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05.TM-2005-12 Gupta CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: Applicant: . Property Ow·ner: Property Location: TM-2005-12,INT-2005-02 Dipesh Gupta Leroy & Beatrice May 10758 S. Stelling Road Agenda Date: November 22,2005 Application Summary: TENTATIVE MAP to subdivide a 22,566 square foot lot into two parcels (7,486 and 8,744 square feet in size) in a Rl-6 zoning district. INTERPRERATlON to allow the front yard of the lot at the corner of Jollyman Lane and Orline Court to change from Orline Court to Jollyman Lane. RECOMMENDATION: Staff recommends that the Planning Commission approve the tentative map, file number TM-200S-12 and the interpretation request, file no. INT-200S-02, in accordance with the model resolutions. Project Data: General Plan Designation: Zoning Designation: Total Acreage (gross): Net Acreage per parcel: Density: Low Density Residential, 1-5 DU/ gr. acre Rl-6 22,566 square feet Lot 2-7,486.04 sq. ft., Lot 2- 8,744.49 sq. ft. 3.86 du/ gr. acre. Project Consistency with: General Plan: Zoning: Environmental Assessment: Yes Yes Categorically exempt. BACKGROUND: The project site is located on the northwest corner of Jollyrnan Lane and Orline Court at 10758 S. Stelling Road. The lot lacks curb, gutter and sidewalk improvements. An existing house is located toward the rear of the lot with driveway access taken from the southwest corner of the lot. Surrounding land uses are predominantly single-family residential uses with the exception of the Redeemer Lutheran Church located to the south of the property. £)-1 TM-2005-12,INT-200S-02 November 22,2005 Page 2 DISCUSSION: Zoning and General Plan Conformance: At 7,486.04 and 8,744.49 net square feet, both proposed lots are consistent with the zoning designation of Rl-6. The residential density at 3.86 d.u'¡ gross acre is also consistent with the general plan land use designation. Tree Removal: The lot has six trees located on it. There are four trees located along the west property line while the other two are located to the north and the west of the property. The arborist also pointed out that there are eight Italian Cypresses on the property to the north at 10725 Orline Court that should be considered protected and proper measures be taken during development on the property to protect those trees. The arborist's report has recommendations for the protection of these trees. These have been included in the conditions of approval for the project. The applicant is proposing to remove all the trees. The City's consultant arborist, Barrie D. Coates and Associates, conducted a tree survey (Exhibits A and B). Tree No. and Tvpe . Condition Recommendation Notes #16 Coast Redwood Good Retain Fairly large tree located in the northwestern corner of the lot #13, 14, 15 Siberian Elm Fair Retain Large trees located along the western Dfopertv line #17 Walnut Fair Mav be removed Large tree. A large portion is dead. #18 Apricot Fair Mav be removed Fruit tree. Interpretation: For the corner lot, the zoning ordinance requires the Orline Court frontage (the shorter side) to be the front yard, since it is the shorter lot line abutting a street. This determines the building setbacks from the property line and the building footprint of the lot. It is logical to consider the Jollyman Lane frontage as the front yard. However, to do so requires a Planning Commission interpretation. DISCUSSION: During the initial staff review of the subdivision, staff and the applicant came to the conclusion that interpreting the Jollyman Lane as the front yard would give .the applicant a more consistent street frontage on Jollyman Lane since they plan to develop and build (in conjunction with the property adjacent to this one) three homes on Jollyman Lane. If this interpretation is not approved, this property could potentially be built as close as 12' from the property line while the house next to it (on the left) will be located 20' from the property line. This would give an inconsistent look to the street frontage on Jollyman Lane. The applicant is also proposing a 20' side yard setback on G: IPlanninglPD REPO R Tlpc TMreports \2005 tmreports \ TM- 2005 -12. doc 5- ¿;L, TM-2005-12 CITY OF CUPERTINO 10300 Torre Avenue C{¡pertino, California 95014 RESOLUTION NO. OF .THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A TENTATIVE MAP TO SUBDIVIDE A 22,566 NET SQUARE FOOT PARCEL INTO TWO PARCELS OF APPROXIMATELY 7,486 AND 8,744 SQUARE FEET AT 10758 S. STELLING ROAD SECTION 1: PROJECT DESCRIPTION Application No.: Applicant: Owner: Location: TM-200S-12 Dipesh Gupta, dba Shashi, LLC Leroy and Beatrice May 10758 S. Stelling Road SECTION II: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Tentative Subdivision Map as described in Section 1 of this Resolution; and WHEREAS, the necessary public notices have been given as required by the Subdivision and Procedural Ordinances of the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to the application; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: a) That the proposed subdivision map is consistent with the City of Cupertino General Plan. b) That the design and improvements of the proposed subdivision are consistent with the General Plan. c) That the site is physically suitable for the type and intensity of development contemplated under the approved subdivision. d) That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor injure fish and wildlife or their habitat. e) That the designs of the subdivision or the type of improvements associated therewith are not likely to cause serious public health problems. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application TM-200S-12 for a Tentative Map is hereby approved subject to the conditions which are enumerated in this Resolution beginning on page 2 thereof, and 5-1 Resolution No. Page 2 TM-200S-12 November 22, 2005 --------------------------------------~------------- ----------------------------------------- That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the Public Hearing record concerning Application TM-200S-12, as set forth in the Minutes of Planning Commission Meeting of November 22, 2005, and are incorporated by reference as though fully set forth herein. SECTION -III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on exhibits titled: "Shashi, LLC, Two lot subdivision, 10758 S. Stelling Road, Cupertino, CAn consisting of 2 sheets, dated October 19, 2005, labeled C2 and C4 dated November 08, 2005, except as may be amended by the conditions contained in this resolution. 2. DEMOLITION The applicant is required to demolish existing structures in accordance with City demolition procedures. 3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS: The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conqitions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. 1£ you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 4. COVENANT FOR TREE PROTECTION The applicant shall prepare and record a covenant that runs with the land, prior to final map approval, acknowledging the protective status of the redwood and the three Siberian Elms, notifying future property owners of the kinds and numbers of trees protected by City Ordinance and the requirement for a tree removal permit for these trees. The covenant shall be reviewed and approved by the City Attorney. In the event that any trees need to be relocated or removed due to required improvements, a tree removal application may be made to the Director of Community Development. 5. TREE PROTECTION BOND The applicant, prior to approval of the final map, shall provide a tree protection bond in the amount of $10,000 to ensure protection of existing trees on the site. The bond shall be returned after recordation of the final map, subject to a letter from the City arborist indicating that the trees are in good condition. G: IP/anningIPDREPORTlRES\2005ITM-2005-/2 res.doc s-s Resolution No. Page 3 TM-200S-l2 November 22, 2005 ------------------------------------------------------------------- ------------------------------------------------ 6. BELOW MARKET RATE HOUSING Applicant shall comply with the policies in the City's Below Market Rate Housing Manual. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT 7. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 8. CURB AND GUTTER IMPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed In accordance with grades and standards as specified by the City Engineer. 9. STREET TREES Street trees shall be planted within the Public Right of Way and shall be of a type approved by the City in accordance with Ordinance No. 125. 10. FIRE HYDRANT Fire hydrants shall be located as required by the City and Fire, if needed. 11. GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Army Corp of Engineers and/ or Regional Water Quality Control Board as appropriate. 12. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre- and post development calculations shall be submitted to the City. Runoff shall be minimized to the maximum extent practicable. 13. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 14. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits. G. IPlanningIPDREPORI1RES\2005\TM-2005-12 res. doc 5-lo Resolution No. Page 4 TM-2005-l2 November 22, 2005 ---~-----------------------~--~----------------------- -----------~--------------------------------- Fees: a. Checking & Inspection Fees: $ 5% of Off-Site Improvement Cost or $2,130.00 minimum $ 6% of On-Site Improvement Cost or $2,000.00 minimum $ 1,000.00 TBD N/A $ 3,250.00 $ 31,500.00 By Developer b. Grading Permit: c. Development Maintenance Deposit: d. Storm Drainage Fee: e. Power Cost: f. Map Checking Fees: g. Park Fees: h. Street Tree Bonds: a. Faithful Performance Bond: 100% of Off & On-site Improvements b. Labor & Material Bond: 100% of Off & On-site Improvements c. On-site Grading Bond: 100% of site improvements. d. -The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 15. TRANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said equipment is not visible from public street areas. 16. DEDICATION OF WATERLINES The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards and shall reach an agreement with San Jose Water for water service to the subject development. .17. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your grading and street improvement plans. Erosion and or sediment control plan shall be provided. CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF ENGINEERING/SURVEYING CONDITIONS (Section 66474.18 California Government Code) G:\PlanningIPDREPORT1RESI2005\TM-2005-12 res.doc 5-1- Reso]ution No. Page 5 TM-2005-12 November 22, 2005 ---------------------------------------------------- ---------------------------------------------- I hereby certify that the engineering and surveying conditions specified in Section IV of this Resolution conform to generally accepted engineering practices. Ralph Qualls, Director of Public Works City Engineer CA License 22046 PASSED AND ADOPTED this 22nd day of November 2005, at a Regular Meeting of the Planning Commission of the City of Cupertino by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Gilbert Wong, Chairperson Cupertino Planning Commission G.· IPlanningIPDREPORT1RES\2005 ITM-2005-12 res. doc S-ß INT-2005-02 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF.THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING AN INTERPRETATION OF FRONT YARD FACING JOLL YMAN LANE FOR A FUTURE SINGLE-FAMILY RESIDENCE IN ACCORDANCE WITH SECTION 19.08.030 OF THE CUPERTINO MUNICIPAL CODE SECTION 1: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for an interpretation, as described in Section II. of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) That design relationships with adjacent yards and buildings, and the protection of specimen trees would be improved by interpreting the front yard as facing Hillcrest Road as shown in the below referenced drawing; and 2) That design relationships would be improved by interpreting them consistently with the existing neighborhood design and lot orientation. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for an interpretation is hereby recommended for approval, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application No. INT-200S- 01 as set forth in the Minutes of the Planning Commission Meeting of November 22, 2005 and are incorporated by reference though hilly set forth herein. 5-'1 Resolution No. Page-2- INT-2005-0l November 22, 2005 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Property Owner: Location: INT-2005-01 Dipesh Gupta (Shashi LLq Dipesh Gupta (Shashi LLq 10752 S. Stelling Road SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits titled: "Shashi LLC, Two lot Subdivision, 10752 S. Stelling Road, Cupertino, CA." consisting of one sheet labeled C1, except as may be amended by the Conditions contained in this Resolution. PASSED AND ADOPTED this 22nd day of November 2005, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Gilbert Wong, Chairperson Cupertino Planning Commission G: IPlannmgIPDREPORTiRES\2005\JNT-2005-01.doc 5-l0 EV ALVA nON OF lREES AT THE SHASHl LLC, SUBDIVISION SITE, 10752, 10758 S. S1ELLlNG ROAD, CUPERTINO I Assignment I was asked by Colin Jung, City of Cupertino, to evaluate the trees located at Shashi LLC, Subdivision Site, 10752, 10758 S. Stelling Road, Cupertino, California. The plan provided for this evaluation is the Tentative Map prepared by Criterium-Decker Engineers, San Jose, California, Sheet A, dated 8-25-04. It displayed the existing conditions at the site. No plan showing proposed construction was provided. Summary There are 26 trees included in this inventory. Of these 26 trees, 18 are located on this property, and 8 trees are located on the property toward the north on Orline Court. The trees at this site protected by the City of Cupertino are Trees # 5, 7, 8, and 10. However, 1 recommend that the 8 Italian cypress trees located on the neighboring property be treated as protected trees. Because we do not have plans showing proposed construction on site, a comprehensive tree protection plan cannot be provided. However, suggested precautions are provided for the preservation of the neighboring 8 Italian cypress trees and general tree preservation recommendations, as well as suggested mitigation for underground utilities. Observations There are a total of26 trees included in this tree inventory. Of these, 18 are located on these two parcels (Blasquez Family Trust, APN 359-22-061 and May Family Trust, APN 359-22-060) proposed for a new subdivision. In addition to these, there are 8 trees located in a row adjacent to the property boundary on the north side of the May Family Trust Site. Some of these 26 trees were not shown on the map provided and have been added. The locations of these added trees are estimated using visual references only. The attached map shows the locations of all 26 trees and their approximate canopy dimensions. The 26 trees are classified as follows: Tree # 1 - Fruitless mulberry (Morus alba) Tree # 2 - Samuel Sommer Magnolia (Magnolia grandiflora 'Samuel Sommer ') Trees # 3, 4, 16 - Coast redwood (Sequoia sempervirens) Trees # 5, 7, 10 - Deodar cedar (Cedrus deodara) Tree # 6 - Victorian box (Pittosporum undulatum) Tree # 8 - Blue atlas cedar (Cedrus atlantica 'Glauca ') Tree # 9 - Italian stone pine (Pinus pinea) Tree # 11 - Australia bush cherry (Syzygium paniculatum) Tree # 12 - Persimmon (Diospyros virginiana) Trees # 13, 14, 15 - Siberian elm (Ulmuspumila) Tree # 17 - California black walnut (Juglans hindsii) Tree # 18 - Apricot (Prunus armeniaca) Tree # 19 - Italian cypress (Cupressus sempervirens): This number represents 8 specimens that are essentially identical for all practical purposes. S-\;;L, Prepared by: Michael L. Bench, Consulting Arbonst September 22nd, 2005 EV ALUA TION OF TREES AT THE SHASIll LLC. SUBDIVISION SITE, 10752. 10758 S. STELLING ROAD, CUPERTINO 2 The particulars of these trees (species, trunk diameter, height, spread, and structure) are included in the attachments that follow this text. The health and structure of each specimen is rated on a scale of 1-5 (Excellent - Extremely poor) on the data sheets attached to this text. Based on these health and structure ratings combined, 1 have given each tree an overall condition rating as follows: Excellent S ecimens 9,12,19 Good S ecimens 2,5,6,8, 16 Fair S cimens 1,3,4,7, 10, 11, 13, 14, 15, 17, 18 Poor S cimens Comments about Specific Trees Trees # 1,7, 10, 13, 14, and 15 have been "topped". This very poor pruning procedure causes trees to produce water waterspouts, which are inherently weak and prone to failure. "Topping" also forces greater energy to be diverted to side branches, which become longer and heavier than they would have become normally. This makes these side branches also prone to failure. For these reasons, the branching structures is of these trees is poor. Tree # 17 is a large California black walnut (Jug/ans hindsii). The south half of the canopy is very sparse and contains considerable dead wood. The north half of the canopy is relatively dense and vigorous. Thus, the overall condition rating is only Fair. Tree # 19 represents a row of8ltalian cypress trees (Cupressus sempervirens). These trees are located within I foot of the north side property boundary on the neighboring property. Ifany of the Coast redwood Trees # 3, 4, or 16 would be preserved during construction, they would likely decline if they are not irrigated throughout the construction period. Protected Trees The City of Cupertino (Chapter 14.18) " finds that the preservation of specimen and heritage trees on private and public property, and the protection of all trees during construction, is necessary for the best interests of the City and of the citizens and the public thereof" The City "finds it is in the public interest to enact regulations controlling the care and removal of specimen and heritage trees... " A "Heritage Tree" means "any tree or grove of trees which, because of factors, but not limited to, its historic value, unique quality, girth, height or species, has been found by the Architectural and Site Approval Committee to have a special significance to the community." A "Specimen tree" means any of the following: S-I~ Prepared by: Mchael L. Bench, Consulting Arborist September 22"", 2005 EVALUATION OF 1REES AT THE SHASHl UC. SUBDIVISION SITE, 10752. 10758 S. STELLING ROAD, CUPERTINO 3 Soecies Measurement from Sio21e Trunk Multi-Trunk Natural Grade Diameter/Circumference Diameter/Circumference Oak trees;. 4 Y, feet 10 inches D (31 inches C) 20 inches D 163 inches C) California Buckeve Big Leaf MaDle; 4 Y, feet 12 inches D 138 inches cf 25 inches D 179 inches C) Deodar Cedar; Blue Atlas Cedar The trees at this site protected by the City of Cupertino are Trees # 5, 7,8, and 10. Although the 8 neighboring Italian cypress trees, represented by # 19, are not defined as specimen trees, 1 recommend that these trees be protected because of their importance as a partial screen between these two properties. Risks to Trees by Proposed Construction Ifany earth work (excavation, trenching, grading) were to be done within 6 feet of the trunks of the 8 Italian cypress trees (# 19), their root systems may be damaged. If any underground utilities are to be replaced or upgraded, it will be essential that the location of trenches be planned prior to construction and those locations are shown on plans, and that the trenches be dug at the locations shown on the plans. If utilities would be installed underground, it would be essential that the trenches must be located a minimum distance of 5 times the trunk diameter from the trunks oftrees provided all other sides of the root zones of these trees would not be compromised by grading. It is likely that the protected trees at this site would be at risk of damage by construction or construction procedures that are common to most construction sites. These procedures may include the dumping or the stockpiling of materials over root systems, may include the trenching across the root zones for utilities or for landscape irrigation, or may include construction traffic across the root system resulting in soil compaction and root die back. Recommendations The plans for the proposed new development have not been provided for this tree survey. For this reason, it is not possible to access the impact to the protected trees at this site or to provide a Tree Protection plan for their survival. 5-11 Prepared by: Michael L Bench, Consulting Arboris! September 2Z"", Z005 - BARRIE D. COATE and ASSOCIATES Horticutural Consultants 23535 Summit Road Los Gat05, CA 95033 408/35>.1052 ASSUMPTIONS AND LIMITING CONDITIONS ,. Any legal description provided to the appraiser/consultant is assumed to be correct. No responsibili~y is assumed for matters legal in character nor is any opinion rendered as to the quality of any title. 2. The appraiser/consultant can neither guarantee nor be responsible for accuracy of information provided by others. 3. The appraiser/consultant shall not be required to give testimony or to attend court by reason of this appraisal unless subsequent written arrangements are made, including payment of an additional fee for services. 4. Loss or removal of any part of this report invalidates the entire appraisal/evaluation. 5. Possession of this report or a copy thereof does not imply right of publication or use for anr purpose by any other than the person(s) to whom it is addressed without written consent 0 this appraiser/consultant. 6. This report and the values expressed herein represent the opinion of the appraiser/consultant, and the appraiser's/consultant's fee is in no way contingent upon the reporting of a specified value nor upon any finding to be reported. 7. Sketches, diagrams, graphs, photos, etc., in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys. 8. This report has been made in conformity with acceptable appraisal/evaluation/diagnostic reporting techniques and procedures, as recommended by the International Society of Arboriculture. 9. When applying any pesticide, fungicide, or herbicide, always follow label instructions. , a.No tree described in this report was climbed, unless otherwise stated. We cannot take responsibility for any defects which could only have been discovered by climbing. A full root collar inspection, consisting of excavating the soil around the tree to uncover the root collar and major buttress roots, was not performed, unless otherwise stated. We cannot take responsibility for any root defects which could only have been discovered by such an inspection. CONSULTING ARBORIST DISCLOSURE STATEMENT Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance thé beauty and health of trees, and attempt to reduce risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine, cannot be guaranteed. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. 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CJ , , , - , , , , .. ----T- - I PROTECTED TREE? <: '" t:;-\ ~ BARRIE D. COATE AND ASSOCIATES Horticultural Consultants ('1-08) 353-1052 Fax ('1-08) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 GLOSSARY Co-dominant (stems, branches) equal in size and relative importance, usually associated with either the trunks or stems, or scaffold limbs (branches) in the crown. Crown - The portion of a tree above the trunk including the branches and foliage. Cultivar - A named plant selection from which identical or nearly identical plants can be produced, usually by vegetative propagation or cloning. Decurrent - A term used to describe a mature tree crown composed of branches lacking a central leader resulting in a round-headed tree. Excurrent - A term used to describe a tree crown in which a strong central leader is present to the top of a tree with lateral branches that progressively decrease in length upward rrom the base. Girdling root - A root that partially or entirely encircles the trunk and/or large buttress roots, which could restrict growth and downward movement of photosynthates. Included bark - Bark which is entrapped in narrow-angled attachments of two or more stems, branches, or a stem and branch(es). Such attachments are weakly attached and subject to splitting out. Kinked root - A taproot or a major root(s) which is sharply bent and can cause plant instability and reduction of movement of water, nutrients, and photosynthates. Root collar - The flared, lower portion of the base of a tree where the roots and stem merge. Also referred to as the "root crown". Leader - The main stem or trunk that forms the apex of the tree. Stem - The axis (trunk of a central leader tree) ofa plant on which branches are attached. Temporary branches - A small branch on the trunk or between scaffold branches retained to shade, nourish, and protect the trunk of small young trees. These branches are kept small and gradually removed as the trunk develops. Definition of Woody Parts Trunk - The main stem of a tree between the ground and the lowest scaffold branch. Scaffold branches - In decurrent trees, the branches that form the main structure of the crown. Limb - A major structural part. Branch - A smaller part, attached to a limb or scaffold branch. Branchlet - A small part, attached to a branch. Twig - A very small part attached to a branchlet. Leaf - The main photosynthetic organ of most plants. S-\o¡ BARRIE D. COATE AND ASSOCIATES Horticultural Consultants (408) 353-1052 23535 Summit Road Los Gatos, CA 95033 Typical Standard Footing For Foundation Or Other Use II Do Not Use Near Trees U I Concrete Footing Existing . Fo d . .., Grade ') ~ '. . rme. .~ - -¡; P'."""" ., !'("'''~ . ~ ,.4 ii¢~{: Jl'l.t~~#;t::./;¿:-~-:. -.:-, '>-!.f!.'''''' Formed By Trench . '~";>"-7f9.'''''~/~. , ,/ -.. - .... I -.L.4:::, i I ,,/,/,,/~- "'"~ -:7 ,) ~~ I 4~1' ' ::::..: //7/~"_' "','. !;C)/"5::.._o/í//~ '.::.:::::~ / /..~ /D~'q' ,... ·;;;1' /, ... ".::6: 1/:-,,;-, 0 ':;::::; -- , ...... . """-... " -'. 1/1 --- I 117 ~./' ~ I -. , ': I - .'Q¡./--..-, / '," ...........', _ ('j// -:::.: / ¡ . T, 'I . I ~ ,I J ""-. I I) ~~--.:..'" ! I U. ! I Ii Majority Of Roots Severed At Edge Of Trench (All Roots Outside Of Trench Die) Typical Rebar Pier and On-Grade Footing Typical Reba~ ~I Existing Grade I Concrete Footing Existing Grade - , . . . . ft . . , .., ~ ~ \ '" . / . / Y-7.Y. ~ ;í ,'" t' ~~""'" 9'J'J." ~f.7I"¡·,· -'j' ~A.t.~ ,". ~ ~ 0;~~_z,¿. ,~. "':r.~;1~~. .'ll':.7.· ìI1'b~ ~'¡"0~ ' \ ~"-. ::::::-J?!;~ . .' ~/-/01~~?!.~ \ 4; ~'J1II~:/·.(-,!ý'~r ,.;ij,.' ///~Ç/;(/I "). -A:'" ~. ~/tt, -0--: TIYó. /,!::::::. ~-';::".!l?; I '7/1~/I/ '§Ii/ '.' );l/'{~~ ///!;~ " I ~.:;:.-. ~ / !Jl),~: '¡--. ":"-. . (. ~ I í', '-6'" -":"::/,' " - / /// ~ / //~---. I II L~- -' /~j.":::-... l t... ---~_ ,,--... I .... __ ~ ."ö';" - ..:::::.// i(/c.c--:¡I'/(....:::::.j.'/I:o:-·~·/;·/II' -...., 4//1 I¡",{':--" , -., --r/~ -, f) I c--~ I ,,--....... I". '" (, . -r -. ~ Roots are Sever~d --, I Only at Pier Loc~ J Concrete Spans (typical) Must Be On-Top of Existing Grade. S-~ 11 BARRIE D. COATE AND ASSOCIATES Horticultural Consultants (408) 353-1052 Fax (4-08) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 TREE PROTECTION BEFORE, DURING, AND AFTER CONSTRUCTION These are general recommendations And may be superseded by site-specific instructions BEFORE Plan location oftrenching to avoid all possible cuts beneath tree canopies. This includes trenches for utilities, irrigation lines, cable TV and roof drains. Plan construction period fence locations which will prevent equipment travel or material storage beneath tree canopies. Install fences before any construction related eqUipment is allowed on site This includes pickup trucks. Inform subcontractors in writing that they must read this document. Require return of signed copies to demonstrate that they have read the document. Prune any tree parts, which conflict with construction between August and January. Except for pines which may be pflUled between October-January. Only an ISA certified arborist, using ISA pflUling instructions may be used for his work. If limbs are in conflict with the construction equipment before the certified arborist is on-site, carpenters may cut off offending parts of 6" diameter or less, leaving an 18" long stub, which should be re-cut later by the arborist Under no circumstances may any party remove more than 30% of a trees foliage, or pflUle so that an unbalanced canopy is created DURING Avoid use of any wheeled equipment beneath tree canopies. Maintain fences at original location in vertical, undamaged condition until all contractors and subcontractors, including painters are gone. Clear root collars of retained trees enough to leave 5-6 buttress roots bases visible at 12" from the trunk. Irrigate trees adjacent to construction activity during hot months (June-October). Apply 10 gallons of water per 1" of trunk diameter (measured at 4 V,') once per 2 week period by soaker hose. Apply water at the drip line, or adjacent to construction not around the tflUlk. Apply mulch to make a 3" deep layer in all areas beneath tree canopies and inside fences. Any organic material which is non toxic may be used. AFTER Irrigate monthly with 10 gallons of water per I" of trunk diameter with a soaker hose, placed just inside the drip line. Continue until 8" of rain has fallen Avoid cutting irrigation trenches beneath tree canopies. A void rototilling beneath tree canop ies since that will destroy the small surface roots which absorb water. A void installation ofturf or other frequently irrigated plants beneath tree canopies. S-ôì \ 3\ Q. c( ::;: w ~ !z I!! 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BE YERlFlEt) IN TIlE AEl.D BY THE o:::Jtfllll.CTCIA DUIaNG CONSl!!lICTlON. EXISTING BUILDINGS BENCHMARK SURVEYOR'S STATEMENT .w. EXlSTU<iG 8lI11.OINIiS. STRUC1URE5. PAllOS, a: [)RI\¡[WAVS TIfE VERTICAL DÞlTU\II fOR 11iIS SITE: 15 BASED U~ON SANT~ CLARA THIS 101.0.1' WAS PR!PAAED ey IoIE OR UNDER 1111' OIREClION ANC IS 9ASED SHOWN IMlHlN lHE: sueJECT PIWPER'TY TO BE ßOIOVED. VAil.ET W~~ Dl5TRICT BENCHUAAM NUIoIEI£R œ.l4I!2 AT THE SOUTI1'/IEST ON A AEW SURVEY PERfOFtIIW ON AUGuST 19, 2000, AUGUST 21, NitI CORNER Œ WcCl.El.I.IoH ROAD AHD SOU1H STELU~G ROAD. SEPTEVEIER 4, 2005. Ð.£VAl1DN_2I7.44' DoLta RevUioß - - OO(J:1/Œ>FV.rNJGA.PP\JCÞollON 10/04jn5P1.NHtG~TTM.. 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'~'- I I ~L PARCEL MAP 561 MAPS 44 PARCEL 3 20' "' / . ~ . w w .. w ... w ~ 12~ - RECORD OF SURvty 286 MAPS 28 ' ;;;;:;, , ,- ,- - I I I I I I I I I I I . "' ". I . ~I " b p 8 " I I I I I I I I I I I I I BERIoI ". LEGEND "'C ....5PHALTICCONCRETt ....œ .S'f1!GliJ\5PHÞ.LTICCONCREIT ACP .o.sPHALT CONCRETE PAVEWENT M' ANGLE paNT BIKE BIIŒ LANE STRIPI~G BlDG BUIlDING 60RE BOREHOLELDCAllOO BOW 8¡\Q( Of WALK CB CATCH aASlN CL CENTERUNE COR CORNER CONC CONCRETE O¡t..SH DASHED UNE STRIPING 01 DRAIN ME INLET DUTE DA't1JGHT DW'!" DRIVE W....Y ELEC ELECTRICAL E-R1S ELECTRlCALRISER ELECT ELECTROLiER EP EDGE OfP"'>£"'ENT fD FOUND IT FlNI5HEOFLOORELEVAT1ON rH FlRE HYDRA~T FL FLOW UN[ G8 GRAD:EBREAK HP HIGH POINT HV HI(¡H'VQLT....GEVAULT H4:T HUB 4: TACK INV INVERT JT JOI~TTRENæ UP UP OF GUTTER ME ~"'TCH EXISTING ~H MANHOLE ~ON MONUMENT ~&S NAIL" SHI~ER NG N...TUR....L GROU~D OL OUTlET POL POINT ON U~E P~ PAINT "'ARK - TYPE NOTtD PW POTABLE WATER REFL REfLECTI'ÆßlJTTúNSTRIPlNG SDl./H STOR'" DRÞO.~ ~ANHOLE SLB STREET UGHT BO~ SOUD SOUO UNE STRIPING Sf'( SPIKE SS SANITARY5t:WER SSCO SANITARY SEYlER ClEAN DUT SSMH SANITJoRY5Ð'/E:R......NHOLE SW SIDEWALK "lFC ToP OF CURaATFAŒ TOG TOPOFCRADE TOW TOP OF WALL VLT VALlLT W WATER W w...TER ~ETER "' ,fA - l"b!ia.: """Do.I.a: JØwn II)': Pnljoot.\n:bttllrt Cbaelnolll)': 1'Uo"......CZdoor¡ Pk>lDo.toll)-70-2005 ~ LEGAL OWNER AS FOLLOWS: TENTA TIVE MAP PREPARER .AADS TOŒSUB-OIWJED ARE 0'fINEII BY> lENTAl1>ÆW.oE'PREPAREDBY APN: »t--22~œo,lUOY H. AN!) BEA1RICfH. WAY 'IIILl.ARDDECKER,FlC.E-4:;825.EXF'. DEC. J1,'!)6. 1RUST,101511SOOlHSTEI..UHG~,CUPERl1NO,C'" I , SUB-DIVIDER LAND USE 1H£Rf5IO£NT1ALLOTSUB-OI'IISlONISBElNGDONEBYDlPESHGlIPT..... EJQ5TfIG ~ SlNGU: fAlollLY RESlOENl1..... OOA SHASHI u.c. 20J11D TOWN canER L.A.NE. SUITE IJ~ cuPERTlNQ, c.... PROPOSED_SINQ.!'FAIoIlLyRES/DENl1AL ~ 45" - ". .FL_2Ø.OII" INVII"PIPEIN,F\._2o!I7.SS" NV1e- PIPE T!iRU,1'1..-2IO.or C2 _110., ~ ,,~ CURl1Sc:.CHAPPEU..P.L5. UCENSENUWBE1I7K2 ~ " ~ , ê , , ~ c ! , , , , ¡ , . 2 ~ ! ~ ~ ¡ í í " i , ~ , , o :í' , .~ ~ No.!>a.te Revilla! -- 3/13/[!5 OJRREN11;fV1S1Qto 11/8/05 ClJENT R£'oASI()I W ::J '" Z an w w N ð ~ 1ri w '" Q z ..8: , ...J Win ~g]§:gW-J: ~ ë/1tl....."'!9c:o ] ~Z-'IL'....C:O ~ ~t3;d:;~¡¡¡¡- . UZN::>", ~ u W.... - .... o<S . M & Š () -' z , ::J Z ¡;j :5 z f-- D- O(J) W Vi , ~ 5(f) Z ~CX)<X: ~ mL[)u 0 :or-- ~(/)s:Ó clS --.J-:z: t!) -0 Rf-- .£ Z I--.JNQ::: :!:: _0 "'(f) LOw ... .~<:(Ol'-(L ~~ ~~~~a ¡j t!) .Job No.: "'.ueDoIo; DR_a,: ProeatAra!:lileel.: N/A CbeaJœdIlJ; 'IÐO FUoN_~Ip(C4}.d"9 PIolDotel1--œ-2005 ,-". C4 HUB de TACK INVERT JOINT TRENCH LIP or GUmR t.4A TCH EXISTING t.4ANHOLE t.40NUMENT NAIL &. SHINER NATURAL GROUND OUTLET paNT ON LINE PAINT ~ARK- TYPE NOlID POTABLE WATER REFLECTIVE BUTTON STRIPING STOR~ DRAIN MANHOLE STREET LIGHT BOX SOliD LINE STRIPING SPIKE SANITARY SEWER SANITARY SEWER CLEAN OUT SANITARY SEWER MANHOLE SIDEWALK TOP OF CURB AT FACE TOP OF GRADE TOP OF WAll VAULT WAlIR WA lIR ~ETER H.T ,NY JT UP ME MH MON N'S NO OL POL PM PW REFL SDMH SLB SOLID SP' SS SSCO SSMH SW TI"C TOG TOW VCT W VIM PAVEMENT LEGEND ASPHALTIC CONCRETE .5" HIGH ASPHALTIC CONCRETE BERM ASPHAL TlC CONCRETE ANGLE POINT BIKE LANE STRIPING BUILDING BORE HOLE LOCATION BACK OF WALK CATCH BASIN CENTERLINE CORNER CONCRETE DASHED LINE STRIPING DRAINAGE INLET DAYLIGHT DRIVEWAY ELECTRICAL ELECTRICAL RISER ELECTROUER EDGE OF PAVEMENT FOUND FINISHED FLOOR ELEVATION FIRE HYDRANT FLOW LINE GRADE BREAK HIGH POINT HIGH VOLTAGE VAULT AC ACB ACP AP BIKE BLOG BORE BOW C8 Cl COR CONC DASH 01 DUTE OWY ELEC [-RIS ELECT EP FD FF "' Fl G8 HP HV ~. Fì.'=277.12' ~. FL-277.12' ~, Ft-277.12' ~, FL-277.12' OU1,FL_277.12' RI~_2a~.61''- ~V 12" PIPE IN. FL_280.J1' ~V 12" PPE IN, Ft._280.20' ~V 12" PPE OUT, FL=280"e' r!:~; ;;t#'f~'285fO"""T .~~~1 1#&t\,y I ~" RIIoI=28~_ðð INV ~. PIPE INV ~. PIPE INV"'" PIPE INV"'" PIPE INva" PIPE \ 284.5' n4Q,FL28, lfCGOW'I'LlP è¡;i· \ êãOiFc 284.52 FL 28' >-~8Q1 i~Jc:. .I \'8 " 28' 2~4.M q¡504 "' 85.41 ... "' 2B' ~. , ~"'cc t"SS_ '....~. ~¡ i . " f(" I I (N)ACP c:::=J (N) SIDEWALK --, RETAINING WALL ~ BORE HOLE LOCATION Ñ WATER VALVE x" SPOT ELEVATION &: DESCRIPTION ~ SIGN /), SURVEY CONTROL PLAr \ I I J AS ^" BUILDING OUTLINE /////////////////.///////7; 5' CONTOUR INTERVAL l' CONTOUR INTERVAL W, CENTERLINE-- FENCE - TYPE NOTED GAS LINE _n_(;_ O'ÆRHEAO LINE 01-1-01-1- PLAN RIGHT-Of-WAY LlNE- - - - - - RECORD BOUNDARY SANITARY SEWER-SS-SS- ..... " ,/ - . . ----tÖ¡oe 2ns' ,~ ll-lE BEARIN~S SKDI'oN UPD" 11-110· "'AP ARE BASED UP(>'oJ l~c a"TERV'[ CF JOLLYMA', IAN': AS FOl'ND "DNUMENTED Arm SHOWl' EAST UPJ~ TH^.T CER1Alf, IH.~CT "AF NO. 7801, FILEJ FOl': P"COR~ Bü()K 55? or MA"S AS FAG~ 25, SA~T^ CL~FA CO'3,T, O[C0RDS :;ë.~ " " ~" RIW=2æ.ð7 INV15"PlPEIN.FL-27ð.47' INV 15" PIPE IN, FL_27&'4r INV18" PIPE 001, FL_278.47 PROPERTY UN WATER UNE PROPOSED "'¡" 265141 up.. ,; ?8t7 2 6~ "' ----;\J ~Je~~WlJECO~ ~f~f/~~ RIIMP PAVElllEN1 (N) rrPE ~2-5 CUR8 III GUTIER ft5'~'Lj~' . 285480:285180 LIP ;Wc«ID ~1~~97 . 285.B7 H~ ELEC VL1 J286.'0 .HVELEC'<I..T2'3Iõ.OO D~'.:. 28~:;'5E-RIS q ". TCOW VLl 28"3' -2Bó.Uó B " E-RIS " 28f.'4 Toolol'<l..1 "," '~mi\P , r' () w z ::J \ê5 ~~.....ln, upJ'1 m , " . ~,ó 0' '86.3 '. u. I , 'B'.66 ,oe " 20' 4"S" - ~=- ,.....--15·50- ,9 287.38 u, \1a~'76 2: 18 -TfC ,~I ff( - RElOCAlE(E) PG<I£VAL!..T .fl \1 ~ \ .00 ~)h'RCE205~_/ ~~ ~" " I...-~( - '''-' U. ~7 ~1 ETH"'T 287.eo 2n.!;' '/INU13.00 ~~~ I :~ . .œ' -~~ " " --:). -----jo · , I :;r. -, · ,"'" : 'ro288.47 · ~, } 1~~ 3' '¡'¿fj8J8 ¡ ..CONC · ~ BLDG ' " ~~rr~BC c CONC I i3LD 18ö.-'~ . ' . , "-'> - - ~ ~0 -~gl-~-~ I , , , ORO. (,) w Z " è ~ o . . " '-= +2%..... CQ.U F.F.,=,289,63 :8 " " '- \ ~ -)'28,¡j,19_ ..1-)0 ~___2átJ;·7"IiI-B~ _JI __- I, BlOG ~&3~~~ ~ i ~ :,y~,,,~ T - --:}~l\ ,ó1&i " \ 1\' . L,' j -, 2~Ul LOL..J. 288.J4 \ A£06W F, = 291.56 FENŒITO~ , . ~ , / 1 ~ :8~ 68 ",.,7 Ilf'fIOYEWENT GRADING AND DRAINAGE PLAN - - SCALE: ~20' INV12-PIF'1::IN, INV 12" PIPE IN, INV15"PIPEOU1, ~~ . -, . , ... '-~- " , . -_.--#~~ ~,P ~~--289-73-2Bß~7'- IFC f1, FD3/4"IP,OPEN 20' '2B8.1;.... " , " ~288.12 " 288.73 fNCPOl m " ,"m "''1'" 4"lREE ---.J JOLtYM AN 29().13 290.'00 " 290.32 CL AC OWY ^'"., ~ Pt.!-w 290.25 ..~ '1 ~~ -12"SO~ ",-UP "~ð;g~289 W, ~ <~t.K -,,...,,.,,, TOP OF CONCRETt FLOOR - FRAt.lING F.F.PER PLAN- - - 19<:'()8 fNCPOI lOT GRADING SECTION A-A - SCALE: =10 ~ '5: " " N , " ~ z > '" LE- w Z o § . ¡¡ ~ ~ o . . ~ u g ~ "' 'Z9J.Ol "" 289.~,' " ì~-..d:"'. ~p -l 10/1 2B~ 5" SHSPK 18~.ô4 "".. }:IF' ~ S~ED ~,~ rNCPOL . '" Z9J)}J:r. W~~ " , , \ 6o"-j'''''''' 291.24·NG"_ 9'-52C ~:, ~" , " , ;90,75 œ.... " '290. W, ;:91.29 ~ 29· 8-' NG ^91 .41 29' .O~ FNC POl ~ Cct¡c NG '..:. 291.38 ' ·291.30 n." ; IG_~GA1L-PAT1~' 290.~9 ~ . L___~ 291.5C- 'W, .~. 2n.n ~ -""'.------ ~'1l Ä~~~D'._. ?~n7fl '. 291"1,, œ.... - is.: -7 .~ ~.~--,f ~~:".BJ~ó7 l'.aO~·L i9'f's ~ 9' e~ ~ . . ,;. r U~ t.'þ" .1 . .' m"'" ~., " 29239 ~_-)"'2~.^.. ,.:rL . LIP ~----1TC u·. .. ,.' '\ 2922.'~" \ - 1292.15 "". FL,' II:õ Ð.£CT . " ~·â~"\ ~.'n LiP, æ lfC ~9Z.72 2939 FL \ ", ¡"\ ",0> 19' fl U~ 293"·8 45' lfQ \ ~ \ I ! 1 , ,J" 'ii>' , ) / . " r" I ~ " . " o u w Z ª 1 1 1 I I I , I I I .J : 1 I 29:1 ~Y I , I , . . '" , , 29'ßIDI ~"' ,)" P*TW ",' ,~ , 11I,f" ~7 , " ~, , , "" ,I, "." , ,,,.""'5"""1.~ ' ."'~O(~l· , / . I ¡ . j .,292.-4 * 'REFlj· / ~ \~ " "" , , 1 , \ 292 "" 293.5C Scx.ID , 29': "~ I / .':1.1; D.].~O ÖfK~·&t 92.04 ( P f,,28B (~ I I I 2922 SOLIO ;1,'<1' ";/,, 811 I , ì I 192 ~ '" " 2.98 .- CTIJhAND·S8.'S 5, Al'Ç<jST :" Atl THE V[RH'" DA'UM r~F' T",o S.T ','ÄLLE',WATERD:c,'''W:1 B[f,CHMAR ~üP{éR QC "oCcELLA~ FüAS ~"C ELEVAlION_2ß7_44' ;S' ,,'; --. ¡""E " " Tn'" ",-,,0 ~·,S PR[P.".E~', ~E 0~ UN~~¡; ON A mLD SURVE', P~Rf::'RM[c ON ~,~ ",'; SEFTl"5[R4.:'0c,S '.R. 0U ~"wLS ; " ~ "t;'¡