04. TM-2005-10 Gupta
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Owner:
Property Location:
TM-200S-10,INT-2005-01 Agenda Date: November 22, 2005
Dipesh Gupta
Manish Gupta DBA Shashi, LLC
10752 Stelling Road
Application Summary:
TENTATIVE MAP to subdivide a 20,473 square foot lot into two parcels (7,387 and
7,390 square feet in size) in a Rl-6 zoning district.
INTERPRETATION to allow the front yard of the lot at the corner of S. Stelling Road
and Jollyman Lane to change from Stelling Road to Jollyman Lane.
RECOMMENDATION:
Staff recommends that the Planning Commission approve the tentative map, file
number TM-200S-10 and the interpretation request, file no. INT-2005-01, 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 DUj gr. acre
Rl-6
20,473 square feet
Lot 2- 7,387.47 sq. ft., Lot 2- 7,390.39 sq. ft.
4.26 duj gr. acre.
Environmental Assessment:
Yes
Yes
Categorically exempt.
Project Consistency with: General Plan:
Zoning:
BACKGROUND:
The project site is located on the northeast corner of S. Stelling Road and Jollyman Lane
at 10752 S. Stelling Road. The lot lacks curb, gutter and sidewalk improvements.
An existing house and storage building are located toward the rear of the lot with
driveway access taken from the southeast 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.
DISCUSSION:
Zoning and General Plan Conformance:
At 7,387.47 and 7,390.39 net square feet, both proposed lots are consistent with the
zoning designation of Rl-6. The residential density at 4.26 d.u.j gross acre is also
consistent with the general plan land use designation.
~( -I
TM'2005-10,INT-2005-01
Page 2
November 22, 2005
Trees on site:
The lot is heavily treed, but most of the trees are ornamental or fruit trees. A total of
fifteen trees exist on the project parcel. The City's consultant arborist, Barrie D. Coates
and Associates, conducted a tree survey (Exhibits A and B). The survey indicates that
there are four specimen trees located on the property, of which two are good specimens
and two are fair specimens. The two trees that are fair specimens could be replaced with
tree replacements as deemed appropriate by the City's arborist with the approval of the
Director of Community Development. Staff recommends that the two good specimens
(Trees 5 and 8) be retained as protected trees on the site.
Number and TVDe Condition Recommendation Notes
#5 Deodar Cedar Good Retain Located on edge of sewer and storm drain
easement. Since trenching close to the tree
may damage the tree, consider alternatives
such as:
a.) Retain tree with Cupertino Sanitary
Deparbnents agreement and arborist
confirmation that easement and
trenching will not affect tree
b.) Narrower easement with root barrier
measures to prevent damage to tree or
sewer lines
c.) Easement agreement between applicant
and property owner of 10758 S. Stelling
to have easement on their property
d.) If alternatives not viable, viability of
relocation should be looked at prior to
considerin~reDlacement
· Located along the southern property line
#8 Blue Atlas Cedar Good Retain
· Should be retained since no concrete
development plans
· When development plans are presented,
staff with the approval of the Director of
Community Development . shall
determine relocation or replacement
options
#7 Deodar Cedar Fair Replace or retain Located along the southern property line.
Replacements:
· Two 48" box and One 36" box specimens
or
· Five 36" box specimens
#10 Deodar Cedar Fair Replace or retain Located along the southern property line.
Replacements:
· One 48" box and one 24" box specimens
or
· Two 36" box and two 24" box specimens
#3 and #4 Coast Fair Retain Located at the Northwestern corner of the
Redwood property. These are fairly large and healthy.
. Need to be irrigated throughout
construction.
G: IPlanninglP D REPO R Tlpe TMreportsl2005 tmreports ITM- 2005 -10. doc
J-/-)
TM-Z005-10,INT-Z005-0l
Page 3
November 22, 2005
.
Also located in proposed drainage
easement.
Consider same alternatives as for Tree
#5.
.
#2 Samuel Sommer Good
Ma olia
Retain
Located at the Southwestern corner of the
ro er . 20' estimated hei hI.
Interpretation:
For the corner lot, the zoning ordinance requires the S. Stelling Road frontage (the
shorter side) to 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.
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. 1£ 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 wiJI be located 20'
from the property line. This would give an inconsistent look to the street frontage on
Jollyman Lane. Also, this interpretation will allow the applicant greater flexibility in
retaining the specimen trees located on the property.
Additionally, the applicant is proposing a 20' setback on the S. Stelling Road frontage as
well with front entry elements such as an entry way or a wrap around porch to
maintain a street front look. This has been included as a condition of approval so that
the street frontage along S. Stelling Road remains consistent as well. The proposed
interpretation also gives the applicant the option of a larger rear yard for use.
Prepared by: Piu Ghosh, Assistant Planner .. . .
Approved by: Steve Piasecki, Director of Community Development ,S~-.J? ~"'-~C/LI
c... Lv
Enclosures: Model Resolution for TM-200S-10, INT -2005-01
Exhibit A: Tree Survey & Arborist Report for 10752 S. Stelling Road
Exhibit B: Addendum to Tree Survey
Plan Set
G: IPlanninglP DREPOR TlpcTMreports\2005 tmreports \ TM- 2005- ¡ O. doc
Jf-3
TM-2005-10
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A TENTATIVE MAP TO SUBDIVIDE A 20,473 NET SQUARE FOOT
PARCEL INTO TWO PARCELS OF APPROXIMATELY 7,387 AND 7,390 SQUARE
FEET AT 10752 S. STELLING ROAD
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
TM-200S-10
Dipesh Gupta, dba Shashi, LLC
10752 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 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 improvernents 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-10 for a Tentative Map is hereby
approved subject to the conditions which are enumerated in this Resolution beginning on
page 2 thereof, and
4-4
Resolution No.
Page 2
TM-2005-l0
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-10, 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,
10752 S. Stelling Road, Cupertino, CA" consisting of 2 sheets, dated October 19,
2005, labeled C1 and C3 dated November OS, 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 rnay 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. 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. SOUTH STELLING ROAD ELEVATION
The applicant shall design the elevation of the future house developed on the lot
at the corner of S. Stelling Road and Jollyman Lane in a manner that will keep the
look along Stelling Road consistent with the existing elevations along the street
since many houses front onto it. The elements that may be incorporated include a
front entry porch, a wrap around porch that wraps around the front of the house
to maintain a street front look.
S. 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 two Cedars,
the two redwoods and the Southern Magnolia, 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.
G: IPlal1l1il1gIPDREPORDRESI2005\TM-2005-1 0 res.doc
4-5
Resolution No.
Page 3
TM-2005-l0
November 22, 2005
~-------------------------------------
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.
6. TREE PROTECTION BOND
The applicant, prior to approval of the final map, 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 recordation of the final map, subject to a letter
from the City arborist is indicating that the trees are in good condition.
7. 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
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 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.
11. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Fire, if needed.
12. 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.
13. 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.
14. 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
G: IPlanninglP D REPO R T1RES1200 5 ITM- 2 005-10 res.doc
J-f+
Resolution No.
Page 4
TM-2005-l0
November 22, 2005
--------------------------------------
utility underground provisions. Said plans shall be subject to prior approval of
the affected Utility provider and the City Engineer.
15. 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
undergrounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
$ 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
a. Checking & Inspection Fees:
b. Grading Permit:
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 irnprovements.
d. -The fees described above are imposed based upon the current fee
schedule adopted by the City Council. However, the fees imposed herein
rnay 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.
16. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equiprnent
enclosures shall be screened with fencing and landscaping or located
underground such that said equipment is not visible from public street areas.
17. 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.
18. 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.
G:\Plal1ningIPDREPORTiRESI2005\TM-2005-10 res.doc
l-{ - '1
Resolution No.
Page 5
TM-2005-l0
November 22, 2005
CITY ENGINEER'S CERTIFICATE OF
ACCEPTANCE OF ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 California Government Code)
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: IPlol1nil1gIPDREPORT1RESI20051 TM-2005-1 0 res. doc
<i--S
INT-2005-01
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 I: 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 thern 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 subconc1usions 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 fully set forth herein.
tiLl
Resolution No.
Page-2-
lNT-2005-02
November 22, 2005
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Property Owner:
Location:
INT-2005-02
Dipesh Gupta (Shashi LLC)
Leroy & Beatrice May
10758 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, 10758 S. Stelling Road, Cupertino, CA." consisting of one sheet labeled C2,
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:IPlal1lJil1glPDREPORT1RESI200SI/NT-200S-02.doc
t-f-¡o
EVALUATION OF TREES AT THE SHASHllLC. SUBDIVISION SITE, 10752, 10758 S. STELLING ROAD, CUPERTINO 1
Assignment
1 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 of 26 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 ormeniaca)
Tree # 19 - Italian cypress (Cupressus sempervirens): This number represents 8
specimens that are essentially identical for all practical purposes.
Prepared by: Michael L. Bench, Consulting Arborist
September 22"", 2005
I-·f-! ;)
EVALUATION OF TREES AT THE SHASHI u.c. SUBDNISION 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, I have
given each tree an overall condition rating as follows:
Excellent
S cimens
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 ecimens
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 ofthese trees is poor.
Tree # 17 is a large California black walnut (Juglans 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 of8 Italian cypress trees (Cupressus sempervirens). These trees are
located within 1 foot of the north side property boundary on the neighboring property.
If any 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) " fmds 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 ofthe 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:
Prepared by: Michael L Bench, Consulting Arbonst
September 22nd, 2005
J-h3
EVALUATION OF 1REES AT TIlE SHASIll LLC, SUBDIVISION SITE, 10752, 10758 S. STEti.ING ROAD, CUPERTINO 3
Suecies Measurement from Single Trunk Multi-Trunk
Natural Grade Diameter/Circumference Diameter/Circumference
Oak trees; 4 'h feet 10 inches D 01 inches C) 20 inches D (63 inches C)
California Buckeve
Big LeafMaDle; 4 'h feet 12 inches D (38 inches C) 25 inches D (79 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
If any 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 of trees provided all other sides of
the root zones ofthese 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 utiliti~s 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.
Prepared by: Michael L. Bench, Consulting Arborist
September 22nd, 2005
if -{ tf
-
BARRIE D. COATE
and ASSOCIATES
Horticutural Consultants
23535 Summit Road
Los Gatos, CA 95033
408135:>-1052
ASSUMPTIONS AND LIMITING CONDITIONS
1. Any legal description provided to the appraiser/consultant is assumed to be correct.
No responsibility 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 apFraisal unless subsequent written arrangements are made, including payment of an
additiona 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 any
purpose by any other than the person(s) to whom it is addressed without written consent of
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.
lO.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 the 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. The only way to eliminate all risk associated with trees is to eliminate all trees.
ðJtlh1Ù-f. JJ. ~
Barrie D. Coate
ISA Certified Arborist
Horticultural Consultant
I-f -( ¿,
BARRIE D. COATE AND ASSOCIATES
Horticultural Consultants
(408) 353-1052
Fax (408) 353-1238
23535 Sumrnit 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 pruned between October-January. Only an ISA certified arborist, using
ISA pruning 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 of6" 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 prune so
that an unbalanced canopy is created.
DURING
A void 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 Yz') once per 2 week period by
soaker hose. Apply water at the dripline, or adjacent to construction not around the trunk.
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 1" 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.
Avoid rototilling beneath tree canopies since that will destroy the small surface roots which
absorb water.
Avoid installation ofturf or other frequently irrigated plants beneath tree canopies.
J-f-17
3\
BARRIE D. COATE
AND ASSOCIATES
Horticultural Consultants
(4-08) 353-1052
23535 Summit Road
Los Gatos, CA 95033
\1 II
lL U
Formed
Typical Rebar
Majority Of Roots
Severed At Edge
Of Trench
(AU Roots Outside
Of Trench Die)
Pier and On-Grade Footing
Typical Reba~¡
Existing
Grade
~
I
Concrete
Footing
Existing
Grade
. "
. .
. .
\0 ..' , ;
., .
. .
- ,
i . ,. I n
- .
//7,{o~ ?;t. ':', . ·.U ..; f.[J?, C ~ :tJ1r,~~i ~~ .,'. ~lfE:
---.ø ~ ~ / -.;..~. '0 "'...~ . ,. .'fl':~ y '11'10 ~ . \ -C;H:;:. \ ¡--:-. .
:3@t:'~ " ~f/.I~j~'·: ~n'¡~:,/'MÝ7~r" ..1///
.::::-.::: ( ". ~::J ~ . ~/tt. Þ--- {¡Yo . ~/::::::-
II/~~ý;'{ I '7/1~ (/ï _':;:!:¡"J¡~II " /I.I~::::,~~././ ,'S::. '.: i!~-::~.
- .~- ___ 1/, II... / --,. / ~._ . --.-)".
~~¡;?;:~. .' ~. . . . '-$.. . -, /.¡
--.. ~, ---..... / I __...... f ~""')I' 1_ -... ... ----..... ...... . ".. .
- . ~/I/~' i'I·'/b.-~::;If!j. ..t5I"" /".1/ ~-/;í'/¡.' _......, '///1 ...I¡,J57,'::::::'
-- , -..-::. _" ../..........- I 0-- ""I. .---/, I' .,."""
-...... . .. -r- '-.
I ~-~ ---... I
~ Roots are Severed I
Only at Pier L.oc~ J
C.oncrete Spans (typical)
Must Be On-T.op
.of Existing Grade.
J-f -/ ß
11
BARRIE D. COATE AND ASSOCIATES
Horticultural Consultants
('1-08) 353-1052
Fax ('+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.
Crowu _ The portion of a tree above the trunk including the branches and foliage.
Cultivar _ A named plant selection from which identical or nearly identièal 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 /Tom 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, nutñents, 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
Truuk- The main stem ofa 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 branch let.
Leaf - The main photosynthetic organ of most plants.
t-HC¡
0<-<-
aOo
CDc-c-
-- :o!'Z
g>'f'~
-0 0 CD
(Õ'f"
3"'cn
c-<o::r
CD",O>
.., en
M ~
'" r-
::> r-
_e. 0
'"
o
o
01
...
"
CD
(I)
en
"U r
0> 01
<0
CD "
~ :E
0 0
- ~
'" en
-
---
I I I í , , , , , ...¡
, , , , , ,
, , , , , , , , , , ¡¡¡
,... 1<0 1m 1-.1 :01 :01 :,¡,. Ie.> :i'J :...
10 . , , , , , . , , (1)
, , . . , , , , , , .. ~
, , I , , , I , . ,
, , , , , . , ,
Hi? :p '- 0 1Q2 '0 :p IS Q '0 '0 l '0 C/)~Icn ~ ,.,
:>' ~Q!. ~ 'co 1(1) 6' 1!1 1(1) :0 10 o mlm 12
'0 ,-- ICD 18- ~ 18- 'II> 'II> ~ og 13
Ie. t: ,II> '0 ¡sa. t: :~ ~ 12
en .::> ':» '8 ¡~. ~¡~
III> ~. len en 1- III> '" III> 0 l;u 1m
,~ IDr I~ , ,~ :;u iìr m,- II) len !: ~
'0 " !õ II) ,0 § 'OJ co. '0 '<0 1<0 ~'en 6'
1(1) (1) ,::> "" I'" ,(I) 10 ~ 1(1) 'e. !ß 'e. 10 Q) IS: "U =- ::00
'e. 0> 1(1) Q) '0 '0. :x '0. ::;; ~ I:;; :):3 'co ¡¡; it! '" 22
10> " 1(1) 10> 10> !8 10 ,- a. ~~ >
:"U ¡¡. c: 9:13 ¡g ª
~ 'e. ,~ " ,~ '0 '" ,.,.,
,_. '0> , iiJ 'e. (1) :e. gal~ 'i w '"
,::> 0> I §- :< ~ Z !='
'(I) ~ , :;: 0
~ . , õJ~ 0> 9.
, ¡;; iIi' , .S: , 3 ~ ¡¡¡ (") (")
, , CJ) ro , H
t: , é! " , , (I) ~ > 0
, , m<C ,
fJ , 3 '" , 31:J , 0
, , , -t :>-
, , ".0 , ,.,., -t
, , Q)I~ , '"
, , -1m , ,.,.,
, , ,
, , , ,
, , , ,
, , , , ,
,~ ,~ ,~ I'" , ,~ ,~ :~ , ,~
I"" ,.." ,-.¡ I'" I-'¡ '0> IOJ IOJ 1<0 !N DIAMETER @ 4-1/2 FEET
, , , · ,
---.--- ------ ---+--- ------ ---+--- ___to___ ___<li___ ---1---- ------+0-- ---...--- -~-ü-LTi:šii(i3T-Ë~-------------------
, , 1<.. , 1<.. , 1<.. · , ,
,<.. , , , , , ,<..
-+--- --+--- ---+--- --+--- ---+--- --+--- ---+--- ---~--- -----+-- --+--- ---------------------------------------
, , ,~ , , , , , , , ¡:
1:::1 I 10 I !OJ , '... , · I'"
, !-.J , ,
101 , ,- , , , , :0 DBH CD
, :'" . , · , , ..
, , , . , , , , , (
---+--- ------ ___-t___ ------ ---<11--- ------ ___ot___ ___to___ --..----- ___ o___ --------------------------------------
, · , , , , . · , , c
, , , . , , ,~ , · , ëiI
:~ , '-.¡ , :2:! , :~ , , ,
· !~ , , , , ,
:.." , , I"" · ,~ , , , 3
, , · 10 , , . DBH
, , , , , , , , , CD
, · , , , , , , , , ---------------------------------------
---"1--- --"'T'"--- ---..--- ---r--- ---..--- ---r---- ---..--- ---,.--- -----.....-- ---,.--- :::I
, , , , , , , · , , !DIAMETER @ 2 FEET !;t
, , , , , , , , , ,
, , , , , , , , · ,
---,,--- --......--- ---"'--- --.......--... --_.&--- ---...--- --_.&_-- ---1.--- ----_..&._- ---'"---
:.." I~ :.." :01 :'" I.." 1m 10> :'" :~ HEIGHT ESTIMATED
'0 '01 '01 '0 '01 '0 '0 '0 '0 '01
---tn- I-~-+--- ---t--- --+--- ---t--- ___1..___ ---,--- --+--- -----+-- ---,--- --------------------------------------
'W ,'" 'w ,.." ,'" I.." ,'" ,'" .", 'w SPREAD ESTIMATED
101 101 '01 '0 '01 '0 '01 10 '01 '0
, , , , , , , , , , ~~~~:r_¡¿_~~~)________________~_____
,~ ,~ ,~ ,... ,~ 1'" I'" IW I'" ,~
, , , , , ,
---t--- ---'---- ___ton __+_n ---,--- ---,--- ___.1___ ---,--- -----..1--- --+--- 0
. ' , ,
I.." :~ I", I.." I", :... Iw :'" I~ :.." STRUCTURE (1-5) 0
, , · , , _......~--- , , , , ::>
---.--- ------ ---.¡.--- ...----- ...__of___ ___of___ ..._-...--- -------- ---...--- --------------------------------------. Q.
, , , , , , , , , , ..
, , , , , , , , , , ~~~~~~~~~_~!!~~_~:!~L___
, , · . , , , , , , Õ
---1--- . ---+--- --+--- ---+--- --+--- ---1-n ---r--- -----+-- ---~---
--,..--- :::I
, , · , . . , , ,
, , , , , , , , , , HAZARD RATING (4-12)
, , , , , , , , , ,
, , , , . , , , , ,
, , , , , , , , , , CROWN CLEANING
, , , , , , , . , , 't:I
, , , , , , , , · , --------------------------------------
---T--- --.,..--- ---T--- ---r--- ---,--- ---....--- ---,--- ---....--- -----.......-- ---....--- 2
, , , , , , , , , , CROWN THINNING
, , , , , , , , , , =.
, , , , , , , , , ,
---.1.--- ---'---- ---t--- __..L___ _.._.1.___ ---'---- ___.1.___ ___L.___ ____.....L._.. ---'---- --------------------------------------.
, , , , , , , , , :::I
, , , , , , , , , , CROWN RESTORATION co
, , , , , , , , , , -
---~ õ , , , , , . , , ,-
--..,..--- ---'1--- --........ ---1--- --..,..--- ---1--- ---1"'--- -----..,..-- ---10 --------------------------------------. 0
¡g , , ;.g , , , , , ¡g ..
, , , , , , , CROWN RAISING
, , ---1'ü , , , , , 5!:
---¡'" --+--- ---j--- ---t--- --+--- ---t--- --+--- -----+-- ---leD --------------------------------------- 5'
,e. , , ,(I) , , I , , Ie. REMOVE END-WEIGHT
, , , ,e. , , , , CO
, , · __Jm , , , , , ,
--+--... ------ ---.--- ---01--'" ___ o___ ...--01--- ___ o___ -------- ___ o___ -------------------------------------... Z
, , , .- , , , , , ,
, , , :01 , , , , , , CABLES NEEDED # CD
, , , · · , , · ,
--+--- , -~-+--- --4q , --+--- ---1--- , , --+--- --------------------------------------- CD
---r-- --,--- ---....--- -----.-- Q.
, , , , , , , · , ,
, , , , · , , , · , PRUNING PRIORITY (1-5) (
· , · , , , , ,
: , , : , , , , , ,
, , , , , ,
, , , , , I , , , , 't:I
, , I , , , , , I INSECTS (1-5)
, . , , , . · , CD
, 1---"':"--- , , , , , , , ,
---+--- ---..--- --....--- ___of___ ---¡.--- ---oj--- ___ o___ -------- ---1"'--- -------------------------------------- '"
, , , , , , , , , , c:!:
, , , , · · , , , · TREE CROWN DISEASE (1-5)
, , · · , , , , , · 0
---t--- --+--- n_I___ --+--- ---+--- --+--- ---,--- __+n_ -----+-- --+--- --------------------------------------- iii'
, , , , , · , , , ,
, , , , , , , , , , DEAD WOOD (1-5) CD
, , , , , , , , , , II>
---+--- ------ ---+--- --.....--- ---.&--- ---10---- ---01--- ---1.--- ------+--- ---1---- --------------------------------------. (
, , , , · , . , , ,
, . , , , , , · , , TRUNK DECAY(1-5) <0
· , , · , , , , , ·
, , , , , , , , , , 't:I
---T--- --.......--- ---,--- ---....--- ---,--- ---....--- ---,--- ---....--- -----.,..-- ---....--- --------------------------------------
, , , , , , , · , , ..,
, , , , , · , , , , 0
, , , , , , , , · , C'
, , , , , , , , , , ~??_~.c:~~0.~£?_':!§.~§.!?j!:~L___
· , , , , , , , _00---+-- , ¡þ
---+--- _00+___ ---j--- __+00_ ---t--- --+--- -oot--- __+_00 oo_~--- 3
, , , , , , , , , ·
, , , , , , , , , , ROOT COLLAR DISEASE (1-5) (
· , , · , · , , · ,
· , , , , , , , · ,
, , , , , · , , , ,
, , , , , , , , , , NEEDS WATER(1-5) ;0
, , , · , , , , , ·
, , , , , , , , , , CD
---T--- --.,..--- ---,--- --,..--- ---,--- ---1"--- ---,--- ---....--- -----...--- ---....--- --------------------------------------
, , , , , , , , , , NEEDS FERTILIZER "
, , , · , , , , , , 0
, ~__J..___ . , , , , , , ,
---,,--- ---,,--- --......--- ---..1--- ---'---- --_.&_-- ---1..--- _____..L.__ ___1..___ -------------------------..------------ 3
, , , , , , , , , ,
, , , , , , , , , , RECOMMEND REMOVAL 3
, , , , , I , , , :
, ---~--- , , , , , · -------------------------------------- CD
---..--- ---..--- ---.---- ---,--- ---¡--- ---,--- ---1"'--- ------.--- ---1"'---
, , , , , , , , , REMOVAL PRIORITY (1-3) ::>
, , I , , : : , , , e.
, , · , , , ,
: , , , , , HERITAGE TREE? en
i , , , , , -
, , , , , II>
-
PROTECTED TREE? c
(
Lf'
:10
0<-<-
'" 0 0
_0-0-
!I! '1102
cnwtn
~ b¡¡J
- c.n"
(])'en
3;D:J"
o-W'"
(]) !I>
, ::r
I\) -.
I\) r-
:J r-
_a. 0
I\)
o
o
'"
~
"
m
(])
!I>
'U ,..
'" '"
<0 "
(þ
I\) ~
9. 0
I\) ¡a,
· · , , · ,
· · , · , · --I
, · · · , · ,
.... .... .... ,.... '.... ,.... ,.... ,.... I~ (þ
<D ex> .... 1m I", I.... Iw II\) I.... (þ
· · · · · · .. s.-
· · · · · ·
· · , · · ·
, ![ ~ ~ ~ 0 ,g I~ :ça c: :ça 119 ." '%' i~
'" '0- '0- §' '0- .(])
ii, :J. '"' .'" I(]) I(]) I(]) 5' !üi !â
::> 0 :~ <:: ~.
:J <:: 0 ':J. ¡ª- i~' en ,_.
!I> g, ::> 3 !;o I'" '" 1'3
'" 0 '" .:J ,:J '" .:J '3 § 1= !¡ ""'
<:: È '" ::r ii, '(]) · , <:: 1m 10 I'" >-
§ !~ ·m 1m ICD "
'" 5' m ,- S ':J '" .... :oc>
@ :3 '3 13 ,<= jj) Ii'!:! æ
g¡ '" ¡;¡. jj) :0 ~ oS Q) '!I> :¡¡: >-
!I> ::> · ::> i::r 2- ~~ ª
.g !I> :::: ~ '0 · ca" õ" '" .....
0, Ia. , 10 .~ '"
· 5' 2 ~~. w ~
¡;J ~ · · ~ :::r '" I;J 0
'" , · ii,
S Q) · · '(]) 3 Ii ¡; t'"'I t'"'I
· · ::> e- ., ~
(jj' s- · , Q) R m ~ 0
· · s
s- · ·
::> , , · ~
'" · · , .....
· · · '"
, · · .....
, · ·
· · ,
, · ·
, · ·
~ ~ '1\) .w ,I\) '1\) .m .~
m 0 101 '0 :.... 101 !o DIAMETER @ 4-112 FEET
· ---1---
--- --- --- , --- --- --- ~ ....-..--- -_.....--- ___to___ ---~-- ------ -Wi(jiCi'i:¡;'(i3i'-~~--------------------
CD "-. 1"-. · · · 1"-. 1"-.
@ · · ·
--- --- --- --- --- ---~--- ---+-- ---~--- ---+-- ---~--- ---+-- --------------------------------------
· · · · · · ;;:
~ I~ · · , I'" I~
m "1 · · , CD
1m · , · ItJ :0 DBH
· , · ..
, · , · · , ..
--- --- --- --- --- --- --- --- ___to___ ___04___ ___to___ ------ ___to___ ----- ------------------------------------..--
· , , · , · <=
, , , , , , ¡¡
'" , · , , :r:e ,
· · , · ,
- , , , · Jw · 3
'" · · , · · DBH
· · · · , · CD
--- --- --- --- --- --- -- --- · · , ---+--. · , --------------------------------------- :J
---r--- ---.,--- ---...--- ---,.--- ---"T'"--
· · , · · · DIAMETER @ 2 FEET -
, · · , , , ..
· · · , · ,
--- -- -- --- --- --- --- --- ---..--- -.......--- ___L___ ---.....-- ___iIo___ --_..&...-
.... ~ .... ICD :.... Iw :.... I~ :w HEIGHT ESTIMATED
0 I\) 0 '0 '0 '0 '0 '''' '0
--- --- --- -- --- --- ---f--- ---~--- ---t--- ---io-- ---1--- ----'--- ---------------------..----------------
·
m I\) '" 'w '.... '.... ..... ,I\) .~ SPREAD ESTIMATED
0 '" 10 '", '0 '", '''' I'"
· · , · · · ~~~:!~_!~::?)----------------------
~ w w II\) ,~ ,~ .~ ,~ II\)
---. · · , ·
--- --- --- --- --- -- --- ---f--- ---~--- ---f--- ---~--- ---1--- ___.J..__ 0
·
~ ~ w :~ I.... :.... I... I~ 10> STRUCTURE (1-5) 0
· , , · , , :J
--- --- --- --- --- --- --- --- ---...--- ___01___ ---..--- ___-t___ _.._to___ ---..,...-- -------------------------------------- a.
· · · · · , CONDITION RATING (2-10) ;:;
· , , · , ·
· · , · · · õ
--- --- --- --- --- --- --- --- ---f--- ---~--- ---f--- ---+-- ---~--- ---io-- -------------------------------------- :J
· , , , , · HAZARD RATING (4-12)
, , , · , ·
, · , , , ,
· , , · , ,
· , , · , · CROWN CLEANING
, · · , , , 'tI
, · · , · ,
--- --- --- --- --- --- --- --- ---r--- ---.,--- ---r--- ---.,..-- ---r--- ---.,..-- -------------------------------------- 2
· · , · · , CROWN THINNING
· · , · , · :J
· · , · · ·
--- --- --- --- --- --- --- --- ___L___ ---....-- ___1.___ ----'--- ___1.___ ___..1-__ -------------------------------------- 5'
· · , · · ,
· , , · , · CROWN RESTORATION <0
, · · , , · õ
, , , , , ,
--- --- --- @ --- --- .-- --- ---1'--- ---.. ---, ---"'I ---~--- ---..,...-- --------------------------------------
, .- ,~ ,- , , CROWN RAISING ..
, fg fg fg , ·
~ · · , 5!:
--- 00_ --- --r- --- --- ---f--- n-fiJ --om ---fiJ -001--- ___+00 -------------------------------------- 5'
(]) , 'm '(]) '(]) , , REMOVE END-WEIGHT
· Ia. Ia. ia. , · ro
!!!. , , ·
--- --- --- _n~___ --- --- ---..--- ---.. ---I ---01 ___110___ ----+--- --------------------------------------- Z
· · , · , ,
, , , , , , CABLES NEEDED # ~
· · · , , · CD
-- --- --- --- --- --- 00_ _00 ---f--- n_~___ , ---+-- ---f--- ---+-- --------------------------------------
---r--- a.
· · : · , , PRUNING PRIORITY (1-5) ..
, · , · ,
, , , · , ,
I · : , ,
, , ,
: , , I , · 'tI
, , · , INSECTS (1-5)
· · · · , , CD
· · , , · ,
--- 00_ _00 00_ _00 --- --- --- ---...--- ----1--- ---..--- ___-t___ ---..--- ---...¡--- --------------------------------------- ..
, , , · , · ~
, · , , , , TREE CROWN DISEASE (1-5)
· · , , · , c
--- --- n_ n_ n_ _n --- --- ___f_n n_,___ ---f--- n_ion ---1--- _nion ----~--------------------------------- ¡¡j'
, · , , , , _£?~~-~_<?_£?_(~:?)---------------- CD
· · , , , ,
· · · , , , ..
--- --- --- n_ --- --- --- --- ---1---- ---....--- ---1---- ---.......-- ---.¡.--- ---.....-~ ..
, , , · , ·
, , , · · , ~~~~_~_~~~~:r_(~:~)_______________ CD
· · , · , ·
--- --- --- --- --- --- --- --- , · , , · , -a
---r--- ---.,--- ---r--- ---.,--- ---r--- ---T-- ...
, , , , , ,
, , , , , , 0
, · , , , , 0-
· · , , , , !3??_!:_c:~~~~?.':§.~_~~_!!:~¡____ ¡þ
· · , · · ,
--- --- --- --- --- --- --- --- ---f--- ---io-- ---1--- ---io-- ---1--- ---io-- 3
, , , , , ,
, , , , , , ROOT COLlAR DISEASE (1-5) ..
, , , , , ,
, , , · , ·
, , , · , ,
, , , · , , NEEDS WATER(1-5) ;0
· · , · , ,
--- _n --- --- --- --- n_ --- , · , , , , --------------------------------------- CD
---r--- ---,--- ---r--- ---.,--- ---r--- ---.,..--
, , ¡ , , , NEEDS FERTILIZER 0
, , · , , 0
· , , , , 3
--- --- --- --- --- --- --- --- ___1.___ ---..1--- ___1.___ ---.....-- ---1.--- ---.....-- ---------------------------------------
, , , · , ,
, , , , , , RECOMMEND REMOVAL 3
, , , , , ·
_n _n --- --- n_ _n , , , · , · . --------------------------------------- CD
-T-- ---r--- ---..--- ---r--- ---.,--- ---r--- ---.,...--., :J
, , , , , , REMOVAL PRIORITY (1-3)
, , , , , , a.
, , , , , ,
, , : , : , I HERITAGE TREE? en
, , , , -
, , , , , , ..
I -
I PROTECTED TREE? c
..
t-f~d.1
EXHIBIT B
Addendum to Evaluation of Trees at the
Shashi, LLC, Subdivision Site
10752,10758 S. Stelling Road
Cupertino, California
Assignment
I have been asked by Piu Kosh, Planner, City of Cupertino, to provide an opinion about
the long term feasibility of preserving the cedar trees, which are "protected" by city
regulation.
Observations
Tree # 5 is a deodar cedar (Cedrus deodara) with a trunk diameter of 16 inches at 4 Y2 feet
above grade. Its height is approximately 40 feet and its canopy spread is approximately
40 feet. This specimen is in relative good condition. I recommend that this tree be
preserved.
Tree # 7 is a deodar cedar (Cedrus deodara) with a trunk diameter of 23 inches at 4 Y2 feet
above grade. Its height is approximately 50 feet and its canopy spread is approximately
40 feet. This specimen is in only fair condition, because of the fact that this tree has been
topped. This destructive procedure produces a central leader that no longer grows. The
energy that would have gone to the central leader becomes diverted to the side branches.
In time, the side branches become long, heavy, and, thus, prone to failure. This can
sometimes be managed if pruning to side branches is possible in order to prevent
breakage. Unfortunately this tree has minimal side branching of the lateral limbs. Pruning
would result in further disfigurement. I recommend that this tree be replaced.
Tree # 8 is a blue atlas cedar (Cedrus atlantica glauca) with a trunk diameter of 17,10,8,
7, 7, inches at 4 Yz feet above grade. Its height is approximately 40 feet and its canopy
spread is approximately 40 feet. This specimen is in relative good condition. I
recommend that this tree be preserved.
Tree # 10 is a deodar cedar (Cedrus deodara) with a trunk of 14,7,5,4,4 inches at 4 Yz
feet above grade. Its height is approximately 40 feet and its canopy spread is
approximately 35 feet. This specimen is in only fair condition. It has been topped, and
has minimal side branches on the primary stems. As with Tree # 7, pruning will disfigure
this tree further. I recOlmnend that this tree be replaced.
Replacement Recommendations
Hany or all of Trees # 5, 7, 8,10 are removed, I recommend that they be replaced. In this
event, I recommend that these trees be replaced based on their value. The values of each
tree is addressed according to ISA (International Society of Arboriculture) standards, 9th
Edition, Trunk fOl1nula method.
I...f~
nu-IIS1r B
The ISA Western Chapter Species Classification Guide is used to provide species ratings
and to provide a trunk values per square inch, which is part ofthe trunk formula method.
The trunk formula worksheet made available by the ISA is used to complete the
appraisals of these 4 trees. The worksheets are attached.
Tree # 5 has an appraised value of$ 4,110. Should this tree be replaced, this value is
equivalent to 2 - 48 inch boxed specimens or 4 - 36 inch boxed specimens. These
equivalent values are based on the average wholesale price of the boxed size specimen
times 2.5, an average cost of delivery, soil preparation and installation.
Tree # 7 has an appraised value of $ 5,200. Should this tree be replaced, this value is
equivalent to 2 _ 48 inch boxed specimens and 1 - 36 inch boxed specimens. An
alternative equivalent would be 5 - 36 inch boxed specimens.
Tree # 8 has an appraised value of $ 8,200. Should this tree be replaced, this value is
equivalent to 2 _ 60 inch boxed specimens and 1 - 36 inch boxed specimens. An
alternative equivalent would be 8 - 36 inch boxed specimens.
Tree # 10 has an appraised value of$ 2,680. Should this tree be replaced, this value is
equivalent to 1 - 48 inch boxed specimens and 1 - 24 inch boxed specimens. An
alternative equivalent would be 2 - 36 inch boxed specimens and 2 - 24 inch boxed
specimens.
I recommend that the replacement trees be one of the following protected species:
Deodar cedar (Cedrus deodara)
Blue atlas cedar (Cedrus atlantica glauca)
Coast live oak (Quercus agrifolia)
Respectfully submitted,
MLB/BDC
J-f -;23
!
!
~
I
i
!
,
,
ì
,
¡
I
,
¡
,
.
!
!
¡
¡
!
,
,
¡
,
,
¡
,
,
,
¡
i
,
!
,
I
¡
,
!
,
,
i
!
¡
,
,
,
,
¡
,
¡
¡
!
,
,
¡
,
¡
¡
¡
¡
i
!
¡
!
¡
!
~
¡
!
¡
!
,
!
i
Dau Rnu!.on
- -
œ¡n¡œ I'I.NtIItG API'IJCA~
10/04/115 I'lIItIIIC ÆSIØITTAL
10/18/05 PI.Jo'IINGRESIIIITT.....
---··:}:BI
I
SOOZ T 6 no I
, T I
,~,
RIN_284.68
INV4"f'lPEIN,F1.-277,12'
INV'"f'lPEIN,FL_217.1Z'
INV4""'i>EIN,1'J.oo271.12'
..V 4" f'lPE III. ft._271.'Z'
~OFL.284.2C·
~OYE!WITE
.I \
\
/
~",
'-...... "$
~,.....-
/
w
~ ~ U"I
W W N
ð ~ ~
W '"
C Z et'"
I ...J U en
~K18",LÙ~
õ1tlj~:<3¡gi;2
~i!5~~~j!!I,
5ffi~~~~
BUILDING OOllJHE 7)777777i7.J77.Ti7/.:'7777///7
5'CONTOUiINTERVAl~HIIJ-
" CONlOO~ INTERVAl _101----
"'''''''''
FUlCE:-TYP£N01[D-'-'-'-
GASUNE G-
O'ÆIII-lEAOUNE-~QI-
PI.AN RIGHT-Œ-WAY UNE- - - - -
RECORD HOUNOARY
SJ,NITAI!YSE'IER 55 55
W...1ERUNE . '1-
PROPOSEDPAOPERTYUNE
~ROPOSE[) OEDICAT1ON~~~;q¡r~
Jml-264.81'
INV1Z" F¥'E IN. Fl_280.J1'
INV12" I"I'E IN, fL_:zao.2O'
INV1Z"f'lPEOOT,Fl-280.1Ø'
~
".
,
,,'
\'\
\1'
.\
r~\1
l~
1----'
I
I
I
l
I
A P'" ~'.~_?2_""',
Ki~ """" ANP I''-¡;U
:O?lß ORlI"~ CT
rurl1mNC, Ç> 050,.
L
^-I'X aó8-ó<2-00!!
Pn.u:T ~RU>:O J, Al'D mANA C
!O?1l6 QRI.!IO~ CI
ëUPEilTIII<>' CA g~"\.
PARCEL MAP
561 MAPS 44
PARCEL 3
L
I
I
I
--'
.J
I
I
I
I
I
I
I
I
I
! ~:,:r¡,~~~~4 ""11 JtNH I
\O?WSOC'I1tS'T,CJJJlCRV
(;O-"EKl1NO,OV~ot4 ~
I
I
__ _J
".
,
,
,I
II ~ /'!
I ì
" . D
I 81
" \ I .
I I'
i1
'I' \ I
I
I
"
I .
I II \
,y
~~----~-=--
~ '~=-_l_I
SSMU ------..-- ~
RllllpZtl1.Z4' -
INVtI"P,PElHRU.FL=215.7J' ~
-.~
--- @ --
_15"W_
'"
N
"
,
1
DE:SC~IPTION
RETMNING WALL
BOREHOI..ELOCA110N
WATER VALVE
SPOTELEVATlON&
...
SURVEY CONTROl
DRIPUNE
- - --1--
I t
I .I.P.~ ""~.-'1.',:,,-, P£~'J/Y I.ll
"!;IiC ROO.N ~T.
I iC700 GRI,lN~~~~bO!4 ---.- I
ClTPEI<TL~. A
"-I 0:"''"'"
I I
L
'"
,
"
g
8
"I
I
I
I
RECORD OF SURvEy
286 MAPS 28 ¡
,--
I
I
~.f.M., :].5g-¡<!··ooó
I<ODI!!CUa. ~f'Qt.O~"}C AND 1.OlJUiA
1O?J4 ~OI;'rH STE:Ll.i1l~ ~D
C'-'PEI<'!!IIO. c~ g~14
D-
o(
:E
w
>
~
I-'
Z
~
~
j
o
a::
Z
0'-'
UjZ
5:::::¡
is'"
IW«
COf-U
::o(f)
~ U1 'Ò
-----1 I- (I1:z
IgN~
.;¡ r..n tI)w
l<CO¡""a...
P:r:~O::O
fi.U1I-.-ü
Dn._Dr. œ
ProJ-tI.n!blteoot: NIl.
a..:-. a,: 'IlOO
ru.MIUEtIIC1-dJ9
PIølOootelQ-I9-2005
JDhN...,
-,.~
--..
/
-
ÄVElYNH.
,~_...---J
.J
- 111"šrï==== - ~
"'-SDHII
RU....ZII5.61
INV ,~. P'l'E I~. FLp27&~7'
INV '5" PP[ IN, FL.~1&4T
INV 111" PFE wT. f\.oo~7&41·
UTILITY NOTE
lHEU'IIUTIES~O'IItIONI1USII"I'NlEDERlVEIJ~SUfIF...œ
OØSERVAl\Of' ,AC'I\JALl.OCATION~SlZE,TOG£1HER"'1'KTH!:
PRESENŒr:#'Nl.Y.o.cDmOIIALIJTlI.J¡Y~ESNOTSt!OW<ION~ISPLAN.
SHAU..ØE \ÐIIFlED IN TIE FlEUI BY 'I1IECOIOII...cmR DURINO:¡;
CONS1RUC'I1ON.
r-
I
I
I
I "-p,,
I ~~&J~~.n:È gD
CUPBI!TIIIU.Ç"-\
I
I
L_~_
,.
J
TRACT NO. 7801
557 MAPS 24 & :35
L__
,.
- - -
RIM_Wo.J' ~
IN\I 12." PIPE III. fLa211O.15·
INV UO~PE IN, f1..._278.t3' 1
INV1SOPIPEWT.FL_278.'19·
LEGAL OWNER AS FOllOWS: TENTATIVE MAP PREPARER EXISTING TREES BASIS OF BEARINGS
- - -
I..ANDS TIJ BE SUB-DIVIOED NŒ O'M'IED BY: 1ENTA11\IEM","PREF'AREDBY ALL EXiSTING T!lŒS SHOWN ""'~IN ~E S\J8JECT PROPÐnY ~E IlEAAlNGSSHOIWIIUPON TtilSIII"I' NŒllASEDl.PG'I~E
'II1LlAR!1 DECI<ER, R.c.£. 4ðII~~ EXP. OEC. 31, 'œ U~ES Will BE REIIfIÇ\lED. ŒNTERUNEr:#JOU.'tlllNI.\.ANEMifOONONONUMfNTEDANOSH!JMoIAS
API<: 3511_22_0II1,MANlSIo!cu>TADBASHASHILLC, tASTUI'ON ~ATCERfAl~ TRACTIoIAi> lOCI. 7B01. FIlED FOR RECORD AS
2ro11DTawN CENTER LNI.E, SUITE 1M" CUPER"lU«!, CA 900f(M7 ŒIoI.APS MiPAGEn. SANTA a.AAA COON1YREtoRÐS.
~.p.~.' :Jôjl--22-0~&
LlHIlIliIBR'!ltC.AIID"AfN1EC.
;¡{)O\I~ JOLLY)!"" U;
:\IPI\ß'1'I,W. C~ V¡;(]]4
,-
I
I
.
II.PJ'I.Jóg..zz-OtiO
umoY 11-"" "",nRICt II- ,,~y
lO"/SllS.5TEUJ!lGRo.
C\JP>:RTtNo, ~~ MOl4
)14.19·-@--
-w-
, _15°SD
".
,-
I
I
L I
,-
1
=1
~I
8'
~
~
5'
~J
"
~
=10,035.55 S~
7,390.39 SF
~.4·
.....
EASEMENT
I
I
I
I
I
I
I
I
I
I
I
I
,
I
,
I
,
I
,
I
I
I
,
,,~
.,'
n
LEGEND
~H,l,Lnct:OHCRETE
...œ .5' HICJH .-.sPHAlT1C CONCRETE
Aa> ASPHAlT~ElEI'A'ÆIoIENT
AI' AHGlEPOINT
E!lKE E!lKE u.NE STRIPING
"'" .".""
!tORE 901ft: ~OLE LOCATION
aow BACK OF WALK
CB CATCH BASIN
CL CENTERLINE
'" ""'"'"
"''' """""
O...sH OASHEDU~STRIPING
01 QRAlNAGEINl£T
OUn: OAYUGHT
OWY DRlV£: WAY
El£C El£CT!!ICAL
E-RIS El£CtRICAl ~srn
EtECT ruCTROUER
EP EDŒ:OFPA'ÆMENT
'" "'""
IT F1NISt£DFLOOR El£V...T10N
fH FlREHYDRANT
fl F\.OWUNE
'" ow< """
HP HIGH POINT
HV HIGH WlTAGE VAULT
H"'T HLÆI"'TACK
IN" INVERT
JT JOINT TRENCH
LI' UP or GUTTER
WE IoIATCHEXlSl1NG
WH t.lANI-IDLE
liON t.lONUII9T
Mli:S NlIl",SHINER
NG NAl\JRAlGROUND
0. OO~
PCL !'OINT ON UN£:
Pt.I PAiNTWMlK-n'I'ENOTED
PW I'OTABlE WATER
REfl REFlEC"IIYEIlUTTONSTRIPING
SDWH SitR DRAIN NANHDlE
Sl8 STREET UGHTBIDC
sauD SQUDUNESlRPINC
SPI( SPIKE
SS SÞHlfAAYSEWER
SSCO SÞHITAAYSEVI£Ra..EANOUT
SSI!H SAHITMlYSE'ERWANHOI..£
SW SIDEWAlK
TFC TOI'OFCUR9"'TfACE
TOG TOPOFCRAOE
TOW TOP or WALL
"'-T VAULT
W WAITR
IN w...ITRt.lETER
~
___J._
"'
'"
FlU. QP~8G.OO·
INVIZ"f'lP£II'II.fl_ztII ..:KI'
INVft'PIPEIN.fla2111.5II'
INV 1B" I'II'E THRIJ. fl~2IIO.Oí
C1
m...~Ho.'
:tfLf
SURVEYOR'S STATEMENT
I1IS 1oIAi> w.o.s PRtPARED BY WE cø UNDER IoIYDIREC"TION AND ISI!.O-SED
ON"'F1EWSURVEYPEllfORllEDON.wGUST18.zoœ..oJJGIJST21,ANIJ
SEPTEMØER 4, zoœ.
..~
ClJRl1SC.CHAPP'Ei.l.P.Ls'
UŒNSE NUwaER 7U2
BENCHMARK
'!HE \ÆR11CAl OUUII! FOI.lHlSSPE IS B...sED UPON SANT~ a..ARA
VA1.I..EY WATUI DISTRICT BEH~~ARK ~UwBER l1li4&2 "'T '!HE S(1J~VoEST
~Of\ cO.B.LNl.ROADANDSW~STEWNOROAD.
ELD'A1ION _ 2117...·
EXISTING BUILDINGS
AI..L. E)l S"I1NO BUILDINGS, S1RUC1\J1IES, PATIOS, oI:ORIVEwAYS
SHOWN IfIITHN THE SUB.E:T PI!OPERf'Y TIJ B~ REMOVED.
LAND USE
EX3Sl1~G a S~QL FAMILY RESOENTI.t.l
PROPOSED..SINQLfAMILYRESIOENTI.t.l
I
, SUB-DIVIDER
TH£R£SIDENl1ALWlSUB-Dl....SlONISiJEIHÇ~~ BY[)IF>ESHClJPT....
DBASI<ASHIu.c,20Jð0TOVlNCEN1ERlANE,SUITE1JS.C1JPERl1NO.(;A
.,.
t
~
~
~,
~
~
~
"
<
,
~
,
c
C
,
'i
~
~
~
!
.
~
>
"
!
,
~
"
;
,
~
i
~
!
B
ê
"
N. """ Rev!lllon
- -
3/IB/D5 o.JmNTREVlSlCW
11,tB/05 a.£IfT~SlI)
w
=>
'" Z II>
LU W N
'" > -
&¡ c( ~
o Z <co.
I -' ucn
~~8Lnw'~
D1!tli!!i¡¡;:!3:2
wZ-'Wr""\CO
~u~~!3~~
w......(/)V5.......
"
o
5
~
g
o
~
~
"
~
N
o!S
-
§
,
Z
~
LU
~
~
o
o!S
C
z
Õ
~
C
o
0::
D
Z
::J
...J
W
Zf-
aUJ
Vi .
5UJ
~Cú«
m "'0
0'"
U(í)O -
...J ~a
...Jf- Z
- 0 -i=
I---.JC"Jo::
VJ Cf)w
«Of'-Q
Is:O=:;¡
(f) I-...--U
IobN<>'
Iaue Dale:
DnoWD By.
Projec:tAreb1t1oct: H/A
Che,cbd By. woo
P'ìleMo.!l3e2508t¡,(C3),dr;¡
PkJtDo.1e11--œ-20Q5
t
ASPHALTIC CONCRETE
.5" HIGH ASPHALTIC
CONCRETE BER~
ASPHALTIC CONCRETE PAVEMENT
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
ELECTROLIER
EDGE OF PA\I£MENT
FOUND
FINISHED FLOOR ELEVATION
FIRE HYDRANT
FLOW UNE
GRADE BREAK
HIGH POINT
HIGH VOLTAGE VAULT
HUB &: TACK
INVERT
JOINT TRENCH
UP OF GUTTER
MATCH EXISTING
MANHOLE
MONUMENT
NAIL &: SHINER
NATlJRAL GROUND
OU1lET
POINT ON LINE
PAINT MARK-TYPE NOTED
POTABLE WATER
REFLECTl\l£ BUTTON STRIPING
STORM DRAIN MANHOLE
STREET LIGHT BOX
SOUD LINE STRIPING
SPIKE
SANITARY SEWER
SANITARY SEWER CLEAN OUT
SANITARY SEWER MANHOLE
SIDEWALK
TOP OF CURB AT FACI
TOP OF GRADE
TOP OF WALL
VAULT
WATER
WATER METER
LEGEND
AC
ACB
AC'
AP
BIKE
BLDG
BORE
BOW
CB
CL
COR
CONC
DASH
01
OLlTE
OWY
mc
E-RIS
ELECT
E'
FD
FF
F<
FL
GB
HP
HV
H'T
INV
JT
UP
"E
"H
"ON
N'S
NG
OL
POL
P"
PW
REFL
SDMH
SLB
SOLID
SPK
SS
SSCO
SSMH
SW
ITC
TOG
TOW
VLT
W
WI.<
,~.
RlM_2i1<1.5S'
INV." Pff IN" FL_277.12'
INV."PPEIN,f'L_277,\2'
INV."F>IPEIN,FL_277.1Z'
INV.·I'!PEIN,FL;Z77.1Z'
INV B· PIP£ OUT. fl.=Z77.'
.
RlloI~BMI'
INV1Z"PlPEIN,fl.=28().31'
INVI2"PIPEJIoj,f'L_ZBO.20'
INV 12· PIPE OUT, fl.~280.1e'
2B5:34
.~~~
TFCO'285.6C
2P'~'<tT
'~,__.' pJf.:.¡:; VLT
:285441
~""'~
I
\
\
¿"...¿u
œ_,
h't:
fl. 28'
....__,80
¡B·.99
~,.<"
28,
"'
28.'
2B..B~
~hn.
c,
85.4
.,~
"~'M'"
~,,-
'~.
~~
, J~
~n
,
.
.',
,
~~[}O~
""
~",4
R
'"
R
---~."". . _E·
TFCCI[}WI'llP
¡
00
~S)l-IPRCEZ[}~g¡/
I
237
'W,
~"
~Œ
257
œ
28
~
w
z
o
~
o
"
"
+2%" 1 \..41 E)GRD
-
./'" (N) 12·' DROP INLET
"I C.I. GRATE
~(N)12"'RCPS.D.TOS.D
UNDER S, STElliNG ROAD
œ
'}P.7 ~4
FÑCPOl
UTlUTY
EAS[MEN
10'
FD.3/.·IP,OI'EN
281;;'
vo
..
S
,
o
C
TOP OF CONCRETE
FLOOR-
FRAMING
r.r.PER
~
lOT GRADING SECTION A-A
--
SCALE: =10'
z
.
.
~
w
Z
o
"
"
~
"
"
~
~
o
.
~
g
~
~
"
w
~
Z
<
;
~
IF
BUILDING OUTUNE / ''7:7T7-~
S'C(:INTOIJRINTERVAL
I'GONTOURINTERVAL __I
CENTERtJNE -
we
PflOPOSIDPROPERTYUt£
c:::::J (N)ACP
CJ (N) SJDEWALK
--- RETAINING WAL
. BORE HOlE LOCATlON
,;;, WATER VALVE
'vo SPOT ELEVATlON "" DESCRIPTION
~ ""
à SURVEY CON1ROL
0 TREE i'I1TH DRIP UNE
O\IERHHDUNE 01-1-
PI.ÞJIRIGHT-OF-WAYLlN[-___
RECORD BOUMJARY
SANITARYSEWER_ss---ss_
WATER UNE r .
"'-
01--
NOTED
"'''
'AO C
!! I~"
2B5.87
HJElEC'<tT
rJ28G,'O
'-.H'''-~C'''-!26ó
~ 28£.\SE-RI'
TCOIoI'<tT
28--'3' ,So OS
f8 ,- E-R\S
28~.26
TFi:' 286.1.
TCOIII'<tT
~ifi'
(.,.:el
""
,
I j ,~::',^Jl""
·~6f UP .~*
f
#\
/ ,
,,:; ~ìcn,
tNc UP
.
,
'"
~:;, 28~
'1"'~ FL.
28f.3~. :~'~Ð
LJ' TfC
I
,
..
"
I'
I
J
u
286
""
¡t'
"
""
281<.<;
ImUU.OO
.
('~
¡¡;
"
"
"
,~
¡:~
~IT
287.2
,œe
25~\
.. .90R~
tNC}~E~
281
vo
287.('.'
~~!3
œ
'W¡I
:'~e.34
FENCE TO
,
¡¡;
:'88..)
,~,
~t:¡~
2B5.o
,~,
",8572
'''''
2859
~,
'"
282.3
~,
-
,=
255.1'
,~
'~
.W
2883
'''''
;e~..'
,~,
.
.
n
eo.
~..J' \
.. s.s. ~
~ ~,w l¡
, I'
'0'-'-:, .5
¿~9.~,
SETSI'K
"
"
'?O.O
ÑG"
21
VI
f'NCPOI
~.
_t;!>I,f
i7If,
''''j;
:;'~-it 290,08
f'NCPOL
~
~;:,.,'-
~~&8'
290:".05
-- -
êõli'l{
2%.11.
"
16"lREE
LQU
f.F,'=293
--
,/
THE UnUT",; "HOWN O~ THI,- MftP AHE DERIVED FRO~ 5cRCACE
8BSER\i^.nüN. AÇ¡UAL LOCAT'ON Mj[; SIZe TliGlfHER "¡TH THE
PRESENCE OF M,Y AODIT:0N"-1 \'TlLITY L'Nt') N·~T SHJW; O~ THIS
StiALL BE V(RIFllD 'N 'M( ftlLD Br THE CO' JRACTOR DUOIN~
"
~ 2tè,8
18·SD_-~ON
2t,38
.~
IN,fl-Z7ð..7'
IN"fl_278..7'
OUT,fl.-278..7'
~,
RlW~285.67'
INVIS" PIPE
INVIS·PIPE
INVIB·PIP[
,
.,
I ",
,Ie
, ~~ChN~'/. 28 '
"'\ 286..';' ,,~Q~ --
¡ *--~e;;;'2e,,^i OV4(·.BOWZ85-'!'''
l' % up' p¡,f-c...s.: .1Fè.. :,. __..~CClVW'f.-.'lä5.7~..j~:-:~C te~
2s1_ IW ¡rn ;;li;Zft5i!\ TfcoO'IfY :'8-").~2
;2! J.H UP '\- -.., Lf>~
8" PIPE THRU, n.._27~.7~' ...... "I ¡g
--a"55 JBò65 286.2(.., .,?J¡~/
-_ ~ C!!9\IIN~~
/
"
7:02 ~ Sþ~4:
110 <8;;;;' 286,34 2tS.7:, '2~ól'
fI. Tf-CWlWY TFCIIJWYFl
~AM)
.
I.IAPARlBA5[['l"
3 <OtJND "ON~~E'i
MAP NO. 7801,F'lED>ORRECORl'
5ANTA ClAP"- CQt.mWRECORDS.
8óAPI~G" "HU"",, UP,J, T~'
RUN[OFJOU.YMANLAfJ[
li90NTIiATC¡RTAIIJTRAI
S57 Of MAPS "-5 rAGE
"
"
'-"1
CO~
.'8·'80
"
2ti.f'
'"
~
26~ lb
26~. 7'i PM-ELEC
PC&(l1J
~IW~2811.().3·
INV 12" F'lPE IN, fl.~280.15'
INV1Z·PIPEIN,fl._Z79.93'
INV1S·PIPEOUf.fl._Z79.79'
ACPPAVEWENT
H\XJSE
RELoc.o.TE(E
PG&EVAULT
,
289.,:
.~.
ENDIWPR~NTS
,
I
¡ \
,
."J1¡EE:
- -
~
<
" ->i
14
(
\1
~
,
\b'"~
1 ?'S,co I
c· I
I
UP
j!J~X~2iJ~
w, R
aFr8
-fl~
(N)pj¡OPNLET
GRATE ~ 29!.39
GRADING AND DRAINAGE PLAN
SCALE: =20'
~
I
4
lOCÞ.l1ONa"
RQ.OCATED(E)UGHT
- TO'UnUT'rEA5EII!EI
2".R.C.P,-5.D
J ~
;,if
-,
~ . '
(:
91~
~PÃT!Q..
. "
L.QLl
F.F. = 29J,51
5'
- ~
oc
e
S7
~EFL
m
'9;20.:90.84 <- ,q,J5
ífCCIIJ~I: ~~'E-{"ç;j6~~)ŒFlI'
9 ¡-
, ,
<¡:92.h
REfl.,
~.~
;'
f
291.2
,W,
,
81}f1
. ~~9
!
(£)S1UB
RELOC"'TE(E)U(;HT
RELOCATE (E)
P[}WERPOLE
.s'
.',
30]
C,
.
,
6JJl~
292:'8 ~
BIK( HID
A i~5
293.S0
,W,
,
'".
~
," r441 6
m/
- "
~ I r
W.V'Z" PIPE IN, Fl~ZS9.~9 11,
INV~" PIPE IN, FL"'2S7.56 6
INVI8"PIÆTH~U,fL_ZBO,D7 ~ '
.g _ 0 ~
W
,d,
ELdT I I j
~~.õj4<i Iln3J;,
2,A4'''-UP
TfQ 29:%
. "
45'
fi~f¡
2g4,)
'ill
~~J
']'
~I
~1e9i... .,1
I. Itl~:
'''f'..,····,'
W, ,I
(N)I!~DICAPRA.NP
STD. 1-2.
00
1'1;285.
nmu,
,.,
,
'"
5ANfAOlARA
ATT'iESOvTl-t.w¡
Tf<E\IE;R"CALO"-TUI.IFORTHISsnE
VALLEY WATER D6TI1;ÇT 8ENC~>'¡A.~K
CORN[RO' LLA
El£V...l1QN «'
,
C3
MOo'
""'"'
'"
AN!
DÃ-r¡:---
"
,
1~IS "AF w~s PREPARf[' ¡¡, "E Œ UNDER Ut DIREC'IDN 4NI
a~ A FIELD SUR',£; PER"ORMED C>'~ "-LJG'.;S~ '9, 7QOS, A_JGG'S
,
éUinl') C CHAPPEL!.,
UC(NSENU"E[R7S9
IS BAsm ~PI
NU,-,8ERBM.