y LI N E PROPERTY LINEPOOL FENCE 1978 10” LIVE OAK 1977 17” LIVE OAK 1979 11 ” LIVE OAK 1955 10” LIVE OAK 1981 11” LIVE OAK 1954 10” LIVE OAK 1953 10” LIVE OAK 1952 10” LIVE OAK 1983 16” LIVE OAK 1951 10” LIVE OAK 1950 22” LIVE OAK 1949 12” LIVE OAK 1948 16” LIVE OAK 1946 10” LIVE OAK 1947 18” LIVE OAK 1984 30” VALLEY OAK 1945 24” EUCALYPTUS 1944 47” EUCALYPTUS 1943 28” EUCALYPTUS 1942 15” MONTEREY PINE 1941 35” EUCALYPTUS 1940 28” EUCALYPTUS 1938 14” MONTEREY PINE 1939 17” MONTEREY PINE 1937 47” EUCALYPTUS 1936 15” MONTEREY PINE 1935 16” MONTEREY PINE 1934 32” EUCALYPTUS 1933 20” EUCALYPTUS 1931 25” EUCALYPTUS 1956 11” CEDAR 1930 28” EUCALYPTUS 1932 39” EUCALYPTUS 1957 12” CEDAR 1958 11” CEDAR 1959 11” CEDAR 1929 34” EUCALYPTUS 1928 42” EUCALYPTUS 1960 16” SILK OAK 1966 9” SILK OAK 1965 28” STONE PINE 1964 9” LIVE OAK 1961 9” LIVE OAK 1962 16” LIVE OAK 1963 11” LIVE OAK 1967 60” EUCALYPTUS 1968 10” LIVE OAK 1969 10” LIVE OAK 1970 26” EUCALYPTUS 1971 24” MONTEREY PINE 1972 12” MONTEREY PINE 1987 17” CEDAR 1973 13” LIVE OAK 1988 8” MAGNOLIA 1974 24” LIVE OAK 1975 27” LIVE OAK 1976 19” BAY LAUREL 1980 9” LIVE OAK 1982 36” LIVE OAK PALM TREE TO BE RELOCATED ON SITE MISSIONLANDSCAPING P.O. BOX 875 PACIFIC GROVE CALIFORNIA 93950 P 831 373 8293 F 831 373 2283 www.missionlandscaping.com email: missionlandscaping@me.com Landscape & General Contractors C27 & B 392291 Landscape Architecture CA Lic #5806 Project: Revisions: Drawing Title: Date: Scale: Drawn By: Page Number: © Mission Landscaping Inc. 2015 Neukomm Residence 19361 Valle Vista Dr. Saratoga, CA 95070 Landscape Plan 01/29/15 1”=10’0” PW L2.0 Revision: 06/04/15 Revision: 07/03/15 Revision: 07/20/15 PLANTING NOTES: ALL LANDSCAPE AREAS SHALL BE CONTINUOUSLY MAINTAINED IN A LITTER FREE, WEED FREE CONDITION AND ALL PLANT MATERIAL SHALL BE CONTINUOUSLY MAINTAINED IN A HEALTHY GROWING CONDITION. STAKING: STAKING SHALL BE PROVIDED FOR TREES AND SHRUBS AS NEEDED. TIES TO BE LOCATED AND SIZED TO ALLOW FOR EXPANSION AND GROWTH. MULCHING: SPREAD 2” - 3” OF WOOD SHIPS OVER ALL EXPOSED PLANTING AREAS. STAGING: WHEN STAGING PLANT MATERIAL ON SITE INSTALL A TEMPRARY DRIP LINE AS NEEDED. DRIVEWAY: PERMEABLE PAVERS TO BE USED. SEE OVERALL PLAN L1.0 FOR LAYOUT OF DRIVEWAY. NOTE: ALL PLANT MATERIAL AND HARDSCAPE TO BE LAID OUT ONSITE BY MISSION LANDSCAPING INC. TO VERIFY ACTUAL LOCATIONS AND DIMENSIONS. NORTH LAWN LAWN LAWN NATIVE NO-MOW GRASS NATIVE NO-MOW GRASS NATIVE NO-MOW GRASS WOO FIM WOO FIM WOO FIMWOO FIM WOO FIM EUP CHA OLE LITOLE LIT QUE AGR 36” BOX EUP CHA CEA YANARC CAR COR IVO RHA SEA CEA YAN CEA YAN CEA DAR CAR CAL ROS BAN ROS BAN CEA YAN CEA YAN CEA YAN TEU FRU ARC EME CIS AGU TEU FRU TEU FRU MIM AUR SAL MRB ARC HOW SAL ALL ARC CAR ARC CAR ART POW ART POW ART POW LAV PRO LAV PRO CIS AGU EUO JAP EUO JAP CEA DAR CIT MEY CIT MEY HYD MAC CON MAU WOO FIM TEU CHA CEA SNO ARC SUN CEA JOY CEA CON ARC SUN CAR CAL CEA SNO CEA CON RHA CAL NATIVE LANDSCAPE OLE EUR QUE AGR 24” BOX OLE EUR OLE EUR NATIVE LANDSCAPE NATIVE LANDSCAPE GER ROZ THE LANDSCAPE AND IRRIGATION PLANS COMPLY WITH THE CITY CODE ARTICAL 15-47 AND THE WATER-EFFICIENT DESIGN CRITERIA PROVIDED IN THE CITY OF SARATOGA REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS DOCUMENT. QUE AGR 60” BOX QUE AGR 36” BOX QUE AGR 36” BOX OUTDOOR SHOWER CEA SNO RAISED VEGETABLE GARDEN PLANTERS QUE AGR 24” BOX QUE AGR 48” BOX Symbol Botanical Name Common Name Size Quantity Type WUCOLS Water use ARC EME Arctostaphylos ‘Emerald Carpet’Emerald Carpet Manzanita 5 Gal 11 Shrub Moderate ARC SUN Arctostaphylos ‘Sunset'Sunset Manzanita 5 Gal 10 Shrub Low ARC CAR Arctostaphylos edmundsii ‘Carmel Sur ’Carmel Sur Manzanita 5 Gal 28 Shrub Low ART POW Artemisia ‘Powis Castle’Wormwood 5 Gal 16 Shrub Low CAR CAL Carpenteria californica Bush Anemone 5 Gal 10 Shrub Moderate CEA CON Ceanothus ‘Concha'Concha California Lilac 5 Gal 13 Shrub Low CEA DAR Ceanothus ‘Dark Star ’Dark Star California Lilac 5 Gal 22 Shrub Low CEA JOY Ceanothus ‘Joyce Coulter ’Joyce Coulter California Lilac 5 Gal 7 Shrub Moderate CEA HOW Ceanothus densiflora ‘Howard McMinn’Howard McMinn California Lilac 5 Gal 12 Shrub Low CEA YAN Ceanothus griseus horizontalis ‘Yankee Point’Yankee Point Ceanothus 5 Gal 39 Shrub Low CEA SNO Ceanothus thrysiflorus ‘Snow Flurry’Snow Flurry California Lilac 5 Gal 8 Shrub Low CIS AGU Cistus x aguilarii ‘Maculatus’White Rockrose 5 Gal 15 Shrub Low CIT MEY Citrus ‘Meyer Improved’Meyer Lemon 15 Gal 5 Tree Moderate CON MAU Convolvulus mauritanicus Ground Morning Glory 5 Gal 14 Shrub Low COR IVO Correa ‘Ivory Bells’Ivory Bells Fuchsia 5 Gal 6 Shrub Low EUO JAP Euonymus japonicus ‘Microphyllus’Box-Leaf Euonymus 5 Gal 14 Shrub Low EUO JAP Euonymus japonicus ‘Microphyllus’Box-Leaf Euonymus 1 Gal 147 Shrub Low EUP CHA Euphorbia characias x ‘Wulfenii’Mediterranean Spurge 5 Gal 11 Shrub Low FRA CHI Fragaria chiloensis Beach Strawberry Flat 5 Groundcover Moderate GER ROZ Geranium ‘Rozanne’Rozanne Cranesbill 4"30 Groundcover Low HYD MAC Hydrangea macrophylla ‘Endless Summer ’Endless Summer Hydrangea 5 Gal 41 Shrub Low IRI CAN Iris ‘Canyon Snow’Canyon Snow Iris 1 Gal 30 Flower Moderate LAV PRO Lavandula x intermedia ‘Provence’Provence Lavender 5 Gal 16 Shrub Low LOB MAR Lobularia maritima Sweet Alyssum Flat 5 Groundcover Low MIM AUR Mimulus aurantiacus Sticky Monkey Flower 5 Gal 8 Shrub Very Low OLE EUR Olea europea Olive Tree 24" Box 44 Tree Very Low OLE EUR Olea europea Olive Tree 36” Box 7 Tree Very Low OLE LIT Olea europea ‘Little Ollie’Little Ollie 5 Gal 8 Shrub Very Low QUE AGR Quercus agrifolia Coast Live Oak 24" Box 47 Tree Very Low QUE AGR Quercus agrifolia Coast Live Oak 48” Box 1 Tree Very Low QUE AGR Quercus agrifolia Coast Live Oak 60” Box 8 Tree Very Low RHA EVE Rhamnus californica ‘Eve Case’Eve Case Coffee Berry 5 Gal 7 Shrub Low RHA SEA Rhamnus californica ‘Seaview’Seaview Coffee Berry 5 Gal 9 Shrub Low ROS BAN Rosa banksiae ‘Alba Plena’Lady Banks’ Rose White 5 Gal 8 Vine Low SAL ALL Salvia clevelandii ‘Allen Chickering’Allen Chickering Sage 5 Gal 5 Shrub Low SAL MRB Salvia sonomensis ‘Mr Beard’Mr Beard Creeping Sage 5 Gal 47 Shrub Low TEU CHA Teucrium chamaedrys Bush Germander 5 Gal 20 Shrub Low TEU FRU Teucrium fruticans ‘Compactum’Compact Bush Germander 5 Gal 24 Shrub Low WOO FIM Woodwardia fimbriata Giant Chain Fern 5 Gal 25 Shrub Moderate Symbol Botanical Name Common Name Size Quantity Type WUCOLS Water use PLANTING LEGEND AGR PAL Agrostis pallens Seashore Bent Grass Sod - mowed 1,080 sf Grass Moderate AGR PAL Agrostis pallens Seashore Bent Grass Sod - no mow 1,130 sf Grass Moderate 20’ SE T B A C K 30’ SETBACK30’ SETBACK25’ SETBACK129 52 0 52 1 52 2 52 3 52 4 52 5 52 6 52 7 52 8 52 9 53 0 53 1 53 2 53 3 53 4 53 5 53 6 53 7 53 8 53 9 54 0 54 1 54 2 54 3 54 4 54 5 54 6 54 7 54 8 54 9 55 0 549 54 8 52 0 52 1 522 523 524525526527528529530531532533 534 535 536 537 538 539 540 541 542 543 544 545 546 547 548 548 MAIN HOUSE FFE 543’ COVERED PORCHLIGHT WELL BALCONY LIGHTWELL DN POOL 20’ X 50’SPA CABANA POOL EQUIPMENT COVERED LOGGIA PATIO PATIO PATIO 3’ DRYSTACK RETAINING WALL 3’ DRYSTACK RETAINING WALL MULCH PATH FRONT PATH MULCH PATH VALLE VIST A D R R=180.00 L = 9 8 . 9 6 ∆=31°29’59 ”R=80.00 L=235.97 ∆=169°00’00”R=8 2 5 . 0 0 L = 2 2 4 . 9 0 ∆=15° 3 7 ’ 0 8 ”N 55 °00 ’00 ” E200.00 ’ N 1 6 ° 3 1 ’ 5 0 ” E 37. 7 3 ’S 66°52’52” E82.65’STEPS DN OUTDOOR KITCHEN PERMEABLE PAVER DRIVEWAY PERMEABLE PAVER DRIVEWAY DN DN DN DN PR O P E R T Y L I N EPROPERTY LINEPR O P E R T Y L I N E PROPERTY L INE PROPE R T Y LI N E PROPERTY LINEPOOL FENCE 1978 10” LIVE OAK 1977 17” LIVE OAK 1979 11 ” LIVE OAK 1955 10” LIVE OAK 1981 11” LIVE OAK 1954 10” LIVE OAK 1953 10” LIVE OAK 1952 10” LIVE OAK 1983 16” LIVE OAK 1951 10” LIVE OAK 1950 22” LIVE OAK 1949 12” LIVE OAK 1948 16” LIVE OAK 1946 10” LIVE OAK 1947 18” LIVE OAK 1984 30” VALLEY OAK 1945 24” EUCALYPTUS 1944 47” EUCALYPTUS 1943 28” EUCALYPTUS 1942 15” MONTEREY PINE 1941 35” EUCALYPTUS 1940 28” EUCALYPTUS 1938 14” MONTEREY PINE 1939 17” MONTEREY PINE 1937 47” EUCALYPTUS 1936 15” MONTEREY PINE 1935 16” MONTEREY PINE 1934 32” EUCALYPTUS 1933 20” EUCALYPTUS 1931 25” EUCALYPTUS 1956 11” CEDAR 1930 28” EUCALYPTUS 1932 39” EUCALYPTUS 1957 12” CEDAR 1958 11” CEDAR 1959 11” CEDAR 1929 34” EUCALYPTUS 1928 42” EUCALYPTUS 1960 16” SILK OAK 1966 9” SILK OAK 1965 28” STONE PINE 1964 9” LIVE OAK 1961 9” LIVE OAK 1962 16” LIVE OAK 1963 11” LIVE OAK 1967 60” EUCALYPTUS 1968 10” LIVE OAK 1969 10” LIVE OAK 1970 26” EUCALYPTUS 1971 24” MONTEREY PINE 1972 12” MONTEREY PINE 1987 17” CEDAR 1973 13” LIVE OAK 1988 8” MAGNOLIA 1974 24” LIVE OAK 1975 27” LIVE OAK 1976 19” BAY LAUREL 1980 9” LIVE OAK 1982 36” LIVE OAK PALM TREE TO BE RELOCATED ON SITE MISSIONLANDSCAPING P.O. BOX 875 PACIFIC GROVE CALIFORNIA 93950 P 831 373 8293 F 831 373 2283 www.missionlandscaping.com email: missionlandscaping@me.com Landscape & General Contractors C27 & B 392291 Landscape Architecture CA Lic #5806 Project: Revisions: Drawing Title: Date: Scale: Drawn By: Page Number: © Mission Landscaping Inc. 2015 Neukomm Residence 19361 Valle Vista Dr. Saratoga, CA 95070 Irrigation Plan 01/29/15 1”=10’0” PW L3.0 Revision: 06/04/15 Revision: 07/03/15 Revision: 07/20/15 IRRIGATION NOTES: ALL IRRIGATION MAIN LINE TRENCHING SHALL BE A MINIMUM OF 18” MIN. BELOW FINISH AT PLANTER BEDS AND 24” MIN. BELOW PAVED SURFACES. LATERAL LINES TO BE 12” BELOW FINISH AND DRIP LINES TO BE 5” BELOW FINISH. CONNECT IRRIGATION WATER LINE TO DOMESTIC MAIN SUPPLY VIA BACKFLOW PREVENTION DEVICE. (SEE DETAIL.) IRRIGATION DEMAND: 14GPM AT 55 PSI STATIC UPSTREAM OF BACKFLOW PREVENTOR. VERIFY EXACT PRESSURE PRIOR TO COMMENCEMENT OF WORK. AUTOMATIC CONTROLLER DEVICE: SHALL BE WALL MOUNTED AS DIRECTED BY LANDSCAPE CONTRACTOR. SERVICE TO BE 120 VOLT AC HARDWIRED PER ELECTRICAL CONTRACTOR. LOW VOLTAGE LIGHTING: TO BE INSTALLED IN ELECTRAL CONDUIT. RUN ADDITIONAL 2” CHASES AND EXTRA WIRES AS NEEDED. LOCATE BEOW MAIN IRRIGATION LINES. SEE ELECTRICAL PLAN. HOSE BIBS: TO BE BRASS AND INSTALLED ON A 4”X4” PRESSURE TREATED POST. XERISCAPE PRACTICES: 1. LOW WATER USE, DROUGHT TOLERANT PLANTS 2. WATER CONSERVING IRRIGATION TECHNIQUES AND SYSTEMS 3. DRIP IRRIGATE ALL NON-TURF PLANT MATERIAL 4. INSTALLATION OF WEATHER SENSOR AND SMART CONTROLLER TO REGULATE EFFICIENT WATERING. IRRIIGATION LEGEND: 1.5” DIA SCH. 40 PVC MAIN SUPPLY LINE FEBCO BACKFLOW PREVENTION DEVICE MAINLINE MASTER VALVE VALVE BOX RAINBIRD ESP-SMT SMART IRRIGATION CONTROLLER HOSE BIB RAINBIRD ESP RAIN SENSOR LANDSCAPE WATER METER TO MAIN CITY WATER SUPPLY 4” CHASE 4” CHASE 4” CHASE NORTH RAISED VEGETABLE GARDEN PLANTERS WM WM STANDARD MAWA CALCULATION MAWA = (ETo) (0.62) [(0.7 x LA) + (0.3 x SLA)] ETo for Saratoga 49.2 Total Landscape Area 7,242 sf Turf Area 1,080 sf Non-Turf Plant Area 4,950 sf Special Landscape Area 220 sf Water Feature 1,212 sf MAWA =156,629.7 Gallons .4807 Acre Feet Total Estimated Water Use (ETWU) ETWU = (ETo) (0.62) [((PF x HA)/IE) + SLA] PF = Plant factor from WUCOLS HA = Hydrozone area in square feet SLA = Special Landscape Area 0.62 = Conversion factor IE = Irrigation efficiency (minimum 0.70) ETWU =131,899 Gallons .4048 Acre Feet THE LANDSCAPE AND IRRIGATION PLANS COMPLY WITH THE CITY CODE ARTICAL 15-47 AND THE WATER-EFFICIENT DESIGN CRITERIA PROVIDED IN THE CITY OF SARATOGA REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS DOCUMENT. OUTDOOR SHOWER 20’ SE T B A C K 30’ SETBACK30’ SETBACK25’ SETBACK130 52 0 52 1 52 2 52 3 52 4 52 5 52 6 52 7 52 8 52 9 53 0 53 1 53 2 53 3 53 4 53 5 53 6 53 7 53 8 53 9 54 0 54 1 54 2 54 3 54 4 54 5 54 6 54 7 54 8 54 9 55 0 549 54 8 52 0 52 1 522 523 524525526527528529530531532533 534 535 536 537 538 539 540 541 542 543 544 545 546 547 548 5485305315295285275265255 2 4 5325335345355365375385395 4 0 5 4 1 5 4 2 543 544 545 54 6 54 7 54 8 54 9 539540538537536535541542548 547 546 545 544 543 542 542 541 542 541 543 544 545 545544543546547547 547 GRADING AND DRAINAGE NOTES: 1 TOPSOIL REQUIRED FOR THE ESTABLISHMENT OF VEGETATION AND FOR FUTURE PROJECT USE SHALL BE STOCKPILED IN THE AMOUNT NECESSARY TO COMPLETE FINISHED GRADING OF ALL EXPOSED AREAS. STOCKPILING SHALL CONFORM TO INDUSTRY STANDARDS. 2 GROUND ADJACENT TO BUILDINGS SHALL SLPE A MINIMUM OF 2% AWAY FROM THE BUILDING FOR A MINIMUM OF FOUR FEET. 3 IMMEDIATELY PRIOR TO SPREADING TOP SOIL, LOOSEN THE SUBGRADE BY SCARIFYING TO A DEPTH OF AT LEAST 4” TO ENSURE MINIMUM COMPACTED DEPTH OF 2” - 4”. 4 ALL STORM DRAIN PIPES SHALL BE AS NOTED ON THE GRADING PLAN USING SCHEDULE 40 PIPE OR SDR 35. ALL JOINTS TO BE WATER TIGHT. PROVIDE 12” MINIMUM SOIL COVER AND 2% SLOPE. 5 ALL CATCH BASINS TO BE CHRISTY CONCRETE OR SIM. PVC GRATES SHALL BE TRAFFIC RATED UNLESS LOCATED WITHIN PLANTING AREAS. 6 ALL CATCH BASINS AND CLEANOUTS TO BE LOCATED ON SITE WHERE NEEDED. 7 ROOF DRAINAGE SHALL BE DIRECTED TO GUTTERS AND DOWNSPOUTS. ALL ROOF DOWNSPOUTS SHALL BE CONNECTED TO THE STORM DRAIN SYSTEM. 8 BACKFILLING OF STORM DRAINS AND UTILITY TRENCHES SHALL CONFORM TO TRENCHING DETAILS. EROSION-SEDIMENT CONTROL NOTES: 1 ALL EROSION CONTROL MEASURES SHALL CONFORM TO THE CITY OF SARATOGA AND COUNTY OF SANTA CLARA EROSION CONTROL CODES AND/OR REQUIREMENTS. 2 ALL CONSTRUCTION MATERIALS SHALL BE STORED AT HIGHER ELEVATIONS AND STAGING AREAS TO BE PROPERLY GRADED TO A MINIMUM OF 2% SLOPE TO PREVENT STANDING WATER. 3 VEGETATION REMOVED BETWEEN OCTOBER 15TH AND APRIL 15TH SHALL NOT PRECEDE SUBSEQUENT GRADING OR CONSTRUCTION ACTIVITY BY MORE THAN 10 DAYS. DURING THIS PERIOD EROSION AND SEDIMENT CONTROL PRACTICES SHALL BE IN PLACE. 4 IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO PREVENT EROSION OF FRESHLY GRADED AREAS DURING CONSTRUCTION AND UNTIL SUCH TIME AS PERMANENT DRAINAGE AND EROSION CONTROL MEASURES HAVE BEEN INSTALLED. 5 BETWEEN OCTOBER 15TH AND APRIL 15TH ALL DISTURBED AREAS NOT INVOLVED IN THE IMMEDIATE PROJECT OPERATIONS SHALL BE PROTECTED BY MULCHING AND SEEDING AS DEEMED NECESSARY NY ONSITE CONDITIONS. 6 IF AREAS ARE DISTURBED THAT ARE IN THE PROECESS OF BEING LANDSCAPED OR CONSTRUCTED DURING THE RAINY SEASON, THE DOWN SLOPE LIMITS SHALL BE BOUNDED WITH WATTLE OR SILT SCREEN TO PREVENT RUNOFF SEDIMENT FROM ENTERING THE STORM DARIN SYSTEM. ALL STORM DRAINS THAT ARE IN OPERATION DURING THE RAINY SEASION SHALL BE PROTECTED WITH WATTLE PER DETAILS PROVIDED. 7 AFTER EACH STORM ALL STORM PROOFING PROVISION SHALL BE INSPECTED AND REPAIRED IF NECESSARY. 8 SILT SHALL BE REMOVED AND REPOSITIONED ON THE SITE. ESTIMATED EARTHWORK: CUT 200 YDS FILL 1,100 YDS NET EXPORT 0 YDS 1978 10” LIVE OAK 1977 17” LIVE OAK 1979 11 ” LIVE OAK 1955 10” LIVE OAK 1981 11” LIVE OAK 1954 10” LIVE OAK 1953 10” LIVE OAK 1952 10” LIVE OAK 1983 16” LIVE OAK 1951 10” LIVE OAK 1950 22” LIVE OAK 1949 12” LIVE OAK 1948 16” LIVE OAK 1946 10” LIVE OAK 1947 18” LIVE OAK 1984 30” VALLEY OAK 1945 24” EUCALYPTUS 1944 47” EUCALYPTUS 1943 28” EUCALYPTUS 1942 15” MONTEREY PINE 1941 35” EUCALYPTUS 1940 28” EUCALYPTUS 1938 14” MONTEREY PINE 1939 17” MONTEREY PINE 1937 47” EUCALYPTUS 1936 15” MONTEREY PINE 1935 16” MONTEREY PINE 1934 32” EUCALYPTUS 1933 20” EUCALYPTUS 1931 25” EUCALYPTUS 1956 11” CEDAR 1930 28” EUCALYPTUS 1932 39” EUCALYPTUS 1957 12” CEDAR 1958 11” CEDAR 1959 11” CEDAR 1929 34” EUCALYPTUS 1928 42” EUCALYPTUS 1960 16” SILK OAK 1966 9” SILK OAK 1965 28” STONE PINE 1964 9” LIVE OAK 1961 9” LIVE OAK 1962 16” LIVE OAK 1963 11” LIVE OAK 1967 60” EUCALYPTUS 1968 10” LIVE OAK 1969 10” LIVE OAK 1970 26” EUCALYPTUS 1971 24” MONTEREY PINE 1972 12” MONTEREY PINE 1987 17” CEDAR 1973 13” LIVE OAK 1988 8” MAGNOLIA 1974 24” LIVE OAK 1975 27” LIVE OAK 1976 19” BAY LAUREL 1980 9” LIVE OAK 1982 36” LIVE OAK PALM TREE TO BE RELOCATED ON SITE Revision: 07/20/15 MISSIONLANDSCAPING P.O. BOX 875 PACIFIC GROVE CALIFORNIA 93950 P 831 373 8293 F 831 373 2283 www.missionlandscaping.com email: missionlandscaping@me.com Landscape & General Contractors C27 & B 392291 Landscape Architecture CA Lic #5806 Project: Revisions: Drawing Title: Date: Scale: Drawn By: Page Number: © Mission Landscaping Inc. 2015 Neukomm Residence 19361 Valle Vista Dr. Saratoga, CA 95070 Preliminary Grading and DrainagePlan 03/15/15 1”=10’0” PW L4.0 Revision: 06/04/15 Revision: 07/03/15 MAIN HOUSE FFE 543’ COVERED PORCHLIGHT WELL BALCONY LIGHTWELL DN POOL 20’ X 50’SPA CABANA POOL EQUIPMENT COVERED LOGGIA STONE POOL PATIO 3’ DRYSTACK RETAINING WALL MULCH PATH FRONT PATH MULCH PATH VALLE VIST A D R R=180.00 L = 9 8 . 9 6 ∆=31°29’59 ”R=80.00 L=235.97 ∆=169°00’00”R=8 2 5 . 0 0 L = 2 2 4 . 9 0 ∆=15° 3 7 ’ 0 8 ”N 55 °00 ’00 ” E200.00 ’ N 1 6 ° 3 1 ’ 5 0 ” E 37. 7 3 ’S 66°52’52” E82.65’STEPS DN OUTDOOR KITCHEN PERMEABLE PAVER DRIVEWAY PERMEABLE PAVER DRIVEWAY DN DN DN DN PR O P E R T Y L I N EPROPERTY LINEPR O P E R T Y L I N E PROPERTY L INE PROPE R T Y LI N E PROPERTY LINEPOOL FENCE RAISED VEGETABLE GARDEN PLANTERS STONE POOL PATIO STONE POOL PATIO +542.5’ 1 L4.0 NORTH THE LANDSCAPE AND IRRIGATION PLANS COMPLY WITH THE CITY CODE ARTICAL 15-47 AND THE WATER-EFFICIENT DESIGN CRITERIA PROVIDED IN THE CITY OF SARATOGA REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS DOCUMENT. +543.0’+543.0’ +543.0’ +543.0’ +543.0’ +543.0’ +542.6’ +542.6’ +542.6’ +542.6’ +542.5’+542.5’+542.5’ +542.6’ +542.6’+542.6’ +542.6’ +542.5’+542.5’+542.5’ +542.5’ +542.6’ +542.9’ +543.0’542.9’ + 542.9’ + 542.9’ + +543.0’ +543.0’ +542.4’ +542.5 +543.0’ 2% SLOPE 2% SLOPE 2% SLOPE 2% SLOPE 2% SLOPE2% SLOPE2% SLOPE2% SLOPE 2% SLOPE 2% SLOPE 2% SLOPE 2% SLOPE 2% SLOPE 2% SLOPE 2% SLOPE 2% SLOPE 6” SOLID DRAIN PIPE AT 2% SLOPE PITCH AROUND HOUSE PERFORATED DRAIN PIPE AT 2% SLOPE IN FRENCH DRAIN GRAVEL BED FOR PERMEABLE PAVER DRIVEWAY GRADING AND DRAINAGE LEGEND SOLID DRAIN PIPE PERFORATED DRAIN PIPE FLUSH PATIO/ DRIVEWAY DRAIN AND CLEANOUT ATRIUM GARDEN DRAIN AND CLEANOUT SLOPE SLOPE SLOPESLOPE SLOPE SLOPE SLOPE 2% SLOPE 2% SLOPE 2% SLOPE + TW 542.0’ BW 539.0’ + TW 539.0’ BW 536.0’ 4” SOLID DRAIN PIPE CONNECTING TO ALL DOWNSPOUTS 4” SOLID DRAIN PIPE CONNECTING TO ALL DOWNSPOUTS +RIM 542.4’+RIM 542.4’+RIM 542.4’+RIM 542.4’ +RIM 540.0’ +RIM 534.2’+RIM 532.5 +RIM 533.5’ RIM 535.6’ + RIM 530.5’ + +RIM 539.8’ +RIM 540.2’ +RIM 540.6’+RIM 541.0’ +RIM 541.4’ +RIM 541.8’ +RIM 542.1’ +RIM 542.5’ +RIM 548.2’ +RIM 543.5’ +RIM 543.1’ +RIM 542.3’ +RIM 542.1’ +RIM 542.1’ +RIM 542.4’ +RIM 542.4’ +RIM 542.2’+RIM 540.1’ +RIM 540.1’+RIM 540.1’+RIM 530.8’ DISPERSION PIT EXISTING TREE TO REMAIN TREE TO BE REMOVED EXISTING CONTOUR PROPOSED CONTOUR 6” SOLID D R A I N P I P E 6” SOLID DRAIN PIPE 6” SOLID DRAIN PIPE 6” SOLID DRAIN PIPE6” FRE N C H D R AI N PI P E +RIM 542.7’ INV 542.4 +RIM 542.7’ +RIM 542.7’ INV 542.1 +RIM 542.7’ INV 542.4 +RIM 542.7’ INV 542.1 +542.0’ +542.5’ +544.0’ +544.0’ +546.0’ +546.0’ +548.0’ DRAIN PIPE SLEEVE UNDER PATH +542.5’ +539.0 +539.0535.0’ + 3” PERMEABLE PAVERS 2” NO 8 GRAVEL BEDDING 6” NO 57 GRAVEL CONCRETE FOOTING 6” INTO SUBGRADE SUBGRADE COMPACTED TO 95% WOVEN GEOTEXTILE 6” PERFORATED PIPE WITH HOLES DOWN 2-5% SLOPE2-5% SLOPE DETAIL OF PERMEABLE PAVER DRIVEWAY (TYP) N.T.S 1 L4.0 LANDSCAPE FABRIC SOIL SOIL LANDSCAPE FABRIC DRYSTACK STONES TIGHTLY FIT AT 3 1 3 1 3’ TALL BUILDING S1 L4.0 SECTION OF 3’ DRYSTACK RETAINING WALLS (TYP) N.T.S S1 L4.0 S1 L4.0 OUTDOOR SHOWER 20’ SE T B A C K 30’ SETBACK30’ SETBACK25’ SETBACK131 132 OF REVISIONS DATE: SCALE: 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 NOTE: •The Contractor shall verify all dimensions, elevations and conditions, prior to starting any field work. •Any deviation called by field conditions, or any conditions different from those indicated on the plans shall be brought to the Architect's attention prior to installation. S H E E T A NEW RESIDENCE: THE NEUKOMM RESIDENCE 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 AS SHOWN A-415 04/13/15 -10 06/08/15A. DW WCDWCDDWWINE BBQ ICE 7'-2"13'-8"13'-2"14'-6"5'-6"13'-3"7'-6"13'-3"5'-3"13'-6"13'-0"21'-6"14'-6"21'-0"12'-0"3'-6"18'-0"20'-0"12'-6"21'-61/2"22'-21/2"5'-6"16'-6"23'-6"13'-0"22'-0"14'-0"143'-3"6'-0"5'-6"9'-6"5'-6"2'-0"2'-6"7'-0"1'-6"4'-8"2'-4"2'-6"1'-6"4'-0"50'-6"35'-0"543.0' A A-9 A A-9 WOOD BURNING FIREPLACE GAS FIREPLACE FAMILY ROOM GALLERY FOYER 3-CAR GARAGE NOOK COVERED LOGGIA POWDER HIS OFFICE MASTER SUITE LAUNDRY PANTRY BEDROOM 3 BEDROOM 2 BATH 3 COVERED PORCH DN DN LIGHTWELL LIGHTWELL LIGHTWELL CLOSET DRESSING AREA HIS CLOSET MASTER BATH PATIO COVERED LOGGIA LINEN BATH 2 HER CLOSET POOL BATH HER OFFICE HALF BATH MUD ROOM CLOSET KITCHEN BUFFET/HUTCHBUILT-IN CABSBBQ AREA TRELLISED DINING PATIO PIZZA OVEN REFFRZR OUTDOOR SHOWER B A-9 B A-918'-0"2'-0"2'-0" C A-10 DINING F.P. SCALE: 1/4" = 1'-0" MAIN FLOOR PLAN 133 OF REVISIONS DATE: SCALE: 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 NOTE: •The Contractor shall verify all dimensions, elevations and conditions, prior to starting any field work. •Any deviation called by field conditions, or any conditions different from those indicated on the plans shall be brought to the Architect's attention prior to installation. S H E E T A NEW RESIDENCE: THE NEUKOMM RESIDENCE 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 AS SHOWN A-515 04/13/15 -11 06/08/15A. W CD 16'-111/2"25'-1"26'-10"14'-6"5'-0"11'-10"9'-9"2'-4"8'-3"2'-4" 20'-0"12'-6"21'-61/2"12'-51/2" 80'-10"6'-0"2'-0"2'-4"20'-4"21'-2"531.9' BATH 4 BEDROOM 5 BEDROOM 4 CRAFTS ROOM MEDIA ROOM HALF BATH WINE STORAGE BATH 5 CLOSET UP UP LANDINGHALL LIGHTWELL LIGHTWELL LIGHTWELL MECHANICAL ROOM LAUNDRY STORAGE CLOSET 6" A A-9 A A-9 B A-9 B A-9 C A-10 SCALE: 1/4" = 1'-0" LOWER FLOOR PLAN 134 OF REVISIONS DATE: SCALE: 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 NOTE: •The Contractor shall verify all dimensions, elevations and conditions, prior to starting any field work. •Any deviation called by field conditions, or any conditions different from those indicated on the plans shall be brought to the Architect's attention prior to installation. S H E E T A NEW RESIDENCE: THE NEUKOMM RESIDENCE 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 AS SHOWN A-615 04/13/15 -12 06/08/15A. A A-9 A A-9 'OGEE' SHAPED PAINTED GUTTERS ARCHITECTURAL COMPOSITION SHINGLE ROOF ARCHITECTURAL COMPOSITION SHINGLE ROOF 'OGEE' SHAPED PAINTED GUTTERS 'OGEE' SHAPED PAINTED GUTTERS PAINTED WOOD JOISTS W/ SHAPED ENDS ARCHITECTURAL COMPOSITION SHINGLE ROOF, CHARCOAL GRAY RIDGE RIDGE RIDGE RIDGE RIDGERIDGERIDGERIDGERIDGERIDGERIDGERIDGERIDGE RIDGE RIDGE RIDGERIDGERIDGEHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPHIPVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYHIPVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEY7/12 7/12 7/127/12 7/12 7/12 7/128/12 7/12 7/127/127/127/127/127/127/127/127/127/127/127/12 HIP HIP HIPHIP 7/12 7/127/127/12 7/127/127/12 7/127/127/12 7/127/127/12 7/12 7/12 7/12 7/12 7/12 7/127/127/127/127/127/127/127/12LOW SLOPE ROOF HIPHIPRIDGE HIPHIPVALLEYVALLEYHIPLOW SLOPE ROOF 7/12 B A-9 B A-9 C A-10 DEC. CHIMNEY SHROUD O/ SPARK ARRESTOR STANDING SEAM COPPER ARCHED DORMER SCALE: 1/4" = 1'-0" ROOF PLAN 135 OF REVISIONS DATE: SCALE: 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 NOTE: •The Contractor shall verify all dimensions, elevations and conditions, prior to starting any field work. •Any deviation called by field conditions, or any conditions different from those indicated on the plans shall be brought to the Architect's attention prior to installation. S H E E T A NEW RESIDENCE: THE NEUKOMM RESIDENCE 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 AS SHOWN A-715 04/13/15 -13 06/08/15A.11'-2"10'-1"24'-83/4"ARCHITECTURAL COMPOSITION SHINGLE ROOF CHARCOAL GRAY WOOD LAP SIDING, PAINTED WHITE WOOD GUARD, PAINTED WHITE WOOD COLUMNS W/ CAP BASE PAINTED WHITE DEC. PAINTED WOOD BALUSTRADE WHITE SHINGLE SIDING @ GABLE ENDS & DORMERS, PAINTED WHITE ALUM. CLAD, WOOD FRAMED WINDOWS, WHITE SHINGLE SIDING @ GABLE ENDS & DORMERS, PAINTED WHITE 'OGEE' SHAPED PAINTED GUTTERS PAINTED WHITE EXPOSED, DEC. SHAPED RAFTER TAILS, W/ FASCIA BOARD PAINTED WHITE FIELDSTONE VENEER WAINSCOT W/ STONE CAP EARTH TONED GRAYS AND TANS FIELDSTONE VENEER WAINSCOT W/ STONE CAP, EARTH TONED GRAY & TAN NATURAL GRADE AT WALL FACE FINISHED GRADE HIGHEST RIDGE 564'-8" HIGHEST RIDGE 540'-0" AVERAGE GRADE 540'-0" AVERAGE GRADE 564'-8" 26 FT 18 FT 26 FT 18 FT 531'-10" LOWER FL 531'-10" LOWER FL 543' MAIN FL 543' MAIN FL 553'-1" PLATE 553'-1" PLATE 11'-2"10'-1"24'-81/2"ALUM. CLAD, WOOD FRAMED WINDOWS, WHITE FIELDSTONE VENEER WAINSCOT, EARTH TONES GRAY AND TAN 'OGEE' SHAPED GUTTERS PAINTED WHITE EXPOSED, DEC. SHAPED RAFTER TAILS, W/ FASCIA BOARD PAINTED WHITE WOOD LAP SIDING PAINTED WHITE ARCHITECTURAL COMPOSITION SHINGLE ROOF, CHARCOAL GRAY EXISTING GRADE @ WALL FACE FINISHED GRADE WOOD GATE, PAINTED WHITE @ OUTDOOR SHOWER 564'-8" HIGHEST RIDGE HIGHEST RIDGE 540'-0" AVERAGE GRADE 540'-0" AVERAGE GRADE 564'-8" 18 FT 26 FT 18 FT 26 FT 531'-10" LOWER FL 531'-10" LOWER FL 543' MAIN FL 543' MAIN FL 553'-1" PLATE 553'-1" PLATE SCALE: 1/4" = 1'-0" FRONT (WEST) ELEVATION SCALE: 1/4" = 1'-0" LEFT (NORTH) ELEVATION VIEW VIEW 136 OF REVISIONS DATE: SCALE: 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 NOTE: •The Contractor shall verify all dimensions, elevations and conditions, prior to starting any field work. •Any deviation called by field conditions, or any conditions different from those indicated on the plans shall be brought to the Architect's attention prior to installation. S H E E T A NEW RESIDENCE: THE NEUKOMM RESIDENCE 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 AS SHOWN A-815 04/13/15 -14 06/08/15A.10'-1"24'-81/2"ARCHITECTURAL COMPOSITION SHINGLE ROOF CHARCOAL GRAY SHAPED WOOD CORBEL, PAINTED WHITEWOOD BARGE RAFTER, PAINTED WHITE DEC. CHIMNEY SHROUD ALUM. CLAD, WOOD FRAMED WINDOWS, WHITE FIELDSTONE VENEER 'OGEE' SHAPED GUTTERS, PAINTED WHITE DEC. CHIMNEY SHROUD EXISTING GRADE @ LOGGIA FACE FINISHED GRADE 564'-8" HIGHEST RIDGE 564'-8" HIGHEST RIDGE 540'-0" AVERAGE GRADE 540'-0" AVERAGE GRADE 18 SF 26 SF 18 SF 26 SF 531'-10" LOWER FL 531'-10" LOWER FL 543' MAIN FL 543' MAIN FL 553'-1" PLATE 553'-1" PLATE COVERED BBQ AREA (SEE CABANA PLANS) EXPOSED, DEC. SHAPED RAFTER TAILS, PAINTED WHITE PAINTED WOOD GUARDWOOD LAP SIDING, PAINTED WHITE WOOD COLUMNS W/ CAP BASE, PAINTED WHITE 10'-1"24'-81/2"CARRIAGE STYLE WOOD GARAGE DOORS W/ LITES ABOVE, PAINTED WHITE ALUM. CLAD, WOOD FRAMED WINDOWS, WHITE 'OGEE' SHAPED GUTTERS, PAINTED WHITE WOOD LAP SIDING, PAINTED WHITE FIELDSTONE VENEER WAINSCOT W/ STONE CAP, EARTH TONED GRAY & TAN ARCHITECTURAL COMPOSITION SHINGLE ROOF, CHARCOAL GRAY SHAPED WOOD CORBEL, PAINTED WHITE WOOD BARGE RAFTER, PAINTED WHITE EXPOSED, DEC. SHAPED RAFTER TAILS, PAINTED WHITE COVERED BBQ AREA (SEE CABANA PLANS) 564'-8" HIGHEST RIDGE 564'-8" HIGHEST RIDGE 540'-0" AVERAGE GRADE 540'-0" AVERAGE GRADE 18 FT 26 FT 18 FT 26 FT 543' MAIN FL 543' MAIN FL 553'-1" PLATE 553'-1" PLATE SCALE: 1/4" = 1'-0" REAR (EAST) ELEVATION SCALE: 1/4" = 1'-0" RIGHT (SOUTH) ELEVATION VIEW VIEW 137 OF REVISIONS DATE: SCALE: 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 NOTE: •The Contractor shall verify all dimensions, elevations and conditions, prior to starting any field work. •Any deviation called by field conditions, or any conditions different from those indicated on the plans shall be brought to the Architect's attention prior to installation. S H E E T A NEW RESIDENCE: THE NEUKOMM RESIDENCE 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 AS SHOWN A-915 04/13/15 -15 06/08/15A.10'-1"10'-1"24'-81/2"EXISTING GRADE 540'-0" AVERAGE GRADE 540'-0" AVERAGE GRADE FAMILY ROOM COVERED LOGGIA MEDIA ROOMWINE STORAGE MECH. ROOM FOYER GALLERYCOVERED PORCH 26 FT 18 FT 26 FT 18 FT 564'-8" HIGHEST RIDGE 564'-8" HIGHEST RIDGE UNHABITABLE ATTIC 531'-10" LOWER FL 531'-10" LOWER FL 543' MAIN FL 543' MAIN FL 553'-1" PLATE 553'-1" PLATE 24'-81/2"10'-1"10'-1"EXISTING GRADE 565'-8" HIGHEST RIDGE 565'-8" HIGHEST RIDGE 540'-0" AVERAGE GRADE 540'-0" AVERAGE GRADE GARAGEMUD ROOMHALLGALLERYHALLHALLVESTIBULEHIS CLOSETHER CLOSET HALL MECHANICAL ROOMHALLLAUNDRY 26 FT 18 FT 26 FT 18 FT UNHABITABLE ATTIC 531'-10" LOWER FL 531'-10" LOWER FL 543' MAIN FL 543' MAIN FL 553'-1" PLATE 553'-1" PLATE SCALE: 1/4" = 1'-0" SECTION A SCALE: 1/4" = 1'-0" SECTION B 138 OF REVISIONS DATE: SCALE: 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 NOTE: •The Contractor shall verify all dimensions, elevations and conditions, prior to starting any field work. •Any deviation called by field conditions, or any conditions different from those indicated on the plans shall be brought to the Architect's attention prior to installation. S H E E T A NEW RESIDENCE: THE NEUKOMM RESIDENCE 19361 VALLE VISTA DRIVE SARATOGA, CA 95070 AS SHOWN A-1015 04/13/15 -16 06/08/15A. BBQ ICE 18'-0"14'-81/2"15'-8"20'-0"1'-6"15'-0"1'-6"5'-6"10'-6"POOL BATH CABANA BBQ AREA TRELLISED DINING PATIO PIZZA OVEN POOL EQUIP. C A-10 C A-10 15'-9"9'-1"9'-1"WOOD LAP SIDING, PAINTED WHITE ALUM. CLAD, WOOD FRAMED WINDOWS, WHITE WOOD TRELLIS W/ SHAPED ENDS PAINTED WHITE LOW-SLOPE ROOF WOOD BARGE RAFTER PAINTED WHITE SHAPED DEC. CORBEL, PAINTED WHITE 'OGEE' SHAPED PAINTED GUTTERS WOOD SQUARE COLUMNS W/ CAP & BASE, PAINTED WHITEEXISTING GRADE 542'-6" CABANA F.F. 551'-7" PLATE 558'-3" RIDGE HEIGHT 9'-1"ARCHITECTURAL COMPOSITION SHINGLE ROOF, CHARCOAL GRAY EXPOSED, DEC. SHAPED RAFTER TAILS, W/ FASCIA BOARD PAINTED WHITE 'OGEE' SHAPED GUTTERS PAINTED WHITE WOOD LAP SIDING PAINTED WHITEEXISTING GRADE 542'-6" CABANA F.F. 551'-7" PLATE 558'-3" RIDGE HEIGHT 542'-6" CABANA F.F. 551'-7" PLATE 558'-3" RIDGE HEIGHT 15'-9"9'-1"9'-1"WOOD LAP SIDING PAINTED WHITE WOOD TRELLIS W/ SHAPED ENDS PAINTED WHITE LOW-SLOPE ROOF WOOD SQUARE COLUMNS W/ CAP & BASE, PAINTED WHITE WOOD BARGE RAFTER PAINTED WHITE SHAPED DEC. CORBEL PAINTED WHITE 'OGEE' SHAPED GUTTERS, PAINTED WHITE EXISTING GRADE 542'-6" CABANA F.F. 551'-7" PLATE 558'-3" RIDGE HEIGHT 'OGEE' SHAPED PAINTED GUTTERS PAINTED WOOD JOISTS W/ SHAPED ENDS 'OGEE' SHAPED PAINTED GUTTERS ARCHITECTURAL COMPOSITION SHINGLE ROOF, CHARCOAL GRAY RIDGEVALLEY7/127/127/12 7/12 RIDGE LOW SLOPE ROOF 7/12 7/12 RIDGE C A-10 C A-10 15'-9"542'-6" CABANA F.F. 551'-7" PLATE 549'-6" POOL EQUIP. PLATE 558'-3" RIDGE HEIGHT POOL EQUIP. CABANA TRELLISED DINING BBQ AREA SCALE: 1/4" = 1'-0" CABANA FLOOR PLAN SCALE: 1/4" = 1'-0" CABANA FRONT ELEVATION SCALE: 1/4" = 1'-0" CABANA LEFT ELEVATION SCALE: 1/4" = 1'-0" CABANA REAR ELEVATION SCALE: 1/4" = 1'-0" CABANA ROOF PLAN SCALE: 1/4" = 1'-0" SECTION C 139 SARATOGA MEETING DATE: September 9, 2015 DEPARTMENT: Community Development PREPARED BY: Michael Fossati SUBJECT: APPC15-0003 - Appeal of ADR15 An appeal of an Administrative Design Review RECOMMENDED ACTION: Conduct a public hearing and adopt a resolution denying the appeal. BACKGROUND: On July 27, 2015, city staff approved a Beausoleil for the demolition of an existing residence and the one-story residence at 12969 Regan Lane Community Development Department has the authority to review and approve such proj long as the findings set forth in City Code 15 same findings that Planning Commission reviews for either multi are over 18 feet in height. On August 11, 2015, Lee Salin, Raju Abhyankar, James Leney, and Lakhinder Walia submitted an appeal of the Community Development Departments completed appeal form is included as Attachment 2. The Appellants stated reasons for submitting the appeal are itemized within that attachment · Our main concerns regarding ADR15 mass of this property. The height of the three gabled roofs, very close to the street, as seen from the staged house, do not meet or compliment the character of the neighborhood. PROJECT DESCRIPTION: The site is located north of Blauer Drive, west of Regan Lane, and east of the Safeway (locate on Saratoga-Sunnyvale Road) within a suburban area of Saratoga ft. one-story residence. The classical design caps, clay tile roofing, painted wood fascia, wood clad frame windows and doors, and painted cement pilasters. The colors include “o found below: SARATOGA PLANNING COMMISSION r 9, 2015 Community Development Michael Fossati, Community Development Department ppeal of ADR15-0007 – 12969 Regan Ln. – an Administrative Design Review Conduct a public hearing and adopt a resolution denying the appeal. a Design Review application submitted by Robert Boles of the demolition of an existing residence and the new construction of a 3,709 sq. ft. at 12969 Regan Lane. For new residences under 18 feet in height, the Community Development Department has the authority to review and approve such proj long as the findings set forth in City Code 15-45.080 can be made. These findings are the exact same findings that Planning Commission reviews for either multi-story projects or projects that Salin, Raju Abhyankar, James Leney, and Lakhinder Walia submitted Community Development Departments Design Review approval. The completed appeal form is included as Attachment 2. The Appellants stated reasons for re itemized within that attachment which states the following: Our main concerns regarding ADR15-0007, 12969 Regan Lane, relate to the bulk and mass of this property. The height of the three gabled roofs, very close to the street, as house, do not meet or compliment the character of the located north of Blauer Drive, west of Regan Lane, and east of the Safeway (locate within a suburban area of Saratoga. The project is a new 3,710 The classical design residence includes a painted sheet metal chimney caps, clay tile roofing, painted wood fascia, wood clad frame windows and doors, and painted cement pilasters. The colors include “off-white” and “mushroom”. Details of the project can be Robert Boles of construction of a 3,709 sq. ft. For new residences under 18 feet in height, the Community Development Department has the authority to review and approve such projects, as 45.080 can be made. These findings are the exact story projects or projects that Salin, Raju Abhyankar, James Leney, and Lakhinder Walia submitted Design Review approval. The completed appeal form is included as Attachment 2. The Appellants stated reasons for 0007, 12969 Regan Lane, relate to the bulk and mass of this property. The height of the three gabled roofs, very close to the street, as house, do not meet or compliment the character of the located north of Blauer Drive, west of Regan Lane, and east of the Safeway (located 3,710 sq. residence includes a painted sheet metal chimney caps, clay tile roofing, painted wood fascia, wood clad frame windows and doors, and painted f the project can be 140 Proposed Allowable/Required Proposed Site Coverage House & Garage: Driveway: Walkways/Decks/Patios: Total Proposed Site Coverage 4,897 SF 504 SF 410 SF 5,949 SF (49%) 6,669 SF Floor Area First Floor: Garage Total Proposed Floor Area 3,250 SF 460 SF 3,710 SF 3,710 SF Height (Residence) Lowest Elevation Point Highest Elevation Point Average Elevation Point Proposed Topmost Point 367.2 FT 369.0 FT 368.1 FT 386.1 (18 FT) Maximum Height = 394.1 (26 Feet) Setbacks Front: Left Side: Right Side: Rear: 25’-6” 10’-1” 11’-0” 25’-4” 25’ 10’ 10’ 25’ Trees Two protected trees are being proposed for removal. They include one white birch and one persimmon. The City Code requires one of ten criteria must be satisfied in order for a tree to be removed. The project arborist and City arborist have both documented four of ten criteria to remove the referenced trees. The value of the trees proposed for removal equals $1,960. The applicant is required to plant trees equaling the value of the trees to be removed. Three new trees are proposed along the south portion of the property, per the landscape plan. Two of those trees would be located in the front setback. The arborist report has been included as Attachment 3. Neighbor Notification and Correspondence The applicant submitted five Neighbor Notification Forms signed by adjacent property owners. Staff mailed a “Notice of Public Hearing” to all property owners within 250 feet of the subject property. Staff received a comment from the owners of 20353 Blauer Drive. The owners were in opposition of the project, due to the following: · Removal of protected trees · Size of structure · Inconsistent with overall aesthetics of the neighborhood · House to close to the street without protected trees 141 Staff reviewed the project against the comments mentioned above. The trees proposed for removal include a white birch and a persimmon. There are currently three protected trees within the front setback. Only one of those trees, which have poor structure and have met the findings required for removal, will be potentially removed. The applicant has informed staff that they will try to preserve the tree if possible. Furthermore, if the tree cannot be saved, the applicant has demonstrated to staff that 24” box trees will be planted onsite, within the front yard. Residences in the area range from 2,400 – 5,200 sq. ft. in size. The project, as proposed regarding floor area, is allowed per zoning regulations without any exception. Furthermore, the overall aesthetics and size of the proposed residence is consistent with structures in the neighborhood, such as 20247 Blauer Drive, 20215 Blauer Drive, 20263 Blauer Drive, and 20281 Chateau Drive. Lastly, the proposed front setback is consistent with houses along Regan Lane. Therefore, staff has approved the project has proposed. Appeal As previously stated, the project was approved by staff on July 27, 2015. The City received an appeal from four neighbors (including the owner of 20353 Blauer Dr.) of the project on August 11, 2015. In summary, the appellants stated that the “bulk and mass of the property” are of concern. In order to address the appellants concerns, the applicant has made the following changes to the previously approved plans: · Change the proposed gables to hip roof forms along the garage and front bedroom. · Replace the clay barrel tile with a composition shingle. Its staff understanding that the appellant and applicant have met on a few occasions to address additional concerns. One concern that was not addressed was the roof proposed by the applicant. The applicant has provided staff with data on why they believe their proposed 8/12 roof pitch will fit in with the neighborhood. The data is a survey of other properties with steeply pitched roofs. Its staffs understanding that the appellants do not agree. Although there has been some progress regarding the concessions made by the applicant, they still have not found a consensus. In summary, Staff recommends denying the appeal and upholding the City’s decision, per the design review findings found below. ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of three single-family residence in a residential area. FINDINGS Design Review Findings 142 The Planning Commission shall not grant design review approval unless it is able to make the following findings. These findings are in addition to and not a substitute for compliance with all other Zoning Regulations. a) Site development follows the natural contours of the site, minimizes grading, and is appropriate given the property’s natural constraints. The project meets this finding because a significant portion of the new structure will be located within the footprint of the existing structure. The natural contours of the site can remain because they will not be affected by the proposed residence. b) All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If constraints existing 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 because the trees proposed for removal followed the criteria set forth by City Code Section 15-50.080 and received clearance from the City Arborist. There are no heritage trees located on the site, therefore no heritage trees were affected by the project. Lastly, no native trees are being proposed for removal either. 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 placement, size and height of the home are comparable to other homes in the neighborhood. A significant portion of the new structure will be located within the footprint of the existing structure. The proposed structure will remain a single story structure under 18 feet in height. The structure is not in a location that would affect 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 project meets this finding because the design features distinct volumes that break up the form of a large singular box. Simple roof forms also minimize the perception of bulk. The height of the residence will be less than 18 feet, which is compatible in look with other residences in the area. 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 the applicant has proposed to cover less than 26% of the front yard with paving. The remaining front landscape will be complemented with planting area and trees. 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 design exceeds the required setbacks set in the zoning district it is located in. 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 it will feature a design with simple and well-proportioned massing; roof lines that are in scale with adjacent residences; height and massing that are in scale with the neighborhood; and the selection of materials, colors, and details that enhance the architecture in a well-composed, understated manner. 143 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 project is not applicable as it is not on a hillside lot. ATTACHMENTS: Attachment 1 – Resolution Attachment 2 – Appeal application Attachment 3 – Arborist Report Attachment 4 – Neighbor Notification Forms Attachment 5 – E-mail from owners of 20353 Blauer Drive Attachment 6 – Approved Reduced Plan Set, Exhibit A Attachment 7 – New Plan Set, Exhibit B 144 RESOLUTION NO. 15-042 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION FOR DESIGN REVIEW NO. APPC15-0003 DENYING AN APPEAL OF AN APPROVED ADMINISTRATIVE DESIGN REVIEW APPROVAL FOR A NEW ONE-STORY RESIDENCE LOCATED AT 12969 REGAN LANE (APN 393-01-022) WHEREAS, The City has received an appeal application for a previously approved project (ADR15-0007) that consists of a demolition of an existing residence and construction of a new 3,709 sq. ft. main residence located at 12969 Regan Ln. The height will not exceed 18 feet and the main residence will remain single-story. Two protected trees protected trees that are in conflict with the project and have been approved for removal. The net lot size is 12,125 square feet and the property is zoned in the R-1-12,500.The foregoing work is described as the “Project” in this Resolution. 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 September 9, 2015, the Planning Commission held a duly noticed public hearing on the subject application, and after considering evidence presented by City staff, the applicant, and other interested parties, requested the applicant to revise the project to address height, mass, and parking concerns. NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds, determines and resolves as follows: Section 1: The recitals set forth above are true and correct and incorporated herein by reference. Section 2: The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of Small Structures” of the Public Resources Code (CEQA). This exemption allows for the construction of up to three single-family residences and no exception to that exemption applies. Section 3: The project is consistent with the following Saratoga General Plan Policies: Land Use Goal 13 which provides that the City shall use the Design Review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require that landscaping and site drainage plans be submitted and approved during Design Review for a residence prior to issuance of permits; Land Use Element Goal 10 which minimizes the impact of development proposals in hillside areas by requiring visual analyses and imposition of conditions to prevent or reduce significant visual impacts; and Conservation Element Policy 6.0 which provides that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. 145 Resolution No. 15-042 Page 2 Section 4: The project is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings in that the project’s site development follows the natural contours of the site, minimizes grading, and is appropriate given the property's natural constraints; all protected trees shall be preserved, as provided in Article 15- 50 (Tree Regulations) and 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; and 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 view sheds; and the overall mass and the height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood; and the landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape; and the development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy; and the design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055; and that if the project is a hillside lot, that the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community view sheds, and is in compliance with Section 15-13.100 of the City Code. Section 6: The project is consistent with the Saratoga City Code in that two protected trees that meet the criteria established in Section 15-50.080(a) are being removed, as determined by the City Arborist. Section 7: The City of Saratoga Planning Commission hereby denies APPC15-0003, and effectively approving ADR15-0007, located at 12969 Regan Ln. (APN 393-01-022), subject to the above Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission this 9th day of September 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ___________________________________ Leonard Almalech Chair, Planning Commission 146 Resolution No. 15-042 Page 3 EXHIBIT 1 CONDITIONS OF APPROVAL APPC15-0007/ADR15-0007 12969 REGAN LANE (APN: 393-01-022) 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. 147 Resolution No. 15-042 Page 4 5. Construction must be commenced within 36 months from the date of this approval (September 9, 2018), or the resolution will expire. COMMUNITY DEVELOPMENT 6. Compliance with Plans. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans dated June 22, 2015, denominated Exhibit "A". All proposed changes to the Approved Plans must be submitted in writing with plans showing the changes, including a clouded set of plans highlighting the changes. Such changes shall be subject to approval in accordance with Condition 3, above. 7. Building Division Submittal. Four (4) sets of complete construction plans shall be submitted to the Building Division. These plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance. The construction plans shall, at a minimum include the following: a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A” on file with the Community Development Department and referenced in Condition No. 6 above; b. A note shall be included on the site plan stating that no construction equipment or private vehicles shall be parked or stored within the root zone of any Ordinance- protected tree on the site; c. This Resolution printed onto separate construction plan pages; d. A final utility plan that shows location of HVAC mechanical equipment outside of required setback areas; e. A final Drainage and Grading Plan stamped by a registered Civil Engineer combined with the above-required Stormwater Detention Plan; f. A final Landscape and Irrigation Plan; and g. All additional drawings, plans, maps, reports, and/or materials required by the Building Division. 8. Lighting. Exterior lighting shall be shielded so as not to shine on adjacent properties or public right-of-way. 9. Maintenance of Construction Project Sites. Because this Design Review Approval authorizes a project which requires a Building Permit, compliance with City Code Section 16-75.050 governing maintenance of construction project sites is required. 10. Fences, Walls and Hedges. All fences, walls and hedges not in connection with the proposed fence exception shall conform to height requirements provided in City Code Section 15-29. 11. Final Landscaping and Irrigation Plan. The final landscaping and irrigation plan shall take into account the following: 148 Resolution No. 15-042 Page 5 a. To the extent feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolong exposure to water shall be specified. b. To the extent feasible, pest resistant landscaping plants shall be used throughout the landscaped area, especially along any hardscape area. c. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. d. Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. e. Any proposed or required under grounding of utilities shall take into account potential damage to roots of protected trees 12. Fire Department Requirements. Owner/applicant shall comply with all Fire Department requirements. 13. Noise and Construction Hours. In order to comply with standards that minimize impacts to the neighborhood during site preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance of the construction site and other requirements stated in these sections. 14. Front yard landscaping. Front yard landscaping shall be installed prior to final inspection or a bond satisfactory to the Community Development Department valued at 150% of the estimated cost of the installation of such landscaping shall be provided to the City. 15. Construction Management Plan. The applicant shall submit a construction management plan prior to obtaining a building permit. The plan shall address work hours and schedule, equipment/material staging and parking, estimated vehicular traffic, contaminated soil management, dust control measures, noise mitigation, and general health and safety. CITY ARBORIST 16. Arborist Report. All recommendations of the Arborist Report dated June 12, 2015 and all other future updated reports, and incorporated herein by this reference shall be followed and incorporated (in its entirety) into the plans. PUBLIC WORKS 1. Encroachment Permit. The applicant shall repair existing 8” high brick wall along the property frontage to the satisfaction of the City Inspector. Alternatively, the applicant shall install concrete curb and gutter per City Standard specifications along the property frontage. The applicant shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement prior to commencement of the work to implement this Administrative Design Review. 149 150 151 152 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB15-0020 Prepared by Kate Bear, City Arborist Site: 12969 Regan Lane Phone: (408) 868-1276 Owner: Drew Perkins Email: kbear@saratoga.ca.us APN: 393-01-022 Email: drew@perkinsfamily.name Report History: Report 1 Date: Plans received March 16, 2015 Arborist report received May 5, 2015 Report completed May 19, 2015 Report 2 – This report replaces report 1 Revised civil plans received May 26, 2015 Arborist report addendum received May 22, 2015 Report completed June 12, 2015 PROJECT SCOPE: The applicant has submitted plans to the City to demolish the existing house and build a new one story house with attached two car garage. STATUS: Approved by City Arborist with attached conditions. PROJECT DATA IN BRIEF: Tree bond – Required = $2,700 For trees 1 and 2 Tree fencing – Required – See attached map. Tree removals – Trees 1 and 4 permitted for removal with building permit. Replacement trees – Required = $1,960 FINDINGS: Tree Removals Whenever a tree is requested for removal as part of a project, certain findings must be made and specific tree removal criteria met. One white birch (tree 1) and one persimmon (tree 4) meet the 153 12969 Regan Lane 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. Criteria met Criteria not met 1 and 4 1, 6, 7, 9 2, 3, 4, 5, 8, 10 Replacement Trees The total appraised value of trees 1 and 4 is $1,960. New trees equal to this appraised value will be required as a condition of the project. At least one replacement tree will be required in the front yard. The rest may be planted anywhere on the property. Replacement values for new trees are listed below. 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 The arborist report dated April 16, 2015 and the addendum dated May 22, 2015, prepared by Katherine Naegele of Anderson Tree Care Specialists, Inc., once included in the final set of plans, will satisfy the requirement for a Tree Preservation Plan under Section 15-50.140 of the City Code. This report and conditions of approval are also to be included in the final set of plans. ATTACHMENTS: 1 – Plans Reviewed and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Map of Site showing tree locations and protective fencing Replacement Tree Values: 15 gallon = $350 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 154 12969 Regan Lane Attachment 1 PLAN REVIEW: Architectural Plans reviewed: Preparer: Beausoleil Architects Date of Plans: June 17, 2014, revised June 27, 2014 Sheet A 0 Cover Sheet Sheet A 1 Site Plan Sheet A 2.1 Demo Plan Sheet A 2.2 New Floor Plan Sheets A 3.1 and 3.2 New Elevations Sheets A 3.3 and 3.4 Existing Elevations Sheet A4 Sections Civil Plans reviewed: Preparer: Clifford Bechtel and Associates Date of Plans: March 11, 2015 revised May 21, 2015 Sheet C1 Grading and Drainage Plan and Utility Plan TREE INFORMATION: Arborist Report reviewed: Preparer: Katherine Naegele of Anderson Tree Care Specialists, Inc. Date of Report: April 16, 2015, addendum dated May 22, 2015 The submitted arborist report inventoried 8 trees, 7 of which are protected by Saratoga City Code. Two trees (1 and 4) protected by Saratoga City Code, are requested for removal to construct this project. Inventoried trees included one white birch, one Douglas fir, one olive, one persimmon, two Canary Island pines, and one deodar cedar. The report included information on the size and condition of each tree, potential impacts from construction, suitability for preservation, appraised values of trees requested for removal, and tree protection recommendations. 155 12969 Regan Lane Attachment 1 156 12969 Regan 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 necessity to remove the tree because of physical damage or threatened damage to improvements or impervious surfaces on the property. (3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the diversion or increased flow of surface waters, particularly on steep slopes. (4) The number, species, size and location of existing trees in the area and the effect the removal would have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general welfare of residents in the area. (5) The age and number of healthy trees the property is able to support according to good forestry practices. (6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the protected tree. (7) Whether the approval of the request would be contrary to or in conflict with the general purpose and intent of this Article. (8) Any other information relevant to the public health, safety, or general welfare and the purposes of this ordinance as set forth in Section 15-50.010 (9) The necessity to remove the tree for economic or other enjoyment of the property when there is no other feasible alternative to the removal. (10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed and replacement trees planted in conformance with the City Arborist's recommendation. 157 12969 Regan Lane Attachment 3 CONDITIONS OF APPROVAL 1. It is the responsibility of the owner, architect and contractor to be familiar with the information in this report and implement the required conditions. 2. The arborist report dated April 16, 2015 and the addendum dated May 22, 2015 prepared by Katherine Naegele shall be copied on to a plan sheet, titled “Tree Preservation” and included in the final job copy set of plans. 3. All recommendations in the arborist report dated April 16, 2015 shall become conditions of approval. 4. This report shall also be copied onto a plan sheet and included in the final set of plans. 5. The designated Project Arborist shall be Katherine Naegele, unless otherwise approved by the City Arborist. 6. Tree Protection Security Deposit a. Is required per City Ordinance 15-50.080. b. Shall be $2,700 be for tree(s) 1 and 2. c. Shall be obtained by the owner and filed with the Community Development Department before obtaining Building Division permits. d. May be in the form of cash, check, credit card payment or a bond. e. Shall remain in place for the duration of construction of the project. f. May be released once the project has been completed, inspected and approved by the City Arborist. 7. Tree Protection Fencing: a. Shall be installed as shown on the attached map. b. Shall be established prior to the arrival of construction equipment or materials on site. c. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10 feet apart. d. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408) 868-1276”. e. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection fencing once it has been installed. This is required prior to obtaining building division permits. f. Tree protection fencing shall remain undisturbed throughout the construction until final inspection. g. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange a field meeting before performing work. 8. The Project Arborist shall be on site to monitor trenching for the sewer line and provide tree protection recommendations. No roots measuring 2 inches or more in diameter may be cut to install a new sewer line without prior approval of the Project Arborist and notification of the City Arborist. 158 12969 Regan Lane Attachment 3 9. The Project Arborist shall visit the site once per month. 10. 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. An email with photos is sufficient. 11. No protected tree authorized for removal or encroachment pursuant to this project may be removed or encroached upon until the issuance of the applicable permit from the building division for the approved project. 12. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for protecting trees per City Code Article 15-50 on all construction work. 13. All construction activities shall be conducted outside tree protection fencing. These activities include, but are not necessarily limited to, the following: demolition, grading, trenching, equipment cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. 14. Trenching to install utilities is not permitted inside tree protection fencing. 15. Roots of protected trees measuring two inches in diameter or more shall not be cut without prior approval of the Project Arborist. Roots measuring less than two inches in diameter may be cut using a sharp pruning tool. 16. Any permitted pruning or root pruning of trees on site shall be performed under the supervision of the Project Arborist and according to ISA standards. 17. Trees 1 and 4 meet the criteria for removal and may be removed and replaced once Building Division permits have been obtained. 18. Trees permitted for removal shall be replaced on or off site according to good forestry practices, and shall provide equivalent value in terms of aesthetic and environmental quality, size, height, location, appearance and other significant beneficial characteristics of the removed trees. The value of the removed trees shall be calculated in accordance with the ISA Guide for Plant Appraisal. 19. New trees equal to $1,960 shall be planted as part of the project before final inspection and occupancy of the new home. New trees may be of any species. 20. Replacement values for new trees are listed below. 15 gallon = $350 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 21. One new tree shall be planted in the front yard. 159 12969 Regan Lane Attachment 3 22. The rest of the replacement trees may be planted anywhere on the property as long as they do not encroach on retained trees. 23. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If there is insufficient room to plant new trees, some or all of the replacement value for trees shall be paid into the City’s Tree Fund. 24. 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. 25. 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. 160 Attachment 4 12969 Regan Lane From April 16, 2015 arborist report. 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196