HomeMy WebLinkAbout06102020 Planning Commission packetSaratoga Planning commission Agenda – Page 1 of 3
SARATOGA
PLANNING COMMISSION REGULAR
MEETING
JUNE 10, 2020
7:00 PM PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga Ca 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of MONTH 00, 0000.
Action Minutes from the Special Planning Commission Meeting of May 27, 2020.
Recommended Action:
Approve Minutes of May 27, 2020 Special Planning Commission Meeting.
052720 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
1.1. Election of Vice-Chair
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
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Saratoga Planning commission Agenda – Page 2 of 3
be limited to raising only issues raised at the Public Hearing or in written correspondence
delivered to the Planning Commission at, or prior to the close of the Public Hearing. Members of
the public may comment on any item for up to three (3) minutes. Applicants and/or their
representatives have a total of five (5) minutes maximum for closing statements.
2.1. The applicant is requesting Design Review approval to construct a 5,653 square foot two
story residence and a 1,087 square foot detached accessory dwelling unit (ADU). The height of
the residence will not exceed 26’. Eleven protected trees are requested for removal.
Recommended Action:
Adopt Resolution No. 20-008 approving the proposed residence and detached ADU subject to
conditions of approval included in Attachment 1.
Staff Report
Attachment 1-Resolution 20-008
Attachment 2 -Arborist Report
Attachment- 3 Neighbor Comments
Attachment -4 Materials Board
Attachment 5- Story Pole Certification
Attachment- 6 Project Plans
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Janet Costa, Office Specialist III for the City of Saratoga, declare that the foregoing agenda
for the meeting of the Planning Commission was posted and available for public review on
MONTH 00, 0000 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on
the City’s website at www.saratoga.ca.us.
Signed this 00th day of MONTH 0000 at Saratoga, California.
Janet Costa, Office Specialist III
In Compliance with the Americans with Disabilities Act, if you need assistance to participate in
this meeting, please contact the City Clerk at 408/868-1269. Notification 24 hours prior to the
meeting will enable the City to make reasonable arrangements to ensure accessibility to this
meeting. [28 CFR 35.102-35.104 ADA title II]
You can also sign up to receive email notifications when Commission agendas and minutes have
been added to the City at website http://www.saratoga.ca.us/contact/email_subscriptions.asp.
NOTE: To view previous Planning Commission meetings anytime, go the City Video Archives at
www.saratoga.ca.us
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Saratoga Planning commission Agenda – Page 3 of 3
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Saratoga Planning Commission Draft Minutes – Page 1 of 3
DRAFT MINUTES
WEDNESDAY, MAY 27, 2020
SARATOGA PLANNING COMMISSION SPECIAL MEETING
Chair Mohiuddin called the virtual Regular Meeting to order at 7:00 p.m. via teleconferencing
through Zoom. Prior to Roll Call, the Chair and Community Development Director explained
that the Planning Commission meeting was conducted pursuant to provisions of the Brown Act
and a recent Executive Order issued by the Governor to facilitate teleconferencing to reduce the
risk of COVID-19 transmission at public meetings. Ordinarily the Brown Act sets strict rules for
teleconferencing. The Governor’s Executive Order has suspended those rules. The Executive
Order does require that public agencies continue to notice meetings in advance and provide
members of the public an opportunity to observe the meeting and offer public comment. The
Planning Commission met all the applicable notice requirements and the public is welcome to
participate in this meeting. Information on how the public can observe the meeting and provide
public comment was also shared. Additionally, the Chair explained that votes would be taken
through roll call.
ROLL CALL
PRESENT:Chair Razi Mohiuddin, Commissioners Sunil Ahuja, Kookie
Fitzsimmons, Anjali Kausar, Tina Walia and Herman Zheng
ABSENT: None
ALSO PRESENT:Debbie Pedro, Community Development Director
Christopher Riordan, Senior Planner
Victoria Banfield, Planner I
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of May 13, 2020.
Recommended Action:
Approve Minutes of Regular Planning Commission Meeting of May 13, 2020.
FITZSIMMONS/WALIA MOVED TO APPROVE THE MINUTES OF THE MAY 13, 2020
MEETING AS AMENDED.MOTION PASSED. AYES: AHUJA, FITZSIMMONS,
KAUSAR, MOHIUDDIN, WALIA. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
Jeffrey Schwartz commented on the minutes of a previous PC meeting
Sandy Reed commented on the resignation of Lucas Pastuszka
Angela Ling commented on the resignation of Lucas Pastuszka
Hobart Birmingham commented on the resignation of Lucas Pastuszka
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Saratoga Planning Commission Draft Minutes – Page 2 of 3
1.NEW BUSINESS
1.1 Election of Vice-Chair
AHUJA/MOHIUDDIN motioned to nominate Anjali Kausar as Vice-Chair.
FITZSIMMONS/WALIA motioned to nominate Herman Zheng as Vice-Chair.
COMMISSION VOTED AND MOVED TO APPROVE ELECTION OF
HERMAN ZHENG AS VICE-CHAIR.MOTION FAILED. AYES:
FITZSIMMONS, WALIA. NOES: NONE. ABSENT: NONE. ABSTAIN: AHUJA,
KAUSAR, MOHIUDDIN, ZHENG.
COMMISSION VOTED AND MOVED TO APPROVE ELECTION OF ANJALI
KAUSAR AS VICE-CHAIR. MOTION FAILED. AYES: AHUJA, KAUSAR,
MOHIUDDIN. NOES: FITZSIMMONS, WALIA. ABSENT: NONE. ABSTAIN:
ZHENG.
2.PUBLIC HEARING
2.1 Application PDR19-0027/ARB19-0065; 15450 Pepper Lane (510-04-007); Vikaas
Trust (Owner) / Louie Leu AIA (Applicant) – The applicant requests Design Review
approval to construct a new 6,392 square foot one story single family residence which
includes a 655 square foot attached accessory dwelling unit and a 3,442 square foot
basement with a maximum overall building height of 22 feet. The existing building and all
hardscape will be removed. Nineteen (19) protected trees are proposed for removal. The
site is 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. 20-007 approving the project subject to conditions of approval
included in Attachment 1.
WALIA/FITZSIMMONS MOVED TO ADOPT RESOLUTION NO. 20-007,
APPROVING APPLICATION PDR19-0027 SUBJECT TO THE CONDITIONS OF
APPROVAL. MOTION PASSED. AYES: AHUJA, FITZSIMMONS, KAUSAR,
MOHIUDDIN, WALIA, ZHENG. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE.
2.2 Application ZOA20-0003/PCUP20-0001/LOTMER20-0001; 14434 & 14488 Oak
Street (503-17-046 & 517-10-009); Our Lady Fatima Villa Foundation – The applicant
requests the removal of a Planned Combined (PC) District from two adjacent parcels in the
R-1-10,000 zoning district and approval of a Conditional Use Permit in order to maintain
the existing Community Facility Use on the site. The project also includes a lot line
adjustment and lot merger of the two adjacent parcels. No additional square footage or
change in use is requested. No protected trees are requested for removal. Staff Contact:
Victoria Banfield (408) 868-1212 or vbanfield@saratoga.ca.us.
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Saratoga Planning Commission Draft Minutes – Page 3 of 3
Recommended Action:
Adopt Resolution No.20-006 recommending the City Council approve the proposed
removal of a PC district, proposed Conditional Use Permit, and proposed Lot Merger/Lot
Line Adjustment subject to conditions of approval included in Attachment 1.
KAUSAR/AHUJA MOVED TO ADOPT RESOLUTION NO. 20-006,
RECOMMENDING CITY COUNCIL APPROVE APPLICATION ZOA20-
0003/PCUP20-0001/LOTMER20-0001. MOTION PASSED. AYES: AHUJA
FITZSIMMONS, KAUSAR, MOHIUDDIN, WALIA, ZHENG. NOES: NONE. ABSENT:
NONE. ABSTAIN: NONE.
DIRECTOR ITEMS:
None.
COMMISSION ITEMS:
Commissioners Walia and Fitzsimmons thanked Lucas Pastuszka for his service to the city and
wished him all the best.
Chair Mohiuddin proposed that a study session is scheduled to review meeting guidelines after
new commission member is appointed by Council.
ADJOURNMENT
FITZSIMMONS MOVED TO ADJOURN THE MEETING AT 8:50 PM.
Minutes respectfully submitted:
Frances Reed, Administrative Assistant
City of Saratoga
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REPORT TO THE
PLANNING COMMISSION
Meeting Date: June 10, 2020
Application: PDR19-0034/ARB19-0073
Address/APN: 18530 Marshall Lane/397-02-033
Property Owner: Munamala Family Trust
From: Debbie Pedro, Community Development Director
Report Prepared By: Nicole Johnson, Senior Planner
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Report to the Planning Commission
18530 Marshall Lane
Application # PDR19-0034/ARB19-0073
June 10, 2020
Page | 2
PROJECT DESCRIPTION
The applicant is requesting Design Review approval to construct a 5,653 square foot two story
residence and a 1,087 square foot detached accessory dwelling unit (ADU). The height of the
residence will not exceed 26’. Eleven protected trees are requested for removal.
STAFF RECOMMENDATION
Adopt Resolution No. 20-008 approving the proposed residence and detached ADU subject to
conditions of approval included in Attachment 1.
Pursuant to City Code Section 15-45.060(a)(1), Design Review Approval by the Planning
Commission is required because the project is a new two-story residence.
PROJECT DATA
Gross/Net Site Area: 45,998 sq. ft.
Average Site Slope: <10%
General Plan Designation: RVLD (Residential Very Low Density)
Zoning: R-1-40,000
Proposed Allowed/Required
Site Coverage
Residence/Garage/ADU
Impervious Driveway/Patios
Permeable Pathways
Total Proposed Site Coverage
3,675 sq. ft.
5,015 sq. ft.
740 sq. ft.
9,430 sq. ft.
16,099 sq. ft. (35%)
Floor Area
First Floor
Second Floor
Garage
Enclosed Porch
Detached ADU
Total Proposed Floor Area
3,732 sq. ft.
1,164 sq. ft.
699 sq. ft.
58 sq. ft.
1,087 sq. ft.
6,740 sq. ft.*
6,120 sq. ft.
Height 26’ 26’
Setbacks
Front:
West Side:
East Side:
Rear:
1st Floor 2nd Floor ADU
42’6 ½ ” 42’6 ½” 33’4”
29’10” 29’10” >20’
135’3” 215’7” 41’7 ½”
52’ 84’10” 59’6 ½”
1st Floor 2nd Floor
30’ 30’
20’ 25’
20’ 25’
50’ 60’
Grading Cut
290
CY
Fill
450
CY
Import
160
CY
No grading limit in the
R-1-40,000 zoning district
*Includes additional 800 sq. ft. for an ADU per AB 68.
8
Report to the Planning Commission
18530 Marshall Lane
Application # PDR19-0034/ARB19-0073
June 10, 2020
Page | 3
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The subject property is on the southern side of Marshall Lane, in the R-1-40,000 zoning district. The
surrounding uses consist of single-family residences on the north and west, east and south. A small
portion of the south property line is shared with Marshall Lane Elementary School. Twenty-four
trees protected by the Saratoga City Code, were inventoried on the site by the project arborist.
Project Description
The proposed project includes a 3,732 square foot main level that would consist of a foyer,
dining room, prayer room, laundry/mud room, pantry, kitchen, living room, den, gym, master
bedroom suite, two bedrooms, a 699 square foot garage and a 58 square foot enclosed front
porch.
The second floor would be 1,164 square feet and include two bedrooms and a bonus room.
There is also a 1,087 square foot detached accessory unit located east of the main residence that
consists of a foyer, kitchen, dining nook, living room, a master bedroom suite and a bedroom. AB
68 allows for the construction of at least an 800 square foot ADU which may exceed the allowable
floor area for the property. After designing the main residence there was 467 square feet of floor
area left. With the allowance of an additional 800 square feet, the applicant has a proposed a total of
1,087 square feet to build the ADU.
Architecture/Design
The project would have a contemporary architectural style. Exterior materials and colors would
consist of stucco and wood siding and stone veneer and a bronze metal roof. The variety of exterior
materials and varying roof heights provides architectural articulation to break up the mass of the
home.
The applicant has provided a color and materials board (Attachment 4). Below is a list of the
proposed exterior materials.
Detail Colors and Materials
Exterior Smooth Stucco (Spanish sand)
Horizontal wood siding (red cedar)
Stone Veneer (light to medium grey)
Windows Anodized aluminum ( dark bronze)
Doors Wood (red cedar)
Roof Standing seam metal (dark bronze)
Trees
The project arborist inventoried twenty-four protected trees on the site. Eleven protected trees are
requested for removal. All remaining trees within the vicinity of the construction site 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 $126,360 and install tree protection fencing on the site.
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Report to the Planning Commission
18530 Marshall Lane
Application # PDR19-0034/ARB19-0073
June 10, 2020
Page | 4
Details of the arborist report findings and descriptions of the trees to be preserved are included in
the Arborist Report (Attachment 2).
Landscaping
The majority of the existing landscaping is proposed to remain on the site. 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
The proposed location of the residence 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. The site is relatively flat, and grading will be limited to the location of
the new home, driveway, walkways and ADU.
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 eleven protected trees. The number of
trees to be removed is being kept to a minimum and limited to trees that are in poor
condition and in conflict with the location of the project. A total of thirteen protected trees
will be preserved 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 the home has a proposed height that does
not exceed the maximum allowable height for a single-family residence and proposed
setbacks that are greater than the minimum required by the zoning district. No community
viewsheds are located in the vicinity of the project.
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Report to the Planning Commission
18530 Marshall Lane
Application # PDR19-0034/ARB19-0073
June 10, 2020
Page | 5
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 will create a two-story
residence in a neighborhood with both one and two-story structures. 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 driveway and walkway.
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 exceeds
required setbacks and has a proposed height that does not exceed the maximum allowable
height for a single-family residence.
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. 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 because the property is not a hillside lot.
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 three completed neighborhood notification forms, none of which had negative project
related comments (Attachment 3).
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Report to the Planning Commission
18530 Marshall Lane
Application # PDR19-0034/ARB19-0073
June 10, 2020
Page | 6
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
home in a suburban, residential area.
ATTACHMENTS
1. Resolution No. 20-008
2. Arborist Report
3. Neighbor Comments
4. Material Board
5. Story Pole Certification
6. Project Plans
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At
RESOLUTION NO: 20-008
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR19-0034, ARBORIST REPORT ARB19-0073,
18530 MARSHALL LANE (APN 397-02-033)
WHEREAS, on December 20, 2019 an application was submitted by Munamala Family
Trust requesting Design Review approval to construct a 5,653 square foot two story residence with
a detached accessory dwelling unit located at 18530 Marshall Lane (APN 397-02-033). Eleven
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 June 10, 2020 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
neighborhood. In addition, the proposed materials, colors, and details enhance the architecture in a
well-composed, understated manner.
Attachment 1
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18530 Marshall Lane
Application # PDR19-0034/ARB19-0073
Resolution #20-008
Page | 2
Section 5: The City of Saratoga Planning Commission hereby approves PDR19-0034 and
ARB19-0073 located at 18530 Marshall Lane (APN 397-02-33), 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 10th day of
June 2020 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Razi Mohiuddin
Chair, Planning Commission
14
18530 Marshall Lane
Application # PDR19-0034/ARB19-0073
Resolution #20-008
Page | 3
Exhibit 1
CONDITIONS OF APPROVAL
PDR19-0034/ARB19-0073
13336 MARSHALL LANE (APN 397-02-033)
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.
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18530 Marshall Lane
Application # PDR19-0034/ARB19-0073
Resolution #20-008
Page | 4
COMMUNITY DEVELOPMENT DEPARTMENT
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. All proposed changes to the approved plans must be
submitted in writing with plans showing the changes, including a clouded set of plans
highlighting the changes. Such changes shall be subject to approval in accordance with City
Code.
7. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting
Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to
full-cut off & shielded fixtures with downward directed illumination so as not to shine on
adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to
limit illumination to the site and avoid creating glare impacts to surrounding properties.
8. In order to comply with standards that minimize impacts to the neighborhood during site
preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and
16-75.050, with respect to noise, construction hours, maintenance of the construction site and
other requirements stated in these sections.
9. Prior to issuance of Building Permits, the applicant shall prepare for review and approval by
City staff a Construction Management Plan for the project which includes but is not limited to
the following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
10. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29.
11. The final landscaping and irrigation plan submitted for Building Permit approval shall
demonstrate how the project complies with the State Water Efficient Landscape Ordinance and
shall take into account the following:
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18530 Marshall Lane
Application # PDR19-0034/ARB19-0073
Resolution #20-008
Page | 5
a. To the extent feasible, landscaping shall be designed and operated to treat storm water
runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that
provide detention of water, plants that are tolerant of saturated soil conditions and
prolong exposure to water shall be specified.
b. To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
c. Plant materials selected shall be appropriate to site specific characteristics such as soil
type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air
movement, patterns of land use, ecological consistency and plant interactions to ensure
successful establishment.
d. Pest resistant landscaping plants shall be considered for use throughout the landscaped
area, especially along any hardscape area.
e. Any proposed or required under grounding of utilities shall take into account potential
damage to roots of protected trees
12. 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.
13. 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.
14. 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
15. The owner/applicant shall comply with all Fire Department requirements.
ARBORIST
16. All requirements in the City Arborist report dated May 18, 2020 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
ENGINEERING/PUBLIC WORKS
17. 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.
17
18530 Marshall Lane
Application # PDR19-0034/ARB19-0073
Resolution #20-008
Page | 6
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' raised A.C. walkway per City Standard Details for the full length of the
property's Marshall Lane frontage, with the following specifications:
i. Existing A.C. dike shall be removed and replaced.
ii. Existing 4' A.C. walkway may be used as the base for the A.C. overlay and
extension of 1' A.C. walkway.
iii. Remove and replace header board at the edge of the improved A.C. walkway.
iv. Leave an additional 5' of unimproved area, so that the City can improve and
widen at a later date.
Damages to driveway approach, curb and gutter, public streets, or other public improvements
during construction shall be repaired prior to final inspection.
20. All new/upgraded utilities shall be installed underground.
21. 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.
22. 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
Landscaping).
23. All building and construction related activities shall adhere to New Development and
Construction – Best Management Practices as adopted by the City for the purpose of preventing
storm water pollution:
• 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
18
18530 Marshall Lane
Application # PDR19-0034/ARB19-0073
Resolution #20-008
Page | 7
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.
24. 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.
25. Prior to the Building final, all Public Works conditions shall be completed per approved plans.
26. Upon the completion of this project the elevation of the lowest floor including basement shall be
certified by a registered professional engineer or surveyor and verified by the City's building
inspector to be properly elevated. Such certification and verification shall be provided to the
City’s Floodplain Administrator.
BUILDING DEPARTMENT SUBMITTAL
27. 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 May 18, 2020 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.
19
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
www.saratoga.ca.us/171/trees
408.868.1276
CITY OF SARATOGA ARBORIST APPROVAL
Conditions of Approval and Tree Protection Plan
Prepared by Kate Bear, City Arborist Application No. ARB19-0073
Phone: (408) 868-1276 Address: 18530 Marshall Lane
Email: kbear@saratoga.ca.us Owner: Govy Munamala
APN: 397-02-033
Date: May 18, 2020
PROJECT SCOPE:
Plans were submitted to demolish the existing house and build a new two story house wi th an attached three car
garage, and a detached second unit with an attached one car garage. Eleven trees protected by City Code (2, 3, 4,
5, 6, 7, 8, 9, 18, 19 and 22) are requested for removal to construct the project.
PROJECT DATA IN BRIEF:
Tree security deposit – Required - $126,360
Tree protection – Required – See Conditions of Approval and attached map.
Tree removals – Trees 2, 3, 4, 5, 6, 7, 8, 9, 18, 19 and 22 are approved for
removal once building permits have been issued.
Replacement trees – Required = $38,390
ATTACHMENTS:
1 – Findings
2 – Tree Removal Criteria
3 – Tree Information
4 – Conditions of Approval
5 – Map Showing Tree Protection
1
Attachment 2
20
18530 Marshall Lane 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.
Eleven trees protected by City Code (2, 3, 4, 5, 6, 7, 8, 9, 18, 19 and 22) 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: Summary of Tree Removal Criteria that are met
Tree
No. Species Criteria met Comments
2 Weeping deodar cedar 1, 4, 5, 7, 9 In conflict with driveway
3 European white birch 1, 4, 6, 7, 9 Dead
4 Chinese pistache 1, 4, 7, 9 In conflict with house
5, 8 Walnut 1, 4, 7, 9 Fair condition, stump sprouts
6, 7, 9 Walnut 1, 4, 7, 9 In conflict with ADU
18, 19 Douglas fir 1, 4, 7, 9 In conflict with ADU
22 Coast live oak 1, 4, 6, 7, 9 Dead
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 tree information and recommendations from the submitted arborist report
dated September 5, 2019;
2) The tree protection information on Plan Sheets AB1 and AB2 dated April 24, 2020;
3) The Project Data in Brief, the Conditions of Approval, and the map showing tree
protection from this report dated May 18, 2020.
2 21
18530 Marshall Lane Attachment 2
TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from
Article 15-50.080 of the City Code and is applied to any tree requested for removal as part of the
project. If findings are made that meet the criteria listed below, the tree(s) may be approved for
removal and replacement during construction.
(1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or
proposed structures and interference with utility services, and whether the tree is a Dead tree or a
Fallen tree.
(2) The necessity to remove the tree because of physical damage or threatened damage to
improvements or impervious surfaces on the property.
(3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the
diversion or increased flow of surface waters, particularly on steep slopes.
(4) The number, species, size and location of existing trees in the area and the effect the removal would
have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general
welfare of residents in the area.
(5) The age and number of healthy trees the property is able to support according to good forestry
practices.
(6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the
protected tree.
(7) Whether the approval of the request would be contrary to or in conflict with the general purpose
and intent of this Article.
(8) Any other information relevant to the public health, safety, or general welfare and the purposes of
this ordinance as set forth in Section 15-50.010
(9) The necessity to remove the tree for economic or other enjoyment of the property when there is no
other feasible alternative to the removal.
(10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to
the requirements that the tree(s) to be removed, shall not be removed until solar panels have been
installed and replacement trees planted in conformance with the City Arborist's recommendation.
3 22
18530 Marshall Lane Attachment 3
TREE INFORMATION:
Project Arborist: Michael Bench, Consulting Arborist
Date of Report: September 5, 2019
Number of protected trees inventoried: 24
Number of protected trees requested for removal: 11
Tables summarizing information about each tree are below.
Table 2: Tree information from the arborist report dated September 5, 2019.
4 23
18530 Marshall Lane Attachment 3
Table 3: Tree values from the arborist report dated September 5, 2019.
5 24
18530 Marshall Lane 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 tree information and protection recommendations from the arborist
report by Michael Bench dated September 5, 2020 copied onto a plan sheet.
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 May 18, 2020.
4. Tree Protection Security Deposit:
a. Is required per City Ordinance 15-50.080.
b. Shall be $126,360 for tree(s) 1, 10, 11, 12, 13, 14, 15, 16, 17, 20 and 21.
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 and shall be shown on the Site Plan.
b. Shall be established prior to the arrival of construction equipment or materials on site.
c. Shall be comprised of six-foot high chain link fencing mounted on 2-inch diameter
galvanized posts, driven into the ground and spaced no more than 10 feet apart.
d. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408) 868 -1276”.
e. 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.
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 25
18530 Marshall Lane 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 a field meeting and approval from City Arborist before performing work.
b. Requires Project Arborist on site to monitor work.
8. Project Arborist:
a. Shall be Michael Bench unless otherwise approved by the City Arborist.
b. Shall visit the site every two weeks during grading, trenching or digging activities and
every six weeks thereafter. A letter/email shall be provided to the City after each
inspection which documents the work performed around trees, includes photos of the
work in progress, and provides information on tree condition during construction.
c. 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.
d. Shall be on site to monitor all work within:
1. 10 feet of tree 16, 17 and 20.
2. 20 feet of tree 1.
e. Shall supervise the installation of:
1. The driveway around tree 1.
2. The concrete pad and shed by tree 16.
9. Tree removal:
Trees 2, 3, 4, 5, 6, 7, 8, 9, 18, 19 and 22 meet the criteria for removal and may be removed
once building division permits have been obtained.
10. New trees:
a. New trees equal to $38,390 shall be planted as part of the project before final inspection
and occupancy of the new home. New trees may be of any species and planted anywhere
on the property as long as they do not encroach on retained trees. 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
b. Trees 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. Only drought tolerant plants that are compatible with oaks are permitted under the outer
half of the canopy of oak trees on site.
7 26
18530 Marshall Lane Attachment 4
11. Damage to protected trees that will be retained:
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 under New Trees.
12. Final inspection:
At the end of the project, when the contractor wants to remove tree protec tion fencing and
have the tree protection security deposit released by the City, call City Arborist for a final
inspection. 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.
8 27
Attachment 5
18530 Marshall Lane
Legend
Tree Protection Fencing
9 28
Attachment 3
29
30
31
Attachment 4
32
Attachment 5
33
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC A1.0
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
MUNAMALA RESIDENCE
NEW HOME
OWNER
SRIKALA AND GOVY
GENERAL CONTRACTOR
TBD
CELL: (408) 334 0827
CUPERTINO CA 95014
21949 LINDY LANE
PERSPECTIVES DESIGN, INC
EMAIL - seemam.PDI@GMAIL.COM
ARCHITECTS
MUNAMALA
18350 MARSHALL LANE
LANDSCAPE ARCHITECT
INTERACTIVE LANDSCAPES
ARBORIST
SARATOGA CA
SOILS REPORT
CAPEX ENGINEERING, INC
PO BOX 14198
FREMONT CA 94539
CELL:(510) 668 1815
CELL: (408) 495 1195
CELL: (408) 316 3605
SURVEY
CELL: (650) 941 8055
LOS ALTOS, CA 94024
1534 CAROB LANE
SMP ENGINEERS
EMAIL: aitkenassociates@gmail.com
EMAIL: CAPEX888@GMAIL.COMEMAIL: SRAZAVI@SMPENGINEERS.COM
W/ DETACHED ADU
MICHAEL L. BENCH
(831) 594-5151
MICHAELBENCH@SBCGLOBAL.NET
7327 LANGLEY CANYON RD.,
PRUNEDALE, CA 93907
CIVIL
CELL: (408) 772 4381
SAN JOSE, CA 95119
117 BERNAL RD, SUITE 70-336
OSUNA ENGINEERING INC
EMAIL: OSCAR@OSUNAENGINEERING.COM
LANDSCAPE AREA CALCS:
IMPERVIOUS COVERAGE
SITE COVERAGE EXISTING REMOVED PROPOSED TOTAL
FOOTPRINT OF MAIN HOUSE 2114 -2114 3732 3732
COVERED PORCHES 0 0 58 58
GARAGES 403 -403 699 699
FOOTPRINT OF ADU 0 0 1087 1087
DRIVEWAY 2958 -2958 3457 3457
OPEN PATIOS 1406 -1406 370 370
CONCRETE PAD FOR AC 16 -16 27 27
WALKWAYS 0 0 0 0
TOTAL IMPERVIOUS 5017.63 -5017.63 9958 9430
PERVIOUS COVERAGE
PAVERS PATHWAY 0 0 1027 1480
TOTAL PERVIOUS 1480
50% PERVIOUS AREA 740
TOTAL IMPERVIOUS AREA % = 9430+740/45997.58 x 100 = 22.11%
IMPERVIOUS AREA TABLE
Attachment 6
34
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC A1.1
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
#16
35
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC A2.1
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
36
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC A2.2
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
37
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC A2.3
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
38
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC A2.4
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
39
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC A5.0
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
40
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC A5.1
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
41
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC A5.2
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
42
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC A5.3
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
43
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC A5.4
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
44
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC A5.5
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
45
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC AB1
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
18530 Marshall Lane
Saratoga, CA
Michael L. Bench
Consulting Arborist
(831) 594-5151
7327 Langley Canyon Road
Prunedale, California 93907
Arborist Report
Property of Mr. Govy Munamala
18350 Marshall Lane
Saratoga, California
Assignment
I was asked by Mr. Govy Munamala to inspect the existing trees at 18350 Marshall Lane,
Saratoga, California, and to prepare an Arborist Report, according to the standards by the
City of Saratoga.
The plans provided for this report are: (1) The Preliminary Boundary and Topographic
Survey Map, prepared by SMP Engineers, dated 8-05-19; (2) Landscape Plan, L-1,
prepared by Interactive Landscapes, dated 12-2-19.
Methods
I measured the trunks of the smaller trees using a standard measuring tape, but I
measured the larger trees using a Diameter Tape. The measurements were done at 4 1/2
feet above soil grade (referred to as DBH or Diameter at Breast Height), according to the
International Society of Arboriculture (ISA) standards. I estimated the canopy height and
canopy spread (Diameter) using visual references only. The trunk measurements were
rounded up to the nearest inch.
I affixed round aluminum tags to the trees, assigning a number to each specimen. A total
of 23 trees are included in this report. In most cases, the tree tags were affixed at
approximately 6-7 feet above grade, they face the interior of this site, in most cases, with
the intent of making them easy to find.
Observations
I inspected the trees on September 5, 2019.
The 24 trees are listed by number on the attached List of Trees, which follows this text.
This spreadsheet provides the basic information about each tree, including the species,
the trunk diameter(s), height, spread, health, and an estimate of structural integrity. The
health and structural integrity is rated on a scale of 1-5: (1) Excellent, (2) Good, (3) Fair,
(4) Poor, (5) Extremely Poor.
Prepared by Michael L. Bench,
Consulting Arborist
Site Observations:
September 5, 2019
1
18530 Marshall Lane
Saratoga, CA
The locations of the existing trees were noted on the Topographic Survey Map. I have
marked up this exhibit to include the numbering of the trees. On this exhibit, I also
marked the approximate locations of the drip lines of the trees, using visual references
only. I estimated the canopy diameters of Trees # 1, 10, 11, and 16 by “stepping off” the
drip lines. My steps are about 3 feet in length, so I count the number of steps between the
drip line edges.
Around the residence and the landscape was once a functioning walnut orchard. It
appears that some other orchard trees were also cultivated, as evidenced by Tree # 12,
Apricot (Prunus armeniaca). Until recent years, walnut orchard trees were a combination
of English walnut (Juglans regia) grafted to California black walnut (Juglans hindsii).
Trees # 5, 6, 7, 9 and 15 are of these two species, which are generally referred to as
simply English walnut. The top growth of Trees # 8 and 23 has been taken over by the
more vigoruous root stock, California Black walnut (Juglans hindsii) and are now totally
of the root stock species. The economic value of both of these species is relatively low
compared to other species, for example, the indigenous oak species.
There are additional walnut trees on this property toward the west. I did not include all of
those trees, because they are located a significant distance from the proposed new
residence options at this time. However, should the final plan involve additional features
(tennis court, swimming pool, or other hardscape) in the area of those trees, they would
have to be added to the final Arborist Report and to the Tree Protection Plan.
Tree # 3, a European white birch (Betula pendula) and Tree # 22, a Coast live oak
(Quercus agrifolia) are dead. It appears that these have been dead for over a year. I did
not assign a value to these trees, but if I did, it would be a negative value – the cost of
their removal. I recommend that these two trees be removed regardless of construction.
The Douglas Fir (Pseudotsuga menziesii) are high water consumers compared to many
other species, such as the indigenous oak species in this area. Significant irrigation
would be required to maintain the Douglas Firs at this site. Trees # 18 and 19 are
proposed to be removed as part of the proposed plan. I suspect that these trees would not
live too many years considering the climate demands on your water supplies, even if they
were to be preserved at this time. This is an unfortunate expectation of high water
consuming plants in the next few years.
Tree Value Assessment
I used the Trunk Formula Method to assess the current value of the trees. This was
done in accordance with the International Society of Arboriculture ( ISA ), Guide for
Plant Appraisal, 9th Edition and the ISA Western Chapter Species Classification
Guide. I have prepared an Excel spreadsheet to perform the Trunk Formula Method
calculations, which is attached.
The value of each tree is listed to the far right of this spreadsheet.
Prepared by Michael L. Bench,
Consulting Arborist
Site Observations:
September 5, 2019
2
18530 Marshall Lane
Saratoga, CA
Risks to Trees by the Proposed Plan
Trees # 3 and 22 are dead. I expect these trees be removed as part of demolition.
The proposed building footprints are shown on the Landscape Plan, L-1, 12-2-19, which
is included in the attachments. Trees 4, 6, 7, 9, 18 and 19 are located within the footprints
of the proposed buildings. If this plan were approved, these trees would be removed.
Trees # 5, 8, and 23 are also planned to be removed due to their condition of only Fair.
Tree # 2 is located on the edge of the proposed driveway. This tree would loose at least
50% of its root system and its canopy. Tree # 2 could not survive these losses. Tree # 2 is
planned for removal.
Should the canopy of Tree # 1 be raised significantly to permit vehicle access, the
survival of this tree may be at risk. Total pruning must be limited to 15%-20% of the
total canopy.
Mr. Munamala stated that the new driveway will be constructed at the location of the
exiting driveway except a bit larger. It will be essential that the new circular driveway
must not be of pervious pavers, because of the stabilization requirement for pavers, which
typically results in major root losses.
Without tree protections contractors will virtually always pile their materials and
equipment under the canopies of trees. This results in soil compaction, which is highly
detrimental to the root systems of trees, causing them to decline slowly for several years,
often until they die. For this reason and for other potential types of damage, Tree
Protective Fencing is required to prevent the damage. Also, damaged trees cannot
usually be repaired or restored.
Even if the proposed construction would occur outside the driplines, it must not be
assumed that those trees do not suffer root damage, for example Trees # 16, 17, and 20.
The root systems of trees, in most cases, do extend outside their canopies. For this reason,
trees must be irrigated throughout the construction process.
New landscapes not compatible with the existing trees, often kill the trees, especially
Coast Live Oaks(Q. agrifolia). For example turf is not compatible with oak trees. The
culture and care of turf usually results in the development of Oak Root Fungus
(Armellaria mellea), which eventually kills the oak trees. The new landscape must be
designed such that no turf would be installed within the driplines of the oak trees. Any
plants (shrubs and perennials) must also be compatible with the an oak tree’s natural
environment.
Prepared by Michael L. Bench,
Consulting Arborist
Site Observations:
September 5, 2019
3
18530 Marshall Lane
Saratoga, CA
Recommended Security Deposit
I recommend security deposit amounts for individual trees depending on the risks posed
by the final plans. I recommend that the security deposit be as follows:
Trees # 1 = 100% of its value.
Trees # 10, 11, 13, 16, 17, 20, and 21 = 30% of their value.
All other trees = 10% of their value.
Replacement Tree Costs
The following replacement tree cost are based on information obtained from:
Valley Crest – Wholesale List Prices- Brian – June 18, 2019
Extended to include the average cost for individual Planted Trees (Materials and Labor)
Wholesale Cost Planted Costs
15 gallon -$ 105.00
24 inch box – $ 190.00
36 inch box - $ 520.00
48 inch box - $ 1050.00
$ 250-300 Planted
$ 450-500 Planted
$ 1300 -1350 Planted
$ 2700 – 2800 Planted
Tree Protection Plan
1. I recommend that Tree Protective Fencing be provided during the construction
period to protect those trees that are planned to be preserved. This fencing must
protect a sufficient portion of the root zone to be effective. Locate the Tree
Protective Fencing as shown on the attached Tree Map (Option A or Option B) –
Tree Protective Fencing exhibit. The protective fencing must:
Consist of chain link fencing and having a minimum height of 6 feet.
Be mounted on galvanized steel posts driven approximately 24 inches into the
soil.
Each section of fencing must be posted as follows: “Tree Protection Fence –
Do Not Move or Remove without approval by the City Arborist, Kate Bear,
(408) 868-1276.
Fencing posts must be located a maximum of 10 feet on center.
Protective fencing must be installed prior to the arrival of materials, vehicles,
or equipment.
Protective fencing must not be moved, even temporarily, and must remain in
place until all construction is completed, unless approved by the City Arborist.
2. I recommend that the Tree Protective Fencing be located as shown on the attached
map included in the attachments.
3. Should the Tree Protective Fencing require adjustment for demolition, I
recommend that the fencing locations be approved by the Project Arborist.
4. There must be no grading, trenching, or surface scraping inside the driplines of
Prepared by Michael L. Bench,
Consulting Arborist
Site Observations:
September 5, 2019
4
18530 Marshall Lane
Saratoga, CA
protected trees, unless specifically approved by the Project Arborist.
5. In cases where roots would be severed, any roots 1 inch in diameter or larger must
be cleanly cut and the stub end must be sealed to prevent the root from
desiccation. I recommend latex house paint to seal the stub. Sufficient coats must
be applied to adequately seal the exposed stub. This procedure applies only to
roots.
6. Trees expected to suffer some level of root damage or loss. To mitigate root
losses, trees must be irrigated throughout the entire construction period. I
recommend to irrigate Trees #1, 5, and 10-21 (all of the trees in the immediate
construction area). Irrigate a minimum of 10 gallons for each inch of trunk
diameter every two weeks. A soaker hose or a drip line is preferred for this
purpose, but the soaker hose(s) must be located near the drip line (not near the
trunk) to be effective.
7. Trees #1, 13, and 21 must be mulched to the extent feasible (i.e., all areas inside
the drip lines not directly in construction). Mulching consists of a protective
material (wood chips, gravel) being spread over the root zone inside the drip line.
This material must be 4 inches in depth after spreading, which must be done by
hand. I prefer course wood chips because it degrades naturally over time.
8. Materials must not be stored, stockpiled, dumped, or buried inside the drip lines
of protected trees.
9. Excavated soil must not be piled or dumped, even temporarily, inside the drip
lines of protected trees.
10. Any pruning must be done by an arborist certified by the ISA (International
Society of Arboriculture) and the pruning must be done according to ISA ANSI
A300 standards (2008) and according to Western Chapter Standards, 1998.
11. Any pathways or other hardscape inside the driplines of protected trees must be
constructed completely on top of the existing soil grade without excavation.
Exceptions would require the consultation and supervision of the Project Arborist.
12. No turf or other landscape requiring regular irrigation must be installed inside the
drip lines of Oak trees.
13. The sprinkler irrigation must not be designed to strike the trunks of trees, because
of potential high risk of disease infection.
Prepared by Michael L. Bench,
Consulting Arborist
Site Observations:
September 5, 2019
5
18530 Marshall Lane
Saratoga, CA
14. Landscape irrigation trenches must be a minimum distance of 10 times the trunk
diameter from the trunks of protected trees.
15. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be
installed directly in contact with the bark of trees because of the risk of serious
disease infection.
16. The Arborist Report, especially the Tree Protection Plan, must be printed on a
plan sheet included in the plan set. A copy of this plan sheet must be on the
project site for reference by the Contractors. Contractors will be required to be
knowledgeable of the tree protections described in the Tree Protection Plan.
Respectfully submitted,
Michael L. Bench, Consulting Arborist
International Society of Arboriculture Certification # WE 1897A
American Society of Consulting Arborists Member
Attachments: List of Trees
Tree Map, a mark-up of the Topographic Survey Map
Tree Protective Fencing Map
Assumptions and Limiting Conditions Declaration
Prepared by Michael L. Bench,
Consulting Arborist
Site Observations:
September 5, 2019
6
46
AS NOTED
ARCHITECTS
NEW CUSTOM HOME
MUNAMALA RESIDENCE
Architecture Planning Interiors Consulting
PERSPECTIVES DESIGN,INC AB2
19-05
20DEC19
18530 MARSHALL LANE,
SARATOGA, CA
Michael L. Bench - 10 -
Consulting Arborist
ISA #WE 1897A, ASCA Member
(831) 594-5151 michaelbench@sbcglobal.net
7327 Langley Canyon Rd., Prunedale, CA 93907
Property: Govy Munamala
18530 Marshall Lane
Saratoga, California
Site Observations: September 5, 2019
Subject: Visual Inspections of
Existing Trees
Assumptions and Limiting Conditions
1. Any description provided to the consulting arborist/appraiser is assumed to be correct. No
responsibility is assumed for legal matters in character nor is any opinion rendered as to the
quality of any title.
2. The consulting arborist/appraiser can neither guarantee nor be responsible for the accuracy of
information provided by others.
3. The consulting arborist/appraiser shall not be required to give testimony or to attend court by
reason of this report/appraisal unless written arrangements are made, including payment of
additional fees for services.
4. Loss or removal of any part of this report invalidates the entire report/appraisal.
5. Possession of this report, or any copy thereof, does not imply right of publication or use for any
purpose by any person other than to whom this report is addressed without written consent of this
appraiser/consultant.
6. This report and any appraised values expressed herein represent the opinion of the
consultant/appraiser. Further, the appraiser/consultant’s fee is in no way contingent upon the
reporting of a specified value or upon any finding or recommendation reported.
7. Sketches, diagrams, graphs, photos, etc., in this report are intended as visual aides and are not
done necessarily to scale and should not be construed as engineering information or specifications.
8. This report makes every attempt to be in conformity with generally acceptable
evaluation/diagnostic/appraisal methods and procedures, as recommended by the International
Society of Arboriculture.
9. No tree described in this report/evaluation has been climbed, unless otherwise stated. As such,
structural defects that could only have been discovered by climbing are not reported. Likewise, a
full root collar inspection, consisting of the excavation of soil around the tree for the purpose of
uncovering major root defects/weaknesses, has not been performed, unless otherwise stated. I take
no responsibility for any root defects, which were not uncovered by such an inspection.
Consulting Arborist Disclosure Statement
As a consulting arborist, I provide opinions, recommendations, and appraisals about trees based on
observations, information provided, education, and experience. I recommend procedures in the attempt to
reduce the risk of branch and tree failures, to improve the health of trees, and/or to enhance the beauty of
trees. Clients my choose to accept or to disregard my recommendations, or may seek the advice of others.
I cannot detect every defect or condition, which may cause a structural failure of a tree. Trees are living
organisms, highly variable and subject to numerous environmental influences. Trees sometimes fail
unpredictably in ways we do not fully understand. Conditions, flaws, or weaknesses are often hidden inside
stems/trunks or below ground and, thus, elude detection. I cannot guarantee the health and safety of any
tree. Likewise, remedial treatments, like medicine, cannot be guaranteed.
Trees cannot be controlled but can be managed to a limited degree. To live rear trees is to accept some
degree of risk. The only way to eliminate all risk, associated with trees, is to eliminate all trees.
Govy Munamala
18530 Marshall Lane
List of Trees
Field Data
Sheet
Trunk
DBH
(Diameter
in Inches
at Breast
Height)
Tree
#
Tree Name
1 Western Red Cedar
(Thuja plicata)
2 Weeping Deodar Cedar
(Cedrus deodara pendula)
3 European White Birch
(Betula pendula)
4 Chinese Pistache
(Pistacia chinensis)
5 English Walnut
(Juglans regia)
6 English Walnut
7 English Walnut
8 California Black Walnut
(Juglans hindsii)
9 English Walnut
10 Coast Live Oak
(Quercus agrifolia)
11 Coast Live Oak
12 Apricot
(Prunus armeniaca)
13 Japanese maple
(Acer palmatum)
14 Western Red Cedar
15 English Walnut
16 Coast Live Oak
17 Coast Live Oak
18 Douglas Fir
(Pseudotsuga menziesii)
19 Douglas Fir
20 Douglas Fir
21 California Bay Laurel
(Umbellularia californica)
22 Coast Live Oak
23 California Black Walnut
24 Coast Live Oak
DBH
In Inches
64
11
9
11
21
16
17
8
22
35
28
14
8 / 6
13
16
22
19
26
25
24
4/4/3(x7)/
2(x7)
29
27
Canopy
Size
In Feet
Condition
Rating: 1 - 5
1=Excellent
2=Good
3=Fair
4=Poor
5=Very
Poor
Height /
Spread
Health /
Structure
55 / 45 2 / 1
6 / 15 1 / 1
------------
20 / 25 1 / 1
15 / 25 3 / 2
15 / 25 3 / 2
12 / 20 3 / 3
10 / 15 1 / 3
15 / 25 2 / 2
50 / 70 1 / 1
50 / 50 1 / 3
10 / 15 1 / 1
15 / 20 3 / 2
25 / 20 1 / 1
15 / 20 4 / 3
35 / 45 1 / 1
30 / 40 1 / 1
70 / 35 1 / 1
75 / 35 1 / 1
60 / 30 1 / 1
15 / 20 1 / 4
------------
7 / 6 / 6 10 / 15 1 / 3
35 / 35 1 / 2
Good
Exceptional
Dead
Excellent
Fair
Fair
Fair
Fair
Good
Excellent
Good Previous CD w/ IB Failure SE Side
Excellent Original Orchard Tree
Fair
Excellent
Poor
Excellent
Excellent
Excellent
Excellent
Excellent
Fair
Dead
Fair
Good
A Stump Sprout form Root Stock;
Original Orchard Tree
Original Orchard Tree
Significant Drought Stress
Original Orchard Tree
Original Orchard Tree
Original Orchard Tree
A Stump Sprout form Root Stock;
Original Orchard Tree
Original Orchard Tree
Slight Browning -Drought Stress
Drought Casualty
Overall Condition
In
Descriptive Terms
DBH = Dia. at 54 inches
(E) = Estimated
CD w/ IB = Co-Dominant
Leaders with Imbedded Bark, a
Structural Weakness
(BF) = Below Lowest Fork
Notes
Saratoga,
California
Prepared By:
Michael L. Bench,
Consulting Arborist
Site Observations:
September 5, 2019
Govy Munamala
18530 Marshall Lane
Tree Value
Assessment
(Trunk Formula Method)
Tree # Species
1 Thuja plicata
2
Cedrus deodara
pendula
3 Betula pendula
4 Pistacia chinensis
5 Juglans regia
6 Juglans regia
7 Juglans regia
8 Juglans hindsii
9 Juglans regia
10 Quercus agrifolia
11 Quercus agrifolia
12 Prunus armeniaca
13 Acer palmatum
14 Thuja plicata
15 Juglans regia
16 Quercus agrifolia
17 Quercus agrifolia
18 Pseudotsuga menziesii
19 Pseudotsuga menziesii
20 Pseudotsuga menziesii
21 Umbellularia californica
22 Quercus agrifolia
23 Juglans hindsii
24 Quercus agrifolia
Group DBH
3
Area
1
64 1976
3 11 95
9
2 11 95
3 21 346
3
3
3
3
3
3
2
2
3
3
3
3
50
50
4 26 531
4 25 491
4 24 452
2 4 13
29
73
3
38
27 572
16 201
17 227
8
22 380
35 928
28 615
14 154
8
13 133
16 201
22 380
19 283
Trunk
2 Area2 In. Sq.
0
0
0
1976.0
95.0
95.0
0 346.2
0
0
0
0
0
0
0
201.0
226.9
50.2
6 28
0
0
0
0
379.9
928.1
615.4
153.9
64.4
132.7
201.0
379.9
283.4
0 530.7
0 490.6
0 452.2
4 13
6 28
0
18.8
52.6
572.3
Replace
In. Sq.
3.80
Price In.
Sq.
45.46
3.80 45.46
2.24
3.80
3.80
3.80
3.80
3.80
3.80
2.24
2.24
3.80
3.80
3.80
3.80
77.04
45.46
45.46
45.46
45.46
45.46
45.46
77.04
77.04
45.46
45.46
45.46
45.46
BASIC
VALUE
$90,003
$4,491
$7,491
3.80 45.46 $15,910
$9,308
$10,486
$2,457
$17,445
$42,365
$28,151
$12,026
$5,132
$6,204
$9,308
$17,445
$13,055
4.75 36.36 $19,468
4.75 36.36 $18,012
4.75 36.36 $16,613
2.24 77.04
3.80
3.80
45.46
45.46
$1,624
$2,564
$26,188
Species
%
70%
Condition
%
80%
Location
%
Un-
rounded
Value
Rounded
Value
80% $40,322 $40,300
90% 95% 80% $3,072 $3,070
90%
50%
50%
70%
50%
95%
95%
70%
70%
70%
70%
95%
95%
95%
50%
50%
50%
50%
95%
90%
80%
40%
80%
30%
95%
95%
80% $5,124 $5,100
50% 50% 80% $3,182 $3,180
80% $1,862
80% $2,097
$68880%
80% $3,489
$1,860
$2,100
$690
$3,490
80% $30,588 $30,600
80% $19,255 $19,300
80% $5,388
80% $1,150
80% $2,779
80% $1,564
80% $12,595 $12,600
80% $9,426
$5,400
$1,150
$2,780
$1,560
$9,400
70% 90% 80% $9,812 $9,800
70% 90% 80% $9,078 $9,100
70% 90% 80% $8,373 $8,400
70% 30% 80% $273
70%
95%
50%
90%
80%$718
$270
$720
80% $17,913 $17,900
Saratoga,
California
Prepared by:
Michael L. Bench,
Consulting Arborist
Site Observations:
September 5, 2019
47
·
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GRADING & DRAINAGE PLAN18530 MARSHALL LANE___
SHEET
OF 4 SHEETS
C1
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48
N
GRADING & DRAINAGE PLAN18530 MARSHALL LANE___
SHEET
OF 4 SHEETS
C2
49
GRADING & DRAINAGE PLAN18530 MARSHALL LANE___
SHEET
OF 4 SHEETS
C3CONSTRUCTION DETAILS50
GRADING & DRAINAGE PLAN18530 MARSHALL LANE___
SHEET
OF 4 SHEETS
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T-1
APN: 397-02-033
CITY OF SARATOGA
18530 MARSHALL LANE
SARATOGA, CA 95070 TOPOGRAPHIC SURVEY MAP
PRELIMINARY BOUNDARY AND
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