HomeMy WebLinkAbout03-14-18 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 2
SARATOGA PLANNING COMMISSION
REGULAR MEETING
MARCH 14, 2018
7:00 PM PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of February 14, 2018.
Recommended Action:
Approve Minutes of February 14, 2018 meeting.
021418 Minutes
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
Any member of the public will be allowed to address the Planning Commission for up to three
(3) minutes on matters not on this agenda. This law generally prohibits the Planning
Commission from discussing or taking action on such items. However, the Planning Commission
may instruct staff accordingly regarding Oral Communications.
REPORT ON APPEAL RIGHTS
If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the
City Clerk within fifteen (15) calendar days of the date of the decision.
1. NEW BUSINESS
2. PUBLIC HEARING
Applicants and/or their representatives have a total of ten (10) minutes maximum for
opening statements. All interested persons may appear and be heard during this meeting
regarding the items on this agenda. If items on this agenda are challenged in court,
members of the public may be limited to raising only issues raised at the Public Hearing or
in written correspondence delivered to the Planning Commission at, or prior to the close of
the Public Hearing. Members of the public may comment on any item for up to three (3)
minutes. Applicants and/or their representatives have a total of five (5) minutes maximum
for closing statements.
Saratoga Planning Commission Agenda – Page 2 of 2
2.1. Application PDR17-0019/ARB18-0004; 14505 Oak Street (APN 517-09-026); Lands
of Ratra. The applicant is proposing to add a 1,146 square foot single story addition
existing 2,872 square foot two-story residence. No protected trees are proposed for
removal. Staff Contact: Nicole Johnson (408) 868-1209 or njohnson@saratoga.ca.us.
Recommended Action:
Adopt Resolution No.18-002 approving the project subject to conditions of approval in
included in Attachment 1.
Design Review Approval by the Planning Commission is required because the
proposed addition exceeds 500 square feet in an R-M zone district pursuant to City
Code Section 15-46.020 (2).
Staff Report
Attachment 1-Resolution 18-002
Attachment 2-Arborist Report
Attachment 3-Story Pole Certification
Attachment 4-Development Plans
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Janet Costa, Administrative Assistant for the City of Saratoga, declare that the foregoing
agenda for the meeting of the Planning Commission was posted and available for public review
on March 8, 2018 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on
the City’s website at www.saratoga.ca.us.
Signed this 8th day of March 2018 at Saratoga, California.
Janet Costa, Administrative Assistant
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www.saratoga.ca.us
REPORT TO THE
PLANNING COMMISSION
14505 Oak Street
Meeting Date: March 14, 2018
Application #: PDR17-0019 /ARB18-0004
Address/APN: 14505 Oak Street (517-09-026)
Property Owner: Ricky & Rubina Ratra
From: Debbie Pedro, Community Development Director
Report Prepared By: Nicole Johnson, Planner II
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Report to the Planning Commission
14505 Oak Street – Application # PDR17-0019/ARB18-0004
March 14, 2018
Page | 2
Summary
PROJECT DESCRIPTION
The applicant is proposing to add a 1,146 square foot single story addition to an existing 2,872
square foot two-story residence. No protected trees are proposed for removal.
STAFF RECOMMENDATION:
Adopt Resolution No.18-002 approving the project subject to conditions of approval included in
Attachment 1.
Design Review Approval by the Planning Commission is required because the proposed addition
exceeds 500 square feet in an R-M zone district pursuant to City Code Section 15-46.020 (2).
PROJECT DATA
Gross Site Area: 8,200 square feet (0.19 acres)
Net Site Area: 8,200 square feet (0.19 acres)
Average Site Slope: 12%
General Plan Designation: RMF (Multi- Family Residential)
Zoning: R-M-3,000
Proposed Allowed/Required
Proposed Site Coverage
Footprint
Porches
Total Proposed Site Coverage (structures)
2,993 sq. ft.
284 sq. ft.
3,277 sq. ft. (39%)
Maximum net site area
covered by structures is
3,280 sq. ft. (40%)
Floor Area
House Floor Area
Garage
Total Floor Area
3,585 sq. ft.
433 sq. ft.
4,018 sq. ft.
There are no floor area
standards on multi-family
zoned lots
Height((e) residence, no change)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Topmost Point:
Total Height
78.30’
84.00’
81.1’
107.4’
26’3’
30 Feet
Setbacks
Front:
Left Side
Right Side:
Rear:
1st Story 2nd Story
25’ N/A
6’3 ¼” N/A
8’ ½” N/A
25’ N/A
1st story 2nd Story
25’ N/A
6’ 11’
6’ 11’
25’ N/A
Grading Cut
0 CY
Fill
0 CY
Export
0 CY
No grading limit in the
R-M-3,000 zoning district
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Report to the Planning Commission
14505 Oak Street – Application # PDR17-0019/ARB18-0004
March 14, 2018
Page | 3
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The subject 8,200 square foot property is located on the Northwest side of Oak Street. The site is
improved with a 2,872 square foot two-story residence with a garage that was approved by the
Planning Commission on October 25, 2006 (Application No. 06- 243). Surrounding uses include
one and two-story single family residences to the east, west and south of the property on the
opposite side of Oak Street. There are commercial uses to the north (rear) of the property.
Project Description
The current first floor is 1,847 square feet and consists of a two (2) car garage, foyer, two (2)
bedrooms with a bath, master bedroom with a bathroom, and a kitchen. The proposal includes
adding 1,146 square feet to the first floor to create a new great room and dining room.
The existing second floor is comprised of 1,025 square feet and has two (2) bedrooms, a
bathroom, and a bonus room. No change is proposed to the second floor. In total, the proposed
house size will be 4,018 square feet.
The site width of the property is approximately 50 feet where 100 feet is the standard
requirement for a lot in the R-M-3,000 zone district. Given the substandard width, the required
first floor side yard setbacks are 6 feet and the second floor side yard setbacks are 11 feet
pursuant to City Code Section 15-65.040 (b).
Architecture/Design
The proposed single story addition will be in context with the existing craftsman style home, with
lap siding, wood windows, and asphalt shingled roof.
The applicant has provided a color and materials board, which will be available for review at the
site visit. Below is a list of the proposed exterior materials.
Detail Colors and Materials
Siding Lap siding (Terra Sol)
Windows/Doors trim Wood (Thistle)
Roof Asphalt shingles (Black)
Trees
No protected trees are proposed for removal with this application. All protected trees to remain
in the vicinity of the project would be protected prior to building permit issuance and throughout
the duration of the project. The applicant is required to place a tree security deposit of $3,200. In
addition, tree protection fencing is required to be installed prior to the issuance of building
permits. Details of the arborist’s findings and descriptions of the trees to be preserved are
included in the Arborist Report (Attachment 2).
Geotechnical Review
Geotechnical review was not required for this application.
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Report to the Planning Commission
14505 Oak Street – Application # PDR17-0019/ARB18-0004
March 14, 2018
Page | 4
FINDINGS
The findings required for issuance of a Design Review Approval pursuant to City Code Section
Article 15-45.080 are set forth below and the Applicant has met the burden of proof to support
making all of those required findings:
a. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can be made in the affirmative in that the project minimizes changes to the
existing contours of the site.
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 be made in the affirmative in that no protected trees are proposed for removal.
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 in the affirmative in that the proposed addition is at the rear of
the existing house. In addition, the building setbacks and existing vegetation will screen
views of the project from surrounding properties so that there would be no unreasonable
impact to the privacy of adjoining properties and to community viewsheds.
d. The overall mass and height of the structure, and its architectural elements are in scale with
the structure itself and with the neighborhood.
This finding can be made in the affirmative in that design of the proposed addition is in
context with the existing residence which is similar to the surrounding residences. The
overall design, height, materials, and location of building features will help to minimize the
perception of mass.
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 in the affirmative in that no new hardscape is proposed within the
front setback area and the existing landscape is proposed to remain.
f. Development of the site does not unreasonably impair the ability of adjoining properties to
utilize solar energy.
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Report to the Planning Commission
14505 Oak Street – Application # PDR17-0019/ARB18-0004
March 14, 2018
Page | 5
This finding can be made in the affirmative in that the proposed addition is single story and
is sited on the property so as not to impede with any neighbor’s 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.
This finding can be made in the affirmative because the proposed addition is in context with
the existing home which currently incorporates applicable design policies and techniques
from the Residential Design Handbook. The overall mass and height of the structure are in
scale with the neighborhood. In addition, the proposed materials, colors, and details
enhance the architecture in a well-composed, understated manner.
h. On hillside lots, the location and the design of the structure avoid unreasonable impacts to
ridgelines, significant hillside features, community viewsheds, and is in compliance
with Section 15-13.100.
This finding can be made in the affirmative because the site, though considered a hillside
lot, is not located in a hillside area where there is potential to impact ridgelines, hillside
features, or community viewsheds.
Neighbor Notification and Correspondence
A public notice for the March 14, 2018 Planning Commission hearing was sent to property owners
within 500 feet of the site. In addition, the public hearing notice and description of the project was
published in the Saratoga News. To date, staff has not received any comments from the public.
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. The project, as proposed, is for the construction of an addition to an existing single-
family residence in a suburban, residential area.
ATTACHMENTS:
1. Resolution of Approval No. 18-002
2. Arborist Report dated February 16, 2018
3. Story Pole Certification dated February 16, 2018
4. Development Plans (date stamped February 22, 2018)
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RESOLUTION NO: 18-002
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR17-0019/ARB18-0004
14505 Oak Street
WHEREAS, on December 12, 2017, an application was submitted by Ricky and Rubina
Ratra requesting Design Review approval to construct a new 1,146 square foot single story addition
to an existing two story residence located at 14505 Oak Street. The height of the proposed addition
will be approximately 18 feet. The site is located within the R-M-3,000 Zoning District.
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA),
and recommends that the Planning Commission determine this project exempt.
WHEREAS, on March 14, 2018, 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).
Section 3: The project is consistent with the following Saratoga General Plan Policies:
Land Use Goal 13 which provides that the City shall use the Design Review process to assure that
the new construction and major additions thereto are compatible with the site and the adjacent
surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require
that landscaping and site drainage plans be submitted and approved during Design Review for a
residence prior to issuance of permits; and Conservation Element Policy 6.0 which provides that the
City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual
impact of new development.
Section 4: The project is consistent with the Saratoga City Code in that the design and
improvements are consistent with the design review findings. The overall mass and height of the
structure are in scale with the neighborhood; the structure is set back in proportion to the size and
shape of the lot; site development follows contours and is appropriate given the property’s natural
constraints; and the entry is in scale with other structures in the neighborhood. In addition, the
proposed materials, colors, and details enhance the architecture in a well-composed, understated
manner.
Attachment 1
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Section 5: The City of Saratoga Planning Commission hereby approves PDR17-
0019/ARB18-0004 located at 14505 Oak Street, consistent with the above Findings, and subject to
Conditions of Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 14th day of
March 2018 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Tina K. Walia
Chair, Planning Commission
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Exhibit 1
CONDITIONS OF APPROVAL
PDR17-0019/ARB18-0004
14505 OAK STREET
GENERAL
1. All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, or grading
permit for this project shall be issued until proof is filed with the city that a certificate of
approval documenting all applicable permanent or other term-specified conditions has been
recorded by the applicant with the Santa Clara County Recorder’s office in form and content
to the satisfaction of the Community Development Director. If a condition is not
“Permanent” or does not have a term specified, it shall remain in effect until the issuance by
the City of Saratoga of a Certificate of Occupancy or its equivalent.
2. The Owner and Applicant will be mailed a statement after the time the Resolution granting
this approval is duly executed, containing a statement of all amounts due to the City in
connection with this application, including all consultant fees (collectively “processing
fees”). This approval or permit shall expire sixty (60) days after the date said notice is
mailed if all processing fees contained in the notice have not been paid in full. No Zoning
Clearance or Demolition, Grading, or Building Permit may be issued until the City certifies
that all processing fees have been paid in full (and, for deposit accounts, a surplus balance of
$500 is maintained).
3. The Project shall maintain compliance with all applicable regulations of the State, County,
City and/or other governmental agencies having jurisdiction including, without limitation,
the requirements of the Saratoga Zoning Regulations incorporated herein by this reference.
4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify
and hold the City and its officers, officials, boards, commissions, employees, agents and
volunteers harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any action
on the subject application, or any of the proceedings, acts or determinations taken, done
or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person acting
on their behalf.
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold harmless
and Defend, which shall be subject to prior approval as to form and content by the City
Attorney.
5. Construction must be commenced within 36 months from the date of this approval (March
14, 2021), or the resolution will expire.
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COMMUNITY DEVELOPMENT
6. The owner/applicant shall comply with all City requirements regarding drainage, including
but not limited to complying with the city approved Stormwater management plan. The
project shall retain and/or detain any increase in drainage flow from the site, that is created
by the proposed construction and grading project, such that adjacent down slope properties
will not be negatively impacted by any increase in flow. Design must follow the current
Santa Clara County Drainage Manual method criteria, as required by the building
department. Retention/detention element design must follow the Drainage Manual
guidelines, as required by the building department.
7. The development shall be located and constructed to include those features, and only those
features, as shown on the Approved Plans dated November 2017 denominated Exhibit "A".
All proposed changes to the Approved Plans must be submitted in writing with plans
showing the changes, including a clouded set of plans highlighting the changes. Such
changes shall be subject to approval in accordance with City Code.
8. 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.
9. Prior to issuance of Building Permits, the applicant shall prepare for review and approval
by City staff a Construction Management Plan for the project which includes but is not
limited to the following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
10. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29.
FIRE DEPARTMENT
15. The owner/applicant shall comply with all Fire Department requirements.
ARBORIST
16. All requirements in the City Arborist Report dated February 16, 2018 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
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PUBLIC WORKS
17. The owner/applicant shall comply with all Public Works requirements.
BUILDING DEPARTMENT SUBMITTAL
18. Four (4) sets of complete construction plans shall be submitted to the Building Division.
These plans shall be subject to review and approval by the City prior to issuance of Zoning
Clearance. The construction plans shall, at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit
“A” on file with the Community Development Department.
b. Arborist Report, dated February 16, 2018 printed onto a separate plan page; and
c. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
d. This signed and dated Resolution printed onto separate construction plan pages.
e. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks comply with the Approved Plans,” which note
shall represent a condition which must be satisfied to remain in compliance with this
Design Review Approval.
****************** END OF CONDITIONS OF APPROVAL ******************
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Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB18-0004
Prepared by Kate Bear, City Arborist Site: 14505 Oak Street
Phone: (408) 868-1276 Owner: Rick Ratra
Email: kbear@saratoga.ca.us APN: 517-09-026
Email: rick.rubina@sbcglobal.net
Report History: Final report Date: February 16, 2018
PROJECT SCOPE:
The applicant has submitted plans to add on to the existing house to the rear. No trees protected by
Saratoga City Code are requested for removal to construct the project.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $3,200
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – No protected trees are requested for removal to construct the
project.
Replacement trees – Not required.
ATTACHMENTS:
1 – Findings and Tree Information
2 – Conditions of Approval
3 – Map Showing Tree Protection
1
Attachment 2
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14505 Oak Street Attachment 1
FINDINGS:
Tree Removals
No trees protected by Saratoga City Code are requested or approved for removal to
construct the project.
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1)The Recommendations and Appendices A, B and D, from the submitted arborist
report dated January 24, 2018;
AND
2)The Project Data in Brief, the Conditions of Approval, and the map showing tree
protection from this report.
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Richard Gessner, Monarch Consulting Arborists, LLC
Date of Report: January 24, 2018
An arborist report was submitted for this project that inventoried three trees protected by
Saratoga City Code. Information on the condition of each tree, potential impacts from
construction, suitability for preservation, appraised values and tree protection
recommendations was provided. A table summarizing information about each tree is below.
No trees protected by Saratoga City Code are requested for removal to construct this
project.
Table 1: Condition of trees and potential construction impacts
Tree
No. Species
Trunk
Diameter
(inches)
Condition
and
Suitability
for
Preservation
Intensity of
Construction Location
Appraised
Value
Coast redwood Adjacent
1 Sequoia sempervirens 24 Good Low property $5,600
Coast redwood Adjacent
2 Sequoia sempervirens 18 Good Low property $3,290
Coast redwood Adjacent
3 Sequoia sempervirens 20 Good Low property $3,910
2
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14505 Oak Street Attachment 2
CONDITIONS OF APPROVAL
1.It is the responsibility of the owner, architect and contractor to be familiar with the
information in this report and implement the required conditions.
2.All recommendations in the arborist report dated January 24, 2018 prepared by Richard
Gessner of Monarch Consulting Arborists LLC, shall become conditions of approval.
3.The arborist report dated January 24, 2018 shall be copied on to a plan sheet, titled “Tree
Preservation” and included in the final job copy set of plans.
4.The Project Data in Brief, the Conditions of Approval, and the map showing tree protection
from this report dated February 16, 2018 shall be copied onto a plan sheet and included in the
final set of plans.
5.The designated Project Arborist shall be Richard Gessner, unless otherwise approved by the
City Arborist.
6.Tree Protection Security Deposit
a.Is required per City Ordinance 15-50.080.
b.Shall be $3,200 for tree(s) 1 – 3.
c.Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d.May be in the form of cash, check, credit card payment or a bond.
e.Shall remain in place for the duration of construction of the project.
f.May be released once the project has been completed, inspected and approved by the City
Arborist.
7.Tree Protection Fencing:
a.Shall be installed as shown on the attached map.
b.Shall be shown on the Site Plan.
c.Shall be established prior to the arrival of construction equipment or materials on site.
d.Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
e.Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f.Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g.Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
8.If contractor feels that work must be done inside the fenced area, call City Arborist to arrange
a field meeting before performing work.
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14505 Oak Street Attachment 2
9.The Project Arborist shall visit the site every two weeks during grading, trenching or digging
activities and every month thereafter. Following visits to the site, the Project Arborist shall
provide the City with a report including photos documenting the progress of the project and
noting any tree issues.
10.No protected tree authorized for encroachment pursuant to this project may be 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.No trees are requested or approved for removal to construct this project.
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.Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If there
is insufficient room to plant the necessary number of new trees, some of the value for trees may be
paid into the City’s Tree Fund. Replacement values for new trees are listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
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.
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1
Attachment 3 Legend Tree Canopy Tree Protection Fencing 2
3 14505 Oak Street 5
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Attachment 3
18
Attachment 4
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(E) Landscape
(E) Side Walk
1
(
50.00'
McCARTHY SUBDIVISION
8200 sq ft
0.1882 acres
LOT 12
UP
DN
DN
DW FURN.
SITTING
ROOM
KITCHEN
BEDROOM 3
BATH 2
M. BATH
MASTER BDR.
GALLERY
BEDROOM 2
NOOK
FOYER
2-CAR
GARAGE
PORCH
DINING
ROOM
GREAT
ROOM
COVERED
DECK
DN
20
DW FURN.
DN
UP
DN
DN
LIVING
ROOM
KITCHEN
BEDROOM 3
BATH 2
M. BATH
MASTER BDR.
GALLERY
BEDROOM 2
NOOK
FOYER
2-CAR
GARAGE
PORCH
COVERED
DECK
DN
W/D
BONUS
ROOM
BEDROOM 5
LINEN
BATH 3
BEDROOM 4
BATH 4
OPEN TO
BELOW
COVERED
DECK
DN
21
UP
DN
DN
DW FURN.
SITTING
ROOM
KITCHEN
BEDROOM 3
BATH 2
M. BATH
MASTER BDR.
GALLERY
BEDROOM 2
NOOK
FOYER
2-CAR
GARAGE
PORCH
DINING
ROOM
GREAT
ROOM
COVERED
DECK
DN
DN
W/D
BONUS
ROOM
BEDROOM 5
LINEN
BATH 3
BEDROOM 4
BATH 4
OPEN TO
BELOW
ROOF
DECK
COVERED
DECK
DN
22
23
24
25
DINING
ROOM
GREAT
ROOM
ROOF
DECK
GREAT
ROOM
ROOF
DECK
COVERED
DECK SITTING
ROOM
BONUS
ROOMCOVERED
DECK
26