HomeMy WebLinkAboutItem 3.1Item 3.1
TOWN OF LOS ALTOS HILLS May 7, 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 VINEDO LANE (LOT # 3); FILE #315-08-
ZP-SD-GD (CONTINUED FROM APRIL 2, 2009).
FROM: David Keyon, Associate Planner
APPROVED BY: Debbie Pedro Planning Director
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit subject to the revised plans and
recommended conditions of approval in Attachment 1.
BACKGROUND
On April 2, 2009 the Planning Commission continued this project with specific direction
for the applicant to move the house and driveways back (north) 10 additional feet to
reduce the amount of driveway located within the setback along the southeastern property
line. This will provide an additional 10' of undeveloped area within the setbacks for
future landscape screening to mitigate potential visual and privacy impacts for the
neighbor to the south.
DISCUSSION:
To address the Commission's direction, the applicant moved the house back 5 to 10 feet
so the driveway to the basement garage could be moved 10 feet further from the
southwestern property line. The floor area is the same as the previous proposal, and
basement has been reduced in size by about 88 square feet due to a reduction in the size
of the "au -pair" unit. The length of the patio between the pool and main residence was
also reduced by 5 feet in order to accommodate the new location of the residence.
To stay within the height and grading limits of the first proposal, the finished floor
elevation of the main level increased one foot, from 438.5 feet to 439.5 feet. The
maximum height will remain under the 27 foot height limit (at 26'-6") and the overall
(lowest point to highest point) height will be 34'-10".
A grading policy exception for up to 11' of out for the driveway and basement garage is
still requested. As in the previous design, 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.
Planning Commission
Lands of Agana
May 7, 2009
Page 2
Comments from neighbor
Since the April 2"a, 2009 Planting Commission hearing, staff received an e-mail from
Mr. and Mrs. Lauterbach (neighbors to the immediate south), who expressed concern
over the long term health of oak trees on their property adjacent to the project site whose
limbs were trimmed by the applicant (attachment 3). Staff recommends tree protection
fencing mound the former driplines of these trees to avoid damage to their root systems
by construction equipment (condition 17).
CEOASTATUS
The proposed Site Development Permit 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. Staff report to the Planning Commission with attachments, dated April 2, 2009
3. E-mail correspondence from Valerie Lauterbach, neighbor at 25712 Elena Road
4. Project plans, prepared by Stotler Design Group and Giuliani & Kull, Inc., dated April
10,2009
Planning Commission
Lands of Again
May 7, 2009
Page 3
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 4315-08-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 fust 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
hearing. 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. 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 years 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
shall provide the Town with a lighting detail or manufacturer's specification on
Planning Commission
Lands of Again
May 7, 2009
Page 4
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.
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' 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.
8. 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.
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.
Planning Commission
Lands ofAgam
May 7, 2009
Page 5
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 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.
17. Prior to beginning any grading or construction operation, all significant trees on
the adjacent property to the south (Lands of Lauterbach) with drip lines that
encroach onto the subject property are to be fenced at the original drip line.
Planning Commission
Lands of Again
May 7, 2009
Page 6
Chain-link fencing shall clearly delineate the drip line on the subject property.
Town staff must inspect the chain-link 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 chain-link 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.
ENGINEERING DEPARTMENT
18. 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.
19. 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
Planning Commission
Lands ofAgam
May 7, 2009
Page 7
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 site grading and storm
drainage detention system were constructed as shown on the approved plans and
in accordance with their recommendations.
20. 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.
21. 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."
22. 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.
23. 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 Vinedo Lane and Elena
Road, storage of construction materials, placement of sanitary facilities, parking
for construction vehicles, clean-up area, and puking for construction personnel.
A debris box (trash dumpster) shall be placed on site for collection of construction
debris. Arrangements must be made with the Green Waste Recovery, Inc. for the
debris box, since they have a franchise with the Town and no other hauler is
allowed within the Town limits.
Planning Commission
Lands of Agam
May 7, 2009
Page 8
24. 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
25. 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.
26. 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.
27. 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
28. 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.
29. 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%.
30. 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 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.
Planning Commission
Lands of Again
May 7, 2009
Page 9
31. 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.
32. 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, 19, 22, 23, 24, 26 AND 27 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 ]une 1, 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 year from the approval date (until
May 7, 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 yews.
Attachment 2
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 SWRvflvIING
POOL; LANDS OF AGAM, 25611 VINEDO LANE (LOT # 3); FILE #315-08-ZP-
SD-GD.
FROM: David Keyon, Associate Planner W
APPROVED BY: Debbie Pedro, AICP, Planning Directorc�
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 REOUlRFMENTS
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
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:
1.070 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
Shoff 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 l)
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 34'10". 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 & Parkins
Access is proposed from Vinedo Lane via a shared driveway with Lot 2. The driveway is
proposed tosplit into two; one 14' wide driveway up the west side of the house to a two -
car garage on the 1" 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 Lighting
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
45). 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 ofAgam
April 2, 2009
Page 3
Trees and Landscapin
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 44).
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) yews, 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 4242-08-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 #7-06-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 Planting Conunission
Lands of Agan
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 of Agam
April 2, 2009
Page 5
ATTACHMENTS
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. Recommnendations from Environmental Design Committee, dated 12/15/08.
6. Worksheet #2 (NUA 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 of Again
April 2, 2009
Page 13
ATTACHMENT
RECOMMENDED FINDINGS FOR GRADING POLICY EXCEPTION
LANDS OF AGAM, 25611 VINEDO LANE
File 4 315-08-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° 000 FIRc DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818.::.,w'd
(408) 378-4010 • (408) 378-9342 (fax) AmmItm
As•m
REVIEW 06 3516
ND. —
PLAN REVIEW COMMENTS PENMRP
CMMEC. I $NEST No REDVIREMENT
Plan review of a 9,290 square foot two-story single-family residence with two
attached garages, basement, covered patio and cabana.
CFc SEC 1 Rice uired Fire Flow: The fire flow for this project is 1,500 gpm at 20 psi residual
Appendix 8 B ppressure. The adjusted fire flow is available from area water mains and fire
hydrants) which are spaced at the required spacing.
2 Wildland-Urban Interface: This 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.
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 en eA 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 Sec. 503 4 Fire Apparatus (Eneine)Access Driveway Required: Provide an access driveway
with a paved all weather surface, a minimum unobstructed width of 14 feet,
vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet
outside and 23 feet inside, and a maximum slope of 15%D. Installations shall
CM RANG SPECS NEW RMDL AS
DCCLPANCY
CONST. TTPE
Apla"MNDm
DATE
PAGE
LAH N ❑ ® ❑ ❑
R-3, U
V -B
Stotler Design Group
12/15/2008
1 oP 2
SECIFLODR
ARFA
LOAD
DEGCRIPTIDN
RY
LOT 3, 2 story
9290 sf
Residential Construction
Harding, Doug
N4ME DF PROJECT
LOCATION
SFR
25611 Vinedo Ln
Organized as the Santa Clara County Central Fire Protection District
Serinng Los Aft. Hill ,, Los Ga..,onte Stnono, Morgan Hill, and Soratog s Altos,
DDMEC. I SHEET I NO. I REOVWEMEM
C Sec.
C Sec.
EIRr, DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fad • uunv.scafd.o s
Ap
PUN
REVIY+o 08 3516
PLAN REVIEW COMMENTS PERYRNc
to Fire Department Standard Details and Specifications sheet D-1.
rire me "'Attngmel Unvewav'Turn-around 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.
NOTE: Plans show 'Grasscrete' as the surface of the Fire Dept. turnaround. This
Droduct must be installed and maintained to the satisfaction of this department and
)er 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
)rovide sufficient load-bearing capabilities and all-weather durability must be
)rovided to this office by a properly licensed engineer.
uses ldentitication: Approved numbers or addresses shall be placed on all
and existing buildings in such a position as to be plainly visible and le ble
the street or road fronting the property. Numbers shall contrast with their
ns not approved.
not issue Building Permit.
CYy PIANS
SPECS NEW AMM "
OCCUPANCY
CONST. TYPE
peps-.—
ppTE
AH ®
❑ N ❑ ❑
R-3, U
V -B
Stotler Design Group
ppGE
12/15/2008 2 2
CJFLppR
APFA
LOAD
DESCFIPrbH
—OF_
>T 3, 2 story
9290 sf
Residential Construction
SY
Harding, Doug
AYE OF PIX)JECT
LOCATION
SFR
25611 Vinedo Ln
Organized as the O_- Clara County Central fire Protection District
Seming Santa Clam County and the comm nitlez o)Camp6ell, Cupertino, Ins Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and SDmtoaa
0 COTTON, SHIRES & ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS
January 9, 2009
L0388
TO: Debbie Pedro
Planning Director
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, CA 94022
SUBJECT: Geotechnical Peer Review
RE: Agam, New Residence
315-08-ZP-SD-GD
25611 Vinedo Lane
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
(L0227), 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
Nonbem Calif -mi- Office
33o Village Lane
Los Gatos, CA 95030-7218
(408) 3545542 • Fax (408) 354182
e-mail losgatoAcottonshires.com
www.cottonshires.com
eenteal eablamta umea
6417 Dogtown Road
San Andreas, GA 95249-9640
(209) 7364252 • Fax (209) 7361212
e-mail: cottonAwes®starband.net
Debbie Pedro January 9, 2009
Page 2 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
stone water retention system, bubbler boxes, and dissipater structures.
SITE CONDITIONS
The subject property is generally characterized by gentle (5 to 10 percent
"cli,at,m) southeast -facing hillside topography. Drainage at the site is ch ractenzed 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,
and potentially expansive earth materia&. 'Ihe Project Geo`.echrucal 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 retentionlpercoiation 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.
3. 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 m -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 geotechnical peer review has been performed toprovide 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
January 9, 2009
L0388
and practices of the geotechnical profession. This warranty is in lieu of all other
warranties, either expressed or implied.
TS:DTS:JS:kd
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted
Principal Engineering Geologist
CEG 1795
David T. Schrier
Principal Geotechnical Engineer
GE 2334
COTTON, SHIRES & ASSOCIATES, INC.
�1 L, Lt
Environmental —esign and Protection Committee
New Residence/Remodel Evaluation
Reviewedby: � �'ti'�eEy Date tr ILS
RECEIVED
Applicant
�^ OEC 1 5 toes
Name YT� h'L
I um OF LOS ALTOS IULL$
Address KyLf (1)(3
Site
issues/comments:
DOWN OF LOS ALTOS HILL
PLANNING DEPARTMENT
26379 Fremont Road • Los Altos Hills, California 94022 • (650) 941-7222 •FAX (650) 941-3160
WORKSHEET #2 TOWN OF LOS ALTOS HILLS
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
PROPERTY OWNER'S NAME Isaac Again
PROPERTY ADDRESS 25611 Vinedo Lane, Los Altos Hills, Ca
CALCULATED BY SCOTT STOTLER DATE December 10 2008
1.
DEVELOPMENT AREA
Existing (to be
Proposed
Total
1974
(SQUARE FOOTAGE)
removed)
(Additions/Deletions)
0
A.
House and Garage (from Pan 3. A.)
0
5411
5411
B.
Porch (Non -MFA)
0
50
50
C.
Driveway and Parking
(Measured 100' along centerline)
0
3485
3485
D.
Patios/Walkways/egress/lightwells
0
2952
2952
E.
Cabana
0
0
0
F.
Pool and Decking
0
533
533
G.
Accessory Buildings (from Pan B)
0
251
251
H.
Any other coverage (Terraces)
0
TOTALS
0
12682
12682
Maximum Development Area Allowed - NIDA (from Worksheet #1)
13913
2.
TOTAL IMPERVIOUS SURFACE
Existing
Proposed
Total
(SQUARE FOOTAGE)
TOTALS 0
3. FLOOR AREA (SQUARE FOOTAGE) Existing
A. House and Garage
a. 1st Floor
b. 2nd Floor
c. Attic and Basement (Non -MFA)
d. Garage
e. Porch (MFA)
B. Accessory Buildings
11670
Proposed
(Additions/Deletions)
11670
Total
0
3000
3000
0
1974
1974
0
0
0
0
437
437
o
so
so
a- 1st Floor 0
b. 2nd Floor 0
c. Attic and Basement 0
TOTALS 0
Maximum Floor Area Allowed -MFA (from Worksheet # 1)
251 251
0 0
0 0
5712 5712
5855
TOWN USE ONLY CHECKED BY DALE
Rev. 3/20/02 Page 1 of I Town of Los Altos Hills
r'
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
Subiect: 25631 Elena Road (Lot 1) & 25611 Elena Road (Lot 31
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.
tjl a:t t ,
VVMark A. Helton, PE, PLSJ
4880 Stevens Creek Blvd., Suite 205 • San Jose, CA 95129 - (408) 615-4000 • Fox (408) 615-4004
Attachment 3
David Kevon
From:
Valerie Lauterbach [
Sent:
Sunday, April 05, 2009 10:28 PM
To:
Carl Cahill
Cc:
David Keyon
Subject:
Deliberate damage to heritage oaks
Dear Mr. Cahill,
we have a line of heritage oaks (with a circumference of 36" or more at the 4' high point)
with trunks just inside the perimeter of our property, 25712 Elena Road, adjacent to Lot 3
of 25611 Vinedo Lane.
While taking a close look at the story poles for the proposed residence for Lot 3, we
discovered that the owner had cut off all of the branches of these oaks that extended over
his property.
Had the branches not been cut, he would have had to fence off half -circles extending 20
feet onto his property to protect the dripline. Of course, the dripline is still there,
even though he cut the branches, and needs to be protected from grading and other damage.
Instead he has plans for a driveway only ten feet from the property line. It seems clear
that the trimming was done to deliberately make that land available for grading, because
another heritage oak just beyond the trimmed ones, and beyond his development plans,
wasn't touched.
We are concerned for the health of these trees if he is allowed to pretend that they atop
abruptly at the property line as he has trimmed them, as well as being concerned about the
development process with this owner!
I'm addressing this email to you, since I see from the website that your responsibilities
include "responsibility and authority to ensure that the laws and ordinances of the Town
are duly enforced," and I believe the heritage oaks are protected by a Town ordinance.
I have some photos of the trimmed trees I could bring by your office. I will call your
office tomorrow morning to discuss this situation.
Thank you,
Valerie Lauterbach