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Item 3.1
Item 3.1 TOWN OF LOS ALTOS HILLS March 5, 2009 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A TWO STORY NEW RESIDENCE WITH A BASEMENT AND SWIMMING POOL; LANDS OF LIN; 26326 ESPERANZA DRIVE; FILE #60-07-ZP-SD-GD FROM: Nicole Horvitz, Assistant Planner; APPROVED BY: Debbie Pedro, AICP, Planning Director RECOMMENDATION: That the Planning Commission Approve the requested Site Development Permit for the new residence and pool, subject to the conditions of approval in Attachment 1. BACKGROUND This application has been forwarded to the Planning Commission for review due to the proposed driveway bridge design that provides vehicular access from Esperanva Drive to the new residence. The subject property is located on the southwest side of Esperanza Drive. The surrounding uses include single-family homes on adjacent parcels to the east, west, north and south. The applicant proposes to demolish the existing residence and construct a new two story residence with a basement and swimming pool. CODE REQUIREMENTS As required by Section 10-2.301 (c) of the Municipal Code. This application for a new residence has been forwarded to the Planning Commission for review. The Zoning and Site Development sections of the Municipal Code are used to evaluate proposed projects including floor and development area limitations, grading, drainage, height, setbacks, visibility and parking requirements. DISCUSSION Site Data: Gross Lot Area: 1.02 acres Net Lot Area: 1.02 acres Average Slope: 14.43% Lot Unit Factor: 0.92 Staff Report to the Planning Commission Lands of Lin 26326 Esperanza Drive March 5, 2009 Page 2 of 12 Floor Area and Development Area: Area (sqft) Maximum Existing Development 12,352 6,242 Floor 5,351 2,669 Site and Architecture Proposed Increase Remaining 12,248 6,006 104 5,350 2,681 1 (Basement 2,003) The applicant is requesting approval of a Site Development Permit to demolish the existing residence and construct a 5,350 square foot two story residence with a 2,003 square foot basement and a 680 square foot swimming pool. The existing residence is located primarily on a cut building pad, adjacent to a cut slope from previous site grading. There is a moderate to steep sloping hillside at the front of the lot. The average slope of the property is 14.43%. The proposed residence is sited in the same vicinity as the existing house. The new residence meets the setback, height, floor area and development area requirements established in Title 10, Zoning and Site Development, of the Los Altos Hills Municipal Code. The new residence is located a minimum of 50' from the south (front) property line, 88' from the north (side) property line and 33' from the west (side) property line. The maximum building height on a vertical plane is 25' and the maximum overall height of the building (including chimneys and appurtenances) from the lowest point to the highest point is 33'10". Proposed exterior materials consist of cement plaster exterior, cement tile roof and balconies. The basement level of the new residence has 2,003 square feet of area which includes maid's quarters, bedroom, children's rumpus room, craft room and sauna room. The basement is wholly underground and exempt from floor area calculations pursuant to Section 10-1.208 of the Municipal Code. The lower level has 2,072 square feet of living space with three (3) bedrooms, laundry room, rumpus room, tea room, wet bar and a pool bath. The upper level or main level of the house has 2,637 square feet of living area which includes the entry, master bedroom and bath, kitchen, living room, family room and a three (3) car garage. Driveway & Parkin¢ The existing driveway will be removed and replaced with a new elevated driveway in approximately the same location. The new driveway will be at approximately the same elevation as Esperanza Drive and continue to the garage at the upper level of the house, creating a bridge that is approximately 5' above natural grade over a rock lined drainage Swale. Staff Report to the Planning Commission Lands of Lin 26326 Esperanza Drive March 5, 2009 Page 3 of 12 The finished floor of the lower level of the new residence will be graded 5' lower than the existing residence. The combination of steep slopes at the front of the property and the lowering of the building pad by 5' makes it unfeasible to construct a driveway at grade. Therefore, these physical constraints necessitate the construction of a driveway bridge to access the garage at the main level of the proposed residence. an, �I.. -�Driveway BridgeSection View Plan View Pursuant to Section 10-1.601 of the Municipal Code, a total of four (4) parking spaces are required. The driveway accesses a three (3) car garage on the main level. A fourth parking space is located outside of the setbacks. Outdoor Liehtine The applicant is proposing twenty four (24) shielded lights located on the exterior of the main residence at the doorways (Lighting plan sheets A1.02). Staff has included condition 911 for outdoor lighting, requiring that fixtures be down shielded or frosted glass, low wattage and shall not encroach or reflect on adjacent properties. The applicant has submitted lighting specifications indicating that all proposed fixtures will be shielded, downlights or have frosted glass. Staff Report to the Planning Commission Lands of Lin 26326 Esperanza Drive March 5, 2009 Page 4 of 12 Trees & Landscamn The existing landscaping consists of a variety of trees including oak, ash, privet, olive, sweet gum, pine, plum and apricot. There is also a mix of shrubs on the property. According to the site plan, a total of two (2) sweet gum trees are proposed to be removed. The location and list of trees on the site are detailed on the site plan (SheetA1.01) and the arborist report dated October 16, 2008. (Attachment 7) To ensure that all remaining significant trees will be protected throughout the construction period, staff has included condition of approval #5 requiring that the trees within the vicinity of the construction be fenced for protection. A landscape screening and erosion control plan will be required after framing of the new residence. (Condition of approval #3) Furthermore, any landscaping required for screening or erosion control will be required to be planted prior to final inspection. A maintenance deposit to ensure viability of plantings will be collected prior to final inspection. Drainage Vater runoff generated from the new development will be collected and carried to an onsite perforated retention system located at the northeast corner of the property. Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the Engineering Department has reviewed and determined that the proposed drainage design complies with Town requirements. The Engineering Department will review and approve the final drainage plan prior to acceptance of plans for building plan check. Final "as - built" grading and drainage will be inspected by the Engineering Department, and any deficiencies will be required to be corrected prior to final inspection. Neighbor Concerns To date, staff has not received any comments from neighbors. Fire Department Review The Santa Clara County Fire Department has reviewed the proposal and is requiring a sprinkler system throughout all portions of the new residence. (Attachment 2) Staff Report to the Planning Commission Lands of Lin 26326 Esperanza Drive March 5, 2009 Page 5 of 12 Geotechnical Review The Town's geotechnical consultant Cotton, Shires & Associates, Inc has reviewed the soil and foundation report prepared by Murray Engineers dated April 19, 2007 and recommends approval of the permit based on conditions 15 a & b. (Attachment 3) Committee Review The Pathways Committee recommends a pathway in -lieu fee. (Condition #23) The Environmental Design and Protection Committee noted exterior lighting should be kept to a minimum. (Attachment 5) CEQA STATUS The project is categorically exempt under CEQA per Sections 15303 (a) & (e). ATTACHMENTS 1. Recommended Conditions of Approval 2. Recommendations from Santa Clara County Fire Department dated April 13, 2007 3. Recommendations from Cotton, Shires, and Associates dated April 19, 2007 4. Recommendations from the Pathways Committee 5. Comments from Environmental Design and Protection Committee dated April 26, 2007 6. Worksheet 42 7. Arborist Report 8. Development plans: site, topographic, grading & drainage, floor, elevation, section, roof, and lighting plans Staff Report to the Planning Commission Lands of Lin 26326 Esperatim Drive March 5, 2009 Page 6 of 12 ATTACHMENT RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH BASEMENT AND SWIMMING POOL LANDS OF LIN, 26326 ESPERANZA DRIVE File # 60-07-ZP-SD-GD A. PLANNING DEPARTMENT: 1. No other modifications to the approved plans are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes. 2. 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. After completion of rough framing or at least six (6) months prior to scheduling a final inspection, the applicant shall submit landscape screening and erosion control plans for review by the Site Development Committee. The application for landscape screening and erosion control shall be accompanied by the applicable fee and deposit. The plans shall be reviewed at a noticed public hewing. 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. 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. Staff Report to the Planning Commission Lands of Lin 26326 Esperanza Drive March 5, 2009 Page 7 of 12 5. Prior to beginning any grading operation, all significant trees, particularly the heritage oak trees, are to be fenced at the drip line. The fencing shall be of a material and structure (chain-link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period. 6. 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, roof eaves and swimming pool/spa 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 and prior to final inspection 7. 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 ),loot 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 and prior to final inspection 8. Standard swimming pool conditions: a. Lights shall be designed so that the source is not visible from off-site. Staff Report to the Planning Commission Lands of Lin 26326 Esperanim Drive March 5, 2009 Page 8 of 12 b. Drainage outfall structures shall be constructed and located to the satisfaction of the City Engineer. c. Pool equipment shall be enclosed on all four sides with a roof for noise mitigation and screening. 9. For swimming pools, at least one of the following safety features shall be installed to the satisfaction of the Town Building Official: a. The pool shall be isolated from access to the residence by an enclosure (fencing). b. The pool shall be equipped with an approved safety pool cover. c. The residence shall be equipped with exit alums on those doors providing direct access to the pool. d. All doors providing direct access from the home to the swimming pool shall be equipped with a self-closing, self -latching device with a release mechanism placed no lower than 54 inches above the floor. 10. Fences and gates are approved as shown on the site plan. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. A gate shall be installed along the east property line so the drainage Swale can be accessed. 11. Outdoor lighting is approved as shown on sheet A1.02. There shall be one light per door or two for double doors. No lighting may be placed within setbacks except two entry or driveway lights. Any additional outdoor lighting shall be approved by the Planning Department prior to installation. 12. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or colored glass, or other material). No lighting may be placed within skylight wells. 13. Fire retardant roofing (Class A) is required for all new construction. 14. All properties shall pay School District fees to either the Los Altos School District or the Palo Alto Unified School District, as applicable, prior to acceptance of plans for building plan check. The applicant must take a copy of worksbeet #2 to school district offices (both elementary and high school in the Los Altos School District), pay the appropriate fees and provide the Town with a copy of the receipts. Staff Report to the Planning Commission Lands of Lin 26326 Esperanza Drive March 5, 2009 Page 9 of 12 ENGINEERING DEPARTMENT: 15. As recommended by Cotton, Shires & Associates, Inc., in their report dated April 19, 2007, the applicant shall comply with the following: Geotechnical Plan Review — The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations, retaining walls, and driveway) to ensure that their recommendations have been properly incorporated. The results of the plan review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to acceptance of plans for building plan check. The current design places the basement mat slab foundation over a colluvium bedrock contact. We suggest that the consultant consider whether potential performance benefits may be gained by over -excavating the basement area to remove the underlying colluvium and building the mat foundation over a pad of uniform, properly compacted, engineer fill. b. Geotechnical Field Inspection — The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The results of these inspections and the as -built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final inspection. For further details on the above geotechnical requirements, please refer to the letter from Cotton, Shires & Associates, Inc., dated April 17, 2007. 16. Peak discharge at 26326 Esperanza Drive, as a result of Site Development Permit 60-07, 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- Staff Report to the Planning Commission Lands of Lin 26326 Esperanza Drive March 5, 2009 Page 10 of 12 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. 17. 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. 18. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 6-8 months " 19. Two copies of an erosion and sediment control plan shall be submitted for review and approval by the Engineering Departmemprior to acceptance of plans for building plan check. The contractor and the property owner shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control. The first 100 feet of the driveway shall be rocked during construction and all cut and fill slopes shall be protected from erosion. All areas on the site that have the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection. 20. 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 Ursula Lane and surrounding roadways, storage of construction Staff Report to the Planning Commission Lands of Lin 26326 Esperaom Drive March 5, 2009 Page 11 of 12 materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, and parking for construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the GreenWaste Recovery, Inc. for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 21. 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 far 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 pay a pathway fee of $50.00 per linear foot of the average width of the property prior to acceptance of plans for building plan check FIRE DEPARTMENT: 24. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all portions of the building. Three sets of plans prepared by a sprinkler contractor shall be submitted to the Santa Clam County Fire Department (14700 Winchester Blvd., Los Gatos, CA 95032) for review and approval. The sprinklers shall be inspected and approved by the Fire Department, prior to fund inspection and occupancy of the new residence. CONDITION NUMBERS 15 a, 16, 19, 20, 21 and 23 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DEPARTMENT AND THE ENGINEERING DEPARTMENT PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. Project approval may be appealed if done so in writing within 22 days of the date of this notice. The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after March 27, 2009 provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. Staff Report to the Planning Commission Lands of Lin 26326 Esperana Drive March 5, 2009 Page 12 of 12 Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval. NOTE: The Site Development permit is valid for one year from the approval date (until March 5, 2010). 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. Attachment 2 17iRE DEPARTMENT SANTA CLARA COUNTY RECEIVED 14700 Winchester Blvd., Los Gatos, CA 95032-1818-- (408) 378-4010 • (408) 378-9342 (fax) • ..sccfd.org�13 200 inatt.,. ned RPR A,', TOWN OMLLTIL` ICM87-0909 SLOG FE FIItLGENNMBER 60-07-ZP-SD-GD ER DEVELOPMENT REVIEW COMMENTS CODUSEC. UFC Appendix QI A UFC 903.2 SHEET REOUREMEM aview site plan for a new proposed 7,285 square foot single family residence with basement an attached garage, Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. Required Fire Flow: The fire flow for this project is 2250 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. ired Access to Water Supply (Hydrants)• Portions of the structure(s) are 'r than 150 feet of travel distance from the centerline of the roadway fining public fire hydrants. Provide an on-site fire hydrant OR, provide an ived fire sprinkler system throughout all portions of the building. Applicant identify compliance with one of the above requirements. To prevent plan review and inspection delays, the above noted Developmental Review Conditions shall be restated as "notes" on all pending and future plan submittals and any referenced diagrams to be reproduced onto the future plan CNy eLW15 6VE6 NEW RNDL 0.S Occumc, CONEY. TYNE RpplkaMWme DAIS PAGE WILLIAM MASTON 4/13/2007 1 of 1 LAH ® ❑ ❑ ❑ ❑ $ECJFLOOR MFA LOAO DE6CRIVnON BY Residential Development Amadkani, Fred LOLATOH NAME OF GROJECI SFR- LIN 26326 Esperanza Dr Organized as the Santa Clara County Central Fire Protection District Serving scam Clam County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno. Morgan Hill, and Saratoga Attachment 3 COTTON, SHIRES & ASSOCIATES, INC. I—R21IT 11r1 cNCNFFRS AND GEOLOGISTS _ April 19, 2007 L0137 TO: Nicole Horvitz RECEIVED Planning Department TOWN OF LOS ALTOS HILLS APR 2 0 2097 26379 Fremont Road Los Altos Hills, California 94022 ti05 HILLS SUBJECT: Geotechnical Peer Review RE: Lin, New Residence and Pool 46n_o7-ZP-SD-GD 26326 Esperanza Drive At your request, we have completed a geologic and geotechnical peer review of the subject application using: • Geotechnical Investigation (report) prepared by Murray Engineers, Inc., dated March 31, 2007; • Architectural Plan and details (16 sheet, various scales), prepared by William Maston Architect and Associates, dated March 9, 2007; and • Civil Engineering Plans (6 sheets, various scales), prepared by Lea & Braze Engineering, Inc., dated February 28, 2007. In addition, we have reviewed pertinent maps from our office files and completed a recent site inspection. DISCUSSION Our review of the referenced documents indicates that the applicant proposes to demolish the existing single family home and build a new two story residence including basement, pool, and retaining walls. The project will include a moderate amount of grading. We understand that the recommended foundation will be a concrete mat slab foundation embedded at least 10 inches into stiff to hard colluvium /bedrock. The referenced architectural plans indicate that fairly extensive excavations will be made to accommodate the new residence and pool. Earthwork quantities are estimated at 1,870 cubic yards of cut and 628 cubic yards of fill. SITE CONDITIONS The project site is generally characterized by a natural and graded northeast - facing hillside. Natural slopes are generally gentle (10 to 20 percent inclination), and Nodhem California Office 5417 Dogtovm Road 330 Village lane san Andreae, CA95249-9640 Los Gatos, CA 95030-9218 (209) ]364252 • Fax (209) 7736-1212 (408)354-5542 •F.(408)354-1852 www.cottonshires.com a -mail: co[tonsltiresQastarband.net e-mail. IosgalosC codoluhires.com Nicole Horvitz April 19, 2007 Paget L0137 graded slopes (primarily adjacent to the road) are moderately steep (up to 35 percent inclination). The existing residence is located largely on a cut surface extending into the hill slope with fill placed along the northwest portion of the pad. Access to the property is provided by a driveway extending north from to Esperanza Drive. Drainage at the site is characterized by sheetflow to the northeast. The Town Geologic Map indicates that the site is underlain, at depth by bedrock materials (semi -consolidated to consolidated, comprised of yellow-brown to red -brown conglomerate interbedded with poorly sorted sandstone, siltstone and claystone) of the Santa Clara Formation and the Ladara Formation (semi -consolidated, massive, light grey to light brown sandstone with local interbecis of dark grey to yellow-brown, thinly bedded siltstone and claystone). Based on completed site exploratory borings, the Project Geotechnical Consultant determined that up to 18 feet of surficial soil material (i.e, artificial fill and colluvium) overlies weathered bedrock. No bedrock exposures were observed during our site visit. The subject property is located approximately 1.9 kin southwest of the potentially active Monta Vista fault. CONCLUSIONS AND RECOMMENDED ACTION Based on our review of the referenced geotechnical report and plans, it appears that the Project Geotechnical Consultant has performed an adequate investigation of site earth material conditions. The current design places the basement mat slab foundation over a colluvium/ bedrock contact. We suggest that the Consultant consider whether potential performance benefits may be gained by over -excavating the basement area, and building the mat foundation over a pad of uniform, properly compacted, engineered fill. We do not have geotechnical objections to the basic proposed site development layout or general recommended geotechnical design criteria. We recommend that the following conditions be attached to the building permit application: 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, 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 along with other documentation for building permit plan -check. The current design places the basement mat slab foundation over a colluvium/ bedrock contact. We suggest that the Consultant consider whether potential performance benefits may be gained by over -excavating the basement area to remove COTTON, SHIRES & ASSOCIATES, INC. Nicole Horvitz Page 3 April 19, 2007 L0137 underlying colluvium, and building the mat foundation over a pad of uniform, properly compacted, engineered fill. 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 consult:.nt in a letter and submitted to the Town Engineer for review prior to final (granting of occupancy) project approval. LIMITATIONS This 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. TS:DTS:)A:kd Respectfully submitted, COTTON, SHIRES AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT Ted Associate Engineering Geologist CEG 1795' David T. Schrier Associate Geotechnical Engineer GE 2334 COTTON, SHIRES & ASSOCIATES, INC. Attachment 4 Los Altos Hilts Pathway Committee DRAFT Minutes of Meeting April 23, 2007 1. ADMINSTRATIVE Chairman Ginger Summit called the meeting to order at 7:05 PM Members present Anna Brunzell, Courtenay Corrigan, Nick Dunckel, Nancy Girton, Ginger Summit, Bill Silver, Bob Stutz, and Sue Welch Members absent. Chris Vargas and Jolon Wagner Members of public present Carol Gottlieb Les Earnest Brian Mastin, project architect for 26326 Esperanza Drive (Lands of Lin) Peter Duxbury, project architect for 12170 Dawn lane (Lands of Rensld) The agenda was approved as amended below. 2. NEW BUSINESS A. The following properties were reviewed for pathway recommendations: —� i. 26326 Esne anza D ' (Lands of Lia . The reason for pathway review is construction of a new residence. Brian Mastm, project architect, was present He said he had met with LAH Planning staff who told him that the pathway was on the opposite side of the street form the property under review and hence an in -lieu fee would be the likely recommendation. Esperanza is a circular road off Fremont close to Town Hall and 26326 is on the inside of the circle. The current PWC roadside path map (September 5, 2006) recommends the roadside path be on the opposite side of the road from this property (Le., on the outside of the circular road). Several properties on the opposite side of the road have existing IIB pathways. Anna Brunzell moved that the Town collect a pathway in -lieu fee from the owners of 26326 Esperanza Drive. Bob Stutz seconded. The vote was unanimously in favor. ii. 12170 Dawn Lan (Lands of Renskil. The reason for pathway review is construction of a new residence. Peter Duxbury, the architect for the project reported his clients' preference not to have a pathway easement through the property. Dawn Lane is a cul- de-sac off Elena Road. The property is a flag lot off the end of Dawn lane, access is via a private drive that serves on other residence. The PWC has long considered a connector from Natoma Road to Elena Road important and this connection is shown on the approved Master Path Plan. The Town holds an easement along the southern border of 27288 Elena and the Master Path Plan shows the path continuing along the border of the adjacent property (27200 Dawn Lane) to the Poor Clare's property (28210 Natoma). Although an easement on 12170 Dawn Lane near the northeast corner of the lot could provide connectivity, Mn Duxbury says that the house is sited only 30 feet from the property line here and thus a 10 -foot easement would place the path very close to the house. The Girton family donated easements along the southern borders of their properties at 28010 and 28012 Natoma. Neighbors on Natoma adjacent to the Girton's and to Poor Clare's (28210 Natoma) apparently do not oppose a pathway through the area if the easement is not on their property. The logical and most direct route for the pathway is on the edge of Poor Clare's Monastery property (i.e., along the south edge and a short DraftPWC_Min_o4z3o7 Environmental Design and Protection Committee New Residence/Remodel Evaluation ApplicantII Date t NamLe lyl / Address ,�� -3Z (' Reviewed bv: 1 OJ— Site Grading: Creeks, drainage, easements: Significant issues/connnents: Attachment 5 Attachment 6 IIGI/Gf v cv MAY 12 2008 TOWN OF LOS ALTOS HILLS TOWN OF LOS ALTOS HILLS CALCULATIONS BY LEA & BRAZE ENGINEERING (Bo) ssTiaB WORKSHEET N2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA L DEVELOPMENT AREA (SQUARE FOOTAGE) [PROPERTY OW (S) Eugene Lin Proposed PR PEH1 A ADD S 26326 Espererva DR Existing ICALCULATED By K.W. DATEebruary, 25, 2008 Total A. REFERENCEMAP: Topp by Midemou Engineers JOBit 2060093 2,669 " L DEVELOPMENT AREA (SQUARE FOOTAGE) Proposed Existing Change Total A. House and Garage From Part B) 2,669 " 2,681 " 5,350 B. Driveway & Parking 2,200 397 2,597 (meazmd I W' along cemerllne) C. Driveway & Parking> 14' Wide 0 0 0 D. Pmm&Walkwgs 1,097 843 1,940 E. Decksfrerraees(Weed) 459 459 0 F. Pool, Spa and Decking 0 2,301 2,301 G. Accessory Building (Firm Pan B) 0 0 0 H. Lightwell Drain Are. 0 60 60 Totals 6,425 5,823 12,248 Maximum Development Area Allowed- MDA (from worksheet qq 12,352 S9.F1. 2. Floor Am (SQUARE FOOTAGE) Proposed Existing Change Total A. House and Garage e. 1sl Floor 2,133 • -61 • 2,072 b. 2nd Floor 0 " 2,637 • 2,637 c. Attic & Basement 0 " 2,003 • 2,003 d. Garage 536 • 105 • 641 B. Accessory Buildings 0 a. Ist Floor 0 b. 2nd Floor 0 c. Anic and Basemem 0 Totals 2669 2,6816 Maximum Floor Area Allowed- MFA( from worksheet #I) 5,x5'160. FL + a supplied by .r dbitect I>LUF>S, altowableMDA = •••• ]Cmf( min ), if conditional perma • Ldenotes lA(JF>Sa1lnvreM1eMA=50Xs.f(min).ifLUF<5 conditional development permit appy Attachment 7 Ray Morneau 55, I S C Member MaurKain View. CA 9'1061-1929 ISACeremb Amorist m/AM 2A Tet 65093&1571 www.members aol.com/RMArbons[ . ARBORIST Fax 65093&1577 eMaih rmarb,mWaol.cam Certified Arborist's Report Arborist's Inventory - Updated RECEIVED Original Report: v May 3, 2006 I Updated: October 16, 2008 Prepared for: Mr. & Mrs. Lin c/o Keith Gordon Maston Architects 384 Castro Street Mountain View, CA 94041 1.0 2.0 4.0 5.0 6.0 DEC io Nog TO,oi OF LOS ALTOS HILi Project at: Lin Residence 26326 Esperanza Drive Los Altos Hills, California Contents Assignment, introduction/Summary, & Tree Preservation Precepts Arborist's Inventory 2.1 Trees Data Chart 2.2 Data Chart Legend 2.3 Site Plan with Tree Numbers Discussion 3.1 General 3.2 Recommended Tree Protection Measures (TPMs) Conclusions & Recommendations Literature & Authorities Certification Ray Morneau, Arborist ISA Ce"if.#WC-0132 650.9647664 1.0 Assignment, Introduction/Summary, & Tree Preservation Precepts 1.1 ASSIGNMENT I have been retained by Mr. and Mrs. Lin (Keith Gordon, Maston Architects, Representative) to provide an independent pre -construction arborist's report regarding the significant trees at the site of the proposed construction project. This updates my report of May 3, 2006. 1.2 INTRODUCTION / SUMMARY Basic Frequency Chart Genus species Qty Name, Common Enobotria japonica 1 Loquat Fraxinus pennsylvanica 1 Ash, Green Juglans regia 1 Walnut, En fish Ligustrum lucidum 5 Privet, Glossy Liquidambarstywciflua 3 Sweet Gum Olen europa 3 Olive Pinus halepensis 1 Pine, Aleppo Pinus pines 2 Pine, Italian Stone Pinus radiata 4 Pine, Monterey Prunus armeniaca 2 Apricot Prunus ceras ifera 'Atropurpurea' 1 Plum, Purple -Leaf Prunus communus 7 Plum, Cammon Quercus agrifolia 16 Oak, Coast Live Sequoia sempewirens 2 Redwood, Coast Sequoiadendron cleanteum 1 Sequioa, Giant The next frequency chart shows another level of detail. This site's 50 trees range across the full span of condition ratings — meaning that some are in great condition, especially if younger -aged, but others are in poor condition, particularly if older/declining. Only six appear to fall within the footprint of proposed construction activity, with nine more close enough that attempts to preserve them could raise substantial challenges. Most of these fifty trees outline the perimeter of the property, more or less, and have been purposely designed around so they can be retained. Only six interior trees require removal (ash #9, privet #10, olive #11, plum 412, plum #4I, and apricot #42). Oct. 16, 2008update Pre -Construction Tree Inventory: Lin Residence, 26326 Esperann, LAB. Page 62 of 15. Ray Morneau, Arborist iSWNl� ISA Cernf.#WC-0132 650.9647664 It would be prudent to remove others which are declining and not likely to survive as good specimens through to the completion of the project, including: the other plums and apricot, the Aleppo pine, and all the privets. Enhanced Frequency Chart A letter (dated August 14, 2008) from the Town of Los Altos Hills Planning Department, Nicole Horvitz, requested that we "call out all eucalyptus trees required to be removed on the site plan'. The letter listed several species of particular concern in the Eucalyptus genus. There are no eucalyptus trees on this project. Note that some common names for some eucalypts contain the word "gum" in them. And, here we have three trees in the Liquidambar genus, which are sometimes called "sweetgum" or "sweet gum". The similarity of some common names is the only relationship. Liquidambar trees are in no way botanically related to Eucalyptus trees —they share no similar characteristics. Maston Archtects always provides a well -thought out planting plan. This would be appropriate here, concentrating preservation efforts on trees that have better chances of surviving and providing benefits to the property. Oct. 16, 2008update Pre -Construction Tree Inventory: Lin Residence, 26326 Espera za, LAH. Page #3 of 15. Ray Morneau, Arborist ii&J� I5A Certif.#WC-0132 650.9647664 The success of any preservation efforts will depend on adoption of tree preservation measures to minimize construction stress for the mature trees. On-going tree issues can likely be addressed by supplemental arborist's memos, as is typical for similar sites. 1.3 TREE PRESERVATION PRECEPTS Books have been written — but if I had to choose three: • Start early to preserve trees that are assets, but preserve whole trees, not merely trunks. • The owner(s) must have the entire team committed to preserving each tree everyday (from the designer to the project manager to the guys with the nail bags). • Minimize impacts, or the tree will require you to mitigate, lest you destroy its rootlets or its structure or its environment. 2.0 Arborist's Inventory The following three pages of tree data is in spreadsheet format, followed by two explanatory pages (Tree Data Legend). 2.1 Tree Data & 2.2 Tree Data Legend & 2.3 Site Plan with Tree Numbers Oct. 16, 2008update Pre -Construction Tree Inventory: Lin Residence, 26326 Esperanu, LAI. 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C � UL •N-• N� '.' 9 p G Ol �l N O ° 5 m �C � � G C 9 6 9 •?) c L u cT c@ o u L Y O O o0V y c � 1-4 T � O +- F.r •• c z E a � ° n N 3 o 3 z u � m n t u o Ln L O G N L C m p O C o v u> p y c n L E 9 m ° O p C? y N R S .5 .U�.• nnm t c n ° 5 my A m -E tri - 04 v zz N n 0 N � a m O a n o N u N y 10 u O L i n O q q F .A O 10 F F t=0 N V C• ON C = T O VO pO A A c A u m LO u 5 W o o } V A VI .y V °O o d m Q x `A 2 y u z d Aa c o O m O itl cv o E u q A V U O) t O> 'g r A O O .9jj 'm A O y = L ou V O Q 0! A V1 L O d L r � r G A N O N �l CA A g+ a m O a n o N u o° AAW Ray Morneau, Arborist ISA Certif. #WC-0132 650.964.7664 2.3 Site Plan with Tree Numbers Oct. 16, 2008update Pre -Construction Tree Inventory: Lin Residence, 26326 Espermva, LAH. Page #12 of 15. Ray Morneau, Arborist ISA Certif.#WC-0132 650.9647664 3.0 Discussion 3.1 General Trees requires space — above and below ground — so that redesigning property features is always a challenge when trees are present. The general guideline is to maintain a tree protection zone (TPZ) within which no disturbance or construction activity occurs. If the TPZ must be smaller than 10 -feet radius for each 1 -foot of trunk diameter, then impact on the tree is rather certain and it may decline, die, and/or fall over. Projects like this, which come closer with impacts, must consider that attempts to keep such trees are somewhat experimental — many are successful, some are frustrated. Mitigation with tree protection measures (TPMs) and proactive tree care can sometimes help favorably influence the outcome. 3.2 Recommended Tree Protection Measures (TPMs) Many Tree Preservation Plans (TPPs) provide over -expansive TPMs that become lost in the shuffle and, thus, ineffective. Hopefully, these are concise enough to be adequate and successful. 3.2.1 TPZ, a Tree Protection Zone, for any tree to remain extends, in a radius from the trunk, for a distance of 10 -feet for each 1 -foot of trunk diameter. Extra careful procedures are required when impacts/disturbance comes closer than that. These can include such techniques as Project Arborist monitoring, prior root pruning, and hand digging. 3.2.2 TPF, Tree Protection Fence, must be installed to exclude access from as much of the TPZs as possible. When site features must disrupt areas of the TPZ which should be fenced, alternative TPMs must be used and the TPF placed at the edge of the feature (the driveway alongside oak #l, the driveway around oak #5). TPF material is to be 6 -foot tall rolled chain link fence installed with 2 -inch diameter galvanized stakes driven 2 -feet into the soil. The only openings allowed are —2 -foot gates for inspections. TPFs must be installed before any other phase of the project begins and remain intact for the duration (e.g. from before demo to final landscaping). 3.2.3 Root zone buffer: Wood chip mulch (e.g. from tree pruning operations) must be spread 4- to 6 -inches deep over root zones of protected trees, at least from the trunk out to the limits of the TPZ. Supplemental root zone buffer material will be required where traffic must pass over TPZs that cannot be enclosed by the TPF. Add''/z-inch plywood for foot traffic areas, 1 -inch plywood for storage areas and light machinery traffic (tractors & forklifts smaller than the typical Fergie), or I -inch steel trench plate for heavier vehicle traffic. 3.2.4 Plan site use: Lay out the entire project before starting, to minimize activity near trees to be preserved. • Plan traffic flow (general, tractors, material delivery, concrete trucks, etc.) • Designate impact areas for parking, wash-out, material storage, staging, etc. • Inform subcontractors of the TPMs in writing and get signature for compliance. • Mark (e.g. with spray paint on the ground) all trenches to be sure they are not Oct. 16, 2006update Pre -Construction Tree Inventory: Lin Residence, 26326 Esperanza, LAI. Page #13 of 15. Ray Morneau, Arborist ISA Certif. #WC-0132 650.964.7664 within any TPZ—or re -design outside of tree root zones. Prune for necessary construction project clearance to avoid breakage during the work— removing no more than 20% of any tree's foliage without prior Project Arborist review. All tree work must be executed by a licensed tree care contractor (Limited Specialty C-61 + Tree Care D-49), supervised by an ISA Certified Arborist with cuts/applications performed by WCISA Certified Tree Workers (or equivalent qualified personnel). 3.2.5 Supplemental Watering: During dry weather (less than 2 -inches of rainfall during immediately preceding 30 -day period) apply 10 gallons of potable water per tree trunk diameter inch, distributed evenly over the root zone, applied slowly enough to soak in without runoff. 3.2.6 Repeat— NO SUPRISES —NO UNEXPECTED DISTURANCE NEAR TREES TO REMAIN — NOTHING ATTACHED TO A TREE — TPF and MULCH IN PLACE — WATER WHEN DRY — NO TRENCHES ACROSS ROOT ZONES. 4.0 Conclusions & Recommendations Increased likelihood of success keeping trees on this construction site can be expected if TPMS are followed as discussed and set out above in Section 3.0 — lowered if not. Demolition of existing features must be performed sensitively with any trees to be preserved kept in mind. Work inside of TPZs must be done by hand, or recognize that the use of power machines risks compromising trees. 5.0 Literature & Authorities ANSI. 2000. American National Slandardfor Arboriculmral Operations -- Pruning, Repairing, Maintaining, and Removing Trees, and Cutting Brush -- Safety Requirements (a.k.a.: ANSI ZI33.1-2000) American National Standards Institute, Inc., 1430 Broadway, New York, NY 10018. Telephone: 212.642.4900. [hap://www.msi.org] ANSI. 2001. American National Standardfor Tree Care Operations -- Tree, Shrub, and Other Woody Plant Maintenance — Standard Practices (Pruning) [ak.a.: ANSI A300 (Part 1)-2001 (Pruning)] American National Standards Institute, Inc., 1430 Broadway, New York, NY 10018. Telephone: 212.642.4900. [hap J/ www.ansi.org] Coder, Dr. Kim D. 1996 "Tree Risk Management and Hazard Assessment: A General Overview" University of Georgia Cooperative Extension Service, Forest Resources Unit. Publication FOR96-33. Also available on the Internet at: hap://www.forestry.uga.edu/docs/for96-33.html (last accessed 223/04) Costello, Dr. Larry. July 2002. "Training Young Trees for structure and Form" Tree Care lamavy. National Arborist Association, P.O. Box 1094, Amherst, NJ 03031-1094. Florida Cooperative Extension Service. lune 1993. How to Recognize and Prevent H=ard Trees. Fact Sheet DH 102. University of Florida. Institute of Food and Agriculture Sciences. Gainesville, FL 32611. (Originally published by National Arbor Day Foundation.) Oct. 16, 2008update Pre -Construction Tree Inventory: Lin Residence, 26326 Esperanza, LAH. Page #14 of 15. Vk Ray Mornenu, Arborist r5A Cetif.#WC-0132 650.964.7664 Gilman, Edward F. and Sharon J. Lilly. 2002. Best Management Practices, Tree Pruning. International Society of Arboriculture, P.O. Box 3129, Champaign, IL 61826-3129. 217.355.9411 (www.isa-arboccom) Harris, R.W. with James R. Clark and Nelda P. Matheny. 2004. Arboriculture: integrated management of landscape trees, shrubs and vines. (4'a edition.) Prentice-Hall, Inc. Upper Saddle River, NJ 07458. I.S.A. Jul,y 2000. "Training Young Trees for Structure and Form" VHS-Format videotape. International Society of Arboriculture, P. O. Box GG, Savoy, It. 61874 Matheny, Nelda and James R. Clark. 1998. Trees and Development- a Technical Guide to Preservation of Trees During Land Development International Society of Arboriculture, P.O. Box 3129, Champaign, IL 61826-3129. 217.355.9411 (www.isa-arbor.com) Matheny, Nelda P. and James R. Clark. 1994.A Photographic Guide to the Evaluation afHazard Trees in Urban Areas. (2nd ed.) Intemational Society of Arboriculture, P.O. Box GG, Savoy, IL 61874-9902. Minnesota DNR, and USDA Forest Service, 1996. How to Recognize Hazardous Defects in Trees. USDA Forest Service NA-FR-01-96. 20 pp. Minnesota Department of Natural Resources, 500 Lafayette Road, St. Paul, MN 551554044. Also available on the World Wide Web at: http://www.pueblo.gsa.gov/press/nfcpubs/haza ds.bt(last accessed 2/23/04) 6.0 Certification I certify that all the statements of fact in this report are true, complete, and correct to the best of my knowledge, ability, and belief, and are made in good faith. Respectfully submitted, Raymond J. Momeau ISA Certified Arborist #WE -132A ASCA Member Oct. 16, 2008update Pre -Construction Tree Inventory: Lin Residence, 26326 Esperanza, LAI. Page #15 of 15.