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Home My WebLink About04-11-18 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 3 SARATOGA PLANNING COMMISSION REGULAR MEETING APRIL 11, 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 MONTH 00, 0000. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS Any member of the public will be allowed to address the Planning Commission for up to three (3) minutes on matters not on this agenda. This law generally prohibits the Planning Commission from discussing or taking action on such items. However, the Planning Commission may instruct staff accordingly regarding Oral Communications. REPORT ON APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the City Clerk within fifteen (15) calendar days of the date of the decision. 1.NEW BUSINESS 2.PUBLIC HEARING Applicants and/or their representatives have a total of ten (10) minutes maximum for opening statements. All interested persons may appear and be heard during this meeting regarding the items on this agenda. If items on this agenda are challenged in court, members of the public may be limited to raising only issues raised at the Public Hearing or in written correspondence delivered to the Planning Commission at, or prior to the close of the Public Hearing. Members of the public may comment on any item for up to three (3) minutes. Applicants and/or their representatives have a total of five (5) minutes maximum for closing statements. 2.1. The applicant is proposing a new 4,214 square foot two story residence with a partial basement and a 368 square foot detached accessory dwelling unit (ADU). No protected trees are proposed for removal.1 Saratoga Planning Commission Agenda – Page 2 of 3 Recommended Action: Adopt Resolution No.18-003 approving the project subject to conditions of approval included in Attachment 1. Staff Report Attachment 1 - Resolution 18-003 Attachment 2-Arborist Report Attachment 3-Geotechnical review Attachment 4-Story Pole Certification Attachment 5- Letter from Neighbor Attachment 6-Development Plans 2.2. The applicant is proposing a new 5,985 square foot two story residence with a 1,598 square foot basement and a 562 square foot attached accessory dwelling unit (ADU). No protected trees are proposed for removal. Recommended Action: Adopt Resolution No.18-004 approving the project subject to conditions of approval included in Attachment 1. Staff Report Attachment 1 - Resolution # 18-004 Attachment 2-Arborist Report Attachment 3- Emails from neighbors Attachment 4-Story Pole Certification Attachment 5-Development Plans DIRECTOR ITEMS COMMISSION ITEMS ADJOURNMENT CERTIFICATE OF POSTING OF THE AGENDA I, Janet Costa, Office Specialist III for the City of Saratoga, declare that the foregoing agenda for the meeting of the Planning Commission was posted and available for public review on MONTH 00, 0000 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on the City’s website at www.saratoga.ca.us. Signed this 00th day of MONTH 0000 at Saratoga, California. Janet Costa, Office Specialist III In Compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting, please contact the City Clerk at 408/868-1269. Notification 24 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28 CFR 35.102-35.104 ADA title II] 2 Saratoga Planning Commission Agenda – Page 3 of 3 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 3 REPORT TO THE PLANNING COMMISSION Cordwood Court Meeting Date: April 11, 2018 Application #: PDR17-0015/ARB17-0049/GEO17-0015 Address/APN: Cordwood Court (397-05-103) Property Owner: David Warda From: Debbie Pedro, Community Development Director Report Prepared by: Nicole Johnson, Planner II Lands Of Warda 4 Report to the Planning Commission Cordwood Court – Application # PDR17-0015/ARB17-0049/GEO17-0015 April 11, 2018 Page | 2 Summary PROJECT DESCRIPTION The applicant is proposing a new 4,214 square foot two story residence with a partial basement and a 368 square foot detached accessory dwelling unit (ADU). No protected trees are proposed for removal. STAFF RECOMMENDATION: Adopt Resolution No.18-003 approving the project subject to conditions of approval included in Attachment 1. Pursuant to City Code Section 15-45.060 (a) (1), Design Review Approval by the Planning Commission is required because the proposed residence is two stories. PROJECT DATA Gross Site Area: 51,988 square feet (1.19 acres) Net Site Area: 40,001 square feet (0.91 acres) Average Site Slope: 29% General Plan Designation: RVLD (Very Low Density Residential) Zoning: R-1-40,000 Proposed Allowed/Required Proposed Site Coverage House & ADU Footprint Porches/lightwell/driveway/patios Total Proposed Site Coverage (structures) 4,059 sq. ft. 1,635 sq. ft. 5,694 sq. ft. (14%) 14,140 sq. ft.* (35%) Floor Area House & Garage ADU Basement (exempt) Total Floor Area 4,214 sq. ft. 368 sq. ft. (1,437 sq. ft.) 4,582 sq. ft. 4,712 sq. ft.* Height 21’1” 26’ Setbacks Front: Left Side Right Side: Rear: 1st Story 2nd Story 30’ 30’ 22’ 30’ 95’6” 30’ 125’6” 125’6” 1st story 2nd Story 30’ 30’ 20’ 25’ 20’ 25’ 50’ 60’ Grading Cut 1,460 CY Fill 147 CY Export 1,313 CY No grading limit in the R-1-40,000 zoning district *Includes a one-time 10% site coverage and floor area bonus for the deed restricted ADU pursuant to City Code Section 15-56.030 (3) 5 Report to the Planning Commission Cordwood Court – Application # PDR17-0015/ARB17-0049/GEO17-0015 April 11, 2018 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The subject 40,001 square foot (net size) property is located on the eastern side of an access easement from Cordwood Court. The site is vacant. Surrounding uses include one and two-story single family residences to the north, east, south, and west of the property on the opposite side of the access easement. Project Description The proposed home includes a lower level comprising of 3,402 sq. ft. of floor area (1,437 sq. ft. is basement and is exempt from floor area calculations pursuant to section 15-06.90 of the City Code). The lower level includes a three (3) car garage, four (4) bedrooms, three (3) bathrooms, a game room and a guest suite. The main level is 2,249 sq. ft. and contains an entry way, kitchen, great room, breakfast nook, dining room, powder room and a master suite. Architecture/Design The proposed house is a contemporary style and has been designed to generally fit the constraints of the site. The building footprint is rectangular in shape. The residence has greater setbacks then what is required by City Code. In addition, the main level of the home has a smaller footprint then the lower level, providing architectural articulation to break up the mass of the home when viewed from off site. The 368 sq. ft. detached ADU is located along the south property line and matches the existing main structure in color, materials and architectural design. 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 Stucco Siding (warm stone) w/stone veneer Windows/Doors trim Aluminum clad (black) Roof Standing seam metal 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 $15,650. 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 The City’s Geotechnical Consultant, Cotton, Shires and Associates has reviewed the proposed residence and Geotechnical Investigation provided by the applicant (Redwood Geotechnical 6 Report to the Planning Commission Cordwood Court – Application # PDR17-0015/ARB17-0049/GEO17-0015 April 11, 2018 Page | 4 Engineering, Inc.). Cotton, Shires and Associates have indicated that the Project Geotechnical Consultant has adequately characterized site conditions and recommended approval with conditions (Attachment 3). 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 contours of the site. Grading is limited to the vicinity of the residence, ADU, and driveway. 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 greater setbacks than the minimum required by the zoning district are proposed and the two story residence fits with the context of other two story residences within its vicinity. 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 the two story residence is similar to the surrounding residences 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 in the affirmative in that the hardscape proposed is minimal (driveway and walkway to the front door) and the applicant is proposing landscape screening along the shared ingress/egress easement in order to mitigate the view of the residence from off site. 7 Report to the Planning Commission Cordwood Court – Application # PDR17-0015/ARB17-0049/GEO17-0015 April 11, 2018 Page | 5 f. Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. This finding can be made in the affirmative in that the proposed structure has large setbacks from buildings on adjacent properties, the structure itself would not unreasonably impair the utilization of 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 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; 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. 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 April 11, 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. One (1) neighbor has provided written concerns about the proposed metal roof (Attachment 5). 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 a new residence in a suburban, residential area. ATTACHMENTS: 1. Resolution of Approval No. 18-003 2. Arborist Report dated January 8, 2018 3. Geotechnical Review dated March 13, 2018 4. Story Pole Certification dated January 22, 2018 5. Letter from Neighbor at 14463 Evans Lane received April 5, 2018 6. Development Plans (dated January 12, 2018) 8 RESOLUTION NO: 18-003 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR17-0015, GEOTECHNICAL CLEARANCE GEO17- 0015 AND ARBORIST REPORT ARB17-0049 CORDWOOD COURT (397-05-103) WHEREAS, on April 13, 2017 an application was submitted by David Warda requesting Design Review approval to construct a new 4,582 square foot two-story home with a partial 1,437 square foot basement, detached accessory dwelling unit, and associated site improvements located Cordwood Court (APN 397-05-103). The maximum height of the proposed residence is approximately 21 feet. No protected trees are proposed for removal. The site is located within the R-1-40,000 Zoning District. WHEREAS, the Community Development Department completed an environmental assessment for the project in accordance with the California Environmental Quality Act (CEQA), and recommends that the Planning Commission determine this project Categorically Exempt. WHEREAS, on April 11, 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). This exemption allows for the construction of one single-family residence in a residential area. Section 3: The project is consistent with the following Saratoga General Plan Policies: Land Use Goal 13 which provides that the City shall use the Design Review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require that landscaping and site drainage plans be submitted and approved during Design Review for a residence prior to issuance of permits; and Conservation Element Policy 6.0 which provides that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Section 4: The project is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings. The overall mass and height of the structure are in scale with the neighborhood; the structure is set back in proportion to the size and shape of the lot; site development follows contours and is appropriate given the property’s natural constraints; the porch and entry are in scale with other structures in the neighborhood. In addition, ATTACHMENT 1 9 Lands of Warda Cordwood Court-Application #PDR17-0015/ARB17-0049/GEO17-0015 Resolution #18-003 Page | 2 the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. Section 5: The City of Saratoga Planning Commission hereby approves PDR17-0015, ARB17-0049 and GEO17-0015 located at Cordwood Court (APN 397-05-103), subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 11th day of April 2018 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Chair, Planning Commission 10 Lands of Warda Cordwood Court-Application #PDR17-0015/ARB17-0049/GEO17-0015 Resolution #18-003 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR17-0015/ARB17-0049/GEO17-0015 CORDWOOD COURT (APN 397-05-103) GENERAL 1. All conditions below which are identified as permanent or for which an alternative period of time for applicability is specified shall run with the land and apply to the landowner’s successors in interest for such time period. No zoning clearance, or demolition, grading for this project shall be issued until proof is filed with the city that a certificate of approval documenting all applicable permanent or other term-specified conditions has been recorded by the applicant with the Santa Clara County Recorder’s office in form and content to the Community Development Director. If a condition is not “Permanent” or does not have a term specified, it shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or its equivalent. 2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this approval is duly executed, containing a statement of all amounts due to the City in connection with this application, including all consultant fees (collectively “processing fees”). This approval or permit shall expire sixty (60) days after the date said notice is mailed if all processing fees contained in the notice have not been paid in full. No Zoning Clearance or Demolition, Grading, or Building Permit may be issued until the City certifies that all processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained). 3. The Project shall maintain compliance with all applicable regulations of the State, County, City and/or other governmental agencies having jurisdiction including, without limitation, the requirements of the Saratoga City Code incorporated herein by this reference. 4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and hold the City and its officers, officials, boards, commissions, employees, agents and volunteers harmless from and against: a. any and all claims, actions or proceedings to attack, set aside, void or annul any action on the subject application, or any of the proceedings, acts or determinations taken, done or made prior to said action; and b. any and all claims, demands, actions, expenses or liabilities arising from or in any manner relating to the performance of such construction, installation, alteration or grading work by the Owner and/or Applicant, their successors, or by any person acting on their behalf. 11 Lands of Warda Cordwood Court-Application #PDR17-0015/ARB17-0049/GEO17-0015 Resolution #18-003 Page | 4 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. COMMUNITY DEVELOPMENT 5. The owner/applicant shall comply with all City requirements regarding drainage, including but not limited to complying with the city approved Stormwater management plan. The project shall retain and/or detain any increase in design flow from the site, that is created by the proposed construction and grading project, such that adjacent down slope properties will not be negatively impacted by any increase in flow. Design must follow the current Santa Clara County Drainage Manual method criteria, as required by the building department. Retention/detention element design must follow the Drainage Manual guidelines, as required by the building department. 6. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans dated January 12, 2018. 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. 7. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to full-cut off & shielded fixtures with downward directed illumination so as not to shine on adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to limit illumination to the site and avoid creating glare impacts to surrounding properties. 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. 12 Lands of Warda Cordwood Court-Application #PDR17-0015/ARB17-0049/GEO17-0015 Resolution #18-003 Page | 5 10. 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. The final landscaping and irrigation plan submitted for Building Permit approval shall demonstrate how the project complies with the State Water Efficient Landscape Ordinance and shall take into account the following: a. To the extent feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolong exposure to water shall be specified. b. To the extent feasible, pest resistant landscaping plants shall be used throughout the landscaped area, especially along any hardscape area. c. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. d. Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. e. Any proposed or required under grounding of utilities shall take into account potential damage to roots of protected trees 12. Prior to issuance of Building Permits and Final Inspection/Occupancy, the applicant shall videotape the surface of the roadway that provides access to the Cordwood Court project site. A copy of the recordings shall be retained by the Community Development Department. Any damage to the roadway caused by project related construction shall be repaired by the applicant prior to building permit final. 13. A locking mailbox approved for use by the US Postal service shall be installed and in compliance with Saratoga Municipal Code section 6-25.030. The mailbox shall be installed prior to final inspection. 14. This Condition is Permanent: The owner shall record a deed restriction satisfactory to the Community Development Director restricting the rental of the accessory dwelling unit to only households that qualify as low, very-low, or extremely-low income households as those terms are defined in the most recent Santa Clara County Housing and Urban Development Program Income Limits. In the event that the most recent such report is more than five years old, the rental income limits of the accessory dwelling unit shall be in accordance with the definitions set forth in Health and Safety Code section 50079.5, 50105, and 50106 as those sections exist as of the effective date of this restriction. “Rental” means any agreement whereby the occupant(s) of the accessory dwelling unit make any payment in consideration of said occupancy. FIRE DEPARTMENT 15. The owner/applicant shall comply with all Fire Department requirements. 13 Lands of Warda Cordwood Court-Application #PDR17-0015/ARB17-0049/GEO17-0015 Resolution #18-003 Page | 6 ARBORIST 16. All requirements in the City Arborist Report dated January 8, 2018 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. GEOLOGIST 17. The owner/applicant shall comply with all requirements from the City’s Geotechnical consultant. PUBLIC WORKS 18. The owner/applicant shall comply with all Public Works requirements. BUILDING DEPARTMENT SUBMITTAL 19. 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 January 8, 2018 printed onto a separate plan page. 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. 14 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB17-0024 Prepared by Kate Bear, City Arborist Site: APN 397-05-103 Phone: (408) 868-1276 Owner: David Warda Email: kbear@saratoga.ca.us APN: 397-05-103 Email: david@alumawall.com Report History: Final report Date: January 8, 2018 PROJECT SCOPE: The applicant has submitted plans to build a new single story house with a pool house, a basement and an attached three car garage. No trees are requested for removal to construct the project. STATUS: Approved by City Arborist, with attached conditions. PROJECT DATA IN BRIEF: Tree bond – Required - $15,650 for trees 410, 413, 424 and 425 Tree fencing – Required – See Conditions of Approval and attached map. Tree removals – No trees are requested or approved for removal to construct the project. Replacement trees – None required. ATTACHMENTS: 1 – Findings and Tree Information 2 – Conditions of Approval 3 – Map Showing Tree Protection 1 15 APN 397-05-103 Attachment 1 Formerly 14529 Evans Lane FINDINGS: Tree Removals No trees are requested or approved for removal to construct the project. New Construction Based on the information provided, and as conditioned, this project complies with the requirements for the setback of new construction from existing trees under Section 15- 50.120 of the City Code. Tree Preservation Plan Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To satisfy this requirement all of the following shall be copied onto a plan sheet and included in the final sets of plans: 1) The Recommendations, including Appendices A, B and D, from the submitted arborist report dated December 7, 2016; 2) The arborist response letter dated November 14, 2017; 3) The Project Data in Brief, Conditions of Approval, and map showing tree protection from this report. TREE INFORMATION: Arborist Report reviewed: Preparer: Richard Gessner, Monarch Consulting Arborists, LLC Date of Reports: December 7, 2016 and addendum dated November 14, 2017 An arborist report was submitted for this project that inventoried 16 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. Information for each tree is summarized in Table 1 below. No trees protected by Saratoga City Code are requested for removal to construct this project. 2 16 APN 397-05-103 Attachment 1 Formerly 14529 Evans Lane Table 1: List of trees and appraised values from submitted arborist report. 3 17 APN 397-05-103 Attachment 1 Formerly 14529 Evans Lane Table 1 continued: List of trees and appraised values from submitted arborist report. 4 18 APN 397-05-103 Attachment 2 Formerly 14529 Evans Lane 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 December 7, 2016 and addendum letter dated November 17, 2017 prepared by Richard Gessner shall become conditions of approval. 3. The arborist report dated December 7, 2016 and addendum letter dated November 17, 2017 shall be copied on to a plan sheet, titled “Tree Preservation” and included in the final job copy set of plans. 4. The Project Data in Brief, the Conditions of Approval, and the map showing tree protection from this report dated January 8, 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 $15,650 for tree(s) 410, 413, 424 and 425. 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. 5 19 APN 397-05-103 Attachment 2 Formerly 14529 Evans Lane 9. The Project Arborist shall visit the site every two weeks during trenching, excavation or grading activities and every six weeks thereafter. Following visits to the site, the Project Arborist shall provide the City with a report including photos documenting the progress of the project and noting any tree issues. 10. The Project Arborist shall be on site to monitor all work within 20 feet of trees 410 and 424. 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. No trees protected by the Saratoga City Code are requested or approved for removal to construct this project. 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. 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 20. Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 21. Water loving plants and lawns are not permitted under oak tree canopies. 6 20 APN 397-05-103 Attachment 2 Formerly 14529 Evans Lane 22. Following completion of the work around trees, and before a final inspection of the project, the applicant shall provide a letter to the City from the Project Arborist. That letter shall document the work performed around trees, include photos of the work in progress, and provide information on the condition of the trees. 23. At the end of the project, when the contractor wants to remove tree protection fencing and have the tree protection security deposit released by the City, call City Arborist for a final inspection. 7 21 Attachment 3 APN 397-05-103 Formerly 14529 Evans Lane Tree protection fence 410 424 413 425 8 22 CITY of SARATOGA 13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070 (408) 867-3438 MEMORANDUM TO: Emma Burkhalter, Assistant Engineer DATE: March 13, 2018 FROM: Cotton, Shires & Associates, Inc., City Geotechnical Consultant SUBJECT: Supplemental Geotechnical Peer Review (S5107A) RE: DWC Development, New Residence and Secondary Unit GEO17-0008 Cordwood Court APN:397-05-103 At your request, we have completed a geotechnical peer review of the subject application using: • Geotechnical Investigation (report) prepared by Redwood Geotechnical Engineering, Inc., dated February 26, 2018; • Engineering Geologic Investigation (report) prepared by Steven F. Connelly, C.E.G., dated February 8, 2017; • Architectural Plans (8 Sheets) prepared by Britt-Rowe, dated April 11, 2017; and • Grading and Drainage Plans (3 Sheets) prepared by Westfall Engineers, dated May 2016. In addition, we have conducted a recent site reconnaissance and reviewed pertinent technical documents from our office files. DISCUSSION According to the referenced report, the applicant proposes to construct a single-family residence and a secondary dwelling on a vacant lot. The main residence will be a two-story design with a daylightling basement. A patio area will be cut into the slope and retaining walls installed east of the residence. Estimates of cut and fill volumes required for the proposed development include 1,450 cubic yards of cut and 148 cubic yards of fill. Access to the property will be provided via a new paver driveway connected to an existing common driveway off of Cordwood Court. SITE CONDITIONS The area of proposed development is characterized by a moderately steep (27 percent inclination) slope along the west flank of a north-south trending ridgeline. The southeastern portion of the property is adjacent to a fill prism located on the adjoining upslope property. The western side of the property has a small cut slope adjacent to the common driveway up to 2:1 (horizontal:vertical). Drainage is characterized by sheetflow toward the west-northwest. 23 Emma Burkhalter March 13, 2018 Page 2 S5107A The subject property is underlain by bedrock materials of the Santa Clara Formation (weathered conglomerate, sandstone, siltstone, and mudstone). The weathered bedrock is overlain by 4 to 5 feet of colluvium (CL/CH, PI of 28). According to the City’s ground movement potential map, most of the proposed development is located in a zone classified as “Ps”. The Ps category is defined as “Gentle to moderately steep slopes underlain by relatively unstable material, including landslide debris, colluvium and weak bedrock; commonly less than 10 feet thick; Susceptible to shallow landsliding and soil creep activity.” A small portion of the property is located in a zone classified as “Sun”. The Sun category is defined as: “Level ground and gentle slopes underlain by thick unconsolidated granular material (alluvium and colluvium); Subject to settlement and creep; Liquefaction possible in low areas during strong earthquakes; Stream erosion may trigger shallow landslides along creek banks.” The mapped trace of the active San Andreas Fault is located approximately 4 miles southwest from the proposed development and the mapped Shannon fault is located approximately 1000 feet north of the proposed residence. CONCLUSIONS AND RECOMMENDED ACTION Proposed site development is constrained by moderately steep slopes, potentially expansive and creeping colluvium soils and very strong seismic ground shaking. We conclude that the submitted Engineering Geologic Investigation adequately addresses potential site geologic hazards. The Project Geotechnical Consultant has conducted a site geotechnical investigation and provided design parameters and recommendations that are in general conformance with prevailing professional standards. We recommend approval of project geotechnical clearance with the following conditions: 1. Geotechnical Plan Review- The Project Geotechnical Consultants shall review and approve all geotechnical aspects of the final development plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations and retaining walls) to ensure that the plans, specifications and details accurately reflect the consultants’ recommendations. The results of the 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. Geotechnical Construction Inspection - The Project Geotechnical Engineer 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, retaining wall excavation, and foundation construction, prior to placement of fill, steel and concrete. The Consultant shall inspect completed site drainage improvements for conformance with geotechnical recommendations and standards of good geotechnical practice. 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. 24 Emma Burkhalter March 13, 2018 Page 3 S5107A LIMITATIONS This geotechnical peer review has been performed to provide technical advice to assist the City in its discretionary permit decisions. Our services have been limited to review of the documents previously identified and a visual review of the property. Our opinions and conclusions are made in accordance with generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all other warranties, either expressed or implied. TS:DTS:CS:tms 25 Westfall Engineers, Inc. 14583 Big Basin Way Saratoga, CA 95070 Tel: (408)867-0244 Fax: (408)867-6261 January 22, 2018 Project: STORY POLES Cordwood Court (APN 397-05-103) Saratoga, California To City of Saratoga: This is to confirm that Westfall Engineers, Inc. has provided a Story Pole location and elevation survey for the above referenced project. We have subsequently done a verification survey of the story poles. The story poles have been constructed according to the proposed plans and according to the story pole plan dated 01-16-2018, both the locations and the heights of the poles. Please call me if you have any questions at (408)515-6037. fir,�Harry Babicka L.S. 4953 26 Attachment 5 27 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:#GENERAL NOTES SHEET INDEX GENERAL PROJECT INFORMATION PLAN SYMBOLS VICINITY MAP PARCEL MAP PROJECT CONSULTANTS 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe BR SCALE:DRAWING:DRAWN BY:DATE:MARNoted1/22/18A0.1Project InfoAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCE4/21/16, 10:20 AM14529 Evans Ln - Google Maps Page 1 of 2https://www.google.com/maps/place/14529+Evans+Ln,+Saratoga,+CA+…77817,17z/data=!4m2!3m1!1s0x808e4a82e03a5c8f:0x415122ba708ec231 Map data ©2016 Google 200 ft 14529 Evans Ln BUILDING DESIGNER BRITT • ROWE David Britt/Michael Rowe/Tony Rowe 108 N. Santa Cruz Avenue Los Gatos, CA 95030 408.354.6224 408.354-6514 (fax) peloncito@mac.com T24 ENERGY ANALYST FRI ENERGY CONSULTANTS, INC. Nicholas Bignardi 21 N. Harrison Avenue, Suite 210 Campbell, CA 95008 408.866.1620 title24@ix.netcom.com STRUCTURAL ENGINEER CHARLES WILLIAMS ENGINEERING Mr. Charles Williams PO Box 1152 Mountain View, CA 94042 650.279.8756 clwrce@aol.com CIVIL ENGINEER WESTFALL ENGINEERS, INC. Ms.. Jitka Cymbal 14583 Big Basin Way Saratoga, CA 94042 408.867.0244 jitka@westf.com LANDSCAPE ARCHITECT ECOTONE Mr. Mark Thomas Los Gatos, CA 94042 Owner:cwd development 3514 wellington circle san jose, CA 95135 (408) 499-3354 Project Address:not assigned to date saratoga, CA 95070 APN:397-05-103 Lot Size:51,988 SF (1.19 Acres gross) 40,001 sf (0.91 acres net) see below Lot Slope:29% (average) Zoning:R-1 40,000 Tract: Occupancy Group:R3/U Type of Construction:V-B 1.“living area @ the lower level” indicated is per the City of saratoga’s basement ordinance: actual area = 3402.00 sf for construction purposes. 2.“living area @ main level” indicated is per city of saratoga planning allowable floor area calculation requirements: actual area = 2142.00 sf for construction purposes. Floor Areas Living Area @ main level 2249.00 sf living area @ lower level 1965.00 SF includes garage (see note #1) living area @ ADU 368.00 SF detached Total floor Area 4582.00 SF allowable = 4712.00 sf Setbacks Provided Required Front 30’-0”30’-0” left side @ 1-story 22’-0”20’-0” left side @ 2-story 30’-0”30’-0” Rear 125’-6”50’-0” right Side @ 1-story 95’-6”20’-0” Right Side @ 2-story n/a 30’-0” Coverages Proposed proposed residence 3402.00 sf living area and Garage ADU 657.00 sf Living and covered patio entry stairs 214.00 sf note: info above measured from front right corner of building which is the worst case scenario: lot slopes up from front to rear and down from left to right. see civil plans lot slope reduction: average slope (29%) reduction: 30% + 3%/1000 SF over 20%. 30% + (9 x 3%) = 30% + 27% = 57% 40,001 sf (net) x 57% = 22,801 sf lot area reduction: allowable floor area calculation: lot area = 40,001 sf (net) - 22,801 sf (reduction) = 17,200 sf 17,200 sf - 15,000 sf = 2,200 sf/1000 = 2.2 rounded up to 3. allowable floor area = 4,050 sf + (3) 78 sf = 4,284 sf plus 10% increase for secondary unit provided. 4,284 sf + 428 sf = 4,712 sf allowable: lot coverage calculation: 35% x 40,001 = 14,000 sf (allowable 35% of net site area) x 10% = 1,400 sf 14,000 sf + 1,400 sf = 15,400 sf allowable: SCOPE OF WORK: construct a new two-story single family residence and accessory secondary unit on a sloping vacant lot @ the location identified within the enclosed plan set. The main residence shall be an “upslope” two-story design with a walk-out basement with the rear portions being fully subterranean. A three car garage is included on the lower (road) level. Note: the accessory dwelling unit shall be “deed restricted” in order to take advantage of the 10% density bonus. covered porch (entry)54.00 sf “open on (2) sides” covered patio (rear)338.00 sf “open on (3) sides” light-wells 191.00 sf patios 838.00 sf “open patio areas” total building coverage 5694.00 sf (14%)allowable = 15,400 sf (below) Coverages Proposed Building Height info sea level distance lowest elevation point 356.75’base grade elevation Highest Elevation point 372.83’16’-1” vertical difference average elevation point 362.33'average natural grade elev. Highest point @ ridge 383.41’21’-1” (allowable 26’-0”) Highest point @ chimney 385.66’23’-4” 1.GOVERNING CODES: All work shall conform to the following codes & standards: A)2016 California Building Code (CBC) Title 24, Part 2 (Based on 2015 IBC) B)2016 California Residential Code (CRC) Title 24, Part 2.5 (Based on 2015 IRC) C)2016 California Electric Code (CEC) Title 24, Part 3 (Based on 2014 NEC) D)2016 California Mechanical Code (CMC) Title 24, Part 4 (Based on 2015 UMC) E)2016 California Plumbing Code (CPC) Title 24, Part 5 (Based on 2015 UPC) F)2016 California Energy Code Title 24, Part 6 G)2016 California Fire Code (CFC) Title 24, Part 9 (Based on 2015 IFC) H) 2016 CalGreen Building Code Title 24, Part 11 In addition to the codes referenced above, all work shall conform to all local ordinances and codes as applicable. Cross reference all code numbers and verify consistency as required. 2.All work done pursuant to these drawings and specifications shall comply with all ordinances and regulations which apply to the work and shall in any case conform to the latest edition(s) of the CRC/IRC/CBC/IBC (CA Residential Code/ International Residential Code & California Building Code/International Building Code) currently enforced and all city, county and/or state codes as applicable. 3.Britt Rowe shall not be held responsible for the design, coordination and/or implementation of any and all “Design-Build” work, including but not limited to the following: See the appropriate code references below for design and installation requirements. A)Electrical: Per CEC (California Electric Code) current edition. B)Mechanical: Per CMC (California Mechanical Code) current edition. C)Plumbing: Per CPC (California Plumbing Code) current edition. D)Fire Sprinklers: CFC (California Fire Code) Verify and address all additional local ordinances and codes which may apply to the specific “Design-Build” application as required. 4.Britt Rowe is not responsible for the design, coordination, or implementation of any work performed by consultants, including but not limited to, structural engineering, soil engineering, civil engineering, land surveying, electrical engineering, landscape architecture and/or Title 24 Energy compliance. 5.In addition to inspections required by CBC 110, the owner, contractor and/or structural engineer of record, acting as the owner’s agent, shall employ one or more special inspectors or jurisdiction approved Testing Agencies, who shall provide “Special Inspections” during the course of construction for the following types or work per CBC 1704, 1707 or 1708 including but not limited to: A)Concrete: Where the structural design exceeds a (F’c) of 2500 PSI B)On site structural welding, including welding of reinforcing steel. C)Drilled piers, caissons and structural masonry. D)Retrofit epoxy set hold downs and/or anchor bolts. Special inspector’s approvals/credentials shall be provided to the local jurisdiction upon request. 6.All general contractors and/or subcontractors shall be licensed with possession of the appropriate insurance policies ie: Workman’s Compensation, Liability, etc... and a valid business license within the jurisdiction of the subject property project site. 7.Britt Rowe is not responsible for the erection, fabrication and/or relative job safety. The general contractor and/or subcontractors shall comply with all required safety orders per CAL-OSHA requirements and regulations. 8.The general contractor and/or subcontractors are to verify ALL existing conditions and/or discrepancies before commencing with work in order to ensure conformance with the “Construction Documents”. ALL discrepancies shall be brought to the attention of Britt Rowe and/or the Structural Engineer of Record prior to commencement of construction. All requests for “Change Orders” shall be submitted in writing to Britt Rowe for approval. 9.Regardless of dimensions shown, all new work shall align exactly with existing work with respect to floor elevations, column centerlines, wall faces, etc... (UNO) 10.Layout for new work is largely based upon relationships to existing conditions of the site and/or existing structures. Any questions regarding the intent related to the layout of the new work shall be brought to the attention of Britt Rowe, prior to the commencement of any work. The contractor shall immediately notify Britt Rowe of all discrepancies prior to the commencement of any work. 11.Preference shall be given to written/figured dimensions on the drawings over scaled measurements. The “Plans, Specifications and General Notes” are intended to agree and supplement one another. Anything indicated in one and not the other, shall be executed as if in all. In cases of direct conflict, the most restrictive shall govern. 12.All work shall be plumb, square and true and shall be of good “Workmanlike” quality as acceptable to the appropriate trade’s standard practices and those of the trade’s councils and/or organizations. 13.Any work and/or item not specifically called for in the drawings, but required for a complete and fully functioning installation consistent with the intent of the “Construction Documents” shall be supplied by the general contractor and/or subcontractors as required. 14.The intent of the “Construction Documents” is to include ALL labor, materials, equipment and transportation necessary for the complete and proper execution of the work. 15.The project “Specification Book” shall take precedence over noted specifications when applicable. 16.Civil, Soil and Structural Engineering specifications shall take precedence over any other specifications. 17.Britt Rowe retains all rights and ownership to all drawings and specifications. These documents may not be used in whole, or in part, without the expressed written consent from Britt Rowe. 18.The Owner/Developer/Client reserves the right to make alterations to the design during the course of construction. All changes shall be approved by the local building official and shall, in any case, comply with the current editions of the CRC, CBC, CMC, CPC, CFC, CEC and/or CES as required. 19.New Construction or remodeling is largely dependent upon existing site conditions and therefore a “Site Survey” is recommended and if provided, shall be generated by a licensed Land Surveyor or Registered Civil Engineer and shall contain the following information: Property corners, property lines, existing building(s), easements, topography lines, utilities and/or significant trees. If a Site Survey is NOT provided, Britt Rowe will not be held responsible for any and all discrepancies relating to the site and existing conditions. In any event, Britt Rowe shall not be responsible for work performed by others and provided for the purpose of completing the project. Sheet ID Drawing Title A0.1 Title Sheet & General Project Information A0.2 CalGreen Notes A0.3 Build It Green Checklist A0.4 Arborist Report A0.5 Arborist Report (cont…) A1.1 Site Plan Misc.Grading and Drainage Plans A3.1 lower Level Floor Plan A3.2 Main level Floor Plan A4.1 main residence Roof Plan A5.1 Exterior Elevations A5.2 Exterior Elevations A6.1 building Sections A7.1 floor area Diagram @ lower level A7.2 floor area Diagram @ main Level Plan A7.3 floor area Diagram @ adu a9.1 ADU Floor Plan and Ext. Elevations a9.2 adu roof plan L.1 Conceptual Landscape Plan 1 1 1 SD1 1 A 1 X/Y 1 A-1 0" ELEVATION INDICATOR COLUMN GRID INDICATOR REVISION SYMBOL SHEAR WALL SYMBOL DETAIL REFERENCE SYMBOL MATCH LEVEL LINE FLOOR ELEVATION BUILDING SECTION SYMBOL X = HORIZONTAL Y = VERTICAL NORTH ARROW WINDOW/DOOR SYMBOL DOORS = NUMBERS WINDOWS = LETTERS "T" INDICATES TEMPERED SAFETY GLAZING (TYP.) SHEET INDICATOR Attachment 5 28 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe BR SCALE:DRAWING:DRAWN BY:DATE:MARNoted1/12/18A0.2CalGreen NotesAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCESECTION 301: GENERAL 301.1 Scope. Buildings shall be designed to include the green building measures speciﬁed as mandatory in the application checklists contained in this code. Voluntary green building measures are also included in the application checklists and may be included in the design and construction of structures covered by this code, but are not required unless adopted by a city, county, or city and county as speciﬁed in Section 101.7. 301.1.1 Additions and alterations. [HCD] The mandatory provisions of Chapter 4 shall be applied to additions or alterations of existing residential buildings where the addition or alteration increases the building's conditioned area, volume, or size. The requirements shall apply only to and/or within the speciﬁc area of the addition or alteration. Note: On and after January 1, 2014, residential buildings undergoing permitted alterations, additions or improvements shall replace noncompliant plumbing ﬁxtures with water conserving plumbing ﬁxtures. Plumbing ﬁxture replacement is required prior to issuance of a certiﬁcate of ﬁnal completion, certiﬁcate of occupancy or ﬁnal permit approval by the local building department. See Civil Code Section 1101.1, et seq., for the deﬁnition of a noncompliant plumbing ﬁxture, types of residential buildings affected and other important enactment dates. SECTION 4.101: GENERAL 4.101.1 Scope. The provisions of this division outline planning, design and development methods that include environmentally responsible site selection, building design, building siting and development to protect, restore and enhance the environmental quality of the site and respect the integrity of the adjacent properties. SECTION 4.106: SITE DEVELOPMENT 4.106.1 General. Preservation and use of available natural resources shall be accomplished through evaluation and careful planning to minimize negative effects on the site and adjacent areas. Preservation of slopes, management of storm water drainage and erosion controls shall comply with this section. 4.106.2 Storm water drainage and retention during construction. Projects which disturb less than one acre of soil and are not part of a larger common plan of development which in total disturbs one acre or more, shall manage storm water drainage during construction. In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent ﬂooding of adjacent property, prevent erosion and retain soil runoff on the site. 1.Retention basins of sufﬁcient size shall be utilized to retain storm water on the site. 2.Where storm water is conveyed to a public drainage system, collection point, gutter or similar disposal method, water shall be ﬁltered by use of a barrier system, wattle or other method approved by the enforcing agency. 3.Compliance with a lawfully enacted storm water management ordinance. 4.106.3 Grading and paving. Construction plans shall indicate how the site grading or drainage system will manage all surface water ﬂows to keep water from entering buildings. Examples of methods to manage surface water include, but are not limited to, the following: 1.Swales 2.Water collection and disposal systems 3.French drains 4.Water retention gardens 5.Other water measures which keep surface water away from buildings and aid in groundwater recharge. Exception: Additions and alterations not altering the drainage path. 4.106.4 Electric vehicle (EV) charging for new construction. New construction shall comply with Sections 4.106.4.1 and 4.106.4.2 to facilitate future installation and use of EV chargers. Electric vehicle supply equipment (EVSE) shall be installed in accordance with the California Electrical Code, Article 625. Exceptions: On a case-by-case basis, where the local enforcing agency has determined EV charging and infra- structure are not feasible based upon one or more of the following conditions: 1.Where there is no commercial power supply. 2.Where there is evidence substantiating that meeting the requirements will alter the local utility infrastructure design requirements on the utility side of the meter so as to increase the utility side cost to the homeowner or the developer by more than $400.00 per dwelling unit. 4.106.4.1 New one and two family dwellings and townhouses with attached private garages. For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The race- way shall originate at the main service or sub-panel and shall terminate into a listed cabinet, box or other enclosure in close proximity to the proposed location of an EV charger. Race- ways are required to be continuous at enclosed, inaccessible or concealed areas and spaces. The service panel and/or sub-panel shall provide capacity to install a 40-ampere minimum dedicated branch circuit and space(s) reserved to permit installation of a branch circuit over-current protective device. 4.106.4.1.1 Identiﬁcation. The service panel or sub-panel circuit directory shall identify the over- current protective device space(s) reserved for future EV charging as “EV CAPABLE”. The raceway termination location shall be permanently and visibly marked as “EV CAPABLE”. SECTION 4.201: General: 4.201.1 Scope. For the purposes of mandatory energy efﬁciency standards in this code, the California Energy Commission will continue to adopt mandatory standards. SECTION 4.301: General: 4.301.1 Scope. The provisions of this chapter shall establish the means of conserving water used indoors, outdoors and in wastewater conveyance. SECTION 4.303: INDOOR WATER USE: 4.303.1 Water conserving plumbing ﬁxtures and ﬁttings. Plumbing ﬁxtures (water closets and urinals) and ﬁttings (faucets and shower heads) shall comply with the following: 4.303.1.1 Water closets. The effective ﬂush volume of all water closets shall not exceed 1.28 gallons per ﬂush. Tank-type water closets shall be certiﬁed to the performance criteria of the U.S. EPA Water Sense Speciﬁcation for Tank-type Toilets. Note: The effective ﬂush volume of dual ﬂush toilets is deﬁned as the composite, average ﬂush volume of two reduced ﬂushes and one full ﬂush. 4.303.1.2 Urinals. The effective ﬂush volume of wall-mounted urinals shall not exceed 0.125 gallons per ﬂush. The effective ﬂush volume of all other urinals shall not exceed 0.5 gallons per ﬂush. 4.303.1.3 Shower heads. 4.303.1.3.1 Single shower-head. Shower heads shall have a maximum ﬂow rate of not more than 2.0 gallons per minute at 80 psi. Shower heads shall be certiﬁed to the performance criteria of the U.S. EPA Water Sense Speciﬁcation for Shower-heads. 4.303.1.3.2 Multiple shower heads serving one shower. When a shower is served by more than one shower head, the combined ﬂow rate of all shower heads and/or other shower outlets controlled by a single valve shall not exceed 2.0 gallons per minute at 80 psi, or the shower shall be designed to allow only one shower outlet to be in operation at a time. Note: A hand-held shower shall be considered a shower head. 4.303.1.4 Faucets. 4.303.1.4.1 Residential lavatory faucets. The maximum ﬂow rate of residential lavatory faucets shall not exceed 1.2 gallons per minute at 60 psi. The minimum ﬂow rate of residential lavatory faucets shall not be less than 0.8 gallons per minute at 20 psi. 4.303.1.4.2 Lavatory faucets in common and public use areas. The maximum ﬂow rate of lavatory faucets installed in common and public use areas (outside of dwellings or sleeping units) in residential buildings shall not exceed 0.5 gallons per minute at 60 psi. 4.303.1.4.3 Metering faucets. Metering faucets when installed in residential buildings shall not deliver more than 0.25 gallons per cycle. 4.303.1.4.4 Kitchen faucets. The maximum ﬂow rate of kitchen faucets shall not exceed 1.8 gallons per minute at 60 psi. Kitchen faucets may temporarily increase the ﬂow above the maximum rate, but not to exceed 2.2 gallons per minute at 60 psi, and must default to a maximum ﬂow rate of 1.8 gallons per minute at 60 psi. Note: Where complying faucets are unavailable, aerators or other means may be used to achieve reduction. 4.303.2 Standards for plumbing ﬁxtures and ﬁttings. Plumbing ﬁxtures and ﬁttings shall be installed in accordance with the California Plumbing Code, and shall meet the applicable standards referenced in Table 1701.1 of the California Plumbing Code. SECTION 4.304: OUTDOOR WATER USE: 4.304.1 Outdoor potable water use in landscape areas. After December 1, 2015, new residential developments with an aggregate landscape area equal to or greater than 500 square feet shall comply with one of the following options: 1.A local water efﬁcient landscape ordinance or the current California Department of Water Resources’ Model Water Efﬁcient Landscape Ordinance (MWELO), whichever is more stringent; or; 2.Projects with aggregate landscape areas less than 2,500 Square feet may comply with the MWELO’s Appendix D Prescriptive Compliance Option. Notes: 1.The Model Water Efﬁcient Landscape Ordinance (MWELO) and supporting documents are available at: http://www.water.ca.gov/wateruseefﬁciency/landscapeordinance/ 2.A water budget calculator is available at: http://www.water.ca.gov/wateruseefﬁciency/ landscapeordinance/ SECTION 4.406: ENHANCED DURABILITY AND MAINTENANCE: 4.406.1 Rodent prooﬁng. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or a similar method acceptable to the enforcing agency. SECTION 4.408: CONSTRUCTION WASTE REDUCTION, DISPOSAL AND RECYCLING: 4.408.1 Construction waste management. Recycle and/or salvage for reuse a minimum of 65 percent of the nonhazardous construction and demolition waste in accordance with either Section 4.408.2, 4.408.3 or 4.408.4, or meet a more stringent local construction and demolition waste management ordinance. Exceptions: 1.Excavated soil and land-clearing debris. 2.Alternate waste reduction methods developed by working with local agencies if diversion or recycle facilities capable of compliance with this item do not exist or are not located reasonably close to the job site. 3.The enforcing agency may make exceptions to the requirements of this section when isolated job sites are located in areas beyond the haul boundaries of the diversion facility. 4.408.2 Construction waste management plan. Submit a construction waste management plan in conformance with Items 1 through 5. The construction waste management plan shall be updated as necessary and shall be available during construction for examination by the enforcing agency. 1.Identify the construction and demolition waste materials to be diverted from disposal by recycling, reuse on the project or salvage for future use or sale. 2.Specify if construction and demolition waste materials will be sorted on-site (source-separated) or bulk mixed (single stream). 3.Identify diversion facilities where the construction and demolition waste material will be taken. 4.Identify construction methods employed to reduce the amount of construction and demolition waste generated. 5.Specify that the amount of construction and demolition waste materials diverted shall be calculated by weight or volume, but not by both. 4.408.3 Waste management company. Utilize a waste management company, approved by the enforcing agency, which can provide veriﬁable documentation that the percentage of construction and demolition waste material diverted from the landﬁll complies with Section 4.408.1. Note: The owner or contractor may make the determination if the construction and demolition waste materials will be diverted by a waste management company. 4.408.4 Waste stream reduction alternative [LR]. Projects that generate a total combined weight of construction and demolition waste disposed of in landﬁlls, which do not exceed 3.4 pounds per square foot of the building area shall meet the minimum 65 percent construction waste reduction requirement in Section 4.408.1. 4.408.4.1 Waste stream reduction alternative [HR]. Projects that generate a total combined weight of construction and demolition waste disposed of in landﬁlls, which do not exceed 2 pounds per square foot of the building area, shall meet the minimum 65 percent construction waste reduction requirement in Section 4.408.1. 4.408.5 Documentation. Documentation shall be provided to the enforcing agency which demonstrates compliance with Section 4.408.2, Items 1 through 5, Section 4.408.3 or Section 4.408.4. Notes: 1.Sample forms found in "A Guide to the California Green Building Standards Code (Residential)" located at www.hcd.ca.gov/CALGreen.html may be used to assist in documenting compliance with this section. 2.Mixed construction and demolition debris (C&D) processors can be located at the California Department of Resources Recycling and Recovery (CalRecycle). SECTION 4.410: BUILDING MAINTENANCE AND OPERATION: 4.410.1 Operation and maintenance manual. At the time of ﬁnal inspection, a manual, compact disc, web-based reference or other media acceptable to the enforcing agency which includes all of the following shall be placed in the building: 1.Directions to the owner or occupant that the manual shall remain with the building throughout the life cycle of the structure. 2.Operation and maintenance instructions for the following: a.Equipment and appliances, including water-saving devices and systems, HVAC systems, photovoltaic systems, electric vehicle chargers, water-heating systems and other major appliances and equipment. b.Roof and yard drainage, including gutters and downspouts. c.Space conditioning systems, including condensers and air ﬁlters. d.Landscape irrigation systems. e.Water reuse systems. 3.Information from local utility, water and waste recovery providers on methods to further reduce resource consumption, including recycle programs and locations. 4.Public transportation and/or carpool options available in the area. 5.Educational material on the positive impacts of an interior relative humidity between 30-60 percent and what methods an occupant may use to maintain the relative humidity level in that range. 6.Information about water-conserving landscape and irrigation design and controllers which conserve water. 7.Instructions for maintaining gutters and downspouts and the importance of diverting water at least 5 feet away from the foundation. 8.Information on required routine maintenance measures, including, but not limited to, caulking, painting, grading around the building, etc. 9.Information about state solar energy and incentive pro- grams available. 10.A copy of all special inspection veriﬁcations required by the enforcing agency or this code. SECTION 4.503: FIREPLACES: 4.503.1 General. Any installed gas ﬁreplace shall be a direct-vent sealed-combustion type. Any installed wood stove or pellet stove shall comply with U.S. EPA New Source Performance Standards (NSPS) emission limits as applicable, and shall have a permanent label indicating they are certiﬁed to meet the emission limits. Wood stoves, pellet stoves and ﬁreplaces shall also comply with applicable local ordinances. SECTION 4.504: POLLUTANT CONTROL: 4.504.1 Covering of duct openings and protection of mechanical equipment during construction. At the time of rough installation, during storage on the construction site and until ﬁnal startup of the heating, cooling and ventilating equipment, all duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the enforcing agency to reduce the amount o f water, dust and debris, which may enter the system. 4.504.2 Finish material pollutant control. Finish materials shall comply with this section. 4.504.2.1 Adhesives, sealants and caulks. Adhesives, sealants and caulks used on the project shall meet the requirements of the following standards unless more stringent local or regional air pollution or air quality management district rules apply: 1.Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers, and caulks shall comply with local or regional air pollution control or air quality management district rules where applicable or SCAQMD Rule 1168 VOC limits, as shown in Table 4.504.1 or 4.504.2, as applicable. Such products also shall comply with the Rule 1168 prohibition on the use of certain toxic compounds (chloroform, ethylene dichloride, methylene chloride, perchloroethylene and trichloroethylene), except for aerosol products, as speciﬁed in Subsection 2 below. 2.Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulking compounds (in units of product, less packaging, which do not weigh more than 1 pound and do not consist of more than 16 ﬂuid ounces) shall comply with statewide VOC standards and other requirements, including prohibitions on use of certain toxic compounds, of California Code of Regulations, Title 17, commencing with Section 94507. 4.504.2.2 Paints and coatings. Architectural paints and coatings shall comply with VOC limits in Table 1 of the ARB Architectural Suggested Control Measure, as shown in Table 4.504.3, unless more stringent local limits apply. The VOC content limit for coatings that do not meet the deﬁnitions for the specialty coatings categories listed in Table 4.504.3 shall be determined by classifying the coat- ing as a Flat, Non ﬂat or Non ﬂat high Gloss coating, based on its gloss, as deﬁned in subsections 4.21, 4.36, and 4.37 of the 2007 California Air Resources Board, Suggested Control Measure, and the corresponding Flat, Non ﬂat or Non ﬂat-high Gloss VOC limit in Table 4.504.3 shall apply. 4.504.2.3 Aerosol paints and coatings. Aerosol paints and coatings shall meet the Product- weighted MIR Limits for ROC in Section 94522(a)(2) and other requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Sections 94522(e)(1) and (f)(1) of California Code of Regulations, Title 17, commencing with Section 94520; and in areas under the jurisdiction of the Bay Area Air Quality Management District additionally comply with the percent VOC by weight of product limits of Regulation 8, Rule 49. 4.504.2.4 Veriﬁcation. Veriﬁcation of compliance with this section shall be provided at the request of the enforcing agency. Documentation may include, but is not limited to, the following: 1.Manufacturer’s product speciﬁcation. 2.Field veriﬁcation of on-site product containers. 4.504.3 Carpet systems. All carpet installed in the building interior shall meet the testing and product requirements of one of the following: 1.Carpet and Rug Institute's Green Label Plus Program. 2.California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.1, February 2010 (also known as Speciﬁcation 01350.) 3.NSF/ANSI 140 at the Gold level. 4.Scientiﬁc Certiﬁcations Systems Indoor AdvantageTM Gold. 4.504.3.1 Carpet cushion. All carpet cushion installed in the building interior shall meet the requirements of the Car- pet and Rug Institute's Green Label program. 4.504.3.2 Carpet adhesive. All carpet adhesive shall meet the requirements of Table 4.504.1. 4.504.4 Resilient ﬂooring systems. Where resilient ﬂooring is installed, at least 80 percent of ﬂoor area receiving resilient ﬂooring shall comply with one or more of the following: 1.Products compliant with the California Department of Public Health, “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers,” Version 1.1, February 2010 (also known as Speciﬁcations 01350), certiﬁed as a CHPS Low-Emitting Material in the Collaborative for High Performance Schools (CHPS) High Performance Products Database. 2.Products certiﬁed under UL GREENGUARD Gold (formerly the Greenguard Children & Schools program). 3.Certiﬁcation under the Resilient Floor Covering Institute (RFCI) FloorScore program. 4.Meet the California Department of Public Health,"Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.1, February 2010 (also known as Speciﬁcation 01350). 4.504.5 Composite wood products. Hardwood plywood, particleboard and medium density ﬁberboard composite wood products used on the interior or exterior of the building shall meet the requirements for formaldehyde as speciﬁed in ARB's Air Toxics Control Measure for Composite Wood (17 CCR 93120 et seq.), by or before the dates speciﬁed in those sections, as shown in Table 4.504.5. 4.504.5.1 Documentation. Veriﬁcation of compliance with this section shall be provided as requested by the enforcing agency. Documentation shall include at least one of the following: 1.Product certiﬁcations and speciﬁcations. 2.Chain of custody certiﬁcations. 3.Product labeled and invoiced as meeting the Composite Wood Products regulation (see CCR, Title 17, Section 93120, et seq.). 4.Exterior grade products marked as meeting the PS-1 or PS-2 standards of the Engineered Wood Association, the Australian AS/NZS 2269, European 636 3S, and Canadian CSA O121, CSA O151, CSA O153 and CSA O325 standards. 5.Other methods acceptable to the enforcing agency SECTION 4.505: INTERIOR MOISTURE CONTROL: 4.505.1 General. Buildings shall meet or exceed the provisions of the California Building Standards Code. 4.505.2 Concrete slab foundations. Concrete slab foundations required to have a vapor retarder by the California Building Code, Chapter 19 or concrete slab-on-ground ﬂoors required to have a vapor retarder by the California Residential Code, Chapter 5, shall also comply with this section. 4.505.2.1 Capillary break. A capillary break shall be installed in compliance with at least one of the following: 1.A 4-inch-thick (101.6 mm) base of 1/2 inch (12.7 mm) or larger clean aggregate shall be provided with a vapor retarder in direct contact with concrete and a concrete mix design, which will address bleeding, shrinkage, and curling, shall be used. For additional information, see American Concrete Institute, ACI 302.2R-06. 2.Other equivalent methods approved by the enforcing agency. 3.A slab design speciﬁed by a licensed design professional. 4.505.3 Moisture content of building materials. Building materials with visible signs of water damage shall not be installed. Wall and ﬂoor framing shall not be enclosed when the framing members exceed 19- percent moisture content. Moisture content shall be veriﬁed in compliance with the following: 1.Moisture content shall be determined with either a probe-type or contact-type moisture meter. Equivalent moisture veriﬁcation methods may be approved by the enforcing agency and shall satisfy requirements found in Section 101.8 of this code. 2.Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade stamped end of each piece to be veriﬁed. 29 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe SCALE:DRAWING:DRAWN BY:DATE:MARA0.3Noted1/12/18Build It GreenAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCEBR NEW HOME RATING SYSTEM, VERSION 6.0 SINGLE FAMILY CHECKLIST Single Family New Home Version 6.0.2 PointsAchievedCommunityEnergyIAQ/HealthResourcesWaterMEASURES NOTES CALGreen Yes CALGreen Res (REQUIRED)4 1 1 1 1 A. SITE Yes A1. Construction Footprint 1 1 A2. Job Site Construction Waste Diversion Yes A2.1 65% C&D Waste Diversion(Including Alternative Daily Cover)2 2 No A2.2 65% C&D Waste Diversion (Excluding Alternative Daily Cover)0 2 No A2.3 Recycling Rates from Third-Party Verified Mixed-Use Waste Facility 0 1 No A3. Recycled Content Base Material 0 1 No A4. Heat Island Effect Reduction (Non-Roof)0 1 No A5. Construction Environmental Quality Management Plan Including Flush-Out 0 1 A6. Stormwater Control: Prescriptive Path Yes A6.1 Permeable Paving Material 1 1 Yes A6.2 Filtration and/or Bio-Retention Features 1 1 Yes A6.3 Non-Leaching Roofing Materials 1 1 No A6.4 Smart Stormwater Street Design 0 1 No A7. Stormwater Control: Performance Path 0 3 B. FOUNDATION No B1. Fly Ash and/or Slag in Concrete 0 1 No B2. Radon-Resistant Construction 0 2 Yes B3. Foundation Drainage System 2 2 No B4. Moisture Controlled Crawlspace 0 1 B5. Structural Pest Controls No B5.1 Termite Shields and Separated Exterior Wood-to-Concrete Connections 0 1 No B5.2 Plant Trunks, Bases, or Stems at Least 36 Inches from the Foundation 0 1 C. LANDSCAPE 25.00%Enter the landscape area percentage Yes C1. Plants Grouped by Water Needs (Hydrozoning)1 1 No C2. Three Inches of Mulch in Planting Beds 0 1 C3. Resource Efficient Landscapes Yes C3.1 No Invasive Species Listed by Cal-IPC 1 1 No C3.2 Plants Chosen and Located to Grow to Natural Size 0 1 Yes C3.3 Drought Tolerant, California Native, Mediterranean Species, or Other Appropriate Species 3 3 C4. Minimal Turf in Landscape Yes C4.1 No Turf on Slopes Exceeding 10% and No Overhead Sprinklers Installed in Areas Less Than Eight Feet Wide 2 2 ≤25% C4.2 Turf on a Small Percentage of Landscaped Area 1 2 No C5. Trees to Moderate Building Temperature 0 1 1 1 Yes C6. High-Efficiency Irrigation System 2 2 Yes C7. One Inch of Compost in the Top Six to Twelve Inches of Soil 2 2 No C8. Rainwater Harvesting System 0 3 No C9. Recycled Wastewater Irrigation System 0 1 No C10. Submeter or Dedicated Meter for Landscape Irrigation 0 2 No C11. Landscape Meets Water Budget 0 2 C12. Environmentally Preferable Materials for Site No C12.1 Environmentally Preferable Materials for 70% of Non-Plant Landscape Elements and Fencing 0 1 Yes C13. Reduced Light Pollution 1 1 No C14. Large Stature Tree(s)0 1 No C15. Third Party Landscape Program Certification 0 1 No C16. Maintenance Contract with Certified Professional 0 1 D. STRUCTURAL FRAME AND BUILDING ENVELOPE D1. Optimal Value Engineering Yes D1.1 Joists, Rafters, and Studs at 24 Inches on Center 3 1 2 Yes D1.2 Non-Load Bearing Door and Window Headers Sized for Load 1 1 No D1.3 Advanced Framing Measures 0 2 No D2. Construction Material Efficiencies 0 1 D3. Engineered Lumber Yes D3.1 Engineered Beams and Headers 1 1 Yes D3.2 Wood I-Joists or Web Trusses for Floors 1 1 No D3.3 Enginered Lumber for Roof Rafters 0 1 No D3.4 Engineered or Finger-Jointed Studs for Vertical Applications 0 1 Yes D3.5 OSB for Subfloor 0.5 0.5 Yes D3.6 OSB for Wall and Roof Sheathing 0.5 0.5 No D4. Insulated Headers 0 1 Points Achieved: 88 The GreenPoint Rated checklist tracks green features incorporated into the home. GreenPoint Rated is administered by Build It Green, a non-profit whose mission is to promote healthy, energy and resource efficient buildings in California. The minimum requirements of GreenPoint Rated are: verification of 50 or more points; Earn the following minimum points per category: Community (2), Energy (25), Indoor Air Quality/Health (6), Resources (6), and Water (6); and meet the prerequisites CALGreen Mandatory, H6.1, J5.1, O1, O7. The criteria for the green building practices listed below are described in the GreenPoint Rated Single Family Rating Manual. For more information please visit www.builditgreen.org/greenpointrated Build It Green is not a code enforcement agency. A home is only GreenPoint Rated if all features are verified by a Certified GreenPoint Rater through Build It Green. Possible Points Certification Level: Silver New Residence 2 25 6 6 6 5.0 35.0 14.0 18.0 16.0 Minimum Points Achieved Points POINTS REQUIRED © Build It Green GreenPoint Rated New Home Single Family Checklist Version 6.0 Single Family New Home Version 6.0.2 D5. FSC-Certified Wood No D5.1 Dimensional Lumber, Studs, and Timber 0 6 No D5.2 Panel Products 0 3 D6. Solid Wall Systems No D6.1 At Least 90% of Floors 0 1 No D6.2 At Least 90% of Exterior Walls 0 1 1 No D6.3 At Least 90% of Roofs 0 1 1 No D7. Energy Heels on Roof Trusses 0 1 No D8. Overhangs and Gutters 0 1 1 D9. Reduced Pollution Entering the Home from the Garage No D9.1 Detached Garage 0 2 No D9.2 Mitigation Strategies for Attached Garage 0 1 D10. Structural Pest and Rot Controls No D10.1 All Wood Located At Least 12 Inches Above the Soil 0 1 No D10.2 Wood Framing Treated With Borates or Factory-Impregnated, or Wall Materials Other Than Wood 0 1 Yes D11. Moisture-Resistant Materials in Wet Areas (such as Kitchen, Bathrooms, Utility Rooms, and Basements)2 1 1 E. EXTERIOR No E1. Environmentally Preferable Decking 0 1 No E2. Flashing Installation Third-Party Verified 0 2 No E3. Rain Screen Wall System 0 2 Yes E4. Durable and Non-Combustible Cladding Materials 1 1 E5. Durable Roofing Materials Yes E5.1 Durable and Fire Resistant Roofing Materials or Assembly 1 1 No E6. Vegetated Roof 0 2 2 F. INSULATION F1. Insulation with 30% Post-Consumer or 60% Post-Industrial Recycled Content No F1.1 Walls and Floors 0 1 No F1.2 Ceilings 0 1 F2. Insulation that Meets the CDPH Standard Method—Residential for Low Emissions Yes F2.1 Walls and Floors 1 1 Yes F2.2 Ceilings 1 1 F3. Insulation That Does Not Contain Fire Retardants Yes F3.1 Cavity Walls and Floors 1 1 No F3.2 Ceilings 0 1 No F3.3 Interior and Exterior 0 1 G. PLUMBING G1. Efficient Distribution of Domestic Hot Water Yes G1.1 Insulated Hot Water Pipes 1 1 No G1.2 WaterSense Volume Limit for Hot Water Distribution 0 1 No G1.3 Increased Efficiency in Hot Water Distribution 0 2 G2. Install Water-Efficient Fixtures No G2.1 WaterSense Showerheads with Matching Compensation Valve 0 2 No G2.2 WaterSense Bathroom Faucets 0 1 No G2.3 WaterSense Toilets with a Maximum Performance (MaP) Threshold of No Less Than 500 Grams 0 1 No G3. Pre-Plumbing for Graywater System 0 1 No G4. Operational Graywater System 0 3 H. HEATING, VENTILATION, AND AIR CONDITIONING H1. Sealed Combustion Units Yes H1.1 Sealed Combustion Furnace 1 1 No H1.2 Sealed Combustion Water Heater 0 2 No H2. High Performing Zoned Hydronic Radiant Heating System 0 1 1 H3. Effective Ductwork Yes H3.1 Duct Mastic on Duct Joints and Seams 1 1 No H3.2 Pressure Balance the Ductwork System 0 1 Yes H4. ENERGY STAR® Bathroom Fans Per HVI Standards with Air Flow Verified 1 1 H5. Advanced Practices for Cooling Yes H5.1 ENERGY STAR Ceiling Fans in Living Areas and Bedrooms 1 1 H6. Whole House Mechanical Ventilation Practices to Improve Indoor Air Quality Yes H6.1 Meet ASHRAE 62.2-2010 Ventilation Residential Standards Y R R R R R No H6.2 Advanced Ventilation Standards 0 1 No H6.3 Outdoor Air Ducted to Bedroom and Living Areas 0 2 H7. Effective Range Hood Design and Installation No H7.1 Effective Range Hood Ducting and Design 0 1 No H7.2 Automatic Range Hood Control 0 1 Yes H8. No Fireplace or Sealed Gas Fireplace 1 1 No H9. Humidity Control Systems 0 1 No H10. Register Design Per ACCA Manual T 0 1 No H11. High Efficiency HVAC Filter (MERV 8+)0 1 I. RENEWABLE ENERGY No I1. Pre-Plumbing for Solar Water Heating 0 1 Yes I2. Preparation for Future Photovoltaic Installation 1 1 I3. Onsite Renewable Generation (Solar PV, Solar Thermal, and Wind)25 I4. Net Zero Energy Home No I4.1 Near Zero Energy Home 0 2 No I4.2 Net Zero Electric 0 4 © Build It Green GreenPoint Rated New Home Single Family Checklist Version 6.0 Single Family New Home Version 6.0.2 J. BUILDING PERFORMANCE AND TESTING No J1. Third-Party Verification of Quality of Insulation Installation 0 1 No J2. Supply and Return Air Flow Testing 0 1 1 No J3. Mechanical Ventilation Testing and Low Leakage 0 1 No J4. Combustion Appliance Safety Testing 0 1 2008 J5. Building Performance Exceeds Title 24 Part 6 15.00% J5.1 Home Outperforms Title 24 Part 6 25 60 Yes J6. Title 24 Prepared and Signed by a CABEC Certified Energy Analyst 1 1 No J7. Participation in Utility Program with Third-Party Plan Review 0 1 No J8. ENERGY STAR for Homes 0 1 No J9. EPA Indoor airPlus Certification 0 1 No J10. Blower Door Testing 0 2 K. FINISHES K1. Entryways Designed to Reduce Tracked-In Contaminants Yes K1.1 Individual Entryways 1 1 Yes K2. Zero-VOC Interior Wall and Ceiling Paints 2 2 Yes K3. Low-VOC Caulks and Adhesives 1 1 K4. Environmentally Preferable Materials for Interior Finish No K4.1 Cabinets 0 2 No K4.2 Interior Trim 0 2 No K4.3 Shelving 0 2 No K4.4 Doors 0 2 No K4.5 Countertops 0 1 K5. Formaldehyde Emissions in Interior Finish Exceed CARB No K5.1 Doors 0 1 No K5.2 Cabinets and Countertops 0 2 No K5.3 Interior Trim and Shelving 0 2 Yes K6. Products That Comply With the Health Product Declaration Open Standard 2 2 No K7. Indoor Air Formaldehyde Level Less Than 27 Parts Per Billion 0 2 No K8. Comprehensive Inclusion of Low Emitting Finishes 0 1 L. FLOORING No L1. Environmentally Preferable Flooring 0 3 No L2. Low-Emitting Flooring Meets CDPH 2010 Standard Method—Residential 0 3 Yes L3. Durable Flooring 1 1 No L4. Thermal Mass Flooring 0 1 M. APPLIANCES AND LIGHTING Yes M1. ENERGY STAR® Dishwasher 1 1 No M2. CEE-Rated Clothes Washer 0 1 2 <25 cubic feet M3. Size-Efficient ENERGY STAR Refrigerator 1 2 M4. Permanent Centers for Waste Reduction Strategies No M4.1 Built-In Recycling Center 0 1 No M4.2 Built-In Composting Center 0 1 M5. Lighting Efficiency Yes M5.1 High-Efficacy Lighting 2 2 No M5.2 Lighting System Designed to IESNA Footcandle Standards or Designed by Lighting Consultant 0 2 N. COMMUNITY N1. Smart Development Yes N1.1 Infill Site 2 1 1 No N1.2 Designated Brownfield Site 0 1 1 No N1.3 Conserve Resources by Increasing Density 0 2 2 No N1.4 Cluster Homes for Land Preservation 0 1 1 N1.5 Home Size Efficiency 0 9 3500 Enter the area of the home, in square feet 5 Enter the number of bedrooms No N2. Home(s)/Development Located Within 1/2 Mile of a Major Transit Stop 0 2 N3. Pedestrian and Bicycle Access N3.1 Pedestrian Access to Services Within 1/2 Mile of Community Services 0 2 0 Enter the number of Tier 1 services 0 Enter the number of Tier 2 services No N3.2 Connection to Pedestrian Pathways 0 1 No N3.3 Traffic Calming Strategies 0 2 N4. Outdoor Gathering Places No N4.1 Public or Semi-Public Outdoor Gathering Places for Residents 0 1 No N4.2 Public Outdoor Gathering Places with Direct Access to Tier 1 Community Services 0 1 N5. Social Interaction Yes N5.1 Residence Entries with Views to Callers 1 1 Yes N5.2 Entrances Visible from Street and/or Other Front Doors 1 1 Yes N5.3 Porches Oriented to Street and Public Space 1 1 No N5.4 Social Gathering Space 0 1 N6. Passive Solar Design No N6.1 Heating Load 0 2 No N6.2 Cooling Load 0 2 N7. Adaptable Building No N7.1 Universal Design Principles in Units 0 1 1 Yes N7.2 Full-Function Independent Rental Unit 0 1 O. OTHER Yes O1. GreenPoint Rated Checklist in Blueprints Y R R R R R No O2. Pre-Construction Kickoff Meeting with Rater and Subcontractors 0 0.5 1 0.5 No O3. Orientation and Training to Occupants—Conduct Educational Walkthroughs 0 0.5 0.5 0.5 0.5 No O4. Builder's or Developer's Management Staff are Certified Green Building Professionals 0 0.5 0.5 0.5 0.5 No O5. Home System Monitors 0 1 1 O6. Green Building Education No O6.1 Marketing Green Building 0 2 No O6.2 Green Building Signage 0 0.5 0.5 Yes O7. Green Appraisal Addendum Y R R R R R No O8. Detailed Durability Plan and Third-Party Verification of Plan Implementation 0 1 Summary Total Available Points in Specific Categories 342 26 131 54 83 48 Minimum Points Required in Specific Categories 50 2 25 6 6 6 Total Points Achieved 88.0 5.0 35.0 14.0 18.0 16.0 © Build It Green GreenPoint Rated New Home Single Family Checklist Version 6.0 30 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe BR SCALE:DRAWING:DRAWN BY:DATE:MARNoted1/12/18A0.4Arborist ReportAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCETree Inventory, Assessment, and Protection 14529 Evans Lane Saratoga, CA 95070 Prepared for: DWC Development LLC December 7, 2016 Prepared By: Richard Gessner ASCA - Registered Consulting Arborist ® #496 ISA - Board Certified Master Arborist® WE-4341B ISA - Tree Risk Assessor Qualified CA - Qualified Applicators License #104230 © Copyright Monarch Consulting Arborists LLC, 2016 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Table of Contents Summary 1............................................................................................................... Introduction 1........................................................................................................... Background 1............................................................................................................. Assignment 1............................................................................................................. Limits of the assignment 1......................................................................................... Purpose and use of the report 2................................................................................ Observations 2......................................................................................................... Trees and Site 2......................................................................................................... Plans and Trees 2...................................................................................................... Analysis 3................................................................................................................. Discussion 4............................................................................................................. Tree Inventory 4......................................................................................................... Condition Rating 5..................................................................................................... Suitability for Preservation 6...................................................................................... Inﬂuence Level 7........................................................................................................ Tree Protection 8....................................................................................................... Conclusion 9............................................................................................................ Recommendations 10.............................................................................................. Bibliography 11........................................................................................................ Glossary of Terms 12.............................................................................................. Appendix A: Tree Inventory and Protection Map 14............................................. Appendix B: Tree Inventory and Assessment Table 15....................................... B1: Inventory and Assessment 15............................................................................. B2: Appraisal Data 17................................................................................................ Appendix C: Photographs 19................................................................................. C1: Tree 413 19........................................................................................................ C2: Tree 410 20......................................................................................................... C3: Trees 421,422, 423, and 424 21......................................................................... Appendix D: Tree Protection Guidelines 22.......................................................... Pre-Construction Meeting with the Project Arborist 22.............................................. Tree Protection Zones and Fencing 22...................................................................... Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Monitoring 22............................................................................................................. Restrictions Within the Tree Protection Zone 22....................................................... Root Pruning 23......................................................................................................... Boring or Tunneling 23............................................................................................... Timing 23................................................................................................................... Tree Pruning and Removal Operations 23................................................................ Tree Protection Signs 23........................................................................................... Security Deposit 23.................................................................................................... Appendix E: Tree Protection Signs 24................................................................... E1: English 24............................................................................................................ E2: Spanish 25.......................................................................................................... Qualiﬁcations, Assumptions, and Limiting Conditions 26.................................. Certiﬁcation of Performance 27............................................................................. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Summary The site is located at 14529 Evans Lane on the west facing slope at the end of Cordwood Court. The property contains sixteen trees comprised of fourteen coast live oaks, one almond, and one coast redwood. Most of the trees are in fair condition with four coast live oaks and one redwood considered to be in good shape. Ten trees have fair suitability for preservation, three good, and two are poorly suited for retention. The sixteen trees were appraised for a total value of $91,090.00 and the deposit for the project would be equal to 100 percent of that total due to two structures proposed. Three trees will be moderate to highly affected depending on construction and protection techniques. The remaining thirteen trees will not be affected. The site is open enough to protect most trees as groups at their drip line distances. Introduction Background DWC Development LLC is planning on building new residence on 14529 Evans Lane in Saratoga. I agreed to assess the site, trees, proposed improvement plans, and to provide a report with my findings and recommendations to help satisfy the City of Saratoga planning requirements. Assignment 1.Provide an arborist’s report that includes an assessment of the trees within the project area. The assessment is to include the species, size (trunk diameter), condition (health and structure), and suitability for preservation ratings. 2.Provide tree protection specifications and influence ratings for the trees that will be affected by the project. 3.Appraise protected tree values. Limits of the assignment 1.The information in this report is limited to the condition of the trees during my inspection on December 6, 2016. 2.The plans reviewed for this assignment were as follows: Grading and Drainage plans sheets 1, 2, and 3 dated May 2016 provided by Westfall Engineers, Inc.   Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 1 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Purpose and use of the report The report is intended to identify all the trees within the plan area that could be affected by the project. The report is to be used by the property owner, their agents, and the City of Saratoga as a reference for existing tree conditions and values to help satisfy planning requirements. Observations Trees and Site The site is located on a west facing slope at the end of Cordwood Court off a private driveway. There are no improvements on the lot and the trees are scattered about primarily around the perimeter. The site contains fourteen protected coast live oaks, one almond (Prunus dulcis), and one coast redwood (Sequoia sempervirens) for a total of sixteen trees. There are some smaller coast redwoods less than five inches in diameter on the southwest end along with at least two small plums (Prunus sp.). Five of the coast live oaks have multiple trunks and the trees average about 18 inches in trunk diameter. All the trees have normal foliar color and size with somewhat sparse density, except for the declining almond. The coast live oaks have been pruned and their crowns thinned at some point and the trees were ascended with climbing spikes. The structure of the trees vary with several having codominant stems or leans as to be expected for volunteer trees. Plans and Trees 1.Coast live oak #410 is adjacent to the proposed driveway and the storm drain and dissipator. Tree is between the driveway and storm drain. 2.Coast live oak #413 is growing adjacent to the proposed second dwelling and grading is to occur nearby (filling). 3.Coast live oak #424 is near a proposed retaining wall (cutting and filling nearby). 4.The remaining trees are not near any proposed improvements. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 2 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Analysis Tree appraisal was performed according to the Council of Tree & Landscape Appraisers Guide for Plant Appraisal 9th Edition, 2000 (CLTA) along with Western Chapter International Society of Arboriculture Species Classification and Group Assignment, 2004. The trees were appraised using the “Cost Approach” and more specifically the “Trunk Formula Method” (Appendix B). “Trunk Formula Method” is calculated as follows: Basic Tree Cost = (Appraised tree trunk increase X Unit tree cost + Installed tree cost) Appraised Value = (Basic tree cost X Species % X Condition % X Location %). The trunk diameters were measured with a standard tape measure, on the uphill sides of the trees. Multi-stem trunk diameters were calculated by adding the cross sectional area of each stem. The trunk formula valuations are based on four tree factors; species, size (trunk cross sectional area), condition, and location. There are two steps to determine the overall value. The first step is to determine the “Basic Tree Cost” based on size and species rating which is determined by the Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. The second part is to depreciate the value according to the location and condition of the trees. The condition assessment and percentages are defined in the “Condition Rating” section of this report. The condition ratings deviate from the Guide’s condition assessment numerical rating system. The reason for this deviation is the Guide’s assessment criteria fails to account for significant health or structural issues creating high percentages for trees with either significant structural defects or health problems that could ultimately lead to failure or irreversible decline. Location rating is an average of three factors; site, contribution, and placement. Site is determined by the relative property value where the trees are planted. The residential site would be classified as “very high” value with a 90 percent rating compared to similar sites in the area (ISA, 2000). Contribution and placement is determined by the function and aesthetics the trees provide for the site and their location on the property. The percent of contribution and placement can range from 10 to 100 percent depending on the trees influence to the value of the property. These percentages were valued at 50 percent in my assessment for an average of 63 percent as the location rating. There are sixteen trees appraised for a total value of $91,090.00 and the deposit for the project would be equal to 100 percent of that total due to two structures proposed. Appraisal worksheets are available upon request. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 3 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Discussion Tree Inventory The tree inventory lists trees that are considered protected by the City of Saratoga municipal code 15-50.050 (Appendix A and B). The Saratoga municipal code protects “native trees” with trunk diameters greater than six inches and all other trees ten inches in diameter and greater. The tree diameters were measured at four and one half feet above grade (diameter at breast height DBH) on the high sides of the trees. The diameters of multi-stem trees were calculated according to the City of Saratoga’s definition, which is the sum of the full diameter of the largest stem and half the diameters of the remaining stems or measured at their smallest point below the bifurcation. There are sixteen trees comprised of three different species with coast live oak accounting for fourteen trees along with one almond and one coast redwood. There are some smaller redwoods and plus around the site not of a size protected by the Saratoga city ordinance. These trees are located on the site plan but not numbered. The chart below lists the species and their relative quantities (Chart 1).  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 4 27 Quantity 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Condition Rating A tree’s condition percentage is a determination of its overall health and structure based on five aspects: Roots, trunk, scaffold branches, twigs, and foliage. Points are totaled for each tree and converted to a percentage. The following scale defines the condition ratings from the condition percentages: •100% = Exceptional = Good health and structure with significant size, location or quality. •75% = Good = No apparent problems, good structure and health. •50% = Fair = Minor problems, at least one structural defect or health concern, problems can be mitigated through cultural practices such as pruning or a plant health care program. •25% = Poor = Major problems with multiple structural defects or declining health, not a good candidate for retention. •0% = Dead/Unstable = Extreme problems, irreversible decline, failing structure, or dead. Most of the trees are in fair condition with four coast live oaks and one redwood considered to be in good shape. Coast live oak 413 is in fair shape but has a large wound on the main trunk where a codominant stem ripped off some time ago. Five coast live oaks have codominant stems and one tree, 422, leans somewhat significantly. Coast live oak 412 has some borer activity and 418 has been reduced under the high voltage utility wires. The chart below lists the quantity of trees and their condition ratings for each category (Chart 2).  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 5 27 Quantity 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Suitability for Preservation A tree’s suitability for preservation is determined based on its health, structure, age, species characteristics, and longevity using a scale of good, fair, or poor. The following list defines the rating scale (Tree Care Industry Association, 2012): •Good = Trees with good health, structural stability and longevity. •Fair = Trees with fair health and/or structural defects that may be mitigated through treatment. These trees require more intense management and monitoring, and may have shorter life spans than those in the good category. •Poor = Trees in poor health with significant structural defects that cannot be mitigated and will continue to decline regardless of treatment. The species or individual may possess characteristics that are incompatible or undesirable in landscape settings or unsuited for the intended use of the site. Ten trees have fair suitability for preservation and three good. Two trees, coast live oak 413 and almond 420 have poor suitability for preservation. Live oak 413 has a large wound on the trunk from a previously failed stem and 420 is a declining remnant nut tree. Coast live oaks 411 and 425 are the best oak specimens and the coast redwood 411 is young and vigorous with good suitability. The chart below lists the quantity of trees and their suitability rating for each category (Chart 3).   Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 6 27 Quantity 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Inﬂuence Level Influence level defines how a tree may be influenced by construction activity and proximity to the tree, and is described as low, moderate, or high. The following scale defines the impact rating: •Low = The construction activity will have little influence on the tree. •Moderate = The construction may cause future health or structural problems, and steps must be taken to protect the tree to reduce future problems. •High = Tree structure and health will be compromised and removal is recommended, or other actions must be taken for the tree to remain. The tree is located in the building envelope. Three trees will be moderate to highly affected depending on protection techniques. The remaining thirteen trees will not be affected. Trees 410 is close to the driveway and storm drain/ dissipator. Tree 413 is close to the accessory dwelling and would be affected by grading. Tree 413 should probably be removed due to the large wound on the stem rather than retained and protected if the plan goes through as observed. Coast live oak 424 is close to the house and retaining wall on the north side and may be affected by the wall construction and grading. The chart below lists the quantity of trees and their influence rating for each category (Chart 4).   Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 7 27 Quantity 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Tree Protection Tree protection focuses on protecting trees from damage to the roots, trunk, or scaffold branches from heavy equipment (Appendix D). The tree protection zone (TPZ) is the defined area in which certain activities are prohibited to minimize potential injury to the tree. The TPZ can be determined by a formula based on species tolerance, tree age, and diameter at breast height (DBH) (Matheny, N. and Clark, J. 1998) or as the drip line in some instances. The site is open enough to protect trees 414 to 419 and 421 to 423 as groups. Tree 425 will need fence on one side onto the site and the coast redwood 411, coast live oak 412, and their unprotected associates can also be protected by exclusion and fence. Preventing mechanical damage to the main stems from equipment or hand tools can be accomplished by wrapping the main stem with straw wattle (Figure 2). The wattle will create a porous barrier around the trunk and prevent damage to the bark and vascular tissues underneath. This mechanical barrier will be required for all trees within the project area. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 8 27 Figure 1: Tree protection distances Figure 2: Trunk protection with straw wattle 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Conclusion The site is located on a west facing slope at the end of Cordwood Court and contains sixteen trees comprised of fourteen coast live oaks, one almond, and one coast redwood. Most of the trees are in fair condition with four coast live oaks and one redwood considered to be in good shape. Coast live oak 413 is in fair shape but has a large wound on the main trunk where a codominant stem ripped off some time ago. Ten trees have fair suitability for preservation and three good. Two trees, coast live oak 413 and almond 420 have poor suitability for preservation. Live oak 413 has a large wound on the trunk from a previously failed stem and 420 is a declining remnant nut tree. There are sixteen trees appraised for a total value of $91,090.00 and the deposit for the project would be equal to 100 percent of that total due to two structures proposed. Three trees will be moderate to highly affected depending on protection techniques. The remaining thirteen trees will not be affected. Trees 410 is close to the driveway and storm drain/ dissipator. Tree 413 is close to the accessory dwelling and would be affected by grading. Tree 413 should probably be removed due to the large wound on the stem rather than retained and protected if the plan goes through as observed. Coast live oak 424 is close to the house and retaining wall on the north side and may be affected by the wall construction and grading. The site is open enough to protect trees 414 to 419 and 421 to 423 as groups. Tree 425 will need fence on one side onto the site and the coast redwood 411, coast live oak 412, and their unprotected associates can also be protected by exclusion and fence. Tree 413 meets the findings for removal as stated in subsections 1 and 4 located in the municipal code 15-50.080. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 9 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Recommendations 1.Place all tree numbers and tree protection on all the plans for the project (Appendix A). Confirm all drip line distances are correct. 2.Place tree protection around 414 to 419 at their drip line as a group. Place tree protection around 421 to 423 at their drip line as a group. Place tree protection around 411 and 412 at their drip line as a group. Place tree protection around 425 at its drip line. 3.Monitor construction around 424 and 410 and place fence around the trees at their drip line during grading. 4.Refer to Appendix D for general tree protection guidelines including recommendations for arborist assistance while working under trees, trenching, or excavation within a trees drip line. 5.Provide a security deposit in the amount of $91,090.00 to equal one-hundred percent of the total appraised value of the protected trees. File with the Community Development Director the security deposit prior to obtaining Building Division permits. The deposit is to remain in place for the duration of construction until the City Arborist signs off on the final inspection. 6.Copy Appendix A, B, and D of the arborist report to the final set of plans, which will serve as the Tree Preservation Plan (code 15-50.140). 7.Provide a copy of this report to all contractors and project managers, including the architect, civil engineer, and landscape designer or architect. It is the responsibility of the owner to ensure all parties are familiar with this document. 8.Have the project arborist monitor any work under the trees (424 and 410) when the driveway and drainage dissipator unit is installed. 9.Replace tree 413 protected trees to be removed with the size and replacement values equal to $3,390.00 each as listed below. 15 Gallon = $150.00 24 inch box = $500.00 36 inch box = $1,500.00 48 inch box = $5,000.00 60 inch box = $7,000.00 72 inch box = $15,000.00 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 10 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Bibliography American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management : Standard Practices (Management of Trees and Shrubs During Site Planning, Site Development, and Construction)(Part 5). Londonderry, NH: Secretariat, Tree Care Industry Association, 2012. Print. Clark, James R., and Nelda P. Matheny. A Photographic Guide to the Evaluation of Hazard Trees in Urban Areas. Bedminster, PA: International Society of Arboriculture, 1993. Costello, Laurence Raleigh, Bruce W. Hagen, and Katherine S. Jones. Oaks in the urban landscape: selection, care, and preservation. Oakland, CA: University of California, Agriculture and Natural Resources, 2011. Print. ISA. Guide For Plant Appraisal. Savoy, IL: International Society Of Arboriculture, 2000. Print. ISA. Glossary of Arboricultural Terms. Champaign: International Society of Arboriculture, 2011. Print. ISA. Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. Western Chapter ISA Matheny, Nelda P., Clark, James R. Trees and development: A technical guide to preservation of trees during land development. Bedminster, PA: International Society of Arboriculture1998. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 11 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Tree Risk Assessment: Process of evaluating what unexpected things could happen, how likely it is, and what the likely outcomes are. In tree management, the systematic process to determine the level of risk posed by a tree, tree part, or group of trees. Trunk: Stem of a tree. Trunk Formula Method: Method to appraise the monetary value of trees considered too large to be replaced with nursery or field grown stock. Based on developing a representative unit cost for replacement with the same or comparable species of the same size and in the same place, subject to depreciation for various factors. Contrast with replacement cost method. Volunteer: A tree, not planted by human hands, that begins to grow on residential or commercial property. Unlike trees that are brought in and installed on property, volunteer trees usually spring up on their own from seeds placed onto the ground by natural causes or accidental transport by people. Normally, volunteer trees are considered weeds and removed, but many desirable and attractive specimens have gone on to become permanent residents on many public and private grounds. This Glossary of terms was adapted from the Glossary of Arboricultural Terms (ISA, 2011).  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 13 27 31 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe BR SCALE:DRAWING:DRAWN BY:DATE:MARNoted1/12/18A0.5Arborist ReportAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCE14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Appendix A: Tree Inventory and Protection Map Map provided by Westfall Engineers, Inc dated May 2016 (Grading and Drainage Plan)(NTS).  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 14 27 425 424 423 422 421 420 419 418417 416415 414 413 412 411 410 —X— X— X— X— —X—X—X—X— —X—X—X—X——X—X—X—X——X—X—X—X——X—X—X——X—X—X— X — X — X —X—X — X — X — 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Appendix B: Tree Inventory and Assessment Table B1: Inventory and Assessment Table 1: Tree Inventory and Assessment Tree Species Number Trunk Diameter ~ Height ~ Crown Diameter Condition Suitability Impact Level Coast live oak (Quercus agrifolia) 410 20 45 40 Fair Fair Moderate - High Coast redwood (Sequoia sempervirens) 411 12 35 25 Good Good Low Coast live oak (Quercus agrifolia) 412 15, 10, 10, 12 45 45 Fair Fair Low Coast live oak (Quercus agrifolia) 413 18 35 30 Fair Poor Moderate - High Coast live oak (Quercus agrifolia) 414 23, 23 40 40 Good Fair Low Coast live oak (Quercus agrifolia) 415 8 35 30 Fair Fair Low Coast live oak (Quercus agrifolia) 416 10 35 30 Fair Fair Low Coast live oak (Quercus agrifolia) 417 14 35 30 Fair Fair Low Coast live oak (Quercus agrifolia) 418 16 35 35 Good Fair Low Coast live oak (Quercus agrifolia) 419 22 35 35 Good Good Low Almond (Prunus dulcis) 420 16 15 15 Poor Poor Low Coast live oak (Quercus agrifolia) 421 10, 10, 14, 20 45 45 Fair Fair Low Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 15 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Coast live oak (Quercus agrifolia) 422 26 45 40 Fair Fair Low Coast live oak (Quercus agrifolia) 423 16, 24 45 45 Fair Fair Low Coast live oak (Quercus agrifolia) 424 7, 14 35 30 Fair Fair Moderate - High Coast live oak (Quercus agrifolia) 425 24 45 40 Good Good Low Tree Species Number Trunk Diameter ~ Height ~ Crown Diameter Condition Suitability Impact Level Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 16 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 B2: Appraisal Data Table 1: Appraisal Summary Tree Species #Trunk Diameter Condition Location Species Rating Basic Tree Cost Rounded Depreciated Value Coast live oak (Quercus agrifolia) 410 20 50.0%63.33%90.00%$14,618.41 $4170.00 Coast redwood (Sequoia sempervirens) 411 12 75.0%63.33%70.00%$4,456.07 $1480.00 Coast live oak (Quercus agrifolia) 412 15 50.0%63.33%90.00%$8,374.00 $2390.00 412 10 50.0%63.33%90.00%$3,913.70 $1120.00 412 10 50.0%63.33%90.00%$3,913.70 $1120.00 412 12 50.0%63.33%90.00%$5,483.72 $1560.00 Coast live oak (Quercus agrifolia) 413 18 50.0%63.33%90.00%$11,906.55 $3390.00 Coast live oak (Quercus agrifolia) 414 23 75.0%63.33%90.00%$19,221.44 $8200.00 414 23 75.0%63.33%90.00%$19,221.44 $8200.00 Coast live oak (Quercus agrifolia) 415 8 50.0%63.33%90.00%$2,629.13 $750.00 Coast live oak (Quercus agrifolia) 416 10 50.0%63.33%90.00%$3,913.70 $1120.00 Coast live oak (Quercus agrifolia) 417 14 50.0%63.33%90.00%$7,339.21 $2,090.00 Coast live oak (Quercus agrifolia) 418 16 75.0%63.33%90.00%$9,480.15 $4,050.00 Coast live oak (Quercus agrifolia) 419 22 75.0%63.33%90.00%$17,615.73 $7,500.00 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 17 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Almond (Prunus dulcis) 420 16 25.0%63.33%70.00%$15,841.81 $1,760.00 Coast live oak (Quercus agrifolia) 421 10 50.0%63.33%90.00%$3,913.70 $1,120.00 421 10 50.0%63.33%90.00%$3,913.70 $1,120.00 421 14 50.0%63.33%90.00%$7,339.21 $2,090.00 421 20 50.0%63.33%90.00%$14,618.41 $4,170.00 Coast live oak (Quercus agrifolia) 422 26 50.0%63.33%90.00%$24,466.75 $6,700.00 Coast live oak (Quercus agrifolia) 423 16 50.0%63.33%90.00%$24,466.75 $6,700.00 423 24 50.0%63.33%90.00%$9,480.15 $2,700.00 Coast live oak (Quercus agrifolia) 424 7 50.0%63.33%90.00%$20,898.51 $6,000.00 424 14 50.0%63.33%90.00%$2,093.90 $600.00 Coast live oak (Quercus agrifolia) 425 24 50.0%63.33%90.00%$7,339.21 $2,090.00 Tree Species #Trunk Diameter Condition Location Species Rating Basic Tree Cost Rounded Depreciated Value Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 18 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Appendix C: Photographs C1: Tree 413 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 19 27 413 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 C2: Tree 410 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 20 27 410 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 C3: Trees 421,422, 423, and 424 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 21 27 424 423 422 421 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Appendix D: Tree Protection Guidelines 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 of 22 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 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) and read TREE PROTECTION ZONE DO NOT MOVE OR REMOVE FENCE WITHOUT PRIOR APPROVAL FROM THE CITY ARBORIST, KATE BEAR (408) 868-1276. DO NOT MOVE WITHOUT APPROVAL FROM THE PROJECT ARBORIST 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 of 23 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Appendix E: Tree Protection Signs E1: English Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 24 27TREE PROTECTION ZONEDO NOT MOVE OR REMOVE FENCE WITHOUT PRIOR APPROVAL FROM THE CITY ARBORIST, KATE BEAR (408) 868-1276DO NOT MOVE WITHOUT APPROVAL FROM THE PROJECT ARBORIST14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 E2: Spanish   Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 25 27ÁRBOL DE ZONA DE PROTECCIÓN NO trasladar o eliminar cerca sin la aprobación previa del ARBORISTA CIUDAD , KATE BEAR (408) 868-1276 NO MUEVA sin la aprobación del ARBORISTA PROYECTO14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Qualiﬁcations, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 26 27 14529 Evans Lane Tree Inventory, Assessment, and Protection December 7, 2016 Certiﬁcation of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist® and Tree Risk Assessor Qualified. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B ISA Tree Risk Assessor Qualified CA - Qualified Applicators License #104230 Copyright © Copyright 2016, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com of 27 27 32 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe BR SCALE:DRAWING:DRAWN BY:DATE:MARNoted1/12/18A1.1Site PlanAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCE0 5'10'20'20'-0"Ingress/Egress20'-0"30'-0"30'-0"50'-0"20'-0"SSB30'-0" FSB 61'-10"@ Pool House50'-0" RSB 80'-0"22'-0"@ Garage17'-5"Entry Steps30'-0"@ 2nd Story33'-6"60'-0" 125'-6"95'-6"11'-3" 22'-2" 9'-1" 1" = 10'-0"Site Plan APN: 397-05-103 Zoning: R-1 40,000 Lot Area (Gross): 51,988 SF Lot Area (Net): 40,001 SF 360' 370' 380' 390' 400' 410' N 0° 33° E (240.49') N 0° 33° E (240.49')N 89° 37° E(156.36')N 89° 37° E (166.36')N 0° 33° E (1198.36') N 0° 33° E (1198.71') Proposed Residence FF: 370.00' @ Main level FF: 360.00' @ Lower level Paver Driveway 421: Multi Trunk (10"-20"⏀) Coast Live Oak 20'-0" SSB Line (1-Story) 30'-0" SSB Line (2-Story) 30'-0" SSB Line (2-Story) 20'-0" SSB Line (1-Story)30'-0" FSB Line50'-0" RSB Lineadu See Landscape Plan & Grading Plan(s) for site retaining walls & exterior features Site Average Slope = 29% Cov. Patio 422: (26"⏀) Coast Live Oak 423: Twin Trunk (16" & 24"⏀) Coast Live Oak 420: (16"⏀) Almond 424: Twin Trunk (7" & 14"⏀) Coast Live Oak 425: (24"⏀) Coast Live Oak 410: (20"⏀) Coast Live Oak 411: (12"⏀) Coast Rdwd. 412: Multi Trunk (10"-15"⏀) Coast Rdwd. 413: (18"⏀) Coast Live Oak 414: Twin Trunk (23" & 23"⏀) Coast Live Oak 419: (22" ⏀) Coast Live Oak 418: (16" ⏀) Coast Live Oak 417: (14" ⏀) Coast Live Oak 416: (10" ⏀) Coast Live Oak 415: (8" ⏀) Coast Live Oak Tree Protection fencing per Arborist Report & City of Saratoga Tre Protection Guidelines Tree Protection fencing per Arborist Report & City of Saratoga Tre Protection Guidelines 20'-0" Exclusive R.O.W. and P.S.E. Landscape Landscape 6"⏀ Coast Rdwd. 4"⏀ Coast Rdwd. 4"⏀ Coast Rdwd. 4"⏀ Coast Rdwd. 4"⏀ Plum NOTE: See Arborist Report for Tree Identification Tree Protection FencingCovered Patio Terrace Terrace Terrace Terrace FF: 370.00' open patio 400' 390' 380' 410' 370' 360' 6" almond ssmh site retaining wall (5'-0"H) max. 357.50' garage (below: 357.60') notes: (1) setback verification: prior to foundation inspection by the city of saratoga, a l.l.s. or ca licensed civil engineer of record shall provide a written certification that all building setbacks are per the approved plans. (2) 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. ssss ss ww w w w w g g e e e g ge (e) ug water line (e) sanitary sewer lateral (e) ug gas/elec. lines tree protect ion fenc ing tr e e p r o t e c t i o n f e n c i n g tree protection fencingfollow all tree preservation measures as outlined in the arborist report for tree #410 33 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe SCALE:DRAWING:DRAWN BY:DATE:MARA3.1Noted1/12/18Lower Level Floor PlanAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCEBR 0 2'4'8' 25'-4"14'-4"12'-4"21'-0"12'-0"4'-4"2'-6"43'-11"3'-10"39'-4"45'-8"4'-4"2'-0"46'-10"11'-0"22'-6"13'-4"35'-6"3'-10" 3'-0" clr. 3-Car Garage Bedroom: 4 Bath: 2 Utility Bedroom: 3 Bedroom: 1 D W (9'-0" Clg.)Stairs (Above) (8'-0" Clg.) (8'-0" Clg.) Up..16R@7.5" Bedroom: 2 Guest Suite Game Room Cl. Bath: 2 Bath: 1 G. BathCl. 1/4" = 1'-0" (8'-0" Clg.) (9'-0" Clg.) (9'-0" Clg.) (9'-0" Clg.) (8'-0" Clg.)seat(9'-0" plate) (soffit @ 8'-0") (9'-0" Clg.) (8'-0" Clg.)2%sump vault seat (8'-0" Clg.)(8'-0" Clg.) planter (above) bracketed shed roof bracketed shed roof sump vault l.w. l.w. cabinet cab.folding counter288028802880 2880linen shelfcabinetssee site planfor site wallff: 357.60' ff: 357.16' ff: 360.00' (11'-5" Clg.)1r3r 1rff: 360.00'ff: 359.83' ff: 359.62' fg: 359.00' ff: 360.00'seesite plan1%lower Level Floor Plan garage & Living Area: 3402.00 SF (building: actual construction area) garage & Living Area: 1965.00 SF (Planning: basement area per ordinance) physical building consruction area breakdown: Living area @ basement: 2692.00 sf garage area: 710.00 sf Right S Front W Rear E Left N X A6.1 X A6.1 Y A6.1 Y A6.1 34 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe SCALE:DRAWING:DRAWN BY:DATE:MARA3.2Noted1/12/18Main Level Floor PlanAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCEBR 0 2'4'8' 15'-4"12'-10"11'-2"33'-8"12'-0" 85'-0"7'-0"2'-0"24'-6"2'-6"2'-0"8'-10"41'-0"21'-0"12'-0"2'-4"2'-6"3'-1"12'-0"18'-0"2'-0"8'-10"3'-10"13'-0"20'-8" 14'-4"9'-8"3'-0"1'-8"12'-4" Right S Front W Rear E Left N 1/4" = 1'-0"Main Level Floor Plan Planter Planter Kitchen Dining Room Great RoomEntry Powder M. Bath Cl. Master Bedroom Cov. Porch Dn..16R@7.5" 2R Dn...6RDn..10R Tub Range/OvenRef. DW Island 48" Gas FP (9'-0" Clg.) (9'-0" Clg.) (10'-0" Clg.) (9'-0" Clg.) (9'-0" Clg.) (9'-0" Clg.) (9'-0" Pl.) (Tray @ 9'-10") Gallery (9'-0" Clg.) (10'-0" Pl.) (Coffered @ 10'-10") Covered Patio Breakfast (9'-0" Clg.) (9'-0" ± Clg.) Living Area: 2138.00 SF (building: actual construction area) Living Area: 2249.00 SF (Planning: Stairway counted 2x) Covered Porch @ Entry: 54.00 SF Covered Patio @ Rear: 338.00 SF Terraces @ front: 500.00 sf Terrace Terrace Terrace Terrace Open Patio 2RSeat (10'-0" Clg.) Roof Below Roof Below Roof Below Roof Below Roof Below 30" sq. access 2880288040803680308011680 3080 l.w. below 10080 17680 868050865686 42"h solid balcony wall 42"h balcony wall l.w. below 704642"h low wall(9'-0" Clg.) l.w. below 42"h balcony wallsite wall (cont…)see site planff: 370.00' ff: 369.83' ff: 368.60' ff: 367.37' ff: 363.68'fg: 357.50'± ff: 369.83' ff: 369.83' Open Patio X A6.1 X A6.1 Y A6.1 Y A6.1 35 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe SCALE:DRAWING:DRAWN BY:DATE:MARA4.1Noted1/12/18Roof PlanAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCEBR 0 2'4'8' 18" typ. 1/4" = 1'-0"roof Plan roof slope: 4.5/12 typ. (uno) roof overhang: 18" typ. (uno) roofing: standing seam metal typ. Roof Below Roof Below Roof Below Roof Below Roof Below ridge ridge ridge ridger ridgeridgeridgerrhiphipvalleyhipvalleyhipvalleyhiphipvalleyvalleyhiphiphipvalleyhiphipvalleyhiphiphvalleyvalleyhiphipvalleyhiphiphipvalleyhiphiphipflat roof area: sloped to ext. 2% min. built-up composition 6" g.i. gutters typ. @ eave lines bracketed roof @ 1st level see exterior elevations bracketed roof @ 1st level see exterior elevations bracketed roof @ 1st level see exterior elevations open terrace see floor plan open terrace see floor plan standing seam metal roofing 36 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe SCALE:DRAWING:DRAWN BY:DATE:MARA5.1Noted1/12/18Exterior Elev.APN: 397-05-103Saratoga, CA 95070NEW RESIDENCEBR 0 2'4'8'9'-0"Plate @ Main Level9'-0"PLate @ main level9'-0"plate @ lower level24'-2"9'-0"Plate @ lower level11'-6"Plate @ garage2'-6"26'-0"19'-0"@ Ridge5'-7"23'-4"@ chimney21'-1"@ RidgeFront Elevation (West)1/4" = 1'-0" plaster siding @ exterior walls typ. (uno) adhered stone veneer @ entry stairway (accent) standing seam metal roofing typ. wood windows/doors w/ aluminum cladding typ. bracketed roofs over garage doors roof slope 4.5/12 typical 360.00' 370.00' 379.00' 359.33' 384.17' 356.75' 360.00' 370.00' 373.67' 365.21' (avg. grade) maximum ridge height 362.33' 383.41' 385.66' 0 2'4'8'9'-0"Plate @ Basement9'-0"Plate @ main level26'-0"18'-1"@ Ridgeleft side Elevation (north)1/4" = 1'-0" standing seam metal roofing typ. plaster siding @ main level walls (e) g r a d e l i n e adhered stone veneer @ entry porch site walls wood windows & doors w/aluminum cladding typ. stone cap @ balcony walls/ plinths g.i. gutters on painted 2x fascia typ. plaster finish @ fp chimney plaster finish @ light- well retaining walls line of rear patio beyond site wall roof slope 4.5/12 typical new & existing grade line 360.00' 370.00' 379.00' 372.83' 359.33' 362.33' (average grade)362.33' avg. grade) 370.00' 360.00' maximum ridge height 37 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe SCALE:DRAWING:DRAWN BY:DATE:MARA5.2Noted1/12/18Exterior Elev.APN: 397-05-103Saratoga, CA 95070NEW RESIDENCEBR 0 2'4'8'9'-0"main level plate9'-0"main level plate15'-2"@ Ridge15'-2"42"min.26'-0"15'-2"@ Ridge17'-5"@ Chimneyrear Elevation (east)1/4" = 1'-0" roof slope 4.5/12 typical smooth wall plaster exterior siding typ. stone patios & steps standing seam metal roofing typ. g.i. 6" gutters typ. wood windows/doors w/aluminum cladding 370.00' 362.33' 379.00' 384.50' 370.00' 362.33' avg. grade avg. grade maximum ridge height 386.75' 0 2'4'8'9'-0"PLate @ Basement9'-0"pLate @ Main Level10'-0"@ rear patio26'-0"18'-9"@ Ridge21'-0"@ chimneyright side Elevation (south)1/4" = 1'-0" (e) grad e l i n e roof slope 4.5/12 typical smooth wall plaster siding @ exterior walls Wrought iron railings y@ terraces typ. smooth wall plaster @ fireplace chase standing seam metal roofing typ. smooth wall plaster @ light well & site walls 379.00' 370.00' 360.00' 357.60' @ GARAGE SLAB 370.00' 360.00' 373.25' 362.33' ' (avg. grade)362.33'(avg. grade) maximum ridge height 38 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe SCALE:DRAWING:DRAWN BY:DATE:MARA6.1Noted1/12/18Building SectionsAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCEBR 0 2'4'8'9'-0"Plate @ Main Level9'-0"Plate @ Basement26'-0"Finish GradeFinish Grade bedroom: 1 hallway guest roomgame room master bedroom closet entry dining room kitchen great room building section X:1/4" = 1'-0" 360.00' 370.00' 379.00' 365.00' (Average grade) maximum ridge height 0 2'4'8'9'-0"Plate @ M. Bath9'-0"PLate @ BasementPatio Grade (e) grade bath: 1 bath: 2 bedroom: 3 closet master bath building section y:1/4" = 1'-0" concrete retaining wall @ lower level standing seam metal roofing typ. terrace @ main level cov. patio (beyond) 360.00' 370.00' 379.00' 373.25' 366.62' (Average grade) maximum ridge height 360.00' 370.00' 39 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe BR SCALE:DRAWING:DRAWN BY:DATE:MARNoted1/12/18A7.1Basement Area PlanAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCE0 2'4'8' 11'-0"15'-2"12'-10"13'-0"21'-0"12'-0"2'-6"19'-9"13'-4"10'-10"2'-0"26'-11"19'-11"10'-10"39'-4"45'-9" 1/4" = 1'-0"lower Level allowable floor area diagram Living Area: 3402.00 SF (building: actual construction area) Living Area: 1965.00 SF (Planning: basement area per ordinance) entry porch above l.w. l.w. l.w. not counted in allowable floor area per city of saratoga basement ordinance 6 A: 320.04 sq ft 5 A: 584.68 sq ft 4 A: 319.43 sq ft 3 A: 168.36 sq ft 2 A: 352.18 sq ft 1 A: 221.31 sq ft 40 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe BR SCALE:DRAWING:DRAWN BY:DATE:MARNoted1/12/18A7.2Main Flr. Area PlanAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCE0 2'4'8' 11'-0"15'-0"6'-0"7'-4"12'-8"21'-0"12'-0" 11'-0"17'-2"11'-2"13'-0"20'-8"12'-0" 12'-10"29'-0"24'-6"2'-0"5'-6"6'-6"18'-0"2'-0"14'-11"9'-7"9'-6"14'-11"9'-11"9'-7"1/4" = 1'-0"main Level allowable floor area diagram Living Area: 2142.00 SF (building: actual construction area) Living Area: 2249.00 SF (Planning: Stairway counted 2x) terrace terraceterrace porch covered patio fp 18 A: 294.17 sq ft 7 A: 198.01 sq ft 9 A: 164.48 sq ft 8 A: 25.54 sq ft 10 A: 223.8 sq ft 11 A: 82.5 sq ft 12 A: 106.99 sq ft 13 A: 89.52 sq ft 14 A: 72.75 sq ft 15 A: 26 sq ft 16 A: 247.02 sq ft 17 A: 609.64 sq ft 41 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe BR SCALE:DRAWING:DRAWN BY:DATE:MARNoted1/12/18A7.3ADU Area PlanAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCE0 2'4'8' 17'-0"15'-0"24'-6"17'-0"1/4" = 1'-0" Adu allowable floor area (n) Living Area: 368.00 SF (n) Covered Porch: 289.00 SF covered patio 19 A: 367.5 sq ft Table 1 allowable Floor Area Zone Diagram Zone Description Dimensions Area (Square Feet)Notes 1 Bedroom/Bath 11'-0" x 20’-1” (Avg.)221.00 2 Bedroom/Bath 15’-2” x 23’-2” (Avg.)352.00 3 Utility Room 12’-10” x 13’-1” (Avg.)168.00 4 Bedroom/Bath 13’-0” x 24’-7”319.00 5 Garage 21’-0” x 27’-10” (Avg.)585.00 6 Garage 12’-0” x 26’-8” (Avg.)320.00 7 Master Bedroom 11’-0” x 18’-0”198.00 8 Closet 12’-10” x 2’-0”26.00 9 Closet 17’-2” x 9’-7”164.00 10 Master Bathroom 15’-0” x 14’-11”224.00 11 Master Bathroom 15’-0” x 5’-6”83.00 12 Stairway 11’-2” x 9’-7”107.00 x 2 = 214.00 Counted 2x 13 Powder Room/Closet 6’-0” x 14’-11”90.00 14 Entry 7’-4” x 9’-11”73.00 15 Dining Room 13’-0” x 2’-0”26.00 16 Dining Room/Hall 13’-0” x 19’-6”247.00 17 Kitchen/Breakfast 20’-8” x 29’-0”610.00 18 Family Room 12’-0” x 24’-6”294.00 19 secondary unit 15'-0" x 24’-6"368.00 TOTAL FLOOR AREA (Proposed)4582.00 SF 1 42 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe SCALE:DRAWING:DRAWN BY:DATE:MARA9.1Noted1/12/18ADU Floor PlanAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCEBR 0 2'4'8'8'-0"Wall Plate12'-0"Ridge Ht.15'-0"1/4" = 1'-0"Front (East) Roof Slope 4/12 Typ. standing seam metal roofing typ. to match proposed main residence "smooth wall" plaster siding typ. 6" ogee gutters to match main residence 369.33' 370.00' maximum ridge height average grade = 369.33' 0 2'4'8'12'-0"Ridge Ht.8'-0"Wall Plate15'-0"1/4" = 1'-0"Left Side (North) Wood windows & doors typ. 369.33' 370.00' maximum ridge height average grade = 369.33' 0 2'4'8'8'-0"Wall Plate12'-0"Ridge Ht.15'-0"Roof Slope 4/12 Typ. 1/4" = 1'-0"Rear (West) standing seam metal roofing typ. to match proposed main residence "smooth wall" plaster siding typ. 370.00' 369.33' maximum ridge height average grade = 369.33' 0 2'4'8'12'-0"Ridge Ht.8'-0"Wall Plate15'-0"1/4" = 1'-0"Right Side (South) 370.00' 369.33' maximum ridge height average grade = 369.33' 0 2'4'8' 17'-0"15'-0"2'-6"17'-0"5'-0"17'-0"15'-0"24'-6"Front E Left N Rear W Right S 1/4" = 1'-0"Adu Floor Plan (n) Living Area: 368.00 SF (n) Covered Porch: 289.00 SF note: the accessory dwelling unit shall be "deed restricted" in order to take advantage of the 10% density bonus. Bedroom/Studio Cl. Bath Covered Patio (8'-0" Clg.)(8'-0" Clg.) (8'-0" Clg.) Ref.Oven Range (8'-0" Clg.) 43 Britt Rowe shall retain all rightsand ownership to all drawings andspecifications. The contents of thedrawings may not be used in whole,or in part, without expressed writtenconsent given by Britt Rowe.All construction shall comply with alllocal & national building codes. Allcontractors shall verify all conditionsto assure conformance to these codes.REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 Britt • Rowe SCALE:DRAWING:DRAWN BY:DATE:MARA9.2Noted1/12/18ADU Roof PlanAPN: 397-05-103Saratoga, CA 95070NEW RESIDENCEBR 0 2'4'8' 1/4" = 1'-0"adu roof Plan roof slope: 4.5/12 (match main residence) overhang: 12" roofing: class a, standing seam metal typ. ridge hipvalleyhiphiphridgerhipvalleyhhiphipstanding seam metal roofing 44 45 46 47 4-AM1-TL Driveway Drawing No. Scale Project IDProject Manager Drawn By Reviewed By Date CAD File Name 1 1= 10' - 0" Evans Lane Date 1 of Drawing Title Project Title Landscape Concept Plan New Residence 14529 Evans Lane Saratoga, CA 95070 Consultant Design Firm Ecotone Landscape P.O. Box 320201 Los Gatos, CA 95032 (408) 357-0354 No.Date Revision Notes Concept revisions19/8/17 Appr No.Date Issue Notes Planting revis.2 9/18/17 Plant sizes/ADU31/10/18 Pool House 1-PK Residence Landscape Concept Plan Scale: 1" = 10' - 0"Landscape Concept PlanNew Residence14529 Evans LaneSaratoga, CA 950706/17/16 P.O. Box 320-201 Los Gatos, CA 95032 408 357 0354 www.ecotone-la.com mark@ecotone-la.com Terrace Terrace Terrace Terrace Stone pathway/stairs Mailbox Entry5-MC 4-MC 4-MC 3-CS 11-CY 3-BT 3-BT 2-BT 11-CG 1-CG 8-AH 2-CG 15-AH 20-CY 1-PY 1-PK 1-PK 1-PK 1-AP 1-AP 16-CG 1-AP1-PY 1-PK1-PK 1-PY ADU 3-CS 3-CS 3-AM 1-AP 415: Coast Live Oaks (8" dia) 414: Twin trunk Coast Live Oaks (23" &24" dia) 413: Coast Live Oaks (18" dia) 412: Multi-trunk Coast Redwood (10"-15" dia) Coast Redwood (6" dia) Coast Redwood (4" dia) 410: Coast Live Oak (20" dia) Almond (6" dia) 425: Coast Live Oak (24" dia)Plum (4" dia) (TBR) Coast Redwood (4" dia) (TBR) Coast Redwood (4" dia) 411: Multi-trunk Coast Redwood (12" dia) 416: Coast Live Oaks (10" dia) 417: Coast Live Oaks (14" dia) 418: Coast Live Oaks (16" dia) 419: Coast Live Oaks (22" dia) 420: Almond (16" dia) 421: Multi-trunk Coast Live Oaks (10"-20" dia) 422: Coast Live Oak (26" dia) 423: Twin-trunk Coast Live Oaks (16" & 24" dia) 424: Twin-trunk Coast Live Oaks (16" & 24" dia) Proposed Plants Note: All landscaped areas to be mulched with minimum of 2" "Pro-chip" bark - color choice by owner.48 REPORT TO THE PLANNING COMMISSION 20200 La Paloma Avenue Meeting Date: April 11, 2018 Application #: PDR17-0009/ARB17-0039 Address/APN: 20200 La Paloma Drive (397-24-071) Property Owner: Balakrishnan Family 2014 Trust From: Debbie Pedro, Community Development Director Report Prepared by: Nicole Johnson, Planner II Lands of Balakrishnan Family 2014 Trust 49 Report to the Planning Commission 20200 La Paloma Avenue-Application #PDR17-0009/ARB17-0039 April 11, 2018 Page | 2 Summary PROJECT DESCRIPTION The applicant is proposing a new 5,985 square foot two story residence with a 1,598 square foot basement and a 562 square foot attached accessory dwelling unit (ADU). No protected trees are proposed for removal. STAFF RECOMMENDATION: Adopt Resolution No.18-004 approving the project subject to conditions of approval included in Attachment 1. Pursuant to City Code Section 15-45.060 (a) (1) & (6), Design Review Approval by the Planning Commission is required because the proposed residence is two stories and the development on the property exceeds a floor area of 6,000 square feet. PROJECT DATA Gross Site Area: 40,467 square feet (.929 acres) Net Site Area: 40,467 square feet (.929 acres) Average Site Slope: 8.39% General Plan Designation: RLD (Low Density Residential) Zoning: R-1-20,000 Proposed Allowed/Required Proposed Site Coverage House/garage Footprint Driveway/parking Pool/patios/porches/lightwell Total Proposed Site Coverage (structures) 5,679 sq. ft. 2,004 sq. ft. 5,169 sq. ft. 12,462 sq. ft. (30%) 20,031 sq. ft.* (45%) Floor Area House & Garage ADU Basement (exempt) Total Floor Area 5,985 sq. ft. 562 sq. ft. (1,598 sq. ft.) 6,547 sq. ft. 6,600 sq. ft.* Height 24’ 26’ Setbacks Front: Left Side Right Side: Rear: 1st Story 2nd Story 112’ 112’ 37’ 74’ 20’ 73’ 70’ 115’ 1st story 2nd Story 30’ 30’ 15’ 20’ 15’ 20’ 35’ 45’ Grading Cut 1,248 CY Fill 738 CY Export 510 CY No grading limit in the R-1-20,000 zoning district *Includes a one-time 10% site coverage and flor area bonus for the deed restricted ADU pursuant to City Code Section 15-56.030 (3) 50 Report to the Planning Commission 20200 La Paloma Avenue-Application #PDR17-0009/ARB17-0039 April 11, 2018 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The subject 40,467 square foot property is located at the end of La Paloma Avenue. There is currently a 3,490 square foot single story residence with a garage and a swimming pool which was built in 1955 on the property. The existing residence is proposed to be demolished, however the pool will remain. Surrounding uses include one and two-story single family residences to the north, east, west and south of the property. Project Description The proposed new residence includes a basement comprising of 1,598 square feet and includes a game room, wine room, bathroom and a gym. The main floor is 4,404 square feet and contains a three (3) car garage, entry, accessory dwelling unit, laundry room, Pooja room, family room, breakfast nook, kitchen, living room, dining room, office, two bedrooms with baths and a master suite. The second floor is 562 square feet and has a guest bedroom with a bath. Architecture/Design The proposed Mediterranean style home has been designed to generally fit the site. The second floor has a substantially smaller footprint than the main level. The residence will be located in the same vicinity as the existing building. The mass of the front façade is broken up by a one-story covered entry element that is flanked by a single story element (east) and a partial two story component along the west side of the residence. The design of the home incorporates barrel tile roofs with smooth stucco walls. In combination with the reduced footprint of the second floor, these elements provide additional articulation and exterior detailing to help minimize the overall massing and visual impact from off site. 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 Stucco Siding (oyster) Windows/Doors trim Aluminum clad (dark brown) Roof Concrete Barrel Tile (combination of “old Santa Barbara” and “San Ramon”) 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 $10,680. In addition, tree protection fencing is required to be installed prior to the issuance of building permits. 51 Report to the Planning Commission 20200 La Paloma Avenue-Application #PDR17-0009/ARB17-0039 April 11, 2018 Page | 4 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 because the site is not located within a geological hazard zone. 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 contours of the site. Grading is limited to the vicinity of the residence and driveway. 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 greater setbacks than the minimum required by the zoning district are proposed and the two story residence fits with the context of other two story residences within its vicinity. 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 the two story residence is similar to the surrounding residences in the neighborhood. e. The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape. 52 Report to the Planning Commission 20200 La Paloma Avenue-Application #PDR17-0009/ARB17-0039 April 11, 2018 Page | 5 This finding can be made in the affirmative in that the hardscape proposed is limited to the driveway and walkway in the front of the residence and the applicant is proposing trees within a planter located in the driveway to mitigate the mass of the front façade from off site. f. Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. This finding can be made in the affirmative in that the proposed structure has large setbacks from adjacent buildings, the structure itself would not unreasonably impair the utilization of 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 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; 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. 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 is not located within a hillside zone. Neighbor Notification and Correspondence The property owner and architect met with the neighbors early into the design review process. There have been several iterations of the plans since the application was submitted in January 2017, which include changes such as: • The first floor setback along the Northwest property line has been increased from 34’ to 37’. • The second floor setback along the Northwest property line has been increased from 42’ to 72’. • The first floor setback along the Northeast property line has been increased from 15’ to 20’. • The height of the residence was modified from 26’ to 24’. • The entry porch height was reduced from 19’ to 15’. • The living room roof and windows were lowered. • The second story was reduced from 1,050 square feet to 562 square feet. The following design elements have been removed: • A balcony along the front of the residence • A hallway tower • The stone veneer 53 Report to the Planning Commission 20200 La Paloma Avenue-Application #PDR17-0009/ARB17-0039 April 11, 2018 Page | 6 • The front columns • Ornamental trim In addition, the owner has offered to install three (3)-24” box Saratoga Laurels in the planter within the driveway to mitigate the mass of the front façade from off site, and add one (1) evergreen tree along the shared Northeast property line to fill in a gap between the trees to mitigate the view from the neighbor at 20201 La Paloma Ave. Furthermore, 2’ of lattice will be installed on top of the existing 6’ fence along the Northeast property line per the request of the adjacent neighbor. Two (2) neighbors at 20221 and 20201 La Paloma Avenue in have expressed additional concerns to staff that include the; • Size of the home • Mass of the home • Construction parking • Dirt/debris being tracked onto the street during construction Three (3) adjacent neighbors have submitted emails in support of the project (Attachment 3). A public notice for the April 11, 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 additional 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 a new residence in a suburban, residential area. ATTACHMENTS: 1. Resolution of Approval No. 18-004 2. Arborist Report dated March 16, 2018 3. Emails from neighbors 4. Story Pole Certification dated March 22, 2018 5. Development Plans (dated 6-27-17) 54 RESOLUTION NO: 18-004 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR17-0009 AND ARBORIST REPORT ARB17-0039 20200 LA PALOMA AVENUE (397-24-071) WHEREAS, on April 6, 2017 an application was submitted by Aravind Balakrishnan and Venman Arasu, Trustees of the Balakrishnan Family 2014 Trust requesting Design Review approval to construct a new 5,985 square foot two-story home with a 1,598 square foot basement, 562 square foot accessory dwelling unit, and associated site improvements located 20200 La Paloma Ave (APN 397-24-071). The maximum height of the proposed residence is approximately 24 feet. No protected trees are proposed for removal. The site is located within the R-1-20,000 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 Categorically Exempt. WHEREAS, on April 11, 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). This exemption allows for the construction of one single-family residence in a residential area. Section 3: The project is consistent with the following Saratoga General Plan Policies: Land Use Goal 13 which provides that the City shall use the Design Review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require that landscaping and site drainage plans be submitted and approved during Design Review for a residence prior to issuance of permits; and Conservation Element Policy 6.0 which provides that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Section 4: The project is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings. The overall mass and height of the structure are in scale with the neighborhood; the structure is set back in proportion to the size and shape of the lot; site development follows contours and is appropriate given the property’s natural constraints; the porch and entry are in scale with other structures in the neighborhood. In addition, ATTACHMENT 1 55 Lands of Balakrishnan Family 2014 Trust 20200 La Paloma Avenue-Application #PDR17-009/ARB17-0039 Resolution #18-004 Page | 2 the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. Section 5: The City of Saratoga Planning Commission hereby approves PDR17-0009 and ARB17-0039 located at 20200 La Paloma Ave (APN 397-24-071), subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 11th day of April 2018 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Chair, Planning Commission 56 Lands of Balakrishnan Family 2014 Trust 20200 La Paloma Avenue-Application #PDR17-009/ARB17-0039 Resolution #18-004 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR17-0009/ARB17-0039 20200 LA PALOMA AVENUE (APN 397-24-071) GENERAL 1. All conditions below which are identified as permanent or for which an alternative period of time for applicability is specified shall run with the land and apply to the landowner’s successors in interest for such time period. No zoning clearance, or demolition, grading for this project shall be issued until proof is filed with the city that a certificate of approval documenting all applicable permanent or other term-specified conditions has been recorded by the applicant with the Santa Clara County Recorder’s office in form and content to the Community Development Director. If a condition is not “Permanent” or does not have a term specified, it shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or its equivalent. 2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this approval is duly executed, containing a statement of all amounts due to the City in connection with this application, including all consultant fees (collectively “processing fees”). This approval or permit shall expire sixty (60) days after the date said notice is mailed if all processing fees contained in the notice have not been paid in full. No Zoning Clearance or Demolition, Grading, or Building Permit may be issued until the City certifies that all processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained). 3. The Project shall maintain compliance with all applicable regulations of the State, County, City and/or other governmental agencies having jurisdiction including, without limitation, the requirements of the Saratoga City Code incorporated herein by this reference. 4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and hold the City and its officers, officials, boards, commissions, employees, agents and volunteers harmless from and against: a. any and all claims, actions or proceedings to attack, set aside, void or annul any action on the subject application, or any of the proceedings, acts or determinations taken, done or made prior to said action; and b. any and all claims, demands, actions, expenses or liabilities arising from or in any manner relating to the performance of such construction, installation, alteration or grading work by the Owner and/or Applicant, their successors, or by any person acting on their behalf. 57 Lands of Balakrishnan Family 2014 Trust 20200 La Paloma Avenue-Application #PDR17-009/ARB17-0039 Resolution #18-004 Page | 4 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. COMMUNITY DEVELOPMENT 5. The owner/applicant shall comply with all City requirements regarding drainage, including but not limited to complying with the city approved Stormwater management plan. The project shall retain and/or detain any increase in design flow from the site, that is created by the proposed construction and grading project, such that adjacent down slope properties will not be negatively impacted by any increase in flow. Design must follow the current Santa Clara County Drainage Manual method criteria, as required by the building department. Retention/detention element design must follow the Drainage Manual guidelines, as required by the building department. 6. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans dated June 27, 2017. 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. 7. The owner/applicant shall install three (3) - 24” box Saratoga Laurels within the driveway planter prior to final inspection. 8. The owner/applicant shall install one (1) evergreen tree along the Northwest property line (as redlined on the plans) prior to final inspection. 9. The owner/applicant shall install 2’ of lattice along the solid wood fence on the Northeast property line prior to final inspection. 10. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to full-cut off & shielded fixtures with downward directed illumination so as not to shine on adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to limit illumination to the site and avoid creating glare impacts to surrounding properties. 11. 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. 12. 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. 58 Lands of Balakrishnan Family 2014 Trust 20200 La Paloma Avenue-Application #PDR17-009/ARB17-0039 Resolution #18-004 Page | 5 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. 13. 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. 14. Prior to issuance of Building Permits and Final Inspection/Occupancy, the applicant shall videotape the surface of the roadway that provides access to the La Paloma Avenue project site. A copy of the recordings shall be retained by the Community Development Department. Any damage to the roadway caused by project related construction shall be repaired by the applicant prior to building permit final. 15. A locking mailbox approved for use by the US Postal service shall be installed and in compliance with Saratoga Municipal Code section 6-25.030. The mailbox shall be installed prior to final inspection. 16. This Condition is Permanent: The owner shall record a deed restriction satisfactory to the Community Development Director restricting the rental of the accessory dwelling unit to only households that qualify as low, very-low, or extremely-low income households as those terms are defined in the most recent Santa Clara County Housing and Urban Development Program Income Limits. In the event that the most recent such report is more than five years old, the rental income limits of the accessory dwelling unit shall be in accordance with the definitions set forth in Health and Safety Code section 50079.5, 50105, and 50106 as those sections exist as of the effective date of this restriction. “Rental” means any agreement whereby the occupant(s) of the accessory dwelling unit make any payment in consideration of said occupancy. FIRE DEPARTMENT 17. The owner/applicant shall comply with all Fire Department requirements. ARBORIST 18. All requirements in the City Arborist Report dated March 16, 2018 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. PUBLIC WORKS 19. The owner/applicant shall comply with all Public Works requirements. BUILDING DEPARTMENT SUBMITTAL 59 Lands of Balakrishnan Family 2014 Trust 20200 La Paloma Avenue-Application #PDR17-009/ARB17-0039 Resolution #18-004 Page | 6 20. 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 March 16, 2018 printed onto a separate plan page. 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. 60 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB17-0039 Prepared by Kate Bear, City Arborist Site: 20200 La Paloma Avenue Phone: (408) 868-1276 Owner: Aravind Balakrishnan Email: kbear@saratoga.ca.us APN: 397-24-071 Email: aravind123@gmail.com Report History: Final report Date: March 16, 2018 PROJECT SCOPE: The applicant has submitted plans to demolish the existing house and build a new two-story house with an attached second unit, a basement and an attached three-car garage. No trees protected by 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 - $10,680 Tree fencing – Required – See Conditions of Approval and attached map. Tree removals – None requested or approved. Replacement trees – Not required. ATTACHMENTS: 1 – Findings 2 – Tree Information 3 – Conditions of Approval 4 – Map Showing Trees and Tree Numbers 5 – Map Showing Tree Protection 1 61 20200 La Paloma Avenue Attachment 1 FINDINGS: Tree Removals No trees are requested for removal to construct this project. New Construction Based on the information provided, and as conditioned, this project complies with the requirements for the setback of new construction from existing trees under Section 15- 50.120 of the City Code. Tree Preservation Plan Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To satisfy this requirement the following shall be copied onto a plan sheet and included in the final sets of plans: 1) The submitted arborist report dated June 13, 2017, revised sections dated August 18, 2017, and addendum letter dated March 14, 2018 prepared by Michael Bench; 2) The Project Data in Brief, the Conditions of Approval, and the map showing tree protection from this report. 2 62 20200 La Paloma Avenue Attachment 2 TREE INFORMATION: Arborist Report reviewed: Preparer: Michael Bench, Consulting Arborist Date of Report: June 3, 2017, revised August 18, 2017, addendum letter March 14, 2018 An arborist report was submitted for this project that inventoried 20 trees, 17 of which are protected by Saratoga City Code. Information on the condition of each tree, potential impacts from construction, suitability for preservation, appraised values and tree protection recommendations was provided. A table summarizing information about each tree is below. No trees protected by Saratoga City Code are requested for removal to construct this project. Trees 6, 10 and 11 are not protected and may be removed at any time without a permit. Table 1: List of trees and their condition from June 3, 2017 arborist report. In the column for condition rating: The first number is for health and second number is for structure. A number 1 is Very Good and a number 5 is Very Poor. 3 63 20200 La Paloma Avenue Attachment 2 Table 2: Values of trees from June 3, 2017 arborist report. Certain columns have been left off of this table to fit below. They can be found in the original report. 4 64 20200 La Paloma Avenue Attachment 3 CONDITIONS OF APPROVAL 1. It is the responsibility of the owner, architect and contractor to be familiar with the information in this report and implement the required conditions. 2. All recommendations in the arborist report dated June 3, 2017 and revised August 18, 2017, as well as the addendum letter dated March 16, 2018, prepared by Michael Bench, shall become conditions of approval. 3. The arborist report dated June 3, 2017 and sections revised August 18, 2017 shall be copied on to a plan sheet, titled “Tree Preservation” and included in the final job copy set of plans. 4. The Project Data in Brief, the Conditions of Approval, and the map showing tree protection from this report dated March 16, 2018 shall be copied onto a plan sheet and included in the final set of plans. 5. The designated Project Arborist shall be Michael Bench, unless otherwise approved by the City Arborist. 6. Tree Protection Security Deposit a. Is required per $10, 680 for tree(s) 2 – 5, 7 18 and 19. b. Shall be obtained by the owner and filed with the Community Development Department before obtaining Building Division permits. c. May be in the form of cash, check, credit card payment or a bond. d. Shall remain in place for the duration of construction of the project. e. 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. 5 65 20200 La Paloma Avenue Attachment 3 9. The Project Arborist shall visit the site every two weeks during grading activities and every six weeks thereafter. Following visits to the site, the Project Arborist shall provide the City with a report including photos documenting the progress of the project and noting any tree issues. 10. The Project Arborist shall be on site to monitor all work within: a. 10 feet of trees 18 and 19 b. 15 feet of tree 7 c. 20 feet of trees 1 – 5 11. The Project Arborist shall supervise: a. The removal of the existing pavement by trees 18 and 19. b. Grading by tree 7 c. Grading and excavation by trees 1 – 5 for the new driveway. 12. 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. 13. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for protecting trees per City Code Article 15-50 on all construction work. 14. All construction activities shall be conducted outside tree protection fencing. These activities include, but are not necessarily limited to, the following: demolition, grading, trenching, equipment cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. 15. Trenching to install utilities is not permitted inside tree protection fencing. 16. Roots of protected trees measuring two inches in diameter or more shall not be cut without prior approval of the Project Arborist. Roots measuring less than two inches in diameter may be cut using a sharp pruning tool. 17. Any permitted pruning or root pruning of trees on site shall be performed under the supervision of the Project Arborist and according to ISA standards. 18. No trees are requested or approved for removal to construct the project. 19. Trees permitted for removal shall be replaced on or off site according to good forestry practices, and shall provide equivalent value in terms of aesthetic and environmental quality, size, height, location, appearance and other significant beneficial characteristics of the removed trees. The value of the removed trees shall be calculated in accordance with the ISA Guide for Plant Appraisal. 20. Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 21. Water loving plants and lawns are not permitted under oak tree canopies. 6 66 20200 La Paloma Avenue Attachment 3 22. 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. 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 23. Following completion of the work around trees, and before a final inspection of the project, the applicant shall provide a letter to the City from the Project Arborist. That letter shall document the work performed around trees, include photos of the work in progress, and provide information on the condition of the trees. 24. At the end of the project, when the contractor wants to remove tree protection fencing and have the tree protection security deposit released by the City, call City Arborist for a final inspection. 7 67 Attachment 4 20200 La Paloma Avenue This map show tree numbers. See Attachment 5 for tree protection fence locations. 8 68 Attachment 5 20200 La Paloma Avenue Legend Tree Protection Fencing 9 69 1 Nicole Johnson Subject:FW: Proposed construction at 20200 La Paloma Ave ‐‐‐‐‐Original Message‐‐‐‐‐ From: nbegeman@apple.com [mailto:nbegeman@apple.com] Sent: Thursday, November 23, 2017 8:54 AM To: Sung Kwon Cc: Aravind Balakrishnan Subject: Proposed construction at 20200 La Paloma Ave Hi Sung, My name is nate begeman, and live at 14434 Oak Place in Saratoga. I just wanted to let you know that we’ve been in contact with the owners Aravind Balakrishnan and Raji Arasu about their proposed new construction at 20200 La Paloma Avenue. It would appear to be a beautiful house, and a nice addition to the neighborhood. Our lot shares a long border with theirs, and as their future neighbors, we are looking forward to having them next door. My wife and I have no issue with the current proposal. Happy thanksgiving, nate Attachment 3 70 1 Nicole Johnson Subject:FW: Our support to Aravind and Raji From: Jagadish Bandhole [mailto:jagsband@gmail.com] Sent: Tuesday, November 28, 2017 8:32 PM To: Sung Kwon Cc: Aravind Balakrishnan; Arasu, Raji Subject: Our support to Aravind and Raji Hello Sung, We live at 20195 La Paloma Ave, Saratoga, right next to the house that Aravind and Raji bought last year and are currently working on upgrading. We met them last week and they shared their latest design on the construction they wish to do to the house before they move in. We wanted to let you know that we do not have any issue with their design and fully support it. Thank you. regards, Jagadish and Jyothi (Neighbors) 71 1 Nicole Johnson Subject:FW: 20200 La Paloma Ave From: ming zhu [mailto:myzhusf@yahoo.com] Sent: Monday, November 27, 2017 1:35 PM To: Sung Kwon Cc: Ming Zhu Subject: 20200 La Paloma Ave Hi Sung, The owners (Raji and Aravind) and we (me and my husband) met to discuss some minor adjustments to their house plan to accommodate our requests. - The owners agreed to having 37 ft of distance from our fence to their garage wall ( initial design was 35 ft ) - The owners agreed to remove the infringement of pillar/fence that are on our property. - The owners agreed to plant trees in the circular driveway area to soften the view of the two story section (the tower) of the new house. If all references listed above are taken care of, we are ok with the house plan they're presenting to the planning commission. Thanks, Ming Zhu (20210 La Paloma Ave) 408-596-0716 72 73 sheet revisions A-1 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 4/2/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARYCREEK 74' DRIVEWAY (E) two story home LA PALOMA DRIVEP / LP / LP / LP / LP / LP / LP / LP / LP / LP / LP / LP / LP / LP / LSTREET LEVEL NEIGHBORS HOUSE RIDGE LINE SB / LSB / LSB / LSB / L37' 6.27.17 SHEET INDEX A-1 COVER PAGE A-2 AREA DIAGRAM A-3 FLOOR PLAN A-4 FLOOR PLANS A-5 ELEVATIONS A-6 ELEVATIONS A-7 ROOF PLAN A-8 SECTIONS A-9 AERIAL SITE PLAN A-10 GREEN CHECKLIST A-11 NEIGHBORHOOD STUDY C-1 SURVEY & DEMO PLAN C-2 SITE PLAN C-3 GRADING PLAN C-4 GRADING PLAN PROJECT DATAPROJECT DATA APN 397-24-71 Construction type V-B with sprinklers Zoning R-1-20000 Occupancy R-3 /U-1 Lot size 40467 sf (.929 acres) Average slope 8.39% FloorFloor square footage Main floor 4404 2nd floor 562 Deed restricted ADU 562 Garage 745 15' ceilings (entry) 248 front porch 26 Total Floor Area 6537 Proposed Allowed Floor Area 6547 6600 Basement 1598 Porches/ Lightwell 1115 Coverage building 5679 driveway/parking 2004 pool/patios 4054 Totals 11347 18210 (45%) Scope Demo existing 3490 sf single story ranch home built in 1955. Construct new two story Santa Barbara style single family residence with partial basement and includes deed restricted ADU. Setbacks Actual Required Front 100'+ 30' Sides -first floor 20'/37/20' 15' Sides -second floor 73'/43'/74' 20' Rear -first floor 70' 35' Rear -second floor 115' 45' Highest grade @ bldg 493.5 Lowest grade @ bldg 488.6 Average grade @ bldg 491.0 Highest point @ ridge 515.0 11 VICINITY MAPVICINITY MAP STREETSCAPE ELEVATION the BALAKRISHNAN RESIDENCE project siteproject site Attachment 5 74 sheet revisions A-2 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARY+24 over 15' ceilings M= 8.5 x 9.7= 82 N = 15 x 15.=225 0 = 10.5 x20.5=215 P = 11.8 x 21=248 (15' ceiling) extra 40 TOTAL= 810 A = 23.6 x 10= 236 B = 37 x 29=968 (-105 overlap) C = 18.2x 47.6= 866 D = 27 x 41.5=1120 E =37 x 21=774 (-3) F =5.3 x 36.5=193 G = 11.2 x 49.5=554 H = 13.2x 48=634 I = 8 x 41.5=332 J = 2.2 x 12 24 extra 26 TOTAL= 5727 J M N O P +40 A B C D E F G H I FLOOR AREA DIAGRAM 3/16"=1'-0"75 sheet revisions A-3 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARYDNDNUPUPUPUP4404 SQ FT7'-3 1/2"1'-6"1 8 '15'13'17'-4 7/8"6'-6"15'-10"8'-8"16'-10"19' 16'9' -9" 1 3 '-8 " 2 3 '-4 "21'29'1'-6"8' 26'-9"27'32'-8 3/4" 13'-9" 14'-6" FAMILY KITCHEN ENTRY LIVING ARCHHUTCHREF RANGEGas fireplaceARCHSTOOLSDINING 10' ceiling 1 0 ' c e ilin g 10' ceiling HALL D E E D R E S T R IC T E D A D U HALL COATS GUEST BATH G A R A G E MASTER BATHLIGHTWELL BATH DO A/V display MASTER PORCH 1 0 ' c e ilin g PANTRY ARCH LIVING AREAs k y lig h tPORCH 9 ' c e ilin g 10' ceiling display11' ceiling LAUNDRY 9' ceiling s k y lig h tMASTER BDRM CLOSET 6.8' R 9' ceiling GAS ONLY FIREPLACELine of second floor 5.5' R ARCHARCH 9' ceiling skylight GAS ONLY FIREPLACEskylight 10' ceilingARCH 10' ceiling CLOSETCLOSET LOGGIA 12' ceiling POOJA POWDER 12' ceiling 9' ceiling 10' ceiling 10' ceiling NOOK ARCH 11' ceiling PORCH 12' ceiling12' ceiling BEDROOM BATH PARENTS vaulted ceiling barrel ceiling 12' ceiling Vaulted ceiling OPEN TO ABOVE ARCHOFFICE BAR A A CC B B FIRST FLOOR PLAN 3/16"=1'-0" NN 5.15.1711 76 sheet revisions A-4 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARYWHUPUP1598 SQ FT10' CEILING uno GAME ROOM ARCHscreen GYM ARCH LIVING AREABATH WINE MECHANICALSTOOLSLIGHTWELLC R A W L S P A C E CRAWL SPACE(no cookingappliances)B B CC DN548 SQ FT5'-4"11'-9" 35' 15'-6"8'-6"9'-6"24'22'GUEST BATH GUEST BEDROOM OPEN BELOW CLOSET READING LOFT LIVING AREACC B B NNBASEMENT PLAN 3/16"=1'-0" SECOND FLOOR PLAN 3/16"=1'-0" NN 77 sheet revisions A-5 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARY18' HEIGHT PLANE 26' MAXIMUM HEIGHT PLANE 4:12 4:12 4:12 18' HEIGHT PLANE 26' MAXIMUM HEIGHT PLANE MASTER PORCHDINING PORCH LOGGIA 491.0 FF 491.00 average grade 10'-0" PL above FF 10'-0" PL above FF 13'-0" PL above TOS 9'-6" PL above 2nd Flr 4:12 488.6 Lowest grade 493.5 Highest grade 24' above average grade (515.00 elev.) 16'-0" above average grade average grade 26' MAXIMUM HEIGHT PLANE 18' HEIGHT PLANE 4:12 4:12 491.0 FF 15'-0" above FF 26' MAXIMUM HEIGHT PLANE 18' HEIGHT PLANE 491.00 average grade 4:12 STREET LEVEL STREET LEVEL 490.50 TOS 4:12 10'-0" PL above FF 10'-0" PL above FF9'-0" PL above TOS 488.65 Lowest grade 493.50 Highest grade 11'-0" PL above FF average grade 19'-6" PL above FF 24' above average grade (515.00 elev.)DNDNDNDNDNDNDNDNSOUTH - BACK NORTH - FRONT 22 3.24.1611 ELEVATIONS 3/16"=1'-0" 44 33 11 22 33 44 55 66 77 88 99 11 11 88 22 44 33 7777 99 33 77 11 EXTERIOR LEGEND Siding - Stucco Lintels- Wood Roofing- Concrete Barrel Tile Gutters- Half round copper Exterior trim- GFRC Precast Exterior doors - aluminum clad Windows - aluminum clad Front door-TBD Garage door- TBD 78 sheet revisions A-6 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARY491.00 average grade 18' HEIGHT PLANE 4:12 26' MAXIMUM HEIGHT PLANE 4:12 4:12 SITE WALL 13'-0" PL above TOS 9'-6" PL above 2nd Flr 491.0 FF 9'-0" PL above TOS STREET LEVEL average grade 493.5 Highest grade 488.65 Lowest grade 24' above average grade (515.00 elev.) WEST - SIDE 3/16"=1'-0" 13'-0" PL above TOS 500.50 FF 491.0 average grade 491.0 FF 9'-0" PL above TOS 26' MAXIMUM HEIGHT PLANE 4:12 18' HEIGHT PLANE 4:12 4:12 18' HEIGHT PLANE 490.5 TOS STREET LEVEL 488.6 Lowest grade 493.5 Highest grade 24' above average grade (515.00 elev.)DNDNDNDNDNDNDNDNELEVATIONS 3/16"=1'-0" WEST - SIDE 22 11 22 33 44 55 66 77 88 99 11 EAST - SIDE 11 33 33 77 44 22 EXTERIOR LEGEND Siding - Stucco lintel- Wood Roofing- Concrete Barrel Tile Gutters- Half round copper Exterior trim- GFRC Precast Exterior doors - aluminum clad Windows - aluminum clad Front door-TBD Garage door- TBD 79 sheet revisions A-7 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARY4 : 124 : 12 4 : 1 2 5 : 12 3 1/2 : 123 5/8 : 124 : 1 2 4 : 124 : 124 : 124 : 12 4 : 12 4 : 124 : 124 : 1 2 4 : 12 4 : 125 : 124 : 124 : 1 2 4 : 124 : 124 : 124 : 12 5 : 12 5 : 12 4 : 124 : 124 : 124 : 124 : 12 4 : 12A A 4 : 12 4 : 124 : 12 4 : 12 4 : 12 4 : 12 4 : 12 4 : 12CC B B ROOF PLAN 3/16"=1'-0"80 sheet revisions A-8 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARYGARAGE GUEST SITTING ATTIC 26' MAXIMUM HEIGHT PLANE 18' HEIGHT PLANE 4:12 4:12 10'-0" PL above FF 9'-0" PL above TOS street level 10'10'9'19'10'10'-0" PL above FF 9'-6" PL above FF street level ENTRYSECONDARY UNIT GUEST SUITE GYM BEDROOM LOFT (elev. 515.00') 24' above average grade DINING ROOM CLOSET ATTIC 18' HEIGHT PLANE BASEMENT ATTIC CRAWL SPACECRAWL SPACE ATTIC 26' MAXIMUM HEIGHT PLANE 18' HEIGHT PLANE12'13'-0" PL above FF BATH (elev. 515.00') 24' above average grade 4:12 26' MAXIMUM HEIGHT PLANE BASEMENT KITCHEN 12'-0" ceilings ENTRY S T R E E T L E V E L 18' HEIGHT PLANE 491.00 average grade ATTIC PORCH SECTION CC 3/16"=1'-0" SECTION AA 3/16"=1'-0" SECTION BB 3/16"=1'-0" 81 sheet revisions A-9 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARYSB / L SB / L SB / L SB / L SB / L S B / LS B / LS B / L3 9'- 6 1 / 2 "ARCHHUTCHR E F RANGEGas fireplaceARCHSTOOLS10' ceiling 1 0' ce ilin g 10' ceiling D O display 1 0 ' c e ilin g GARAGEAR C H S E C O N D F L O O R s kyligh t9 ' c e ilin g 10' ceiling display11' ceiling 9 ' ceiling sky lig ht6 .8' R 9 ' ceiling GAS ONLY FIREPLACEE X I S T I N G P O O L L in e of s ec on d f l oo r 5.5 ' R ARCHA RCH 9 ' c eil i n g sk yl i ght GAS ONLY FIREPLACEsk yl i ght 10' ceiling A RCH 10' ceiling 1 2' ce il i ng 12' ceiling 9 ' c eil i n g 10' ceiling 10' ceiling A RCH 11' ceiling 12' ceiling 12' ceiling v a u l te d c e i lin g barrel ceiling 12 ' c e i l in g Vau lte d ce i l ing OPEN TO ABOVE ARCHA A P / LP / LP / LP / LP / L P / L P / L P / L P / L P / L P / L P / L C C B B 2 n d f l o o r g a r a g e carportttww oo ssttoo rryyhh oouussee tt wwoo ss tt oo rr yy hh oo uu ss ee 9 0 '110'+150'+garagepoolparkingpp rr ii vv aa tt ee dd rr ii vv eepoolpoolpoolpp oo oo ll poolpool cc rr ee ee kk 100'+100'+52'+7 0 '+160'+165 '+parking82 sheet revisions A-10 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARY11 83 sheet revisions A-11 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARYL A PA L O M A D R I V E NEO-CRAFTSMAN CRAFTSMAN TUSCAN TUDOR FRENCH ECLETIC SPANISH ECLECTIC NEO-TUDOR SHINGLE STYLE COLONIAL PRAIRIE CRAFTSMAN RANCH RANCH-PROJECT SITE 84 sheet revisions A-12 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARY85 sheet revisions A-13 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARYfront setbackline(3) NEW LAUREL TREES (4) NEW OLIVETREES(2) NEW LAUREL TREES 86 sheet revisions A-14 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARY87 sheet revisions A-15 date Aravind & Raji BalakrishnanAravind & Raji Balakrishnan20200 La Paloma Drive Saratoga CA20200 La Paloma Drive Saratoga CACONSTRUCTION PLANS FOR:2.11.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 3/29/2018Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PRELIMINARYTP = bottom of wall for site wallsfront setbacklineNEW BASEMENT NEW LIGHTWELL 88