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01-09-19 Planning Commission Agenda Packet
Saratoga Planning commission Agenda – Page 1 of 3 SARATOGA PLANNING COMMISSION REGULAR MEETING JANUARY 9, 2019 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 December 12, 2018. Recommended Action: Approve Minutes of December 12, 2018 meeting. 121218 DRAFT Minutes ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS Any member of the public will be allowed to address the Planning Commission for up to three (3) minutes on matters not on this agenda. This law generally prohibits the Planning Commission from discussing or taking action on such items. However, the Planning Commission may instruct staff accordingly regarding Oral Communications. REPORT ON APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the City Clerk within fifteen (15) calendar days of the date of the decision. 1. NEW BUSINESS 2. PUBLIC HEARING Applicants and/or their representatives have a total of ten (10) minutes maximum for opening statements. All interested persons may appear and be heard during this meeting regarding the items on this agenda. If items on this agenda are challenged in court, members of the public may be limited to raising only issues raised at the Public Hearing or in written correspondence delivered to the Planning Commission at, or prior to the close of the Public Hearing. Members of the public may comment on any item for up to three (3) minutes. Applicants and/or their representatives have a total of five (5) minutes maximum for closing statements. 2.1 Application PDR18-0029, ARB18-0048; 12901 Pierce Road (503-18-009); FGY Architects/Ana Mendez and Rajeev Jayavant – The applicant requests Design Review approval to construct a one-story, 14’8” tall, 7,287 square foot single-family home with a basement, detached garage, and detached accessory dwelling unit. Eight Saratoga Planning commission Agenda – Page 2 of 3 (8) protected trees are requested for removal. The site is zoned R-1-40,000 with a General Plan Designation of RVLD (Residential Very Low Density). Staff Contact: Victoria Hernandez (408) 868-1212 or vhernandez@saratoga.ca.us. Recommended Action: Adopt Resolution No.19-001 approving the project subject to conditions of approval included in Attachment 1. Staff Report 12901 Pierce Rd Attachment 1 - Resolution 19-001 Attachment 2 - Arborist Report dated December 7, 2018 Attachment 3 - Neighbor Notification Forms Attachment 4 - Story Pole Certification Attachment 5 - Project Plans 2.2 Application PDR18-0007, ARB18-0013; 14374 Maclay Court (397-03-035); Gary Kohlsaat/John Cintas – The applicant requests Design Review approval to construct a two-story, 22’5”, 4,565 square foot single-family home at 14374 Maclay Court. The existing residence on site will be removed. Two (2) protected trees are requested for removal including a Coast redwood and a Coast live oak. The site is zoned R-1-40,000 with a General Plan Designation of RVLD (Residential Very Low Density). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No.19-002 approving the project subject to conditions of approval included in Attachment 1. Staff Report 14374 Maclay Court Attachment 1 - Resolution 19-002 Attachment 2 - Arborist Report Attachment 3 - Neighbor Notification Forms Attachment 4 - Story Certification Attachment 5 - Project Plans DIRECTOR ITEMS COMMISSION ITEMS ADJOURNMENT CERTIFICATE OF POSTING OF THE AGENDA I, Janet Costa, Administrative Assistant for the City of Saratoga, declare that the foregoing agenda for the meeting of the Planning Commission was posted and available for public review on January 3, 2019 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on the City’s website at www.saratoga.ca.us. Signed this 3rd day of January 2019 at Saratoga, California. Janet Costa, Administrative Assistant Saratoga Planning commission Agenda – Page 3 of 3 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] You can also sign up to receive email notifications when Commission agendas and minutes have been added to the City website at: www.saratoga.ca.us/subscribe NOTE: To view previous Planning Commission meetings anytime, go the City Video Archives at www.saratoga.ca.us Saratoga Planning Commission Agenda – Page 1 of 3 MINUTES WEDNESDAY, DECEMBER 12, 2018 SARATOGA PLANNING COMMISSION REGULAR MEETING Chair Hlava called the Planning Commission Regular Meeting to order in the Civic Theater, Council Chambers at 13777 Fruitvale Avenue in Saratoga at 7:00 p.m. and led the Pledge of Allegiance. ROLL CALL PRESENT: Chair Joyce Hlava, Vice Chair Kookie Fitzsimmons, Commissioners Sunil Ahuja, Leonard Almalech, Razi Mohiuddin, Lucas Pastuszka, Tina Walia ABSENT: None ALSO PRESENT: Debbie Pedro, Community Development Director James Lindsay, City Manager APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of November 28, 2018. Recommended Action: Approve Minutes of November 28, 2018 meeting. FITZSIMMONS/ALMALECH MOTIONED TO APPROVE THE MINUTES OF THE NOVEMBER 28, 2018 MEETING. MOTION PASSED. AYES: HLAVA, FITZSIMMONS, AHUJA, ALMALECH, MOHIUDDIN, PASTUSZKA, WALIA. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS None. 1. NEW BUSINESS None. 1. 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 Rotating Emergency Shelters/ZOA18-0003 4 Saratoga Planning Commission Agenda – Page 2 of 3 Recommended Action: Adopt Resolution No. 18-036 recommending the City Council adopt an ordinance to amend Chapter 15 (Zoning Regulations) of the Saratoga City Code regarding rotating emergency shelters. ALMALECH/AHUJA MOVED TO APPROVE AS AMENDED. MOTION PASSED. AYES: HLAVA, FITZSIMMONS, AHUJA, ALMALECH, MOHIUDDIN, PASTUSZKA, WALIA. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE. DIRECTOR ITEMS Director Pedro provided the Commission with an update of Council actions taken on 12/5/18. As a follow up to the study session on 12/11/18, she confirmed that other than the General Plan update and Village Design Guidelines, there are no additional incomplete work plan items. She announced that the Commission is invited to attend the Council reorganization on 12/13/18. COMMISSION ITEMS None. ADJOURNMENT FITZSIMMONS/ALMALECH MOVED TO ADJOURN THE MEETING AT 7:57 PM. MOTION PASSED. AES: HLAVA, FITZSIMMONS, AHUJA, ALMALECH, MOHIUDDIN, PASTUSZKA, WALIA. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE. Minutes respectfully submitted: Janet Costa, Administrative Assistant City of Saratoga 5 REPORT TO THE PLANNING COMMISSION 12901 Pierce Road Meeting Date: January 9, 2019 Application: PDR18-0029/ARB18-0048 Address/APN: 12901 Pierce Road / 503-18-009 Property Owner: Ana Mendez and Rajeev Jayavant From: Debbie Pedro, Community Development Director Report Prepared By: Victoria Hernandez, Planner 1 6 Report to the Planning Commission 12901 Pierce Road – Application # PDR18-0029/ARB18-0048 January 9, 2019 Page | 2 PROJECT DESCRIPTION The applicant is requesting Design Review approval for a new 7,287 square foot single-story home with a basement, detached garage, and a deed-restricted detached accessory dwelling unit. Eight (8) protected trees are requested for removal. STAFF RECOMMENDATION Adopt Resolution No.19-001 approving the proposed residence subject to conditions of approval included in Attachment 1. Pursuant to City Code Section 15-45.060(a)(6), Design Review Approval by the Planning Commission is required because the proposed residence has a cumulative floor area of more than six thousand square feet. PROJECT DATA Gross/Net Site Area: 75,119 sq. ft. gross/net (1.72 acres) Average Site Slope: 3.4% General Plan Designation: RVLD (Very Low Density Residential) Zoning: R-1-40,000 Proposed Allowed/Required Proposed Site Coverage Residence/Garages Accessory Dwelling Unit Hardscape/Driveway/Lightwell/Pool/Overhangs Subterranean Structure (50%) Total Proposed Site Coverage 6,676 sq. ft. 611 sq. ft. 13,082 sq. ft. 51 sq. ft. 20,420 sq. ft. (27%) 28,920 sq. ft.* (35%) Floor Area Residence/Garages Accessory Dwelling Unit Basement (exempt) Total Proposed Floor Area 6,676 sq. ft. 611 sq. ft. (2,278 sq. ft.) 7,287 sq. ft. 7,392 sq. ft.* Height 14’8” 26’ Setbacks Front: Left Side: Right Side: Rear: 52’1” 20’ 20’ 177’8” 30’ 20’ 20’ 50’ Grading Cut 1,585 CY Fill 790 CY Export 795 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) 7 Report to the Planning Commission 12901 Pierce Road – Application # PDR18-0029/ARB18-0048 January 9, 2019 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The subject property is located on the northern side of Pierce Road in the R-1-40,000 zoning district. The site is currently developed with a single-story residence and detached garage, as well as an existing legal non-conforming accessory structure (barn) located in the rear and side setbacks at the northwest corner of the property. The surrounding uses consist of single-family residences to the east, west, north, and south. Forty-four trees were inventoried on the site by the project arborist, thirty-two of which are protected by the Saratoga City Code. Project Description The proposed project would include the demolition of the existing home and detached garage and the construction of a new 6,042 square foot single-story home with an attached garage and basement, a new 634 square foot detached garage, and a new 611 square foot deed-restricted detached accessory dwelling unit. The existing barn, located at the northeast corner of the property, is a legal nonconforming accessory structure that encroaches within the side setback by up to 13 feet and within the rear yard setback by up to 19.5 feet. The structure would be remodeled into a pavilion and would maintain its current height and location. Eight protected trees are requested for removal. The 2,559 square foot basement level consists of a theater, game room, exercise room, two bathrooms, storage, and a mechanical room. A 101 square foot portion of the basement located beneath the entry porch extends beyond the footprint of the house and is considered to be a subterranean structure. Fifty percent of this area is included in the project’s site coverage. The main level is 6,042 square feet and has a dining room, kitchen, living room, office, den, laundry room, four bedrooms, five bathrooms, and a two-car garage. The 634 square foot detached two-car garage also contains a laundry room and pool equipment room, and is separated from the detached accessory dwelling unit by a covered cabana that contains a barbeque, countertop, and outdoor fireplace. Architecture/Design The project would have a contemporary architectural style. The building would include rectangular architectural elements with flat roof forms. Exterior materials and colors would consist of blue and gray smooth stucco, dark brown wood siding, and aluminum trim. The variety of exterior materials, varying roof heights and the long building footprint provide architectural articulation to break up the mass of the home. The length of the home is oriented toward the sides of the property, with the widest portion of the home oriented toward the rear of the property, reducing the appearance of bulk and mass as viewed from the street and improving its compatibility with structures on adjacent sites. The applicant has provided a color and materials board, which will be available for review at the site visit and during the public hearing. Below is a list of the proposed exterior materials. Detail Colors and Materials Exterior Smooth Texture Stucco (light grey and dark blue colors) Wood Siding (dark brown color) Aluminum Trim Windows Clear Anodized Aluminum and Glazing 8 Report to the Planning Commission 12901 Pierce Road – Application # PDR18-0029/ARB18-0048 January 9, 2019 Page | 4 Doors Clear Anodized Aluminum and Glazing Roof Flat, Parapet Walls (same exterior materials) Trees The project arborist inventoried forty-four trees on the site, thirty-two of which are protected. One Monterey Pine, two Pear trees, two Coast live oaks, and three Walnut graft trees, meeting the City Code thresholds for protection, are proposed for removal. One Pomegranate tree is proposed to be relocated on the site. The City Arborist has been able to make the findings and recommend approval for the removal of the requested trees. All protected trees to remain in the vicinity of the project will 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 $89,680 and install tree protection fencing on the site. Details of the arborist report findings and descriptions of the trees to be preserved are included in the Arborist Report (Attachment 2). Landscaping New landscaping will include a mixture of no-mow grass, low shrubs, smoke trees, jacaranda trees, mulch, and decorative rocks in the front yard area. The existing landscaping in the rear yard will remain and additional screening trees will be planted along the side property lines to mitigate the view of the new home and detached garage from adjacent properties. The applicant will be required to demonstrate compliance with the Water Efficient Landscape Ordinance when the application is submitted to the Building Department. Geotechnical Review This project is not located in a geo hazard zone therefore Geotechnical review was not required. 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 will be limited to the excavation for the basement and pool, as well as contouring the site as necessary to direct water to landscaped areas. 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 the City Arborist has reviewed and recommends approval for the proposed removal of 8 protected trees. The number of trees to be removed is 9 Report to the Planning Commission 12901 Pierce Road – Application # PDR18-0029/ARB18-0048 January 9, 2019 Page | 5 being kept to a minimum and limited to trees that are either in poor condition, overcrowded, or in conflict with the location of the project. A total of 24 protected trees will remain on the site. c. The height of the structure, its location on the site, and its architectural elements are designed to avoid unreasonable impacts to the privacy of adjoining properties and to community viewsheds. This finding can be made in the affirmative in that and the single-story residence has a proposed height of 14.6 feet and setbacks that are greater than the minimum required by the zoning district. No community viewsheds are located in the vicinity of the project. 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 project is a single-story residence in a neighborhood with both one and two-story structures, and the orientation of the residence on the site minimizes its perceived bulk and mass, fitting with the context of other residences within its vicinity. The project includes architectural elements consistent with the contemporary architectural style which are in scale with the structure and 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 will be less than 50% of the front setback area and limited to a concrete driveway. Water-efficient landscaping and decorative landscape materials are proposed in the front setback area that complement the neighborhood streetscape. 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 development will not unreasonably impair the ability of adjoining properties to utilize solar energy as the project meets or exceeds required setbacks and the tallest elements of the structure are no more than 15 feet above average grade to minimize shadowing. 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; development is clustered on the southern portion of the lot to preserve the grove of trees to the north. In addition, the proposed materials, colors, and details enhance the architecture in a well-composed manner which is complementary to the architectural style of the home. 10 Report to the Planning Commission 12901 Pierce Road – Application # PDR18-0029/ARB18-0048 January 9, 2019 Page | 6 h. On hillside lots, the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community viewsheds, and is in compliance with Section 15-13.100. This finding is not applicable as the project is not on a hillside lot. The project is not located on a ridgeline, and will not affect any significant hillside features or community viewsheds. Neighbor Notification and Correspondence A public notice 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. The applicant submitted twelve completed neighborhood notification forms with no negative project related comments (Attachment 3). ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of three single-family residences in a residential area, including small structures. The project, as proposed, is for the construction of a new residence in a suburban, residential area. ATTACHMENTS 1. Resolution No. 19-001 2. Arborist Report dated December 7, 2018 3. Neighbor Notification Forms 4. Story Pole Certification 5. Project Plans 11 At RESOLUTION NO: 19-001 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR18-0029 AND ARBORIST REPORT ARB18-0048 12901 PIERCE ROAD (APN 503-18-009) WHEREAS, on August 29, 2018 an application was submitted by FGY Architects, on behalf of Ana Mendez and Rajeev Jayavant, requesting Design Review approval to construct a new 7,287 square foot single-story residence with a basement, detached garage, and detached accessory dwelling unit located at 12901 Pierce Road (APN 503-18-009). Eight (8) protected trees are proposed for removal. The site is located within the R-1-4,000 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 January 9, 2019 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 a single- family residence and small structures in a residential area. Section 3: The proposed residence 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 proposed residence 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 Attachment 1 12 12901 Pierce Road Application #PDR18-0029/ARB18-0048 Resolution #19-001 Page | 2 neighborhood. In addition, the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. Section 5: The City of Saratoga Planning Commission hereby approves PDR18-0029 and ARB18-0048 located at 12901 Pierce Road (APN 503-18-009), subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 9th day of January 2019 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Joyce Hlava Chair, Planning Commission 13 12901 Pierce Road Application #PDR18-0029/ARB18-0048 Resolution #19-001 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR18-0029 AND ARB18-0048 12901 PIERCE ROAD (APN 503-18-009) 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. 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. 14 12901 Pierce Road Application #PDR18-0029/ARB18-0048 Resolution #19-001 Page | 4 COMMUNITY DEVELOPMENT 5. The owner shall restrict 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 or, in the event that the most recent such report is more than five years old, in accordance with the definitions set forth in Health and Safety Code 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. The Deed Restriction document shall be notarized and recorded with the County of Santa Clara Clerks Office, prior to issuance of building permit. 6. The owner/applicant shall comply with all City requirements regarding drainage, including but not limited to complying with the city approved Stormwater management plan. The project shall retain and/or detain any increase in design flow from the site, that is created by the proposed construction and grading project, such that adjacent down slope properties will not be negatively impacted by any increase in flow. Design must follow the current Santa Clara County Drainage Manual method criteria, as required by the building department. Retention/detention element design must follow the Drainage Manual guidelines, as required by the building department. 7. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans date stamped December 17, 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. 8. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to full-cut off & shielded fixtures with downward directed illumination so as not to shine on adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to limit illumination to the site and avoid creating glare impacts to surrounding properties. 9. In order to comply with standards that minimize impacts to the neighborhood during site preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance of the construction site and other requirements stated in these sections. 10. Prior to issuance of Building Permits, the applicant shall prepare for review and approval by City staff a Construction Management Plan for the project which includes but is not limited to the following: a. Proposed construction worker parking area. b. Proposed construction hours that are consistent with City Code. c. Proposed construction/delivery vehicle staging or parking areas. d. Proposed traffic control plan with traffic control measures, any street closure, hours for delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth moving or hauling activities will be scheduled to avoid peak commute hours. 15 12901 Pierce Road Application #PDR18-0029/ARB18-0048 Resolution #19-001 Page | 5 e. Proposed construction material staging/storage areas. f. Location of project construction sign outlining permitted construction work hours, name of project contractor and the contact information for both homeowner and contractor. 11. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. 12. 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 13. Front yard landscaping shall be installed prior to final inspection or a bond satisfactory to the Community Development Department valued at 150% of the estimated cost of the installation of such landscaping shall be provided to the City. 14. A locking mailbox approved for use by the U.S. 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. 15. A Building Permit must be issued and construction commenced within 36 months from the date of adoption of this Resolution or the Design Review Approval will expire unless extended in accordance with the City Code. FIRE DEPARTMENT 16. The owner/applicant shall comply with all Fire Department requirements. ARBORIST 17. All requirements in the City Arborist report dated December 7, 2018 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. 16 12901 Pierce Road Application #PDR18-0029/ARB18-0048 Resolution #19-001 Page | 6 PUBLIC WORKS 18. Applicant / Owner shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement including all new utilities prior to commencement of the work to implement this Design Review. 19. Applicant / Owner shall make the following improvements in the City right-of-way: a. Install a new 5-foot-wide A.C. walkway with A.C. berm for full length of property’s Pierce Road frontage, as shown on plan sheet A1.1. See City of Saratoga Standard Details for removal and new installation. New flow line shall conform to existing flow lines and grade. 20. The Grading Plan submitted with the Building Permit shall include two new bubble ups with dimensions of 4’ x 4’ x 3’ deep with grate. 21. The Erosion Control Plan submitted with the Building Permit shall indicate that a 20’ x 50’ min. construction entrance shall be maintained. 22. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to final inspection. 23. All new/upgraded utilities shall be installed underground. 24. Applicant / Owner shall maintain the streets, sidewalks and other right of way as well as adjacent properties, both public and private, in a clean, safe and usable condition. All spills of soil, rock or construction debris shall be removed immediately. 25. All project that create and/or replace more than 2,500 square feet of impervious surface shall install one or more of the following site design measures: a. Direct roof runoff into cisterns or rain barrels for reuse. b. Direct roof runoff onto vegetated areas. c. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas. d. Direct runoff from driveways and/or uncovered parking lots onto vegetated areas. e. Construct sidewalks, walkways, and/or patios with permeable surfaces. f. Construct bike lanes, driveways, and/or uncovered parking lots with permeable surfaces. 26. The Owner/Applicant shall incorporate adequate source control measures to limit pollutant generation, discharge, and runoff (e.g. landscaping that minimizes irrigation and runoff, promotes surface infiltration where possible, minimizes the use of pesticides and fertilizers, and incorporates appropriate sustainable landscaping practices and programs, such as Bay-Friendly 17 12901 Pierce Road Application #PDR18-0029/ARB18-0048 Resolution #19-001 Page | 7 Landscaping). 27. Construction Site Control a. Owner shall implement construction site inspection and control to prevent construction site discharges of pollutants into the storm drains per approved Erosion Control Plan. b. The City requires the construction sites to maintain year-round effective erosion control, run-on and run-off control, sediment control, good site management, and non-storm water management through all phases of construction (including, but not limited to, site grading, building, and finishing of lots) until the site is fully stabilized by landscaping or the installation of permanent erosion control measures. c. City will conduct inspections to determine compliance and determine the effectiveness of the BMPs in preventing the discharge of construction pollutants into the storm drain. Owner shall be required to timely correct all actual and potential discharges observed. 28. Prior to the Building final, all Public works conditions shall be completed per approved plans. BUILDING DEPARTMENT SUBMITTAL 29. 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 December 7, 2018 printed onto a separate plan page; and c. All additional drawings, plans, maps, reports, notes, and/or materials required by the Building Division. d. This signed and dated Resolution printed onto separate construction plan pages. e. The site plan shall contain a note with the following language: “Prior to foundation inspection by the City, the Licensed Land Surveyor of record shall provide a written certification that all building setbacks comply with the Approved Plans,” which note shall represent a condition which must be satisfied to remain in compliance with this Design Review Approval. 18 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB18-0029 Prepared by Kate Bear, City Arborist Site: 12901 Pierce Road Phone: (408) 868-1276 Owner: Ana Mendez and Rajeev Jayavant Email: kbear@saratoga.ca.us APN: 503-18-009 Email: ana.margarita.mendez@gmail.com Report History: Final Report Date: December 7, 2018 PROJECT SCOPE: The applicant has submitted plans to demolish the existing house and build a new single story house with a basement, two two-car garages and a detached second unit. A pool and cabana are included in the project and an existing non-conforming stable will be retained and remodeled. Eight trees (31, 35, 37, 48, 55, 57, 61 and 69) protected by City Code are requested for removal to construct the project. One pomegranate (tree 36) will be relocated on site. Another 12 trees (33, 34, 38, 50, 56, 58, 63, 64, 65, 67, 68 and 70) are not protected by City Code and may be removed at any time without a permit. STATUS: Approved by City Arborist, with attached conditions. PROJECT DATA IN BRIEF: Tree bond – Required - $89,680 Tree protection – Required – See Conditions of Approval and attached map. Tree removals – Trees 31, 35, 37, 48, 55, 57, 61 and 69 are approved for removal once building permits have been issued. Replacement trees – Required = $2,720 ATTACHMENTS: 1 – Findings 2 – Tree Removal Criteria 3 – Tree Information 4 – Conditions of Approval 5 – Map Showing Tree Protection Page 1 of 10 Attachment 2 19 12901 Pierce Rd Attachment 1 FINDINGS: Tree Removals According to Section 15-50.080 of the City Code, whenever a tree is requested for removal as part of a project, certain findings must be made and specific tree removal criteria met. Eight trees (31, 35, 37, 48, 55, 57, 61 and 69) protected by City code are requested for removal to construct the project. They meet the City’s criteria allowing them to be removed and replaced as part of the project, once building division permits have been obtained. Attachment 2 contains the tree removal criteria for reference. Table 1 below summarizes the criteria met allowing their removal. Table 1: Summary of Tree Removal Criteria that are met Tree No. Species Criteria met Comments 31 Monterey pine 1, 4, 6, 7, 9 Poor condition 35, 37 Pear 1, 4, 7, 9 Poor condition, tree 35 leaning 48, 55 Coast live oak 1, 4, 5, 7, 9 Too close to building, tree 48 is crowded by tree 49 57, 61, 69 English walnut 1, 4, 6, 7, 9 Poor condition, in decline New Construction Based on the information provided, and as conditioned, this project complies with the requirements for the setback of new construction from existing trees under Section 15- 50.120 of the City Code. Tree Preservation Plan Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To satisfy this requirement the following shall be copied onto a plan sheet and included in the final sets of plans: 1) The recommendations and tree information from the submitted arborist report dated October 18, 2017; 2) The Project Data in Brief, the Conditions of Approval, and the map showing tree protection from this report dated December 7, 2018. Page 2 of 10 20 12901 Pierce Road Attachment 2 TREE REMOVAL CRITERIA Criteria that permit the removal of a protected tree are listed below. This information is from Article 15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If findings are made that meet the criteria listed below, the tree(s) may be approved for removal and replacement during construction. (1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or proposed structures and interference with utility services, and whether the tree is a Dead tree or a Fallen tree. (2) The necessity to remove the tree because of physical damage or threatened damage to improvements or impervious surfaces on the property. (3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the diversion or increased flow of surface waters, particularly on steep slopes. (4) The number, species, size and location of existing trees in the area and the effect the removal would have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general welfare of residents in the area. (5) The age and number of healthy trees the property is able to support according to good forestry practices. (6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the protected tree. (7) Whether the approval of the request would be contrary to or in conflict with the general purpose and intent of this Article. (8) Any other information relevant to the public health, safety, or general welfare and the purposes of this ordinance as set forth in Section 15-50.010 (9) The necessity to remove the tree for economic or other enjoyment of the property when there is no other feasible alternative to the removal. (10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed and replacement trees planted in conformance with the City Arborist's recommendation. Page 3 of 10 21 12901 Pierce Road Attachment 3 TREE INFORMATION: Arborist Report reviewed: Preparer: Allie Strand, Urban Tree Management, Inc. Date of Report: October 18, 2017 An arborist report was submitted for this project that inventoried 44 trees, 32 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. Eight trees (31, 35, 37, 48, 55, 57, 61 and 69) protected by Saratoga City Code are requested for removal to construct this project. Table 2: Tree information from arborist report dated October 18, 2017. Page 4 of 10 22 12901 Pierce Road Attachment 3 Table 3: Tree values from arborist report dated October 18, 2017. Page 5 of 10 23 12901 Pierce Road Attachment 4 CONDITIONS OF APPROVAL 1. Owner, Architect, Contractor: 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. Permit: a. 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. b. 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. 3. Final Plan Sets: a. Shall include the recommendations and tree information from the arborist report by Allie Strand dated October 18, 2017 copied on a plan sheet, titled “Tree Preservation”. b. Shall include the Project Data in Brief, the Conditions of Approval, and the map showing tree protection sections of the City Arborist report dated December 7, 2018. 4. Tree Protection Security Deposit: a. Is required per City Ordinance 15-50.080. b. Shall be $89,680 for tree(s) 32, 36, 39, 40, 41, 46, 47, 49, 52, 53, 54, 59, 60, 71 and 74. 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. 5. 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. Wherever protection is needed outside of fences, unprocessed wood chips, or approved equivalent, shall be placed to the edge of the tree’s canopy and to a depth of 6 inches. g. 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. h. Tree protection fencing shall remain undisturbed throughout the construction until final inspection. Page 6 of 10 24 12901 Pierce Road Attachment 4 6. Construction: All construction activities shall be conducted outside tree protection fencing unless permitted as conditioned below. These activities include, but are not necessarily limited to, the following: demolition, grading, trenching for utility installation, equipment cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. 7. Work inside fenced areas: a. Requires field meeting with City Arborist before performing work. b. Requires City Arborist approval prior to performing work. c. Requires Project Arborist on site to monitor work. 8. Project Arborist: a. Shall be Allie Strand unless otherwise approved by the City Arborist. b. Shall inspect the site every three weeks during grading, trenching or digging activities and every two months otherwise. c. Shall provide a letter to the Applicant for the City at the end of the project. The letter shall document the work performed around trees, include photos of the work in progress, and provide information on the condition of the trees during and following construction. d. Shall supervise any permitted pruning or root pruning of trees on site. 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. 9. The Project Arborist shall be on site to monitor all work within: a. 10 feet of trees 39, 40, 41 and 53. b. 20 feet of trees 32 and 47. 10. Tree removal: Trees 31, 35, 37, 48, 55, 57, 61 and 69 meet the criteria for removal and may be removed once building division permits have been obtained. 11. New trees: a. New trees equal to $2,720 shall be planted as part of the project before final inspection and occupancy of the new home. b. 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. c. 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 a. New trees may be of any species. b. At least two new trees shall be planted in the front yard. c. The rest of the replacement trees may be planted anywhere on the property as long as they do not encroach on existing trees. Page 7 of 10 25 12901 Pierce Road Attachment 4 16. Damage to protected trees that will be retained: a. Should any protected 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 above. a. Water loving plants and lawns are not permitted under oak tree canopies. 17. Final inspection: a. 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. b. Before scheduling a final inspection from the City Arborist, have the project arborist do an inspection, prepare a letter with their findings and provide that letter to the City for the project file. Page 8 of 10 26 Attachment 5 Legend Tree Protection Fencing 12901 Pierce Road Front Page 9 of 10 27 Attachment 5 Legend Tree Protection Fencing 12901 Pierce Road Rear Page 10 of 10 28 Attachment 3 29 30 31 32 33 34 35 36 37 38 39 40 255 Shoreline Drive, Suite 200, Redwood City, CA 94065 | 650.482.6300 December 19, 2018 BKF Job: 20181487-50 VICTORIA HERNANDEZ CITY OF SARATOGA PLANNING DEPARTMENT 13777 Fruitvale Ave Saratoga, CA 95070 Phone: 408.868.1240 Fax: 408.867.8555 vhernandez@saratoga.ca.us RE: STORY POLE CERTIFICATION FOR 12901 PIERCE RD, SARATOGA, CALIFORNIA, PROJECT PERMIT NO. PRD18-0029 On December 14, 17 & 19, 2018, BKF surveyed with a Total Station, the newly constructed story poles at the address above, for location and elevation purposes. The poles were compared to the Architectural “Story Pole Plans for the Main House and the ADU Building”, dated November 28, 2018 and prepared by Fergus Garber Young Architects and stamped by Daniel Mason Garber, Licensed Architect, C-28915. The results of this comparison indicate that the story poles measured are in substantial conformance with the said plan. This survey was prepared by me or under my direction in conformance with the requirements of the Professional Land Surveyors’ Act. If you have any questions please don’t hesitate to contact me. Sincerely, BKF Engineers David Jungmann, PLS Project Manager BKF Engineers 408.761.5871 Mobile 650.482.6365 Direct Attachment 4 41 A0.0FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDCOVER SHEETDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTSIDXXX-XWXXX-X1BUILDING ELEVATION KEY:DETAIL #/SHEET #WINDOW KEY:WINDOW #DOOR KEY:DOOR #XAX.XBUILDING SECTION KEY:DETAIL #/SHEET #INTERIOR ELEVATION KEY:DETAIL #/SHEET #DETAIL KEY:DETAIL #/SHEET #(N) EXTERIOR WALL(N) INTERIOR WALLDEMOXAX.X1AX.X324XAX.X(E) WALL12901 PIERCE RDNEW RESIDENCE, SARATOGA, CA PROJECT DATA PROJECT DESCRIPTION ABBREVIATIONS PROJECT DIRECTORY VICINITY MAP DRAWING INDEX SITE & AND@ ATÇ CENTERLINEø DIAMETER OR ROUND¶ PROPERTY LINEØ SQUARE FOOTADJ ADJUSTABLEAFF ABOVE FINISH FLOORAFS AUTOMATIC FIRE SPRINKLERALUM ALUMINUMAPPR APPROXIMATELYATTN ATTENTIONBD BOARDBLDG BUILDINGBO BOTTOM OFCLG CEILINGCLR CLEARCONC CONCRETECONT CONTINUOUSDET DETAILDIM DIMENSIONEA EACHELEV ELEVATIONEQ EQUALEXST EXISTINGEXT EXTERIORFD FLOOR DRAINFE FIRE EXTINGUISHERFEC FIRE EXTINGUISHER CABINETFIN FINISHFLR FLOORFNTN FOUNTAINFOC FACE OF CONCRETEFOF FACE OF FINISH FOS FACE OF STUDFRP FIBERGLASS REINFORCED PANELFS FIRE SPRINKLERGA GAGE OR GAUGEGALV GALVANIZEDGL GLASSGSM GALVANIZED SHEET METALGWB GYPSUM WALL BOARD☺ HAPPY FACEHC HANDICAPPEDINCL INCLUDES OR INCLUDINGINSUL INSULATIONINT INTERIORJAN JANITORLAM LAMINATELAV LAVATORYM MIRRORMAT MATERIALMFR MANUFACTURERMAX MAXIMUMMIN MINIMUMNIC NOT IN CONTRACTNOM NOMINALNTS NOT TO SCALEO/ OVEROC ON CENTEROCC OCCUPANT(S)OH OPPOSITE HAND OSB ORIENTED STRAND BOARDP PAINTPLWD PLYWOODPT PAINT TYPERWL RAIN WATER LEADERRCP REFLECTED CEILING PLANREQD REQUIREDRD ROOF DRAINSC SEALED CONCRETEØ SQUARE FOOTSF SQUARE FOOTAGESH SHINGLE TYPESIM SIMILARSS STAINLESS STEELSTL STEELSTOR STORAGET TREAD OR TILET&G TONGUE AND GROOVETBD TO BE DETERMINEDTJI TRUSS JOIST I-SECTIONTO TOP OFTOS TOB OF SLABTYP TYPICALUON UNLESS OTHERWISE NOTEDUR URINALVIF VERIFY IN FIELDW/ WITHWC WATER CLOSETWH WATER HEATERWO WHERE OCCURS SYMBOL LEGENDDEMOLITION OF AN (E) SINGLE FAMILY DWELLING AND (E) DETACHED GARAGE. CONSTRUCTION OF (N) SINGLE FAMILYDWELLING, INCLUDING PARTIAL BASEMENT LEVEL, DETACHED GARAGE ACCESSORY STRUCTURE, AND DETACHED ADU.CONSTRUCTION OF NEW HARDSCAPE, LANDSCAPE, AND POOL. REMODEL OF (E) LEGAL, NON-CONFORMING STABLEINTO A PAVILION. REMOVAL OF 16 TREES; RELOCATION OF 1 TREE.ADDRESS: 12901 PIERCE RDOWNER: ANA MENDEZ & RAJEEV JAYAVANTASSESOR'S PARCEL NUMBER: 503-18-009ZONING DESIGNATION: R-1 - 40,000OCCUPANCY: R-3CONSTRUCTION TYPE: V-BNUMBER OF STORIES: 1 STORY, PLUS BASEMENTGROSS LOT AREA: 7 5,119 SF GROSS LOT AREA = NET LOT AREAALLOWABLE SITE COVERAGE:7 5,119 SF X 35% 26,291 SFPROPOSED SITE COVERAGE: SEE SHEET A0.4 FOR BREAKDOWNSTRUCTURES 11,698.8 SFDRIVEWAY / PARKING 4,355.8 SFWALKWAYS & PATIOS 3,062.1 SFSITE WALLS 90.1 SFWATER FEATURES 1,162.2 SFSUBTOTAL = 20,369.0 SF SUBTERRANEAN STRUCTURE 101.4 SFX50% 50.7 SFTOTAL= 20.419.7 SF < 26,291 OKALLOWABLE FLOOR AREA RATIO:FAR STANDARD 6,000 SF20 SF/1,000 SF (36,000 SF) 720 SF (76,000 SF - 40,000 SF = 36,000 SF)TOTAL = 6,720 SF *LOT AREA ROUNDED TO NEXT THOUSAND FOR FAR CALC.PROPOSED FLOOR AREA: SEE SHEET A0.3 FOR BREAKDOWNGROUND FLOOR 5,571.80 SFGARAGE 1 611.00 SFGARAGE 2 492.70 SFTOTAL = 6,675.50 SF < 6,720 SF OKONE-TIME 10% BONUS FOR DEED RESTRICTED ADU10% X 6,720 672.00 SFPROPOSED ADU 610.9 SF < 672 SF OKBASEMENT AREA (NON-FAR) 2,558.70 SFPAVILION AREA (NON-FAR) 2,251.90 SFHEIGHT - MAIN HOUSE (GRADE MEASURED FROM BUILDING EDGE)LOWEST ELEVATION FROM NAT. GRADE -2'-5" (373) HIGHEST ELEVATION FROM NAT. GRADE +2'-1" (377.5)AVERAGE ELEVATION -0'-2" (375.25)HEIGHT FROM AVERAGE ELEVATION +14'-8" < 18' ABOVE AVERAGE GRADEHEIGHT - GARAGE 2 (GRADE MEASURED FROM BUILDING EDGE)LOWEST ELEVATION FROM NAT. GRADE -3'-5 3/8" (371.97)HIGHEST ELEVATION FROM NAT. GRADE -2'-7 3/4" (372.77)AVERAGE ELEVATION -3'-0 5/8" (372.37)HEIGHT FROM AVERAGE ELEVATION +14'-6 5/8" < 15' ABOVE AVERAGE GRADEHEIGHT - ADU (GRADE MEASURED FROM BUILDING EDGE)LOWEST ELEVATION FROM NAT. GRADE -5'-0" (370.42)HIGHEST ELEVATION FROM NAT. GRADE -3'-10 3/8" (371.56)AVERAGE ELEVATION -4'-5 1/8" (370.99)HEIGHT FROM AVERAGE ELEVATION +15'-11 1/8" < 18' ABOVE AVERAGE GRADEHEIGHT - PAVILION (NO CHANGE TO EXISTING HEIGHT)APPROX. HEIGHT FROM GRADE +/- 14'-9 7/8"SETBACKS REQUIRED PROPOSEDFRONT 30'-0" 52'-1 1/4"LEFT SIDE 1ST FLOOR 20'-0" 20'-0"RIGHT SIDE 1ST FLOOR 20'-0" 20'-0"REAR 1ST FLOOR 50'-0" 177'-8 3/8" AGE OF (E) STRUCTURESMAIN HOUSE & GARAGE (TO BE REMOVED) 1960STABLE (TO BE MODIFIED) 1960SLOPE AT BUILDING'S EDGE 2.6%AVERAGE SLOPE OF SITE: 3.4% S=.00229(1)(2,562 FT) 1.72 ACRESOWNERANA MENDEZ & RAJEEV JAYAVANT12901 PIERCE RDSARATOGA, CA 95070ARCHITECT & OWNERS REPRESENTATIVEFERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301TEL: 650 473-0400CONTACT: ALLISON PELLEMAIL: ALLISON@FGY-ARCH.COM CIVIL ENGINEERBKF ENGINEERS255 SHORELINE DR, SUITE 200REDWOOD CITY, CA 94065TEL: (650) 482-6300 CONTACT: CRAIG SMITHEMAIL: CSMITH@BKF.COM CONTRACTORDREW MARAN CONSTRUCTION914 INDUSTRIAL AVEPALO ALTO, CA 94303TEL: (650) 323-8541 CONTACT: ADAM FREEMANEMAIL: ADAM@DREWMARAN.COM GEOTECHNICAL ENGINEERREDWOOD GEOTECHNICAL ENGINEERING, INC.PO BOX 53058SAN JOSE, CA 95153TEL: (408) 227-5168 CONTACT: N JOSEPH RAFFERTY LANDSCAPE DESIGNERMERY BIGNEN LANDSCAPES CONTACT: MERY BINGEN EMAIL: M_BINGEN@YAHOO.COMCIVIL ENGINEERINGC0.0 TITLE SHEETC1.1 EXISTING CONDITIONSC2.1 GRADING PLANC3.1 UTILITY PLANC4.1 EROSION CONTROL PLANC4.2 BEST MANAGEMENT PRACTICESAPPLICABLE CODES & REGULATIONSBUILDING CODE 2016 CBCMECHANICAL CODE 2016 CMCPLUMBING CODE 2016 CPCELECTRICAL CODE 2016 CECENERGY CODE 2016 CE CFIRE CODE 2016 CFCGREEN BUILDING 2016 CGBCFIRE DEPARTMENT NOTES1. FIRE SPRINKLER SYSTEM WILL BE PROVIDED AND INSTALLED IN ALL BUILDINGS PER NFPA 13D 2016 EDITIONSTANDARD.2. FIRE SPRINKLERS REQUIRED: THE OWNER & CONTRACTOR ARE RESPONSIBLE FOR CONSULTING WITH THE WATERPURVEYOR OF RECORD IN ORDER TO DETERMINE IF ANY MODIFICATION OR UPGRADE OF THE EXISTING WATERSERVICE IS REQUIRED. A STATE OF CA LICENSED (C-16) FIRE PROTECTION CONTRACTOR SHALL SUBMIT PLANS,CALCULATIONS, A COMPLETED PERMIT APPLICATION & APPROPRIATE FEES TO S.C.C. FIRE DEPARTMENT FORREVIEW & APPROVAL PRIOR TO BEGINNING THEIR WORK. CRC 313.2 AS ADOPTED AND AMENDED BY SMC.3. CONSTRUCTION SITE FIRE SAFTEY SHALL COMPLY WITH APPLICABLE PROVISIONS OF CFC CHAPTER 33 & SANTACLARA COUNTY FIRE DEPARTMENT STANDARD DETAIL & SPECIFICATIONS SI-7.4. POTABLE WATER SUPPLIES SHALL BE PROTECTED FROM CONTAMINATION CAUSED BY FIRE PROTECTION WATERSUPPLIES. WATER PURVEYOR REQUIREMENTS SHALL BE COMPLIED WITH & INCORPORATED INTO THE DESIGN OFANY WATER-BASED FIRE PROTECTION SYSTEMS, AND/OR FIRE SUPPRESSION WATER SUPPLY SYSTEMS OR STORAGECONTAINERS THAT MAY BE PHYSICALLY CONNECTED IN ANY MANNER TO AN APPLIANCE CAPABLE OF CAUSINGCONTAMINATION OF THE POTABLE WATER SUPPLY OF THE PURVEYOR OF RECORD. FINAL APPROVAL OF THESYSTEM UNDER CONSIDERATION WILL NOT BE GRANTED UNTIL COMPLIANCE WITH THE REQUIREMENTS OF THEWATER PURVEYOR OF RECORD ARE DOCUMENTED BY THAT PURVEYOR AS HAVING BEEN MET BY THE APPLICANT.2016 CFC SEC. 903.3.5 & HEALTH & SAFETY CODE 13114.7.ARCHITECTURAL DRAWINGSA0.0A0.1A0.2A0.3A0.4A0.5A0.6A0.7A0.8A1.0A1.1A1.2A2.0A2.1A2.2A2.3A2.4A3.0A3.1A3.2A4.0COVER SHEETEXISTING SITE SURVEYBASEMENT FAR DIAGRAMGROUND FLOOR FAR DIAGRAMSITE COVERAGE DIAGRAMSTREETSCAPE ELEVATIONTREE PRESERVATION PLANTREE PRESERVATION PLANTREE PRESERVATION PLANDEMO SITE PLANSITE PLANLANDSCAPE PLANBASEMENT FLOOR PLANGROUND FLOOR PLAN - MAIN HOUSEGROUND FLOOR & ROOF PLAN - ADUROOF PLAN - MAIN HOUSEPAVILION PLANSEXTERIOR ELEVATIONSEXTERIOR ELEVATIONSEXTERIOR ELEVATIONS - PAVILIONBUILDING SECTIONS42 A0.1FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDEXISTING SITESURVEYDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTSA0.143 A0.2FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDBASEMENT FARDIAGRAMDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS13'-3/8" 12'-7 1/2"3'-11 1/8"9'-1 7/8"21'-8 3/8"29'-7"17'-11 5/8"2'-2 1/2"15'-8 1/4" 23'-1 1/2" 8'-6" 12'-3 3/8"5'-10 5/8" 7'-1 3/4" 16'-6 5/8"10'-2 1/4" 30'-10" 20'-9 3/8"7'-8 1/2"23'-8 3/8"CRAWLSPACECRAWLSPACECRAWLSPACETHEATER002A: 544.5 sq ftEXERCISE006A: 262.25 sq ftLIGHTWELLA: 280.25 sq ftMECH / IT / STORAGE005A: 393.75 sq ftSTAIR HALL001A: 241.5 sq ftBATH 2004A: 55 sq ftGAME ROOM003A: 510.25 sq ftCLOSET007A: 110.75 sq ftSPA BATH008A: 160 sq ftFAR AREA NON-FAR AREA04'8' 16'SCALE: 1/8" = 1'-0"1BASEMENT FAR DIAGRAMFAR CALCULATIONS LEGENDNOTE: SEE SHEET A0.3 FOR FAR AND NON-FAR CALCULATIONSUMMARIES AND NOTES.TRUENORTHPROJECTNORTH44 A0.3FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDGROUND FLOORFAR DIAGRAMDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS12901 PIERCE RD PROPOSED FAR CALCULATIONS - MAIN HOUSEFLOORGROUND FLOORROOM NAMEEXTERIOR FEATUREEXTERIOR FEATUREEXTERIOR FEATUREEXTERIOR FEATUREENTRY PATIOENTRYHALL 1DININGLIVING / DININGKITCHENMUDROOM / PANTRYPOWDER 1GARAGE 1VESTIBULEPOWDER 2OFFICEGUEST BATHGUEST CLOSETGUEST BEDROOMMASTER HALLMASTER BEDROOMMASTER BATHMASTER CLOSETHANG SPACEBATH 1HALL 2LAUNDRYBED 1BED 2GARAGE 2POOL EQUIP.POOL LAUNDRYROOM NO.100101102103104105106107108109110111112113114115116117118119120121122123124125126127AREA4.04.010.210.2133.8231.7389.3313.7764.1529.4102.956.8611.063.056.3189.888.576.2261.2100.2359.3232.9173.3315.0118.6141.7141.1281.9281.9492.780.160.76,675.5 sq ft6'-7 1/2" 23'-2 1/4"21'-3"25'-3"6'-7 1/2" 12'-0" 6'-7 1/2"6'-7"1'-11 7/8"21'-1/4"27'-7"19'-9 1/4" 4'-10 1/4"15'-10 3/8" 11'-8 5/8" 6'-10 1/4" 6'-1 1/2" 9'-7 1/2" 8'-2 3/4"3'-11 7/8"15'-10 5/8"20'-4 1/4"25'-3"1'-6 1/4"13'-6 1/4" 15'-0"6'-8 1/8" 18'-6 7/8"2'-5 1/2"12'-6 1/2" 12'-10 7/8" 5'-9 3/8" 11'-1 1/2"64'-6 1/4"2'-8 1/4"19'-10 1/2" 2'-8 1/4"12'-11 3/4" 17'-10 1/4"9'-2 1/4" 14'-7 1/2"1'-6"1'-0"9'-2 1/4" 3'-6" 3'-3/4" 16'-7 1/2"11'-1 1/2" 7'-6 3/4" 11'-1 1/2"12'-8 1/4"3'-3/4"2'-1 3/8"1'-6"14'-10 7/8" 14'-10 7/8"9 3/4"11'-1/4" 7'-9 1/4" 11'-1/4"9 3/4"6'-6 3/4"9'-2" 12'-1"1'-6 1/4"34'-6 1/4" 21'-0" 8'-6 7/8" 23'-8 1/8"25'-3"6'-0" 4'-10 7/8"LIVING / DINING104A: 764 sq ftKITCHEN105A: 529.5 sq ftGARAGE 1108A: 611 sq ftMUDROOM / PANTRY106A: 102.75 sq ftPOWDER 1107A: 56.75 sq ftHALL 1102A: 389.25 sq ftDINING103A: 313.75 sq ftENTRY101A: 231.75 sq ftOFFICE111A: 189.75 sq ftENTRY PATIO100A: 133.75 sq ftPOWDER 2110A: 56.25 sq ftVESTIBULE109A: 63 sq ftGUEST BEDROOM114A: 261.25 sq ftGUEST BATH112A: 88.5 sq ftGUEST CLOSET113A: 76.25 sq ftMASTER BEDROOM116A: 359.25 sq ftMASTER BATH117A: 233 sq ftMASTER CLOSET118A: 173.25 sq ftHANG SPACE119A: 315 sq ftBED 1123A: 282 sq ftLAUNDRY122A: 141.25 sq ftBATH 1120A: 118.5 sq ftHALL 2121A: 141.75 sq ftGARAGE 2125A: 492.75 sq ftPOOL EQUIP.126A: 80 sq ftEXTERIOR FEATUREA: 4 sq ftEXTERIOR FEATUREA: 4 sq ftBED 2124A: 282 sq ftEXTERIOR FEATUREA: 10.25 sq ftMASTER HALL115A: 100.25 sq ftEXTERIOR FEATUREA: 10.25 sq ftPOOL LAUNDRY127A: 60.75 sq ft12901 PIERCE RD PROPOSED FAR CALCS - ADUFLOORGROUND FLOORROOM NAMEADUROOM NO.128AREA610.9610.9 sq ft21'-3"28'-9"ADU TO BE DEED RESTRICTED PERSARATOGA M.C. 15-56.030(A)(3)ADU128A: 611 sq ft12901 PIERCE RD PROPOSED NON-FAR CALCSFLOORBASEMENTGROUND FLOORROOM NAMELIGHTWELLSTAIR HALLTHEATERGAME ROOMBATH 2MECH / IT / STORAGEEXERCISECLOSETSPA BATHPAVILIONROOM NO.001002003004005006007008AREA280.3241.4544.6510.355.1393.8262.3110.8160.12,558.7 sq ft2,251.92,251.9 sq ftFAR AREA NON-FAR AREA37'-3 3/8"60'-4 7/8"(E) STABLE TO BE MODIFIED INTO AN UNENCLOSED PAVILIONPAVILIONA: 2,252 sq ft04'8' 16'SCALE: 1/8" = 1'-0"1GROUND FLOOR FAR DIAGRAMSCALE: 1/8" = 1'-0"2FAR DIAGRAM - ADUSCALE: 1/8" = 1'-0"3FAR DIAGRAM - PAVILIONFLOOR AREA NOTESALLOWABLE FLOOR AREA:FAR STANDARD 6,000 SF20 SF/1,000 SF (36,000 SF) 720 SF (76,000 SF - 40,000 SF = 36,000 SF)TOTAL = 6,720 SF *NET LOT AREA ROUNDED TO NEAREST THOUSAND FOR FAR CALC.PROPOSED FLOOR AREA:GROUND FLOOR 5,571.80 SFGARAGE 1 611.00 SFGARAGE 2 492.70 SFTOTAL = 6,675.50 SF < 6,720 SF OKONE-TIME 10% FAR BONUS FOR DEED RESTRICTED ADU:10% X 6,720 SF 672 SFPROPOSED ADU FLOOR AREA: 610.9 SF < 672 SF OKFAR CALCULATIONS LEGENDTRUENORTHPROJECTNORTHBASIS FOR FAR AREA CALCULATIONS:-THE TOTAL ENCLOSED, HABITABLE OR ACCESSIBLE FLOOR SPACE OF ALL FLOORSOF A BUILDING WHERE THE INTERIOR HEIGHT OF THE AREA IS EQUAL TO ORGREATER THAN FIVE FEET.-THE TERM "ENCLOSED" MEANS A STRUCTURE OR AREA WITH A ROOF AND WITHTHREE OR MORE WALLS, OR AN EQUIVALENT PERCENTAGE OF ENCLOSURE.-THE TERM "ROOF," AS USED IN THIS SECTION, MEANS A COVERING OF ANY SOLIDMATERIAL OVER AT LEAST SEVENTY-FIVE PERCENT OF THE AREA.-FLOOR AREA IS MEASURED TO THE OUTSIDE SURFACES OF EXTERIOR WALLS. IN THECASE OF A SLOPED CEILING OR GROUND SURFACE, THE FLOOR AREA SHALL BEMEASURED TO THE POINT AT WHICH THE INTERIOR HEIGHT IS LESS THAN FIVE FEET.-FLOOR AREA MAY INCLUDE HALLS, STAIRWAYS, ELEVATOR SHAFTS, DUCTS, SERVICEAND MECHANICAL EQUIPMENT ROOMS, UNDERFLOOR AREAS, PORCHES,VERANDAS AND SIMILAR BUILDING ELEMENTS, GARAGES, ATTICS, BASEMENTS,CRAWL SPACES AND ACCESSORY STRUCTURES.45 A0.4FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDSITE COVERAGEDIAGRAMDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS75,119 sq ftTOTAL SITE AREAMAIN HOUSE FOOTPRINTA: 6,868 sq ftGARAGE 2A: 633.5 sq ftADUA: 611 sq ftPARKINGA: 2,220.25 sq ftWALKWAYA: 268.25 sq ftPOOL PATIOA: 1,839.5 sq ftPATIOA: 277 sq ftPAVILIONA: 2,621 sq ftSITE WALLA: 37.25 sq ftSITE WALLA: 37.25 sq ftDRIVEWAYA: 2,135.5 sq ftPATIOA: 51.25 sq ftPATIOA: 51.25 sq ftPATIOA: 428.25 sq ftWALKWAYA: 71.5 sq ftLANDINGA: 60 sq ftLANDINGA: 15 sq ftSITE WALLA: 15.5 sq ftSUBTERRANEAN STRUCTUREA: 101.5 sq ftCABANAA: 965.5 sq ftWATER FEATUREA: 116.25 sq ftPOOLA: 902 sq ftWATER FEATUREA: 144 sq ftWATER FEATURESDRIVEWAY / PARKINGSTRUCTUREPATIOS & WALKWAYSPROPOSED SITE COVERAGE - IMPERVIOUSDRIVEWAYPATIOS & WALKWAYSSITE WALLSSTRUCTURESSUBTERRANEANWATER FEATURESSURFACE TYPEDRIVEWAYPARKINGLANDINGLANDINGPATIOPATIOPATIOPATIOPOOL PATIOWALKWAYWALKWAYSITE WALLSITE WALLSITE WALLADUCABANAGARAGE 2MAIN HOUSE FOOTPRINTPAVILIONSUBTERRANEAN STRUCTUREPOOLWATER FEATUREWATER FEATUREAREA2,135.62,220.24,355.8 sq ft15.060.051.251.3277.1428.31,839.571.4268.33,062.1 sq ft15.637.237.390.1 sq ft610.9965.5633.56,867.92,621.011,698.8 sq ft101.4101.4 sq ft902.0116.2144.01,162.2 sq ft010'20' 40'SCALE: 1" = 20'1SITE COVERAGELOT COVERAGE CALCULATIONS LEGENDSITE COVERAGE NOTESGROSS LOT AREA: 75,119 SFGROSS LOT AREA = NET LOT AREAALLOWABLE SITE COVERAGE:75,119 SF X 35% 26,291 SFPROPOSED SITE COVERAGE:IMPERVIOUS SURFACESSTRUCTURES & CABANA 11,698.8 SFDRIVEWAY / PARKING 4,355.8 SFPATIOS & WALKWAYS 3,062.1 SFSITE WALLS 90.1 SF WATER FEATURES 1,162.2 SFSUBTOTAL= 20,369.0 SFSUBTERRANEAN STRUCTURE 101.4 SFX 50% 50.7 SF TOTAL = 20,419.7 SF < 26,291 SF OKTRUENORTHPROJECTNORTH50% OF SUBTERRANEAN STRUCTURE AREACOUNTS TOWARDS SITE COVERAGE46 A0.5FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDSTREETSCAPEELEVATIONDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS20'SETBACKWINDOW/DOOR LOCATIONS ARE APPROXIMATE;VIEW OF HOUSE IS BLOCKED BY PRIVACY SCREENINGAVERAGE GRADE ATMAIN HOUSEAPPROX. GRADE HEIGHT ATFRONT OF HOUSEDASHED AREA IS BEYONDGRADE CUT LINE12901 PIERCE RD12891 PIERCE RD12915 PIERCE RD20'SETBACK8'-0"FENCEHGT20' SETBACK20'SETBACKWINDOW/DOOR LOCATIONS ARE APPROXIMATE;VIEW OF HOUSE IS BLOCKED BY PRIVACY SCREENINGAPPROX. GRADE HEIGHT ATFRONT OF HOUSE12901 PIERCE RD12891 PIERCE RD12915 PIERCE RD20'SETBACK0 8' 16' 32'SCALE: 1/16" = 1'-0"1STREETSCAPE - HOUSE ELEVATIONSCALE: 1/16" = 1'-0"2STREETSCAPE - FENCE ELEVATION47 A0.6FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDTREE PRESERVATIONPLANDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTSI+(+",- )(+-JKRIJ" + ( +-( 4RNIPI&$&,&"& " !"(- ". #'(#'- #*!&45-534;J' ' 3JKRIJ" + ( +-( 4RNIPI<'' "!"(+'+ ' & '-4 ' 7= >, ' -()!2," %%2 1&"' 4- ' &))+(- - -+ ,"'-! ,.+/ 2+ , ('-()( +)!" &))+(/" 2-! %" '-7 0, .+-! + ' -()+(/" '+(+",- )(+- (' (+&"' -("-2( +-( *."+ & '-,7)!!&,!",+ )(+-)+(/" ,'.& + &)' -"% "' (+&-"(' (+MM-+ ,7!",+ )(+-",-( ()" ('-()%',! -' (& )+-( -! "'%)%', -7! + + LL)+(- - -+ ,"' %. 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"%(*"!&&"%)*" ,%! %$*(/& $ (&&( %# ($* ( ,* (+$+)"$+* ( * TOTAL"%*()! >AD2F>=9%$ * %$* $ source: Purdue University >== ) )&( *)& #$- * .""$* %(#$, %( %(* ))& )2 %&)*&(%"#)2 =4Dept of Landscape Horticulture)*(+*+("&(%"#)2 %%((* ,-%(!('+ (3HO-201W, Table 3E= )*( ) $ %%%$ * %$2 "* /$, %(%+)3 *( )$%&&($*&)*&(%"#)%( 4)*(+*+("# 2 **"%($%%((* ,-%(!('+ (3D= )*( ) $ (4 %%%$ * %$$ ) "* /3 *( )$%&&($*&)*&(%"#)%( 4)*(+*+("# 2 **"%($%%((* ,-%(!('+ (3B= )*( ) $ (%$ * %$- * ,( "* $, %( %(* (3 *(#/$)%# 4%((* ,&(+$ $ %((& (3 *(#/) %-)/#&*%#)% # $%( $)*2 ))2$4%(& /) %"% "&(%"#)3@= )*( ) $ ( "* +*$)# %(# * * %$#)+(*%) )*(+*+(""/3 4 4?= )*( ) $&%%(%$ * %$$ $ $(")**% " $3 *(#/) %-)/#&*%#)% 4),( $)*2 ))2$%(& /) %"% "&(%"#)3 *(#/('+ (# %((& )%(($%,* %$3= )*( )%(/ $ %( )$(%##$ %((#%,"+*%)& )2 "* 2 0(%(,(/&%%(%$*( +* %$*%) * $$/* %(/& )) ( " */)%$ (%+&$+#( (%+&:F=I >source: Wester Chapter, ISA, Species D=I ?classification and group assignment, B=I @inside cover addendum@=I A>=I B %* %$* $ )( &* %$source: Bill Hubbard >== ( * %* %$%( )*%( *(UFS- Centers for Urban and Interface ForestryF= (%(*+#USDA Forest Service, Forestry Sciences LaboratoryE= %## "6 5*( 7320 Green St., Athens, GA 30602-2044DB %##( "6"%-5*( 7E= "")DB #*( )DB %%"#&+)D= +) $))4 $+)*( "#&+)E= (* %$"()6 $*$) ,+)7B= (* %$"()6.*$) ,+)7F= ) $* "6+($7E= ) $* "6)++($7D= ) $* "6(+("7E= *(*6",7D= *(*6() $* "7C= *(*6 $(" */7A= *(*6%+$*/7@= *(*6 (-/7>= %%"$(1TREE SURVEY NUMBERS50 A1.0FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDDEMO SITE PLANDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS6xDBH6xDBH6xDBH15'-0"5'-0"10'-0"369371372370369373374375376377378(E) HOUSE TO BEDEMOLISHED379380375374(E) DRIVEWAY TOBE DEMOLISHED(E) SITE WALLS TO BEDEMOLISHED, TYP.(E) CONC. PATIOTO BE DEMOLISHEDWM(E) BANK OFMAILBOXES(E) APRON(E) APRONTO BEDEMOLISHED(E) SIGN(E) CONC. PAD TO BEDEMOLISHED; (E) WELLHEAD TO BE INSTALLED INUNDERGROUND VAULT(E) CONC. PAD TO BEDEMOLISHED(E) POWER POLE TO BEREMOVED(E) FOUNTAIN TOBE REMOVEDGMEM313233343536373839404142434445464748495051525354555657585960616263646566726768697071737412891 PIERCE RDAPPROXIMATELOCATION12889 PIERCE RDAPPROXIMATELOCATION12915 PIERCE RDAPPROXIMATELOCATIONTREE TO BE RELOCATED(E) POWER POLE TO BEREMOVEDNOT-PROTECTEDNOT-PROTECTEDNOT-PROTECTEDNOT-PROTECTEDNOT-PROTECTEDNOT-PROTECTEDNOT-PROTECTEDNOT-PROTECTEDNOT-PROTECTEDNOT-PROTECTEDNOT-PROTECTEDNOT-PROTECTED20' SIDE YARD SETBACK20' SIDE YARD SETBACK30' FRONT YARD SETBACK50' REAR YARD SETBACK(E) LEGAL, NON-CONFORMING STABLETO BE MODIFIED INTOPAVILION STRUCTUREPOWERPOLEPOWERPOLE(E) GARAGE TOBE DEMOLISHEDTREE PROTECTION ZONE IS THEDISTANCE FROM TRUNK TO APOINT 5' BEYOND CANOPY OFTREE, TYP. U.O.NMODIFIED TPZ INCONSTRUCTION AREA;6xDBH PER ARBORISTRECOMMENDATIONMODIFIED TPZ INCONSTRUCTION AREAMODIFIED TPZ INCONSTRUCTIONAREAREMOVE (E) WOOD DECK5' SETBACK TO CYPRESS TREESNO EXCAVATION FOR DRAINAGEOR UTILITIES PERMITTED WITHINTHIS SETBACK15' SETBACK TO TREE #39NO EXCAVATION FOR DRAINAGEOR UTILITIES PERMITTED WITHINTHIS SETBACK10' SETBACK TO TREE #71NO EXCAVATION FOR DRAINAGEOR UTILITIES PERMITTED WITHINTHIS SETBACKPROPERTY LINEHARDSCAPING TO DEMOLISHSTRUCTURES TO DEMOLISHTREE FOR REMOVAL#(E) TREE TO REMAIN#NUMBER PER TREE SURVEY(E) FENCE TO REMAINTREE PROTECTION FENCINGSETBACK LINE010'20' 40'SCALE: 1" = 20'1SITE PLAN - DEMO(E) SITE PLAN NOTES:- ALL EXISTING STRUCTURES, HARDSCAPING, AND LANDSCAPING TO BE REMOVED, U.O.N.- SEE SHEET A1.1, PROPOSED SITE PLAN, FOR ADDITIONAL NOTES(E) SITE PLAN LEGEND:TRUENORTHPROJECTNORTH51 A1.1FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDSITE PLANDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS6xDBH6xDBH6xDBH7'-1"16'-1"45'-2 5/8"30'-5 5/8"20'-1/8"20'-1/8"177'-8 3/8"52'-1 1/4"15'-0"5'-0"10'-0"1'-0"14'-0"1'-0"16'-0"R 36'R 23'PIERCE ROAD369371372370369373374375376377378374.28373.39FIREPIT379380375374(E) BANK OFMAILBOXES(E) APRON(E) SIGN313235363739404142434445464748495051525354555657596061626566726970717374RAISED PONDWATERFEATUREWELL HEAD TO BEMOVED TOUNDERGROUND VAULTEMGM373.3912891 PIERCE RDAPPROXIMATELOCATION12889 PIERCE RDAPPROXIMATELOCATION12915 PIERCE RDAPPROXIMATELOCATIONTREE TO BE RELOCATED36372.42(N) 5' WIDE AC WALKWAYW/ AC BERM TO BEINSTALLED FOR FULLLENGTH OF PROPERTY'SROAD FRONTAGE; SEEDETAIL 3/A1.1NOT-PROTECTEDNOT-PROTECTEDNOT-PROTECTEDNOT-PROTECTED1' UNPAVEDSHOULDER, TYP.WM(N) WATER METERPOWERWALLS373.6512901 PIERCE RDNEW RESIDENCE2 CARGARAGE2 CARGARAGEADUPOOL(10' DEEP)LIGHTWELLTRASH &RECYCLING8' ALUM. WIREFENCE W/ GATE5' ALUM. WIREFENCE W/ GATE(N) 8' WOOD FENCE & GATEW/ CONCRETE PILASTERS; TOP2' IS MIN. 25% OPEN20' SIDE YARD SETBACK20' SIDE YARD SETBACK30' FRONT YARD SETBACK50' REAR YARD SETBACK(E) LEGAL, NON-CONFORMING STABLETO BE MODIFIED INTOPAVILION STRUCTURELANDSCAPEDCOURTYARDGUESTPARKINGPERIMETER FENCE TOBE REPLACEDPOWERPOLEPOWERPOLE375.42WOODDECKLANDSCAPEDBED6' WOOD FENCE W/CONC. PILASTERS &SLIDING ALUM. GATE26" TALL RETAININGWALLSLOPE TO NATURALGRADE8' WOOD FENCE &GATE; TOP 2' IS MIN.25% OPENROOFOVERHANG, TYP.OUTLINE OFBASEMENT BELOWDNDNDN30" TALLRETAINING WALLCABANASPASLOPE TONATURAL GRADE1ST FLOOR FF = +0'-0" (375.42)PARTIAL BASEMENT FF = -12'-4 1/4" (363.07) -12'-6" (362.92) AT THEATERPERIMETER FENCE TOBE REPLACED(E) CYPRESS TREESTREE PROTECTION ZONE IS THEDISTANCE FROM TRUNK TO APOINT 5' BEYOND CANOPY OFTREE, TYP. U.O.NMODIFIED TPZ INCONSTRUCTION AREA;6xDBH PER ARBORISTRECOMMENDATIONMODIFIED TPZ INCONSTRUCTION AREAMODIFIED TPZ INCONSTRUCTIONAREAAPPROXIMATELOCATIONS OFWINDOWSAPPROXIMATELOCATIONS OFWINDOWSWINDOWS SCREENEDFROM VIEW BY HEAVYPRIVACY PLANTING(E) CONCRETEDRIVEWAY (HATCHED)6" TALL SITE WALL(N) LOCATIONFOR TREE #36(N) CONCRETEDRIVEWAY TIED INTO(E) CONCRETEEXTEND (E)APRON5' SETBACK TO CYPRESS TREESNO EXCAVATION FOR DRAINAGEOR UTILITIES PERMITTED WITHINTHIS SETBACK15' SETBACK TO TREE #39NO EXCAVATION FOR DRAINAGEOR UTILITIES PERMITTED WITHINTHIS SETBACK10' SETBACK TO TREE #71NO EXCAVATION FOR DRAINAGEOR UTILITIES PERMITTED WITHINTHIS SETBACK8' ALUM. WIREFENCE W/ GATE8' ALUM. WIREFENCE W/ GATECUT EDGE PARALLELTO (E) EDGE(N) TOPPING MATERIALOVER DRIVEWAY(N) GAS LINE(N) ELECTRIC LINE(UNDERGROUND)WOODDECK(N) SS LINESTORM DRAIN LINE,SEE CIVILSTORM DRAIN LINE, SEE CIVIL(N) WATER LINEDASHED LINES INDICATE MIN.14' WIDTH; PAVED DRIVEWAYWIDENS TO 16' BEYONDCURVE(N) SSCO4'-3" TALL WALL ATRAISED PATIO(E) DIRT WALKINGPATH TO REMAINFUTURE DIRTWALKING PATHPROPERTY LINESETBACK LINETREE FOR REMOVAL#(E) TREE TO REMAIN#NUMBER PER TREE SURVEY(E) FENCE TO REMAINTREE PROTECTION FENCINGDRAWN BYAPPROVED BYDATESCALE DETAIL NO.STANDARD DRAWINGCITY OF SARATOGAE.B. P.Y.NOVEMBER 2018 NOT TO SCALEPIERCE RD AC WALKWAY DETAIL3" A.C.4" CL. 2 BASE2" X 4" REDWOOD HEADER BOARDNAILED WITH 12" X 18" STEELSTAKES, 3' ON CENTER6" A.C. BERM6" CL. 2 BASE6"5.0'1.5%EXISTING STREET010'20' 40'SCALE: 1" = 20'1SITE PLAN - PROPOSED2STABLE PERMIT3PIERCE RD AC WALKWAYTRUENORTHPROJECTNORTHUTILITY NOTES:1) GAS: NEW GAS METER AT NEW LOCATION2) WATER: NEW WATER METER AT EXISTING LOCATION3) ELECTRIC: NEW ELECTRIC METER AT NEW LOCATION4) SANITARY SEWER: NEW SANITARY SEWER CONNECTION AT EXISTING LOCATION IFPOSSIBLESITE PLAN LEGEND:GM PROPOSED GAS METER LOCATIONEM PROPOSED ELECTRIC METER LOCATIONWM PROPOSED WATER METER LOCATIONSSCO PROPOSED SANITARY SEWER CLEAN OUT LOCATIONSITE PLAN NOTES:1) GRADING TO BE COORDINATED ON SITE WITH OWNER AND ARCHITECT;CONTRACTOR SHALL CONTACT CIVIL ENGINEER AND GEOTECHNICAL ENGINEERFOR GRADING INSPECTION. COORDINATE SITE AND FOUNDATION DRAINAGESYSTEMS WITH EXISTING GRADES AND NEW FOUNDATION WORK.2) DURING CONSTRUCTION, PROTECT ALL EXISTING STRUCTURES, TREES,HARDSCAPE AND LANDSCAPING NOT IN PROJECT SCOPE. FOLLOW ARBORIST'SRECOMMENDATIONS FOR TREE PROTECTION FENCING.3) GENERAL CONTRACTOR SHALL OBTAIN A STREET IMPROVEMENT PERMIT FROMTHE PUBLIC WORKS DEPARTMENT PRIOR TO STARTING ANY STREET IMPROVEMENTWORK.4) IF POSSIBLE USE EXISTING DRIVEWAY FOR THE CONSTRUCTION ENTRANCE ANDMAINTAIN BY SWEEPING AS REQUIRED.5) UNDERGROUND UTILITY LINES TO BE DIRECTED AWAY FROM PROTECTED TREES.6) PROVIDE NON-REMOVABLE BACKFLOW PREVENTOR AT ALL EXTERIOR HOSE BIBS.7) ALL ABOVE GROUND UTILITIES, SUCH AS TRANSFORMER, BACKFLOW PREVENTER,GAS METERS, ETC., SHALL BE LOCATED WITHIN PROJECT SITE BUT ACCESSIBLEFROM THE STREET. ANY NEW OR RELOCATED UTILITIES WILL CORRESPOND WITHAPPROVED LOCATIONS FROM CITY UTILITIES DEPARTMENT.8) CONTRACTOR SHALL NOT STAGE, STORE, OR STOCKPILE ANY EQUIPMENT WITHINTHE PUBLIC ROAD RIGHT-OF-WAY. CONSTRUCTION PHASING SHALL BECOORDINATED TO KEEP MATERIALS AND EQUIPMENT ON SITE.SARATOGA SITE PLAN NOTES:SETBACK VERIFICATION NOTE: PRIOR TO FOUNDATION INSPECTION BY THE CITY, THELLS OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDINGSETBACKS ARE PER THE APPROVED PLANSSTORM WATER RETENTION: DISPOSITION AND TREATMENT OF STORM WATER WILLCOMPLY WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES).STANDARDS & IMPLEMENTATION STANDARDS ESTABLISHED BY THE SANTA CLARAVALLEY URBAN RUNOFF POLLUTION PREVENTION PROGRAMSITE PREPARATION:1) ALL EARTHWORK AND SITE DRAINAGE INCLUDING EXCAVATIONS FOR THEBASEMENT AND AT-GRADE FOUNDATIONS, PREPARATION OF THE SUBGRADE ANDUNDERLAYMENT BENEATH THE BASEMENT MAT AND ANY AT-GRADE SLABS,PLACEMENT AND COMPACTION OF ENGINEERED FILL, BACKFILL BEHINDBASEMENT RETAINING WALLS, AND FINAL SURFACE DRAINAGE INSTALLATIONSHOULD BE PERFORMED IN ACCORDANCE WITH THE GEOTECHNICAL REPORT.THE GEOTECHNICAL ENGINEER SHOULD BE PROVIDED AT LEAST 48 HOURSADVANCE NOTIFICATION OF ANY EARTHWORK OPERATIONS AND SHOULD BEPRESENT TO OBSERVE AND TEST, AS NECESSARY, THE EARTHWORK ANDFOUNDATION INSTALLATION PHASES OF THE PROJECT.FIRE APPARATUS ACCESS DRIVEWAY NOTES:ACCESS DRIVEWAY SHALL BE A PAVED, ALL-WEATHER SUFACE, WITH A MINIMUMUNOBSTRUCTED WIDTH OF 14' WITH A ONE-FOOT UNPAVED SHOULDER ON EACHSIDE. VERTICAL CLEARANCE IS A MINIMUM OF 13'-6". THE MINIMUM CIRCULATINGRADIUS IS 36' OUTSIDE AND 23' INSIDE. THE MAXIMUM SLOPE IS 15%. INSTALLATIONSSHALL CONFORM TO THE FIRE DEPARTMENT STANDARD DETAILS SPECIFICATIONS D-1& CFC 503.52 A1.2FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDLANDSCAPE PLANDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTSA1.2CONCEPTUALLANDSCAPE PLANTRUENORTHPROJECTNORTHCONCEPT53 A2.0FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDBASEMENT FLOORPLANDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS8'-1 3/4" 2'-0" 21'-1/4" 2'-0" 27'-9" 28'-2 1/2" 2'-0" 21'-1/4" 2'-0" 29'-8 1/4"30'-1/2" 5'-11 1/4" 19'-7 1/4" 4'-1/2"2A4.0CRAWLSPACE W/RATSLABCRAWLSPACE W/RATSLABCRAWLSPACE W/RATSLABDN16T @ 11"17R @ 7 3/8"FF= -12'-6"FF= -10'-6"FF= -12'-4 1/4"CABINETRYDNWINEWH110GAL.SEWAGEEJECTORRECIRC.PUMPCABS. CABS.DNLIGHTWELLSTORAGEFF= -11'-6"EGRESS LADDERMECH / IT / STORAGE005PWD 3004STAIR HALL001THEATER002GAME003EXERCISE006CLOSET007SPA BATH0081A4.0UP1237NNLLKKGGEEIIDDFFHHJJMM54604'8' 16'SCALE: 1/8" = 1'-0"1BASEMENT FLOORTRUENORTHPROJECTNORTH54 A2.1FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDGROUND FLOORPLAN - MAIN HOUSEDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTSRANGE2A4.029'-7" 8'-1 3/4" 2'-0" 21'-1/4" 2'-0" 27'-9" 28'-2 1/2" 2'-0" 21'-1/4" 2'-0" 29'-8 1/4"30'-1/2" 5'-11 1/4" 19'-7 1/4" 4'-1/2" 28'-11 3/4" 21'-1/4"1A3.06A3.02A3.03A3.05A3.07A3.03A3.14A3.14A3.0LIGHTWELLOUTDOORSHOWERPASSTHROUGHDNDNDNDNDN20' SIDE SETBACK LINE20' SIDE SETBACK LINE30' FRONT SETBACK LINEBREAK LINEFF= +0'-0"(1) WINDOW5'-0" X 6'-0"(1) WINDOW3'-0" X 6'-0"(2) WINDOWS3'-0" X 6'-0"5'-0" x 6'-0"(1) WINDOW10'-0" X 9'-0"(1) WINDOW3'-0" X 6'-0"(1) WINDOW3'-0" X 8'-0"(1) TRANSOM2'-6" X 13'-7"(1) TRANSOM2'-6" X 13'-7"(1) TRANSOM2'-6" X 13'-7"(1) TRANSOM2'-6" X 13'-7"(1) TRANSOM2'-6" X 13'-7"(1) TRANSOM2'-6" X 13'-7"(1) TRANSOM2'-6" X 13'-7"(1) TRANSOM2'-6" X 13'-7"FF= -1'-9 1/4"FF= -2'-0"FF= -3'-0"(1) WINDOW5' X 8'-6"(1) WINDOW10' X 8'-6"(1) WINDOW5' X 8'-6"(1) WINDOW3'-0" X 6'-0"(2) WINDOWS3'-0" X 6'-0"5'-0" x 6'-0"(2) WINDOWS3'-0" X 6'-0"5'-0" x 6'-0"16T @ 11"17R @ 7 3/8"OVENFF= -2'-0"ISLAND 1EMGM(2) WINDOWS3'-0" X 6'-0"5'-0" x 6'-0"WOODDECKSTONEPAVERSLANDSCAPEDBEDLINE OF FRONTSETBACK AREALIVING / DINING104KITCHEN105GARAGE 1108MUDROOM / PANTRY106PWD 1107HALL 1102DINING103ENTRY101OFFICE111PWD 2110GUEST BEDROOM114GUEST BATH112MASTER BEDROOM116MASTER BATH117MASTER CLOSET118HANG SPACE119BED 2124BED 1123LAUNDRY122BATH 1120HALL 2121GARAGE 2125POOL EQUIP.126MASTER HALL115LAUNDRY127G. CLOS1131A4.01237NNLLKKGGEEIICCDDFFHHJJMM54WD6CLOSETCLOSETCLOSET CLOSETLINENBUILT-INGASFIREPLACEBUILT-INGAS FIREPLACEPONDTRASH/RECYCLINGBUILT-INPAVERSRAISED WATER FEATURE24' X 6'GASFIREPITFR.FRIDGESINKPREPSINKDWISLAND 2BUILT-INTESLA POWERWALLSSPABUILT-INCLOS10904'8' 16'SCALE: 1/8" = 1'-0"1GROUND FLOOR - MAIN HOUSETRUENORTHPROJECTNORTH55 A2.2FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDGROUND FLOOR &ROOF PLAN - ADUDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS3A4.028'-6 1/4" 35'-8"29'-7" 8'-1 3/4"18'-2" 13'-4 3/4"40'-0"6A3.02A3.11A3.13A3.16A3.14A3.15A3.1OUTDOORSHOWERDNDNBREAK LINEADU TO BE DEED RESTRICTEDPER SARATOGA M.C.15-56.030(A)(3)EXPOSEDAGGREGATECONCRETEFF= -2'-0"FF= -3'-0"GMWOODDECKWOODDECKSTONEPAVERSFRIDGELANDSCAPEDBEDGARAGE 2125POOL EQUIP.126ADU128LAUNDRY1271237CCBBAADD54RG610' DEEP POOLGASFIREPLACEGRILLTRASH/RECYCLING(1) WINDOW16'-0" X 9'-0"EXTERIOR CURTAINTESLA POWERWALLSSPADWBUILT-IN COUNTER &CABINETRYKITCHENETTE3A4.02'-0"PARAPET WALL,TYP.DSDSTRACK FOROUTDOOR CURTAININ CEILINGDSDSPREP FORFUTURE SOLARPARAPET WALL,TYP.SOLAR PANELARRAY1/4" / 12"SLOPE3/8" / 12"SLOPE1/4" / 12"SLOPE3/8" / 12"SLOPE12CBADSOLARTHERMAL317 SQ. FTSOLARTHERMAL182 SQ. FT04'8' 16'SCALE: 1/8" = 1'-0"1GROUND FLOOR - ADUSCALE: 1/8" = 1'-0"2ROOF PLANTRUENORTHPROJECTNORTH56 A2.3FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDROOF PLAN - MAINHOUSEDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS2A4.0OPEN TOLIGHTWELLBELOW3/8" / 12"SLOPEPARAPET WALLPARAPET WALLPARAPET WALL,TYP.PARAPET WALL,TYP.BREAK LINEDS1/4" / 12"SLOPEDSDSDSGUTTERDSDSDSDSDSDSDSDSDEPRESSED AREA FORAC UNITS; UNITS TO SITON ISOLATORSSOLAR PANELARRAYDSDSGUTTERPARAPET WALL1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE3/8" / 12"SLOPE3/8" / 12"SLOPE1/4" / 12"SLOPEDSPREP FORFUTURE SOLARPREP FORFUTURE SOLARPREP FORFUTURE SOLARPARAPET WALL,TYP.SOLAR PANELARRAYPREP FORFUTURE SOLAR1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE3/8" / 12"SLOPE3/8" / 12"SLOPE1/4" / 12"SLOPE1/2" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE1/4" / 12"SLOPE3/8" / 12"SLOPE1A4.01237NNLLKKGGEEIICCDDFFHHJJMM546AC AC04'8' 16'SCALE: 1/8" = 1'-0"1ROOF PLANTRUENORTHPROJECTNORTH57 A2.4FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDPAVILION PLANSDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS1/2A3.23/4A3.26A3.25A3.2(E) WALL TO BE REMOVED(E) WALL TO BE REMOVED+/- 60'-4 7/8"(E) LENGTH+/- 37'-3 3/8"(E) LENGTH6'-0"6'-0"6'-0"(E) WINDOW TO BEREMOVED AND FILLED W/PLYWOOD(E) COVERED WOOD DECK -TO BE REMOVED(E) INTERIOR WALLTO BE REMOVED;(E) OPENINGS NOTSHOWN(E) ROOF OVERHANG(E) WINDOW TO BEREMOVED AND FILLED W/PLYWOOD1/2A3.23/4A3.26A3.25A3.2EQ EQ EQ+/- 60'-4 7/8"(E) LENGTH+/- 37'-3 3/8"(E) LENGTH6'-0"6'-0"6'-0"(N) POST, TYP(N) CONC. TOPPINGSLAB TBD1/2A3.23/4A3.26A3.25A3.2(E) SLOPE(E) SLOPE(E) SLOPE(E) SLOPE(N) CORRUGATED METALROOF O/ (E) STRUCTURE04'8' 16'SCALE: 1/8" = 1'-0"1PAVILION PLAN - DEMOSCALE: 1/8" = 1'-0"2PAVILION PLAN - PROPOSEDSCALE: 1/8" = 1'-0"3PAVILION ROOF PLANTRUENORTHPROJECTNORTH58 A3.0FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDEXTERIORELEVATIONSDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS±0"1 GROUND FLOOR+14'-6"2 ROOF18'-0"26'-0"14'-8"HGT ABOVE AVERAGE GRADE6'-0"SOLID FENCE2'-0"6'-0"SOLID FENCE2'-0"-2'-5" (373)LOW NATURAL GRADE(375.42)-0'-2" (375.25)AVERAGE GRADE-2'-0" (373.42)GARAGE SLAB18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADELIGHT STUCCO WALL& FASCIASTAINED WOOD SIDINGBLUE STUCCOBLUE STUCCOALUMINUM GARAGEDOOR W/ FROSTEDGLAZINGFENCE W/ GATEALUMINUM FRAMEWINDOWS, TYP.STAINED WOOD FENCEW/ CONC. POSTSTEXTURED CONCRETE/STUCCO TBDMIN. 25% OPEN, SEEDETAIL 9/A3.0ALUMINUM FASCIAMIN. 25% OPEN, SEEDETAIL 9/A3.0NLKIGEMJHFOPEN TO LIGHTWELLBEYOND±0"1 GROUND FLOOR+14'-6"2 ROOF18'-0"26'-0"14'-8"HGT ABOVE AVERAGE GRADE+2'-1" (377.5)HIGH NATURAL GRADE-0'-2" (375.25)AVERAGE GRADE(375.42)18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADEBLUE STUCCOTEXTURED CONCRETE/STUCCO TBDALUMINUM FRAMESLIDER & FIXED UNITDOOR SYSTEMBLUE STUCCOLIGHT STUCCO WALL& FASCIASTAINED WOODSIDINGEMRAISED PONDDEGIKLNJMFH±0"1 GROUND FLOOR+14'-6"2 ROOF18'-0"26'-0"14'-8"HGT ABOVE AVERAGE GRADE6'-0"(375.42)-0'-2" (375.25)AVERAGE GRADE18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADE20' SETBACKBLUE STUCCOALUMINUM / GLAZEDDOORS, TYP.ALUMINUM / GLAZEDTRANSOM WINDOWS,TYP.ALUMINUM WIREFENCE W/ GATE75673546±0"1 GROUND FLOOR+14'-6"2 ROOF18'-0"26'-0"8'-0"(375.42)-0'-2" (375.25)AVERAGE GRADE18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADE20' SETBACKBLUE STUCCOLIGHT STUCCOWALLALUMINUM WIREFENCE & GATERETAINING WALL(IN FRONT OF SECTION CUT)ALUMINUM / GLAZEDTRANSOM WINDOWALUMINUM / GLAZEDDOORALUMINUM FRAMEWINDOWS, TYP.STAINED WD SIDING6±0"1 GROUND FLOOR+14'-6"2 ROOF18'-0"26'-0"(375.42)-0'-2" (375.25)AVERAGE GRADE18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADE20' SETBACKBLUE STUCCOALUMINUM / GLAZEDTRANSOM WINDOWS,TYP.ALUMINUM / GLAZEDDOORS, TYP.76±0"1 GROUND FLOOR+14'-6"2 ROOF18'-0"26'-0"-0'-2" (375.25)AVERAGE GRADE18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADE20' SETBACK(375.42)BLUE STUCCO ALUMINUM / GLAZEDTRANSOMALUMINUM / GLAZEDDOORS TYP.7±0"1 GROUND FLOOR+14'-6"2 ROOF18'-0"26'-0"14'-8"(375.42)-0'-2" (375.25)AVERAGE GRADE18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADEBLUE STUCCODECORATIVEALUMINUM SCREENS;DESIGN TBD6'-0"SOLID FENCE2'-0"MIN. 25% OPEN2 3/4"2 3/4"2 3/4"2 3/4"2 3/4"2 3/4"1 1/4"1 1/4"1 1/4"1 1/4"1 1/4"1 1/4"7 1/2"OPEN1'-4 1/2"SOLID7 1/2" / 24" =31.25% OPENNNPEE00"%%OO2'--225%%NN.MM6'-0"SOLIDFENCE04'8' 16'SCALE: 1/8" = 1'-0"1EAST ELEVATION - ENTRYSCALE: 1/8" = 1'-0"2WEST ELEVATION - COURTYARDSCALE: 1/8" = 1'-0"6NORTH ELEVATION - REARSCALE: 1/8" = 1'-0"3SOUTH ELEVATION - STREET VIEWSCALE: 1/8" = 1'-0"5PARTIAL SOUTH ELEVATION - LIVINGSCALE: 1/8" = 1'-0"7PARTIAL NORTH ELEVATION - MASTERSCALE: 1/8" = 1'-0"4PARTIAL SOUTH ELEVATION - GARAGESCALE: 1" = 30'8KEY PLANSCALE: 1/2" = 1'-0"9FENCE DETAIL4532176NEW BUILDINGS SHALL HAVE APPROVED ADDRESSNUMBERS PLACED IN A POSITION THAT IS PLAINLYLEGIBLE & VISIBLE FROM THE STREET OR ROADFRONTING THE PROPERTY. NUMBERS SHALLCONTRAST WITH THEIR BACKGROUND. ADDRESSNUMBERS SHALL BE ARABIC NUMBERS ORALPHABETICAL LETTERS. NUMBERS SHALL BE AMINIMUM OF 4" HIGH WITH A MINIMUM STROKEWIDTH OF 1/2". ADDRESS NUMBERS SHALL BEMAINTAINED. CFC SEC. 505.159 A3.1FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDEXTERIORELEVATIONSDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS±0"1 GROUND FLOOR14'-6 5/8"HGT. ABOVEAVERAGE GRADE18'-0"26'-0"15'-11 1/8"HGT. ABOVEAVERAGE GRADE15'-0"6'-0" 2'-0"3'-0" 6'-0"15'-2 5/8" 5'-0" 15'-2 5/8"-3'-5 3/8" (371.97)LOW NATURAL GRADE-3'-5/8" (372.37)AVERAGE GRADE-5'-0" (370.42)LOW NATURAL GRADE-4'-5 1/8" (370.99)AVERAGE GRADE(375.42)+11'-6"PARAPET HEIGHTGARAGE ACCESSORY STRUCTURE18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADEBOARD-FORM CONCRETEBLUE STUCCOBLUE STUCCOBUILT-INCABINETRYALUMINUM FASCIAALUM. DOOR15' MAX. ACCESSORY STRUCTURE HGTMIN. 25% OPEN, SEEDETAIL 9/A3.0TOTAL "WALL" AREA = 319 SFOPEN AREA = 182 SF57% OPENADUDCBAGMTESLAPOWERWALLS12±0"1 GROUND FLOOR18'-0"26'-0"15'-11 1/8"2'-0"-4'-5 1/8" (370.99)AVERAGE GRADE18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADE20' SETBACKBOARD FORMCONCRETE WALLBLUE STUCCOALUMINUM / GLAZEDFIXED WINDOWS+11'-6"PARAPET HEIGHT(375.42)EAVE PROJECTIONINTO SIDE SETBACK;MAX. 3' ALLOWED±0"1 GROUND FLOOR14'-6 5/8"HGT. ABOVEAVERAGE GRADE18'-0"26'-0"15'-11 1/8"15'-0"-2'-7 3/4" (372.77)HIGH NATURAL GRADE-3'-10 3/8" (371.56)HIGH NATURAL GRADE-4'-5 1/8" (370.99)AVERAGE GRADE-2'-0"GARAGE FF(375.42)-3'-5/8" (372.37)AVERAGE GRADE+11'-6"PARAPET HEIGHTGARAGE ACCESSORY STRUCTURE18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADEBLUE STUCCO BLUE STUCCOALUMINUM FASCIABUILT-IN CABINETSALUMINUM / GLAZEDDOORSGRILL15' MAX. ACCESSORY STRUCTURE HGTBLUE STUCCOHIDDEN DOOROUTDOOR SHOWERADUABCD21±0"1 GROUND FLOOR14'-6 5/8"HGT. ABOVEAVERAGE GRADE8'-0"15'-0"-3'-5/8" (372.37)AVERAGE GRADE-2'-0" (374)GARAGE FF+11'-6"PARAPET HEIGHT(375.42)20' SETBACKBLUE STUCCOALUMINUM GARAGEDOOR W/ FROSTEDGLAZINGFENCE BEYOND15' MAX. ACCESSORY STRUCTURE HGT±0"1 GROUND FLOOR18'-0"26'-0"15'-11 1/8"-4'-5 1/8" (370.99)AVERAGE GRADE18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADE20' SETBACKBLUE STUCCOEXTERIOR CURTAINCABLE RAIL GUARDRAIL+11'-6"PARAPET HEIGHTALUMINUM / GLAZEDDOOR(375.42)21±0"1 GROUND FLOOR14'-6 5/8"HGT. ABOVEAVERAGE GRADE8'-0"15'-0"6'-0"-3'-5/8" (372.37)AVERAGE GRADE+11'-6"PARAPET HEIGHT(375.42)20' SETBACKBLUE STUCCOPATIO ROOF W/ALUMINUM FASCIAALUMINUM WIREFENCE W/ GATE15' MAX. ACCESSORY STRUCTURE HGT1204'8' 16'SCALE: 1/8" = 1'-0"1ADU / GARAGE - EASTSCALE: 1/8" = 1'-0"6ADU - NORTHSCALE: 1/8" = 1'-0"2ADU / GARAGE - WESTSCALE: 1/8" = 1'-0"3GARAGE - SOUTHSCALE: 1/8" = 1'-0"5ADU - SOUTHSCALE: 1/8" = 1'-0"4GARAGE - NORTHSCALE: 1" = 30'7KEY PLAN32165460 A3.2FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDEXTERIORELEVATIONS -PAVILIONDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS(E) WALL TO BE REMOVED+/- 14'-9 7/8"(E) WALL TOREMAIN(E) WOOD SHAKE ROOF TOBE REMOVED; (E) ROOFSTRUCTURE TO REMAIN(E) WINDOW TOBE REMOVED+/- 9'-2"B/O (E) RAFTER+0'-0"(E) STRUCTURE FF+/- 9'-7 1/2"B/O (E) LEDGER+/- 10'-1 1/4"T/O (E) LEDGER(E) WALL TOREMAIN+/- 14'-9 7/8" VIF(E) ROOF+/- 14'-9 7/8"(N) 4X4 POST(E) WALL TOREMAIN+/- 9'-2"B/O (E) RAFTER+0'-0"(E) STRUCTURE FF+/- 9'-7 1/2"B/O (E) LEDGER+/- 10'-1 1/4"T/O (E) LEDGER(E) WALL TOREMAIN(N) 3 1/2" X11 7/8" PSL+/- 14'-9 7/8" VIF(E) ROOF(N) CORRUGATED METALROOF O/ (E) STRUCTURE(E) WALL TO BE REMOVED+/-14'-9 7/8"+/- 9'-2"B/O (E) RAFTER+0'-0"(E) STRUCTURE FF+/- 9'-7 1/2"B/O (E) LEDGER+/- 10'-1 1/4"T/O (E) LEDGER(E) WINDOW TOBE REMOVED+/- 14'-9 7/8" VIF(E) ROOF+/-14'-9 7/8"+/- 9'-2"B/O (E) RAFTER+0'-0"(E) STRUCTURE FF+/- 9'-7 1/2"B/O (E) LEDGER+/- 10'-1 1/4"T/O (E) LEDGER(E) WALL TOREMAIN(N) 4X4 POST(N) 3 1/2" X 117/8" PSL+/- 14'-9 7/8" VIF(E) ROOF+/- 14'-9 7/8"+/- 9'-2"B/O (E) RAFTER+0'-0"(E) STRUCTURE FF+/- 9'-7 1/2"B/O (E) LEDGER+/- 10'-1 1/4"T/O (E) LEDGER+/- 14'-9 7/8" VIF(E) ROOF(E) WALL TOREMAIN(E) WOOD DECK TOBE REMOVED(E) WOOD SHAKE ROOF TOBE REMOVED; (E) ROOFSTRUCTURE TO REMAIN+/- 14'-9 7/8"+/- 9'-2"B/O (E) RAFTER+0'-0"(E) STRUCTURE FF+/- 9'-7 1/2"B/O (E) LEDGER+/- 10'-1 1/4"T/O (E) LEDGER+/- 14'-9 7/8" VIF(E) ROOF(E) WALL TOREMAIN04'8' 16'SCALE: 1/8" = 1'-0"1EAST ELEVATION - (E) STABLESCALE: 1/8" = 1'-0"2EAST ELEVATION - PROPOSED PAVILIONSCALE: 1/8" = 1'-0"3SOUTH ELEVATION - (E) STABLESCALE: 1/8" = 1'-0"4SOUTH ELEVATION - PROPOSED PAVILIONSCALE: 1/8" = 1'-0"5WEST ELEVATION - (E) STABLESCALE: 1/8" = 1'-0"6NORTH ELEVATION - (E) STABLESCALE: 1" = 30'7KEY PLAN3/41/25661 A4.0FERGUS GARBER YOUNG ARCHITECTS81 ENCINA AVENUEPALO ALTO, CA 94301t: 650.473.0400www.fgy-arch.comLICENSEDARCHITECT S TATEOFCALIFORNIADANIEL MASONGARBERC-2891503-31-201912901 PIERCE RDBUILDING SECTIONSDATE DESCRIPTIONISSUANCES© FERGUS GARBER YOUNG ARCHITECTS 20188/21/18 PLANNING SETREV12901 PIERCE RDSARATOGA, CA11/12/18 PC COMMENTS-12'-4 1/4"-1 BASEMENT±0"1 GROUND FLOOR+14'-6"2 ROOF9'-0"CEILING HGT14'-8"HGT FROM AVERAGE GRADE9'-10 1/4"CEILING HGT.CRAWLSPACEKITCHEN DINING ENTRY HALL MSTRCLOSETBED 1BATHCLOSETMECHANICAL /IT / STORAGETHEATER-12'-6"THEATER FF-0'-2" (375.25)AVERAGE GRADE(375.42)+1'-7" (377)NATURAL GRADEAT SECTION CUT(373.2) -2'-2 5/8"NATURAL GRADEAT SECTION CUTBATHCRAWLSPACEDEGIKLNCFHJM10'-0"CEILING HGT12'-0"CEILING HGT2'-2 5/8"DISTANCE FROM LOWESTGRADE TO FF ABOVE6-12'-4 1/4"-1 BASEMENT±0"1 GROUND FLOOR+14'-6"2 ROOF14'-8"HGT FROM AVERAGE GRADE12'-0"CEILING HGT14'-0"CEILING HGT1'-8 3/8"DISTANCE FROM LOWEST GRADE TO FF ABOVELIVING / DINING KITCHEN MUDROOM /PANTRYGARAGE1% SLOPE-2'-0" (373.42)GARAGE SLAB(375.42)CRAWLSPACE-0'-2" (375.25)AVERAGE GRADE-1'-8 3/8" (373.72)NATURAL GRADEAT SECTION CUT-1'-1 1/2" (374.3)NATURAL GRADEAT SECTION CUT732154±0"1 GROUND FLOOR11'-6"CLG HEIGHT14'-6 5/8"HGT ABOVEAVERAGE GRADE10'-6"CLG HEIGHT9'-0"CLG HEIGHT11'-6"15'-11 1/8"HGT ABOVEAVERAGE GRADE+11'-6"PARAPET HEIGHT-2'-0"GARAGE FF1% SLOPE-3'-0"POOL EQUIP. FFGARAGECABANAADUPOOLEQUIP.-4'-9" (370.67)NATURAL GRADEAT SECTION CUT(375.42)-2'-6 3/4" (372.86)NATURAL GRADEAT SECTION CUT-4'-5 1/8" (370.99)AVERAGE GRADE-3'-5/8" (372.37)AVERAGE GRADEGARAGE ACCESSORY STRUCTUREGRILLBURNERADUABCD04'8' 16'SCALE: 1/8" = 1'-0"1BUILDING SECTION - LENGTH OF HOUSESCALE: 1/8" = 1'-0"2BUILDING SECTION - LIVING ROOM/KITCHENSCALE: 1/8" = 1'-0"3BUILDING SECTION - ADU/GARAGE62 63 65 66 67 68 REPORT TO THE PLANNING COMMISSION 14374 Maclay Court Meeting Date: January 9, 2019 Application: PDR18-0007/ARB18-0013 Address/APN: 14374 Maclay Court / 397-03-035 Applicant / Property Owner: Gary Kohlsaat / John Cintas From: Debbie Pedro, Community Development Director Report Prepared By: Christopher Riordan, Senior Planner 69 Report to the Planning Commission 14374 Maclay Court – Application # PDR18-0007/ARB18-0013 January 9, 2019 Page | 2 PROJECT DESCRIPTION The applicant is requesting Design Review approval for a new 4,565 square foot two-story residence. Two (2) protected trees are proposed for removal. STAFF RECOMMENDATION Adopt Resolution No.19-002 approving the project subject to conditions of approval included in Attachment 1. Pursuant to City Code Section 15-45.060(a)(3), Design Review Approval by the Planning Commission is required because the project includes a new structure over eighteen feet in height. PROJECT DATA Gross/Net Site Area: 40,113 sq. ft. gross/net (0.921 acres) Average Site Slope: 21.94% General Plan Designation: RVLD (Residential Very Low Density) Zoning: R-1-40,000 Proposed Allowed/Required Proposed Building Site Coverage Residence/Garage Pool/Walkways Driveway Total Proposed (structures) 2,695 sq. ft. 4,171 sq. ft. 2,523 sq. ft. 9,389 sq. ft. (23.4%) 14,040 sq. ft. (35%) Floor Area Main Floor Lower Floor Garage Total Floor Area 1,622 sq. ft. 2,471 sq. ft. 472 sq. ft. 4,565 sq. ft. 4,908 sq. ft. Height 22’5” 26’ Setbacks Front: Left Right Rear: 1st Story 2nd Story 30’3” 30’3” 109’6” 115’0” 38’4” 39’0” 82’10” 94’0” 1st Story 2nd Story 30’ 30’ 20’ 25’ 20’ 25’ 50’ 60’ Grading Cut 147 CY Fill 86 CY Export 61 CY No grading limit in the R-1-40,000 zoning district 70 Report to the Planning Commission 14374 Maclay Court – Application # PDR18-0007/ARB18-0013 January 9, 2019 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The project is located at 14374 Maclay Court near the intersection of Chester Avenue and Ten Acres Road in the R-1-40,000 zoning district. The subject site is one of two flag lots which have driveway access to the turnaround area of Maclay Court with both lots sharing a common driveway. Located on site is an existing 21-foot tall, 2,476 square foot, two story single-family home with associated site improvements including a swimming pool and cabana at the rear of the property. The average slope of the site is 21.94% with a 32 feet reduction in grade from the driveway to the rear of the site. A storm drain easement is located along the rear property line. Adjacent uses on both sides, to the rear, and on the opposite side of the driveway consist of both one and two-story single-family residences. A total of 24 protected trees are near the project site which including Coast live oaks and redwoods. Existing vegetation screens views of neighboring properties. Project Description The project would include the demolition of the existing residence and the construction of a new 4,565 square foot, approximately 22 feet tall, two story single-family residence. The project would be in the approximate same location as the current residence with little change to the existing grades and landscaping outside the building footprint. Site improvements including the driveway, concrete paths, pool and cabana will be retained. The two trees proposed for removal are discussed later in this report. Architecture/Design The project would have a contemporary architectural style. The design includes rectangular architectural elements, both flush and projecting from the sides of the building, with flat and slanted roof forms that complement without excessive symmetry. Contrasting exterior materials and colors consisting of white and grey integral color smooth plaster, brown colored horizonal wood siding, and grey colored stone veneer help to break up the visual appearance of mass. Additional exterior elements include aluminum framed windows and black colored metal balcony railings. The building footprint will be in the approximate same location as the existing residence. The main floor will be at the same level as the driveway which will include the front façade that will have a one-story appearance as viewed from the street. The two primary architectural elements of the front façade include an aluminum roll up sectional garage door and a wood and glass entry door. The project will take advantage of the downward slope of the site to reduce the appearance of bulk and mass. The lower floor will be located under the main floor with the mass of the building concentrated on the lower portion of the site. A 169 square foot portion of the lower floor located beneath the garage qualifies as a basement due to adjacent grades. This area is not included in the projects overall floor area. The applicant has provided a color and materials board, which will be available for review at the site visit and during the public hearing. Below is a list of the proposed exterior materials. 71 Report to the Planning Commission 14374 Maclay Court – Application # PDR18-0007/ARB18-0013 January 9, 2019 Page | 4 Detail Colors and Materials Exterior Integral grey/white color smooth plaster, horizontal wood siding, stone veneer Windows Grey colored aluminum framed windows Doors Decorative Wood Entrance Door Grey colored aluminum sectional rollup door with frosted glass panels Roof Standing seam metal roof - grey Trees The project arborist inventoried a total of 24 trees on site. Two protected trees are proposed for removal which include 1) a 30” multitrunked Coast live oak in poor condition which conflicts with proposed exterior stairs on the western side of the residence, and 2) a 16” Coast redwood in good condition which conflicts with a proposed 5’ retaining wall near the northwest corner of the building footprint. All remaining protected trees would be protected prior to building permit issuance and throughout the duration of the project. 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 removed and preserved are included in the Arborist Report (Attachment 2). Landscaping The new residence is constructed in approximately the same location as the existing structure. All existing landscape areas including the pool and putting green will remain. A new 657 square foot concrete patio constructed at grade would be located on the eastern side of the structure. Sliding wall panels would provide open access to the patio from the lower level game room. The patio would connect to existing paths to provide access to the pool and cabana at the rear of the site. No new landscaping is proposed other than the trees required to be planted to offset the trees that are being removed. Geotechnical Review The project site is in a geo hazard zone. The applicant submitted a geotechnical investigation and recommendations prepared by Silicon Valley Engineering which was reviewed by the City Geologist. The City Geologist approved the recommendations to stabilize the project as recommended by Silicon Valley Engineering and granted clearance to proceed. 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 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 will be limited to the construction of the lower floor area which is classified as a basement as well as contouring the site as necessary to direct water to 72 Report to the Planning Commission 14374 Maclay Court – Application # PDR18-0007/ARB18-0013 January 9, 2019 Page | 5 landscaped areas. Grading is also reduced as the new structure will be in the same location as the existing structure with no significant change in the finished floor elevation. 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 the number of trees to be removed is being kept to a minimum and limited to two trees either in poor condition or in conflict with the location of the project. A total of 24 protected trees remain near the project and with the required replacement trees, the number of trees on the site will increase. All remaining protected trees near the project would be protected prior to building permit issuance and throughout the duration of the project. Tree protection fencing is required to be installed prior to the issuance of building permits and shall remain in place for the duration of the project. 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 though the project is a two-story structure, the second story element is smaller than the first story with first story eaves and roof lines consistent in height with adjacent residences. The finished floor of the new structure would be approximately the same elevation as the existing structure. No community view sheds are located in the vicinity of the project. 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 the project is a two-story residence in a neighborhood with both one and two-story structures, the project concentrates the massing toward the center of the site with the height concentrated toward the middle of the building footprint and is lower at both sides to increase compatibility with neighboring one-story homes to the west. The project includes architectural elements consistent with the modern architectural style which are in scale with the structure and 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 existing landscaping is proposed to remain. Hardscape would be less than 50% of the front setback area and limited to a concrete driveway and walkway. 73 Report to the Planning Commission 14374 Maclay Court – Application # PDR18-0007/ARB18-0013 January 9, 2019 Page | 6 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 development will not unreasonably impair the ability of adjoining properties to utilize solar energy as the tallest elements of the structure are located at the center of the site to minimize shadowing, the project meets or exceeds required setbacks, and the orientation of the sun with respect to the location of the site will not cast shadows on adjoining properties. 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 is comparable with the massing of surrounding two story homes but is larger than nearby one story homes, these differences are tempered through the use of appropriate massing and horizontal building forms; the structure is sited 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 manner which is complementary to the architectural style of the home. 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. The site has a slope of more than 10% and is considered a hillside lot. However, the site in not located on or near a ridgeline and the new house is proposed in the approximate location as the existing house so there is minimal grading and no significant alterations to existing hillside features. In addition, no community viewsheds are located on or near the project site and the project is in compliance with City Code Section 15-13.100 (Height of Structures). Neighbor Notification and Correspondence A public notice 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. The applicant provided seven completed Neighbor Notification Forms – none of the forms included negative project related concerns (Attachment 3). ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of three single-family residences in a residential area. The project, as proposed, is for the construction of a new residence in a suburban, residential area. 74 Report to the Planning Commission 14374 Maclay Court – Application # PDR18-0007/ARB18-0013 January 9, 2019 Page | 7 ATTACHMENTS 1. Resolution No. 19-002 2. Arborist Report dated August 7, 2018 3. Neighbor Notification Forms 4. Story Pole Certification 5. Project Plans 75 RESOLUTION NO: 19-002 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR18-0007 AND ARBORIST REPORT ARB18-0013 14374 MACLAY COURT (397-03-035) WHEREAS, on March 13, 2018 an application was submitted by Gary Kohlsaat on behalf of John Cintas requesting Design Review approval to construct a new 4,565 square foot two-story residence with associated site improvements located 14374 Maclay Court (APN 397-03-035). The height of the proposed residence is approximately 22 feet. Two 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 January 9, 2019 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, the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. Attachment 1 76 14374 Maclay Court Application #PDR18-0007ARB18-0013 Resolution #19-002 Page | 2 Section 5: The City of Saratoga Planning Commission hereby approves PDR18-0007 and ARB18-0013 located at 14374 Maclay Court (APN 397-03-035), subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 9th day of January 2019 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Joyce Hlava Chair, Planning Commission 77 14374 Maclay Court Application #PDR18-0007ARB18-0013 Resolution #19-002 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR18-0007 & ARB18-0013 14374 MACLAY COURT (APN 397-03-035) 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. 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. 78 14374 Maclay Court Application #PDR18-0007ARB18-0013 Resolution #19-002 Page | 4 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 date stamped December 17, 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. To comply with standards that minimize impacts to the neighborhood during site preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance of the construction site and other requirements stated in these sections. 9. Prior to issuance of Building Permits, the applicant shall prepare for review and approval by City staff a Construction Management Plan for the project which includes but is not limited to the following: a. Proposed construction worker parking area. b. Proposed construction hours that are consistent with City Code. c. Proposed construction/delivery vehicle staging or parking areas. d. Proposed traffic control plan with traffic control measures, any street closure, hours for delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth moving or hauling activities will be scheduled to avoid peak commute hours. e. Proposed construction material staging/storage areas. f. Location of project construction sign outlining permitted construction work hours, name of project contractor and the contact information for both homeowner and contractor. 10. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. 79 14374 Maclay Court Application #PDR18-0007ARB18-0013 Resolution #19-002 Page | 5 11. A locking mailbox approved for use by the U.S. 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. 12. A Building Permit must be issued, and construction commenced within 36 months from the date of adoption of this Resolution or the Design Review Approval will expire unless extended in accordance with the City Code. FIRE DEPARTMENT 13. The owner/applicant shall comply with all Fire Department requirements. ARBORIST 14. All requirements in the City Arborist Report dated August 7, 2018 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. PUBLIC WORKS 15. Applicant / Owner shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement including all new utilities prior to commencement of the work to implement this Design Review. 16. Per Design Review PDR18-0007, no improvements in the public right-of-way are required. 17. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to final inspection. 18. All new/upgraded utilities shall be installed underground. 19. Applicant / Owner shall maintain the streets, sidewalks and other right of way as well as adjacent properties, both public and private, in a clean, safe and usable condition. All spills of soil, rock or construction debris shall be removed immediately. 20. All project that create and/or replace more than 2,500 square feet and less than 10,000 square feet of impervious surface shall install one or more of the following site design measures: a. Direct roof runoff into cisterns or rain barrels for reuse. b. Direct roof runoff onto vegetated areas. c. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas. d. Direct runoff from driveways and/or uncovered parking lots onto vegetated areas. e. Construct sidewalks, walkways, and/or patios with permeable surfaces. f. Construct bike lanes, driveways, and/or uncovered parking lots with permeable surfaces. 21. The Owner/Applicant shall incorporate adequate source control measures to limit pollutant generation, discharge, and runoff (e.g. landscaping that minimizes irrigation and runoff, 80 14374 Maclay Court Application #PDR18-0007ARB18-0013 Resolution #19-002 Page | 6 promotes surface infiltration where possible, minimizes the use of pesticides and fertilizers, and incorporates appropriate sustainable landscaping practices and programs, such as Bay- Friendly Landscaping). 22. Construction Site Control • Owner shall implement construction site inspection and control to prevent construction site discharges of pollutants into the storm drains per approved Erosion Control Plan. • The City requires the construction sites to maintain year-round effective erosion control, run-on and run-off control, sediment control, good site management, and non-storm water management through all phases of construction (including, but not limited to, site grading, building, and finishing of lots) until the site is fully stabilized by landscaping or the installation of permanent erosion control measures. • City will conduct inspections to determine compliance and determine the effectiveness of the BMPs in preventing the discharge of construction pollutants into the storm drain. Owner shall be required to timely correct all actual and potential discharges observed. 23. Prior to the Building final, all Public works conditions shall be completed per approved plans. BUILDING DEPARTMENT SUBMITTAL 24. 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 August 7, 2018 printed onto a separate plan page. c. All additional drawings, plans, maps, reports, notes, and/or materials required by the Building Division. c. This signed and dated Resolution printed onto separate construction plan pages. d. The site plan shall contain a note with the following language: “Prior to foundation inspection by the City, the Licensed Land Surveyor of record shall provide a written certification that all building setbacks comply with the Approved Plans,” which note shall represent a condition which must be satisfied to remain in compliance with this Design Review Approval. 81 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB18-0013 Prepared by Kate Bear, City Arborist Site: 14374 Maclay Court Phone: (408) 868-1276 Owner: John Cintas Email: kbear@saratoga.ca.us APN: 397-03-035 Email: john@burdickpainting.com Report History: Final report Date: August 7, 2018 PROJECT SCOPE: The applicant has submitted plans to demolish the existing house and build a new two story house with an attached two car garage. One coast live oak and one redwood (trees 5 and 23) are requested for removal to construct the project. STATUS: Approved by City Arborist, with attached conditions. PROJECT DATA IN BRIEF: Tree bond – Required - $9,985 Tree fencing – Required – See Conditions of Approval and attached map. Tree removals – Trees 5 and 23 are approved for removal once building permits have been issued. Replacement trees – Required = $4,240 ATTACHMENTS: 1 – Findings 2 – Tree Removal Criteria 3 – Tree Information 4 – Conditions of Approval 5 – Map Showing Tree Protection 1 Attachment 2 82 14374 Maclay Court Attachment 1 FINDINGS: Tree Removals According to Section 15-50.080 of the City Code, whenever a tree is requested for removal as part of a project, certain findings must be made and specific tree removal criteria met. One coast live oak (tree 5) is requested for removal and meets the City’s criteria allowing it to be removed and replaced as part of the project, once building division permits have been obtained. Attachment 2 contains the tree removal criteria for reference. Table 1: Summary of Tree Removal Criteria that are met Tree No. Species Criteria met Comments 5 Coast live oak 1, 4, 6, 7, 9 In conflict with stairs for new house 23 Coast redwood 1, 4, 6, 7, 9 In conflict with retaining wall New Construction Based on the information provided, and as conditioned, this project complies with the requirements for the setback of new construction from existing trees under Section 15- 50.120 of the City Code. Tree Preservation Plan Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To satisfy this requirement the following shall be copied onto a plan sheet and included in the final sets of plans: 1) The Recommendations, and Appendices A, B and D, from the submitted arborist report dated February 25, 2018; 2) The Project Data in Brief, the Conditions of Approval, and the map showing tree protection from this report dated August 7, 2018. 2 83 14374 Maclay Court Attachment 2 TREE REMOVAL CRITERIA Criteria that permit the removal of a protected tree are listed below. This information is from Article 15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If findings are made that meet the criteria listed below, the tree(s) may be approved for removal and replacement during construction. (1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or proposed structures and interference with utility services, and whether the tree is a Dead tree or a Fallen tree. (2) The necessity to remove the tree because of physical damage or threatened damage to improvements or impervious surfaces on the property. (3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the diversion or increased flow of surface waters, particularly on steep slopes. (4) The number, species, size and location of existing trees in the area and the effect the removal would have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general welfare of residents in the area. (5) The age and number of healthy trees the property is able to support according to good forestry practices. (6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the protected tree. (7) Whether the approval of the request would be contrary to or in conflict with the general purpose and intent of this Article. (8) Any other information relevant to the public health, safety, or general welfare and the purposes of this ordinance as set forth in Section 15-50.010 (9) The necessity to remove the tree for economic or other enjoyment of the property when there is no other feasible alternative to the removal. (10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed and replacement trees planted in conformance with the City Arborist's recommendation. 3 84 14374 Maclay Court Attachment 3 TREE INFORMATION: Arborist Report reviewed: Preparer: Richard Gessner, Monarch Consulting Arborists, LLC Date of Report: February 25, 2018 An arborist report was submitted for this project that inventoried 24 trees protected by Saratoga City Code. Information on the condition of each tree, potential impacts from construction, suitability for preservation, appraised values and tree protection recommendations was provided. A table summarizing information about each tree is below. One coast live oak (tree 5) and one coast redwood (tree 23) protected by Saratoga City Code are requested for removal to construct this project. Table 2: Tree information from February 25, 2018 arborist report. 4 85 14374 Maclay Court Attachment 3 Table 2 continued: Tree information from February 25, 2018 arborist report. 5 86 14374 Maclay Court Attachment 3 Table 2 continued: Tree information from February 25, 2018 arborist report. 6 87 14374 Maclay Court Attachment 3 Table 3: Tree value information from February 25, 2018 arborist report. 7 88 14374 Maclay Court Attachment 3 Table 3 continued: Tree value information from February 25, 2018 arborist report. 8 89 14374 Maclay Court Attachment 4 CONDITIONS OF APPROVAL 1.Owner, Architect, Contractor: 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.Permit: 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. 3.Final Plan Sets: a.Shall include the recommendations and tree information from the arborist report by Richard Gessner dated February 25, 2018. b.Shall include the recommendations and tree information copied on a plan sheet, titled “Tree Preservation”. c.Shall include the Project Data in Brief, the Conditions of Approval, and the map showing tree protection sections of the City Arborist report dated August 7, 2018. 4.Tree Protection Security Deposit: a.Is required per City Ordinance 15-50.080. b.Shall be $9,985 for tree(s) 3, 4, 6 and 21 – 22 and 24. 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. 5.Tree Protection – Fencing, etc: 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. 6.Construction: All construction activities shall be conducted outside tree protection fencing unless permitted as conditioned below. These activities include, but are not necessarily limited to, the following: demolition, grading, trenching for utility installation, equipment cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. 9 90 14374 Maclay Court Attachment 4 7.Work inside fenced areas: a.Requires field meeting with City Arborist before performing work. b.Requires City Arborist approval prior to performing work. c.Requires Project Arborist on site to monitor work. 8.Project Arborist: a.Shall be Richard Gessner unless otherwise approved by the City Arborist. b.Shall visit the site every three weeks during grading, trenching or digging activities. c.Shall provide a letter to the Applicant for the City at the end of the project. The letter shall document the work performed around trees, include photos of the work in progress, and provide information on the condition of the trees following construction. d.Shall supervise any permitted pruning or root pruning of trees on site. 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. e.The Project Arborist shall be on site to monitor all work within 10 feet of trees 3, 4, 6, 21, 22 and 24. 9.Tree removal: a.Trees 5 and 23 meet the criteria for removal and may be removed once building division permits have been obtained. b.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. c.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. 10.New trees: a.New trees equal to $4,240 shall be planted as part of the project before final inspection and occupancy of the new home. New trees may be of any species. b.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. c.Replacement values for new trees are listed below. 15 gallon = $350 24 inch box = $500 36 inch box = $1,500 24 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 d.Replacement trees may be planted anywhere on the property as long as they do not encroach on retained trees. e.Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 11.Final inspection: At the end of the project, when the contractor wants to remove tree protection fencing and have the tree protection security deposit released by the City, call City Arborist for a final inspection. 10 91 Attachment 5 Legend Tree Protection Fencing 14374 Maclay Court Trees 5 and 23 are to be removed as part of the project. 11 92 Attachment 3 93 94 95 96 97 Attachment 4 98 OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE:THE CINTAS RESIDENCE14374 MACLAY COURT SARATOGA, CAAS SHOWN A-1 12/13/18 -1 COVER SHEET A-1 1 2 A-4 A-5 A-6 A-7 A-8 A-9 A-10 A-11 COVER SHEET BOUNDARY SURVEY & TOPOGRAPHIC … GRADING & DRAINAGE PLAN SITE PLAN MAIN FLOOR PLAN LOWER FLOOR PLAN ROOF PLAN FRONT & LEFT ELEVATIONS REAR & RIGHT ELEVATIONS CROSS SECTIONS LANDSCAPE PLAN PROJECT DATA PROJECT ADDRESS: OWNER: APN#: ZONING: CONSTRUCTION TYPE: OCCUPANCY GROUP: GROSS SITE AREA: EASEMENT: NET SITE AREA: AVERAGE SLOPE: SLOPE ADJACENT TO BUILDING SITE: SLOPE ADJUSTED LOT SIZE: ALLOWABLE FLOOR AREA: 14374 MACLAY CT SARATOGA, CA 95070 JOHN CINTAS 14374 MACLAY CT SARATOGA, CA 95070 (408) 506-1622 397-03-035 R-1-40 V-B SPRINKLERED R-3 42,443 SF (.974 AC) 2,330 SF 40,113 SF (.921 AC) 21.94% PROPOSED FLOOR AREAS: MAIN FLOOR LOWER FLOOR GARAGE 1,622 SF 2,695 SF 472 SF TOTAL FLOOR AREA =4789 SF EXISTING STRUCTURES TO BE REMOVED: MAIN FLOOR LOWER FLOOR GARAGE 871 SF 1,178 SF 427 SF TOTAL FLOOR AREA =2,476 SF SITE AREAS: RESIDENCE POOL, WALKWAY DRIVEWAY TOTAL BUILDING COVERAGE 1,178 SF 3,805 SF 2,523 SF 7,506 SF = 18.7% 2,695 SF 4,171 SF 2,523 SF 9,389 SF = 23.4% EXISTINGPROPOSED TOTAL NET FLOOR AREA 4,565 SF ALLOWABLE SITE COVERAGE = 40,113 SF X .35 = 14,040 SF SETBACKS FRONT REAR LEFT SIDE RIGHT SIDE REQUIRED 30' 50' 20' 20' 30'-3" 94'-0" 125'-9" 39'-0" HEIGHT INFORMATION: LOWEST (E) GRADE = HIGHEST (E) GRADE = AVERAGE (E) GRADE = HIGHEST ELEV. OF STRUCTURE = 343.23' 358.52' 353.57' 375.94' 30'-3" 82'-10" 109'-6" 38'-4" 40,113-14,441=25,672 40,113 X 36%=14,441 4,050 + 858 = 4,908 SF BASEMENT -169 SF EXISTING PROPOSED STAIRWELL LOWER FLOOR -55 SF 20.25% PROJECT DIRECTORY ARCHITECT: KOHLSAAT & ASSOCIATES 51 UNIVERSITY AVENUE, SUITE L LOS GATOS, CA 95030 TEL: (408) 395-2555 CIVIL ENGINEER: HANNA-BRUNETTI 7651 EIGLEBERRY STREET GILROY, CA 95020 TEL: (408) 842-2173 SCOPE OF WORK DEMOLISH (E) 2,049 SF HOUSE & GARAGE & BUILD NEW 4,317 SF & GARAGE IN SAME LOCATION. DRIVEWAY, POOL, POOL DECK, LOWER RETAINING WALLS TO STAY SHEET INDEX Map data ©2018 Google 500 ft Google Maps14374 Maclay Ct 14374 Maclay Ct - Google Maps https://www.google.com/maps/place/14374+Maclay+Ct,+Saratoga... 1 of 1 2/1/18, 4:26 PM VICINITY MAP SITE 174.25 sq ft 684.31 sq ft 657.27 sq ft 471.50 sq ft 54.56 sq ft 169.26 sq ft 23'-0"41'-0"20'-6"12'-0"12'-111/2"8'-61/2"14'-10"17'-81/2"28'-61/2"13'-6"2"9'-93/4"1'-31/2" 16'-8"13'-6" 23'-0"12'-6"14'-0"49'-0"43'-6" 14'-0"14'-0"19'-111/2"4'-0"4'-1/2"13'-6"5'-111/2"F GH I J K 23'X20'-6"= 14'-10"X41'= 17'-8½"X28'-6½"= 16'-8"X13'-6"=13'-6"X12'-11½"= 12'X8'-6½"= 1'-3½"X 9'-9¾"= 1'-3½"X2"= L M A B C D 23'X12'-6"= 43'-6"X49'= 14'X14'÷2=14'X14'÷2= DECK DECK 4'X19'-11½"= E F G H I J K 23'X20'-6"= 14'-10"X41'= 17'-8½"X28'-6½"= 16'-8"X13'-6"= 13'-6"X12'-11½"= 12'X8'-6½"= 1'-3½"X9'-9¾"÷2= 1'-3½"X2"÷2= L M A B C D 23'X12'-6"= 43'-6"X49'= 14'X14'÷2= 14'X14'÷2= 4'X19'-11½"=E FLOOR AREA CALCULATIONS AREA DIMENSION S.F. TOTAL MAIN FLOOR AREA TOTAL LOWER FLOOR AREA TOTAL GARAGE AREA 287.5 2131.5 98 98 79.83 102.5 174.94 225 608.17 505.43 .11 6.33 471.5 2,471.01 1,622.48 471.5 O 13'-6"X4'-½"= P 23'-0"X7'-4¼"= -54.56 -169.26 STAIR COUNTED ON 1ST FLR FINISH FLOOR LESS THAN 42" ABOVE O P MAIN FLOORLOWER FLOOR PATIO356 GARAGE FINISH FLOOR @ 359.5'-42"=356' CONTOUR LINE SUB TOTAL 2,695 SF AREA CALCULATIONS The Cintas Residence 99 DEMO EXISTING HOUSE COMPLETELY DEMO EXISTING CONCRETE PATIO DEMO PORTION OF LOWER WALKWAY FOR NEW PATIO DEMO LOWER PORTION OF LANDING & STEPSDEMO LOWER PORTION OF LANDING & STEPS 2 100 CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 )TCFKPI &TCKPCIG2NCP %KPVCUÄ/CENC[%QWTVÄCRPÄÄ 2 2 101 OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE:THE CINTAS RESIDENCE14374 MACLAY COURT SARATOGA, CAAS SHOWN A-4 12/13/18 -4 SITE PLAN30' 2 5 '50'25'-16'-6 3/4" -13'-2 1/4" -11'-2 1/4" -1'-2 1/4" 9 3/4" 873 sq ft STORM DRAINAGE EASEMENTSTORM DRAINAGE EASEMENT STORM DRAINAGE EASEMENTSTORM DRAINAGE EASEMENT NEW STEPS BETWEEN UPPER STAIR & LOWER LANDING NEW STEPS BETWEEN UPPER STAIR & LOWER LANDING NEW 5' RETAINING WALL NEW 3'-6" RETAINING WALL RELOCATE TRENCH DRAIN AREA OF FILL FOR NEW DRIVEWAY ADD STEP FOR 12" RISE @ NEW DRIVEWAY CURB @ NEW DRIVEWAY INFILL AREA DEMO RETAINING WALLS AROUND CONCRETE PATIO (E) HOUSE TO BE REMOVED(E) HOUSE TO BE REMOVED LOWER DECKLOWER DECK UPPER DECKUPPER DECK DEMO CONCRETE PATIOREMOVE COAST LIVE OAK TREE PROTECTION TREE PROTECTION TREE PROTECTIONTREE PROTECTION DEMO LANDING DEMO STEPS DEMO LANDING DEMO PORTION OF CONCRETE WALKWAYDEMO PORTION OF CONCRETE WALKWAY REMOVE COAST LIVE OAK p a v e m e n t p a v e m e n t c o n c r e t e b r i c k b r i c k irrigation control box t o p o f b a n k t o p o f b a n k t o p o f b a n k hose bib (e) p o o l w a l lw a l l w o o d s t e p s(e) w a l l (e) w a l l (e ) w a l l (e ) w a l l (e) w a l l u p p e r f l o o r d e c k st a i r s t o up p e r f l o o r 3 5 8 . 5 ± c o n c r e t e (e ) w a l l (e ) c o n c r e t e s t e p s (e ) w a l l (e) w a l l (e ) w a l l s t e p s (e) w a l l(e) w a l l(e) w a l l(e) w a l l(e) t r e n c h d r a i n s t e p ss t e p s(e) l a n d i n g(e) c o n c r e t ec o n c r e t ec o n c r e t e c o n c r e t e (E) PUTTING GREEN (e) w a l l upper floorbuilding linelower f l o o r deck landing upper deck ac unitc o n c r e t ew a l l s t e p s c u r b catv irrigation control box (e) c h a i n l i n k f e n c e c h a i n l i n k f e n c e c h a i n l i n k f e n c e area drain electric meter gas meter (e ) w a l l (e ) w a l l (e) c o n c r e t e (e) c o n c r e t ec o n c r e t ec o n c r e t e (d) w a l l wood wire fence (e) woodpanel wall (e) woo dpanel wall (e) w o o d f e n c e (e) c h a i n l i n k f e n c e EXISTING COVERED CABANA (e) c o n c r e t e (e) r a i l i n gcobble roc k landing (e) conc r e t e c u r b pl a n t e r p a t i o c o n c r e t e f i r e p l a c e (e) w a l l (e) w a l lS06°42'13" E 200.74'S 8 9 ° 2 0 ' 3 5 " E 25 8 . 5 7 ' S 32°35'14 " W 149.22' N 58°04'3 5 " E 205.76' 359.33 349.59 T30-35 350.45 T15-35 351.62 T13-35 352.54 T10-25 350.74 T23-45 335.38 T11-20 333.76 T22-25333.24 T17-25 334.03 T46-55 345.98 342.24 T41-50 357.18 T15-25 354.27 T16-25 356.31 T9-20 354.07 T12-20 352.47 T11-20 340.53 T5-15 337.49 T7-20 335.54 T9-20 332.73 T10-20333.31 T21-25 332.29 T21-25 335.34 T14-25 326 328 330 330 332 334 336 338 338 340 342 344 346 348350350352352 35 4 354356358358 36 0 360 364 366336 334 332 356 344 346348344 358 (E) DRIVEWAY 36 2 PROPOSED RESIDENCE #1 #2 #3 #4 #5 #6 #7 #8 #9 #10 T19-25#11 #12 #13 #14 #15 #16 #17 #18 #19 #20 #21 #22 #23 #24BLUE OAK BLUE OAK BLUE OAK BLUE OAK COAST LIVE OAK BLUE OAK COAST LIVE OAK COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD T12-20COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD -16'-6 3/4" -13'-2 1/4" -11'-2 1/4" -1'-2 1/4" 9 3/4"MACLAY COURTN00°09'01"W 169.88'S06°42'13" E 200.74'N00°09'50"W 152.94' N 00°09' 5 0 " W 119.92' S 8 9 ° 2 0 ' 3 5 " E 25 8 . 5 7 ' S 32°35'14 " W 149.22' N 58°04'3 5 " E 205.76' 916=28°26'30" R=42.00L=20.85 14381 MACLAY CT. 14345 MACLAY CT. 14222 CHESTER AVE. 14300 MACLAY CT. 14332 MACLAY CT. 18860 10 ACRES RD. 14374 MACLAY CR. SUBJECT PROPERTY N SCALE: 1" = 10' SITE PLAN SCALE: 1" =100' NEIGHBORHOOD PLOT MAP 1. Setback Verification Note – “Prior to foundation inspection by the City, the LLS of record shall provide a written certification that all building setbacks are per the approved plans.” 2. Storm water Retention Note – “Disposition and treatment of storm water will comply with the National Pollution Discharge Elimination System ("NPDES") Standards and implementation standards established by the Santa Clara Valley Urban Runoff Pollution Prevention Program” 102 OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE:THE CINTAS RESIDENCE14374 MACLAY COURT SARATOGA, CAAS SHOWN A-5 12/13/18 -5 MAIN FLOOR PLAN RANGE REF DW8'-6"23'-0"12'-0"1'-6"3'-0" 32'-61/2"12'-51/2"3'-0"41'-0"20'-6"28'-61/2"12'-111/2"8'-61/2"12'-6"1'-6"61'-6"48'-0" A A-10 A A-10 B A-10 GAS ONLY FIREPLACE LIVING ROOM DINING ROOM GUEST BEDROOM GUEST BATH FOYER HALF BATH KITCHEN 2-CAR GARAGE DECK DECK PANTRY DN BBQ COVERED PORCH HALL FF 359.5' FF 359.5' N SCALE: 1/4" = 1'-0" MAIN FLOOR PLAN 103 OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE:THE CINTAS RESIDENCE14374 MACLAY COURT SARATOGA, CAAS SHOWN A-6 12/13/18 -6 LOWER FLOOR PLAN W DR 14'-0"49'-0"12'-6"8'-6"23'-0"12'-0"4'-6"14'-0"19'-111/2"29'-1/2"12'-6"20'-6"14'-0"13'-6" 48'-0"75'-6"BATH 3 BEDROOM 3 BEDROOM 2 BATH 3 HALF BATH UP MASTER SUITE MASTER CLOSET LAUNDRY WET BAR GAME ROOM MECHANICAL DN LANDING PATIO PATIO MASTER BATH WINE DISPLAY LINEN CLOSET FF 347.92' FF 349.42' UP UP DN DN DNDNA A-10 A A-10 B A-10 N SCALE: 1/4" = 1'-0" LOWER FLOOR PLAN 104 OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE:THE CINTAS RESIDENCE14374 MACLAY COURT SARATOGA, CAAS SHOWN A-7 12/13/18 -7 ROOF PLAN -16'-6 3/4" A A-10 A A-10 B A-10 OUTLINE OF HOUSE OUTLINE OF HOUSE OUTLINE OF HOUSE OUTLINE OF HOUSE DOUBLE HIP PYRAMID SKYLIGHT SHORT PARAPET @ ROOF EDGE SHORT PARAPET @ ROOF EDGESHORT PARAPET @ ROOF EDGE SHORT PARAPET @ ROOF EDGE SHORT PARAPET @ ROOF EDGE SHORT PARAPET @ ROOF EDGE SHORT PARAPET @ ROOF EDGESHORT PARAPET @ ROOF EDGE SHORT PARAPET @ ROOF EDGESHORT PARAPET @ ROOF EDGE SHORT PARAPET @ ROOF EDGE CLASS "A" PVC ROOF MEMBRANE CLASS "A" PVC ROOF MEMBRANE CLASS "A" PVC ROOF MEMBRANE CLASS "A" PVC ROOF MEMBRANE CLASS "A" PVC ROOF MEMBRANECLASS "A" PVC ROOF MEMBRANE CLASS "A" PVC ROOF MEMBRANE CLASS "A" PVC ROOF MEMBRANE CURB MOUNTED FIXED SKYLIGHTCURB MOUNTED FIXED SKYLIGHT CURB MOUNTED FIXED SKYLIGHT 1½/12 1½/122/12FLAT ROOF FLAT ROOF FLAT ROOF FLAT ROOF FLAT ROOF FLAT ROOF OVER OUTDOOR PATIO FLAT ROOF OVER ENTRY OPEN AREA OPEN AREA OPEN AREA MAIN FLOOR OUTDOOR DECK AREA SCALE: 1/4" = 1'-0" ROOF PLAN 105 OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE:THE CINTAS RESIDENCE14374 MACLAY COURT SARATOGA, CAAS SHOWN A-8 12/13/18 -8 FRONT & LEFT ELEVATIONS 1'-0"9'-1"1'-0"6'-41/4"3'-71/2"17'-5"22'-41/2"HORIZONTAL METAL RAILING & POSTS COLOR INTEGRAL SMOOTH PLASTER CEMENT ALUMINUM FRAMED WINDOWSCLASS "A" MEMBRANE ROOF STAINED HORIZONTAL SIDING COLOR INTEGRAL SMOOTH PLASTER CEMENT PAINTED FACIA ALUMINUM FRAMED WINDOWS PAINTED FACIAPAINTED FACIA 359.5' 358.5 353.57'AVERAGE GRADE TOP PLATE TOP PLATE 359.5' 358.5 368.58' 369.58' TOP PLATE TOP PLATE 368.58' 369.58' HIGHEST POINT FINISH FLOOR FINISH FLOOR AVERAGE GRADE353.57' 26' MAX HEIGHT ABOVE AVERAGE GRADE 375.94' 26' MAX HEIGHT ABOVE AVERAGE GRADE HIGHEST POINT375.94' HORIZONTAL METAL RAILING & POSTS HORIZONTAL METAL RAILING & POSTS STAINED HORIZONTAL SIDING COLOR INTEGRAL SMOOTH PLASTER CEMENT STONE VENEER ALUMINUM FRAMED DOORS CLASS "A" MEMBRANE ROOF WESTERN ALUMINUM WINDOWS ALUMINUM FRAMED DOORS STEEL I-BEAM POSTSTEEL I-BEAM POST ALUMINUM FRAMED WINDOWSALUMINUM FRAMED WINDOWS PAINTED FACIA COLOR INTEGRAL SMOOTH PLASTER CEMENT 359.5' 369.58' TOP PLATE TOP PLATE HIGHEST POINT FINISH FLOOR FINISH FLOOR FINISH FLOOR 353.57'AVERAGE GRADE 368.58' 358.42' 348.33' 346.83' TOP PLATE 348.33' 346.83' FINISH FLOOR FINISH FLOOR 353.57' 359.5' 358.42' 369.58' 368.58'TOP PLATE TOP PLATE FINISH FLOOR TOP PLATE AVERAGE GRADE 370.58'TOP PLATE 26' MAX HEIGHT ABOVE AVERAGE GRADE 375.94'HIGHEST POINT375.94' 26' MAX HEIGHT ABOVE AVERAGE GRADE ALUMINUM FRAMED WINDOWS 22'-41/2"COLOR INTEGRAL SMOOTH PLASTER CEMENT N N SCALE: 1/4" = 1'-0" FRONT (NORTHWEST) ELEVATION SCALE: 1/4" = 1'-0" LEFT (SOUTHWEST) ELEVATION VIEW VIEW 106 OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE:THE CINTAS RESIDENCE14374 MACLAY COURT SARATOGA, CAAS SHOWN A-9 12/13/18 -9 REAR & RIGHT ELEVATIONS31'-31/2"26'-0"1'-6"10'-1"1'-1"9'-6"1'-7"5'-41/4"22'-41/4"STAINED HORIZONTAL WOOD SIDING COLOR INTEGRAL SMOOTH PLASTER CEMENT STONE VENEER ALUMINUM FRAMIED WINDOWS STAINED HORIZONTAL WOOD SIDING ALUMINUM FRAMED DOORS ALUMINUM FRAMED WINDOWS HORIZONTAL METAL RAILING & POSTS ALUMINUM FRAMED WINDOWS ALUMINUM FRAMED WINDOWS (E) RETAINING WALLS(E) RETAINING WALLS(E) RETAINING WALLS COLOR INTEGRAL SMOOTH PLASTER CEMENT 359.5' 370.58' TOP PLATE TOP PLATE FINISH FLOOR 353.57'AVERAGE GRADE FINISH FLOOR FINISH FLOOR 353.57'AVERAGE GRADE 369.0' 358.42' 348.33' 346.83' TOP PLATE 359.5' 370.58' TOP PLATE TOP PLATE HIGHEST POINT FINISH FLOOR FINISH FLOOR FINISH FLOOR 369.0' 358.42' 348.33' 346.83' TOP PLATE 26' MAX HEIGHT ABOVE AVERAGE GRADE 375.94' 26' MAX HEIGHT ABOVE AVERAGE GRADE HIGHEST POINT 375.94'11'-2"9'-1"1'-0"6'-41/4"16'-51/4"STAINED HORIZONTAL SIDING COLOR INTEGRAL SMOOTH PLASTER CEMENT STONE VENEER ALUMINUM FRAMED WINDOWS ALUMINUM FRAMED WINDOWS ALUMINUM FRAMED WINDOWS HORIZONTAL METAL RAILING & POSTS HORIZONTAL METAL RAILING & POSTS COLOR INTEGRAL SMOOTH PLASTER CEMENT PAINTED FACIA 359.5' 26' MAX HEIGHT ABOVE AVERAGE GRADE 369.58' TOP PLATE TOP PLATE FINISH FLOOR FINISH FLOOR FINISH FLOOR 353.57'AVERAGE GRADE 375.94' 368.58' 358.42' 348.33' 346.83' TOP PLATE 348.33' 346.83' FINISH FLOOR FINISH FLOOR 353.57' 359.5' 358.42' 369.58' 368.58'TOP PLATE TOP PLATE FINISH FLOOR TOP PLATE AVERAGE GRADE HIGHEST POINT375.94' 26' MAX HEIGHT ABOVE AVERAGE GRADE HIGHEST POINT 31'-8"N N SCALE: 1/4" = 1'-0" REAR (SOUTHEAST) ELEVATION SCALE: 1/4" = 1'-0" RIGHT (NORTHEAST) ELEVATION VIEW VIEW 107 OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE:THE CINTAS RESIDENCE14374 MACLAY COURT SARATOGA, CAAS SHOWN A-10 12/13/18 -10 CROSS SECTIONS10'-1"11'-1"10'-1"26'-0"ENTRY STAIRWELL GUEST BEDROOM BEDROOM 3 CLOSET HALL 359.5' 369.58'TOP PLATE FINISH FLOOR FINISH FLOOR FINISH FLOOR 353.57'AVERAGE GRADE 358.42'TOP PLATE FINISH FLOOR FINISH FLOOR 353.57' 359.5' 358.42' 369.58'TOP PLATE FINISH FLOOR TOP PLATE AVERAGE GRADE 370.58'TOP PLATE 375.93' 26' MAX HEIGHT ABOVE AVERAGE GRADE26' MAX HEIGHT ABOVE AVERAGE GRADE 375.93' 370.58'TOP PLATE 349.42'349.42' 347.92'347.92'10'-1"11'-7"10'-1"9'-1"10'-1"12'-41/4"22'-41/2"11'-13/4"11° 358.52' EXISTING GRADE 343.23' EXISTING GRADE 11.45º OR 20.25% MASTER BEDROOM GAME ROOM LANDING HALL MECHANICAL GARAGE KITCHENDINING ROOM HALL 359.5' 369.58' TOP PLATE TOP PLATE FINISH FLOOR FINISH FLOOR FINISH FLOOR 353.57'AVERAGE GRADE 368.58' 358.42'TOP PLATE 349.42' 347.92' FINISH FLOOR FINISH FLOOR 353.57' 359.5' 358.42' 369.58' 368.58'TOP PLATE TOP PLATE FINISH FLOOR TOP PLATE AVERAGE GRADE 26' MAX HEIGHT ABOVE AVERAGE GRADE26' MAX HEIGHT ABOVE AVERAGE GRADE 375.94'375.94'HIGHEST POINT HIGHEST POINT 349.42' 347.92' SCALE: 1/4" = 1'-0" SECTION A-A SCALE: 1/4" = 1'-0" SECTION B-B 108 OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA NEW RESIDENCE:THE CINTAS RESIDENCE14374 MACLAY COURT SARATOGA, CAAS SHOWN A-11 12/13/18 -11 LANDSCAPE PLAN -16'-6 3/4" -13'-2 1/4" -11'-2 1/4" -1'-2 1/4" 9 3/4" STORM DRAINAGE EASEMENTSTORM DRAINAGE EASEMENT STORM DRAINAGE EASEMENTSTORM DRAINAGE EASEMENT (E) LANDSCAPE AREAS TO REMAIN. (E) LANDSCAPE AREAS TO REMAIN.(E) LANDSCAPE AREAS TO REMAIN.(E) LANDSCAPE AREAS TO REMAIN (E) LANDSCAPE AREAS TO REMAIN. (E) LANDSCAPE AREAS TO REMAIN (E) LANDSCAPE AREAS TO REMAIN. (E) LANDSCAPE AREAS TO REMAIN. (E) LANDSCAPE AREAS TO REMAIN. (E) LANDSCAPE AREAS TO REMAIN (E) LANDSCAPE AREAS TO REMAIN p a v e m e n t c o n c r e t e b r i c k b r i c k t o p o f b a n k t o p o f b a n k t o p o f b a n k (e) p o o l w a l lw a l l w o o d s t e p s(e) w a l l (e) w a l l (e ) w a l l (e ) w a l l (e) w a l l c o n c r e t e (e ) w a l l (e ) c o n c r e t e s t e p s (e ) w a l l (e) w a l l (e ) w a l l s t e p s (e) w a l l(e) w a l l(e) w a l l(e) w a l ls t e p s(e) l a n d i n g(e) c o n c r e t ec o n c r e t e (E) PUTTING GREEN s t e p s c u r bc u r b (e) c h a i n l i n k f e n c e c h a i n l i n k f e n c e c h a i n l i n k f e n c e (e ) w a l l (e ) w a l l (e) c o n c r e t e (e) c o n c r e t ec o n c r e t e wood wire fence (e) w o o d f e n c e (e) c h a i n l i n k f e n c e (e) c o n c r e t e (e) r a i l i n gcobble roc k landing (e) con c r e t e c u r b pl a n t e r S06°42'13" E 200.74'S 8 9 ° 2 0 ' 3 5 " E 25 8 . 5 7 ' S 32°35'14 " W 205.76' 349.59 T30-35 350.45 T15-35 351.62 T13-35 352.54 T10-25 350.74 T23-45 335.38 T11-20 333.76 T22-25333.24 T17-25 334.03 T46-55 345.98 342.24 T41-50 357.18 T15-25 354.27 T16-25 356.31 T9-20 354.07 T12-20 352.47 T11-20 340.53 T5-15 337.49 T7-20 335.54 T9-20 332.73 T10-20333.31 T21-25 332.29 T21-25 335.34 T14-25 326 328 330 330 332 334 336 338 338 340 342 344 346 348350350352352 354 354356358358 36 0 360 364 366336 334 332 356 344 346348344 358 NOTE: NEW HOUSE IS ON AN EXPANDED FOOTPRINT OF THE EXISTING HOUSE. MAINTAIN OR REPAIR EXISTING LANDSCAPING AS REQ'D TO KEEP EXISTING LANDSCAPE 36 2 PROPOSED RESIDENCE #1 #2 #3 #4 #5 #6 #7 #8 #9 #10 T19-25 #11 #12 #13 #14 #15 #16 #17 #18 #19 #20 #21 #22 #23 #24BLUE OAK BLUE OAK BLUE OAK BLUE OAK COAST LIVE OAK BLUE OAK COAST LIVE OAK COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD T12-20COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD COAST RWD TREE PROTECTION N 1 Tree Species Number Trunk Diameter ~ Height (ft.)~ Canopy Diameter (ft.) Health Structure Condition Suitability for Conservation Impact Appraised Value blue oak (Quercus douglasii) 1 10 25 25 Fair Fair Fair Fair Low 1,820.00 blue oak (Quercus douglasii) 2 23 45 45 Good Good Good Good Low 13,800.00 blue oak (Quercus douglasii) 3 10, 13 45 35 Fair Fair Fair Good Low 4,830.00 blue oak (Quercus douglasii) 4 15 45 35 Good Good Good Good Low 6,000.00 coast live oak (Quercus agrifolia) 5 12, 9, 9 35 35 Poor Fair Poor Poor High 1,700.00 blue oak (Quercus douglasii) 6 21, 20 55 50 Good Fair Good Good Moderate 22,100.00 coast live oak (Quercus agrifolia) 7 22, 24 (35 below the bifurcation) 55 55 Fair Fair Fair Good Low 11,000.00 coast redwood (Sequoia sempervirens) 8 17 65 25 Good Good Good Good Low 2,860.00 coast redwood (Sequoia sempervirens) 9 22 65 25 Good Good Good Good Low 4,700.00 coast redwood (Sequoia sempervirens) 10 10.5 45 20 Good Good Good Good Low 1,160.00 coast redwood (Sequoia sempervirens) 11 19 65 25 Good Good Good Good Low 3,540.00 coast redwood (Sequoia sempervirens) 12 13.5 65 25 Good Good Good Good Low 1,840.00 coast redwood (Sequoia sempervirens) 13 12 45 20 Good Good Good Good Low 1,480.00 coast redwood (Sequoia sempervirens) 14 20.5 65 25 Good Good Good Good Low 4,100.00 coast redwood (Sequoia sempervirens) 15 21 65 25 Good Good Good Good Low 4,300.00 coast redwood (Sequoia sempervirens) 16 10 45 20 Good Good Good Good Low 1,060.00 coast redwood (Sequoia sempervirens) 17 9 45 20 Good Good Good Good Low 880.00 coast redwood (Sequoia sempervirens) 18 7 35 20 Good Good Good Good Low 580.00 coast redwood (Sequoia sempervirens) 19 5 25 15 Good Good Good Good Low 350.00 coast redwood (Sequoia sempervirens) 20 10.5 45 20 Good Good Good Good Low 1,160.00 coast redwood (Sequoia sempervirens) 21 12 45 20 Good Good Good Good Low 1,480.00 coast redwood (Sequoia sempervirens) 22 9 40 20 Good Good Good Good Low 880.00 coast redwood (Sequoia sempervirens) 23 16 50 25 Good Good Good Good Moderate- High 2,540.00 coast redwood (Sequoia sempervirens) 24 14.5 50 25 Good Good Good Good Moderate- High 2,110.00 Tree Inventory 14374 Maclay Court Tree Inventory, Assessment, and Protection February 25, 2018 Appendix B: Tree Protection Guidelines 15-50.120 - Setback of new construction from existing trees Unless otherwise permitted by the approving authority, no structure, excavation or impervious surface areas of any kind shall be constructed or installed within the root zone of any protected tree without mitigating special design, such as post and beam footings that bridge the roots. No parking, storing of vehicles, equipment or other materials shall be permitted within the dripline of any protected tree without special design considerations approved by the Community Development Director and the City Arborist. 15-50.140 - Tree preservation plan. A.A Tree Preservation Plan shall be required for any project approved pursuant to Chapters 14, 15 and 16 of the Code on any site on which an Arborist Report is prepared. B.The Tree Preservation Plan shall consist of a separate detailed plan drawn to a sufficient scale but no larger than twenty feet to the inch, with any details to be shown at least ten to the inch) to clearly indicate all protection and mitigation measures to be taken as required by the Community Development Director and/or the Arborist Report for the project. C.When a project has been submitted for approval pursuant to Chapters 14, 15, or 16, there shall be no permits issued for grading or site improvements until a Tree Preservation Plan for the project has been approved by the Community Development Director and the required protection measures are determined to be in place through City inspection. Protection measures required shall remain in place for the duration of the construction activity at the project site, or as otherwise required by the City and shall not be removed until authorized by the Community Development Director. D.The Tree Preservation Plan and any permits for tree removal shall be maintained at the project site at all times during construction activities and until all work has been completed, inspected and approved by the City. E.At least three scheduled inspections shall be made by the City to ensure compliance with the Tree Preservation Plan. The inspections shall, at a minimum include the following: (1) Initial inspection prior to any construction or grading, (2) After completion of rough grading and/or trenching, and (3) Completion of all work including planting and irrigation system installation. Other inspections may be conducted as required by the Community Development Director. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 24 31 14374 Maclay Court Tree Inventory, Assessment, and Protection February 25, 2018 Pre-Construction Meeting with the Project Arborist Tree protection locations should be marked before any fencing contractor arrives. Prior to beginning work, all contractors involved with the project should attend a pre construction meeting with the project arborist to review the tree protection guidelines. Access routes, storage areas, and work procedures will be discussed. Tree Protection Zones and Fencing Tree protection fencing should be established prior to the arrival of construction equipment or materials on site. Fencing should be comprised of six-foot high chain link fencing mounted on eight-foot tall, 1 7/8-inch diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10 feet apart. Once established, the fencing must remain undisturbed and be maintained throughout the construction process until final inspection. The fencing should be maintained throughout the site during the construction period and should be inspected periodically for damage and proper functions. Fencing should be repaired, as necessary, to provide a physical barrier from construction activities. A final inspection by the city arborist at the end of the project will be required prior to removing any tree protection fence and replacement tree shall be planted at this time. Monitoring Any trenching, construction or demolition that is expected to damage or encounter tree roots should be monitored by the project arborist or a qualified ISA Certified Arborist and should be documented. The site should be evaluated by the project arborist or a qualified ISA Certified Arborist after construction is complete, and any necessary remedial work that needs to be performed should be noted. Restrictions Within the Tree Protection Zone No storage of construction materials, debris, or excess soil will be allowed within the Tree Protection Zone. Spoils from the trenching shall not be placed within the tree protection zone either temporarily or permanently. Construction personnel and equipment shall be routed outside the tree protection zones. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 25 31 14374 Maclay Court Tree Inventory, Assessment, and Protection February 25, 2018 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 C) 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 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 26 31 SCALE: 1" = 10' LANDSCAPING PLAN TREE INVENTORY 109