HomeMy WebLinkAboutItem 3.43.14
TOWN OF LOS ALTOS HILLS May 3, 2007
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW 6,531 SQ. FT. RESIDENCE
AND RELOCATED DRIVEWAY ACCESS. THE PROJECT INCLUDES A
1,321 SQUARE FOOT BASEMENT AND A 550 SQUARE FOOT DETACHED
BUILDING (POOL HOUSE). THE APPLICANT REQUESTS
CONSIDERATION OF A REAR YARD SETBACK VARIANCE TO
LEGALIZE AN EXISTING SWIMMING POOL AND DECKING THAT IS
NOT SUBSTANTIATED BY PERMITS OF RECORD. LANDS OF ELSON;
14370 MIRANDA DRIVE; (63-06-ZP-SD-GD-VAR).
FROM: Brian Froelich, AICP, Associate Planner�'�
APPROVED BY Debbie Pedro AICP Planning Director-pQ
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit for the new residence subject to the
recommended conditions (attachment 1) and deny the proposed setback Variance for the
swimming pool citing the recommended findings for denial (attachment 2).
BACKGROUND
The subject property is located on the east side of Miranda Road. The applicant is
required to dedicate a 10 foot wide portion of the property along the Miranda Road
frontage to the Town for the right of way. The right of way dedication reduces the net
property size to 1.27 acres. There is an existing single story residence and garage on the
property that will be demolished.
A swimming pool and decking exists within the rear yard setback (seven feet from the
property line) but no permits or records substantiate the installation. Thus, the property
owner requests Planning Commission consideration of a Variance for the existing
swimming pool. This project would have been otherwise eligible for the Fast -Track
process.
CODE REQUIREMENTS
The proposal requires Planning Commission review per Section 10-1.1104 (Variances) of
the zoning Ordinance. The Planning Commission must make affirmative findings for the
Variance per Section 10-1.1107(6). Findings for denial are included in this report for the
Commission's review (attachment 2).
Planning Commission
Lands of Elson
May 3, 2007
Page 2
DISCUSSION
Site Data:
Gross Lot Area:
1.35 acres
Net Lot Area:
1.27 acres*
Average Slope:
12.3%
Lot Unit Factor.
1.207
*Net area based on 10 foot tight of way dedication along Miranda Road
Floor Area and Development Area:
Area Maximum Proposed Existing Increase Left
Development 17,064 16,449 9,407 7,042 615
Floor 7,103 7,082 3,267 3,815 21
Site and Architecture
The proposed residence and development area utilize most of the developable square
footage for the site. The design incorporates a basement (1,321 square feet) that is exempt
from the floor area total (Section 10-1.2.08).
The basement level includes: a three car garage, a utility/storage area, and a service room.
The main floor includes: four bedrooms, four and a half bathrooms, living room, family
room, dinning room, kitchen, and library. The exterior materials include stucco with a
stone veneer. The roofing material would be tile.
The proposed residence complies with height, floor area, and development area standards
per Title 10 of the Municipal Code. The proposed maximum building height is 27 feet
and has an overall height measurement of 35 feet.
Driveway & Parking
The proposed new driveway would be 14 feet wide at the entrance of the property, which
is proposed to the north of the existing driveway access along Miranda Road. Three
garage parking spaces and two uncovered parking spaces are proposed The driveway
design incorporates an adequate fire truck turn around.
Outdoor Lighting
Outdoor lighting is shown on the elevation plans (sheets A-4 and A-5). Standard lighting
is requested, with 2 per double door exit, 1 light per single door exit, and building
perimeter lighting. The standard lighting condition (#4) for outdoor lighting, requires that
Planning Commission
Lands of Elson
May 3, 2007
Page 3
fixtures be downshielded or have frosted/etched globes. The applicant will submit
landscape lighting details with the required landscape screening plan.
Trees & Landscanine
The site is vegetated with a large number of mature Monterey Pine trees. These trees are
all proposed for removal. The Environmental Design Committee has noted that
substantial landscaping will be needed to screen the new residence. Other vegetation on
site consists of mature trees and partial perimeter screening bushes. There are no heritage
oak trees on site.
Variance
In evaluating a Variance, the Planning Commission must determine if there are
exceptional or extraordinary physical circumstances on the lot that create a hardship for
the applicant to comply with the typical standards.
The existing swimming pool and
associated pool decking
constructed within the setbacks
are not substantiated by permits of
record. However, the swimming
pool is shown on a permit issued
for a roof mounted photo voltaic
system installed in 1983. The
project plans show a partial site
plan and a section view that note
the swimming pool location
(attachment 8). The plans do not
show property lines and there is
no record of a Variance or
Building Permit being approved.
Existing Swimming Pool
The residence was originally built in 1952 and the first permits of record date to 1961, a
family room addition.
The properties on either side of the subject property have swimming pools in the rear
yard. The property at 14320 Miranda Road has a swimming pool located in the rear yard
that was approved in 1969. The swimming pool complies with setback standards.
The adjacent property at 14410 Miranda Road has a swimming pool located in the rear
yard setback that has a Variance approval from the Planning Commission in 1963 (VAR -
145 -63). The swimming pool is 12 feet from the rear property line and 19 feet from the
side property line.
Planning Commission
Lands of Elson
May 3, 2007
Page 4
The proposed new residence provides adequate space in the rear yard for a compliant
replacement swimming pool if the applicant chooses. Further, the recommended findings
for denial (attachment 2) demonstrate that the subject property is of a typical size, shape,
and topography.
In the recent past, the Planning Commission has consistently denied swimming pool
setback Variances.
a 25980 Vinedo Lane -February 27, 2003
The applicant proposed a new pool with a 28 foot setback instead of the required 30
foot setback. The Planning Commission denied the application 3-1.
• 26435 Anacapa Drive -December 13, 2001
The applicant proposed a swimming pool with a 10-14 foot setback and a deck with a
six (6) foot setback. The Planning Commission denied the application 4-1.
The applicant's designer has prepared findings for approval for Planning Commission
consideration (attachment 7). If the Planning Commission decides to approve the
Variance request, the applicant's findings of approval should be cited and staff should be
directed to modify the recommended conditions to include standard swimming pool
conditions.
Gradine & Drain82e
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. Drainage is designed to flow away from the house
and driveway in a series of storm drain pipes that lead to a retention system. The retention
system captures and slows runoff, allowing it to be metered out to an energy dissipator.
The Engineering Department reviewed drainage calculations for the project. The
calculations show that the proposed system will not exceed the existing pre -development
peak discharge value of the property.
The proposed grading includes 1,970 cubic yards of cut and 630 cubic yards of fill. The
new driveway and basement comprise the majority of site grading.
The Engineering Department will review and approve the final grading and drainage plan
prior to acceptance of plans for building plan check. Final grading and drainage will be
inspected by the Engineering Department, and any deficiencies will be required to be
corrected prior to final inspection.
Geotechnical Review
The Town's geotechnical consultant (Cotton and Shires Associates) concurs with the
project geotechnical consultant's recommendations and have recommended standard
geotechnical conditions (attachment 1). The project geotechnical consultant will need to
Planning Commission
Lands of Elson
May 3, 2007
Page 5
comment on the foundation and structural design and provide a letter at the prior to final
inspection that their recommendations were incorporated into the construction.
Fire Department Review
The Santa Clara County Fire Department reviewed the plans and has required that the
new residence be equipped with a fire sprinkler system and that the driveway design
include a fire truck turnaround. The recommendations have been included as conditions
in Attachment 1.
Committee Review
The Pathways Committee voted unanimously for the applicant to pay the Pathway in lieu
fee. (attachment 5)
The Environmental Design Committee commented that the site will likely need major
mitigation for the loss of all the Monterey Pine trees. (attachment 6)
The Open Space Committee did not comment on the proposed new residence.
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(a).
ATTACHMENTS
1. Recommended conditions of approval
2. Recommended findings for denial of the Variance
3. Comments from Santa Clara County Fire Department, April 24, 2006
4. Letter from Cotton, Shires and Associates, May 4, 2006
5. Pathways Committee meeting minutes, April 24, 2006
6. Environmental Design & Protection Committee comments, April 17, 2006
7. Variance findings of approval prepared by the applicant's designer, June 8, 2006
8. Permits and Plans for the photo voltaic permit issued in 1983
9. Proposed development plans (Commission only)
cc: Bob and Vera Elson Walter Chapman
14370 Miranda Way 620 South El Monte Avenue
Los Altos Hills, CA 94022 Los Altos, CA 94022
Planning Commission
Lands of Elson
May 3, 2007
Page 6
ATTACHMENT
RECOMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE
LANDS OF ELSON, 14370 MIRANDA ROAD
File #63-06-ZP-SD-GD-VAR
PLANNING DEPARTMENT
1. Any further changes or modifications to the approved plan or the required
landscaping shall be first reviewed 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, a public hearing is
required for the landscape screening and erosion control plan. Particular attention
shall be given to plantings which will be adequate to break up the bulk of the
residence and preserving the existing screening. All landscaping required for
screening purposes andfor erosion control (as determined by the City Engineer)
must be installed prior to final inspection of the addition.
3. 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.
4. All new exterior lighting fixtures shall have white/frosted/etched glass enclosures
or be shielded light fixtures. Seeded or bent glass is not acceptable. No lighting
may be placed within setbacks except for two driveway or entry lights. All
lighting must comply with the Town's Lighting Policy prior to final inspection.
5. 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
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 residence shall be
similarly certified in writing to state that "the elevation of the residence matches
the elevation and location shown on the Site Development plan." The applicant
shall submit the stamped and signed leuer(s) to the Planning Department prior to
requesting a foundation inspection.
6. Skylights, if utilized, shall be designed and constructed to reduce emitted tight.
No lighting may be placed within skylight wells.
7. Air conditioning units shall be located a minimum of 40' from the front property
line and 30' from the side and rear property lines.
8. Fire retardant roofing (class A) is required for all new construction.
Planning Commission
Lands of Elson
May 3, 2007
Page 7
9. No new fencing or gates are approved Any new fencing or gates shall require
review and approval by the Planning Department prior to installation.
10. The existing swimming pool, pool equipment, and pool decking installed without
the benefit of permits shall be completely and entirely removed from the site. A
registered civil engineer or licensed land surveyor shall certify in writing and state
that "all hardscape and structures (except approved driveways and walkways) are
no less than 40' from the from property line and 30' from the side and rear
property lines." This condition shall be verified prior to final inspection.
11. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River
Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum (E.
melliodom), 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 (META) 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.
ENGINEERING DEPARTMENT
12. 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 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.
13. 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 (granting of occupancy) inspection.
Planning Commission
Lands of Elson
May 3, 2007
Page g
14. Peak discharge at 14370 Miranda Road, as a result of Site Development Permit
63-06, 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. At the time of foundation inspection for the new residence and prior to final
inspection, the location and elevation of the new residence shall be certified in
writing by a registered civil engineer or licensed land surveyor as being in/at the
approved location and elevation shown on the approved Site Development plan.
At the time of framing inspection for the new residence, the height of each
building shall be similarly certified as being at the height shown on the approved
Site Development plan.
18. Two copies of an erosion and sediment control plan shall be submitted for review
and approval by the Engineering Department prior to acceptance of plans for
building plan check. The contractor and the property owner shall comply with all
appropriate requirements of the Town's NPDES permit relative to grading and
erosion/sediment control. The first 100 feet of the driveway shall be rocked
during construction and all cut and fill slopes shall be protected from erosion. All
areas on the site that have the native soil disturbed shall be protected for erosion
control during the rainy season and shall be replanted prior to final inspection.
19. 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
Planning Commission
Lands of Elson
May 3, 2007
Page 9
dust, noise, and vehicular and pedestrian traffic safety on Miranda Road 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.
20. The property owner shall inform the Town of any damage and shall repair any
damage caused by the construction of the project to pathways, private driveways,
and public and private roadways, prior to fowl inspection and release of
occupancy permits and shall provide the Town with photographs of the existing
conditions of the roadways and pathways prior to acceptance of plans for building
plan check.
21. The property owner shall dedicate a 30' wide half -width public right of way to
the Town over Miranda Road. The property owner shall provide legal
description and plat exhibits that are prepared by a registered civil engineer or a
licensed land surveyor and the Town shall prepare the dedication document. The
dedication document, including the approved exhibits, shall be signed and
notarized by the property owner and returned to the Town prior to submittal of
plans for building plan check.
22. 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.
23. The property owner shall be required to connect to the public sanitary sewer prior
to final inspection. 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.
24. 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
FIRE DEPARTMENT:
25. 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.
26. Provide an approved fire department engine driveway turnaround with a minimum
radius of 36 feet outside and 23 feet inside. Installations shall conform to Fire
Department Standard Details and Specifications D-1. The area adjacent to the
garage appears to meet the fire department standard
Planning Commission
Lands of Elson
May 3, 2007
Page 10
27. The foe truck turnaround shall be required to be fully constructed, to the
satisfaction of the Santa Clara County Fire Department, prior to final inspection
of the new residence.
28. The driveway shall be required to be fully constructed, to the satisfaction of the
Santa Clara County Fire Department, prior to final inspection.
29. 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.
BUILDING DEPARTMENT:
30. Properties must pay School District (Los Altos or Palo Alto) fees prior to
acceptance of plans for building plan check from Los Altos Hills. The applicant
must take a copy of required fee payment forms that have been completed by the
Town to both the elementary and high school district offices, pay the appropriate
fees and provide the Town with a copy of their receipts.
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.
CONDITION NUMBERS 12, 14, 18, 19, 20, 21, 24, 25, AND 30 SHALL BE
COMPLETED AND SIGNED OFF 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
May 3, 2008). 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 Elson
May 3, 2007
Page 11
ATTACENMNT 2
RECOMMENDED FINDINGS FOR DENIAL OF A VARIANCE TO ALLOW A
SWIMIvfING POOL AND DECKING WTTHIN THE REAR YARD SETBACK
LANDS OF ELSON — 14370 MIRANDA ROAD
1. Because of exceptional and extraordinary circumstances applicable to the subject
property, including size, shape, topography, location or surroundings, the strict
application of the provisions of this Title is found to deprive such property of
privileges enjoyed by other properties in the vicinity and under identical zoning
classification;
The lot is not encumbered by size, shape, topography, structures or easements. The
property is 1.27 acres, rectangular shaped, has a 12.3% slope, and the existing
residence will be demolished.
The proposed pool decking encroaches to within seven (7) feet of the rear property
line, where the typical requirement is 30 feet. The proposed residence is also sited
such that a similar sized swimming pool could be located in compliance with
current standards. No exceptional or extraordinary circumstances exist on this
property.
Upon the granting of the variance, the invent and purpose of the applicable sections
of the Zoning Ordinance will still be served and the recipient of the variance will
not be granted special privileges not enjoyed by other surrounding property owners.
The intent of the setback requirements is to provide an undeveloped space between
neighbors for noise, privacy, and aesthetic purposes. A reduction in setback by 75%
(23 feet) is not in keeping with the intent and purpose of the 30 foot requirement.
The granting of a Variance for this project would be a grant of special privilege and
create a new precedent for allowing amenities in setbacks.
3. The granting of such variance will not be materially detrimental to the public
welfare or injurious to the property, improvements or uses within the immediate
vicinity and within the same zoning district.
The swimming pool and associated equipment was installed without the benefit of
permits and inspections. Defects may exist in the construction that are materially
detrimental to the property, its occupants, and because of it's proximity to the
property line, and neighboring properties.
Planning Commission
Lands of Elson
May 3, 2007
Page 12
4. The variance will not authorize a use or activity which is not otherwise expressly
authorized by the Zoning District regulations governing the parcel of property.
Swimming Pools are a permitted use in the R -A (Residential Agricultural) zoning
district.
CODESEC.
UFC
Appendix
IIIA
LAMC
9-1.02
SNEEr
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • v .Ecdd.org
AaACHMEW 3
PUN REVIEW NUMBER 06 0960
BLDG PEBMn NUMBER
CONTNOLNUMBER
PILE NUMBER 63-06-ZP-SD-GD
DEVELOPMENT REVIEW COMMENTS
REONREMEM
�w of site plan for a proposed new 8500.5 square foot single family residence
a basement and atatched garage.
iew of this Developmental proposal is limited to acceptability of site access and
er supply as they pertain to fire department operations, and shall not be
;trued as a substitute for formal plan review to determine compliance with
pled model codes. Prior to performing any work the applicant shall make
lication to, and receive from, the Building Department all applicable
struction permits.
luired Fire Flow: The fire flow for this project is 2500 gpm at 20 psi residual
sure. As an automatic fire sprinkler system will be installed, the fire flow has
n reduced by 50% establishing a required _adiusted fire flow of 1250 gpm at 20
residual pressure.
Automatic Fire Sprinkler System Required: In accordance with the Municipal
:ode for the City of Los Altos, an automatic fire sprinkler system designed per
National Fire Protection Association Standard (NFPA) #13 is required throughout
311 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.
CR, PUNS SPECS NEW RMDL AS
DEDUPRNCY
CONST.WPE
RPglnnlW—
GATE
PPGE
CHAPMAN DESIGN GROUP
4/24/2006
1 DE
LAH ❑ ❑ ❑ ❑ ❑
SEChLOOR
PPEL
LO>O
OESCRIPINH
�
Residential Development
Rucker, Ryan
NAMED, PROJECT
LOCFTIOH
SFR
14370 Miranda Rd
Organized as the Santa Clara County Central Fire Protection District
Seming Santa CIGrG County and the communiUES of Campbell, CupBruno, Los Altos,
,— Ulm. HIN Ids Gatos. Monte SS, , Morgon Hill, and Saratoga
COD.S.. I SNErr
FC
)2.2.4.1
FC
)2.2.4.1
PC
)2.2.4.1
IFC
01.4.4
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • www.Kcfd.org
PIAN BEWON NUMBER 06 0980
BLDG PERMR NUMBER
CONIROLMIMBER
RLE NUMBER 63-06-ZP-SD-GD
DEVELOPMENT REVIEW COMMENTS
REOMMEMEM
3. Fire Apparatus (Engine)AL ss Driveway Required• Provide an access driveway
with a paved all weather surface, a m nimum 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.
4. Fire Department (Engine) Driveway Turnaround Required Provide an
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. Provide a revised topographic map which
shows a maximum 5% slope within the fire department turn around area.
s. Emergency Gate/Access Gate Requirements* Gate installations shall conform with
Fire Department Standard Details and Specification G-1 and, when open shall not
obstruct any portion of the required width for emergency access roadways or
driveways. Locks, if provided, shall be fire department approved prior to
6. 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
,AH ❑ ❑ ❑ ❑ ❑
SFR
CHAPMAN DESIGN GROUP 14/24/2006 -20F 2
Residential Development Rucker, Ryan
14370 Miranda Rd
Organized as the Santa Clara County Central Fire Protection District
Seming Santa Clam County and the wmmunities of Campbell, Cupertino, Los Altos,
Los Altos Hills, I. Caton, Monte Sereno, Mogan Hill, and Saratoga
COTTON, SHIRES & ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS
ATTACHMENT Ll
May 4, 2006
L0106
TO: Debbie Pedro RECEIVED
Assistant Planner
TOWN OF LOS ALTOS HILLS MAY 0 i) 2000
26379 Fremont Road
Los Altos Hills, CA 94022 TOWN OF LOS ALTOS HILLS
SUBJECT: Geotechnical Peer Review
RE: Elson, New Residence
63-06-ZP-SD-GD
14370 Miranda Road
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 GeoForensics,
Inc., dated December 2,2005;
• Floor Plans, Elevations, Sections (10 sheets, various scales),
prepared by Chapman Design Associates, dated April 11, 2006;
and
• Grading and Drainage Plans, Erosion Control Plan, Specifications,
Details (8 sheets, various scales), prepared by Lea & Sung
Engineering, Inc., dated April 10, 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 one-story residence with a partial
basement and pool as well as a new driveway, retaining walls, and associated
improvements. We understand that the existing structures are to be removed, including
the residence and existing improvements. A significant amount of grading will be
required; we were provided an estimate of 1,970 cubic yards of cut and 630 cubic yards
of fill. Access to the property is via a private driveway off of Miranda Road on the
western portion of the site.
SITE CONDITIONS -
The subject property is located on an approximately north- to northwest -facing
flank of a spur ridge. The natural slopes are gently to moderately steep with an average
Nart. Callfomu Office 5417 DogWw Road
330 Village Lane San Andreas, G 95249-9640
ins Gams, G 95NU721B (209) 7364252 • Fu (209) 736.1212
(408)354-5542 • I.(408) 354-1852 www.cottonshires.com e-raalL mRanahireel9st b.d.n&
e-mail: losgatosam"mshimas com
Debbie Pedro May 4, 2006
Paget L0106
inclination of approximately 20 to 30 percent. A prism of artificial fill underlies the
northern half of the existing residence including a north -facing fill slope with
inclinations of approximately 25 to 50 percent. A very steep cut slope exists on the
southern side of the existing residence with slopes as steep as 100 percent and an
average inclination of approximately 60 to 70 percent. Natural drainage at the site is
characterized by sheet flow toward the north and northwest.
According to the Town geologic map, the subject property is underlain by
sedimentary materials of the Santa Clara Formation. All three exploratory borings
performed by the consultant encountered similar earth materials. In our recent site visit,
we noted signs of minor soil creep and instability in the steep cut -slope on the south side
of the residence, as well as some minor surficial sloughing of the fill slope north of the
residence. However, no significant surficial instability was noted that would apparently
impact the proposed development.
The site is located approximately 1.3, 1.7, and 2.0 miles northwest of the
potentially active Monta Vista, Altamont, and Berrocal faults, respectively.
Additionally, the site is located approximately 4.6 miles northeast of the active San
Andreas fault.
CONCLUSIONS AND RECOMMENDED ACTION
Proposed site development is constrained by anticipated strong seismic ground
shaking, potentially expansive earth materials, and possible soil creep or shallow
sloughing of existed graded slopes. The project geotechnical consultant has conducted a
recent investigation and provided geotechnical recommendations that generally appear
satisfactory for identified site constraints. We do not have geotechnical objections to
layout of the proposed development. Consequently, we recommend geotechnical
approval of permit applications for proposed site development with the following
conditions:
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 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 issuance of building
permits.
2. Geotechnical Field Inspection - The geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of
COTTON, SHIRES & ASSOCIATES, INC.
Debbie Pedro May 4, 2006
Page 3 L0106
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
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.
DTS:TS:kd
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Associate Engineering Geologist
CEG 1795
David T. Schrier
Associate Geotechnical Engineer
GE 2334
COTTON, SHIRES & ASSOCIATES, INC.
ATTACHMENTS
iv. 25955 La Loma, Lands of Jarmon. The Committee recommended an in lieu
fee.
Corrigan moved; Welch seconded Unanimous.
v. 27961 Central. Lands of Killian. The path easement in question from Central
to Page Mill Road up a steep bank. The homeowner was seeking clarification as
to where exactly the path was to go. Dunckel agreed to walk the bank below the
road with Henry Louie to seek a useable bench for the route and make the
solution consistent with what we've asked other residents to do. The Committee
agreed to get a description of the scope of the project if done in this manner and
the cost from Town Staff.
Vargas moved; Duwe seconded. 9 Yes. 1 No.
ii. 14370 Miranda. Lands of Elson. The Committee recommended an in lieu fee.
Corrigan moved; Bmnzell seconded. Unanimous Yes.
i. 24005 Oak Knoll Circle. Lands of Davila. The Committee recommended an in
lieu fee.
Corrigan moved; Welch seconded. Unanimous Yes.
2. B. Master Path Plan Roadside review
i. C-1 was presented by Corrigan
ii. C-2 was presented by Wagner
iii. C-3 was presented by Stutz
iv. C-4 was presented by Dunckel
2. C. Review of major maintenance recommendations — Chairman Summit asked everyone
to review his quadrant for maintenance and/or capital improvement recommendations
to submit at the next meeting. Currently there are 32 items on the list.
2. D. The Committee agreed to change the meeting time from 6:00 p.m. to 7:00 p.m.
Duwe moved; Corrigan seconded. Unanimous Yes.
3. D. Scott V anderlip will again organize a 6K and 10K pathway run in May.
4. Communications
A. Presentations from the floor — none.
B. Meeting schedule:
Next regular meeting May 22, 2006, 7:00 p.m.
Next pathway walk, May 20, 2006, 8:30 a.m., Town Hall
C. General Discussion
Chairman Sununit expressed our need for a bicycle representative and a bike
route map. She re -iterated our goal — to finalize at least three maps — an
ATTACHMENT(
New Residence Evaluation
Environmental Design and Protection Committee Date:
Site:
Grading:
Creeks, drainage, easements:
LLLLL ('3HA1')1AN
LLLLL IDESIGIN
L L L L L ASS[)(;IAr ES
LLLLL RESIDENTIAL DESIGN
VARIANCE REQUEST 14370 MIRANDA ROAD
Findings for Variance:
RECEf4D ACHMENT 7
TOWN GF=June°2
1.) This Variance request to retain an existing pool is not based on an exceptional or
extraordinary circumstance applicable to this property it is based on precedence. The fact
that denying this Variance would deprive the current property owner of privileges
enjoyed by others in the vicinity can clearly be demonstrated by looking at the immediate
neighbors (see attached photo). Both neighbors, whose properties fall under identical
zoning classifications, have pools in approximately the same location on their properties
as the pool in question.
The reason stated for the required removal of the pool is that there is no documentation
on record of a permit having been issued for its construction. The current property owner
is at a disadvantage here since they only recently purchased the property (March, 2001)
and cannot confirm the pool's legitimacy. Town records from the era the pool was
constructed me also suspect as to their accuracy and completeness. Therefore denying
this Variance and requiring the removal of the pool when immediate owners are allowed
to retain theirs is clearly depriving the Elson's of similar property rights enjoyed by others
in the vicinity.
2.) Granting of Variance will not allow special privileges to property owner. It will only
grant similar property rights already enjoyed by neighbors.
3.) Granting of Variance will not be materially detrimental to the public welfare or
injmious to property, improvements or uses within the immediate vicinity and within the
same zoning district.
4.) Granting of Variance will not allow a use or activity which is not expressly authorized
by the Towns Zoning Ordinance.
If you have any questions, please call our office at (650) 941-6890
alter Chapman
Chapman Design Associates
620 SOUTH EL MONTE AVENUE • LOS ALTOS, CALIFORNIA 94022
(650) 941-6890 • FAX (650) 941-6894
Q
z
a
Q
41
3
$e
na
ago
c.�
Jt3
ti
N15
W
o
0
T.,
4
3
r
J
D
'a
6
c
D
3
u
O
a
Q
41
3
$e
na
ago
c.�
Jt3
W
Z
ti
N15
W
o
0
W6
r
J
D
6
c
u
W
Z
LYI
ATTACHMENT B
x
W
0
W6
J
u
f
Dx
�
LYI
ATTACHMENT B
N �
d
c�
ppt -py�Y
i 1
s