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HomeMy WebLinkAboutItem 3.2TOWN OF LOS ALTOS HILLS May 7, 2009 Staff Report to the Planning Commission RE: SHE DEVELOPMENT PERMIT FOR A NEW TWO STORY RESIDENCE WITH A BASEMENT, ATTACHED SECOND UNIT, SWIMMING POOL AND GRADING POLICY EXCEPTIONS FOR THE HOUSE, THE DRIVEWAY AND PORTIONS OF THE FRONT, SIDE AND REAR YARDS; LANDS OF EVANS; 11641 BUENA VISTA DRIVE; FILE #31-09-ZP-SD-GD FROM: Nicole Horvitz, Assistant Planner APPROVED BY: Debbie Pedro, AICP, Planning Director That the Planning Commission: Approve the requested Site Development Permit for the new residence, pool and the Grading Policy exceptions for the house, the driveway and portions of the front, side and rear yards subject to the recommended conditions in Attachment I and findings of approval in Attachment 2. BACKGROUND The subject property is located on the north side of Buena Vista Drive. The surrounding uses include single-family homes on adjacent parcels to the west, east, and south. The applicant proposes to demolish an existing two story residence and construct a new two story residence with basement, attached second unit and swimming pool. CODE REQUIREMENTS Per Section 10-1.508 (Estate Homes Ordinance) 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. i7T.Yfli1.`f.YS�2�l Site Data: Gross Lot Area: 10.22 acres Net Lot Area: 9.89 acres Average Slope: 32.2% Lot Unit Factor: 5.177 Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 2 of 16 Floor Area and Development Area: Area (sq.ft) Maximum Existing Development 38,372 6,874 Floor 25,581 4,440 Site and Architecture Proposed Increase Remaining 23,929 17,055 14,443 11,954 7,515 13,627 (Basement 1,580) The applicant is requesting approval of a Site Development Permit to construct an 11,954 square foot two story residence with a 1,580 square foot basement, a 1,064 square foot swimming pool and a 732 square attached second unit. The subject parcel is over ten (10) acres in size. A half acre portion of the parcel is separated from the rest of the site by Central Drive. The existing residence is located primarily on a flat building pad adjacent to a steep slope at the rear of the lot that extends down to Central Drive. The average slope of the property is 32.2%. The proposed new 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 52' from the south (front) property line, 120' from the east property line (side), 200' from the west (side) property line and 350' from the north (rear) property line. The maximum building height on a vertical plane is 29'6" and the maximum overall height of the building (including chimneys and appurtenances) from the lowest point to .the highest point is 35'. Proposed exterior materials consist of cor-ten siding, stone veneer, wood windows and doors and a flat living roof. The basement level of the new residence has 1,580 square feet of area which includes a bonus room, wine cellar and a powder 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 2,479 square feet of living space with an exercise room, office, a two (2) car garage with a shop and an attached 732 square foot second unit. The main level has 7,355 square feet of living space with foyer, living room, dining room, family room, pantry, kitchen, office, recreation room, three (3) bedrooms, a master bedroom and a two (2) car garage. Driveway & Parkine The existing driveway will be removed and replaced with two (2) new driveways. Pursuant to Section 10-1.601 of the Municipal Code, a total of five (5) parking spaces are required, the applicant is proposing six (6). Two separate garages are proposed, both are Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 3 of 16 sunken and are two (2) car garages with an additional two (2) parking spaces located outside of the property line setbacks. Grading Policy Exception Total grading quantities for this project include 2,700 cubic yards of cut for the house, basement and swimming pool. The Engineering Department has reviewed the proposed grading plan and concluded that it is not in conformance with the Town's Grading Policy. 1. House The applicant is proposing up to 16' of cut for the house where 8' is allowed. Per the Towns Grading Policy, "Driveway cut may be increased up to a maximum of eight feet (89 for the portion of the driveway or backup area which is adjacent to a garage that has been lowered with a similar amount of cut. " Additionally, requirements for building siting are addressed in Section 10-2.702.c of the Los Altos Hills Municipal Code: "The location of all structures should create as little disturbance as possible to the natural landscape. The amount of grading, excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless grading is proposed to lower the profile of buildings. Additional grading may be allowed for the purpose of lowering the profile of the building provided that at the completion of the project the visual alteration of the natural terrain is minimized. The removal of vegetation and alteration of drainage patterns shall be the minimum necessary to accommodate the proposed structure." Portions of the house also exceed the 8' of cut allowed per the Town's Grading Policy. The applicant is proposing a cut of up to 16' to lower the profile of the house. 2. Front, Side and Rear Yards The applicant is requesting up to 7' of cut for the front, side and rear yards areas. The 7' of cut for the front (south) yard is to lower the area in front of the entrance of the house so it is level and steps are not needed The 5' of cut along the (side) west property line is for a water feature • The 5'6" of cut along the rear (north) of the residence is for a walkway 4' of fill along the (side) east property line is for the driveway retaining walls Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 4 of 16 %/ ® -C4 sm -Fill Up to 5 ..„ 6 r rB __ -. -_ Outdoor Li tine The applicant is proposing shielded and down lights located on the exterior of the residence. (Lighting plan sheets LD1, LD2 and LD2.1) Staff has included condition #11 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. Trees & Landscanine The existing landscaping consists of a variety of trees including heritage oaks and pines. There are eight (8) trees proposed for removal with this application including 9" and 5" oaks and six (6) various species of trees. The applicant has sited and designed the new residence in a way to preserve a 24" oak along the south property line at the entrance of the house. An arborist has inspected the trees and prepared a report and a tree protection plan to protect the remaining trees during construction. (Attachment 7) With this application the applicant is proposing to install ten (10)-36" box coast live oak trees after completion of rough grading along the south property line in order to help Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 5 of 16 mitigate the new residence from the neighbors. The applicant has previously planted a total of 140 oaks on various locations on the property. 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, and a maintenance deposit to ensure viability of plantings will be collected prior to final inspection. Drainage Water runoff generated from the new development will be collected in a 4-6" storm drain pipe around perimeter of the property and carried into two (2) storm drain pipes that are 48" in diameter and 43' feet long, then metered out by a 2 Vz- PVC pipe. Overflow will be sent into two (2) energy dissipaters. 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. Open Space Easement As a condition of approval for the new residence, the applicant will dedicate an open space easement along the northerly portion of the property that has steep slopes and heavy oak tree coverage. The applicant has discussed the exact location with the Open Space Committee and has shown the proposed easement on sheet C I. Neighbor Concems On April 28, 2009 staff received an email from the neighbors at 27861 Moody Road (Lands of Taylor) regarding the height of the house. (Attachment 8) 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, a fire access driveway and fire truck turnaround. (Attachment 3) Staff Report to the Planning Couanission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 6 of 16 Green Building Ordinance This project is required to comply with the Town's Green Building Ordinance. The new residence is designed to achieve 167 points in Build it Green's GreenPoint Rated program. Geotechnical Review The Town's geotechnical consultant Cotton, Shires & Associates, Inc has reviewed the soil and foundation report prepared by Romig Engineers dated May 27, 2008 and recommends approval of the permit based on conditions and 18 a & b. (Attachment 4) Committee Review The Pathways Committee recommends dedication of a pathway easement along the entire portion of land north of Central Drive. (Condition #24) There is an existing pathway easement along the west side of the property connecting Buena Vista Drive to Central. The Environmental Design and Protection Committee commented that there should be a open space easement and that copper gutters and downspouts should not be used on the new residence. (Attachment 6) CEOASTATUS The project is categorically exempt under CEQA per Sections 15303 (a) & (e) I. Recommended Conditions of Approval 2. Findings of Approval for Grading Policy Exception 3. Recommendations from Santa Clara County Fire Department dated March 3, 2009 4. Recommendations from Cotton, Shires, and Associates dated March 3, 2009 5. Recommendations from the Pathways Committee dated March 23, 2009 6. Comments from Environmental Design and Protection Committee dated March 20, 2009 T Arborist Report 8. Email from Kent & Mary Taylor dated April 28, 2009 9. Grading Policy 10. Worksheet #2 11. Green Point Rated Checklist 12. Development plans: site, topographic, grading & drainage, floor, elevation, section, roof, grading policy exception exhibit and lighting plans. Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 7 of 16 ATTACHMENT RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH BASEMENT AND SWIMMING POOL LANDS OF EVANS, 11641 BUENA VISTA DRIVE File # 31-09-ZP-SD-GD A. PLANNING DEPARTMENT: 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. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River Red Gum (E. camaldulensis), Swamp Gum (E. mdis), 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 Califomia 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 Planning Commission. 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. 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 Evans 11641 Buena Vista Drive May 7, 2009 Page 8 of 16 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 constmction 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 cabana are no less than 50' from the front property line and 37'6 "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 and cabana 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. 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 and cabana complies with the 29'-6" 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 ofthe 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 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 Evans 11641 Buena Vista Drive May 7, 2009 Page 9 of 16 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. 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 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. Fencing is approved as shown on the plans. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 11. Outdoor lighting is approved as shown on sheet LD1, LD2 and LD2.1. Light fixtures shall have frosted glass or be down lights. 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. 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 Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 10 of 16 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. 15. 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. 16. The property owner shall grant an Open Space Easement to the Town on the northern portion of the property as shown on sheet Cl. No structures are permitted and no grading or fill shall be permitted. Native vegetation may be planted within the easement but no irrigation or sprinkler systems are permitted. The property owner shall provide legal description and plat exhibits that are prepared by a licensed land surveyor and the Town shall prepare the grant document. The grant document shall be signed and notarized by the property owner and returned to the Town prior to acceptance ofplans for building permit. 17. 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 worksheet 42 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. ENGINEERING DEPARTMENT: 18. As recommended by Cotton, Shires & Associates, Inc., in their report dated March 3, 2009, the applicant shall comply with the following: a. 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 Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 11 of 16 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 location of the septic field and comment on the potential for adverse slope stability impacts and/or surfacing of effluent, especially when the ground is saturated. In addition, the design and location of proposed drainage energy dissipaters should be evaluated with respect to potential adverse erosion or slope instability impacts. Any appropriate design revisions from a geotechnical perspective should be recommended. 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. 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 and pool 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 Much 3, 2009. 19. Peak discharge at 11641 Buena Vista Drive, as a result of Site Development Permit 31-09, 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) Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 12 of 16 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. 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 6-8 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 Buena Vista Drive and surrounding roadways, 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 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. Staff Report to the Planting Commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 13 of 16 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 property owner shall dedicate a 60' wide full width and 30' wide half -width public right of way to the Town over Central Drive. The property owner shall provide legal description and plat exhibits prepared by a registered civil engineer or a licensed land surveyor and the Town shall prepare the dedication document. The dedication document, including the approved exhibits, shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building plan check. 26. The property owner shall dedicate a pathway easement for the entire portion of land north of Central Drive. The property owner shall provide legal description and plat exhibits prepared by a registered civil engineer or a licensed land surveyor and the Town shall prepare the dedication document. The dedication document, including the approved exhibits, shall be signed and notarized by the property owner and returned to the Town prior to the acceptance ofplans for building plan check. 27. 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. 28. A permit for the septic system shall be issued by Santa Clara County Health Department prior to acceptance ofplans for building plan check. 29. Conditions of Santa Clara County Health Department shall be met prior to final inspection. C. FIRE DEPARTMENT: 27. 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 Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 14 of 16 approved by the Fire Department, prior to final inspection and occupancy of the new residence. 28. The applicant shall provide an approved fire department engine driveway turnaround with a minim radius of 36 feet outside and 23 feet inside. 29. The applicant shall provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14', vertical clearance of 13'6", minimum circulating mining radius of 36' outside and 23' inside, and a maximum slope of 15%. 30. Required access roads, up though fust lift of asphalt shall be installed and accepted by the Fire Department prior to the stare of combustible construction. During construction, emergency access roads shall be maintained clear and unimpeded. 31. Gate installations shall conform to Fire Department standard details and specifications, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. 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 16, 17, 18 a, 19, 22, 23, 24, 25, 26 and 28 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 May 29, 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 Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 15 of 16 on items not requiring a building permit shall be commenced within one year and completed within two years. Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 16 of 16 ATTACHMENT 2 RECOMMENDED FINDINGS OF APPROVAL FOR GRADING POLICY EXCEPTION FOR THE HOUSE, DRIVEWAY, FRONT, SIDE AND REAR YARD AREAS LANDS OF EVANS, 11641 BUENA VISTA DRIVE FILE # 31-09-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 the structure and render it less visible from off-site. 2. The proposed grading will not result in the placement of retaining walls that are highly visible from off-site. 3. The proposed grading will not result in the removal of any substantial vegetation or alteration of existing drainage patterns. 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 sunken garage requires no fill. 9ECEIVED gPortooG* FIRE DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-182OWN OF LOS ALTOS HILLS (408) 378-4010 • (408) 378-9342 (fax) • vmnv.sccfdorg PLAN REVIEW Mouses 0 9 RLDG PEXMIr L.EN DEVELOPMENT REVIEW COMMENTS FILE NUMBER CODMEC. CFC Sec 508.3, per Appendix B CFC Sec. 903.2, as adopted and amended by LAHMC SHEET Attachment 3 IntemetimalHAcmdild Agency 0477 REGUMEMENT RECr" `t 'roposed 7,398 square foot split-level single-family residence with attached garage Ind partial basemnt level. MAR 06 2009 TOWN OF L--.._iOS HILLS iew of this Developmental proposal is limited to acceptability of site access water supply as they pertain to fire department operations, and shall not be ;trued as a substitute for formal plan review to determine compliance with pled model codes. Prior to performing any work the applicant shall make lication to, and receive from, the Building Department all applicable ;traction permits. Iw: The fire flow for this project is 1,500 gpm at 20 psi residual asted fire flow is available from area water mains and fire are spaced at the required spacing. 2 Wildland-Urban Interface: This project is located within the designated Wild]and-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 project final approval. Check with the Planning Department for related landscape plan requirements. 3 Fire Sprinklers Required: Approved automatic sprinklers are required in all new and existing modified buildings when gross floor area exceeds 3,600 square feet or that are 3 or more stories in height. Exception:One-time additions to existing buildings made after 01/01/2008 that do not exceed 500 gross square feet. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this CXr PLANS SPECS NEW RNDL M1S OCCIRANCY CONST. TYPE Appllmnt]4. DATE PAGE LAH N ❑ ® ❑ ❑ R-3, U V -B NOEL F. CROSS ARCHITECT AIA 3/3/2009 1 OF 3 SEChLOON ANFA LOAD aESCRIPTpN SY 2 story 7398 sf Residential Development Harding, Doug NAME OF PROJECT LOCATION SFR - EVANS 11641 Buena Vista Dr Organized as the Santa Clara County Central Fire Protection District Senn, Santa Clam County and the commumtla of Campbell, Cupertino, Los Altos, Los Alms Hills, Los Gatos, Monte Sereno, Morgan HIII, and Samtoga RECEIVED A .}APCTAaA oO`'�4 FIRE DEPARTMENT ` - m�T,4 SANTA CLARA COUNTY hiFtk U,., ..,,Du 'e" .�•`' 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) • w .scdd.org TOWN OF LOS ALTO: Hlldb'„ao�„y. Aw�B� As�v PLANPEV.NUMBEfl 09 0477 11 PENNR NUNHIM DEVELOPMENT REVIEW COMMENTS FILENUMBER 31/09 -ZD -SD -GD coDEASK. I sNEE FC Sec. FC See. FC Sec. FC Sec. NEOIIINEMEW nent for review and approval prior to beginning their work. This requirement is reflected on Page AO.0 of the plans. �Pparatus (EnginelAccess Driveway Required: Provide an access driveway a paved all weather surface, a minimum unobstructed width of 14 feet, :al clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet de and 23 feet inside, and a maximum slope of 15%. Installations shall trm to Fire Department Standard Details and Specifications sheet D-1. -parlment (Engine) Driveway Turn -around Required: Provide an ,ed fire department engine driveway turnaround with a minimum radius of outside and 23 feet inside. Installations shall conform with Fire Department rd Details and Specifications D-1. Icy Gate/Access Gate Requirements: Gate installations shall conform with artment Standard Details and Specification G-1 and, when open shall not any portion of the required width for emergency access roadways or ys. Locks, if provided, shall be fire department approved prior to on. Electrically operated gates must fail in the unlocked/ open mode. tine of Required Roadway Installations: Required access roads, up through : lift of asphalt, shall be installed and accepted by the Fire Department prior to start of combustible construction. During construction, emergency access roads ] be maintained clear and unimpeded. Note that building permit issuance may .AH N ❑ ® ❑ ❑ R-3, U V -B NOEL F. CROSS ARCHITECT AIA 3/3/2009 2 DP 3 EOt LOOP NEA LOAD DEBCflIP1 DN BY story 7398 sf Residential Development Harding, Doug SFR - EVANS 11641 Buena Vista Dr Organized as the Santa Clara County Central Fire Protection District Serwn9 Santa Clam County and the conamunales of CamPlcll, Cupertino, Los Altos, Los Altos Hllls, Los Gatos, Monte Sereno, Matson Hill, and Samm a I FIRE DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) • =nv.sccfd.om DEVELOPMENT REVIEW COMMENTS COOE5EC. I SHEET I NO.I REOUIREMEW CFC Sec.5051 RECEIVED X&V TOWN OF LOS ALTOS 111LLJ eae,,.m..ny a« Asa^�v PLAN REVEW NUMBER 99 9477 SLUG PERMn NUMBER FiLEMUMBER 31/99-zp-SD-GD be withheld until installations are completed. Temporary access roads may be approved on a case by case basis. ises Identification: Approved numbers or addresses shall be placed on all end 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 ro prevent plan review and inspection delays, the above noted Developmental Review Conditions shall be addressed as "notes" on all pending and future plan submittals and any referenced diagrams to be reproduced onto the future plan submittal. LAH N ❑ N ❑ ❑ R-3, U V -B NOEL F. CROSS ARCHITECT AIA 3/3/2009 3 of 3 SEChLOOR MFA LOAO aF5La1PTpN BY 2 story 7398 sf , Residential Development Harding, Doug NAME OF PROJECT - LOOATo" SFR - EVANS 11641 Buena Vista Dr Organized as the Santa Clara County Central Fire Protection District Som ng Santa Clam County and the aammunities of Campbell, Cupertino, Los Al", Los Alms Hills, Los Gams, Monte Sereno, Morgan Hill, and S.Tamsa ZCOTTON, SHIRES & ASSOCIATES, INC. CONSULTING ENGINEERS AND GEOLOGISTS TO: David Keyton Planning Department TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, CA 94022 SUBJECT: Geotechnical Peer Review RE: Evans, New Residence 31-09-ZP-SD-GD 11641 Buena Vista Drive Attachment 4 REGE4'" March 3, 2009 L0059 JAAR 0A M' row%OF tus ALTOS HILLS 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 Romig Engineers Inc., dated May 27, 2008; Architectural Plans (13 sheets, various scales) prepared by Noel F. Cross, dated February 18, 2009; Civil Plans (4 sheets, various scales) prepared by Giuliani and Kull, Inc., dated January 15,2009; ;optic Marl, (1 sheet, 2„ -scale) prepared by uatz Envirouniental Consulting, dated December 19, 2008. In addition, we have reviewed pertinent technical documents from our office files and performed a recent site inspection. DISCUSSION Based on our review of the referenced plans, we understand that the applicant proposes to demolish the existing residence, and construct a new single-family residence with basement in approximately the same portion of the property. Access to the N.M.m Calffomia O(ff e 330 Village Lane Los Gatos, CA95030-7218 (400) 354-5542 • Fax (408) 354-1852 e mail tosgatos@cottonshires.com www.cottonshires.com l¢ntrL UlltOmu V mce 6417 Dogtown Road San Andreas, CA 95249-9640 (209)7364252 •F.(209)736-1212 e-mail conoashires@smrband.net David Keyton March 3, 2009 Page L0059 residence is to be provided by a driveway extending from Buena Vista Drive. Proposed project grading includes approximately 6,100 cubic yards of cut, and 300 cubic yards of fill, with 5,800 cubic yards to be exported from the site. This volume includes excavation for the basement and a swimming pool. The project also includes the construction of a septic leach field system to the north of the proposed residence. SFFE CONDITIONS The subject property is generally characterized by a knoll with moderate to steep (35 to 85 percent inclination) northfaring flanking slopes. Small fill prisrn.; are present around the north side of the existing residence, beneath a flat area to the northeast of the house and on the east side of the driveway. At the time of our site inspection, the lot surrounding the existing residence was covered with grass, and a variety of young to mature trees. Several trails have been cut into the slopes on the northern and western sides of the house. The lot is bounded by Buena Vista Drive to the south and Central Drive to the north. Drainage at the site is characterized as radial sheet flow collected by drainage swales and directed to the north. 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, moderately expansive sandy clay (colluvium) and in some areas by undocumented fill materials. According to the Town Geotechnical Hazards Map, the property lies partially within three geotechnical hazard zones. The building pad is within an "A" zone, while the majority of the north facing slope is located within a "D" zone. The portion of the parcel adjacent to Central Drive is located within and "F" zone. A trace of the potentially active Berrocal fault is mapped just off the subject property to the north, approximately 600 feet from the location of the new building pad. Additionally, the active San Andreas fault is located approximately 2.8 miles southwest of the site. CONCLUSIONS AND RECOMMENDED ACTION Site development is constrained by anticipated strong seismic ground shaking, the presence of undocumented fill materials, and moderately expansive native earth materials. The septic leachfield system is constrained by the proximity of steep slopes. The Project Geotechnical Consultant has conducted an investigation of the site and provided geotechnical design recommendations that generally appear appropriate for apparent site constraints. The layout of the proposed septic system and storm discharge COTTON, SHIRES AND ASSOCIATES, INC. David Keyton Page 3 March 3, 2009 L0059 locations should be evaluated from a geotechnical perspective. We do not have geotechnical objections to the proposed layout of primary site residential improvements. We recommend that documentation to address the following Item 1 be submitted to the Town along with other documents for budding permit plan -check. 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) to ensure that their recommendations have been properly incorporated. The consultant should specifically evaluate the proposed location of the septic field, and comment on the potential for adverse slope stability impacts and/or surfacing of effluent, especially when the ground is saturated. In addition, the design and location of proposed drainage energy dissipaters should be evaluated with respect to potential adverse erosional or slope instability impacts. Any appropriate design revisions from a geotechnical perspective should be recommended. The results of the 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. 2. 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, pool shell, and retaining walls prior to the placement of steel and concrete. The results of these inspections and the as -built conditions of the project should be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final (granting of occupancy) project approval. LIMITATIONS This 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 COTTON, SHIRES AND ASSOCIATES, INC. David Keyton Page 4 March 3, 2009 L0059 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:JA:kd Respectfully submitted, COTTON, SHIRES AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT Principal Engineering Geologist CEG 1795 David T. Schrier Principal Geotechnical Engineer GE 2334 COTTON, SHIRES AND ASSOCIATES, INC. Attachment 5 Los Altos Hills Pathway Committee DRAFT Minutes of Meeting March 23, 2009 1. ADMINISTRATIVE Chairman Nick Dunckel called the meeting to order at 7:05 PM Members present: Anna Brunzell, Courtenay Corrigan, Nick Dunckel, Ann Duwe, Eileen Gibbons, Nancy Ginzton, Bill Silver, Bob Stutz, Sue Welch Members absent: Chris Vargas, Tim Warner LAH Council Members present: Breene Kerr, Ginger Summit Members of the public present: Eric and Cheryl Evans, owners of 11641 Buena Vista Drive Andrew Libor, owner of 11885 Francemont The agenda was approved as amended below. 2 NEW BUSINESS A. The following properties were reviewed for pathway recommendations: i. 11641 Buena Vista Drive (Lands of Evans). The reason for pathway review is construction of a new residence and a second unit The Evans' were present This 10.2 -acre property is on Buena Vista and extends down to Central Drive; a small "thumb" extends across to the north side of Central. A paved fire road runs the full length of west side of the property; it may be too steep for horses. Mr. Evans said that neighbors want to keep this road as a paved emergency access road. Both Buena Vista and Central are private roads with public access. The "thumb" north of Central is steep, too small for development, and is in conservation easement The PWC previously discussed running a path through this thumb to connect with Zappettini Court Bill Silver and the Town engineer explored the area north of Central for pathway routes several years ago and concluded that the "thumb" area provides the best place for access up to Central, although the immediate need for this connection is lessened by recent completion of the route along Page Mill Road connecting Altamont and Central. Construction could be done at a later data as a CIP project Bill Silver moved that on the portion of 11641 Buena Vista Drive lying north of Central Drive a pathway easement should be recorded to fall anywhere within that portion of the property north of Central with its exact location to be determined by engineering at the future time of actual development. The PWC further asks that the Town verify the existence of a pedestrian and equestrian easement along the fire road on the west side of this property and the existence of a pedestrian and equestrian easement on the portions of Buena Vista and Central lying within this property. Eileen Gibbons seconded. The vote was unanimously in favor. 11885 Francemont Drive (Lands of Libor). The reason for pathway review is construction of a new residence. The owner was present and said he sees nothing in the development that will affect pathways. The 7 -acre property is at the end of Francemont which is a cul- de-sac. The plan describes a 32 -foot wide combined roadway and public utility and pathway easement (a "private road with right of passage-). The property abuts San Antonio Open Space on the south and a large parcel of unknown ownership on the west side. No off-road pathway is shown in the immediate vicinity on the 2005 Master Path Plan. The area may be reviewed in the future when the PWC considers revisions to the MPP. Francemont is a dead end and the steep asphalt road would not be good for horses. The sign on Francemont that says, "Private Road" should be changed to instead read Draft2PWC_Min_032309 4/1/09 kja a,,, , Attachment 6 Environmental Design and Protection Committee New Residence/Remodel Evaluation IRFS- Reviewed by: CAT, NEEM --AND 1 atej}q Applicant fptu ,-.._—,-SHILLS Address // 6 y-/ et o UN C Site impact/lighting/noise: 5 1 n kalLl� t`Iy gl Is"R/YVN G mti' �n� 3EU4RC 00, Creeks, drainage, easements: --C'0�1 l 1k!S 2 - Existing Existing Vegetation: whe✓ .✓ '�'I,a C' S,j NNal�21'I !M�'2R �`��✓ � lo't P Significant issues/comments: SOW C.uh' . IAW-) i -Ar T SDI L L P -Y - Attachment 7 TREE SURVEY RECENED FEB 19 2009 TOWN OF LOS ALTOS HILLS Submitted To: Evans Construction, Inc. c/o Mr. Eric Evans 12681 Miraloma Way Los Altos Hills, CA 94024 Project Location: 11641 Buena Vista Drive Los Altos Hills, California Submitted By: McCLENAHAN CONSULTING, LLC John H. McClanahan ISA Board Certified Master Arborist, WE -1476B member, American Society of Consulting Arborists May 28, 2008 ©Copyright McCLENAHAN CONSULTING, LLC 2008 McClenahan Consulting, LLC Arboncultarists since 1911 1 Araslradem Road, Po mla vales: CA W028 -Sols Telephme (650) 326-5/81 Fax (650) &M-1267 May 28, 2008 w Spmcclerwh mm Evans Construction, Inc c/o Mr. Eric Evans 12681 Miraloma Way Los Altos Hills, CA 94024 RE: 11641 Buena Vista Drive Los Altos Hills, California Assignment As requested, I performed a visual inspection of 41 trees to determine species, size and condition. Impacts from proposed site improvements as well as Tree Preservation Guidelines are also included in this report. Background The existing site contains a single family residence and a gravel driveway leading up to the house. Proposed plans include demolition of existing house and construction of a new single family residence with a new driveway. This new driveway will be constructed first and then used for the duration of construction as primary access. The old driveway will then be abandoned. Summary All of the trees listed in this report are Coast live oaks. Proposed site improvements will require removal of tree 21. Six trees (12, 17, 18, 41, 45, 46) may sustain some degree of impact to the root environments. Four trees (20, 24, 27, 31) will sustain impacts to less than 25 percent of lateral root environments. Two trees (28 and 30) will sustain impacts to less than 30 percent of root environments. Any grading or excavation within designated Tree Protection Zones must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. Adoption of Tree Preservation Guidelines will improve life expectancy. An additional recommendation is to treat the high value live oaks to aid in prevention of Sudden Oak Death. Treatments should start in the spring or fall, Two applications should be applied the first year and one application each year in November. Depending on disease pressure and environmental factors these treatments may be reduced or eliminated in the future. Evans Construction, Inc. clo Mr. Eric Evans Page 2 Methodology No root crown exploration, climbing or plant tissue analysis was performed as part of this survey. In determining Tree Condition several factors have been considered which include: Rate of growth over several seasons; Structural decays or weaknesses; Presence of disease or insects; and Life expectancy. The following guide for interpretation of Tree Condition as related to Life Expectancy is submitted for your information. 0 - 5 Years = Poor 5 - 10 Years = Poor to Fair 10 - 15 Years = Fair 15 - 20 Years = Fair to Good 20 + Years = Good Tree DescriotionlObservabon ti• 1;;;:; Coast live oak (Quercus agrifolia) Diameter: 23.0, 19.8" Low Branching Height: 40' Spread: 45' Condition: Fair to Good Location: Existing drive entry Observation: Foliage is typical of the species and indicates normal tree vitality. Bifurcation at 4 -feet creates an inherent structural defect. Existing pillar 2 -feet from trunk to be removed. Proposed driveway is outside the TPZ of 20 -feet. ` 2: Coast live oak Diameter: 11.9" Height: 25' Spread: 20' Condition: Fair to Good Location: Existing drive entry Observation: Foliage is typical of the species and indicates normal tree vitality. Canopy is narrow. spreading. Existing gate pillar 5 -feet from trunk to be removed. Proposed drive is outside TPZ of 6 -feet. Minor impacts may occur to lateral root environment. Evans Construction, Inc. c/o Mr. Eric Evans Page 3 Coast live oak Diameter: 12.0" Height: 25' Spread: 25' Condition: Fair to Good Location: Along existing gravel drive Observation: Foliar canopy is one sided. Grows to a phototropic lean away from larger adjacent tree canopies. Scaffold limbs exhibit narrow attachments. Proposed drive is outside the dripline. b Coast live oak Diameter: 24.3" Height: 30' Spread: 35' Condition: Fair to Good Location: Along existing drive Observation: Foliage is typical of the species and indicates normal tree vitality. Bifurcations at 5 -feet create an inherent structural defect. Existing gravel drive is 3 -feet from trunk. Proposed drive is outside TPZ of 12 -feet. Minor impacts anticipated from site improvements. a- Coast live oak Diameter: 12.1" Height: 20' Spread: 18' Condition: Fair Location: Shown on plan Observation: Foliar canopy exhibits minor dieback. Grows to a slight lean. Needs new tag. No impacts anticipated from site improvements. 8: Coast live oak Diameter: 3.8" Height: 12' Spread: 9' Condition: Fair Location: Shown on plan Observation: Foliar canopy exhibits minor dieback. Grows to a slight lean. No impacts anticipated from site improvements. Evans Construction, Inc. Go Mr. Eric Evans Page 4 P Coast live oak Diameter: 14.9" Low Branching Height: 20' Spread: 25' Condition: Fair Location: Shown on plan Observation: Foliage is typical of the species and indicates normal tree vitality. Bifurcation at 3 -feet creates a structural weakness. Scaffold limbs exhibit narrow attachments. Decay was observed on two scaffold limbs. Tag is missing from trunk. No impacts anticipated within TPZ of 6 -feet. 10: Coast live oak Diameter: est 10" Height: 18' Spread: 16' Condition: Fair Location: Shown on plan Observation: Foliar canopy is slightly sparse. Grows to a slight phototropic lean over existing gravel drive. Minor discolration of buttress roots was observed. Any grading or excavation within the TPZ of 8 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. a,12j, Coast live oak Diameter: est 13" Height: 15' Spread: 19' Condition: Fair Location: Adjacent to existing gravel drive Observation: Foliar canopy exhibits a minor accumulation of deadwood. Mechanical wound observed at 9 -feet is four inches by three inches. Bifurcation at 5 -feel creates an inherent structural defect. Any grading or excavation within the TPZ of 8 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. 'TI' Coast live oak Diameter: 15.2, 6.8" Low Branching Height: 35' Spread: 28' Condition: Fair Location: On Plan Observation: Foliage is typical of the species and indicates normal tree vitality. Secondary leader exhibits a weak attachment. Discoloration and cracking of buttress roots was observed. Further excavation and inspection of root crown is recommended. No impacts anticipated from site improvements. Evans Construction, Inc. do Mr. Eric Evans Page 5 14: Coast live oak Diameter: 2.7" Height: 10' Spread: 5' Condition: Fair Location: Shown on plan Observation: Foliar canopy exhibits minor dieback. Storage bin is 4 -feet from trunk. Needs new tag. Minor impacts anticipated from improvements. The TPZ is 5 -feet. 15: Coast live oak Diameter: 4.2" Height: 12' Spread: 7' Condition: Fair Location: Shown on plan Observation: Foliar canopy exhibits a minor accumulation of deadwood. Grows to a slight lean. No impacts anticipated within TPZ of 5 -feet. 16: Coast live oak Diameter: 4.9" Height: 12' Spread: 10' Condition: Fair Location: Shown on plan Observation: Foliar canopy exhibits a minor accumulation of deadwood. Symptoms from flatheaded **borer are visible on low trunk. Minimal impacts are anticipated within TPZ of 5-feet. `"1?t Coast live oak Diameter: 15.9" Height: 30' Spread: 25' Condition: Fair to Good Location: Shown on plan Observation: Foliage is typical of the species and indicates normal tree vitality. Grows to a slight phototropic lean. Discoloration of buttress roots was observed. Any grading or excavation within the TPZ of 9 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. Evans Construction, Inc. c/o Mr. Eric Evans Page 6 18: Coast live oak Diameter: 11.7" Height: 20' Spread: 18' Condition: Fair Location: Shown on plan Observation: Foliage is typical of the species and indicates normal tree vitality. Grows to a slight phototropic lean. Discoloration of buttress roots was observed. Bleeding of scaffold limbs was observed. Any grading or excavation within the TPZ of 7 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. -�: Coast live oak Diameter: 12.7, 11.8" Low Branching Height: 30' Spread: 20' Condition: Fair Location: Shown on plan Observation: Foliage is typical of the species. Low branching growth habit creates an inherent structural defect. Discoloration of buttress roots was observed. Minor impacts anticipated within TPZ of 11 -feet. :. Coast live oak Diameter: 19.8" Height: 30' Spread: 25' Condition: Fair to Good Location: Shown on plan Observation: Foliage is typical of the species. Narrow scaffold limb attachements create an inherent structural weakness. A wire is girdling the trunk and has a large hook and pulley attached to it. Proposed drive retaining wall is 8 -feet from the trunk. Any grading or excavation within the TPZ of 10 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. Impacts are anticipated to 25 percent of root environment. 21: Coast live oak Diameter: 4.6" Height: 12' Spread: 7' Condition: Fair Location: Shown on plan Observation: Foliar canopy exhibits a minor accumulation of deadwood. Proposed for removal. Evans Construction, Inc. c/o Mr. Eric Evans Page 7 23: Coast live oak Diameter: 6.9. 8.0" Low branching Height: 20' Spread: 20' Condition: Fair Location: Shown on plan Observation: Foliage is slightly stunted. Epicoral growth was observed on low trunk. Low branching growth habit creates an inherent structural defect. No impacts anticipated from site improvements. 24: Coast live oak Diameter: 6.4" Height: 15' Spread: 12' Condition: Fair Location: Shown on plan Observation: Foliage is typical of the species. Minor impacts anticipated within TPZ of 6 -feet. =:26— Coast live oak Diameter: 17.8" Height: 30' Spread: 22' Condition: Fair to Good Location: Shown on plan Observation: Foliage is typical of the species and indicates normal tree vitality. Proposed parking area is outside TPZ of 9 -feet. Minor impacts anticipated to lateral root environment. Coast live oak D, star: 18.8" Height: 35' Spread: 30' Condition: Fair to Good Location: Shown on plan Observation: Foliage is typical of the species and indicates normal tree vitality. Proposed retaining wall is approximately 9 -feet from the trunk and will impact leass than 25 percent of the lateral root environment. Any grading or excavation within the TPZ of 9 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. Evans Construction, Inc. c/o Mr. Eric Evans Page 8 DrJa% Coast live oak iam er: 24.1" Height: 35' Spread: 35' Condition: Fair Location: Shown on plan Observation: Foliar canopy is slightly sparse and stunted with a moderate accumulaton of interior deadwood. Proposed retaining wall is approximately 11 -feet from the trunk. Proposed house is approximately 15 -feet from the trunk. Site improvements will impact less than 30 percent of lateral root environment. Any grading or excavation within the TPZ of 11 - feel must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. exp, 29: Coast live oak Diameter: 8.0" Height: 22' Spread: 8' Condition: Fair to Good Location: Shown on plan Observation: Canopy competes with larger adjacent trees for light. No impacts anticipated within TPZ of 6 -feet. `" eft Coast live oak Diameter: 12.5, 12.9" Multi Trunk Height: 30' Spread: 35' Condition: Fair Location: Shown on plan Observation: Foliar canopy is slightly sparse. Proposed house improvements will impact less than 30 percent of root environment. Any grading or excavation within the TPZ of 12 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. 31: Coast live oak Diameter: 9.3" Height: 30' Spread: 20' Condition: Fair Location: Shown on plan Observation: Foliage is typical for the species. Bifurcation at 11 -feet creates an inherent structural defect. Grows to a slight lean. Proposed wall is 5 -feet from the trunk and will impact less than 20 percent of lateral root environment. Any grading or excavation within the TPZ of 6 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. Evans Construction, Inc. clo Mr. Eric Evans Page 9 32: Coast live oak Diameter: 11.3" Height: 30' Spread: 20' Condition: Fair Location: Shown on plan Observation: Foliage is typical for the species. Grows to a slight lean. Proposed wall is outside TPZ. Any grading or excavation within the TPZ of 6 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. 33: Coast live oak Diameter: 11.6" Height: 35' Spread: 16' Condition: Fair Location: Shown on plan Observation: Canopy has developed to irregular shape. Proposed wall is outside TPZ of 6 -feet. Minimal impacts are anticpated. av- Coast live oak Diameter: 14.8" Height: 25' Spread: 22' Condition: Fair Location: Shown on plan Observation: Foliar canopy is sparse with small broken hanging limbs. No impacts anticipated from site improvements. 35: Coast live oak Diameter: 5.5" Height: 10' Spread: 20' Condition: Fair Location: Shown on plan Observation: Prostrate growing tree to the northwest. No impacts anticipated from site improvements. 36: Coast live oak Diameter: 11.1" Height: 30' Spread: 25' Condition: Fair to Good Location: Shown on plan Observation: Foliage is typical of the species. Grows to northwesterly phototropic lean. No impacts anticipated from site improvements. Evans Construction, Inc. c/o Mr. Eric Evans Page 10 37: Coast live oak Diameter: 11.4" Height: 22' Spread: 18' Condition: Fair Location: Shown on plan Observation: Foliar canopy previously topped. No impacts anticipated from site improvements. 38: Coast live oak Diameter: 9.4" Height: 32' Spread: 16' Condition: Fair Location: Shown on plan Observation: Foliar canopy previously topped. No impacts anticipated from site improvements. 39: Coast live oak Diameter: 8.0" Height: 32' Spread: 14' Condition: Fair Location: Shown on plan Observation: Regrowth from previous topping cuts is weakly attached. No impacts anticipated from site improvements. 40: Coast live oak Diameter: 10.2" Height: 18' Spread: 20' Condition: Fair Location: Shown on plan Observation: Foliar canopy previously topped. No impacts anticipated from site improvements. '31:: Coast live oak Diameter: 17.8" Height: 20' Spread: 38' Condition: Fair Location: Shown on plan Observation: Foliar canopy previously topped. No impacts anticipated from site improvements. Should any construction activity encroach within TPZ of 9 -feet, contact project arborist for review. Evans Construction, Inc. Go Mr. Eric Evans Page 11 42 Coast live oak Diameter: 20.2" Height: 20' Spread: 38' Condition: Fair Location: Shown on plan Observation: Foliar canopy previously topped. Proposed corner of house is 10 -feet from the trunk and will impact less than 20 percent of the lateral root environment. Any grading or excavation within the TPZ of 10 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. 43: Coast live oak / Diameter: 10.2" Height: 12' Spread: 15' Condition: Fair to Good Location: Right rear of existing house Observation: Foliage is typical of the species. The TPZ is 6 -feet. Proposed improvements are outside designated TPZ. Coast live oak Diameter: 17.1" Height: 20' Spread: 35' Condition: Fair to Good Location: Right rear of existing house Observation: Foliage is typical of the species. Proposed improvements are outside the TPZ of 10 -feet. 45: Coast live oak Diameter: 32.2" Low Branching Height: 35' Spread: 45' Condition: Poor Location: Proposed leach field Observation: Low trunk exhibits several areas of bleeding. Recommend inspection and treatment as needed for root crown decay. The TPZ is 15 -feet. Proposed leach lines are outside TPZ. 46: Coast live oak Diameter: 14.1" Height: 18' Spread: 30' Condition: Poor Location: Proposed leach field Observation: Foliar canopy is sparse. No proposed leach lines within TPZ of 9 -feet. Evans Construction, Inc. Go Mr. Eric Evans Page 12 Conclusion Proposed site improvements will require removal of tree 21, a 5 -inch diameter tree. Driveway relocation should enhance the root environments of oak trees in general. Adoption of Tree Preservation Guidelines will enhance prognosis of trees on site. Any grading or excavation within designated TPZ's must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. TREE PRESERVATION GUIDELINES Tree Preservation and Protection Plan In providing recommendations for tree preservation, we recognize that injury to trees as a result of construction include mechanical injuries to trunks, roots and branches, and injury as a result of changes that occur in the growing environment. To minimize these injuries, we recommend grading operations encroach no closer than five times the trunk diameter, (i.e. 30" diameter tree x 5=150" distance). At this distance, buttress/anchoring roots would be preserved and minimal injury to the functional root area would be anticipated. Should encroachment within the area become necessary, hand digging is mandatory. Barricades Prior to initiation of construction activity, temporary barricades should be installed around all trees in the construction area. Six-foot high, chain link fences are to be mounted on steel posts, driven 2 feet into the ground, at no more than 10 -foot spacing. The fences shall enclose the entire area under the dripline of the trees or as close to the dripline area as practical. These barricades will be placed around individual trees and/or groups of trees as the existing environment dictates. The temporary barricades will serve to protect trunks, roots and branches from mechanical injuries, will inhibit stockpiling of construction materials or debris within the sensitive 'dripline' areas and will prevent soil compaction from increased vehicular/pedestrian traffic. No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area. The ground around the tree canopy shall not be altered. These barricades should remain in place until final inspection of the building permit, except for work specifically required in the approved plans to be done under the trees to be protected. Designated areas beyond the driplines of any trees should be provided for construction materials and on site parking. Root Pruning (if necessary) During and upon completion of any trenching/grading operation within a tree's dripline, should any roots greater than one inch (1") in diameter be damaged, broken or severed, root pruning to include flush cutting and sealing of exposed roots should be accomplished under the supervision of a qualified Arborist to minimize root deterioration beyond the soil line within twenty-four (24) hours. Evans Construction, Inc. c/o Mr. Eric Evans Page 13 Pruning Pruning of the foliar canopies to include removal of deadwood is recommended and should be initiated prior to construction operations. Such pruning will provide any necessary construction clearance, will lessen the likelihood or potential for limb breakage, reduce'windsail' effect and provide an environment suitable for healthy and vigorous growth. Fertilization A program of fertilization by means of deep root soil injection is recommended with applications in spring and summer for those trees to be impacted by construction. This program may be replaced with the Sudden Oak Death treatment with AgriFos, twice the first year and then annually in November. Fertilizer applications may be implemented using low or no nitrogen fertilizer. Such fertilization will serve to stimulate feeder root development, offset shock/stress as related to construction and/or environmental factors, encourage vigor, alleviate soil compaction and compensate for any encroachment of natural feeding root areas. Inception of this fertilizing program is recommended prior to the initiation of construction activity. Mulch Mulching with wood chips (maximum depth 3") within tree environments (outer foliar perimeter) will lessen moisture evaporation from soil, protect and encourage adventitious roots and minimize possible soil compaction. Inspection Periodic inspections by the Site Arborist are recommended during construction activities, particularly as trees are impacted by trenching/grading operations. Inspections at approximate four (4) week intervals would be sufficient to assess and monitor the effectiveness of the Tree Preservation Plan and to provide recommendations for any additional care or treatment. All written material appearing herein constitutes original and unpublished work of the Arborist and may not be duplicated, used or disclosed without written consent of the Arborist. Evans Construction, Inc. Go Mr. Eric Evans Page 14 We thank you for this opportunity to be of assistance in your tree preservation concerns. Should you have any questions, or if we may be of further assistance in these concerns, kindly contact our office at any time. Very truly yours, McCLENA"N CONS U��L,��� , LLC By: oho H. McClanahan ISA Board Certified Master Arborist, WE -1476B member, American Society of Consulting Arborists JHMc: pm ARBORIST DISCLOSURE STATEMENT Arborists are tree specialists who use their education, knowledge, training and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like a medicine, cannot be guaranteed. Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist's services such as property boundaries, property ownership, site lines, disputes between neighbors, landlord -tenant matters, etc. Arborists cannot take such issues into account unless complete and accurate information is given to the arborist. The person hiring the arborist accepts full responsibility for authorizing the recommended treatment or remedial measures. Trees can be managed, but they cannot be controlled. To live near a tree is to accept some degree of risk. The only way to eliminate all risks is to eliminate all trees. Arborist: n H. McClanahan Date: May 28, 2008 Attachment 8 Nicole Horvitz From: Sent: Tuesday, April 28, 2009 9:29 PM To: Debbie Pedro Subject: Hearing for File#31-09-ZP-SD-GD Lands of Evans Dear Planning Director Debbie Pedro, We are writing in regard to File#31-09-ZP-SD-GD Lands of Evans. We may not be able to attend the hearing due to the short notice. Two other adjacent neighbors and ourselves arranged a meeting with the owner/contractors on site to get acquainted and ask some questions. We enjoyed meeting them. The house and plans seemed quite nice and unusual, but we did have some concerns regarding the prominent silhouette of the two story structure on a ridge from our vantage point. If you look at the accompanying two photos it is clear that the structure will be very visible from below and across the valley and will stand out more than the plan drawings might suggest. The photos were shown to the owners who assured us that with the intended extensive landscapting with mature trees the structure would not be nearly so visible. We have seen that a large number of trees have already been planted elsewhere on the property. Our concerns about the approval of the plans would be greatly reduced if height changes or adequate conditons and safeguards were include to insure that the ridgeline view would be quite improved from shose shown in the photos. Can this be accomplished? Thank you, Kent and Mary Taylor Attachment 9 TOWN OF LOS ALTOS HILLS LXAMSHM 26379 Fremont Road P� Los Altos Hills, CA 94022 Phone: (650) 941-7222 CALIFORNIA ww JosaltoshilIs.ca.gov Grading Policy Approved by City Council — 412197 Code Sections: Section 10-2.702(D of the Site Development Ordinance states that: "The amount of grading, excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless grading is proposed to lower the profile of buildings." Section 10-2.703(a) requires: "Type E foundations — step -on -contour, daylight, pole foundations, or a combination thereof — shall be used on building sites with natural slopes in excess of fourteen percent (14%)." Intent: The purpose of this policy is to outline desired criteria for grading which assure that construction retains the existing contours and basic landform of the site to the greatest extent feasible. It is also intended that the policy provide guidance for "stepping" structures down sloped hillsides, and emphasizes cut to lower the profile of structures over fill or foundation walls, which tend to raise the profile of the structure. While balanced cut and fill is desirable to minimize import or export of soil, to or from a site, it is recognized that the Town's policies and the guidelines below may encourage export as out is generally preferred over fill. These policies are intended to be used by staff in evaluation and making recommendations to the Planning Commission and/or City Council regarding site development applications, and as guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the extent permitted by the Planning Commission and/or City Council. Grading Policy Page 2 Policv 1. Cuts and fills in excess of the following levels generally will be considered excessive and contrary to Town ordinances and policies to grade only to the minimum extent necessary to accommodate structures and to site structures consistent with slope contours, i.e., "step down" the hill*: * Combined depths of cut plus fill for development other than the main residence should be limited to 6 feet, except that for tennis courts cut plus fill maybe permitted up to a maximum of 8 feet. ** Excludes basements meeting Code definition. *** Excludes excavation for pool. 2. The height of the lowest finished floor(s) of a structure should generally not be set in excess of three (3) feet above the existing grade, to assure that structures step with the slope. 3. Driveway cut may be increased up to a maximum of eight feet (8) for the portion of the driveway or backup area which is adjacent to a garage that has been lowered with a similar amount of cut. 4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above for each type of structure, but shall be the minimum grading needed for drainage purposes, as determined by the City Engineer. Cut Fill House 8'** 3' Accessory]3]dg. 4' 3' Tennis Court 6' 3' Poo] 4'*** 3' Driveways 4' 3' Other (decks, yards) 4' 3' * Combined depths of cut plus fill for development other than the main residence should be limited to 6 feet, except that for tennis courts cut plus fill maybe permitted up to a maximum of 8 feet. ** Excludes basements meeting Code definition. *** Excludes excavation for pool. 2. The height of the lowest finished floor(s) of a structure should generally not be set in excess of three (3) feet above the existing grade, to assure that structures step with the slope. 3. Driveway cut may be increased up to a maximum of eight feet (8) for the portion of the driveway or backup area which is adjacent to a garage that has been lowered with a similar amount of cut. 4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above for each type of structure, but shall be the minimum grading needed for drainage purposes, as determined by the City Engineer. M � { TOWN OF LOS ALTOS HILLS PLANNING DEPT 26379 Fremont Road - Los Altos Hills, CA 94022 - (650) 941-7222 - FAX (650) 941-3160 WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA 1. DEVELOPMENT AREA (SQUARE FDOTAGE) sarins m ee removed A. House and Garage (form Part 3A) B. Decking upper C. Driveway, lower (m -mm 1W dwg ®maim) D. Patios & Walkways E. Sport Court F. Pool & Decking 1` G. Accessory Buildings (from Pur38 ) H. Other coverage(nda® pod tl ,pwd) TOTALS (Addifi.fDeleYom) F.xistine PrnrvscM Tntol Attachment 10 600a s I add 4,440.00 7386.00 11,826.00 1,275.00 107.00 2,362.00 1,159.00 0.00 1597.00 1936.00 2,756.00 1944.00 0.00 1515.00 1515.00 0.00 0.00 0.00 0.00 2527.00 2527.00 0.00 128.00 128.00 0.00 871.00 871.00 6,874.00 17 7.01 23 9.00 Maximum Development Area Allowed - MDA (own w.,R set #p 38 72.00 2. TOTAL IMPERVIOUS SURFACE Existing Proposed Total (SQUARE ROOTAGE) TOTALS 4,853.001 17$40.001 22,393.00 3. FLOOR AREA fsoUARE RwTAGE) Existing Proposed Total (Adalion,l [,tiosa) A. House and Garage a. Ist Floor-lowerfloorbasement 1,085.00 1,394.00 2,479.00 b. 2nd Floor- main/upper floor 2,419.00 4936.00 7355.00 c. Shop/Gamge-lower floor 936.001 277.00 1,213.00 d. Main Garage - upper floor 0.001 779.00 779.00 B. Accessory Buildings &ale a ✓3d is a. 1st Floor (poole3uipmentroom) 0.001 128.001 128.00 b. 2nd Floor OBO 0.00 0.00 c. Attic and Basement 2-100.00 0.00 d. Garage 0.00 0.00 0.00 TOTALS 4,440.001 7,514.001 11 54.01 Maximum Floor Area Allowed -MFA (from Worksheet #1) 25 1.00 TOVMUSEONLY CHEIXEDBY DATE Rcv. 3GW02 Page I of 1 Twn of Los Altos Hills Single Family GreenPoint Checklist data M GrmnPOMrXnklan S Easel an the reMue Breenfeemres hmpom el bb the Mme am k ft SasMfor OW GreenPMt Rskl pmpmm, AIwme can lea mnsileme green a dmEBa the comedian , alra Ybap SOPo0as,ammet Ox remimum points 11canall: E.1, 1301, ladmar OuaMyl Hall (5), Famned,],and Wabr(9),Plead, Onta[f Baid 11 Green for a laf of qualpiM GreenPoint Ream X ym ma inbreafel'm wan. q MW,., avri downw, The prem EuW% Practices bred labw am lemiLel In Rre New Xona Um tion Green Build, G Add., o welaNe at vxw.Euedimtem wo Attachment I I f—, Builaitr3ree€s Smm wat�«a nm ma em_ .e �y Evans-BreetworI' • nS Wills, Cget a jf I 3 $ v5 E 0 , o EAmuun24A «pa - _ 1 A. 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