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01. TM-2005-14 Jitka Cymbal CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: Applicant: Property Owner: Property Location: TM-2005-14 Jitka Cymbal Jing and Roger Low 21988 McOeIlan Road Agenda Date: January 24, 2006 Application Summary: TENTATIVE MAP to subdivide a 21,803 square foot lot into two parcels (11,385 and 10,418 square feet in size) in a Rl-7.5 zoning district. RECOMMENDATION: Staff recommends that the Planning Commission approve the tentative map, file number TM-2005-14 in accordance with the model resolution. Project Data: General Plan Designation: Zoning Designation: Total Acreage (gross): Net Acreage per parcel: Density: Low Density Residential, 1-5 DU I gr. acre Rl-7.5 21,803 square feet Lot 1- 9,766 sq. ft., Lot 2-10,418 sq. ft. 4 dul gr. acre. Project Consistency with: General Plan: Zoning: Yes, Policy 2-23 Yes Categorically exempt. Environmental Assessment: BACKGROUND: This application is continued from the Planning Commission meeting of January 10, 2006. The applicant was not present at that meeting, and the Planning Commissioners expressed interest in two conventional lots instead of the proposed flag lot. The Commissioners continued the item so that the applicant could address the lot configuration. Since two conventional lots would have lot widths that are less than 60 feet, as required by the R1 ordinance, the applicant would need to apply for a variance to allow two 58 foot-wide lots. The application would need to be re-noticed for the variance. The Planning Commission would need to make the variance findings, which are: 1. There are exceptional or extraordinary circumstances or conditions applying to the property involved that do not apply generally to property in the same district. /-1 TM-2005-14 Page 2 January 24, 2006 2. The granting of the application is necessary for the preservation and enjoyment of substantial property rights of the applicant, and to prevent unreasonable property loss or unnecessary hardship. 3. The granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, and general welfare, or convenience, and to secure the purpose of the title. DISCUSSION: There are two major discussion points for this subdivision: conformance with the General Plan, since the applicant is proposing a flag lot, and tree removal and retention. Following is a detailed discussion of each subject. Zoning and General Plan Conformance: Lot one (the flag lot) equals 11,385, but has a net lot iHea of 9,766 since the panhandle portion of the lot (driveway) is not counted in the net area calculation and lot two equals 10,418 net square feet. Since both proposed lots have net areas greater than the 7,500 square feet required for the R1-7.5 zoning district, the subdivision is consistent with the zoning. The residential density at 4 d.u'¡ gross acre is also consistent with the general plan land use designation (Low Density Residential, 1-5 DU I gr. Acre). In the recently adopted General Plan, Policy 2-23 was added to address neighborhood compatibility. Specifically, the policy ensures "that zoning, subdivision and lot line adjustment requests consider the need to preserve neighborhood lot patterns." It also specifically addresses the subject of flag lots by allowing the creation of "flag lots in proposed subdivisions when they are the only reasonable alternative that integrates with the lot pattern in the neighborhood." . Staff believes that in the case of this subdivision, since there is insufficient frontage to subdivide the parcel into two conventional lots, the creation of a flag lot is a reasonable alternative that integrates with the surrounding lot pattern. The adjacent lots to the north and south are flag lots and there appears to be a clear pattern in this area of flag lots. The clear pattern is demonstrated in the aerial below (subject parcel is highlighted in yellow): E:IPlanningIPDREPORT1pcTMreports\2005tmreportsITM-2005-1 4.doc 1- ;) TM-2005-14 Page 3 January 24, 2006 The Planning Commission may ask the applicant to file for a variance, in order to consider two conventional lots. The rationale for a variance would be: to conform to the intent of Policy 2-23 of the General Plan, cited previously; the fact that the lots would closely approximate the minimum foot width; and the fact that the lots would have frontages on two streets, allowing for the separation of the driveways. Staff is interested in having the option of addressing the irregularity of the right-of-way in front of the property, which shows as an indentation on the north side of the front property line (see arrow above). A condition of approval has been added to determine if the right-of-way should be abandoned to create a smoother property-line transition, as determined by the Director of Public Works. Tree Removal and Retention: Nine trees are located on the subject property, three of which are significant and two that are protected under the Cupertino Municipal Code. The City's consulting arborist, Barrie D. Coate and Associates conducted a tree survey of the property in October 2005 (see summary below and enclosures). Mr. Coate recommends that the coast live oak tree, located near the existing garage at the rear of the property, and the large deodar cedar, shown on the site plan as a pine tree near Madrid Road, be protected. He has provided detailed instructions on how to protect the coast live oak and the deodar cedar. As a condition of approval, staff is requiring a tree protection bond and E:IPlanningIPDREPORT\pcTMreportsI2005tmreportsITM-2005-14.doc 1-3 TM-2005-14 Page 4 January 24, 2006 requiring that the applicant enter into an agreement with a licensed arborist to ensure compliance with Mr. Coate's recommendations. Additionally, Mr. Coate recommends staff consider retaining a silk tree along the northern property for screening purposes. Staff is recommending that the tree be retained as a condition of the tentative map approval and that the retention be reviewed again at the building permit stage. The Director of Community Development shall make the final decision on the retention of the tree since it is not a protected species and would be retained only for privacy screening. Finally, although the applicant shows they are planning to retain an elm tree, Mr. Coate recommends removal due to decay and a hollow trunk. Tree # and Type Condition Recommendation Notes (Refer to Arborist Report) #1 Coast Live Oak Fair Retain Extremely healthy oak specimen, but its structure makes it highly vulnerable to limb breakage. As a condition of approval, the applicant will be required to follow the recommendations of the consulting arborist to preserve the tree and ensure healthy retention. #2 Siberian Elm Poor Remove Tree has been stub cut in the past and major decay has resulted. Trunk is hollow due to an old wound. Consulting arborist recommends removal of the tree due to the current state of health. #3 California Date Palm Excellent May be retained, Not a signilicant species, tree can easily removed or be transplanted or removed at transplanted. applicant's discretion. #4 Deodar Cedar Excellent Retain Fine specimen of Deodar Cedar that has been overgrown with English Ivy. Ivy needs to be removed to preserve tree. Arborist also makes further recommendations for protecting and preserving. As a condition of approval the applicant will need to follow these recommendations. #5 Silk Tree Excellent May be retained or Not a signilicant species, mostly removed. ornamental tree. Tree # and Type Condition Recommendation Notes (Refer to Arborist Report) E:IPlanningIPDREPORT\pcTMreports\2005tmreportsITM-2005- I 4.doc 1-4- TM-2005-14 Page 5 January 24, 2006 #6 Silk Tree Fair May be retained or Not a signilicant species, mostly removed. ornamental tree. #7 Silk Tree Fair May be retained or Not a signilicant species, mostly removed. ornamental tree. #8 Eugenia Excellent May be retained or Not a protected species. removed. #9 Silk Tree Excellent May be removed or Not a signilicant species, mostly retained. ornamental tree. However, serves as privacy screening between subject property and the adjacent property to the north. As a part of the tentative map application, staff is recommending the tree be retained. At the building permit stage, staff will evaluate whether it is feasible to retain the tree and the Director of Community Development will make the final decision. Prepared by: Gary Chao, Associate Planner c::.:-......L Approved by: Steve Piasecki, Director of Community Developmen~ Enclosures: Model Resolution for TM-2005-14 Plan Set Exhibit A: Tree Survey & Arborist Report E: IPlanningIPDREPORT\pcTMreports\2005tmreportsITM-2005-1 4.doc 1-5 TM-2005-14 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A TENTATIVE MAP TO SUBDIVIDE A 21,803 SQUARE FOOT LOT INTO TWO PARCELS, 11,385 SQUARE FEET AND 10,418 SQUARE FEET RESPECTIVELY AT 21988 MCCLELLAN ROAD SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: TM-2005-14 Jitka Cymbal (Low residence) 21988 McOellan 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 I 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 substantially harm fish and wildlife or their habitat. e) That the design of the subdivision or the type of improvements associated therewith are not likely to cause serious public health problems. ¡-tp Resolution No. Page 2 TM-2005-14 January 24,2006 NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application TM-2005-14 for a Tentative Map is hereby approved as modified, 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 TM-2005-14, as set forth in the Minutes of Planning Commission Meeting of January 24, 2006, and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHffiITS Approved is based on the tentative map entitled "TENTATIVE MAP, LANDS OF DANNY LEE, 21988 MC CLELLAN ROAD, CUPERTINO" by Westfall Engineers, Inc., dated November 2005, and consisting of two sheets labeled pages 1 and 2, 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. 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 Coast Live Oak, Deodar Cedar and the Silk tree identified as #9 in the consulting arborist report dated October 24, 2005, 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. All protected trees on site shall be fenced off during construction, watered on a regular basis and no trenching shall be done within 6' of the tree trunks. 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. 4. TREE PROTECTION BOND The applicant, prior to approval of the final map and building permit approval, shall provide a tree protection bond in the amount of $30,000 to ensure protection of existing trees on the site. The bond shall be returned after completion of E: \Plamring\PDREPORT\RES\2005\ TM-2005-14 res.doc 1-1 Resolution No. Page 3 TM-2005-14 January 24,2006 construction, subject to a letter from the City arborist indicating that the trees are in good condition. 5. TREE PROTECTION STANDARDS The applicant shall enter into an agreement with a licensed arborist to oversee the protection of the three aforementioned trees during construction on the property. The agreement with the arborist shall reference the recommendations for protection of the aforementioned trees as presented by Barrie D. Coate and Associates in the arborist report dated October 24, 2005. 6. 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 Conditions 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. If 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. 7. RIGHT-OF-WAY-ALIGNMENT The irregularity of the right-of-way in front of the property shall be evaluated and portions abandoned if determined by the Director of Public Works that a smoother transition of property lines is achieved. SECTION IV. CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT 8. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 9. 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. 10. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 11. FIRE HYDRANT Fire hydrants shall be located as required by the City, San Jose Water Company and E:\PlarU1ing\PDREPORT\RES\ZOOS\ TM-Z005-14 res.doc I-ß Resolution No. Page 4 TM-2005-14 January 24, 2006 Santa Clara County Fire. 12. TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 13. 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 andlor Regional Water Quality Control Board as appropriate. 14. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Development in all other zoning districts shall be served by on site storm drainage facilities connected to the City storm drainage system. If City storm drains are not available, drainage facilities shall be installed to the satisfaction of the City Engineer. Pre and Post storm drain calculations are required 15. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City and Santa Clara County Fire, as needed. 16. 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. 17. 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. Fees: a. Checking & Inspection Fees: b. Grading Permit: c. Development Maintenance Deposit: d. Storm Drainage Fee: e. Power Cost f. Map Checking Fees: g. Park Fees: E:\Planning\PDREPORT\RES\2005\ TM-2005-14 res.doc $ 5% of Off-Site Improvement Cost or $2,785.00 min. $ 6% of Site Improvement Cost or $2,000.00 min. $ 2,000.00 $ 640.71 Not Required $ 3,250.00 $ 15,750.00 ¡-OJ Resolution No. Page 5 TM-2005-14 January 24,2006 h. Street Tree By Developer Bonds: a. b. c. Faithful Performance Bond: 100% of Off-site and On-site Improvements Labor & Material Bond: 100% of Off-site and On-site Improvement On-site Grading Bond: 100% of site improvements. -The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may bè 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. 18. TRANSFORMER 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. 19. 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. 20. 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. 21. DRIVEWAY EASEMENT The developers of both Lots 1&2 must submit a signed agreement approved by the City, which sets aside a driveway easement along their adjoining properties. ----------------------------------------------------------------------------- ----------------------------------------------------------------------------- PASSED AND ADOPTED this 24th day of January 2006, 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: E: \Planning\PDREPORT\RES\2005\ TM-2005-14 res.doc I-{O Resolution No. Page 6 TM-2005-14 January 24,2006 Steve Piasecki Director of Community Development E:\Planning\PDREPORT\RES\2005\ TM-2005-14 res.doc Marty Miller, Chairperson Cupertino Planning Commission 1- /I BARRIE D. COATI: and ASSOCIATES Horticutural Consultants 23535 Summit Road Los Gatos. CA 95033 4081353-1052 EXHIBIT A I . I . Nav 3 0 2005 I ""y. I D .____~_~_ RECOMMENDATIONS FOR TREE PROTECTION DURING DEMOLITION AND CONSTRUCTION AT THE LEE PROPERTY, 21988 MCCLELLAN ROAD, CUPERTINO '. Prepared at the Request of: Piu Ghosh City of Cupertino 10300 Torre Ayenue Cupertino, CA 95014 Site Visit by: Barrie D. Coate Consulting Arborist October 24, 2005 Job #10-05-229 . I-/~ RECOMMENDATIONS FOR TREE PROT~~ liON DURING DEMOLITION AND CONSTRUCTION AT THE L ROPERTY 21988 MCCLELLAN ROAD, CUPERTINO Assignment Mrs. Ghosh asked me to prepare an analysis of the trees at this property in order to protect them fTom upcoming demolition and proposed construction activity. Summary The site currently is occupied by a home and two small axillary structures which I presume will all be demolished. There are only three significant trees on the property, trees #1, 2, and 4 which are a vigorous healthy coast live oak, a Siberian elm with a yery poor structure, and a fine specimen of deodar cedar. The plan I reyiewed for this project is titled sheet Al prepared by H.M.C. Associates, LLP, undated. This plan shows only one of the trees on the property to be preserved, tree # I, the large coast live oak. The deodar cedar tree #4 is a species protected by City Ordinance and is a fine specimen at the margin of the property. Observations There are nine trees on the property only three of which are significant and only two of those are protected by City Ordinance. The two protected trees are trees #1 and #4, a coast live oak and a large deodar cedar. . The third significant tree is a Siberian elm (Ulmus pumila) a species which is usually considered of poor quality since it is yery brittle and subject to breakage. . The trees #5-9 are Silk trees (AlbizziajulibrÜ·sin). Trees 5-7 are seen on the Madrid Road fumtage and tree #9 another Albizzia is seen on the north property line. Tree #8 is Eugenia (Syzygium paniculatum) tree on the property line at the southwest corner of the property. Recommendations 1. This coast liye oak is extremely healthy but its structure makes it highly yulnerable to major limb breakage. I suggest that: a. The horizontal 12-inch diameter limb which is directed east fTom the point at which it joins the main trunk at 7 feet above grade be removed entirely. PREPARED BY: BARRIE D. COATE, CONSULTING ARBOR 1ST OCTOBER 24, 2005 1-/3 RECOMMENDATIONS FOR TREE PROTE~,.ùN DURING DEMOLITION AND CONSTRUCTION A TTHE U .OPERTY 21968 MCCLELlAN ROAD. CUPERTINO 2 This will leave a well-balanced crown above it without leaving the high potential for limb breakage that this limb presents. b. Haye all deadwood removed &om the tree. c. Haye a cable installed between the two remaining main trunks to prevent the included bark site seen at 2 feet aboye grade resulting in half of the tree splitting apart. d. The tree is fairly heayily infested with Ehrhorn scale. I suggest that it be sprayed this winter with a combination emulsifiable oil and an insecticide to begin control of that insect/disease combination. e. I suggest endweight reduction by drop crotch pruning procedures by an ISA certified arborist fÌ'om the western and northern portions of the canopy to prevent limb drop in the next few years. f. Where necessary the lowest hanging branches of 3 inch diameter or smaller could be removed but branches any larger than that should not be removed without consultation with a certified arborist 2. Tree #2 is Siberian elm The tree has been stub cut in the past at multiple heights including 12 feet, 15 feet, and 20 feet. The result is major decay sites at each of these stub-cutting locations. . Note that the trunk is hollow due to an old wound. . I would suggest that remoyal of this tree would not be significant. 3. Tree #3, a California fan palm, is not significant and since this species is easily transplanted the tree could either be demolished or transplanted at the desire of the owner, in my opinion. 4. Tree #4 is a fine deodar cedar which is unfortunately overgrown with English ivy. a. I suggest the ivy be remoyed and that the tree certainly be preserved. b. The canopy is composed of yery long limbs and it would be wise to haye a knowledgeable arborist do drop crotch pruning of the longest limbs to preyent limb breakage in the future but the tree should not have all of the interior branches stripped out which is commonly done since that merely exacerbates the likelihood oflimb breakage. PREPARED BY: BARRIE D. COATE. CONSULTING ARBORIST OCTOBER 24. 2005 /-/1 RECOMMENDATIONS FOR TREE PRm.v nON DURING DEMOUTION AND CONSTRUCTION AT THE 'ROPERIY 21988 MCCLEL.IJ\N ROAD, CUPERTINO 3 c. A 6 foot chain link fence mounted on 2 inch galyanized pipe posts driven at least 2 feet in the ground must be installed in the locations shown on the enclosed plan section before any construction or demolition equipment' arriyes on site. d. I recommend that existing pavement be left in place until all demolition and as much building construction, as possible is completed. e. When existing payement is to be removed, it must be broken up and the pieces hand loaded into a skip loader backing over unbroken sections of pavement. 5. Trees #5, 6, 7 are in Madrid Road fTontage and this area may experience road widening which would remove those but those trees are not protected by City Ordinance in any case. 6. Tree #9 serves an important screen between this property and those to the north and I suggest an effort be made to save that tree for that purpose. 7. Tree #8 the Eugenia tree in the corner is of no significance and is not protected by City Ordinance. Construction Impact The proposed construction design would cause potential damage to trees #1 and 4 if they are retained. Tree #1 I. The proposed walkway which would travel beneath the canopy of this tree could be installed if: a: No compaction is done in the area which will be occupied by the walkway before installation. < b. If the walkway is installed on tOJ> of the existing grade. c. No wheeled equipment is allowed into the area during the construction of that walkway. d. If the base rock is material which drains at least %" per hour to provide oxygen and moisture in the area beneath the paving. 2. The driyeway shown beneath the canopy of this tree would cause severe damage to the root system if it were installed as driveways are usually installed by excavation of 9 to 12 inches of surface soil. a. If this driyeway can be installed on tOJ> of existing grade and the base material is of pervious texture that passes at least %" of water per hour, (not standard construction road base material) and the pavement surface is of a material that passes water rapidly as well, this driveway could be installed as shown. PREPARED BY: BARRIE D. COATE, CONSULTING ARBORIST OCTOBER 24, 2005 1-15 RECOMMENDATIONS FOR TREE PROTECTION DURING DEMOLITION AND CONSTRUCTION AT THE LEt PROPERTY 21988 MCCLELLAN ROAD, CUPERTINO 4 Be aware that no equipment may be allowed in the area in which that driye is to be installed before installation of the road. It must be leveled by hand tools. If this pervious paving approach is not acceptable to City Engineers, I suggest that concrete be poured over the undisturbed base material with sufficient rebar in it to support it without 95% compaction before installation. If impervious paving is used, the newly installed portion of the driveway which would be beneath the canopy however must haye perforated areas down to original soil grade in at least 10% of its surface. These may be take the fonn of 2 to 4 inch wide strips in which strip drains are installed or stripes cut through the paving with bricks set into them. 3. Tree #4 I suggest a construction period fence be erected as shown on the plan before any equipment arriyes on scene. Signs that enclosed should be mounted on lO-foot intervals along the top of the fence to prevent sub contractors from tearing the fence down. Inspections I suggest that arborists inspections be scheduled after: 1. Protected fences are installed but before demolition begins. 2. After demolition is completed. . 3. During the installation of the driveway and the walkway shown beneath tree # 1. Respectfully submitted, ~~,~ Barrie D. 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(!) ~ S2 _ ~ UJ I ¡ íñ ~ I ù) ~ ~« I íÕ ~ ;;; Z <!>z « '" ~ CI;:::::: ~ I íÕl , 0' <II « "..........- a::.....S ..... ell''''' 1- ~ ~ I~ « z z Z 0 z , ~ 0 ,:::;.I~ Ulo - ~ ..- ~ a::: ~ ~ z ~ ~ 0 w æ íÕ 1010::( ~I ~,VJw ~ 0:: Z < ..J ~IW ~- ffi W II. ~ ~ololuw 515 WI' 1_ 0 a:: U ~ ~ Z~" 0 I ...J,...J I -. -' . r-..... W C) (J) I a:: , 10 0 I 0 ~ IC J:I~ ¡:: Q ~ ~ ~ ~ > VJ z ~lul~1 ulu ~Ii ~I~ ~ ~ ~1~,I~I~I~i~ ~ ~!~I~I~ ªIª J: 100 J:OO U J: U!U UIUI~:U ~ _I~:C:~ 1 PruningfCabllnR Needs tli W u.. N (§) 0:: W tli ~ < õ Measurements I r-T T , , , , i I i I ~I I w, , WI 1 LL: I N' , ,-,' , ~: : ..J.: :æ : @IUJ ¡~¡ 1 a:: 1>- I I Wtlil(f.) I : I I I I I-I I ~I ~ I J: 1 «1::»1 ŒI I ëi!::e:! C ! J: <D Q BARRIE D. COATE ~~, and ASSOCIATES ~,_. (400) 353-1052 ~ '" 23535 Summit Road Los Galos, CA 95030 _ f f : 3 I : : I ---jm-t---+---j---+--- I I I 1 1 ! I I I , , , , , , ~.~ ~~.. ..."'I-.~~ ~-..I"'... ¡ ¡ I I I I I I I I I I ···t····~··-+·~·1~·-+·-- I I I I I I I I I I I : : I ! I ---1----t---+---1----j----,--- I I : : 1 : I I I I I I I I I I I I I I I r I I I ---.,--~-t'-.-"I"'---.,-.-.1'....I"'--- I r I 1 I I I I I I I I I I I I I I : : : : : , , , , I I --·1----.1.·-·;----1-··· ····r··- I I I I I ! L I I ! I 1 I 3: 4 : ---+---1----t--- ¡ I I f f _ _ 18.0 : X : 16.0: I : 30 : 50 -----~+---t··-·-·~····--t-·-·+--·~1-··· I I I I I I I I I I t Plant Name Tree # 1 ¡ 4: 5 ¡ ---r-+---r--- , , , , , , 1 ¡ 1 2 ¡ ___..L.___ ___~J.___, , , , , ! I 28.0 ! ¡! ¡ 40 I 30 ..----~-.- ----.-.,-~.---O--.-"1"'-.-:.,.,--.. 1 I I I I I I 1 I I r r I 1 I I I I r I I 12.0 I I : : I 10 16 ..- ---+-~-J.---~--1-·-·--r--~~+·---~---· I I I I r I I I I r I ______~______lÇ_'!~.!!.~!-Jy~g_~~_m_________m_ Quercus aJllifolia Ç_~~!9!!.'J.!'_g~I!E~I!!'___________ !?!~~~~~_~J!!'_________m________ Ulmus Eumila 2 ----_.~--~--- ¡-r I I I I 1 I I I ---t-·--r--·+--i-·-t--- I I I I I I I I I I I I I I I 'I , I I I I ---t--·w~---'tw-- -·--r-~w I t I I I ! ·1- I I I I x; ¡¡I x I ---~---·r-~·"1"'~--.,-~--t'---~I"'--·, I 1 : 1 I I I I I 1 I I I I --J----t·-·+·-·~-u·t·--+··· I ! ! I ! ! 1 ! 1 ! 2 --·T-··1-··· ... , , , , I , 1 I 1 I 2 __...L.___.l____ ___ I I ! ! I I I r r I I I I I I I I I I --·T-~--r·--T-·-T~·-T-·-' I I I I I I I I I I , , , , , , , , , .._J.w~..l.w._.J.._ , , , , , , , , , , , , ._ .__-L___ , , , I : ! I i lit I I I ---'----r··-T---.,----T----r---' , , , 1 I ' I I I I I I I I I I I I I I I I I I I I I __~.l____J.___..&.._..J___.J.____I.__. I I I I I I I I I I I I I I 3 ¡ 1 4 --1--- ---- no , , 3 I 3 I 6 ___..L.___.l____ w._ , , , , , , 35.0 ! ¡!! 70 r 45 ~----~.,..--- ------.,--.--.r.---"1"'-...~-... : ::: I I r I I I r I I I I: 1 I 11 I 15130 ------1----t------i------t-----¡-----1---- 1 I : : I I II! i ! ¡ ¡ : 12 I 12120 ------"T""---T-·----.,------r----"1"'----.,---- ! ¡ ¡ ¡ 6! 1 I I I I r :: I 101 15115 ..L.___J.______.J______ ww_...L..___.J__~, I 1: : 1 I I I I I Washingtonia lllifera Q_~9!!~!_º-~~_~~__________________ Cedrus deodara §!~~.I~~~_______m______________ Albizla J.LIlibrissin 3 .---.------.- 4 -----_._..~-- !?!~~_T~~_~_______m_m__________ Silk Tree ___._.______________w_w 5 ------------- 6 ------------- I I I I 1 I I I I I I I t I ---'I----r---.,..---,-·~~I"'--- I I t I I I 1 I I 1 I I I I I I I I I I ___l____l___.L___ _.__l___ I I I I I I I I I I I , i I I I I I I I I I ___.!.____!.___..!...___J___.J.___ i I I I I I I 1 I I I I I t I 1 I I ---.,----,.---'T---.,-·--T-·-·r'·~-· I I I I I I I I I I I I I I I I I , , , 1 ' , I I I I I I I r I ___.J____J.___..L.___.J____J.____'"__~, i 1 i ¡ ¡ ¡ mllll I I I I .__J____!.___l___J____L___l___ 21988 McClellan Road, Cupertino 1 11 I 2 ---T··-l--~- __H' , , , , , 1 I 1 12: ___-'-___.1____.1.___ I ' , , , I I t- --_..!..._-_.!_--_!._~- l! ! ¡ 12 ¡ 20 6 ------"T""---T---~--.,-·~---r----"T'-·-- --.' I I I I r I I I I I I I I I r I I I I I 6.0 : x : 8.0 : 1 1 10 120 ______.J..___J.______.J______I.____-'-____.J___. I 1 I I I I I: 1 I 1 I '1 I 1 1 I I I I I I I ..!... _______J______!.____..!..____J___, 7 _ø__~~._ø____ ______~______+~-'!9~!.!!~------------------m-m ~um I'aniculatum ______~__m__Æ~~_T~~_~__________________m___ -------- Job Name: Lee Job #: 10-05-229 Date:Oct. 24, 2005 --- - 1 - ....:t WA ING TREE PRESERVATION AREA KEEP OUT NOTICE: PROTECTIVE TREE FENCING IS REQUIRED ON THIS JOB SITE. ITS REMOVAL OR DAMAGE MAY RESULT IN A FINE. This card must be posted on the protective fencing on50 foot centers .for each protected tree on the job site, and remain up during the entire construction period. Fencing may not be removed without written permission of the Town Arborist. During demolition and construction all reasonable steps necessary to prevent damage, or the destruction of protected trees is required. Failure to comply with all precautions may result iu a STOP WORK order being issued by the Town. Call ßo rY'ì (' Coo'tp nV7rl A~/SDC, . 108-353-¡ 052 for information 1 -I 'Ô , i i 1 I ( (1 (~ U /. ,~ ( C Ij U " c.: , "'~ c. 1-. <f. w U Z 0.1 9 '" ~ I;:) SJ..I '" o "- o '" 0.. ! I i ¡ I ! i ; , , , i '-, :-1 Must Be . Pervious Base Ii! . And Surface ;l;..... -;1\ [-.J. : ). ~Drip Line II, .~ -, I ' .I ! \.': .' )Fprotective Fence' ~-::::~ ~ ! . ., / , , , , I , '. I- - ~¡--- , \ r ( , (i ""9 " c ('- ......\ ,(- .", HORTICULTURAL CONSUL TAIHS Tree Preservation Detail at Ihe lee Property CONSULTING ARBORISTS , 21988 McClellan Road, Cuperlino d~!:.: BARRIE D. COATE ~",~'~' and ASSOCIATES Prepared allhe Request of: ~~~¡!¡~:' (4111135).1052 \i ,%7" nnu.....uNII CUy of Cupertino. Community Planning Department \,' . lftGd",o.,.søo Dale: Oclober 24, 2005 Job #10-05-229 T fee numbers correspond 10 evaluation charlS, This logo Is allached to a plan done by another professional. The AU dimensions afld tree locations are presence of this logo Is nollor the purpose 0/ claiming credit lor IlIe approximale. plan bul merely 10 add horticultural or arboricullurallnrormalion to a ~an pr_ed by oIhe~. .-¡ ¡ i i ! ---.---- J I I I L.. , I ¡ ¡ , I , ! 1 '--1 i i i i i L__.______ 2' v-- I i / Walk On Top or Existing Grade .1:=...----"' }j:' -- ., 1.'" Ii , 1 _'I l ./1' Ii \\ J,.\II (, , '" I' , " : r"·' ::' \1, Ii I 11,-_. 1-' __L i l , i i -----, i i ì [ i i i i i.. . 3 I ¡ l" ! "I" I ' I",~ I\'l " , - I r--- , I , / i , ,. I i i, " I -- ._~,_I I, u , 'j I! /i # ..í ---T '1 '" 5 , i I i ¡ J-.- 1 \-:-.. ! - - ---'-\ ' I - I i \1'\ i ~Protectjve Fence \ 'I / i i i i i --' I I , I 6 '4'1 .I ¡. Ie t 'I 4 \ ) I I I I I c.7 Q\8 - -- 4. ~ RECOMMENDATIDNS FOR TREE PROTECTION DURING DEMOLITION AND CONSTRUCTION AT THE L ~ROPERTY 21988 MCCLELLAN RDAD. CUPERTINO .~. ,.' PREPARED BY: BARRIE D. COATE. CONSULTING ARBORIST r- PhDtDS 1 & 2 - Tree #1 from the west. OCTOBER 24. 2005 1-:(0 RECOMMENDATIONS FOR TREE PROT!:" nON DURING DEMOLITION AND CONSTRUCTION AT THE l 21988 MCCLELLAN ROAO. CUPERTINO ROPERTY ¡Photo 3 - I suggest the long horizontal limb be removed. ¡ Photo 4 - Ehrhom scale should be treated. PREPARED BY: BARRIE D. COA TE. CONSULTING ARBORIST OCTOBER 24. 2005 f ~.2 RECOMMENDATIONS FOR TREE PROTECTION DURING DEMOLITION AND CONSTRUCTION AT THE, .'ROPERTY 21988 MCCLELLAN ROAD, CUPERTINO PREPARED BY: BARRIE D. COATE, CONSULTING ARBORlsr i+- Photos 5 & 6 - Tree #2 has many defects from poor pruning. OCTOBER 24, 2005 /-.23 RECOMMENDATIONS FOR TREE PRO I oCTION DURING DEMOLITION AND CONSTRUCTION A TTHE . PROPER1Y 21988 MCCLELLAN ROAD. CUPERTINO ':.v PREPARED BY: BARRIE D. COATE. CONSUlTING ARBORIST Î Pholo 7 - II has a hollow trunk. <- Pholo 8 - Tree #14 is a fine Deodar Cedar. OCTOBER 24. 2005 I -;;<q. RECOMMENDATIONS FOR TREE PROTECTION DURING DEMOLITION AND CONSTRUCTION AT THE _ . PROPERTY 21988 MCCLELLAN ROAD. CUPERTINO r Photo 9 - Tree #5. ! Photo 10 - Trees #6,7,8. ,'. r ,,~. ."' ~~'.~.. . ~~. ~.: - .'- . t;, ~' : PREPARED BY: BARRIE D. COATE. CONSULTING ARBORIST OCTOBER 24. 2005 / -b?5 RECOMMENDATIONS FOR TREE PROTECTION DURING DEMOLrnON AND CONSTRUCTION A T TH~ c PROPERTY 21988 MCCLELLAN ROAD, CUPERTINO ¡Photo 11 - Tree #9. < PREPARED BY: BARRIE D. COA TE. CONSULTING ARBORIST OCTOBER 24. 2005 I - ;(0 McClELlAN LANE ~9~ f ì HYANNISPORT ..... DRIVE VICINITY MAP o..ø.r-.lSabclivi<lac OIaIIyLoo ~~lI,tnc_ 10000Seicbw.,- C..,...,u.o. CA 950]. Td.2j'3·9000 f",,2j':!-U09 60 40 20 'J.,~í'<> /"~~-- -----------~--- ~- o ".,0 -':;~~ SHYR CHAN ",..{.., , / / / / / !-~-- '----.-..,------. , Westfall~1aIc 14513Bi¡BtAoWsy S....,., CA 9W70 Td_.61-02+4 f",,861-626] Ea¡iDcicr N_ SiIc_ B~_(co<iI:Iio8) Existinc-·~ ~--~ &iRiar;.....mr;-R-I-7m PJoposaI.......·R·I·7jOO a....aI-plaDdeoipolÍOll·raidcIIIiII >- " ¡;; V> Õ Ô o ;¡:; " V> 5 'i: z o ¡¡ ::> >- Õ " "' e: .~ o ~ g " o z L..L-___._~. ËX iô" '....00D rõNCI 80.25' >O,c.-~ . ,,1F ,,"" "~-~--------------------.._- I.v~ oJ" .,,' w---n;;r~" ,// ---+--- I ~, tJ'>f"AVfD ~V(WA" ~f I ;" 5----f----__ ! ,1 'I I ~ I> I / ¡. I ...., ¡, ....,If ::. !/ I / > . )/1""/ L / / '':./ / (-"Z~ / >"". ---;/_ "ll I // / ,,~ ./ /" ./ ,,,. Y.////r7'. .>/. ./ I" ~c,s / / / / // SS I / // / « / / 1"/;1" > ! / I !! r I / ,,' '" I 1"" i./ :o~f/ ///1 D.~ f- " ¡/ ,~- ({~çï/ /Î I· ~I"" 1< ¡j ,...., Ii' ¡ r ~ I 1< .i ..~ ~ ! !~ ; ig ¡;:: .::: i,' '" ~ ' ,I ~"1/"1/ ./ ~ II I $,', < . //,1. _.~/ ___, 1 < I ¡ <: -,:;í,,_~.,i I /~ If> / V~ f;j /d ~0 ~- ¡ / ! / , I . " o " " , o '¡ 0->'0. -' 0 '+ ~ '->cf;,., .0 1 '""+ ".",-¡. jO~ Co -,I ¡ .? , ,.r' '¡ ~ ~·r"Y~""Y"' -----~=---- .---=-~ -- - ,":' --i.., ~'- , ! u';'''.:o ~ '\ -1(4,. .j ,¿-. " --i,-,,-...,-.../,---)'! ~ o .. N - -. -. ~ )?:;'),,-,_0 -'. ~iI'A. /" 2 :0.418 sq. / / ./ ,X U,Rt,Œ ~ S-3SC'( i i 4 ", " , : -< 'î L~~-··---~-----~'·------i 84,00' Sl"" C;'J:--<C, / / '- ,-' ". /' '/ ·---ì-·----:-r" , / -_:/ ;r i ;'--1 C0f<CSc..¡ft '~~--"1 i ! [ ; I I ~, ' \'-'=:J (lECK w,::-~c [XIS'DNG "ESJCCK£ rF 382,8 ~ /,_ '--------..- "i: JL_~or,c ::~~__ 200.Z51 ,,:;'õ"" "C[ ~&. 0- ~, '0<:>'- 116.00' " , JDBND. 2005-~ J SHEET OF' , J- TENTATIVE MAP LANDS OF DANNY LEE 21988 McCLELLAN ROAD. CUPERTINO TAN WESTFALL ENGINEERS, INC 14583 BIG BASIN WAY, SARATOGA, CA 95070 (408)867-02., " ~t ~ RCE 34534, BY' KAREL CYMBAL. DATE. DATE, NDVEHBER2005 stAlE' H{J<, 1'''10' VERT. DESJGNED< JC CHECkED< KC J'RIU, ENGR' .JC .¡ ZHAO ,m " ~~ê-:;'fŸ REVISli:J'I DATE " '" McClELLAN LANE '" z « ~ "TE HY ANNlsPORT DRIVE VICINITY MAP ~ >- " ¡g V> is ~ o o :z: ~ :z: <.:> 'i' ð z => .... z o '" '" If 60 æ o ~ o 'ß c ~ =-- .--- - , .? ! _J_ ~ w' . .' ~ ~-+--~ __--L.J , { ecc4,>c j2"l' z . ~ ó w " ~, ,F ~~ t¡ ~ 40 EX çr ,be,:,b EX ,,:.RAÇ· T S38C>~ GARAGEi T.5,381.5 P'-'D J8q.O ~1 ~ W ~ 3 - :-< " r ~' PROPOSED RESIDENCE .,__f! ~:¡, ~7~~ I I ':"' çü"!::. S~ A " \_~--- ô'6G 84.00' CHAN _"~ ; 'õ~ ,,~1 ,,; 0 20 SHYR 1'&':<; / ")"!i:- , ...----/ ~-_.._-- ---. ./ ------,---~1't3S""W"'"~.--.,~.---~-'---- --' -f.·Wê,()D-'[~ - , o ,I'ò" "' ",:>'6,,/'" '\'?~ -- - ~ \ , , '-'( ., ¡'"1'::>"''' -, " ~ r~ ~ ;+ , q. I,· --, , ' ~Ç'NCSl.A~I"'Al' ... I· .' ; " '---------, ! ,'y I I~ . i '-(_<". I ,,'--~ ~>.... ...::? I'~ : Ý'.<:}> '.~: I (. . ~-'!,_. .i ~'~\DCC"""'JJ" ·1"" -ao.J i'J.... ,--f_"'~'--' : ,~~! "\ ~ ; d'::. l' __ CO" ;::---->-- --¡- ...)/ N8g'4550( 2- .: // 00,251 -. J._ < " " ~'rr~. (}';-o. 0, é'K. Q'b, Qf-r " n ~) ,<;..~' 'í ...:3ý "'- I '--q, t '. $' ~, -----'] /o~··· 4.!" o . ;f:NCE .,./- ?' ~ ">~\-'" --,---------.<~'"- ~'-,:' ::XIST1NSRESjl FF ~8ZS __ ~f! ----- .. ,?2~<\'2. "'. " '-.0..,.,.... ~ ""({,o- f ,-< ~.}-----,,--j-> ! PROPOSED RESlOENCE: ' H. EL. 382.5 i PA0379.5 ¡ - - -- "';é , ---,.-:.-- GARAGE T.5.381,O PAD 380.0 --SD76'-6"p\fc -...:." k 80.25' ,jõ'WOd) r;:"c;: 0C(;' ,,~- "',ý. "*"'0 / ~-s>' .. , ;J; ,/ 7 "rf"... / t / ..,""<: G. . ... 7--- Ç:¡, ,/ .~- ;-...J/ .. 2 // 10,418 s, / I " / -/ / / II, / - "I ~ / -,f. > L, / ~""\:o"! -- / >'_ \,1/ I . /,--", / / / , /<j;/~ /iI" / ! if, 00 <0'"" : - iì / . ' G ~0~1/ ,'" ì , \'> , ~ /</ g~r/ 1 ,[ ,."e I ~ r < "If £ II k9 i J " < .i / VI "I I :/ II ///'r -r/ ì ! . to' < I / ...-" ' / ~ .l/ -----.-., .---'--- ' -', < I / I I > I > /~ ~ / v~ Î 1<::/ /(:1 # / 1 ... 1=1 <[ o æ 1=1 ...... æ 1=1 <[ ¿ .-/ .00' , I < JOaNI]. 2005-085 - S><:<T ...' , GRADING AND DRAINAGE PLAN LANDS OF DANNY LEE 21988 McCLELLAN ROAD, CUPERTINO TAN ENGINEERS, INC. SARATlJGA, CA 95070 (408)867-0244 WESTFALL 1,,~e3 BIG BASIN WA'r', 4 RCE3453 aY,KARELCYMBAL, DATE> ZHAO DATE' NOVEMB£:R 2005 SCAlE' HQR. 1'=10' vtRT, DESIGNED. JÇ CHECKED' KC PROJ.ENGR, DATE " ô'i:>Cò~; REVISION ô'«"''" DATE " '"