HomeMy WebLinkAbout3.3 ITEM 3.3
TOWN OF LOS ALTOS HILLS April 7, 2016
Staff Report to the Planning Commission
SUBJECT: CONDITIONAL DEVELOPMENT PERMIT FOR A NEW RESIDENCE;
LANDS OF DILIGENT OPERATIONS LTD; 12930 LA CRESTA DRIVE;
FILE#398-15-ZP-SD-GD-CDP
FROM: Suzanne Avila,AICP, Planning Director S'
RECOMMENDATION: That the Planning Commission:
Approve the Conditional Development and Site Development Permits for a new residence
subject to the findings in Attachment 1 and recommended conditions in Attachment 2.
BACKGROUND. , .
The subject property is a 1.146 acre parcel located on'the east side of La Cresta Drive, between
Viscaino -Road and;Nina,Place. ,;The rear property line abuts, Anacapa Drive. The .existing
residence with attached garage was constructed in ,1962. Surrounding properties are developed
with single-family:homes., .The property,has a relatively small area for development primarily
due to steep slopes and the presence of a driveway easement serving an adjacent property further
limits„the building envelope. The average slope of the property is 41.5% which results in a Lot
Unit Factor (LUF) of .372. There are 32 trees on the property, many of which are in poor
condition.
CODE REQUIREMENTS ' •
As required by Section 10-1.1007 of the Zoning Ordinance, this application has been forwarded
to,the Planning. Commission for review and approval. A Conditional Development Permit is
required when_a proposed project is located on a property with a LUF of 0.50 or less. Pursuant
to Section ''10-1.1007 (3) of theZoning Ordinance, in reviewing a Conditional Development
Permit application the Planning Commission determines whether the proposed development
meets the standards of the Town by considering evidence in support of the findings for approval
(see Attachment;l):
Pursuant to Section 10-2.301 of the Site Development Ordinance, a Site Development Permit is
required to construct a new residence. While the proposed residence qualifies for the Fast Track
process based on its size, height; and conformance to setbacks and MDA and MFA, the project
was forwarded to the Planning Commission for review because of the requirement for a
Conditional Development Permit(CDP).
Staff Report to the Planning Commission
Lands of Diligent Operations Ltd.
12930 La Cresta Drive
April 7,2016
Page 2 of 12
Site Data:
Net Lot Area: 1.146 acres
Average Slope: 41.5%
Lot Unit Factor: 0.372
Floor Area and Development Area:
Area (sq.ft.) Maximum Existing Proposed Increase Remaining
Development 6,520* 8,951 6,457 -2,494 63
Floor 3,920 2,059 3,920** +988 0
*includes 500 square foot roof mounted solar bonus
**excludes 2,409 square foot basement
DISCUSSION
The applicant is requesting approval of a Conditional Development Permit to construct a 3,444
square foot residence with a 476 square foot attached garage and a 2,409 square foot basement.
The maximum sectional height of the home will be 25 feet six inches, with a height of 35 feet
measured from the lowest to highest point. Story poles have been placed on the site to show the
location and height of the proposed residence and perspectives are on the cover sheet of the
plans.
Exterior materials will consist of smooth stucco and stone veneer siding, wood windows, trim
and detailing, iron railings and clay tile roofing. Elevations are shown on sheets A3.0 and A3.1
of the development plans (Attachment 8).
The existing development area on the property exceeds the allowable MDA and there is
hardscape and a shed in the side setback. The development area will be reduced by about 2,500
square feet, bringing it into compliance with the allowable MDA, and the shed and paving will
be removed. All proposed development complies with the Town's setback requirements.
Draft findings for approval of the Conditional Development Permit (CDP) are included in
Attachment 1. The applicant's CDP findings are included in Attachment 3.
Outdoor Lighting
Proposed exterior light fixtures consist of down directed sconces (see sheets A3.0 and A3.1 of
the development plans). These lights comply with the Town's Outdoor Lighting Policy.
Trees &Landscaping
The applicant is proposing to remove 15 Eucalyptus trees from the property as required by
Section 10-2.802 (g) of the Municipal Code. Four additional trees that are in poor condition will
also be removed, including an evergreen pear, Chinese elm, California pepper and a fruit tree.
Staff Report to the Planning Commission
Lands of Diligent Operations Ltd.
12930 La Cresta Drive
April 7,2016
Page 3 of 12
Thirteen trees will be retained including eight oaks, one xylosma, one Monterey cypress, one ash
and two pines. Condition#6 requires a landscape screening plan be submitted following framing
of the new residence. Landscaping required for screening or erosion control must be planted
prior to final inspection. The landscape plan is also required to comply with the newly adopted
Water Efficient Landscape Ordinance.
Grading and Drainage
A drainage system will be installed which includes area drains around the foundation and
outdoor area with a detention pipe and two energy dissipaters downslope of the construction (see
sheet C3 of the development plans). The Town Geotechnical Consultant recommended
supplemental evaluation of the proposed drainage release onto the slope below the proposed
residence (included in condition#25). This evaluation will be done prior to acceptance of plans
for building permit plan check. Proposed grading includes 1,545 cubic yards of cut and 44 cubic
yards of fill, with 1,504 cubic yards of export. Proposed grading is compliant with the Town's
Grading Policy.
The Engineering Department has reviewed the civil plans and determined that the drainage
design meets Town requirements. Engineering staff will review the final grading and drainage
plans prior to acceptance of construction plans for building plan check, and will conduct site
inspections as needed to determine that the as-built conditions are in conformance with the
approved plans.
Geotechnical Review
The applicant submitted a geotechnical investigation that was reviewed by the Town
Geotechnical Consultant, Cotton Shires and Associates (see Attachment 4). Condition #25
requires the project consultant to review construction plans for compliance with geotechnical
recommendations, to conduct required inspections during construction, and to submit a final plan
review letter to the Town prior to final inspection.
Fire Department Review
The Santa Clara County Fire Department reviewed the proposed plans and provided comments
that have been incorporated into the recommended conditions of approval (see Attachment 2).
Committee Review
The Environmental Design and Protection Committee (EDPC) commented that landscape
screening will be needed along the right side of the new residence since the existing Eucalyptus
trees will be removed. The Committee also expressed concern about a skylight element in the
library. Condition#6 requires a landscape screening plan to be submitted after the new residence
has been framed. The landscape plan will be forwarded to the EDPC for review at that time.
Staff Report to the Planning Commission
Lands of Diligent Operations Ltd.
12930 La Cresta Drive
April 7,2016
Page 4 of 12
Condition #4 requires skylights to be designed to reduce emitted light and no lighting may be
placed within skylight wells. The Committee also commented that the new residence will have a
three story appearance. Although the flat building elevation reads as three stories, there are not
three stacked stories at any point and the upper level is substantially set back from other wall
planes (see perspectives on the cover sheet of the development plans).
The Open Space Committee recommended that an open space easement be dedicated over the
steeper portion of the property starting at the 414 foot contour, extending to the edge of the
property along the Anacapa Drive frontage (see Attachment 6). The Committee also
recommended an open space easement be dedicated over the steep slope on the south side of the
property below La Cresta Drive. Staff believes that an open space easement is not needed in this
area. The access easement that serves the property to the south encompasses the first 15 feet
from the property line, a portion of the neighbor's driveway extends outside the easement, and
the remainder of the area is within the 30 foot setback where no structures can be located.
Condition #13 has been included to require the agreement for the open space easement on the
lower portion of the property to be completed prior to acceptance of plans for building plan
check.
The Pathway Committee requested that a type 2B path be installed along the La Cresta Drive
frontage (see Attachment 7). Condition#24 has been included requiring the pathway installation
prior to final inspection for the new residence.
Public Comment
To date, staff has not been contacted and no correspondence has been received from the public.
CEQA STATUS
The project is categorically exempt under CEQA per Section 15303(a) which allows for the
construction of one single family residence.
ATTACHMENTS
1. Recommended Conditional Development Permit Findings (one page)
2. Recommended Conditions of Approval (six pages)
3. Applicant's Conditional Development Permit Findings (two pages), received February 5,
2016
4. Report from Cotton, Shires &Associates (four pages), dated November 17, 2015
5. Environmental Design and Protection Committee comments (one page), received
November 6, 2015
6. Open Space Committee recommendation(one page), received December 15, 2015
7. Pathways Committee recommendation(one page),received November 23, 2015
8. Development plans (16 sheets)
Staff Report to the Planning Commission ATTACHMENT 1
Lands of Diligent Operations Ltd.
12930 La Cresta Drive
April 7,2016
Page 5 of 12
ATTACHMENT 1
RECOMMENDED FINDINGS FOR CONDITIONAL DEVELOPMENT PERMIT
FOR A NEW RESIDENCE WITH BASEMENT
LANDS OF DILIGENT OPERATIONS LTD.; 12930 LA CRESTA DRIVE
File#398-15-ZP-SD-CDP
1. The site for the proposed development is adequate in size, shape and topography to
accommodate the proposed intensity of development, including all structures,yards, open
spaces, parking, landscaping, walls and fences, and such other features as may be
required by this chapter.
The proposed residence will be constructed on the flatter portion of the property and has
been designed to meet all setback, height, floor and development area regulations. The
new residence will be located in a similar location to the existing house and is in the most
appropriate location given the topography. Existing nonconforming development will be
removed and the development area will be reduced to comply with the maximum
allowable MDA.
2. The size and design of the proposed structures create a proper balance, unity and
harmonious appearance in relation to the size, shape and topography of the site and in
relation to the surrounding neighborhood
The proposed residence is well designed, is compliant with Town standards, and will fit
into the site and surroundings.
3. The rural character of the site has been preserved as much as feasible by minimizing
vegetation and tree removal, excessive and unsightly grading and alteration of natural
land forms.
The new residence will be located in about the same location as the existing home that
will be removed, and will eliminate nonconforming aspects of the existing improvements
on the property including setback encroachments and excess development area. Most of
the trees that being removed are eucalyptus which the Municipal Code requires to be
taken out. An open space easement will be placed over the lower portion of the site to
preserve it in a natural state.
4. The proposed development is in compliance with all regulations and policies set forth in
the Site Development ordinance.
The proposed residence is in compliance with the regulations and policies set forth in the
Site Development Ordinance. The proposed home size is compatible with homes on
surrounding properties and will not exceed the allowable MFA.
Staff Report to the Planning Commission ATTACHMENT 2
Lands of Diligent Operations Ltd.
12930 La Cresta Drive
April 7,2016
Page 6 of 12
ATTACHMENT 2
RECOMMENDED CONDITIONS FOR CONDITIONAL DEVELOPMENT PERMIT
FOR A NEW RESIDENCE WITH BASEMENT
LANDS OF DILIGENT OPERATIONS LTD.; 12930 LA CRESTA DRIVE
File#398-15-ZP-SD-CDP
PLANNING DEPARTMENT:
1. No other modifications to the approved plans are allowed except as otherwise first
reviewed and approved by the Planning Director or the Planning Commission, depending
on the scope of the changes.
2. No new fencing is approved. Any new fencing or gates shall require review and approval
by the Planning Depai tment prior to installation.
3. Exterior house lighting isapproved as,shown on the plans. Any additional outdoor lighting
shall be approved by the Planning Department prior to installation.
4. Skylights shall be designed and constructed to reduce emitted light (tinted or colored glass,
or other material). No lighting may be placed within skylight wells.
5. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River Red Gum
(E. camaldulensis), Swamp Gum (E. rudis), Honey Gum (E. melliodora), or Manna Gum
(E. viminalis) eucalyptus trees on the property located within 150' of any structures or
roadways shall be removed prior to final inspection of the new residence. Removal of
eucalyptus trees shall take place between the beginning of August and the end of January to
avoid disturbance of nesting birds protected under the Federal Migratory Bird Treaty Act
(MBTA) and California Department of Fish and Game Code Section 3500 et seq unless a
nesting bird survey is first conducted and there is a determination that there are no active nests
within the tree.
6. After completion of rough framing or at least six (6) months prior to scheduling a final
inspection, the applicant shall submit landscape screening and erosion control plans for
review by the Site Development Committee. The application for landscape screening and
erosion control shall be accompanied by the applicable fee and deposit. The plans shall be
reviewed at a noticed public hearing. Attention shall be given to plantings which will be
adequate to break up the view of the new residence from surrounding properties and streets.
All landscaping required for screening purposes and for erosion control (as determined by
the City Engineer) must be installed prior to final inspection of the new residence. The
landscape screening plan shall comply with Section 10-2.809 (water efficient landscaping)
of the Los Altos Hills Municipal Code.
Staff Report to the Planning Commission
Lands of Diligent Operations Ltd.
12930 La Cresta Drive
April 7,2016
Page 7 of 12
7. Prior to beginning any grading operation, all significant trees, particularly the heritage oak
trees, are to be fenced at the drip line. The fencing shall be of a material and structure
(chain-link) to clearly delineate the drip line. Town staff must inspect the fencing and the
trees to be fenced prior to commencement of grading. The property owner shall call for
said inspection at least three days in advance of the inspection. The fencing must remain
throughout the course of construction. No storage of equipment, vehicles or debris shall be
allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and
retained throughout the entire construction period.
8. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor
shall certify in writing and state that "the location of the addition, including roof eaves, is
no less than 20' from the side property line." The elevation of the addition shall be
similarly certified in writing to state that "the elevation of the addition matches the
elevation and location shown on the Site Development plan." The applicant shall submit
the stamped and signed letter(s) to the Planning Department prior to requesting a final
inspection.
9. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor
shall certify in writing and state that "the height of the addition complies with the 27'-0"
maximum structure height, measured as the vertical distance at any point from the bottom
of the crawl space or basement ceiling if excavated below natural grade, to the highest part
of the structure directly above (including roof materials)." The overall structure height
shall be similarly certified in writing and state that "all points of the building (including
chimneys and 'appurtenances) lie within a thirty-five (35') foot horizontal band based,
measured from the lowest visible natural or finished grade topographical elevation of the
structure along the building line and the highest topographical elevation of the roof of the
structure." The applicant shall submit the stamped and signed letter(s) to the Planning
Depar tment prior to requesting a final inspection.
10. The exterior color for the addition shall match the existing residence, or if the exterior color is
changed, it shall have a light reflectivity value of 50 or less and roof materials shall have a
light reflectivity value of 40 or less, per manufacturer specifications. All color samples shall
be submitted to the Planning Department for approval prior to acceptance of plans for
building plan check. All applicable structures shall be painted in conformance with the
approved color(s)prior to final inspection.
11. Fire retardant roofing(Class A) is required for all new construction.
12. All properties shall pay School District fees to either the Los Altos School District or the
Palo Alto Unified School District, as applicable,prior to acceptance of plans for building
plan check. The applicant must take a copy of worksheet#2 to school district offices (both
elementary and high school in the Los Altos School District), pay the appropriate fees and
provide the Town with a copy of the receipts
Staff Report to the Planning Commission
Lands of Diligent Operations Ltd.
12930 La Cresta Drive
April 7,2016
Page 8 of 12
13. The property owner shall grant an Open Space Easement to the Town over the lower
portion of the property, beginning at the 414 foot contour, extending to the rear property
line. No structures are permitted and no grading or fill shall be permitted. Native
vegetation may be planted within the easement but no irrigation or sprinkler systems are
permitted. The property owner shall provide legal description and plat exhibits that are
prepared by a licensed land surveyor and the Town shall prepare the grant document. The
grant document shall be signed and notarized by the property owner and returned to the
Town prior to acceptance of plans for building permit.
ENGINEERING DEPARTMENT:
14. Peak discharge at 12930 La Cresta Drive, as a result of Site Development Permit 140-14,
shall not exceed the existing pre-development peak discharge value of the property.
Detention storage must be incorporated into the project to reduce the predicted peak
discharge to the pre-development value. Provide the data and peak discharge hydrologic
model(s) utilized, as well as, the calculations of the peak discharge value prior and post
development. Determine the design peak runoff rate for a 10-year return period storm and
provide detention storage design plans to reduce the predicted peak discharge to the pre-
development value. All documentation, calculations, and detention storage design (2 plan
copies) shall be submitted for review and approval to the satisfaction of the City Engineer
prior to acceptance of plans for building plan check.
15. The Engineer of Record shall observe the installation of the drainage system, construction
of the energy dissipaters, and completion of the-grading activities and state that items have
been installed and constructed per the approved plans. A stamped and signed letter shall be
prepared and submitted to the Town prior to final inspection.
16. All hydrant use is strictly prohibited by the Purissima Hills Water District. A permit for
obtaining water for grading and construction purposes must be obtained from the Purissima
Hills Water District, and submitted for approval to the Town Engineering Department prior
to acceptance of plans for building check. The permit will authorize the use of water from
specific on-site or off-site water sources.
17. All public utility services serving this property shall be placed underground. The applicant
should contact PG&E immediately after issuance of building permit to start the application
process for undergrounding utilities which can take up to 6-8 months.
18. Any, and all, changes to the approved grading and drainage plan shall be submitted as
revisions from the project engineer and shall first be approved by the Town Engineering
Department. No grading shall take place during the grading moratorium (October 15 to
April 15) except with prior approval from the City Engineer. No grading shall take place
within ten feet of any property line except to allow for the construction of the driveway
access.
Staff Report to the Planning Commission
Lands of Diligent Operations Ltd.
12930 La Cresta Drive
April 7,2016
Page 9 of 12
19. Two copies of an erosion and sediment control plan shall be submitted for review and
approval by the Engineering Department prior to acceptance of plans for building plan
check. The contractor and the property owner shall comply with all appropriate
requirements of the Town's NPDES permit relative to grading and erosion/sediment
control. The first 100 feet of the driveway shall be rocked during construction and all cut
and fill slopes shall be protected from erosion. All areas on the site that have the native soil
disturbed shall be protected for erosion control during the rainy season and shall be
replanted prior to final inspection.
20. The property owner shall inform the Town of any damage and shall repair any damage
caused by the construction of the project to pathways, private driveways, and public and
private roadways, prior to final inspection and release of occupancy permits and shall
provide the Town with photographs of the existing conditions of the roadways and
pathways prior to acceptance of plans for building plan check.
21. Two copies of a grading and construction operation plan shall be submitted by the property
owner for review and approval by the City Engineer and Planning Director prior to
acceptance of plans for building plan check. The grading/construction operation plan
shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic
safety on Deerfield Drive and surrounding roadways, storage of construction materials,
placement of sanitary facilities, parking for construction vehicles, clean-up area, and
parking for construction personnel. A debris box (trash dumpster) shall be placed on site
for collection of construction debris. Arrangements must be made with the GreenWaste
Recovery, Inc. for the debris box, since they have a franchise with the Town and no other
hauler is allowed within the Town limits.
22. The property owner shall dedicate a 10 foot wide sanitary sewer easement along the
existing sanitary sewer main line to the Town. The property owner shall provide legal
description and plat exhibits that are prepared by a registered civil engineer or a licensed
land surveyor and the Town shall prepare the dedication document. The dedication
document, including the approved exhibits, shall be signed and notarized by the property
owner and returned to the Town prior to acceptance of plans for building plan check.
23. The property owner shall be required to connect to the public sanitary sewer prior to final
inspection. A sewer hookup permit shall be required by the Town's Public Works
Department prior to acceptance of plans for building plan check.
24. The property owner shall construct a Type 2B pathway along the La Cresta Drive frontage
to the satisfaction of the Engineering Department prior to final inspection. An
encroachment permit shall be obtained from the Town's Public Works Department for all
work within the public right-of-way,prior to start of work.
Staff Report to the Planning Commission
Lands of Diligent Operations Ltd.
12930 La Cresta Drive
April 7,2016
Page 10 of 12
25. As recommended by Cotton, Shires & Associates, Inc., in their report dated November 17,
2015, the applicant shall comply with the following:
a. Geotechnical Plan Review—The applicant's geotechnical consultant shall review and
approve all geotechnical aspects of the project building and grading plans (i.e., site
preparation and grading, site drainage improvements and design parameters for
foundations, retaining walls and driveway) to ensure that their recommendations have
been properly incorporated. The consultant shall verify their keying and benching
recommendations for fill on slopes and should consider providing recommendations
on keying and benching of engineered fill into bedrock and compaction of engineered
fill to minimum 90 percent relative compaction. The consultant shall evaluate the
location of the storm drain discharge on the slope with respect to potential slope
instability and/or erosion. If appropriate the consultant shall provide a
recommendation for alternative storm drain discharge location(s) and/or design.
The results of the plan review shall be summarized by the geotechnical consultant in a
letter and submitted to the Town Engineer for review prior to acceptance of plans for
building plan check
b. Geotechnical Construction Inspection—The geotechnical consultant shall inspect, test
(as needed), and approve all geotechnical aspects of the project construction. The
inspections should include, but not necessarily be limited to: site preparation and
grading, site surface and subsurface drainage improvements, and excavations for
foundations and retaining walls prior to the placement of steel and concrete.
Encountered fault locations should be documented (and photographed) and adequate
positioning of compressible materials should be confirmed.
The results of these inspections and the as-built conditions of the project shall be described
by the geotechnical consultant in a letter and submitted to the Town Engineer for review
prior to final inspection.
For further details on the above geotechnical requirements, please refer to the letter from
Cotton, Shires &Associates, Inc., dated November 17, 2015.
SANTA CLARA COUNTY FIRE DEPARTMENT:
26. An automatic residential fire sprinkler system approved by the Santa Clara County Fire
Department shall be included in all portions of the building. Three sets of plans prepared by a
sprinkler contractor shall be submitted to the Santa Clara County Fire Department Fire
Prevention Division (16795 Lark Avenue, Suite 200, Los Gatos, CA 95032) for review and
approval. The sprinklers shall be inspected and approved by the Fire Department,prior to final
inspection and occupancy of the new residence.
Staff Report to the Planning Commission
Lands of Diligent Operations Ltd.
12930 La Cresta Drive
April 7,2016
Page 11 of 12
27. The project is located within the designated Wildland Urban Interface Fire Area. Building
construction shall comply with the provisions of California Building Code (CBC) Chapter
7A. Vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to
final inspection.
28. The driveway shall be surfaced with asphalt, concrete or other engineer surface acceptable to
the Fire Department. For alternative surfaces such as turf block the boundary edges of the
alternate material shall be delineated as approved by the Fire Department. Delineation shall be
by concrete curbs,borders,posts or other means that clearly delineate the location and extent of
the driving surface.
29. Potable water supplies shall be protected from contamination cause by fire protection water
supplies. It is the responsibility of the applicant and any contractors to contact the water
purveyor supplying the site of such project, and to comply with the requirements of that
purveyor. Such requirements shall be incorporated into the design of any water based fire
protection systems, and/or fire suppression water supply systems or storage.
30. All construction shall comply with applicable provisions of the CFC Chapter 33 and
Standard Detail and Specifications SI-7.
31. Approved numbers or addresses shall be placed on all new and existing buildings in such a
position that it is plainly visible and legible from the street or road fronting the property.
Numbers shall be a minimum of four-inches high with a minimum stroke width of 0.5 inch
(12.7 mm) and shall contrast with their background. Address numbers shall be Arabic
numbers or alphabetical letters.
CONDITION NUMBERS 10, 12, 13, 14, 19, 20, 21, 22, 23 AND 25a SHALL BE
COMPLETED AND SIGNED OFF BY THE ENGINEERING DEPARTMENT PRIOR TO
ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING
DEPARTMENT.
Project approval may be appealed if done so in writing within 22 days of the date of the hearing.
The building permit cannot be issued until the appeal period has lapsed. The applicant may
submit construction plans to the Building Department after the appeal period provided the
applicant has completed all conditions of approval required prior to acceptance of plans for
building plan check.
Please refer to the Conditions of Project Approval set forth herein. If you believe that these
conditions impose any fees, dedications, reservation or other exactions under the California
Government Code Section 66000, you are hereby notified that these conditions constitute written
notice of a statement of the amount of such fees, and/or 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 such fees, dedications, reservations, and other exactions,
pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within
this 90-day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
Staff Report to the Planning Commission
Lands of Diligent Operations Ltd.
12930 La Cresta Drive
April 7,2016
Page 12 of 12
Upon completion of the construction, a final inspection shall be required to be set with the Planning and
Engineering Departments two weeks prior to final building inspection approval.
NOTE: The Conditional Development Permit is valid for one year from the approval date (until
April 7, 2017). All required building permits must be obtained within that year and work on
items not requiring a building permit shall be commenced within one year and completed within
two years.
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ATTA Atm
I3 2016
TOWN OF LOS AL FOS HILLS
cka ARCHITECTS
CONDITIONAL DEVELOPMENT PERMIT AND SITE DEVELOPMENT PLAN
12930 LA CRESTA DRIVE, LOS ALTOS HILLS.
The proposed development encompasses the demolition of an existing single-family
home and the construction of a new single-family home on approximately the same pad
location of the removed. In all aspects of the design the intention has been to preserve
the attractive qualities of the lot, those being its open natural atmosphere, the
considerable vista and the verdant, semi-rural character.
Site development minimization and design strategies have tried to follow closely the
guidelines laid out in the town of LAH"Fast Track Guide for New Residences". While
the site is quite steep, particularly in the lower half of the property, the removal of the
existing home will create an adequate area to house the new development and minimize
the impact of construction as much as possible. This siting of the proposed residence will
maintain the minimal off-site view of the house from both La Cresta and Anacapa
frontages.The intent to preserve much of the existing vegetation will help maintain the
secluded character of the property despite the neighborhood's density.The proposed
house design "steps"up the hillside—following the contour of the land while keeping
within the height restrictions and utilizing more cut than fill. A considerable amount of
the square footage of the house is nestled underground, minimizing visual impact to the
neighborhood and allowing for efficient usage of space. East facing decks protect the
lower floors from harsh sun while promoting grand views from social areas of the house.
Where there are two story elements, they are set far back from the sightline of Anacapa
Drive and largely hidden from La Cresta Drive by existing topography and vegetation.
The consistent,minimally sloping roofs are intended to reduce the visual bulk of the
house. The design also utilizes a portion of the existing driveway and its approach to the
new house, including also a reduction of paved area compared to what exists. The
intensity of the proposal is minimized by concentrating development on the existing
building pad. This placement hides the house from public view, maximizes open space,
conceals building bulk underground in the basement and maintains existing topography.
The design of the structure has tried to strike a balance with the surrounding landscape
and neighborhood.The proposed design will be minimially visible from La Cresta and
Anacapa public views maintaining the status quo in relation to the immediate
surroundings. The building mass steps down the hill in harmony with the existing
topography. The design utilizes balconies and trellises along the side and rear of the
house to soften the design's bulk while providing pristine outdoor social areas. These
elements also help avoid large uninterrupted exterior walls.The garage is kept part of the
main building in order to maximize open space around the house and distance between
the proposed structure and neighboring properties. Earth tones and natural materials are
proposed for the building's façade to minimize light reflection: earthen,pastel stucco,
wood windows and stone with a dark metal roof. No exterior uplighting has been
proposed.
CHRIS KUMMERER & ASSOCIATES
650.233.0342 I CONTACT@CKA-ARCHITECTS 12089 AVY AVENUE,MENLO PARK CA 94025 I CKA-ARCHITECTS.COM
PAGE 2 OF 2
Apart from the required removal of existing Eucalyptus trees,the desire is to keep much
of the existing, mature vegetation, which will aid in screening the house from off-site
view and help preserve the semi-rural character of the site. No grading is proposed
within 10' of the property line. The concentration of the construction around the existing
building pad ensures minimal alteration to the visible land forms as seen from Anacapa
and La Cresta. No entry gate or columns are proposed nor fences along the roadways. A
landscape architect and civil engineer are being employed to ensure both natural and
technical drainage and erosion control measures are implemented.
The proposed residence is designed to be in compliance with the regulations set forth by
the town of Los Altos Hills. The design was conceived to be humble in its massing and
natural in its appearance to complement the existing landscape and semi-rural setting.
CHRIS KUMMERER & ASSOCIATES
650.233.0342 I CONTACT@CKA-ARCHITECTS 12089 AVY AVENUE.MENLO PARK CA 94025 I CKA-ARCHITECTS.COM
reiCOTTON, SHIRES AND ASSOCIATES, INC. ATTACHMENT 4
CONSULTING ENGINEERS AND GEOLOGISTS
November 17, 2015
L5335
TO: Suzanne Avila
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Geotechnical Peer Review
RE: Diligent Operations Ltd./Chan, New Residence
#398-15-ZP-SD-GD-CDP
12930 La Cresta Drive
•
At your request, we have completed a geotechnical peer review of the subject
building permit application using:
• Engineering Geologic Sr Geotechnical Investigation, Chan Residence
(Report),prepared by Murray Engineers, dated February 19,2015;
• Architectural Plans (10 Sheets, various scales) prepared by CKA
architects, dated October 28,2015;
• Civil Plans (2 Sheets, various scales)prepared by Guiliani &Kull, Inc.,
dated October 21,2015;and
• Topographic -Map (1 Sheet, 10 scale), prepared by L. Wade
Hammond, dated April 25, 2014.
In addition, we have reviewed pertinent documents, maps, and aerial
photographs from our office files and completed a recent site reconnaissance.
DISCUSSION
Based on our review of the referenced documents received from the Town, we
understand that the applicant proposes to demolish an existing residence and construct
a new residence with basement near the location of the existing residence. According to
the project grading plans, the proposed site grading will consist of approximately 1,545
cubic yards of cut and 41 cubic yards of fill. The remaining material generated during
excavation will be hauled off site for disposal. Access to the proposed residence will be
provided by a new driveway extending from La Cresta Drive.
SITE CONDITIONS
The proposed location of the new residence would be on an existing cut/fill pad
near the southwestboundary of the property. Previous site grading has resulted in very
steep to precipitous cut slopes (55 to 100 percent inclination) and steep to very steep fill
slopes (40 to 78 percent inclination). Drainage at the site is characterized by sheet flow
toward Anacapa Drive.
Northern California Office Central California Office Southern California Office
330 Village Lane 6417 Dogtown Road 2804 Camino Dos Rios,Suite 201
Los Gatos,CA 95030-7218 San Andreas,CA 95249-9640 Thousand Oaks,CA 91320-1170
(408)354-5542 a Fax(408)354-1852 (209)736-4252 G Fax(209)736-1212 (805)375-1050•Fax(805)3754059
www.cottonshires.com
Suzanne Avila November 17, 2015
Page 2 L5335
According to the Town Geologic Map, the southwest portion of the property is
underlain by bedrock of the Ladera Sandstone, and the northeast portion is underlain by
landslide debris. The proposed location of the new residence (in the southwest portion
of theproperty) is within Geotechnical Hazard Zone A, which encompasses the hillside
terrain outside of the defined geotechnical hazard zones. The northeast portion of the
property is within Geotechnical Hazard Zone S, which is the Slope Instability Zone that
encompasses mapped landslide deposits. Hazard mapping by the California Geological
Survey places the entire subject property within an earthquake-induced landslide
hazard zone. The mapped trace of the active San Andreas fault is located 3.8 miles (6.1
km) southwest of the site. The Monta Vista fault is located 0.5 miles (0.8 km) southwest
of the site, and.the Berrocal fault is located 1.5 miles (2.4 km) southwest of the site. The
Pulgas fault is located 1.3 miles (2.1 km)northeast of the site.
The Project Geotechnical Consultant conducted a geotechnical investigation of
the subject property,which included drilling seven exploratory borings near the location
of the proposed new residence and within the downslope areas northeast of the
residence. In the exploratory borings, the consultant encountered fill and/or colluvium
over siltstone bedrock. Geotechnical laboratory testing conducted by the consultant has
determined that the colluvium is highly expansive clay soil.
CONCLUSIONS AND RECOMMENDED ACTION
The proposed construction site is potentially constrained by potentially unstable
ground conditions, compressible/creeping old fill and colluvium, expansive soil, and
strong seismic ground shaking. To address these constraints, the Project Geotechnical
Consultant has provided recommendations for 20-foot deep foundation piers with
minimum embedment of 15 feet into bedrock.
The consultant has provided recommendations for keying and benching of fill
into "supportive material"which is not specified. The standard of care in the Town calls
for keying and benching of fill into bedrock below the colluvium. Theconsultant should
consider providing recommendations for keying and benching of all fill on slopes into
bedrock.
The consultant has provided recommendations for compaction of expansive
subgrade material beneath hardscape to 87 to 90 percent relative compaction. The
standard of care in the Town calls for compaction of all engineered fill material to a
minimum 90 percent relative compaction. For conformance with the Town standards,
the consultant should consider providing recommendations for minimum 90 percent
relative compaction of all engineered fill.
The project plans show that the proposed storm drain outfall is located in the
northeast portion of the property where potential slope instability had been previously
identified. The consultant should evaluate the location of the storm drain outfall to
confirm that runoff will not result in slope instability or erosion. If necessary, the
consultant should recommend an alternative storm drain outfall location(s).
We recommend that the following Item 1 be satisfactorily addressed prior to
issuance of building permits: We do not have geotechnical objections to the basic layout
COTTON,SHIRES AND ASSOCIATES, INC.
•
Suzanne Avila November 17, 2015
Page 3 L5335
of site improvements and recommend geotechnical approval of the site development
application.
1. Geotechnical Clarification and Plan Review — The Project Geotechnical
Consultant should review and approve all geotechnical aspects of the
project building and grading plans (i.e., site preparation and grading,
building set-backs, site drainage improvements and design parameters for
foundations, retaining walls and driveway) to ensure that their
recommendations have been properly incorporated.
The consultant should clarify their keying and benching recommendations
for fill on slopes. The consultant should consider providing
recommendations for keying and benching of engineered fill into bedrock.
The consultant should also consider providing recommendations for
compaction of all engineered fill to minimum 90 percent relative
compaction.
The consultant should evaluate the depicted location of the storm drain
discharge on the slope with respect to potential slope instability and/or
erosion. If appropriate, the consultant should provide a recommendation.
for alternative storm drain discharge location(s) and/or design.
The results of the geotechnical plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town along with
other documents for building permit plan-check.
2. Geotechnical Construction Inspections — The geotechnical consultant
should inspect, test (as needed), and approve all geotechnical aspects of
the project construction. The inspections should include, but not
necessarily be limited to: site preparation and grading, site surface and
subsurface drainage improvements, and excavations for foundations and
retaining walls prior to the placement of steel and concrete.
The results of these inspections and the as-built conditions of the project
should be described by the geotechnical consultant in a letter and
submitted to the Town Engineer for review prior to final (as-built) project
approval.
COTTON,SHIRES AND ASSOCIATES, INC.
Suzanne Avila November 17, 2015
Page 4 L5335
LIMITATIONS
This geotechnical peer review has been performed to provide technical advice to
assist the Town with its discretionary permit decisions. Our services have been limited
to review of the documents previously identified and a preparation of this letter. Our
opinions and conclusions are made in accordance with generally accepted principles
and practices of the geotechnical profession. This warranty is in lieu of all other
warranties, either expressed or.implied.
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES,INC.
TOWN GEOTECHNICAL CONSULTANT
flA
Philip L.Johns
Supervising Engineering Geologist
PG 6196, CEG 2019
Patrick O. Shires
Senior Principal Geotechnical Engineer
GE 770
PJ:POS:TS:st
COTTON,SHIRES AND ASSOCIATES, INC.
a '7'3 d4_ ,,,_,,,,,
ATTAMENT 5
RECEIVED
ENVIROMENTAL DESIGN and PROTECTION COMMITTEE
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Date: - D • z5
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ATTACHMENT 6
Suzanne Avila
From: George Clifford <george@clifford.net>
Sent: Tuesday, December 15, 2015 6:39 PM
To: Suzanne Avila
Cc: Nancy Couperus
Subject: 12930 La Cresta Dr.
Suzanne,.
Two members of the Open Space Committee inspected the site at 12930 La Cresta Drive.At the December 10th OSC
meeting,the Committee reviewed their findings and voted to submit the following recommendation:
Recommendation: This property is very steep with a number of mature
oak trees, and the lower portion of the site has an old landslide. The OSC recommends the Town ask for dedication of
an open space easement below the 414 foot contour line at the northeast portion of the property extending to the edge
of the property on Anacapa Dr. We also recommend an open space easement to the south side of the property for
slopes greater than 30 percent.
George Clifford
Open Space Committee Co-chair
1
ATTACHMENT 7
Pathway Committee
Meeting Date: November 23, 2015 File#: 398-15-ZP-SD-GD-CDP
Applicant Name: Diligent Operations Limited
Property Address: 12930 La Cresta Dr.
Recommendation:
In-Lieu Fee
Construct Type II B Pathway
Notes/comments: Construct a IIB pathway within the road right of way if the existing path is
in the right-of-way. If not, then grant an easement for a roadside path and build the path on
the easement.
Dedicate pathway easement
Notes/comments:
Restore existing pathway
Notes/comments:
Other
Notes/comments: