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14 Q TOWN OF LOS ALTOS HILLS September 7, 2006 Staff Report to the Planning Commission SUBJECT: SITE DEVELOPMENT PERMIT FOR A NEW 4,864 SQUARE FOOT RESIDENCE WITH A 1,992 SQUARE FOOT BASEMENT AND A NEW SWIMMING POOL. THE PROPOSAL INCLUDES REMOVAL OF ONE 39" HERITAGE OAK TREE AND REQUEST FOR A GRADING POLICY EXCEPTION FOR A DAYLIGHTED BASEMENT AND A DRIVEWAY RETAD41NG WALL; LANDS OF KLEIN; 26063 TODD LANE; FILE#112-06-ZP-SD-GD. FROM: Brian Froelich, Assistant Planner 3P APPROVED BY: Debbie Pedro,Planning Director- RECOMMENDATION That the Planning Commission: Approve the requested Site Development Permit, Grading Policy Exception, and Oak Tree Removal Permit, subject to the conditions and findings of approval in Attachments 1 and 2. ALTERNATIVE Direct the applicant to redesign the proposed residence to reduce the grading cut required for the daylighted basement and driveway and/or reposition the dwelling to preserve the 39"Valley Oak tree. BACKGROUND The subject 1.003 acre parcel is located on the north side of.Todd Lane. The rectangular shaped property has a frontage on Todd Lane of 190 feet. Surrounding properties are subdivided and developed with single-family homes. The applicant is ,proposing to demolish the existing dwelling, a detached shed, and the existing driveway on the property to construct a new multi-level home with the lower level consisting of a partial (daylighted) basement. Accessory features proposed include a new driveway and access point, a pool, a gazebo, and several patios. On June 1, 2004 a new two-story residence with a partial basement (25-04-ZP-SD-GD) was approved on the property for a previous owner via the Fast-Track process. CODE REQUIREMENTS This application is not eligible for the Fast-Track process under section 10- 2.1305.1(a)(3), because the applicant requests a Grading Policy Exception. Specifically, the proposal includes two areas where the maximum cut depth would exceed the Grading Planning Commission Lands of Klein September 7,2006 Page 2 of 14 Policy maximum. The Planning Commission has discretion to allow Grading Policy Exceptions on individual projects. DISCUSSION Site Data: Gross Lot Area: 1.00 acres Net Lot Area: 1.00 acres Average Slope: 16.7% Lot Unit Factor: 0.859 Floor Area and Development Area: Area Maximum Proposed Existing Increase Left Development 10,589 10,589 7,316 +3,273 0 Floor 5,000 4,864 3,275 +1,589 +136 Basement N/A 1,992 0 +1,992 0 Site and Architecture The applicant is requesting approval of a Site Development Permit to construct a 4,864 square foot multi-level dwelling with a 1,992 square foot basement, a new driveway, and a new swimming pool. The rectangular shaped property has a moderate (16.7%) upslope from west to east. The new residence would be sited off center to the uphill side of the building area. The swimming pool would be downhill from the residence at the same elevation as the daylighted basement. The proposed dwelling and basement meet the setback, height, floor area, and development area standards established in Title 10, Zoning and Site Development, of the Los Altos Hills Municipal Code. The residence is located 63 feet from the south (front) property line, 62 feet and 32 feet from the west, and east property lines, and 37 feet from the north (rear) property line. The maximum building height on a vertical plane is 27 feet. And the maximum height of the building (including chimneys and appurtenances) from the lowest point to the highest point is 32 feet. The lower (basement) level includes 681 square feet of floor area and 1,992 square feet that meets the basement definition and is exempt from floor area totals. The lower level includes a rumpus room, media room, bar, sauna, laundry room, two bedrooms, and two bathrooms. The rumpus room and media room open (daylight) to a patio with a built in bbq area. Planning Commission Lands of Mein September 7,2006 Page 3 of 14 The main level of the proposed residence includes 4,183 square feet of floor area that includes a family room, dinning room, kitchen, four bedrooms, two and a half bathrooms, and a three car garage. The proposed exterior materials include plank lap siding with stone veneer and a slate roof. Driveway and Parking The applicant proposes to demolish the existing driveway and replace it with a new single access driveway. The access point on Todd Lane is at a higher elevation than the existing driveway. The proposed driveway has a circular turnaround feature. Four (10' x 20') parking spaces are provided by the proposed three car garage and one uncovered space in the circular driveway. Trees and Landscaping The property is moderately vegetated with various mature trees and shrubs. A total of 17 trees are proposed for removal. This consists primarily of fruit and pine trees. One multi- trunk heritage oak tree is proposed for removal. The heritage oak was examined by the Town's arborist who has recommended a mitigation value of four (4) 60" box native oak trees. The property owner has reviewed the arborist's report and has agreed to the prescribed mitigation plantings (condition #5). The locations for these trees would be determined with the required landscape screening plan. After completion of rough framing and prior to the time of the prior to final inspection by the Planning and Engineering Departments, the applicant will be required to submit a landscape screening plan and erosion control plan for Site Development Committee review and all plantings required for screening and erosion control will be required to be installed prior to final inspection. (condition#6) To ensure protection of all other oak trees on site, staff has recommended a condition of approval that requires all oaks on the site to be fenced per the Town's tree fencing standards prior to the start of work. Outdoor Lighting All lighting proposed with this plan is building mounted lighting. All lighting is within the setbacks and is shielded, recessed, or has frosted lenses. Landscaping lighting will be reviewed with the landscape plan. Planning Commission Lands of Klein September 7,2006 Page 4 of 14 Grading Total grading quantities include 2,360 cubic yards of cut and 500 cubic yards of fill. The Engineering Department has analyzed the grading plan and reports that the applicant proposes cut of up to 10 feet for the daylighted basement and up to 7 feet for the circular portion of the driveway. Basement cut depths are not specifically regulated by the Grading Policy, however, the basement is daylighted and creates a flat yard area adjacent to the basement. Cuts for yard areas are limited to a maximum depth of 4 feet. The yard area in question covers an area of approximately 1,340 square feet. The additional grading quantity for this basement design is approximately 410 cubic yards more than a conventional basement design. The proposed additional driveway cut covers an area of approximately 60 square feet. The additional grading quantity is 6.5 cubic yards. 0, r 28125'04r.HrEST I 2-i65-(Top v G)N f7a u- 'NQ nc AMS a ow race F0=-- 264'(TO F-F c 1$7 CPJALAFai —WGFUU-25RMUMA FCCL 256' (TO F-F c SAI u. —250' 02- 245* 74rl* 244' 242* 24& SECTION THRU SITE gyre .1W Requirements for building siting are addressed in Section 10-2.702(c) of the Los Altos Hills Municipal Code: "Disturbance to the site. The location of all structures should create as little disturbance as possible to the natural landscape. The amount of grading, excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless grading is proposed to lower the profile of buildings. Additional grading may be allowed for the purpose of lowering the profile of the building provided that at the completion of the project the visual alteration of the natural terrain is minimized. The removal of vegetation and alteration of drainage patterns shall be the minimum necessary to accommodate the proposed structure. _ Planning Commission Lands of Klein September 7,2006 Page 5 of 14 The Grading Policy is used by staff in evaluation of development projects and making recommendations to the Planning Commission and City Council. Individual sites may dictate a need to deviate from the criteria, to the extent permitted by the Planning Commission or City Council. The proposed daylighted basement affords the property owner a two level design with the profile of a single story building. The roof height would be only 3 feet taller than the existing residence and would be 7 feet shorter than the design approved in April 2004. The additional grading with this design is balanced by a significant reduction in visible building bulk. 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. Water runoff generated from the proposed development will be collected in a detention basin and metered to a rock outfall. The drainage plan also incorporates a swale with a sub grade French drain that runs along the western (downhill) property boundary. The swale and French drain will intercept runoff not captured by the primary system and prevent water from draining onto downhill properties. Fire Department Review The Santa Clara County Fire Department reviewed the plans and has required that the building be sprinklered. The proposed driveway complies with standard D-1 for emergency vehicle access with a slope less than 15%. Committee Review The Pathways Committee recommended that the property owner dedicate a ten (10) foot easement over the existing private road right of way (Todd Lane) to ensure public access. Staff (Engineering and Planning) researched the Tract Map (Tract 3698 February 1964) and found that Todd Lane is dedicated for public use. Staff recommends collecting the Pathway in lieu fee (condition#22). The Environmental Design Committee had concerns regarding erosion control and noted that the oak tree could be saved if the house was sited closer to Todd Lane. The Open Space Committee had no comments on the project. There area no slopes over 30%, no creeks on the site, and no areas designated as Open Space/Conservation by the General Plan Land Use Diagram. Planning Commission Lands of Klein September 7,2006 Page 6 of 14 ENVIRONMENTAL CLEARANCE (CEOA) The proposed single family residence is categorically exempt from the provisions of the California Environmental Quality Act by provision of Section 15303, Class 3 (a): "Class 3 consists of construction and location of limited numbers of new, small facilities or structures..." "(a) One single-family residence, or a second dwelling unit in a residential zone. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption." ATTACHMENTS 1. Recommended conditions of approval 2. Recommended Findings for Grading Policy Exception 3. Grading Policy 4. Worksheet#2 5. Fire Department Review Letter June 29, 2006 6. Cotton and Shires Assoc. Review Letter July 17, 2006 7. Arborist Report-Coate and Associates August 8, 2006 8. Letters of Support from Neighbors 9. Development plans (Commission only): Site Plan, Floor Plans, Elevations, Sections, Survey, Grading and Drainage Plans. cc: Liz and Bill Klein 225 Marvin Avenue Los Altos, CA 94022 Maston Architects 384 Castro Street Mountain View, CA 94041 _ Planning Commission Lands of Klein September 7,2006 Page 7 of 14 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE,DRIVEWAY, SWB041NG POOL AND GRADING POLICY EXCEPTION LANDS OF KLEIN, 26063 TODD LANE File#112-06-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 Site Development Authority. 2. 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. 3. 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. 4. 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. Planning Commission Lands of Klein September 7,2006 Page 8 of 14 5. 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 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. 6. Subsequent to final framing of the second story, a landscape screening and erosion control plan, including any additional outdoor lighting shall be reviewed at a Site Development Hearing. The applicant is recommended to work with adjacent neighbors on developing the landscape plan. Particular attention shall be given to plantings that will be adequate to provide privacy to adjacent neighbors and break up the view of the residence from surrounding properties and streets. All plantings required for screening purposes and erosion control (as determined by the Planning Department and City Engineer)must be installed prior to final inspection. 7. A landscape maintenance deposit of $10,000.00 (cashiers check) shall be posted prior to final inspection. An inspection of the landscape to ensure adequate establishment and maintenance shall be made two (2) years after installation. The deposit will be released after two (2) years if the plantings remain viable. 8. Prior to beginning any grading operation, tree fencing for all oak trees 6" in diameter and greater. The tree protection measures must be implemented throughout the course of construction. 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. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. 9. The property owner shall install four (4)-60" box sized native oak trees prior to final inspection. The location of these required plantings shall be shown on the landscape screening plan. 10. Fire retardant roofing(Class A)is required for all new construction. Planning Commission Lands of Klein September 7,2006 Page 9 of 14 11. Skylights, if utilized, shall be designed and constructed to reduce emitted light. No lighting may be placed within skylight wells. 12. No new fencing, gates, or columns are approved with this plan. 13. All exterior lighting fixtures shall have frosted/etched glass enclosures or be shielded light fixtures. All additional landscape lighting shall be reviewed with the landscape plan. Lighting fixtures shall generally be shielded downlights. No lighting may be placed within setbacks except for two driveway or entry lights. B. ENGINEERING DEPARTMENT: 14. Peak discharge at 26063 Todd Lane, as a result of Site Development Permit 112-06, 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. Prior to final inspection, a letter shall be submitted from the project engineer stating that the detention storage design improvements were installed as shown on the approved plans and in accordance with their recommendations. 15. 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. 16. All public utility services serving this property shall be placed underground. 17. 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 Planning Commission Lands of Klein September 7,2006 Page 10 of 14 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. 18. 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 Todd 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. 19. 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. 20. 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. 21. The property owner shall be required to connect to the public sanitary sewer prior to final inspection. A sewer hook-up permit must be obtained from the Public Works Department prior to submittal of plans for building plan check. An encroachment permit shall be required by the Public Works Department for all work proposed within the public right of way prior to start work. 22. The applicant shall pay the Pathway in lieu fee pursuant to Section 10- 2.608. This condition shall be met prior to submittal of plans for building plan check. 23. As recommended by Cotton, Shires &Associates in their report dated June July 17, 2006, the applicant shall comply with the following: Planning Commission Lands of Klein September 7,2006 Page 11 of 14 A. Supplemental Geotechnical Evaluations — The Project Geotechnical Consultant shall complete supplemental geotechnical design evaluation to address the following: • The consultant shall provide recommended Uniform Building Code seismic design criteria, including soil profile and values for seismic coefficients Na and Nv and Ca and Cv. • For conformance with prevailing standards for local hillside construction, the consultant shall consider use of house foundation piers of minimum 16-inch diameter reinforced with a cage containing a minimum of four,#5 vertical bars. • The consultant shall provide supplemental geotechnical design criteria recommendations for restrained retaining walls. • The consultant shall address the potential need for excavation and recompaction of old artificial fill under areas of proposed new developments. • The consultant shall provide geotechnical design criteria recommendations for the swimming pool. The consultant shall address the potential need for over excavation of existing fill materials an/dor weak native soils encountered in the pool shell excavation. • The consultant shall review the locations of all surface water energy dissipaters/retention structures and consider their potential adverse impacts on existing artificial fill materials. Appropriate documentation to address the above shall be submitted to the Town for review by the Town Geotechnical Consultant prior to acceptance of plans for building plan check. B. 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, pool sheet, retaining walls and driveway) to ensure that their recommendations have been properly incorporated. Planning Commission _ Lands of Klein September 7,2006 Page 12 of 14 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. C. Geotechnical Field Inspection - The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall 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 shall be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final inspection. D. FIRE DEPARTMENT: 24. All portions of the residence shall be sprinklered prior to final inspection. Sprinkler plans shall be reviewed and approved prior to acceptance of plans for building plan check. 25. Required driveway installations shall be constructed and accepted by the Fire Department, prior to the start of combustible construction. Note that the building permit issuance may be withheld until installations are completed. Temporary driveways may be approved on a case by case basis. 26. 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. E. BUILDING DEPARTMENT: 27. ' All properties must 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 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. Planning Commission Lands of Klein September 7,2006 Page 13 of 14 Upon completion of the construction, a final inspection shall be set with the Planning and Engineering Departments at least two weeks prior to final building inspection approval. CONDITION NUMBERS 14, 17, 18, 19, 21, 22, 23A, 23B, 24, AND 27 SHALL BE COMPLETED, REVIEWED, AND APPROVED BY TOWN STAFF PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. 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. Planning Commission Lands of Klein September 7,2006 Page 14 of 14 ATTACHMENT 2 RECOMMENDED FINDINGS FOR GRADING POLICY EXCEPTION LANDS OF KLEIN, 26063 TODD LANE File#112-06-ZP-SD-GD 1. The proposed plan and grading is in substantial conformance with the General Plan Land Use Element General Principle #1 which states that "Uses of land should maintain the rural atmosphere, minimize disturbance to natural terrain, minimize removal of the natural vegetation and create the maximum compatibility of development with the natural environment through site design, architecture and landscaping." 2. The proposed area of grading is not on a ridgeline and will not result in the substantial visual alteration of the natural terrain. The property's existing contours and basic landform are retained. 3. The proposed grading significantly lowers the profile of the residence and reduces overall visible bulk. 4. The proposed grading will not result in the removal of any substantial vegetation that cannot be effectively mitigated. 5. The proposed grading will not increase the quantity of runoff or the alteration of existing drainage patterns. 6. The proposed area requiring exception is a small area(3%) of the property. LOSAMS HILLST rACHMENT GRADING POLICY CALIFORNIA Code Sections: Section 10-2.702© of the Site Development Ordinance states that: "The amount of - grading, excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless grading is proposed to lower the profile of buildings." Section 10- 2.703(a) requires: "Type H foundations — step-on-contour, daylight, pole foundations, or a combination thereof— shall be used on building sites with natural slopes in excess of fourteen percent(14%)." Intent: The purpose of this policy is to outline desired criteria for grading which assure that construction retains the existing contours and basic landform of the site to the greatest extent feasible. It is also intended that the policy provide guidance for "stepping" structures down sloped hillsides, and emphasizes cut to lower the profile of structures over fill or foundation walls, which tend to raise the profile of the structure. While balanced cut and fill is desirable to minimize import or export of soil, to or from a site, it is recognized that the Town's policies and the guidelines below may encourage export as cut is generally preferred over fill. These policies . are intended_ to be used by staff in evaluation and malting recommendations to. the Planning Commission and/or City Council, regarding site development applications, and as guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the extent permitted by the Planning Commission and/or City Council. 26379 Fremont Road Los Altos Hills California 94022 650/ 941 -7222 Fax 650/941-3160 Policy Re: Grading page 2 Policies: 1. Cuts and fills in excess of the following levels generally will be considered excessive and contrary to Town ordinances and policies to grade only to the minimum extent necessary to accommodate structures,and to site structures consistent with slope contours,i.e., "step down" the hill*: Cut Fill House 8'** 3' Accessory Bldg. 4' 3' Tennis Court 6' 3' Pool 4'*** 3' Driveways 4' 3' Other(decks,yards) 4' 3' * Combined depths of cut plus fill for development other than the main residence should be limited to 6 feet, except that for tennis courts cut plus fill may be permitted up to a maximum of 8 feet. ** Excludes basements meeting Code definition. *** Excludes excavation'for pool. 2. The height of the lowest finished floor(s) of a structure should generally not be set in excess of three (3) feet above the existing grade, to assure that . structures step with the slope. 3. Driveway cut may be increased up to amaximum of eight feet (8') for the portion of the driveway or backup area which is adjacent to a garage that has been lowered with a similar amount of cut: 4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above for each type of structure, but shall be the minimum grading needed for drainage purposes, as determined by the City Engineer. Approved by City Council: April 2, 1997 PLANNING DEPARTMENT 26379 Fremont Road Altos Hills, California 94022 -(650)941-7': -FAX(650)941-3160 WORKSHEET#2 ATTACHMENT EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION PROPERTY OWNER'S NAME LIZ eWJ- 12F/A/ jr 1,1, I PROPERTY ADDRESS 2606-3 -DPD WWF , CALCULATED BY IV147AWA- K1-jV00e0t1:5)r-,4L74- DATE (WILLIAI-f MA,9VAI 1. DEVFLOPMEENT AREA Existing(6-f) Proposed(S --) Total (SQUARE FOOTAGE) 0"SW A. House and Garage(from Part 2.A.) 2 5 40511 B. -Deeking 4AZV-rF-,O 2101 21r/ C. Driveway and Parking 320 (Measured 100'along centerline) D. Patios and Walkways) 401 P R. Te-unig C-QUA- "&1 +010-1- F. Pool and Decking -18-7 Z15l0�jZ - G. Accessory Buildings(from Part B) H. Any other coverage fLVL,�Irmevf 49 TOTALS Maximum Development Area Allowed- MDA (from Worksheet#1) /0F2-7 6,F. 2. TOTAL EWPERVIOUS SURFACE Existing Proposed Total (SQUARE FOOTAGE) TOTALS 3. FLOOR AREA (SQUARE FOOTAGE) Existing(hf? Pro-DoseA',-f) Total�S,�) A. House and Garage a. 1st Floor 2g2Z �J9732-7-7. 5 b. 2nd Floor c. 446rz end Basement d. Yarage !2192'169 YU,9 B. Accessory Buildings a. I st Floor b. 2nd Floor c. Attic and Basement TOTALS 497-945-"Z15- WEN-2x- Maximum Floor Area Allowed-MFA (from Worksheet#1) 5-CI90 5 F. TOWN USE ONLY CHECKED BY DATE Rev.3/20/02 Page 1 of 1 Town of Los Altos Hills e•°L oo FIRE DEPARTMENT AT1'ACHEV$E�$ ss,� G� SANTA CLARA COUNTY FIRE 14700 Winchester Blvd., Los Gatos, CA 95032-1818 COURMY86EAME (408)378-4010 • (408)378-9342(fax)• www.sccfd.org Internationally Accredited Agency PLAN REVIEW NUMBER 06 1580 BLDGPERMIT FILE NUMBER 11`1-06-ZP-SD-GD DEVELOPMENT REVIEW COMMENTS CODE/SEC. SHEET NO. REQUIREMENT Review of revised site plan for a proposed new 7,189 square foot single family residence with an attached garage and basement. 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. UFC 1. Required Fire Flow: The fire flow for this project is 2,500 gpm at 20 psi residual III-PA ndix 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 1,250 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. LAMC 2. Automatic Fire Sprinkler System Required: In accordance with the Municipal 9-1.02 Code for the City of Los Altos, an automatic fire sprinkler system designed per National Fire Protection Association Standard (NFPA) #13 is required throughout all portions of the structure. The system installation shall commence at the start of framing, and progress by level accordingly. Revise drawings in writing to reflect compliance with this requirement. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. City PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE ApplicantName DATE PAGE LAH ❑ ❑ ❑ ❑- ❑ WILLIAM MASTON 6/29/2006 1 of 2 SECJFLOOR AREA LOAD DESCRIPTION BY Residential Development Rucker,Ryan NAME OF PROJECT LOCATION SFR- KLEIN 26063 Todd Ln 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 A* � FIRE DEPARTMENT FIRE SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 CE (408)378-4010 • (408) 378-9342(fax) •www.sccfd.org Internationally Accredited LOUNTESY 6 6EPVI Agency PLAN REVIEW NUMBER 06 1580 BLDG PERMITFLE NUMBER 112-06-ZP-SD-GD DEVELOPMENT REVIEW COMMENTS CODE/SEC. SHEET NO. REQUIREMENT FC 3 Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway )2'2.2 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%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. FC 4. Premises Identification: Approved numbers or addresses shall be placed on all )1.4.4 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 ApplicantName DATE PAGE _AH ❑ ❑ ❑ ❑ ❑ WILLIAM MASTON 6/29/2006 2 QF 2 iECJFLOOR AREA LOAD DESCRIPTION BY Residential Development Rucker,Ryan NAME OF PROJECT LOCATION SFR- KLEIN 26063 Todd Ln 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 ATTACHMENT COTTON, SHIRES & ASSOCIATES, INC. CONSULTING ENGINEERS AND GEOLOGISTS July 17,2006 L0146 RECEIVED TO: Debbie Pedro Assistant Planner JUL 19 2606 TOWN OF LOS ALTOS HILLS 26379 Fremont Road TOWN OF LOS ALTOS HILLS Los Altos Hills, California 94022 SUBJECT: Geotechnical Peer Review RE: Klein,New Residence with Basement/Pool #112-06-ZP-SD-GD 26063 Todd Lane At your request, we have completed a geotechnical peer review of the application for proposed development: • Soil and Foundation Investigation (report), prepared by Engeotech, -Inc.,dated January 11,2004;. . 'Update of Soils'Report {report); prepared by:Engeotech, Inc.,. dated* June 14,2006; • Civil Plans (6 sheets, 10-scale), prepared by Lea & Braze Engineering,Inc., dated June 16, 2006; and • Architectural Plans (12 sheets, various scales), prepared by William Matson Architects & Associates, dated June 13,2006. In addition, we have reviewed pertinent technical maps from our office files (Davidovitz,L0044) and completed a recent site inspection. DISCUSSION Our review of the referenced documents indicates that the applicant proposes to demolish an existing residence and construct a new, one-story residence with basement. The existing driveway would be removed and a new driveway extending north from Todd Lane would be constructed. Fn addition, a.swimming.pool and gazebo would be constructed downslope of the proposed residence. The referenced grading and drainage plan indicates that estimated project earthwork includes 2,550 cubic yards of cut and 695 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 •Fax(408)354-1852 (209)736-4752 •Fax(209)736-1212 e-mail:losgatos@cottonshires.com www.c o t t o n s h i r e s.e o m a-mail•cottonshires@starband.net Debbie Pedro July 17,2006 Page 2 L0146 cubic yards of fill. The remaining material would be off-hauled from the property. In our previous letter, dated March 1, 2004, reparding a previous application, we recommended several supplemental geotechnical evaluations be completed prior to geotechnical approval. CONCLUSIONS AND RECOMMENDED ACTION Proposed site improvements are potentially constrained by expansive earth materials, existing fill materials and anticipated very strong seismic ground shaking. In our opinion, the layout of proposed site development is geotechnically feasible, given utilization of appropriategeotechnical design criteria. However, supplemental geotechnical design criteria are needed for the proposed project. We recommend that the following Item I be completed prior to preparation of detailed construction plans, or submittal of documents for building permit plan-check. 1. Supplemental Geotechnical Evaluations — The Project Geotechnical Consultant should complete supplemental geotechnical design evaluation to address the following: • The consultant should provide recommended Uniform Building Code seismic design criteria, including soil profile and values for seismic coefficients Na and Nv and Ca and Cv. • For -conformance with prevailing standards for local hillside construction, we recommend that the consultant consider use of house foundation piers of minimum 16-inch diameter reinforced with a cage containing a minimum of four, #5 vertical bars. • The consultant . should provide supplemental geotechnical design criteria recommendations for restrained retaining walls. • The consultant should address the potential need for excavation and recompaction of old artificial fill under areas of proposed new developments. • The consultant should provide geotechnical design criteria recommendations for the swimming pool. The consultant should address the potential need for over excavation of existing fill materials an/dor COTTON, SHIRES &ASSOCIATES,INC. Debbie Pedro July 17,2006 Page 3 L0146 weak native soils encountered in the pool shell excavation. • The consultant should review the locations of all surface water energy dissipaters/retention structures and consider their potential adverse impacts on existing artificial fill materials. Appropriate documentation to address the above should be submitted to the Town for review by the Town Geotechnical Consultant prior to acceptance of documents for building permit plan-check. 2. 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, pool sheet, retaining walls and driveway) to ensure that their recommendations have been properly incorporated. The results of the plan review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review along with the document package for building permit plan-check- 3. 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 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 COTTON, SHIRES &ASSOCIATES,INC. Debbie Pedro July 17,2006 Page 4 L0146 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 C G 1795 avid T. Schrier Associate Geotechnical Engineer GE 2774 TS:DTS:kd COTTON, SHIRES &ASSOCIATES,INC. _ BARRI E D. COATE T ATTACHMENT ASSOCIATES a ?mss d Horticutural Consultants 23535 Summit Road Los Gatos,CA 95033 408353-1052 ASSESSMENT OF A VALLEY OAK TREE AT 26063 TODD LANE LOS ALTOS HILLS Prepared at the request of: Brian Froelich Town of Los Altos Hills 26379 Fremont Road Los Altos Hills CA 94022 Prepared by: Barrie D. Coate Consulting Arborist August 8th, 2006 Job# 08-06-166 ASSESSMENT OF A VALLEY OAK TREE AT 26063 TODD LANE,LOS ALTOS HILLS 1 _ Assignment On August 8"',2006 I met Brian Froelich at the property at 26063 Todd Lane, Los Altos Hills to inspect a Valley Oak Tree which would be removed by the planned excavation for a basement and installation of a second Storey on the house which is planned for the property. This report provides information about that tree. Summary The tree in question is a Valley Oak(Quercus lobata) with four trunks. One is 17.4 inch DBH, one is 8.7 inch DBH, one is 8.1 inch DBH, and one trunk is 5 inch DBH. ark sites between each of the main trunks near the ground The tree does have included b and between a branch and the main trunk at 7 feet about ground on the east side. Its height is approximately 40 feet with a branch spread of 52 feet,2/3 of which is on the west side. The tree's health is not perfect due to an open space in the middle of the upper canopy and the structure is not perfect but the health could be corrected by removal of the deadwood in the tree and sub-surface fertilizing in October of 2006. The health has probably been affected by discing the soil beneath the canopy. The tree's structure could be made safe by installation of two short cables approximately 15 feet above grade. This would prevent the included bark site at the base from coming apart and would make the tree safe for many years. Trees often produce very dee roots in soil like that in Los Altos Hills unlike Valley Oak p ry p roots of Coast Live Oak and some other species. It will be possible to excavate within 6 feet of the trunk on the south and east sides and still retain most the tree's root system if the building plans were to be changed. Unfortunately, if a two-storey building is to be built within 6 feet of the trunk on the south side, it would mean removal of such a large proportion of the tree's woody canopy that the tree's form would be ruined. By use of the Western Chapter ISA tree evaluation using the trunk value formula this tree is valued at$15,000 which is approximately the cost to purchase and install four 60" box native oaks. Conclusion If it is necessary to both excavate within 6 feet of the trunk on two sides and remove approximately 25%of the foliage all on the south side,the tree would essentially be too badly damaged to retain. Prepared by: Barrie D.Coate,Consulting Arborist August 8'',2006 ASSESSMENT OF A VALLEY OAK TREE AT 26063 TODD LANE,LOS ALTOS HILLS 2 In a case like that,unless the structural design can be changed, you would be better off allowing the tree's removal and replacement of equivalent value replacement trees. I would suggest however that if replacement trees are used that a guarantee that they be alive and vigorous two years after installation be required since many newly installed trees do not receive the.irrigation that is required to make them survive and in a case like that,the tree that is removed is lost as well as the replacement tree. Respectfully submitted, Barrie D. Coate ISA Certified Arborist#0586 ASCA Registered Arborist#237 BDC/sh Enclosures: Assumptions and Limiting Conditions Trunk Formula Photos Prepared by: Barrie D. Coate,Consulting Arborist August 8',2006 BARRI E D. COATE -r and ASSOCIATES Horticutural Consultants =�.L 23535 Summit Road f " Los Gatos.CA 95033 408/353`1052 ti Trunk Formula Method 9'Edition, Guide for Plant Appraisal for Trees Less Than 30" diameter Owner of Property(tree): Unknown Location: 26063 Todd Lane,Los Altos Hills Date of Appraisal: 8.8.06 Date of Failure: n/a Appraisal Prepared for: Brian Froelich,planner Appraisal Prepared by: Barrie D.Coate,Certified Arborist#0586 Field Observations of Subject Tree 1. Species: Valley Oak(Quercus lobata) 2. Condition: 80%due to missing center 3. Trunk Diameter,Inches: 17.4+8.7+8.1+5" 4. Location Value%: Site 90%+Contribution 90 %+ Placement 90%= 270_3= 90 % Regional Plant Appraisal Committee Information 5. Species Rating: 100 % 6. Replacement Tree Sizes .inches TAR: 9.62 in.. 7. Replacement Tree Cost: $ 902.50 8. Installation Cost: $ 902.50 9. Installed Tree Cost(#7+#8): $1,805.00 10.Unit Tree Species Cost(per sq.inches): $ 56.50 per in2 Calculations Using Field wed Regional Committee Inforniafion 11. Appraised Trunk Area Trunk Diameter, Squared(#3)x 785=237.7+(59.4+39.6+19.6=2) 97sq.in. 12. Appraised Tree Trunk Increase(TAwcR)_ TA, 297 in. 411 -TAR 9.62 sq.in. #6 = 287.4 sq.in. 13. Basic Tree Cost: (TAmcR)(#12) 287.4 sq. in. x UTC(#10)$ 56.50 per sq. in. + Installed Tree Cost #9 $ 1805 =$ 18.043. 14. Appraised Value: Basic Tree Cost(#13)$ 18.043 x Species(#5) 100% x Condition #2 80% x Location 44 90 % =$ 12,991 . 15. Round to nearest$100($5,000+)or$10(less than$5,000) =$ 13.000 • .1. •.. • • 11 RV �y.,.. �•-t� �" f tr ''�'C. ...Y _ _may, .- x a.�"��" �Y��1'�aO .1sw if .,ter �gi,a,AF• -'^ism:'� 17 �-"'' �""�it� ��'r � •'^ � � ., '10DDLp13E> LpS a �AT 2bp63 0�� a{g a:r F O "M Al 3 a... 1 -�• i,s , .d;tot . -t�- Al :�s��`3y'\its t. .tr�„}'� s l��l �' �k/�"�3t'z ���t s •�`t� �s`vtY" "� } '+ t° .> ��'sy S t 'w�v.,'€s S, ES'p`r z A 4.��4� �x� f ..�.- es s'�-«s'ic�'�rrr�',�S-s:-i• WWI, ry w' \^ L 1q1 ,� tizi' rygy R4 4 w� QO C t L-•\ Tr.A a 1�l Y}i�E•F z K. i t7 r AL. a+ecu`"r s�,-x*•r r}5;�.. AC �1 1 Zl the C�op9 ^rhe ce�teT of 4 ~tl s Ij u ,� a Co �tw�pabofist �eD Coate, til • • � .1. •rM • • 11 r` r - :'YY ♦ 'ZE .y a y ?r a e �l r: }fit g u� � y:�,v ��T •� 4 �'''-t BARRIE D. COATE and ASSOCIATES Hort cutural Consultants 23535 Summit Road Los Gatos,CA 95033 01 40W531052 ASSUMPTIONS AND LIMITING CONDITIONS 1 . Any legal description provided to the appraiser/consultant is assumed to be correct. No responsibility is assumed for matters legal in character nor is any opinion rendered as to the quality.of any title. 2. The appraiser/consultant can neither guarantee nor be responsible for accuracy of information provided by others. 3. The appraiser/consultant shall not be required red to give testimony or to attend court by reason of this appraisal unless subsequent written arrangements are made, including payment of an additional fee for services. 4. Loss or removal of any part of this report invalidates the entire appraisal/evaluation. 5. Possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person(s) to whom it is addressed without written consent of this appraiser/consultant. 6. This report and the values expressed herein represent the opinion of the appraiser/consultant, and the appraiser's/consultant's fee is in no way contingent upon the reporting of a specified value nor upon any finding to be reported. 7. Sketches, diagrams, graphs, photos, etc., in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys. 8. This report has been made in conformity with acceptable appraisal/evaluation/diagnostic reporting techniques and procedures, as recommended by the International Society of Arboriculture. ' 9. When applying any pesticide, fungicide, or herbicide, always follow label instructions. I O.No tree described in this report was climbed, unless otherwise stated. We cannot take responsibility for any defects which could only have been discovered by climbing. A full root collar inspection, consisting of excavating the soil around the tree to uncover the root collar and major buttress roots, was not performed, unless otherwise stated. We cannot take responsibility for any root defects which could only have been discovered by such an inspection. CONSULTING ARBORIST DISCILMURE STATEMENT Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine, cannot be guaranteed. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. Barrie D. Coate ISA Certified Arborist Horticultural Consultant Page 1 of 1 Brian Froelich From: Everett Cox[cox@sbcglobal.net) Sent: Tuesday,August 15,2006 12:22 PM To: Brian Froelich Cc: 'liz klein' Subject: Approval of Klein House project at 26063 Todd Lane To: Brian Froelich, City of Los AItos Hills Planning Commission From : Everett and Leah Cox,Residents, 26035 Todd Lane Re: Approval of Klein House project at 26063 Todd Lane August 15, 2006 Dear Brian, We are writing to express our support for the building plan that was submitted for approval by Bill and Liz Klein. We have reviewed the plan carefully and we believe that the design is not only attractive,but manages to preserve the unique feel of Los Altos Hills while significantly enhancing the value of the lot and the surrounding area. The Klein's have also given every consideration to the neighboring homeowner's by deliberately choosing a low profile design that has minimal impact on our views. Although they could have chosen to go with a 2-story design, they have instead proposed a creative single story structure with a walkout basement. Since our house sits on the uphill lot adjacent to theirs, this decision will produce the best possible outcome from our point of view. It is our understanding that certain details of the walkout basement design will require a ruling by the Planning Commission. Although we are not qualified to comment on the specifics of this issue,we would urge you to approve the plan as proposed. We think that this is an opportunity for us to encourage thoughtful innovation and allow our planning rules to evolve in a positive way. Thank you for your attention to this matter. Sincerely, Everett Cox Leah Cox Everett V. Cox Hillside Venture Management 26035 Todd Lane Los Altos Hills, CA 94022 650-947-9297 650-492-0102 mobile 8/15/2006 Page 1 of 1 Brian Froelich From: BLPFEFER@aol.com aol.com Sent: Thursday,August 17, 2006 2:00 PM To: Brian Froelich Cc: kleinn4Cyahoo.com Subject: No Subject 26089 Todd Lane Los Altos Hills, CA 94022 17 August 2006 Town of Los Altos Hills Att: Brian Froelich Planning Department Ref: Klein Project, 26063 Todd Lane Dear Mr. Froelich With regard to this project,we want to express our feeling that this home will fit in nicely with our neighborhood, and we are anxious for it to proceed.We do have concern with the plans for storm drainage. Our property is situated directly adjacent, below, and West of the Klein property, and we we believe that further attention must be paid to the design of the storm drainage. We note that,while there is provision for collection of surface drainage on the East side,there-is no similar provision on the West Side where most of the water could collect.We like the plans of the retention dissipation system, and believe that a West surface drainage system could be easily connected to it. Our other drainage concern is that of underground water that seeps out of the hill. The potential for a slip or slide exists.We believe that a French drain, installed on the West side could intercept that water and direct it to the retention dissipation system. We think that these are issues the the geotechnical engineers could handle, and would be glad to meet with you or them and show why these are important to us. We like the plans and hope that it will proceed expeditiously Rozalia and Bernard Pfefer 8/17/2006 Page 1 of 1 Brian Froelich From: Kbradford@aol.com Sent: Wednesday,August 23, 2006 12:37 PM To: Brian Froelich Cc: billk@bea.com;jradford@radford.com Subject: Approval of Klein House project at 26063 Todd Lane Brian Froelich City of Los Altos Hills Planning Commission Re:Approval of Klein House project at 26063 Todd Lane August 23, 2006 Dear Mr. Froelich, We have recently had the opportunity to view the Klein House project building plans and would like to offer our neighborly approval. Our property sits well below the Klein property site at 13810 La Paloma Road. Concerns about drainage and landscape screening along our shared border have been addressed in specific detail. The Klein plan gives thoughtful consideration to designing quiet room areas near our border as well. In keeping with the preservation of the rural atmosphere of the foothills of Los Altos Hills,the attractive one- story design with a basement will be a welcomed addition to the neighborhood. Sincerely, Kathy and John Radford 650-948-7188 650-740-2250 cell phone 8/23/2006