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TOWN OF LOS ALTOS HILLS September 7, 2006
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH A
BASEMENT AND SWIMUvE NG POOL; LANDS OF SHAHIDI; 25349 LA RENA
LANE;#37-06-ZP-SD-GD.
FROM: Debbie Pedro,AICP,Planning Director
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended conditions
in Attachment 1.
BACKGROUND
The subject property is located on the south side of La Rena Lane. Surrounding uses
include single-family homes on adjacent properties to the east and west, single-family
homes across La Rena Lane to the north and water tanks maintained by the California
Water Service Company on an adjacent lot to the south.
A single story house with an attached garage is located on a cut and fill pad at the center
of the property. The applicant is proposing to demolish the existing house and driveway
and construct a new two-story residence with a basement, attached garage, swimming
pool and a new driveway with access coming off of the eastern portion of the property. In
addition, this development proposal includes the installation of a roof mounted solar
system, which qualifies the project for a 500 sq. ft. development area bonus pursuant to
Section 10-1.502 (b)(6) of the Zoning Ordinance.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this application for
a new residence has been forwarded to the Planning Commission for review and
approval. The Zoning and Site Development sections of the Municipal Code are used to
evaluate new residences including building siting, floor and development area limitations,
grading, drainage, height, setbacks, visibility, and parking requirements.
DISCUSSION
Site Data: Gross Lot Area: 1.215 acres
Net Lot Area: 1.215 acres
Average Slope: 28.2%
Lot Unit Factor: 0.742
Staff Report to the Planning Commission Al
Lands of Shahidi
25349 La Rena Lane
September 7,2006
Page 2 of 12
Floor Area and Development Area:
Area(sq.ft.) Max. + Solar Bonus Existing Proposed Increase Remaining
Development 7,500+ 500= 8,000 7,597 7,982 385 18
Floor 5,000 2,800 4,165 1,365 835
Basement (1,900)
Site and Architecture
The applicant is requesting approval of a Site Development Permit to construct a 4,165
sq. ft. two-story residence with a 1,900 sq. ft.basement and a 648 sq. ft. swimming pool.
The subject property has moderate to steep slopes (average 28.2%) from north to south.
Slopes of up to 70% are located on the northern (upper) portion of the lot. A cut and fill
building pad is located at the center of the property with moderate to gentle slopes at the
southern (lower) portion of the lot. The new residence will be sited in the same location
as the existing house with a new swimming pool south (downhill) of the new house.
The proposed two-story residence with a daylighted basement meets the setback, height,
floor area and development area requirements established in Title 10, Zoning and Site
Development, of the Los Altos Hills Municipal Code. The building is located a
minimum of 46' from the north (front)'property line, 34' from the east and west (side)
property lines, and 71' from the south (rear)property line. The two-story house has a high
sloping mansard roof and solar panels. The maximum building height on a vertical plane
is 27' and the maximum height of the building (including chimneys and appurtenances)
from the lowest point to the highest point is 34'9".
The ground floor of the new residence has 2,499 sq. ft. of living area which includes a
living room, family room, dining room, kitchen, library, one bedroom and three
bathrooms. The second floor has 1,423 sq. ft. of living space with three bedrooms and
bathrooms. The 1,900 sq. ft. basement consists of a game room, exercise room,
bathroom, storage and a three-car garage. Proposed exterior materials include stucco
plaster walls with pre-cast trim and slate roof.
Development Area Bonus
The applicant is proposing to install 520 sq. ft. of solar panels on the roof of the new
house. Pursuant to Section 10-1.502.b.6 of the Municipal Code, the project qualifies for
an additional 500 sq. ft. of development area, increasing the MDA from 7,500 sq. ft. to
8,000 sq. ft. The additional development area will be used towards the construction of a
648 sq. ft. swimming pool.
Staff Report to the Planning Commission
Lands of Shahidi
25349 La Rena Lane
September 7,2006
Page 3 of 12
Driveway&Parking
Access to the property is provided by an existing driveway off of La Rena on the
northwestern portion of the site. Due to the steep slopes at the northern (upper)portion of
the lot, the existing driveway does not meet the Fire Department's requirement for
maximum slope and turning radius. In order to meet the Fire Department's requirement
for driveway and fire truck turnaround, the applicant is proposing a new driveway that
enters the property from the eastern end of the lot. The driveway would be a minimum of
14 feet in width for its entire length and adequate fire truck turnaround is provided at the
bottom of the driveway. The basement garage will provide three (3) covered parking
spaces with standard dimensions of 10' x 20'. One (1) additional outdoor parking space
is located west of the fire truck turnaround, outside of the required setbacks.
Trees&Landscaping
The property is heavily vegetated along the front and sides of the property with various
mature trees and shrubs. A total of seven (7)trees,mostly firs and pines,will be removed
as part of this site development project to accommodate the new residence and driveway.
According to the topographic survey (C2), there are six eucalyptus trees located on the
property. Pursuant to Section 10-2.802 of the Site Development Ordinance, these
eucalyptus trees will be subject to removal as a condition of site development approval.
(Condition#6)
After completion of rough framing and prior to the time of the pre-rough framing
inspection by the Planning and Engineering Departments, the applicant will be required to
submit a landscape screening and erosion control plan for Site Development Committee
review and any planting required for screening or erosion control will be required to be
planted prior to final inspection. (Condition#2)
Outdoor Lighting
All proposed outdoor lighting are located outside the setbacks. Staff has included
condition #9 requiring light fixtures to be down shielded, low wattage, and the source of
the lighting not be directly visible from off-site.
Grading Policy Exception
Total grading quantities include 2,565 cubic yards of cut (basement, driveway, and
swimming pool) and 390 cubic yards of fill (driveway and fire truck turnaround). The
Engineering Department has reviewed the proposed grading and concluded that it is not
in conformance with the Town's grading policy. Specifically, part of the driveway
retaining wall that leads to the basement garage will exceed the Town's maximum
allowable fill differential of 3'. The grading is necessary to comply with the Fire
Staff Report to the Planning Commission
Lands of Shahidi
25349 La Rena Lane
September 7,2006
Page 4 of 12
Department's driveway slope standards. The grading affects approximately 150 square
feet of area and requires up to 6' of fill at contour elevations 356 and 358.
The Grading Policy is intended to be used by staff in evaluating and making
recommendations to the Planning Commission and/or City Council regarding site
development applications, and as guidance for applicants. The Planning Commission
has the discretion to approve grading levels beyond standard requirements when the
individual site dictates the need to deviate from the criteria. If the Planning Commission
approves the project as proposed, the Engineering Department recommends conditions of
approval which have been included in attachment#1.
Drainage
Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the
Engineering Department has reviewed and determined that the proposed drainage design
complies with Town requirements. The applicant's engineer has provided storm flow
analysis and calculations showing that the proposed drainage improvements will mitigate
impacts of the site development and the quantity and flow rate of onsite surface runoff
will not increase.
Fire Department Review
The Santa Clara County Fire Department is requiring standard conditions including
premise identification, on-site fire truck turnaround and the installation of fire sprinklers
throughout the new residence. The requirements are included as conditions#s 29-31.
Committee Review
Pathways Committee-The Pathways Committee recommends that the path along La
Rena Lane be cleared of vegetation with tree limbs trimmed up to 14' to allow the path to
meander where necessary. (Attachment 4)
Environmental Design Committee-The Environmental Design Committee noted their
concerns regarding lighting due to the visibility of the house from across the valley.
(Attachment 5)
CEQA STATUS
The project is categorically exempt under Class 3 of the State CEQA Guidelines
ATTACHMENTS
1. Recommended conditions of approval
2. Site Map
Staff Report to the Planning Commission
Lands of Shahidi
25349 La Rena Lane
September 7,2006
Page 5 of 12
3. Eucalyptus Tree ordinance (10-2.802) and Solar Bonus Ordinance(10-1.502)
4. Recommendations from Pathways Committee dated March 27, 2006
5. Recommendations from Environmental Design Committee dated March 23, 2006
6. Recommendations from the Geotechnical Consultant dated May 22, 2006
7. Recommendations from Santa Clara County Fire Department dated March 22, 2006
8. Worksheet#2
9. Development plans: site, topographic, grading & drainage, floor, elevation, section,
roof, and lighting plans
cc: Jon Jang,Architect
1049 Whipple Avenue
Redwood City, CA 94062
Staff Report to the Planning Commission
Lands of Shahidi
25349 La Rena Lane
September 7,2006
Page 6 of 12
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE WITH BASEMENT AND POOL
LANDS OF SHAHDI, 25349 LA RENA LANE
File#37-06-ZP-SD-GD
A. 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. After completion of rough framing and prior to the time of the pre-
rough framing inspection by the Planning and Engineering
Departments, the applicant shall submit a landscape screening and
erosion control plan for review by the Site Development Committee.
Particular 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.
3. 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.
4. A landscape maintenance deposit in the amount of$5,000 shall be posted
prior to final inspection. An inspection of the landscape to ensure
adequate establishment and maintenance shall be made two years after the
installation. The deposit will be released at that time if the plantings
remain viable.
'5. 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
Staff Report to the Planning Commission
Lands of Shahidi
25349 La Rena Lane
September 7,2006
Page 7 of 12
these trees. Existing perimeter plantings shall be fenced and retained
throughout the entire construction period.
6. 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.
7. A minimum of 500 sq. ft. of photovoltaic (PV)facility shall be installed on
the roof of the new residence.
8. The roof mounted PV facility shall be fully installed and grid connected
prior to final inspection of the new residence.
9. Outdoor lighting is approved as shown on the approved floor plans. No
lighting may be placed within setbacks except two entry or driveway
lights. Lighting shall be down shielded,low wattage, shall not encroach or
reflect on adjacent properties, and the source of the lighting shall not be
visible from off the site. The glass cover on the light fixtures shall be
opaque or frosted. Any security lighting shall be limited in number and
directed away from clear view of neighbors, and shielding with shrouds or
louvers is suggested. Any additional outdoor lighting shall be reviewed and
approved by the Planning Department prior to installation.
10. Prior to requesting the foundation inspection, a registered civil
engineer or licensed land surveyor shall certify in writing and state that
"the location of the new residence and roof eaves are no less than 40'
from the front property line and 30' from the side and rear property
lines." The elevation of the new residence shall be similarly certified in
writing to state that "the elevation of the new residence 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 foundation inspection.
11. Prior to requesting the final framing inspection, a registered civil
engineer or licensed land surveyor shall certify in writing and state that
"the height of the new residence complies with the 27'-0" maximum
Staff Report to the Planning Commission
Lands of Shahidi
25349 La Rena Lane
September 7,2006
Page 8 of 12
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 Department
prior to requesting a final framing inspection.
12. Fire retardant roofing (Class A) is required for all new construction.
13. Skylights, if utilized, shall be designed and constructed to reduce emitted
light(tinted or colored glass, or other material). No lighting may be placed
within skylight wells.
14. No new fencing or gates are approved. Any new fencing or gates shall
require review and approval by the Planning Department prior to
installation.
15. All air conditioning units and pool equipment shall be located a minimum
of 40' from the front property line and 30' from the side and rear property
lines.
16. Standard swimming pool conditions:
a. Lights shall be designed so that the source is not visible from off-site.
b. Drainage outfall structures shall be constructed and located to the
satisfaction of the City Engineer.
c. Equipment shall be enclosed on all four sides with a roof for noise
mitigation and screening.
17. For swimming pools, at least one of the following safety features shall be
installed to the satisfaction of the Town Building Official:
a. The pool shall be isolated from access to the residence by an enclosure
(fencing).
b. The pool shall be equipped with an approved safety pool cover.
c. The residence shall be equipped with exit alarms on those doors
providing direct access to the pool.
d. All doors providing direct access from the home to the swimming pool
shall be equipped with a self-closing, self-latching device with a
release mechanism placed no lower than 54 inches above the floor.
Staff Report to the Planning Commission
Lands of Shabidi
25349 La Rena Lane
September 7,2006
Page 9 of 12
18. All properties must pay School District fees to either the Los Altos School
District or the Palo Alto Unified School District, as applicable, before
receiving their building permit from Los Altos Hills. The applicant
must take a copy of Worksheet #2 to school district offices (both the
elementary and high school offices in the Los Altos School District), pay
the appropriate fees and provide the Town with a copy of their receipts.
B. ENGINEERING DEPARTMENT:
19. As recommended by Cotton, Shires & Associates, Inc., in their report
dated May 22, 2006, 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) to
ensure that their recommendations have been properly incorporated.
The following items should be addressed by the consultant:
• The consultant should evaluate the suitability of the
proposed location of the energy dissipater at the base of the
slope south of the residence. We suggest consideration of
multiple dissipation structures at this site to avoid excessive
subsurface concentration of moisture or surface erosion.
• The consultant should consider the benefits of 3/4 inch
crushed rock in the construction of capillary breaks beneath
slabs on grade. Class If baserock has excess fines for use in
forming a capillary break.
The results of the plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town Engineer
for review and approval prior to acceptance of documents for building
permit plan check
b. Geotechnical Field Inspection — 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
consultant should verify that all existing fill material in the vicinity of
the building pad is properly replaced as engineered fill.
Staff Report to the Planning Commission
Lands of Shahidi
25349 La Rena Lane
September 7,2006
Page 10 of 12
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 (granting
of occupancy)project approval.
For further details on the above geotechnical requirements, please refer to
the letter from Cotton, Shires &Associates, Inc., dated May 22, 2006.
20. Peak discharge at 25349 La Rena Lane, as a result of Site Development
Permit 263-04, 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.
21. Two sets of a final grading and drainage plan shall be submitted for review
and approval by the Engineering Department prior to acceptance of plans
for building plan check The Mal grading and drainage plan shall
show the retaining wall at the southeast corner of the residence to be
4' high as shown on the architectural plan. The plan also shall show
40' long 18" PVC perforated pipe in the dissipation trench instead of
4"PVC perforated pipe.Final drainage and grading shall be inspected by
the Engineering Department and any deficiencies corrected to the
satisfaction of the Engineering Department prior to final inspection. A
letter shall be submitted from the project engineer stating that the site
grading and drainage improvements were installed as shown on the
approved plans prior to final inspection.
22. 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 Shahidi
25349 La Rena Lane
September 7,2006
Page 11 of 12
23. All public utility services serving this property shall be placed
underground.
24. 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 driveway and
parking area for construction vehicles 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.
25. 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 La Rena Lane 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 Los Altos Garbage Company
for the debris box, since they have a franchise with the Town and no other
hauler is allowed within the Town limits.
26. 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
27. The driveway shall be required to be fully constructed and to be roughened
where the pathway intersects, to the satisfaction of the City Engineer,prior
to final inspection.
28. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection. A sewer hook-up permit shall be required
from the Town's Public Works Department prior to submittal of plans for
building plan check An encroachment permit shall be required by the
Town's Public Works Department for all work proposed within the public
right of way prior to start work.
Staff Report to the Planning Commission
Lands of Shahidi
25349 La Rena Lane
September 7,2006
Page 12 of 12
29. Thero erty owner shall construct a Type IIB path along the length of the
P P
property adjacent to La Rena Lane. The existing vegetation along the path
shall be cleared with tree limbs trimmed up to 14' to allow the path to
meander where necessary. The type IIB pathway shall be constructed prior
to final inspection to the satisfaction of the Engineering Department.
C. FIRE DEPARTMENT:
30. An automatic residential fire sprinkler system approved by the Santa Clara
County Fire Department shall be included in the new residence. Three
copies of plans prepared by a sprinkler contractor shall be submitted to the
Planning Department and approved by the Fire Department, prior to
acceptance of plans for building plan check, and the sprinklers shall be
inspected and approved by the Fire Department,prior to final inspection.
31. The applicant shall provide an access driveway and turnaround with a
paved all weather surface, a minimum unobstructed width of 14', vertical
clearance of 13'6", minimum circulating turning radius of 36' outside and
23' inside, and a maximum slope of 15%.
32. The property address shall be placed on the main residence so that it is
clearly visible and legible from the street or road fronting the property. The
address numbers shall be a minimum of four inches high and shall contrast
with the background color.
CONDITION NUMBERS 19a,21,24,25,26, 28 AND 30 SHALL BE COMPLETED
AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY
ENGINEER 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 this
notice. The building permit cannot be issued until the appeal period has lapsed. The
applicant may submit construction plans to the Building Department after September 29,
2006 provided the applicant has completed all conditions of approval required prior to
acceptance of plans for building plan check. 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 Site Development permit is valid for one year from the approval date (until
September 7, 2007). 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.
SITE MAP
Lands of Shahidi
25349 La Rena Lane
37-06-ZP-SD-GD
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ayTTACHME T3
ORDINANCE NO. 503
ORDINANCE OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS
AMENDING SECTION 10-2.802 OF THE MUNICIPAL CODE
WITH REGARD TO LANDSCAPING POLICIES
WHEREAS,the City Council of the Town of Los Altos Hills ("Town")wishes to
preserve the rural qualities of the Town, to insure that structures, as viewed from off-site, blend
harmoniously with the natural landscape and are unobtrusive; to maintain soil stability, to abate
noises; to protect wildlife habitats; to retain aesthetic quality; and to protect properties against
fire and other natural forces.
WHEREAS, the City Council of the Town of Los Altos Hills ("Town") has
determined that eucalyptus trees are invasive, nonnative tree species which are not suitable
within the vicinity of structures and roadways because they are potential safety and fire hazards.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does
ORDAIN as follows:
1. AMENDMENT OF CODE. Section 10-2.802 of Article 8 (Landscaping) of
Chapter 2 (Site Development) of Title 10 (Zoning and Site Development) of the Los Altos Hills
Municipal Code is hereby amended to read as follows:
See. 10-2.802. Landscaping policies
(f) Tree preservation. Every feasible attempt should be made to preserve existing
trees except those trees identified in the Los Altos Hills Landscape Guidelines
invasive plant list.
(g) Eucalyptus Trees. All existing Blue Gum (E. globulus), Pink Ironbark (E.
sideroxylon rosea), River Red Gum (E. camaldulensis), Swamp Gum (E. rudis),
Honey Gum (E. melliodora), and Manna Gum (E. viminalis) eucalyptus trees
shall be removed at the time of the construction.of a principal residence or at the
time of the construction of any structure, combination of structures, addition or
alteration to structures which individually or cumulatively equal or exceed twelve
hundred(1,200) square feet of floor area. Exceptions shall be made for eucalyptus
trees greater than 150' from any roadways or structures.
2. EFFECTIVE DATE AND PUBLICATION. This ordinance shall take effect
thirty (30) days after adoption. Within fifteen days after the passage of this ordinance the City
Clerk shall cause this ordinance or a summary thereof to be published once, with the names of
those City Councilmembers voting for or against it in a newspaper of general circulation in the
Town of Los Altos Hills, as required by law.
1 of 2
INTRODUCED: July 13,2006
PASSED: July 27,2006
AYES: Mayor Warshawsky, Mayor Pro Tem Jones, Councilmember Kerr,
Councilmember Mordo and Councilmember O'Malley
NOES:None
ABSTENTIONS: None
ABSENT:None
BY:
Mayor
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
2 of 2
ORDINANCE NO. 500
AN ORDINANCE OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS
ADOPTING AN AMENDMENT TO THE ZONING ORDINANCE ALLOWING A 1:1
DEVELOPMENT AREA BONUS FOR INSTALLING A ROOF MOUNTED
PHOTOVOLTAIC POWER GENERATION FACILITY (SECTION 10-1.502 (b) (6))
RECITALS
WHEREAS,the City Council of the Town of Los Altos Hills finds it to be within the public's
interest to promote and provide local government incentives for the use of solar energy in
residential building projects; and
NOW, THEREFORE,The City Council of the Town of Los Altos Hills does ordain as follows:
SECTION ONE: Amendment to Title 10 Zoning Regulations
Sec. 10-1.502 (b) (6)is hereby added to Article 5, Chapter 10 of the Zoning Ordinance to read as
follows:
Sec. 10-1.502 (b) (6)Development Area Bonus
A development area bonus (500 square foot maximum) of one square foot for every one square foot
of roof mounted photovoltaic (PV) power generation facility (solar panels) shall be granted subject
to the following requirements:
a) The development area bonus shall apply only to properties that do not already exceed the
Maximum Development Area allowable.
b) The roof mounted PV facility shall be grid tied or connected.
c) For new residences, the roof mounted PV facility shall be fully installed and grid
connected prior to the final inspection and occupancy of the new residence.
d) For all other structures and projects, the roof mounted PV facility shall first be installed
with a building permit and receive a satisfactory final inspection prior to granting of the
development area bonus.
e) The development area bonus shall only be used for projects that otherwise comply with
all other zoning and site development regulations.
f) The maximum allowable development area bonus shall be reduced by 1 square foot for
every one square foot of ground mounted PV system over 500 square feet that is
exempted from development area requirements by action of the Planning Commission.
Town of Los Altos Hills Development Area Bonus Ordinance
July 13,2006
Page 1 of 2
g) Any development area bonus request may be referred to the Planning Commission by the
Planning Director. A development area bonus request for a property of less than one net
acre in size shall be subject to Planning Commission review and decision.
h) Sunset Provision. This Section shall expire on July 30,2013.
i) The Planning Director shall provide the City Council with an annual report that evaluates
the effectiveness of the ordinance as an incentive for increasing PV system installations.
SECTION 2: Effective Date &Publication.
This ordinance shall take effect thirty(30) after adoption. Within fifteen days after the passage
of this ordinance the City Clerk shall cause this ordinance or a summary thereof to be published
once,with the names of those City Councilmembers voting for or against it in a newspaper of
general circulation in the Town of Los Altos Hills, as required by law.
INTRODUCED: June 22, 2006
PASSED: July 13, 2006
AYES: Mayor Warshawsky,Mayor Pro Tem Jones and Councilmember O'Malley
NOES: Councilmember Mordo
ABSENT: None
ABSTENTIONS: Councilmember Kerr
ATTEST:
City cle(J
or
APPROVED AS TO FORM: APPROVED:
��.
City Attorney City Manager
Town of Los Altos Hills Development Area Bonus ordinance
July 13,2006
Page 2 of 2
ATTACHPOEIN-15'
LOS ALTOS HILLS PATHWAY COMW1ITTEE MEETING
M[inutqs of March 27, 2006
1. A. The meeting was called to order at 6:15 p.m. by Chairman Ginger Summit.
B. Present were: Duwe, Corrigan, Ginzton, Stutz, Vargas, Wagner and
Welch.
Absent were: Brunzell,Dunckel and Kamangar.
Ad Hoc Committee was represented by Carol Gottlieb.
C. The agenda was approved as amended below.
3. A. Vargas.discussed plans for the Town path clean-up on Earth Day weeken.d. $2,500
was made available from Town funds for the project. Welch will help purchase the
necessary supplies. A table at Town Hall will be staffed by members of the Pathway
Committee in two shifts—8 to 11 a.m. and 11 to 2 p.m. Saturday. There will be a
dumpster at Town Hall. Approximately 220 students from Bullis Charter School will
participate on Friday from 9 to 10:30 a.m. They represent 11 classes. Three to four
parents will accompany each class, with the expectation they will cover two to three
miles. They will wear orange safety vests, gloves and be provided with bottled water and
trash bags. The committee designated the following routes for the Charter School to
clean:
1. Along Fremont and up to Robleda.
2. The loop from the comer of Elena and Robleda to Duval to Josefa to Elena and
back to Robleda.
3. Fremont Road from Town Hall to Arastradero (park at Town Hal.)
4. Purissima from Robleda toward Arastradero
5. &6 From Byrne Preserve going in opposite directions on Altamont
7.From Hidden Villa along Moody
8. Elena from Josefa to Foothill College
9. Edith Park is best for kindergartners
2.A. Recommendations on properties
ii. 25349 La Rena,Lands of Shahidi. The Committee recommended that
the path, which is in the road right of way adjacent to the road,be cleared of
vegetation and that limbs be trimmed up 14 feet to allow the path to meander,
where necessary,between tree trunks.
Duwe moved, Ginzton seconded. 4 Yes; 2 No.
i. 28600 Matadero Creek Court. Lands of Chang. The Committee recommended
that in building the fence,the fence must not cross any pathway easements;
furthermore,for safety reasons, especially for people on horseback, the fence
should be constructed so as NOT to leave the top cut links (of the chain link
fence) exposed above the top rail.
Corrigan moved,Wagner seconded. Unanimous.
2.B. Master Path Plan Roadside Path review. Squares C-1, C-2, C-3 and C-4 will be
reported on at the next meeting. Carol Gottlieb reported on E—3 for Mike Kammangar.
3.B. Anza Trail—Duwe will email members of the Town Council to let them know of
the Midpeninsula Regional Open Space District's interest in having the Town contribute
to the cost of an engineering study on an additional parking lot and trail head for the
Rancho San Antonio Preserve
3.C. Eagle Scout candidate John Melen's request for help with securing donations for his
bench project was returned-to him with advice to seek an article in the Town newsletter
or the Los Altos Town Crier. He could also apply for help through Parks and Rec.
4.A. Communications
Westwind's Earth Day Celebration will be held on Sunday, April 23. Chairman Summit
plans to attend with a display table. ? volunteered to help. Community Dog
Walks resume on May 20. Planning Commissioner Raye Collins will be leading walks
through town again. The next Town newsletter goes out in June. Gottlieb remembered
that in the past the Town sent out postcards alerting residents to trim back their shrubbery
by a certain date; otherwise the flail would be used to trim overgrown roads and paths.
4.B. Meeting schedule
i. Next regular meeting: April 24, 2006
ii. Next Pathway walk: either Saturday afternoon or Sunday; Ginger will send
word.
4.C. General Discussion
i. Chairman Summit asked each Committee member to look at his quadrant to see
which projects are the highest priority. At the next meeting the Committee will
discuss projects to add to the list of capital improvements. High priority
maintenance projects should also be listed for addition to the maintenance list.
i. The Committee agreed to change their meeting time to 7:00 p.m. from now on.
Corrigan moved, ? seconded. Unanimous
New Residence Evaluation yfs ;
Environmental Design and Protection Committee Date: 02 12a
Applicants name and address:
151-AY IDI 2--5349 EA P-.F-N4-- '- 4VF-NUL_._
Reviewed by:
Site:
Grading:
Creeks, drainage,easements:
Existing vegetation:
Significant issues/comments:
j
o ,
COTTON, SHIRES & ASSOCIATES, INC. ATTACHMENTS
CONSULTING ENGINEERS AND GEOLOGISTS
May 22,2006
L0066
TO: Debbie Pedro RECEIVED
Assistant Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road MAY 2 W 2906
Los Altos Hills,CA 94022
SUBJECT: Geotechnical Peer Review TOWN OF LOS ALTOS HILLS
RE: Shahidi,New Residence
37-06-ZP-SD-GD
25349 La Rena Drive
At your request, we have completed a geotechnical peer review of the subject
permit application for the proposed addition using:
• Geotechnical Investigation (report), prepared by United Soil
Engineering,Inc.,dated September 15,2005;
• Topographic Survey Map, Site Plan (2 sheets, 20-scale), prepared
by MacLeod and Associates,dated March 6,2006;and
• Site Plans, Floor Plans, Elevations, Sections (10 sheets, various
scales), prepared by Jonathan Jang, Architect, dated February 14,
2006:
In addition, we have reviewed pertinent technical documents from our office
files and completed a recent site inspection.
DISCUSSION
The applicant proposes to construct a new two-story residence with a partial
basement and pool as well as a new driveway, and retaining walls. We understand that
existing site structures are to be removed. A significant amount of grading will be
required for the project; we were provided an estimate of 2,050 cubic yards of cut and
120 cubic yards of fill. Site grading would result in potentially significant trucking of
earth materials from the property. We understand that the Town Engineer will address
the potential for impacts to Town roadway pavement, and whether pavement
conditions should be surveyed/recorded prior to initiation of project comstruction.
Access to the property is via a private driveway off of La Rena Drive on the
northwestern portion of the site.
SITE CONDITIONS
The site is located on an approximately south-facing flank of a natural northwest-
trending knoll extending off of the northeast flank of the Santa Cruz Mountains. The
natural slope is generally gently inclined, with an average inclination of approximately
(15 percent). A relatively shallow wedge of artificial fill underlies the southern half of
the existing residence including a fill slope face with very steep inclinations
Northern California Office Central California Office
330 Village Lane 6417 Dogtown Road
Los Gatos,CA 95030-7218 San Andreas,CA 95249-9640
(408)354-5542 •Pax(408)3541852 (209)736-4252 •Pax(209)736-1212
e-mail:losgatos@cottonshires.com www.cottonshires.com a-mail:cottonshires@starband.net
Debbie Pedro May 22,2006
Page 2 L0066
(approximately 65 percent on average). A cut slope exists on the northern side of the
existing residence with very steep slopes (average inclination of approximately 70
percent). Drainage at the site is characterized by sheet flow toward the south.
According to the Town Geologic Map, the subject property is underlain, at
depth, by sedimentary bedrock materials of the Santa Clara Formation. All three
exploratory borings performed by the consultant encountered similar stiff earth
materials. In our recent site visit, we noted signs of minor soil creep in the steep cut-
slope on the northern side of the residence. However, no major slope instability was
noted. The site is located approximately 1,420 feet,3,500 feet, and 3,650 feet north of the
potentially active Monta Vista, Altamont, and Berrocal faults, respectively.
Additionally, the site is located approximately 3.7 miles northeast of the active San
Andreas fault.
CONCLUSIONS AND RECOMMENDED ACTION
Proposed site development is constrained by anticipated strong seismic ground
shaking and possible soil creep or shallow sloughing of steep, graded slopes. The
project geotechnical consultant has conducted a recent investigation and provided
geotechnical recommendations that appear, in general, appropriate for identified site
conditions. The consultant indicates that soils should be recompacted over the entire
building pad, and we understand that this grading will result in reworking of existing
fill materials. We do not have geotechnical objections to the basic layout of proposed
site improvements.
However, there are a few items that we recommend the Project Geotechnical
Consultant address prior to issuance of building permits. We suggest that consideration
be given to splitting drainage discharge into multiple dissipation structures. We also
note that the Project Geotechnical Consultant has recommended placement of either
Class II baserock or 3/4 inch crushed rock beneath the basement and garage slabs. In
our opinion, the alternative of crushed rock would be more effective as a capillary break
because Class II baserock has excess fines resulting in potential wicking of moisture. We
recommend that the following conditions be attached to the building permit application:
1. Geotechnical Plan Review - The applicant's geotechnical
consultant should 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) to ensure that their recommendations have been
properly incorporated. The following items should be addressed
by the consultant:
• As mentioned above, the consultant should evaluate the
suitability of the proposed location of the energy dissipater
at the base of the slope south of the residence. We suggest
consideration of multiple dissipation structures at this site
to avoid excessive subsurface concentration of moisture,
potential slope instability or surface erosion.
COTTON, SHIRES & ASSOCIATES, INC.
Debbie Pedro May 22,2006
Page 3 L0066
• The consultant should consider the benefits of 3/4 inch
crushed rock in the construction of capillary breaks
beneath slabs on grade. Class H baserock has excess fines
for use in forming a capillary break.
The results of the plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town
Engineer for review prior to issuance of building permits.
2. Geotechnical Field Inspection - 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 consultant should verify that
all existing fill material in the vicinity of the building pad is
properly replaced as engineered fill.
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(granting of occupancy)project approval.
LIMITATIONS
This peer review has been performed to provide technical advice to assist the
Town with discretionary permit decisions. Our services have been limited to review of
the documents previously identified, and a visual review of the property. 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
Ted Sayre
Associate Engineering Geologist
CEG 1795
",,I-�- Z-' 4At-c -�
David T. Schrier
Associate Geotechnical Engineer
GE 2334
DTS:TS:JS'
COTTON, SHIRES &ASSOCIATES, INC.
ME
°o I~IRI- DEPARTMENT A �06H 0564-7 P
a SANTA CLARA COUNTY LAN REVIEW NUMBER
FIRE "� BLDG PERMIT NUMBER
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408)378-9342 (fax) •www.sccfd.org
COURMY 6 SERVICE CONTROL NUMBER
FILE NUMBER 37-06—ZP—SD—GD
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of site plan for a proposed 5700 square foot single family residence with a
basement and attached garage.
Review of this Developmental proposal is limited to acceptability of site access and
water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from,the Building Department all applicable
construction permits.
AUFC
ppendix 1 Required Fire Flow: The fire flow for this project is 2000 gpm at 20 psi residual
I T-A pressure. As an automatic fire sprinkler system will be installed, the fire flow has
been reduced by 50%establishing a required adjusted fire flow of 1000 gpm at 20
psi residual pressure. The adjusted fire flow is available from area water mains and
fire hydrant(s)which are spaced at the required spacing. Due to insufficient fire
flow a s rinler system will be required. Revise drawings in writing to comply.
P Y q g g com PY
A State of California licensed (C-16) Fire Protection Contractor shall submit plans,
calculations, a completed permit application and appropriate fees to tlECEIVED
department for review and approval prior to beginning their work. r
T,OW14 OF LOS HLFOS HALLS
UFC
902.2.4.1 2' Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway
with a paved all weather surface, a minimum unobstructed width of 14 feet,
vertical clearance of 13 feet 6 inches,minimum circulating turning radius of 36 feet
outside and 23 feet inside,and a maximum slope of 15%. Revise drawing to show
a detailed accout of slope of the entire driveway.
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE ApplicantNama DATE PAGE
LAH ❑ ❑ ❑ ❑ ❑ JONATHAN JANG 3/22/2006 1 12
of
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Rucker,Ryan
NAME OF PROJECT LOCATION
SFR- SHAHIDI 25349 La Rena Av
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clara County and the communities of Campbell, Cupertino,Los Altos,
Los Altos Hills,Los Gatos,Monte Sereno,Morgan Hill,and Saratoga
1SAGL c�O FIRt, DEPARTMENT PLAN REVIEW NUMBER 06 0564 V
Q7 �a SANTA CLARA COUNTY
FIRE BLDG PERMIT NUMBER
14700 Winchester Blvd., Los Gatos, CA 95032-1818
cou (408)378-4010 • (408) 378-9342(fax) •www.sccfd.org
CONTROL NUMBER q �+
FILE NUMBER 37-06-ZP-SD-GD
DEVELOPMENT REVIEW COMMENTS
-ODE/SEC. SHEET NO. REQUIREMENT
'c s. Fire Department (Engine) Driveway Turn-around Required: Provide an
2.2.2.4 approved fire department engine driveway turnaround with a minimum radius of
36 feet outside and 23 feet inside. Installations shall conform with Fire Department
Standard Details and Specifications D-1. Entire turn around must be constructed of
a surface engineered to support 40,000 lbs. Provide a specification for the system
which will be used for the turn around.
C3 4 Timing of Required Driveway Installations: Required driveway installations
shall be constructed and accepted by the Fire Department,prior to the start of
combustible construction.Note that building permit issuance may be withheld until
installations are completed.Temporary driveways may be approved on a case by
case basis.
i 4.4 5. Premises Identification: Approved numbers or addresses shall be placed on all
new and existing buildings in such a position as to be plainly visible and legible
from the street or road fronting the property. Numbers shall contrast with their
background.
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST,TYPE ApplicantNama DATE PAGE
AH ❑ ❑ ❑ ❑ ❑ JONATHAN JANG 3/22/2006 2 of 2
:CJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Rucker,Ryan
AME OF PROJECT LOCATION
SFR- SHAHIDI 25349 La Rena Av
Organized as the Santa Clara County Central Fire Protection District
li Serving Santa Clara County and the communities of Campbell,Cupertino,Los Altos,
Los Altos Hills,Los Gatos,Monte Sereno,Morgan Hill,and Saratoga
�d
4 ATTACHIMEN 8
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
26.379 Fremont Road-Los Altos Hills,California 94022-(650)941-7222-FAX(650)941-3160
WORKSHEET#2
MaSTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
•TURN IN WITH YOUR APPLICATION•
PROPERTY OWNER'S NAME Fg1''Z//'J �5d /-
PROPERTY ADDRESS 253Lq /Cel7ee[ L 4711,e
CALCULATED BY -,/pr? \A'IT I DATE 7-Z 4o Q�p
1. DEVELOPMENT AREA Existing Proposed Total
(SQUARE FOOTAGE) (Additions/Deletions)
A. House and Garage(from Part 3.A) Z 000
B. Decking 4a62-
C.
aSZC. Driveway and Parking Q ��
(Measured 100'along centerline) 30 �8 ---�=�—�-- Z •��� ✓
D. Patios and Walkways D
E. Tennis Court
F. Pool and Decking GAS
G. Accessory Buildings(from Part B)
K Any other coverage f).C. UN ITS 17 / 7
S
TOTALS 7 �� --71 g 1'
Maximum Development Area Allowed-MDA(from Worksheet#1) 7500
6700 69.
2. TOTAL IWERVIOUS SURFACE Existing Proposed Total /'6'4 el
(SQUARE FOOTAGE)
TOTALS
3. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total
(Additions/Deletions)
A. House and Garage
a. 1st Floor Z �� t/
b. 2nd Floor 2 -E:, /
c. Attic and Basement
d. Garage ¢f
B. Accessory Buildings
a, 1st Floor
b. 2nd Floor
c. Attic and Basement _.
TOTALS
Maximum Floor Area Allowed-MFA(from Worksheet#1)
'TOWN USE ONLY CHECKED BY DATE
Rev 3/20/02 Page 1 of 1 Town of Los Altos Hills