HomeMy WebLinkAboutItem 3.3Item 3.3
TOWN OF LOS ALTOS HILLS April 2, 2009
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A TWO STORY NEW RESIDENCE
WITH A BASEMENT, SECONDARY UNIT (CABANA), AND SWIMMING
POOL; LANDS OF AGAM, 25611 VEVEDO LANE (LOT # 3); FILE #315-08-ZP-
SD-GD.
FROM: David Keyon, Associate Planner Q �C
APPROVED BY: Debbie Pedro, AICP, Planning Directors,
RECOMMENDATION: That the Planning Commission
Approve the requested Site Development Permit subject to the recommended conditions
of approval in Attachment 1.
BACKGROUND
The subject property is Lot # 3 of a 3 Lot Subdivision application approved on Much 13,
2008 by the City Council (application 148 -07 -IS -ND -TM). No structures currently exist
on site.
CODE REQUIREMENTS
This application is not eligible for the Fast -Track process under section 10-
2.1305.1(a)(3), as the applicant requests a Grading Policy exception for the driveway and
subterranean garage. The Zoning and Site Development sections of the Municipal Code
me used to evaluate proposed projects including floor and development area limitations,
grading, drainage, height, setbacks, visibility, and puking requirements.
DISCUSSION
Site Data:
Proposed
Gross Lot Area:
1.070 acres
Net Lot Area:
1.066 acres
Average Slope:
12.9%
Lot Unit Factor:
1.000
Floor Area and Development Area (in square feet)
Maximum
Proposed
Existing
Increase
Remaining
Development Area 13,913
12,682
0
12,682
1,231
Floor Area 5,855
5,712
0
5,712
143
Basement n/a
(3,577)
0
(3,577)
n/a
Staff Report to the Planning Commission
Lands of Agam
April 2, 2009
Page 2
Site and Architecture
The site is accessed via a 35' wide driveway easement across 25631 Vinedo Lane (Lot 1)
to Vinedo Lane, a private road. The site is bounded by orchards to the north, a vacant
parcel to the west (Lot 2), and properties with existing residences to the east and south.
The owner proposes to construct a two-story house with a basement and subterranean
garage, swimming pool, and detached second unit (cabana). The house is proposed to be
5,461 square feet with a 3,577 square foot basement. The maximum height will be 27',
with a maximum overall height (including chimneys and appurtenances) of 34'l 0". The
new residence and second unit (cabana) will be located at least 100 feet from the southern
(side) property line, 32 feet from west (side) property line, 32 feet from the rear (north)
property line, and 96 feet to the east (side) property line.
The proposed basement encompasses a garage and au -pair living area. The basement is
entirely below grade except for a daylighted portion at the three -car garage.
A detached second unit with a bedroom, full bathroom, and kitchen is proposed at the
rear of the property (labeled "cabana" on the floor plan). This second unit complies with
Section 10-1.702(1) of the Town's Municipal Code, as it will be subordinate to the
primary dwelling on site, the property is over 1 acre in size, and is only 251 square feet in
size. Due to the small size of the second unit and its location at the rear of the property,
the structure will not be visually prominent.
Driveway & Parkine
Access is proposed from Vinedo Lane via a shared driveway with Lot 2. The driveway is
proposed to. split into two; one 14' wide driveway up the west side of the house to a two -
car garage on the 1't floor, and one 12' wide driveway along the front of the house leading
to a subterranean three -car garage.
Five (5) parking spaces will be provided, four for the main house and one for the second
unit (pool cabana) as required by Town Code. All five will be located within either the 2 -
car garage on the main level or the 3 -car basement garage.
Outdoor Liehtine
The applicant proposes ceiling -mounted downlights for the entry area, covered patio, and
second story covered balcony, and wall -mounted fixtures at the entry doors (see the
outdoor lighting plan on sheets El -E3). All light fixtures must be shielded or incorporate
frosted or etched glass to ensure that the light source is not visible from off site (condition
#5). Landscape lighting will be reviewed with the landscape screening application
required prior to building permit final (Condition #3).
Staff Report to the Planning Commission
Lands of Again
April 2, 2009
Page 3
Trees and Landscatim
One 18" oak tree is proposed for removal at the entrance to the property to accommodate
the driveway. Two (2) 36" box oak trees must be planted on site to replace the removed
oak tree (Condition #3). Thirteen (13) other trees are proposed to be removed on site,
including a cluster of cedars and pines at the location of the proposed residence.
A landscape screening and erosion control plan will be required after completion of
framing for the new residence to ensure that the visual effects of the development will be
mitigated. This plan will be reviewed at a noticed public hearing before the Site
Development Authority, and all required vegetation for screening purposes must be
planted prior to final inspection. A landscape maintenance deposit will be required to
ensure the long term viability of screening vegetation (condition #4).
Grading Policy Exception
Total grading quantities include 4,825 cubic yards of cut (basement, cabana, driveway
and swimming pool) to be exported off site. The Engineering Department has reviewed
the proposed grading and concluded that it is not in conformance with the Town's
grading policy. Specifically, the applicant is requesting a grading policy exception for up
to 11 feet of cut (where 8' is allowed) for the driveway leading to the basement garage.
If the proposed grading were to occur on a hillside or ridgeline property, the excavation
for the driveway and basement garage would result in massive retaining walls that are
highly visible and substantial visual alteration of the natural terrain in violation of Section
10-2.702.c of the Site Development Code. However, in this case, the lot is relatively flat
and the proposed grading will help lower the profile of the new home. Furthermore, the
driveway retaining walls will be below natural grade and will not be highly visible from
surrounding properties and streets.
In the past five (5) years, the Planning Commission has granted Grading Policy
Exceptions for basement driveways exceeding 8' of cut for the following projects:
• Lands of Khang, 26750 Robleda Court, SDP #242-08-ZP-SD-GD, March 5, 2009
• Lands of Ascension Development, 26491 Ascension Drive, SDP #252-07-ZP-SD-
GD, June 5, 2008
• Lands of Corrigan, 13920 Fremont Pines Lane, SDP 47-06-ZP-SD-GD, April 6, 2006
The Grading Policy allows the Planning Commission the discretion to approve grade
differentials beyond standard requirements when the individual site dictates the need to
deviate from the criteria. If the Planning Commission decides to approve the project as
proposed, findings for approval of the Grading Policy Exception should be cited.
(Attachment 2)
Staff Report to the Planning Commission
Lands ofAgam
April 2, 2009
Page 4
Drainage
The proposed drainage system consists of an on-site retention system to maintain pre -
development runoff levels. Engineering staff reviewed the proposed system and
approved the conceptual design pursuant to Section 10-2.503 of the Municipal Code. The
final drainage plan must be approved by the City Engineer prior to acceptance of plans for
building permit review (condition #18).
Green Building Ordinance
The proposed new house is required to comply with the Town's Green Building
Ordinance. This ordinance requires all new residences to achieve a minimum of fifty (50)
points on Built It Green's Green Point Rated checklist or forty-five (45) points on LEED
for Home's checklist. The applicant submitted a GreenPoint Rated checklist indicating
that the project is designed to achieve a total of 82 points, in excess of the 50 required by
Code.
Fire Department Review
The Santa Clara County Fire Department reviewed the plans and requires an on-site fire
engine turnaround area (Condition #27). Certification from a licensed engineer must be
submitted with the building permit plans confirming that the proposed grasscrete in the
driveway and turnaround area will provide all-weather performance equal to asphalt or
concrete and can support the required loads of fire engines (Condition 27).
Committee Review
The Pathways Committee reviewed the project and recommends a pathways in -lieu fee
(Condition 26).
The Environmental Design and Protection Committee commented on the GreenPoint
checklist, the tree removal, the secondary dwelling unit and siting of the house.
CEOA STATUS
The proposed new residence is categorically exempt from the provisions of the California
Environmental Quality Act per Section 15303(a) and (e).
Staff Report to the Planning Commission
Lands ofAgam
April 2, 2009
Page 5
FvOp 104): OO S
1. Recommended conditions of approval
2. Findings for Approval of the Grading Policy Exception
3. Recommendations from Santa Clara County Fire Department, dated 12/15/08.
4. Recommendations from Cotton, Shires, and Associates, dated 1/9/09.
5. Recommendations from Environmental Design Committee, dated 12/15/08.
6. Worksheet #2 (MFA and MDA calculations)
7. Letter from Giuliani & Kull, Inc., Project Engineers and Surveyors, dated 3/20/09.
8. Development plans: site, topographic, grading & drainage, floor, elevation, section,
roof, and lighting plans
Staff Report to the Planning Commission
Lands ofAgam
April 2, 2009
Page 6
ATTACHMENT
RECOMMENDED CONDITIONS FOR A SITE DEVELOPMENT PERMIT FOR A
NEW RESIDENCE WITH BASEMENT, SECOND UNIT (CABANA), AND POOL
LANDS OF AGAM, 25611 VINEDO LANE
File #315-08-ZP-SD-GD
PLANNING DEPARTMENT
1. No other changes or modifications to the approved plan 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 and prior to the time of the pre -rough framing
inspection by the Planning and Engineering Departments, the applicant shall
submit a landscape screening, landscape lighting, and erosion control plan for
review. The landscape screening and erosion control plan will be reviewed as
a Site Development application with a public hearing. Particular attention shall
be given to plantings which will be adequate to break up the bulk of the residence
and retaining walls while preserving the existing screening. The landscape plan
shall include the replacement of the one Heritage Oak on a 2 for 1 basis at a
minimum of 36" box size. All landscaping required for screening purposes,
replacement, and for erosion control (as determined by the City Engineer) must be
installed prior to final inspection. All lighting must comply with Town Policy.
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 yens after the installation. The deposit will be
released at that time if the plantings remain viable.
All new exterior lighting fixtures shall have frosted/etched glass enclosures or be
shielded light fixtures. Seeded or bent glass is not acceptable. No lighting may
be placed within setbacks except as shown on the approved plan. The applicant
Staff Report to the Planning Commission
Lands ofAgam
April 2, 2009
Page 7
shall provide the Town with a lighting detail or manufacturer's specification on
the fixtures to be used, prior to acceptance of plans for building plan check. All
lighting must comply with the Town's Lighting Policy prior to final inspection.
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
residence and roof eaves comply with the location shown on the approved plans
relative to the 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 approved plan." The applicant shall
submit the stamped and signed letter(s) to the Planning Department prior to
requesting a foundation inspection.
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' 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.
Standard swimming pool conditions:
a. Lights shall be designed so that the source is not visible from off-site.
b. Drainage outfall structures shall be constructed and located to the satisfaction
of the City Engineer.
c. 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 alarms on those doors providing
direct access to the pool.
Staff Report to the Planning Comrnission
Lands of Again
April 2, 2009
Page 8
d. All doors providing direct access from the home and second unit (cabana) 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. Skylights, if utilized, shall be designed and constructed to reduce emitted light.
No lighting may be placed within skylight wells.
11. Air conditioning units shall be located a minimum of 40' from the front property
line and 30' from the side and rear property lines.
12. Fire retardant roofing (class A) is required for all new construction.
13. No new fencing or gates are approved. Any new fencing or gates shall require
review and approval by the Planning Department prior to installation.
14. The applicant shall pay any applicable 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.
15. At time of submittal of plans for building plan check, the applicant shall
submit one of the following checklists to demonstrate compliance with the
Town's Green Building Ordinance:
a. A GreenPoint Rated checklist with the building permit application to
indicate that the project will achieve a minimum of fifty (50) points.
The checklist shall be completed by a qualified green building
professional and shall be attached to the front of the construction
plans. The construction plans shall include general notes or individual
detail drawings, where feasible, showing the green building measure to
be used to attain the required points.
b. A LEED for Homes checklist with the building permit application to
indicate that the project will achieve a minimum of forty-five (45)
points or LEED certification. The checklist shall be completed by a
qualified green building professional and shall be attached to the front
of the construction plans. The construction plans shall include general
notes or individual detail drawings, where feasible, showing the green
building measure to be used to attain the required points.
16. Prior to final inspection and occupancy, a qualified green building professional
shall provide documentation verifying that the building was constructed in
compliance with GreenPoint Rated or LEED® certification.
Staff Report to the Planning Commission
Lands of Agam
April 2, 2009
Page 9
ENGINEERING DEPARTMENT
17. As recommended by Cotton, Shires, & Associates, Inc., in their report dated
January 9, 2009, the applicant shall comply with the following:
a. Updated CBC Design Criteria: The applicant's geotechnical consultant
should prepare updated 2007 CBC seismic parameters for utilization in
preparation of final construction plans by the Project Structural Engineer.
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) to ensure that their recommendations
have been properly incorporated. The consultant should specifically evaluate
the proposed locations and design of subsurface drainage retention/percolation
systems with respect to the geotechnical compatibility with other site
improvements (including basement subdrain systems). Any appropriate
design revisions from a geotechnical perspective should be recommended.
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 (granting
of occupancy).
The results of the CBC update and Geotechnical Plan review shall be
summarized by the geotechnical consultant in a letter and submitted to the
Town Engineer for review along with documents submitted for building
permit plan check.
18. Peak discharge at 25611 Vinedo Lane, as a result of Site Development Permit
315-08, 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
Stall Report to the Planning Commission
Lands ofAgam
April 2, 2009
Page 10
shall be submitted from the project engineer stating that the site grading and storm
drainage detention system were constructed as shown on the approved plans and
in accordance with their recommendations.
19. 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 fine except
to allow for the construction of the driveway access.
20. 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 66=8
months."
21. 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 fust 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.
22. 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
gradingiconstruction operation plan shall address truck traffic issues regarding
dust, noise, and vehicular and pedestrian traffic safety on Vinedo Lane and Elena
Road, storage of construction materials, placement of sanitary facilities, parking
for construction vehicles, clean-up area, and parking for construction personnel.
A debris box (trash dumpster) shall be placed on site for collection of construction
debris. Arrangements must be made with the GreenWaste Recovery, Inc. for the
debris box, since they have a franchise with the Town and no other hauler is
allowed within the Town limits.
23. 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.
Staff Report to the Planning Commission
Lands of Again
April 2, 2009
Page 11
24. 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.
25. The property owner shall be required to connect to the public sanitary sewer prior
to final inspection. A sewer hook up permit shall be required by the Town's
Public Works Department prior to submittal of plans for building plan check
An encroachment permit shall be required for all work proposed within the public
right of way prior to start work.
26. 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
27. 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. The proposed Grasscrete
must be installed and maintained to the satisfaction of the Fire Department and
per manufacturers' instructions. The Grasscrete surface must provide all-weather
performance equal to asphalt or concrete and must support the imposed loads of
fire apparatus. Written certification that this installation will provide sufficient
load-bearing capabilities and all-weather durability must be prepared by a licensed
engineer and submitted with plans for building permit plan check.
28. Provide an access driveway with a paved all weather surface, a minimum
unobstructed width of 14 feet, a vertical clearance of 13 feet 6 inches, and a
minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%.
29. An automatic residential fire sprinkler system approved by the Santa Clara County
Fire Department shall be included in all portions of the building. Tbree sets of plans
prepared by a sprinkler contractor shall be submitted to the Santa Clara 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 final
inspection and occupancy of the new residence.
30. The project is located within the designated Wildland-Urban Interface Fire Area.
The building construction shall comply with the provisions of California Building
Code (CBC) Chapter 7A. Note that vegetation clearance shall be in compliance
with CBC Section 701A.3.2.4 prior to final approval. Check with the Planning
Department for related landscape plan requirements.
Staff Report to the Planning Commission
Lands ofAgam
April 2, 2009
Page 12
31. 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.
CONDITION NUMBERS 14, 18, 21, 22, 23, 25 AND 26 SHALL BE COMPLETED
AND SIGNED OFF BY TOWN STAFF 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 April 24, 2009
provided the applicant has completed all conditions of approval required prior to
acceptance of plans for building plan check.
Upon completion of the construction, a final inspection shall be required to be set with
the Planning and Engineering Departments two weeks prior to final building inspection
approval.
NOTE: The Site Development permit is valid for one yew from the approval date (until
April 2, 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 you and
completed within two years.
Staff Report to the Planning Commission
Lands of Aga.
Apri12, 2009
Page 13
ATTACHMENT
RECOMMENDED FINDINGS FOR GRADING POLICY EXCEPTION
LANDS OF AGAM, 25611 VINEDO LANE
File # 315-08-ZP-SD-GD
1. The proposed grading is consistent with Section 10-2.702.c of the Los Altos Hills
Municipal Code, the proposed grading will help lower the profile of a portion of
the structure and render it less visible from off-site.
2. The proposed area of grading 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 will not result in the placement of retaining walls that are
visible from off-site.
4. The Grading Policy emphasizes cut to lower the profile of structures over fill or
foundation walls, which tend to raise the profile of the structure. The proposed
underground garage requires no fill.
�P" Ooa FIRn DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • vnx sccfd.org
PLAN
REVIEW
No.
PLAN REVIEW COMMENTS PERMRNo
CODMEC. i SHEET i NO. I REQUIREMENT
Attachment 3
Nemutio
S /uvdRed
AB,
08 3516
CM PIANS SPECS NEW PMOL 15
OCCUPANCY
CONST, TYPE
Plan review of a 9,290 square foot two-story single-family residence with two
DATE
PAGE
LAB N ❑ ® ❑ ❑
attached garages, basement, covered patio and cabana.
CFCPr
Stotler Design Group
1
Required Fire Flow: The fire flow for this project is 1,500 gpm at 20 psi residual
Appendix B
MFA
LDAD
pressure. The adjusted fire flow is available from area water mains and fire
BY
LOT 3, 2 story
9290 sf
hydrant(s) which are spaced at the required spacing.
Residential Construction
Harding, Doug
I
2
Wildland-Urban Interface: This project is located within the designated
SFR
25611 Vineda Ln
Wildland-Urban Interface Fire Area. The building construction shall comply with
the provisions of California Building Code (CBC) Chapter 7A. Note that
vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to
final approval. Check with the Planning Department for related landscape plan
requirements.
CFC Sec.
3
Fire Sprinklers Required: Approved automatic sprinklers are required in all new
903.2, as
and existing modified buildings when gross floor area exceeds 3,600 square feet or
adopted
that are 3 or more stories in height. Exception:One-time additions to existing
and nse�
buildings made after 01 / 01 / 2008 that do not exceed 500 gross square feet.
An automatic sprinkler shall be provided in all new structures located in the
designated Wildland-Urban Interface area. Exception: Any non -habitable
accessory structures to single family residences that have gross floor area of 500
square feet or less. 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.
CFC Seo. 503
4
Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway
with a paved all weather surface, a minimum unobstructed width of 14 feet,
vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet
outside and 23 feet inside, and a maximum slope of 157o. Installations shall
CM PIANS SPECS NEW PMOL 15
OCCUPANCY
CONST, TYPE
APPIIU"A'"
DATE
PAGE
LAB N ❑ ® ❑ ❑
R -3,U
V -B
Stotler Design Group
12/15/2008
1 OF 2
CFChLODR
MFA
LDAD
SCRIPTN
OEp
BY
LOT 3, 2 story
9290 sf
Residential Construction
Harding, Doug
I
NAME OF PROJECTLOCATION
SFR
25611 Vineda Ln
as the Santa Clara Countv Central Fire Protection District
Serving Santo Clam County and ON, mnlmanjN. of Campbell, CUpertmo, Los Altos,
Los Altos Hills, Los Gams, Monte Sereno, Morg n Hill, and Saratoga
��POLAnA o00
FIRr- DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester BW., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • uw scafd..rg
PUN
FEVIEW
No.
PLAN REVIEW COMMENTS KING Nu
JOESEC. I SHEET I NO.I REQUIREMENT
Sec.
C Sec.
a°ma�a° M
1 r....J
nWm
AIR. A[amiit�
Agenry
08 3516
to Fire Department Standard Details and Specifications sheet D-1.
?ire Department (Engine) Driveway Tum -around Required: Provide an
ipproved fire department engine driveway turnaround with a minimum radius of
16 feet outside and 23 feet inside. Installations shall conform with Fire Department
itandard Details and Specifications D-1.
NOTE: Plans show'Grasscrete' as the surface of the Fire Dept. turnaround. This
)roduct must be installed and maintained to the satisfaction of this department and
rer manufacturers instructions. The Grasscrete surface must be provide
ill -weather performance equal to asphalt or concrete and must support
he imposed loads of fire apparatrus. Written certification that this installation will
rrovide sufficient load-bearing capabilities and all-weather durability must be
)rovided to this office by a properly licensed engineer.
ises Identification: Approved numbers or addresses shall be placed on all
and existing buildings in such a position as to be plainly visible and legible
the street or road fronting the property. Numbers shall contrast with their
ns not approved.
not issue Building Permit.
CM PUNS SPECS NEW PMOL AS
OCCUPANCY
CONST. TYPE
ApplbMHema
GATE
PAGE
AH ® C]N El ElR-3,U
V -B
Stotler Design Group
12/15/2008
2 OF 2
IChLOOX
APFA
LOA.
OESCflMTION
9Y
0T 3, 2 story
9290 sf
Residential Construction
Harding, Doug
AMEOFPNOJECT
LOCATON
SFR
25611 Vinedo Ln
Organized as the Santa Clara County Central Fire Protection District
Senting Santo Clam County and the comm unities of Campbell, Cupertino, Los Alms,
Los Altos Hilh, Lus Gotos, Monte Sereno, Morgan Hill, and Samtoga
rAE.COTTON, SHIRES & ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS
TO: Debbie Pedro
Planning Director
TOWN OF LOS ALTOS HILLS
263'9 Fremont Road
Los Altos Hills, CA 94022
SUBJECT: Geotechnical Peer Review
RE: Agam, New Residence
315-08-ZP-SD-GD
25611 Vinedo Lane
Attachment 4
January 9, 2009
L0388
At your request, we have completed a geotechnical peer review of the subject
application for the proposed new residence using:
• Geotechnical Investigation (report) prepared by JF Consulting,
Inc., dated July 11, 2007;
• Architectural Plans (13 sheets, various scales) prepared by Stotler
Design Group, dated March 20,2008; and
• Civil Plans (4 sheets, various scales) prepared by NNR
Engineering, dated December 4, 2008.
In addition, we have reviewed pertinent technical documents from our office
files, including a previous subdivision plan including the subject property in 2007
(10227), and completed a recent site inspection.
DISCUSSION
Based on our review of the referenced plans, we understand that the applicant
proposes to construct a new two-story, single-family residence with basement on one of
Norttiem California Office
330 Village lane
Los Gatos, CA95030-7218
(408) 354-5542 • Pax (408) 3541852
e-mail losgatos®cottomhires.cam
www.cottonshires.com
Centcal Califomia Office
6417 Dogme a Road
San Andreas, CA 95249-9640
(2)9) n6A 2 • Fax (209) 936-1212
e-mail cottonedres®starband.net
Debbie Pedro January 9, 2009
Page L0388
the three recently subdivided lots. At the time of our recent site inspection, the lot was
covered with grass, and mature trees. Access to the lot is to be provided via a new
asphalt driveway extending from Vinedo Lane. Proposed project grading includes
approximately 4,825 cubic yards of cut to be exported from the site. This volume
includes excavation for the basement and a swimming pool. The project includes a
storm water retention system, bubbler boxes, and dissipater structures.
SITE CONDITIONS
The subject property is generally characterized by gentle (5 to 10 percent
inxlination) southeast -facing hillside topography. Drainage at the site is charactenzed as
uncontrolled sheet flow to the east and southeast.
According to the Town Geologic Map, the subject property is underlain, at
depth, by weathered greenstone bedrock of the Franciscan Complex. According to
exploratory borings presented in the referenced investigation, greenstone bedrock
materials are locally overlain by relatively shallow, potentially expansive sandy clay
(colluvium) in the vicinity of the proposed building pad.
According to the Town Geotechnical Hazards Map, the site lies partially within
"A" and "D" geotechnical zones. The nearest traces of the potentially active Monta
Vista and Berrocal faults are mapped approximately 600 feet northwest and 1,150 feet
southwest, respectively, of the subject property. Additionally, the active San Andreas
fault is located approximately 3.1 miles southwest of the site.
CONCLUSIONS AND RECOMMENDED ACTION
Site development is constrained by anticipated strong seismic ground shaking,
mid potentiaiiy expansive earth materials. The Project Geotechnical Consultant has
previously conducted an investigation of the entire subdivision and provided
geotechnical design recommendations that generally appear appropriate for apparent
constraints to the currently proposed development. We note that presented seismic
design parameters were based on the 1997 UBC. Updated 2007 California Building
Code (CBC) seismic design parameters should be prepared. The design of project
drainage systems should be evaluated from a geotechnical perspective by JF Consulting.
We do not have geotechnical objections to the proposed layout of site improvements.
We recommend that documentation to address the following Items 1 and 2 be submitted
to the Town along with other documents for building permit plan -check.
COTTON, SHIRES & ASSOCIATES, INC.
Debbie Pedro
Page 3
January 9, 2009
L0388
1. Updated CBC Design criteria - The applicant's geotechnical
consultant should prepare updated 2007 CBC seismic parameters
for utilization in preparation of final construction plans by the
Project Structural Engineer.
2. 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 consultant should specifically
evaluate the proposed locations and design of subsurface
drainage retentionipercoiation systems with respect to
geotechnical compatibility with other site improvements
(including basement subdrain systems). Any appropriate design
revisions from a geotechnical perspective should be
recommended.
The results of the CBC update and geotechnical plan review
should be summarized by the geotechnical consultant in a letter
and submitted to the Town along with other documents for
building permit plan -check.
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 should be described by the geotechnicai consultant in a
letter and submitted to the Town Engineer for review prior to
final (granting of occupancy) project approval.
LIMITATIONS
This geotechnical 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
COTTON, SHIRES & ASSOCIATES, INC.
Debbie Pedro
Page 4
January 9, 2009
L0388
and practices of the geotechnical profession. This warranty is in heu of all other
warranties, either expressed or implied.
TS:DTS:JS:kd
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre U
Principal Engineering Geologist
CEG 1795
,
David T. Schrier
Principal Geotechnical Engineer
GE 2334
COTTON, SHIRES & ASSOCIATES, INC.
Attachment 5
Environmental —esign and Protection Committee
-- ri
New Residence/Remodel Evaluation
Reviewedby: , b�%cC:, Date
RECEIVED
Applicant
DEC 15 2008
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GOWN OF LOS ALTOS HILL Attachment 6
PLANNING DEPARTMENT
1-,
26379 Ftemont Road •Los Altos Hills, California 94022 • (650) 941-7222 •FAX (650) 94 �-3160
WORKSHEET #2 TOWN OF LOS ALTOS HILLS
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
PROPERTY OWNER'S NAME Isaac Agam
PROPERTY ADDRESS 25611 Vinedo Lane, Los Altos Hills, Ca
CALCULATED BY SCOTT STOTLER I DATE December 10, 2008
1. DEVELOPMENT AREA
(SQUARE FOOTAGE)
A. House and Garage (from Part 3. A.)
B. Porch (Non -MFA)
C. Driveway and Parking
(Measured 100' along centerline)
D. Patios/Walkways/egress/lightwells
E. Cabana
F. Pool and Decking
G. Accessory Buildings (from Part B)
H. Any other coverage (Terraces)
TOTALS
Existing (to be
removed)
0
0
0
0
0
0
0
0
0
Proposed Total
(Additions/Deletmns)
5411
5411
50
50
3485
3485
2952
2952
0
0
533
533
Icr
oci
12682
Maximum Development Area Allowed - MDA (from Worksheet #1)
2. TOTAL IMPERVIOUS SURFACE Existing Proposed
(SQUARE FOOTAGE)
TOTALS
12682
13913
Total
0 11670 11670
3. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total
(Additions/Deletions)
A. House and Garage
a. 1st Floor 0 3000 3000
b. 2nd Floor 0 1974 1974
c. Attic and Basement (Non -MFA) 0 0 0
d. Garage 0 437 437
e. Porch (MFA) 0 50 50
B. Accessory Buildings
a. 1st Floor 0 251 251
b. 2nd Floor 0 0 0
c. Attic and Basement 0 0 0
TOTALS 0 5712 5712
Maximum Floor Area Allowed - MFA (from Worksheet #1) 5855
TOWN USE ONLY CHECKED BY DATE
Rev. 3/20/02 Page 1 of 1 Town of Los Altos Hills
r-
Attachment 7
Giuliani & Kull, Inc.
San Jose - Oakdale - Auburn
March 20, 2009
Project No. 07172
Nicole Horvitz
David Keyon
Planning Dept.
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Subiecf 25631 Elena Road (Lot 1) & 25611 Elena Road (Lot 3)
Dear Nicole and David:
This letter is to state that Giuliani and Kull, Inc. has reviewed the story poles
constructed on both of the subject sites. We found that the poles have been constructed,
both horizontally and vertically, in general conformance with the construction stakes that
we provided, as well as the architectural plans prepared by Stotler Design Group, and the
grading plans prepared by NNR Engineering.
If you have any questions or comments regarding this matter, please do not hesitate
to contact our office.
Sincerely,
GIULIANI & KULL, INC.
ark A. Helton, PE, PLS
4880 Stevens Creek Blvd„ Suite 205 • San Jose, CA 95129 • (408) 615-4000 • Fax (408) 615-4004