HomeMy WebLinkAboutASRPC20201209 5.1 PLANNING COMMISSION STAFF REPORT 5.1
TO: Chair and Planning Commission December 9, 2020
SUBJECT: Resolution No. 2020-11, approving Major Subdivision request SD 9543
allowing the subdivision of an existing 4.38-acre parcel into five single-
family residential lots at a site located at 1485 Lawrence Road
DESCRIPTION
This application is a request to subdivide a 4.8-acre parcel, located at 1485 Lawrence
Road, into five single-family residential lots. The site is relatively flat, with a number of
trees located mostly around the periphery of the parcel. There are 24 Town-protected
trees on site, all of which would be preserved as part of this project.
EVALUATION/ DISCUSSION
Conformance with General Plan and Zoning District
The site has a General Plan Land Use Designation of Residential – Country Estates, which
requires a minimum lot size of one acre. The parcel is zoned P-1; Planned Unit
Development District, consistent with the requirements of the Lawrence/Leema Road
Specific Plan, and goes by R-40; Single Family Residential District (minimum 40,000
square foot parcel size) zoning standards. The proposed subdivision complies with all of
the minimum requirements of the zoning district, including net lot sizes and dimensions.
Tree Protection
An arborist report was prepared for this project by Traverso Tree Service (Attachment
C). Approximately 24 trees on the site qualify as Town-protected trees under the Town’s
Tree Protection Ordinance. The project has been designed to save all the protected trees
along with a number of non-protected trees at the request of adjoining property owners
for screening purposes. Consistent with the Tree Protection Ordinance, the applicant
would be required to post a tree preservation bond or security to assure the continued
good health for any Town-protected tree where grading or development is proposed in
a tree dripline.
C.3. Stormwater Pollution Control
In compliance with the Town’s Stormwater Management and Discharge Control
Ordinance, future development would be subject to compliance with the Town’s C.3
stormwater pollution control requirements as found in the Stormwater Control Plan. One
1485 Lawrence Road 2 December 9, 2020
stormwater treatment facility is proposed for all five proposed lots. The storm drain
system would be required to be maintained by the homeowners through a maintenance
agreement.
Parcel Development
As recommended through conditions of approval, the future development of single-
family residences on the proposed lots 1, 2, 3, 4 & 5 would be subject to review by the
Design Review Board under separate Development Plan applications. Each residence
would be required to connect to public water and sewer services. The project would be
required to install a decomposed pathway along the subdivision frontage, consistent with
the requirements of the Specific Plan.
ENVIRONMENTAL REVIEW
The project has been found to be Categorically Exempt from the requirements of the
California Environmental Quality Act (CEQA) Section 15315, Class 15 (Minor Land
Division).
PUBLIC CONTACT
Public notice of the December 9, 2020 hearing was mailed to property owners within 750
feet and posted online. A total of 64 notices were mailed to surrounding property owners.
RECOMMENDATION
Approve Subdivision request SD 9543 allowing for the subdivision of an existing 4.38-
acre parcel into five single-family residential lot, subject to the findings and conditions of
approval contained within Resolution No. 2020-11.
Prepared by:
Fred Korbmacher
Project Planner
Attachments: A - Resolution No. 2020-11
B - Public Notification, Notification Map & Notification List
C - Arborist Report (Traverso Tree Service)
D - Tentative Map SD 9543
RESOLUTION NO. 2020-11
APPROVING MAJOR SUBDIVISION REQUEST SD 9543 ALLOWING FOR
THE SUBDIVISION OF AN EXISTING 4.38-ACRE PARCEL INTO FIVE
SINGLE-FAMILY RESIDENTIAL lOTS AT A SITE LOCATED AT
1485 LAWRENCE ROAD
WHEREAS, THE ADDRESS COMPANY has requested approval of a Major
Subdivision application (SD 9543) to subdivide an existing 4.38-acre parcel into five
single family residential lots; and
WHEREAS, the subject site is located at 1485 Lawrence Road and further identified as
Assessor’s Parcel Number 206-140-020; and
WHEREAS, the Town of Danville Subdivision Ordinance requires Planning Commission
approval of a tentative parcel map prior to recordation of a final map; and
WHEREAS, the project is Categorically Exempt from the requirements of the California
Environmental Quality Act (CEQA), Section 15315, Class 15, Minor Land Divisions; and
WHEREAS, the Planning Commission did review the project at a noticed public hearing on
December 9, 2020; and
WHEREAS, the public notice of this action was given in all respects as required by law;
and
WHEREAS, the Planning Commission did hear and consider all reports, recommendations,
and testimony submitted in writing and presented at the hearing; now, therefore, be it
RESOLVED that the Planning Commission approves Subdivision request SD 9543 subject
to the conditions contained herein, and make the following findings in support of this
action:
ATTACHMENT A
PAGE 2 OF RESOLUTION NO. 2020-11
Major Subdivision:
1.The proposed subdivision is in substantial conformance with the goals and policies
of the 2030 General Plan and the Lawrence/Leema Road Specific Plan.
2.The design of the proposed subdivision is in substantial conformance with the
applicable zoning regulations as established under the Town’s R-40; Single Family
Residential District Ordinance.
3.The design of the subdivision and the type of associated improvements will not
likely cause serious public health problems because water and sanitary facility
services will be available to the new parcels.
4.The design of the proposed subdivision and improvements are not likely to cause
substantial environmental damage or subsequently injure fish or wildlife or their
habitat since this property is in an area where residential development has
previously occurred, all Town-protected trees on the site will be preserved, and
there are no biologically sensitive habitats on the site that have been identified.
5.The design of the proposed subdivision and proposed improvements will not
conflict with easements, acquired by the public at large, for access through or use of
property within the proposed subdivision.
CONDITIONS OF APPROVAL
Conditions of approval with an asterisk ("*") in the left-hand column are standard project
conditions of approval. Unless otherwise specified, the following conditions shall be
complied with prior to the approval of the final map for the project. Each item is subject to
review and approval by the Planning Division unless otherwise specified.
A. GENERAL
1.This approval is for Major Subdivision application SD 9543 to subdivide an
existing 4.38-acre parcel located at 1485 Lawrence Road into five single
family residential lots. Development shall be substantially as shown on the
project drawings as follows, except as may be modified by conditions
contained herein;
a.Tentative Map SD 9543 titled “Rivers Lane,” as prepared by APEX Civil
Engineering, consisting of five sheets, dated October 28, 2020.
PAGE 3 OF RESOLUTION NO. 2020-11
b.Tree Survey Report prepared by Traverso Tree Service dated August 29,
2020.
2.All Town and other related fees that the property may be subject to shall be
paid by the applicant. These fees shall be based on the current fee schedule in
effect at the time the relevant permits are secured and shall be paid prior to
issuance of said permit and prior to any Town Council final approval action.
The following fees are due at final map approval:
1.Map Check Fee $ 3,640.00
2.Improvement Plan Check Fee 3% of cost estimate
3.Engineering Inspection Fee 5% of cost estimate
4.Grading Inspection, Plan Check & Permit Fee TBD
5.Park Land in Lieu Fee (3 lots)$ 46,682.00
6.Base Map Revision Fee $ 485.00
7.Stormwater Control Plan Review 33% of Consultant Fee
The following fees are due at building permit issuance:
1.Child Care Facilities Fee $ 335/lot
2.Finish Grading Inspection Fee $ 86/lot
3.Stormwater Pollution Fee $ 56/lot
4.SCC Regional Fee $ 1,544/lot
5.SCC Sub-Reginal Fee $ 4,259/lot
6.Residential TIP Fee $ 2,000/lot
7.Tri-Valley Transportation Fee $ 4,902/lot
3.Prior to issuance of building permit the applicant shall reimburse the Town
for notifying surrounding residents. The fee shall be $236.24 ($130 plus 64
notices x $0.83 per notice x two notices).
* 4. Prior to the issuance of grading or building permits, the applicant shall
submit written documentation that all requirements of the San Ramon Valley
Fire Protection District (SRVFPD) and the San Ramon Valley Unified School
District (SRVUSD) have been, or will be, met to the satisfaction of these
respective agencies.
PAGE 4 OF RESOLUTION NO. 2020-11
* 5. In the event that subsurface archeological remains are discovered during any
construction or pre-construction activities on the site, all land alteration work
within 100 feet of the find shall be halted, the Town Planning Division
notified, and a professional archeologist, certified by the Society of California
Archeology and/or the Society of Professional Archeology, shall be notified.
Site work in this area shall not occur until the archeologist has had an
opportunity to evaluate the significance of the find and to outline
appropriate mitigation measures, if they are deemed necessary. If prehistoric
archaeological deposits are discovered during development of the site, local
Native American organizations shall be consulted and involved in making
resource management decisions.
* 6. Construction activity shall be restricted to the period between the weekday
hours of 7:30 a.m. to 5:30 p.m. (Monday through Friday), unless otherwise
approved in writing by the City Engineer for general construction activity
and the Chief Building Official for building construction activity. Prior to
any construction work on the site, including grading, the property owner
shall install a minimum 3’ x 3’ sign at the project entry which specifies the
allowable construction work days and hours, and lists the name and contact
person for the overall project manager and all contractors and sub-
contractors working on the job.
* 7. The applicant shall provide security fencing, to the satisfaction of the City
Engineer and/or the Chief Building Official, around the site during
construction of the project.
* 8. The applicant shall require their contractors and subcontractors to fit all
internal combustion engines with mufflers which are in good condition, and
to locate stationary noise-generating equipment as far away from existing
residences as feasible.
* 9. A watering program which incorporates the use of a dust suppressant, and
which complies with Regulation 2 of the Bay Area Air Quality Management
District shall be established and implemented for all on and off-site
construction activities. Equipment and human resources for watering all
exposed or disturbed soil surfaces shall be supplied on weekends and
holidays as well as workdays. Dust-producing activities shall be
discontinued during high wind periods.
PAGE 5 OF RESOLUTION NO. 2020-11
* 10. As part of the initial submittal for the final map, plan check review process,
the applicant shall submit a written Compliance Report detailing how the
conditions of approval for this project has been complied with. This report
shall list each condition of approval followed by a description of what the
property owner has provided as evidence of compliance with that condition.
The report must be signed by the applicant. The report is subject to review
and approval by the City Engineer and/or Chief of Planning and/or Chief
Building Official, and may be rejected by the Town if it is not comprehensive
with respect to the applicable conditions of approval.
* 11. Planning Division sign-off is required prior to final Building Inspection sign-
off.
12. For all new lots created by this subdivision, the following statement shall be
recorded to run with the deed of the property acknowledging the historic
rural nature of the area, and the rights of surrounding property owners to
continue existing and/or future legally established rural and agricultural
uses:
IMPORTANT: BUYER NOTIFICATION
This property is located in a historically rural area with existing rural and
agricultural uses. Any inconvenience or discomfort from properly conducted
agricultural operations, including noise, odors, dust, and chemicals, will not
be deemed a nuisance.
B. SITE PLANNING
* 1. All lighting shall be installed in such a manner that lighting is generally
down-directed and glare is directed away from surrounding properties and
rights-of-way.
2. Any on-site wells and septic systems shall be destroyed in accordance with
Contra Costa County Health Services Department - Environmental Health
Division regulations. Environmental Health Division permits and inspections
for this work shall be obtained. The maintenance of existing on-site wells
shall be allowed for landscape irrigation purposes subject to review and
approval by the Contra Costa County Health Services Department –
Environmental Health Division.
PAGE 6 OF RESOLUTION NO. 2020-11
3.The development and use of the lots created by this subdivision shall comply
with all requirements of the Town’s R-40; Single Family Residential District
Ordinance.
C. LANDSCAPING
1.Preliminary landscape plans shall be submitted for review and approval by
the Design Review Board as part of the individual Development Plan
application for the development of each lot created by this subdivision.
D. ARCHITECTURE
* 1. All ducts, meters, air conditioning and/or any other mechanical
equipment whether on the structure or on the ground shall be effectively
screened from view with landscaping or materials architecturally
compatible with the main structures.
* 2. The street numbers for each structure in the project shall be posted to be
easily seen from the street at all times, day and night.
3.The development of all five lots created by this subdivision, including
associated landscaping, shall be subject to the review and approval by the
Town and Design Review Board under a separate Development Plan
application(s).
E. GRADING
* 1. Development shall be completed in compliance with a detailed soils report
and the construction grading plans prepared for this project. The engineering
recommendations outlined in the project specific soils report shall be
incorporated into the design of this project. The report shall include specific
recommendations for foundation design of the proposed buildings and shall
be subject to review and approval by the Town’s Engineering and Planning
Divisions.
* 2. Where soils or geologic conditions encountered in grading operations are
different from that anticipated in the soil report, a revised soils report shall
be submitted for review and approval by the City Engineer. It shall be
accompanied by an engineering and geological opinion as to the safety of the
site from settlement and seismic activity.
PAGE 7 OF RESOLUTION NO. 2020-11
* 3. All development shall take place in compliance with the Town Erosion
Control Ordinance (Ord19-4). Restrictions include limiting construction
primarily to the dry months of the year (May through October) and, if
construction does occur during the rainy season, the developer shall submit
an Erosion Control Plan to the City Engineer for review and approval. This
plan shall incorporate erosion control devices such as, the use of sediment
traps, silt fencing, pad berming and other techniques to minimize erosion.
* 4. All new development shall be consistent with modern design for resistance
to seismic forces. All new development shall be in accordance with the
Uniform Building Code and Town of Danville Ordinances.
* 5. Stockpiles of debris, soil, sand or other materials that can be blown by the
wind shall be covered.
* 6. If toxic or contaminated soil is encountered during construction, all
construction activity in that area shall cease until the appropriate action is
determined and implemented. The concentrations, extent of the
contamination and mitigation shall be determined by the Contra Costa
County Health Department. Suitable disposal and/or treatment of any
contaminated soil shall meet all federal state and local regulations. If
deemed appropriate by the Health Department, the property owner shall
make provisions for immediate containment of the materials.
* 7. Runoff from any contaminated soil shall not be allowed to enter any
drainage facility, inlet or creek.
* 8. All grading activity shall address National Pollutant Discharge Elimination
system (NPDES) concerns. Specific measures to control sediment runoff,
construction pollution and other potential construction contamination shall
be addressed through the Erosion control Plan (ECP) and Storm Water
Pollution Prevention Plan (SWPPP). The SWPPP shall supplement the
Erosion Control Plan and project improvement plans. These documents shall
also be kept on-site while the project is under construction. A NPDES
construction permit may be required, as determined by the City Engineer.
9.The applicant shall create a construction staging plan that addresses the
ingress and egress location for all construction vehicles, parking and material
storage area. All staging of construction materials and equipment shall occur
on-site. This plan shall be subject to review and approval by the Town prior
to the issuance of a grading permit.
PAGE 8 OF RESOLUTION NO. 2020-11
F. STREETS
* 1. The applicant shall obtain an encroachment permit from the Engineering
Division prior to commencing any construction activities within any public
right-of-way or easement.
* 2. All mud or dirt carried off the construction site onto adjacent streets shall be
swept each day. Water flushing of site debris or sediment or concrete washing
is expressly prohibited.
* 3. All improvements within the public right-of-way, including driveways,
paving and utilities, shall be constructed in accordance with approved
standards and/or plans and shall comply with the standard plans and
specifications of the Development Services Department and Chapters XII and
XXXI of the Town Code. At the time project imp rovement plans are
submitted, the applicant shall supply to the City Engineer an up-to-date title
report for the subject property.
4.A satisfactory private road and private storm drain maintenance agreement
shall be submitted for review and approval by the Town prior to recordation
of the final map.
5.The abutters rights shall be relinquished along Lawrence Road that abuts Lot
1 and Lot 5.
6.The applicant is required to install a decomposed granite pathway along the
Lawrence Road frontage per the Lawrence Road/Leema Specific Plan.
G. INFRASTRUCTURE
* 1. The new and existing residences shall be required to connect to public water
and sewer facilities, subject to all permitting requirements and conditions
imposed by EBMUD and CCCSD.
* 2. Drainage facilities and easements shall be provided to the satisfaction of the
City Engineer and/or the Chief Engineer of the Contra Costa County Flood
Control & Water Conservation District (CCCFC & WCD).
* 3. All runoff from impervious surfaces shall be intercepted at the project
boundary and shall be collected and conducted via an approved drainage
method through the project to an approved storm drainage facility, as
determined by the City Engineer. Development which proposes to contribute
PAGE 9 OF RESOLUTION NO. 2020-11
additional water to existing drainage systems shall be required to complete a
hydraulic study and make improvements to the system as required to handle
the expected ultimate peak water flow and to stabilize erosive banks that
could be impacted by additional storm water flow.
* 4. Roof drainage from structures shall be collected via a closed pipe and
conveyed to an approved storm drainage facility in the street curb. No
concentrated drainage shall be permitted to surface flow across sidewalks.
* 5. If a storm drain must cross a lot, or be in a n easement between lots, the
easement shall be equal to or at least double the depth of the storm drain.
* 6. The applicant shall furnish proof to the City Engineer of the acquisition of all
necessary rights of entry, permits and/or easements for the construction of
off-site temporary or permanent road and drainage improvements.
* 7. Electrical, gas, telephone, and cable TV services, shall be provided
underground in accordance with the Town policies and existing ordinances.
All utilities shall be located and provided within public utility easements,
sited to meet utility company standards, or in public streets.
* 8. All new utilities required to serve the development shall be installed
underground.
* 9. All street, drainage or grading improvement plans shall be prepared by a
licensed civil engineer.
H. MISCELLANEOUS
* 1. The project shall be constructed as approved. Minor modifications in the
design, but not the use, may be approved by staff. Any other change will
require Planning Commission approval through the subdivision review
process.
* 2. Pursuant to Government Code section 66474.9, the applicant (including the
applicant or any agent thereof) shall defend, indemnify, and hold harmless
the Town of Danville and its agents, officers, and employees from any claim,
action, or proceeding against the Town or its agents, officers, or employees to
attack, set aside, void, or annul, the Town's approval concerning this
Subdivision application, which action is brought within the time period
provided for in Section 66499.37. The Town will promptly notify the
PAGE 10 OF RESOLUTION NO. 2020-11
applicant of any such claim, action, or proceeding and cooperate fully in the
defense.
* 3. Use of a private gated entrance for more than one parcel is expressly
prohibited.
* 4. The proposed project shall conform to the Town’s Stormwater Management
and Discharge Control Ordinance (Ord. No. 2004-06) and all applicable
construction Best Management Practices (BMPs) for the site. For exam ple,
construction BMPs may include, but are not limited to: the storage and
handling of construction materials, street cleaning, proper disposal of wastes
and debris, painting, concrete operations, dewatering operations, pavement
operations, vehicle/equipment cleaning, maintenance and fueling and
stabilization of construction entrances. Training of contractors on BMPs for
construction activities is a requirement of this permit. At the discretion of the
City Engineer, a Storm Water Pollution Prevention Plan (SWPPP) may be
required for projects under five acres.
* 5. The project shall conform to the Regional Water Quality Control Board post-
construction C.3 regulations which shall be designed and engineered to
integrate into the project’s overall site, architectural, landscaping and
improvement plans. These requirements are contained in the project’s
Stormwater Control Plan and are to be implemented as follows:
▪Prior to issuance of permits for building, site improvements, or
landscaping, the permit application shall be consistent with the
applicant’s approved Stormwater Control Plan and shall include
drawings and specifications necessary to implement all measures in the
approved plan. The permit application shall include a completed
Stormwater Control Plan for a Small Land Development Project as
published by the Contra Costa Clean Water Program.
PAGE 11 OF RESOLUTION NO. 2020-11
APPROVED by the Danville Planning Commission at a special meeting on December 9,
2020, by the following vote:
AYES:
NOES:
ABSTAINED:
ABSENT:
_____________________________
CHAIR
APPROVED AS TO FORM: ATTEST:
_______________________________ ______________________________
CITY ATTORNEY CHIEF OF PLANNING
ATTACHMENT B
4080 Cabrilho Drive · Martinez, CA 94553 · Telephone (925) 930-7901 · Fax (925) 723-2442
July 13, 2020 (revised 9/29/20)
Eric Chevalier
TheADDRESS.Company
(925) 272-4750 x 102 | ejchevalier@theaddress.company
Re: Revised Preliminary Arborist Report for 1485 Lawrence Road, Danville
Dear Eric,
This preliminary arborist report addresses the proposed subdivision at 1485 Lawrence Road.
Per our discussion and the Town of Danville’s Tree Preservation Ordinance Chapter 32-79, the
scope of work includes:
•Tag, identify and measure all protected trees on or overhanging the property, within 50’
of proposed improvements.
•Protected trees are defined as:
o Any of the following native trees with a trunk 10” or greater in diameter measured
at 4.5’ above grade, or for a multi-trunked tree, a combination of trunks totally 20”
or greater in diameter: Canyon Live Oak (Quercus chrysolepis), Blue Oak (Q.
douglasii), California Black Oak (Q. kelloggi), Interior Live Oak (Q. wislizenii),
White Alder (Alnus rhombifolia), California Bay (Umbellularia californica), Coast
Live Oak (Q. agrifolia), Valley Oak (Q. lobata), California Buckeye (Aesculus
californica), California Sycamore (Platanus racemosa), Madrone (Arbutus
menziesii), London Plane Tree (Platanus acerifolia)
o Any Heritage (> 36” diameter) or Memorial tree.
o A tree shown to be preserved on an approved Development Plan or specially
required by the Planning Commission to be retained as a condition of approval.
o A tree required to be planted as mitigation for the removal of a protected tree.
•Identify dripline locations and tree numbers on site plan.
•Assess individual tree health and structural condition.
•Assess proposed improvements for potential encroachment.
•Based on proposed encroachment, tree health, structure, and species susceptibility,
make recommendations for preservation.
•Provide appraised values for all trees whose driplines will be encroached.
This 9/29/20 revision addresses the proposed preservation of trees #2 & 17; changes are noted
with “revised 9/29/20”.
Project Summary
The property is located in a relatively rural area of Danville. Two structures are located at the
northwest corner of the property at the end of a long driveway. The rest of the property consists
of open fields, which appear to be regularly tilled. Existing drainage swales parallel the west,
south, and east property lines, while power lines stretch part way along the north and west
property lines. The majority of the trees along the property perimeter consist of native oaks and
walnuts in various condition, with ornamental trees found closer to the home and driveway. I
assessed twenty-four (24) protected trees on the site, including two Heritage trees.
ATTACHMENT C
Revised Preliminary Arborist Report, 1485 Lawrence Road July 13, 2020 (revised 9/29/20)
Jennifer Tso, Certified Arborist 2
The proposed project will demolish the existing structures and hardscape to create a 5-lot
subdivision of single-family homes. A new private lane will be centered on the property, with a
large drainage basin to its southwest. Additionally, a decomposed granite walkway will be
installed along the subdivision frontage.
(revised 9/29/20) Since the protected trees are all located along the perimeter, only one
protected tree (#2) was originally proposed for removal, since it is located right next to the
proposed private road. Per Town request, I provided recommendations for saving this tree,
though its preservation will increase encroachment on a much larger oak (#1, Figure 1) – I am
not confident that sufficient adjustments can be made to save the oak. The other twenty-three
(23) trees can be retained given that the tree protection measures within this report are
followed. Additional non-protected trees will be removed but are not discussed in this report;
these include trees that are in conflict with the proposed homes as well as declining trees that
are clear of construction.
Assumptions & Limitations
This report is based on my site visit on 6/26/20, and the boundary & topographic survey (dated
6/24/20) and preliminary lotting exhibit (dated 7/1/2020) by APEX Civil Engineering & Land
Surveying. It was assumed that the trees and proposed improvements were accurately
surveyed. Several trees were not surveyed, so I approximately located them on the tree
protection plan.
Figure 1. Proposed improvements along the frontage of the property will require design adjustments around both
trees #1 (background) and #2 (foreground). Sufficient adjustment of the proposed road to save oak #2 is likely to
significantly increase impact on oak #1. (revised 9/29/20)
Revised Preliminary Arborist Report, 1485 Lawrence Road July 13, 2020 (revised 9/29/20)
Jennifer Tso, Certified Arborist 3
I did not review proposed utility or grading & drainage plans. The tree protection
recommendations in this report are thus preliminary and will likely need to be updated once
those plans are available for review.
The health and structure of the trees were assessed visually from ground level. No drilling, root
excavation, or aerial inspections were performed. Internal or non-detectable defects may exist
and could lead to part or whole tree failures. Due to the dynamic nature of trees and their
environment, it is not possible for arborists to guarantee that trees will not fail in the future.
Tree Inventory & Assessment Table
#s: Each tree was given a square metal tag with numbers ranging from #1-25. Their locations
are given in the tree protection plan. NOTE: Circular tags from a previous tree inventory
were disregarded in this report but are noted on the APEX survey.
DBH (Diameter at Breast Height): Trunk diameters in inches were measured at 4.5’ above
average grade with a diameter tape. Height of measurement may deviate from the standard on
atypical trunks; deviations are noted under the “Comments” section.
Health & Structural Condition Rating
Dead: Dead or declining past chance of recovery.
Poor (P): Stunted or declining canopy, poor foliar color, possible disease or insect issues.
Severe structural defects that may or may not be correctable. Usually not a reliable specimen
for preservation.
Fair (F): Fair to moderate vigor. Minor structural defects that can be corrected. More
susceptible to construction impacts than a tree in good condition.
Good (G): Good vigor and color, with no obvious problems or defects. Generally more resilient
to impacts.
Very Good (VG): Exceptional specimen with excellent vigor and structure. Unusually nice.
Dripline: Canopy radius was visually estimated in each cardinal direction.
Age
Young (Y): Within the first 20% of expected life span. High resiliency to encroachment.
Mature (M): Between 20% - 80% of expected life span. Moderate resiliency to encroachment.
Overmature (OM): In >80% of expected life span. Low resiliency to encroachment.
DE: Dripline Encroachment (X indicates encroachment)
CI: Anticipated Construction Impact (L = Low, M = Moderate, H = High)
Tree Encroachment Summary
•Trees to be saved that will be subjected to dripline encroachment: 1-3, 15-17 (6 trees,
revised 9/29/20)
Note: Tree #2 may need to be removed if design adjustments are insufficient.
Trees to be saved that will not be encroached: 4-14, 18-25 (18 trees)
Revised Preliminary Arborist Report, 1485 Lawrence Road July 13, 2020 (revised 9/29/20)
Jennifer Tso, Certified Arborist 4
# Species DBH Health Structure Dripline
N E S W
Age DE CI Comments Action
1 Valley oak
(Quercus
lobata)
28,
28
G G-F 30 30 30 30 M X M-
H
Existing swale with large culvert at 15’
to east. Co-dominant stems at 3’. Trunk
flare buried. Interior canopy full of
epicormic sprouts; low hanging canopy.
Gravel & fill around base of tree.
Proposed DG path within 1’ of trunk (on
fill); proposed basin 13’ to E (likely 5’
deep).
8/25/20: per emails, the Town
requested a 5’ wide pathway which
would require removal of this tree.
Adjust basin design to provide
20’ radius clearance, ideally;
arborist to review changes.
Install temporary 6’ chain-link
fencing. Arborist on site during
grading for path and basin.
8/25/20: recommend requesting
a narrower pathway in order to
save tree.
2 Valley oak 27 G-F F 35 35 10 30 M X H Sided for high voltage with imbalance to
north. ~15’ from existing swale; fill
around tree (not buried). Within 1’ of
proposed road.
Revised 9/29/20: Town requesting
preservation of this tree.
Revised 9/29/20:
Removal recommended, but to
save, make following
adjustments:
-Move road 12’-13’ from tree.
-Maintain as much native grade
as possible around tree;
eliminate compacted fill under
dripline and reduce all other fill.
Changes will likely increase
encroachment on #1, which is
the superior tree.
3 Valley oak 28 G G-F 25 20 20 25 M X L Large secondary (subordinated) stem
at 4’. Trunk slightly buried to south. 40’
from proposed house; existing driveway
to be demolished near trunk.
Install temporary 6’ chain-link
fencing; arborist on site during
demo within 15’ of trunk.
4 Coast live oak
(Quercus
agrifolia)
18 G-F F-P 15 15 20 15 M L Not surveyed. Topped at 15’ for power
line clearance (canopy sparser).
Multiple stems at 10’. ~8” north of P/L.
Install temporary protection
fencing.
5 Italian stone
pine (Pinus
pinea)
36 G P 15 20 30 15 M L Heritage tree; not surveyed. Trunk 1’
N of fence. Girdling roots on S/W sides
of trunk, less to east. Co-dominant
stems at 3.5’ (26” & 25” diameter); east
stem deforming fence. Topped at 15’
for power line clearance, resulting in
ugly knuckles. Clear of construction.
Install temporary protection
fencing.
Revised Preliminary Arborist Report, 1485 Lawrence Road July 13, 2020 (revised 9/29/20)
Jennifer Tso, Certified Arborist 5
# Species DBH Health Structure Dripline
N E S W
Age DE CI Comments Action
6 Valley oak 8, 10 G F 0 20
S
E
20
S
W
15
W
Y L ~5’ S of fence with lean away from
power lines (low scaffold). Co-dominant
stems at 6” above grade. Clear of
construction.
Install temporary protection
fencing.
7 Valley oak 14,
23
G F-P 0 25 35 25 M L Large horizontal/understory branch at
2’; if clearance is needed, will require
16” cut. Topped for power line
clearance. Fence hardware attached to
backside of trunk. Clear of construction.
Install temporary protection
fencing.
8 Valley oak 19.5,
18.5
G F-P 0 30 40 25
S
W
M L Trunk crosses over into fence ~6”. Two
co-dominant stems at 3’ above grade;
one stem horizontal to 12’ S of fence
(crown reduction will be difficult). Clear
of construction.
Install temporary protection
fencing.
9 Valley oak 25.5 G F-P 25
N
E
35 35 20 M L Co-owned tree (assuming fence is PL);
trunk crosses 6” into property.
Phototropic lean to S, large tree may
have been removed from adjacent
property. Clear of construction.
Install temporary protection
fencing.
10 Valley oak 36 G G-F 25 25 10 35 M L Co-owned tree, in fence line (12”
crossover to S); DBH estimated due to
fence obstruction. Canopy elevated to
>25’ above grade. Clear of
construction.
Install temporary protection
fencing.
11 Valley oak 32 G P 0 40 35 30 M L Phototropic lean to south. Multiple
stems at 10’ with one large failure,
creating 4’ long scar and narrowed
connection. Clear of construction.
Remove.
(due to compromised structure)
8/25/20: tree was removed by
current property owner.
12 Coast live oak 21 G F 15 25 20 15 M L Canopy nearly completely understory,
trunk turns south. Flare buried. Clear of
construction. 8/25/20: pruned by tree
service hired by current property owner;
canopy more asymmetrical.
Install temporary protection
fencing.
Revised Preliminary Arborist Report, 1485 Lawrence Road July 13, 2020 (revised 9/29/20)
Jennifer Tso, Certified Arborist 6
# Species DBH Health Structure Dripline
N E S W
Age DE CI Comments Action
13 Valley oak 24 G G 25 25 15 10 M L Not surveyed, no tag, off site. DG
paving and retaining wall planter north
of fence (recent construction). Clear of
construction.
None.
14 Valley oak 11 G G-F 10 10 20 15 Y L Buried in grove of other trees. Minor
phototropic lean to S. Clear of
construction.
Install temporary protection
fencing.
15 Valley oak 14 G G-F 10 15 25 10 Y X L Not surveyed. Minor phototropic lean
to S. Proposed demolition 12’ to S.
Install temporary protection
fencing.
16 Valley oak 23.5 G F 0 35 30 0 M X L Diameter measured at 1’ due to
multiple stems at 3.5’. Lopsided canopy
due to shading. Trunk flare buried.
Elongated scaffold to E. Proposed
demolition 18’ to S.
Install temporary protection
fencing.
17 Coast
redwood
(Sequoia
sempervirens)
38.5 F-P G 20 20 20 20 M X L-
M
Heritage tree. Lifting and cracking
hardscape all around. Drought
stressed, sparse top with elongated
branches. Proposed demolition to occur
all around tree.
Revised 9/29/20: Preservation is
proposed.
Revised 9/29/20: Irrigate tree
monthly before and during
construction in dry months.
Spread 4” mulch under dripline.
Demolish existing hardscape by
hand within dripline; install
protection fencing after
demolition is completed.
18 Valley oak 14.5 G G 15 15 15 8 Y L Nice structured tree. Install temporary protection
fencing.
19 Valley oak 10.5 G G 10 10 10 10 Y L Not surveyed. Crowded. Install temporary protection
fencing.
20 Valley oak 19.5 G F 0 0 30 30 M L Phototropic lean to SW. Circular tag
also #20.
Install temporary protection
fencing.
21 London
planetree
(Platanus x
hispanica)
23.5 VG G 25 20 25 25 M L Nice specimen with strong trunk flare,
on side of swale. Clear of construction.
Install temporary protection
fencing.
22 London
planetree
25 G G-F 25 25 20 25 M L Circle tag #54. Structure slightly
unusual. Clear of construction.
Install temporary protection
fencing.
Revised Preliminary Arborist Report, 1485 Lawrence Road July 13, 2020 (revised 9/29/20)
Jennifer Tso, Certified Arborist 7
# Species DBH Health Structure Dripline
N E S W
Age DE CI Comments Action
23 Valley oak 13 G G-F 20 15 12 10 Y L Unexpectedly narrow canopy (no
competing trees). Clear of construction.
Install temporary protection
fencing.
24 Valley oak 10, 3 G F 0 15 15 10
S
W
Y L Growing through fence (embedded in
base of trunk). Main trunk with
phototropic lean to S. Clear of
construction.
Install temporary protection
fencing.
25 Valley oak 11 G F 25N Y L Phototropic lean to N; all foliage in
upper half of tree. Recent 3” branch
failure. Clear of construction.
Install temporary protection
fencing.
Tree Appraisal – Estimated Values
Per city ordinance, appraisals are required for all protected trees whose driplines will be encroached. The following appraised values
were determined using the Trunk Formula Method, used for larger trees that cannot be readily replaced by equal-sized specimens.
All figures below were calculated using a worksheet formatted from The Guide for Plant Appraisal (10th Edition) written by the
Council of Tree & Landscape Appraisers. Trunk unit cost was adapted from the Species Classification and Group Assignment Guide
from the Western Chapter of the International Society of Arboriculture.
# Species DBH Basic
Reproduction
Cost
Condition Functional
limitations
External
limitations
Depreciated
Reproduction
Cost
1 Valley oak 28, 28 $ 94,406.38 82% 70% 60% $32,513.56
2 Valley oak 27 $ 44,109.76 49% 80% 40% $6,916.41
3 Valley oak 28 $ 47,437.66 82% 60% 90% $20,915.74
15 Valley oak 14 $ 11,859.41 78% 60% 100% $5,571.55
16 Valley oak 23.5 $ 33,415.11 60% 70% 70% $9,742.18
17 Coast redwood 38.5 $ 42,328.83 56% 35% 100% $8,222.37
Total Estimated Value of Appraised Trees $83,881.81
Revised Preliminary Arborist Report, 1485 Lawrence Road July 13, 2020 (revised 9/29/20)
Jennifer Tso, Certified Arborist 8
Discussion
(revised 9/29/20) The proposed subdivision has a relatively low impact on protected trees, since
they are located along the perimeter of the property. The primary encroachment occurs from the
frontage improvements, including the private lane, drainage basin, and decomposed walkway.
The private lane is located right next to the trunk of oak #2 (Figure 1), whose canopy has
already been reduced by half from utility pruning. It is highly likely to uproot once its roots are
impacted, so my primary recommendation is to remove this tree. Per Town request,
preservation efforts should be made to retain this tree. This would require moving the proposed
road at least 12’-13’ from the tree, which will preserve the large-diameter supportive roots.
However, fill is likely required around the tree, which effectively suffocates the roots by
increasing the depth through which air and water must move to reach the root system. Trees
which are buried by fill may not show the full impacts until a decade after construction is
completed, unless the roots were directly damaged in the process. Finally, any changes that
move the road further from tree #2 will push it towards tree #1, which is a stronger candidate for
preservation. Not only will the road get closer to oak #1, but it will reduce the space available to
make drainage design changes per my original recommendations below.
The proposed drainage basin and decomposed granite pathway both encroach upon the
dripline of oak #1 (Figure 2). Per communication with APEX, there is some flexibility on moving
the basin further from the oak. I recommend maintaining 20’ radius clearance if possible – once
the basin has been adjusted, the updated plan will need to be reviewed again. Additionally, the
proposed walkway veers next to the trunk of the oak - updated requirements meant that the
walkway would go through part of the trunk. I highly recommend requesting an exemption for
the width right next to the trunk, approximately 1’ clearance, since the tree is a great asset to the
property. Unfortunately, the space is limited between the road and the trunk, so there are few
options for moving the path further from the tree. Since the area around the tree appears to be
gravel & fill, the overall impact of the path may be reduced – but an arborist shall still be on site
during grading activities to ensure that inadvertent damage does not occur beyond what is
expected.
Tree protection fencing
Two types of tree protection fencing are recommended. For the oaks along the frontage, 6’
chain-link fencing shall be used, as the potential for encroachment is significantly greater - both
from active construction and parking/access. Trees clear of construction can be protected by
heavy duty orange fencing, with a recommending staking distance of 4’-6’. Longer spacing
increases the opportunity for sagging & encroachment. If the orange fencing is repeatedly
damaged, it will need to be replaced by chain-link fencing.
(revised 9/30/20) Heritage redwood & removed tree
I previously recommended removing the drought-stressed Heritage redwood (tree #17; Figure 2,
right). Despite supplemental irrigation from the existing lawn, it is still water stressed and likely
to continue its decline as drought conditions recur. Once the lawn is abandoned, the tree will
further decline. Even healthy redwoods have a very high water requirement – this specific tree
would require huge volumes of water to improve then maintain its condition. Since the tree will
be preserved, I provided recommendations for improving its current condition, as well as
protecting it throughout construction. The most crucial aspect of its care is proper irrigation – if
insufficient water is provided, the tree is likely to continue its decline.
Revised Preliminary Arborist Report, 1485 Lawrence Road July 13, 2020 (revised 9/29/20)
Jennifer Tso, Certified Arborist 9
I previously recommended removal of another oak (#11, Figure 2 left) since its structure was
severely compromised as a result of a branch failure. The current owner removed the tree in the
last month after my site visit.
Tree Protection Recommendations
Design Phase
•Request an exception to the width of the proposed DG path by tree #1 in order to keep it
1’ from the trunk (or at current location shown on plan).
•Adjust basin design to ideally provide 20’ native grade around tree #1; the project
arborist shall review changes and provide additional tree protection recommendations as
needed.
•To save tree #2, provide 12’-13’ clearance from proposed road; eliminate compacted fill
within its dripline, and minimize all other fill; arborist to review changes and provide
additional recommendations. Otherwise, tree shall be removed. Note these changes
will increase encroachment on tree #1 (revised 9/29/20).
Pre-Construction Phase
•Provide monthly supplemental irrigation to tree #17 leading up to construction. Irrigation
shall be provided with soaker hoses, laid as close to the tree dripline as possible. Use
the lowest water pressure that allows water to bead out of the entire length of the hose,
and leave on for a minimum of 8 hours. The irrigation shall start at least 1 month prior to
the start of any construction activity (revised 9/29/20).
Figure 2. The trunk of oak #11 (left) has been structurally compromised after a large stem failed to the right; i t
was removed by the current owner. The Heritage redwood (#17, right) is very drought stressed and unlikely to
recover without significant intervention. Supplemental irrigation, mulching, hand-demolition and temporary
fencing shall be used to enhance its preservation (revised 9/29/20).
Revised Preliminary Arborist Report, 1485 Lawrence Road July 13, 2020 (revised 9/29/20)
Jennifer Tso, Certified Arborist 10
•Mulch from tree removals shall be spread out under the driplines of trees that will be
retained, especially over landscape areas within the dripline of tree #17, keeping at least
12” away from the trunks. Stage additional mulch near tree #17, to be spread after
demolition is completed.
•Prior to construction or grading, contractor shall install fencing to construct a temporary
Tree Protection Zone (TPZ) around each tree or grove of trees as indicated on the tree
protection plan. 6’ chain-link fencing shall be used for trees #1-3. Other trees may
be protected by heavy-duty poly orange fencing secured to metal posts on 4’-6’ spacing.
o NOTE: Additional fencing shall be installed around tree #17 after demolition is
completed (revised 9/29/20).
•TPZ fencing shall remain in an upright sturdy manner from the start of grading until the
completion of construction. Fencing shall not be adjusted or removed without consulting
the project arborist. If the orange poly fencing sags or is removed, it shall be immediately
replaced; if the problem recurs, it shall be replaced by 6’ chain-link fencing.
Demolition Phase
•The project arborist shall be on-site during driveway demolition within 15’ of tree #3.
Once demolition is completed, the tree protection fencing shall be extended further south
to protect the newly exposed soil.
•Existing hardscape shall be demolished by hand within 10’ of tree #17. Newly exposed
soil shall be covered with a 4” deep layer of mulch (revised 9/29/20). Temporary
protection fencing shall be installed as noted on the tree protection plan once demolition
is completed.
Foundation, Grading, and Construction Phase
•Monthly supplemental irrigation for tree #17 shall continue throughout construction
during the non-rainy seasons.
•The project arborist shall be on-site during excavation/grading of the drainage basin &
decomposed granite path occurring within the dripline of tree #1. Roots > 2” shall be
cleanly pruned with a handsaw or sawzall, immediately covered, and kept moist till
backfilled.
•All pruning of native oaks shall be performed by personnel certified by the International
Society of Arboriculture (ISA). All pruning shall adhere to ISA and American National
Standards Institute (ANSI) Standards and Best Management Practices.
•Should Tree Protection Zone (TPZ) encroachment be necessary, the contractor shall
contact the project arborist for consultation and recommendations.
•Contractor shall keep TPZs free of all construction-related materials, debris, fill soil,
equipment, etc. The only acceptable material is mulch spread out beneath the trees.
•Should any damage to the trees occur, the contractor shall promptly notify the project
arborist to appropriately mitigate the damage.
Revised Preliminary Arborist Report, 1485 Lawrence Road July 13, 2020 (revised 9/29/20)
Jennifer Tso, Certified Arborist 11
Landscaping Phase (if applicable)
•The Tree Protection Zone (TPZ) fencing shall remain in place with the same restrictions
until landscape contractor notifies and meets with the project arborist.
•Avoid all fill work, grade changes, and trenching within driplines unless it is performed by
hand.
•All planting and irrigation shall be kept a minimum of 10’ away from native oaks. All
irrigation within the driplines shall be targeted at specific plants, such as drip emitters or
bubblers. No overhead irrigation shall occur within the driplines of native oaks.
•All planting within oak driplines shall be compatible with oaks, consisting of plant
material that requires little to no water after two years’ establishment. A list of oak-
compatible plants can be found in a publication from the California Oak Foundation,
available at: http://californiaoaks.org/wp-
content/uploads/2016/04/CompatiblePlantsUnderAroundOaks.pdf
Thank you for the opportunity to provide this report, and please do not hesitate to contact me if
there are any questions or concerns.
Please see attached tree protection plan.
Sincerely,
Jennifer Tso
Certified Arborist #WE-10270A
Tree Risk Assessor Qualified
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DRAWN:
CHECKED:
20041PROJECT #:
817 Arnold Drive, Ste 50
Martinez, CA 94553
Ph: (925) 476-8499
www.apexce.net
GENERAL DEMOLITION NOTES:
DEMOLITION KEY LEGEND L E G E N D
TREE PRESERVATION NOTES
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S
A
N
D
T
H
E
R
E
F
O
R
E
T
H
E
B
I
O
-
R
E
T
E
N
T
I
O
N
A
R
E
A
I
S
S
I
Z
E
D
F
O
R
T
R
E
A
T
M
E
N
T
A
N
D
H
Y
D
R
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M
O
D
I
F
I
C
A
T
I
O
N
(
H
M
)
.
L
P
/
C
B
R
-
1
R
L
A
N
D
S
C
A
P
I
N
G
:
1
6
2
,
7
0
4
S
F
B
I
O
-
R
E
T
E
N
T
I
O
N
A
R
E
A
:
2
,
8
6
5
S
F
T
O
T
A
L
A
R
E
A
:
1
6
5
,
5
6
9
S
F
R-1
R
-
1
R
-
1
R-1R-1 ST-2
S
T
-
3
S
T
-
3
S
T
-
4
S
T
-
4
ST-5 ST-5
S
T
-
2
ST-1 ST-1ST-6ST-7L-1 L-1L-1L-1
L
-
1
L
-
1
C-1C-1
C
-
1
C
-
1
C-1 P-1
P
-
1
P-1BR-1
S
E
L
F
-
T
R
E
A
T
I
N
G
L
A
N
D
S
C
A
P
E
A
R
E
A
S
T