HomeMy WebLinkAboutItem 3.1Item 3.1
TOWN OF LOS ALTOS HILLS June 4, 2009
Staff Report to the Pla urine Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH BASEMENT AND
A SWIMMING POOL; LANDS OF GAVRA; 25631 VINEDO LANE (LOT 1); FILE
#307-08-ZP-SD-GD
FROM: Nicole Horvitz, Assistant Planner i�
APPROVED BY: Debbie Pedro, AICP, Planning Director-�D
RECOMMENDATION: That the Planning Commission:
1. Approve the requested Site Development Permit for the proposed new residence and
swimming pool subject to the recommended conditions in Attachment 1; AND
2. Deny the requested Grading Policy exception for the side and rear yards and direct the
applicant to submit a revised grading plan that complies with the Town's grading policy.
On April 2, 2009, the Planning Commission reviewed the proposal and voted 3-0 (Clow -absent,
Collins -abstain) to approve the new residence, cabana and swimming pool with the following
additional conditions:
• A landscape screening plan addressing the landscape mitigation along the
south (front) property line, shall be reviewed and approved by the
Planning Commission and all required landscape screening be installed
prior to issuance of building permit.
• The driveway along the west property line shall be reduced to 12' in
width.
The Planning Commission's decision for approval of the project was appealed by Council
Member Breene Kerr on April 9, 2009.
At their April 23, 2009 meeting, the City Council reviewed the project and voted 3-2 to require
the new house and cabana be moved back from the south (front) property line by an additional
ten (10) feet, and the application returned to the Planning Commission for review. In addition,
the Council would like to explore the possibility of having the second driveway access the
property from the ingress/egress easement instead of Vinedo Lane. (Attachment 3)
DISCUSSION
Site Data:
Gross Lot Area 1.260 acres
Net Lot Area: 1.2 acres
Staff Repon to the Planning Commission
Lands of Gavm
25631 Vinedo Lane
June 4, 2009
Page 2 of I 1
Average Slope: 12.5%
Lot Unit Factor: 1.136
Floor Area and Development Area:
Area (sgjt) Maximum Existing Proposed Increase Remaining
Development 16,475* 0 10,921 10,921 5,554
Floor 6,674 0 6,287 6,287 387
(Basement 3,707)
*Includes 500 sq. ft. development area bonus per Section 10-1.502.b.6 (Solar Ordinance)
On May 2, 2009 the applicant submitted revised plans with the house relocated ten (10) feet back
from the south property line and removed the cabana. With this revised plan, the applicant is also
requesting a Grading Policy exception for fill of up to 6 feet for the side and rear yards.
Grading Policy Exce tion
The applicant is requesting a Grading Policy exception to fill the side and rear yards at the
northeast comer of the house by up to 6 feet where 3 feet is allowed in order to create a flat yard
area. The additional fill which covers approximately 823 square feet of area is not required to
construct the residence, it is requested by the applicant to expand the yard area. According to the
Town's Grading Policy, fill in excess of 3' for yard areas "is considered excessive and contrary
to the Town ordinances and polices to grade only the minimum extent necessary to accommodate
structures and to site structures."
StaffReport to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
June 4, 2009
Page 3 of 1 I
The Grading Policy is intended to be used by staff in evaluating 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. If the Commission decides to
approve the requested Grading Policy exception, staff should be directed to prepare Findings of
Approval.
Driveway Design
As proposed, there are two driveways along the south (front) property line one which accesses a
two (2) car garage at grade on the west side of the house, the other is a two (2) car basement
garage at the eastern side of the house.
The applicant and staff have looked into relocating the second driveway to access the property
from the 35' ingress/egress easement to reduce the number of driveways coming off of Vinedo
Lane. However, utilizing the ingress/egress easement to access the property is not a viable
option. Pursuant to the Town's Road Right of Way Policy dated February 15, 1989, a right of
way serving two (2) or more lots shall have a width of 50'. The additional right of way would
reduce the net area of Lot 1 to below the minimum lot size required Per Section 10-1.501 of the
Municipal Code.
Trees & Landscaping
At the April 2, 2009 Planning Commission meeting, the Commission required a landscape
mitigation plan for the south (front) property line along Vinedo Lane be submitted for
Commission to review and approve prior to issuance of a building permit.
With the revised application the applicant has included a landscape screening plan for the front
property line. (Sheet L-1) The applicant is proposing seven (7) 24" box Grecian Laurels to
replace the large cypress trees which were removed in order to construct the pathway. The
Laurels are evergreens and could grow to be 30-40 feet in height at maturity. Staff recommends
that the screen trees be a minimum of 6 feet tall at installation. (Condition of Approval #3)
A landscape screening and erosion control plan will be required after framing of the new
residence. (Condition of approval #4) Furthermore, any landscaping required for screening or
erosion control will be required to be planted prior to final inspection. A maintenance deposit to
ensure viability of plantings will be collected prior to final inspection.
Additional information regarding this project can be found in the Planning Commission and City
Council staff reports and minutes dated April 2, 2009 and April 23, 2009. (Attachments 2 & 3)
Neighbor Comments
To date, staff has not received any new correspondence from neighbors
Staff Report to the Planning Commission
Lands of Gaya
25631 Vinedo Lane
June 4, 2009
Page 4 of 11
CEOA STATUS
The project is categorically exempt under CEQA per Sections 15303 (a) & (e).
ATTACHMENTS
1. Recommended Conditions of Approval
2. Draft Minutes and Staff Report from the April 2, 2009 Planning Commission Meeting
3. Minutes and Staff Report from the April 23, 2009 City Council Meeting
4. Development plans: Site, Topographic, Grading & Drainage, Floor, Elevation, Section, Roof,
Landscape Screening, Green Point Rated Checklist and Lighting Plans
Attachment 1
Staff Report to the Planning Commission
Lands ofGavm
25631 Vinedo Lane
June 4, 2009
Page 5 of 11
AMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE WITH BASEMENT, AND SWIMMING POOL
LANDS OF GAVRA, 25631 VBJEDO LANE
File # 307-08-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. No other modifications to the approved plans are allowed except as otherwise fust
reviewed and approved by the Planning Director or the Planning Commission,
depending on the scope of the changes.
2. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River
Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum (E.
melliodora) or Manna Gum (E. viminalis) eucalyptus trees on the property located
within 150' of any structures or roadways shall be removed prior to final
inspection of the new residence. Removal of eucalyptus trees shall take place
between the beginning of August and the end of January to avoid disturbance of
nesting birds protected under the Federal Migratory Bird Treaty Act (MBTA) and
California Department of Fish and Game Code Section 3500 et seq, unless a nesting
bird survey is first conducted and there is a determination that there are no active
nests within the tree.
3. The applicant shall install seven (7) evergreen trees (Grecian Laurels or
equivalent) with a minimum height of 6' at installation prior to the issuance
of building permits.
4. 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.
5. 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.
6. The driveway along the west side of the property accessing the two car
garage at grade shall be reduced to a maximum width of 121.
Staff Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
June 4, 2009
Page 6 of 11
7. Prior to beginning any grading operation, all significant trees, particularly the
heritage oak trees, are to be fenced at the drip line. The fencing shall be of a
material and structure (chain-link) to clearly delineate the drip line. Town staff
must inspect the fencing and the trees to be fenced prior to commencement of
grading. The property owner shall call for said inspection at least three days in
advance of the inspection. The fencing must remain throughout the course of
construction. No storage of equipment, vehicles or debris shall be allowed within
the drip lines of these trees. Existing perimeter plantings shall be fenced and
retained throughout the entire construction period.
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 and roof eaves and swimming poollspa are no less than 40' from
the front property line and 30' from the side and rear property lines." The
elevation of the new residence shall be similarly certified in writing to state that
"the elevation of the new residence matches the elevation and location shown on
the Site Development plan." The appheaut shall submit the stamped and
signed letter(s) to the Planning Department prior to requesting a foundation
inspection and prior to final inspection
9. Prior to requesting the final framing inspection, a registered civil engineer or
licensed land surveyor shall certify in writing and state that "the height of the new
residence complies with the 27'-0" maximum structure height, measured as the
vertical distance at any point from the bottom of the crawl space or basement
ceiling if excavated below natural grade, to the highest part of the structure
directly above (including roof materials)." The overall structure height shall be
similarly certified in writing and state that "all points of the building (including
chimneys and appurtenances) lie within a thirty-five (35) 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
10. 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.
11. For swimming pools, at least one of the following safety features shall be installed
to the satisfaction of the Town Building Official:
Staff Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
June 4, 2009
Page 7 of 11
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.
12. All patios, walkways, and landings encroaching within the property line setbacks
shall not exceed 4' in width.
13. No new fencing is approved. Any new fencing or gates shall require review and
approval by the Planning Department prior to installation.
14. Outdoor lighting is approved as shown on sheets El, E2 and E3. There shall be
one light per door or two for double doors. No lighting may be placed within
setbacks except two entry or driveway lights. Any additional outdoor lighting
shall be approved by the Planning Department prior to installation.
15. 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.
16. Fire retardant roofing (Class A) is required for all new construction.
17. 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.
Staff Report to the Planning Commission
Lands of Gem
25631 Vinedo Lane
lune 4, 2009
Page 8 of l l
18. A qualified green building professional shall provide documentation verifying
that the building was constructed in compliance with GreenPoint Rated or LEED
certification, prior to final inspection and occupancy,
19. 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 far building plan check The applicant must take a copy of worksheet #2 to
school district offices (both elementary and high school in the Los Altos School
District), pay the appropriate fees and provide the Town with a copy of the
receipts.
ENGINEERING DEPARTMENT:
20. As recommended by Cotton, Shires & Associates, Inc., in their report dated
December 17, 2008, the applicant shall comply with the following:
a. Updated CBC Design Criteria — The applicant's geotechnical consultant
shall prepare updated 2007 CBC seismic parameters for utilization in
design by the project structural engineer prior to acceptance ofplans for
buildingplan check
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, retaining walls, and
driveway) to ensure that their recommendations have been properly
incorporated. The consultant shall evaluate the proposed locations and
design of subsurface drainage retention/percolation systems with respect
to geotechnical compatibility with other site improvements (including
basement sub drain systems). Any appropriate design revisions from a
geotechnical perspective shall 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 ofplans for building plan check
Geotechnical Field Inspection — The geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of the
project construction. The inspections should include, but not necessarily
be limited to: site preparation and grading, site surface and subsurface
drainage improvements, and excavations for foundations and retaining
walls prior to the placement of steel and concrete.
Staff Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
June 4, 2009
Page 9 of 11
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 December 17, 2008.
21. Peak discharge at 25631 Vinedo Lane, as a result of Site Development Permit 307-
08, shall not exceed the existing pre -development peak discharge value of the
property. Detention storage must be incorporated into the project to reduce the
predicted peak discharge to the pre -development value. Provide the data and peak
discharge hydrologic model(s) utilized, as well as, the calculations of the peak
discharge value prior and post development. Determine the design peak runoff
rate for a 10 -year return period storm and provide detention storage design plans to
reduce the predicted peak discharge to the pre -development value. All
documentation, calculations, and detention storage design (2 plan copies) shall be
submitted for review and approval to the satisfaction of the City Engineer prior to
acceptance ofplans 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.
22. 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.
23. 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.
24. 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.
25. 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
Staff Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
June 4, 2009
Page 10 of 11
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 parking for construction personnel. A
debris box (trash dumpster) shall be placed on site for collection of construction
debris. Arrangements must be made with the GreenWaste Recovery, Inc. for the
debris box, since they have a franchise with the Town and no other hauler is
allowed within the Town limits. All construction trafjc of the new residence
shall not use Vinedo Lane. Access shall be solely taken from the existing
driveway to Elena Road
26. 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 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. 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 acceptance 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.
29. The property owners shall restore the type 2B pathway along Vinedo Lane to the
satisfaction of the Engineering Department prior to final inspection.
FIRE DEPARTMENT:
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.
31. Approved numbers or addresses shall be placed on all new and existing buildings
in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their background.
Staff Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
June 4, 2009
Page I 1 of 11
CONDITION NUMBERS 19,20 a & b, 21, 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.
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 June 4,
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 yew and completed within two years.
Planning Commission Minutes
April 2, 2009
Page 2
OPENED PUBLIC HEARING
Attachment 2
Approved 05/07/2009
Sandy Humphries, Environmental Design and Protection Committee, asked about the number of
meetings held and guests accommodated at the Taaffe House.
CLOSED PUBLIC HEARING
MOTION MADE, SECONDED AND PASSED BY CONSENSUS: Motion made by
Commissioner Cottrell and seconded by Commissioner Clow to approve the Conditional Use
Permit and the modification to the conditions of approval to allow the time between reviews to
be extended to ten years.
AYES: Commissioners Cottrell, Collins, Clow, Abraham and Chairman Harpoothan
NOES: None
This item will be forwarded to a future meeting of the City Council.
3.2 LANDS OF GAVRA, 25631 Vinedo Lane (Lot 1), 4307-08-ZP-SD-GD; A
request for a Site Development Permit for a new 6,656 square foot two story
residence with a 3,707 square foot basement (maximum height 27'), a 385 square
foot detached second unit (cabana) and a 608 square foot swimming pool. CEQA
Review: Categorical Exemption .per Section 15303 (a) & (e) (Staff -Nicole
Horvitz).
Commissioner Collins recused herself for this item.
Planning Commission Ex Parte Contacts Policy Disclosure: Commissioner Abraham had spoken
with the applicant and Chairman Harpootlian had spoken with the applicant and a neighbor.
Nicole Horvitz, Assistant Planner, presented the staff report for the proposed new two story
residence with basement, detached second unit and pool. A condition of approval from the
subdivision approval stating "All construction related traffic for the construction of the residence
shall not use Vinedo Lane but should access from the existing driveway on Elena Road" is
recommended to be added for Lands of Gavra.
Richard Chiu, City Engineer/Public Works Director, stated that the Vinedo Lane Roadway
Maintenance Association had requested to widen the road on the Gavra's side. Due to the road
being widened on the north side, the pathway placement adjacent to the road conflicted with the
location of the cypress trees.
Debbie Pedro explained that the ten foot pathway easement had not been wide enough to
accommodate both a five foot pathway and the cypress trees.
Commissioner Abraham asked about condition number 27 requiring the undergrounding of the
purple pipe. He stated that the pipe color identified the water as non -potable and questioned why
the pipe was required to be buried.
Planning Commission Minutes Approved 05/072009
April 2, 2009
Page 3
Richard Chiu stated that the pipe provided temporary irrigation for the required subdivision
improvement landscaping. The subdivision improvements are now complete and a neighbor has
complained that the pipe is a nuisance.
Scott Stotler, designer, explained the design for the house and the scope of the project. He stated
that the application met all Los Altos Hills' policies and ordinances.
Chairman Harpootlian said it would be difficult to effectively screen the house as the two
driveways take up such a large portion of the front yard area.
Scott Stotler felt that the curved design of the driveways provided more planting opportunities
for screening of the house, garage doors, driveways and parked cars from the street. Trees
planted along the pathway could create a tree lined canopy and buffer for the front of the house.
Isaac Again, representative, said the decision of the City Council and Planning Commission had
been for the Road Maintenance Association to unanimously decide which side of the road that
would be widened, or if they could not agree, then the road would be widened toward the
subdivision. It was necessary for the cypress trees to be removed for installation of the concrete
curb and for safety concerns detailed in the traffic report. He had wanted to preserve the cypress
trees. He compared the floor area and site characteristics of existing neighborhood residences to
the new house. He asked the Planning Commission to reduce the Pathway easement width to
five feet. The purple irrigation line was an issue he felt could be worked out and resolved with
the neighbor and he promised to do all he could to mitigate the pipe.
OPENED PUBLIC HEARING
Sandy Humphries, Environmental Design and Protection Committee, expressed regret over the
reason for removal and the actual removal of the cypress trees. The trees were important as bird
habitat and for mitigation of the new residence.
Monica Giacomini, Vinedo Lane, was disappointed and shocked by the bulk and enormity of the
new house as shown by the story poles, the closeness to the street and the total lack of any
screening. The placement of the house on the lot does not conform to any of the other homes on
the street. The view from her driveway of the new structure is obtrusive and inconsiderate. She
asked that large trees be planted to replace the cypress trees.
Eugene Mandel, Vinedo Lane, believed that the proposed location of the buildings and
driveways on the lot are in such close proximity to the entrance of Vinedo Lane from Elena Road
that they would have a significantly adverse affect on the visual character of the street. The
existing homes on Vinedo Lane me set back considerably more from the road. He urged the
Planning Commission to adopt all three options in the alternative recommendations of the staff
report so to mitigate the obtrusiveness of the proposed structures. Eighteen households on the
street had endorsed his statement.
Geri Macomber, Vinedo Lane, had hoped that the new homes in the subdivision would have
taken access off Elena Road. She felt that one of the proposed garages and one of the driveways
could be eliminated. The traffic study for the subivision had taken into account only two
driveways off Vinedo Lane to service all three lots. She asked to see the traffic study for the
Planning Commission Minutes
April 2, 2009 Approved 05/07/2009
Page 4
three driveways that was mentioned in the subdivision approval staff report. She asked that the
alternative recommendations be adopted and that the neighbor's concerns be considered.
CLOSED PUBLIC HEARING
Scott Stotler, designer, said that characteristics of the lotand the creation of a backyard similar to
the other backyards in the neighborhood dictated the placement of the new residence on the site.
Commissioner Abraham asked if the driveway on the west side of the lot could be narrowed
down to 12 feet.
Scott Stotler stated that he would be willing to reduce the width of the westerly driveway to 12
feet.
Commissioner Cottrell suggested that the landscape screening plan be reviewed by the Planning
Commission before approval. He supported the project with a requirement for an immediate
front screening plan with large trees installed and the westerly driveway reduced in width to 12
feet.
Commissioner Abraham recommended the installation of eight 24 inch box trees along the
pathway and the reduction of the westerly driveway to 12 feet. He requested deletion of
condition of approval number 27 regarding the burial of the purple pipe.
Chairman Harpootlian wanted to decrease the width of the westerly driveway to 12 feet. He
wanted a landscape screening plan reviewed and approved by the Planning Commission before
issuance of the building permit.
MOTION MADE, AMENDED, SECONDED AND PASSED BY ROLL CALL VOTE: Motion
made by Commissioner Abraham and seconded by Commissioner Cottrell to approve the Site
Development Permit subject to the conditions of approval in attachment one with the deletion of
condition of approval number 27; a landscape screening plan approved by the Planning
Commission prior to the issuance of a building permit; reduction of the width of the westerly
driveway to a maximum of 12 feet and the addition of the wording to condition of approval
number 23 "All construction related traffic for construction of the new residence shall not use
Vinedo Lane; access shall be solely taken from the existing driveway to Elena Road".
AYES:
Commissioners Cottrell, Abraham and Chairman Harpootlian
NOES:
None
ABSENT:
Commissioner Clow
RECUSED:
Commissioner Collins
This item is subject to a 22 day appeal period and will be forwarded to a future meeting of the
City Council.
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, DETACHED SECOND UNIT (CABANA) AND
SWIMMING POOL; LANDS OF GAVRA; 25631 VINEDO LANE (LOT 1); FILE
#307-08-ZP-SD-GD
FROM: Nicole Horvitz, Assistant Planner
APPROVED BY: Debbie Pedro, AICP, Planning Director 3f
RECOMMENDATION: That the Planning Commission
Approve the requested Site Development Permit for the new residence, cabana and pool,
subject to the conditions of approval in Attachment 1.
ALTERNATIVE
Continue the project and provide the applicant with specific directions for a redesign of
the project, including but not limited to one or more of the following options:
1. Increase the setback of the south (front) property line in order to reduce the
appearance of bulkiness of the house and to provide greater opportunities for
landscape screening in front of the house.
2. Eliminate one of the two driveways to reduce the amount of hardscape within the
setback to provide additional area for landscape screening in front of the house.
3. Require an immediate planting/screening plan addressing landscape mitigation along
the south (front) property line and require the proposed plantings to be installed prior
to issuance of Building Permits.
BACKGROUND
This property was created as part of a three (3) lot subdivision approved by City Council
on March 12, 2008. (File # IS -ND -TM)
The subject property is a vacant lot located on the north side of Vinedo Lane. The
surrounding uses include single-family homes on adjacent parcels to the north, west,
across Vinedo to the south and across Elena to the east.
Staff Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
April 2, 2009
Page 2 of 13
1 OWW111117dTI:1lY
As required by Section 10-2.301 (c) of the Municipal Code. This application for a new
residence has been forwarded to the Planning Commission for review. The Zoning and
Site Development sections of the Municipal Code are used to evaluate proposed projects
including floor and development area limitations, grading, drainage, height, setbacks,
visibility and parking requirements.
i7�Y1111.`bY(ILI
Site Data:
Gross Lot Area: 1.260 acres
Net Lot Area: 1.2 acres
Average Slope: 12.5%
Lot Unit Factor: 1.136
Floor Area and Development Area:
Area(sgft) Maximum Existing Proposed Increase Remaining
Development 16,475* 0 11,670 11,670 4,305
Floor 6,674 0 6,656 6,656 18
(Basement 2,683)
*Includes 500 sq. ft. development area bonus per Section 10-1.502.b.6 (Solar Ordinance)
Site and Architecture
The applicant is requesting approval of a Site Development Permit to construct a 6,674
square foot two story residence with a 2,683 square foot basement, a 385 square foot
detached second unit (cabana) and a 608 square foot swimming pool.
There is a moderate sloping hillside at the west side of the lot. The average slope of the
property is 12.5%. 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 and cabana is located a minimum of 42' from the south (front)
property line, 82' from the north (rear) property line, 100' from the east (side) property
and 32' from the west (side) property line. The maximum building height on a vertical
plane is 27' and the maximum overall height of the building (including chimneys and
appurtenances) from the lowest point to the highest point is 35'.
The basement level of the new residence has 2,683 square feet of area which includes a
bedroom, mechanical room, fitness club, theater, entertainment lounge and wine cellar.
The basement is wholly underground except for a portion of the basement for a two (2)
car garage on the east side of the residence.
Staff Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
April 2, 2009
Page 3 of 13
The entry level has 3,415 square feet of living space with a foyer, kitchen, family room,
dining room, living room, library, guest suite and a two (2) car garage. The upper level of
the house has 2,138 square feet of living area which includes a master suite and three
bedrooms with baths. Proposed exterior materials consist of cement plaster exterior and
concrete roof.
Drivewav & Parkin
Pursuant to Section 10-1.601 of the Municipal Code, a total of five (5) parking spaces are
required because of the second unit. There are two driveways proposed: one driveway
accesses a two (2) car garage at grade on the main level and the second driveway
accesses a two (2) car basement garage. A fifth outdoor parking space is located at the
northeast comer of the house, outside of the setbacks.
Outdoor Li¢htine
The applicant is proposing twenty (20) shielded lights located on the exterior of the main
residence at the doorways (Lighting plan sheets El, E2 and E3). Staff has included
condition 411 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 & Landscauine
The existing landscaping consists of a variety of trees including magnolia, a mix of fruit
trees and liquid amber. No trees are proposed to be removed with this application.
In order to widen Vinedo Lane for the subdivision improvements and construct a type IIB
pathway along the south side of the property line, a row of mature cypress trees were
removed. There was also one 11" oak removed in order to construct the driveway access
to the remaining (2) lots. This oak tree has been replaced with two (2) 36' box oaks, one
on Lot 1 and the other on Lot 3. Pursuant to Section 9-1.607 of the Los Altos Hills
Municipal Code, other trees that were removed for the access easement were replaced
with native 5 gallon trees at a 2:1 ratio.
A landscape screening and erosion control plan will be required after framing of the new
residence. (Condition of approval 43) Furthermore, any landscaping required for
screening or erosion control will be required to be planted prior to final inspection. A
maintenance deposit to ensure viability of plantings will be collected prior to final
inspection.
Staff Report to the Planning Commission
Lands of Gawa
25631 Vinedo Lane
April 2, 2009
Page 4 of 13
Drainage
Water runoff generated from the new development will be collected and carried to two
(2) onsite retention systems and then into a 3" metering pipe to two (2) energy dissipaters
located at the east side of the property.
Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the
Engineering Department has reviewed and determined that the proposed drainage design
complies with Town requirements. The Engineering Department will review and approve
the final drainage plan prior to acceptance of plans for building plan check. Final "as -
built" grading and drainage will be inspected by the Engineering Department and any
deficiencies will be required to be corrected prior to final inspection.
Green Building Ordinance
This project is required to comply with the Town's Green Building Ordinance. The new
residence is designed to achieve 82 points in Build it Green's GreenPoint Rated program.
Fire Department Review
The Santa Clara County Fire Department has reviewed the proposal and is requiring a
sprinkler system throughout all portions of the new residence. (Attachment 2)
Geotechnical Review
The Town's geotechnical consultant Cotton, Shires & Associates Inc; has reviewed the
soil and foundation report prepared by JF Consulting dated July 11, 2007 and
recommends approval of the permit based on conditions 17 a, b & c. (Attachment 3)
Committee Review
The Pathways Committee recommends the applicant to restore the type IIB pathway prior
to final of the new residence. (Condition #26)
The Environmental Design and Protection Committee noted that the wattage on the
exterior lights were very high (60 to 100 watts). (Attachment 5)
Neighbor Comments
Staff has received a number of emails between the neighbors and applicant regarding the
proposed driveway design, size and visibility of the new house, and trees removed as part
of the subdivision improvements. (Attachment 6)
Staff Report to the Planning Commission
Lands of Gawa
25631 Vinedo Lane
April 2, 2009
Page 5 of 13
Since the story poles were installed for the proposed structures, neighbors have
commented that the two story house appears massive and too close to the property line.
Unlike most streets where the roadway is aligned with the center of the road right-of-
way, the 20' wide Vinedo Lane roadway was constructed entirely within the northern half
of the right-of-way. Therefore, even though the new residence and cabana comply with
the front setback requirements, the structures appear bulkier and much closer to the
setback lines than other homes on the street. In addition, the double driveway design and
underground storm water retention system located within the front setback will limit the
amount of space available for landscaping to mitigate the visual impact of the house.
Pursuant to Section 10-1.505.e (Setback Lines) of the Zoning Code, "the standards set
forth in this section for setbacks are minimum standards. The City Council and Planning
Commission have the discretion to apply stricter standards to increase setbacks where site
specific constraints dictate further limitations .... some examples of site characteristics
include, but are not limited to, high site visibility where a greater setback is deemed
necessary to reduce the appearance of bulkiness of the structure; and/or proximity to
other lots or structures where a greater setback is deemed necessary to promote a variety
in setbacks to avoid the appearance of uniform house designs or layouts."
As stated in staffs recommendation at the beginning of this report, if the Planning
Commission wishes to continue the project and provide the applicant with specific
directions for a redesign, one or more of the following options could be considered:
I. Increase the setback of the south (front) property line in order to reduce the
appearance of bulkiness of the house and to provide greater opportunities for
landscape screening in front of the house.
2. Eliminate one of the two driveways to reduce the amount of hardscape within the
setback to provide additional area for landscape screening in front of the house.
3. Require an immediate planting/screening plan addressing landscape mitigation along
the south (front) property line and require the proposed plantings to be installed prior
to issuance of Building Permits.
CEOA STATUS
The project is categorically exempt under CEQA per Sections 15303 (a) & (e).
ATTACHMENTS
I. Recommended Conditions of Approval
2. Recommendations from Santa Clara County Fire Department dated December 10, 2008
3. Recommendations from Cotton, Shires, and Associates dated December 17, 2008
4. Recommendations from the Pathways Committee
Staff Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
April 2, 2009
Page 6 of 13
5. Comments from Environmental Design and Protection Committee dated December
15, 2008
6. Email Correspondence Between Neighbors and Applicant
7. Worksheet #2
8. Development plans: Site, Topographic, Grading & Drainage, Floor, Elevation,
Section, Roof, Green Point Rated Checklist and Lighting Plans
Stall Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
April 2, 2009
Page 7 of 13
ATTACHMENT
FOR A NEW RESIDENCE WITH BASEMENT, SECOND UNIT (CABANA) AND
SWIMMING POOL
LANDS OF GAVRA, 25631 VINEDO LANE
File # 307-08-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. No other modifications to the approved plans are allowed except as
otherwise first reviewed and approved by the Planning Director or the
Planning Commission, depending on the scope of the changes.
2. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea),
River Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum
(E. melliodora) or Manna Gum (E. viminalis) eucalyptus trees on the
property located within 150' of any structures or roadways shall be
removed prior to final inspection of the new residence. Removal of
eucalyptus trees shall take place between the beginning of August and the
end of January to avoid disturbance of nesting birds protected under the
Federal Migratory Bird Treaty Act (MBTA) and California Department of
Fish and Game Code Section 3500 et seq, unless a nesting bird survey is first
conducted and there is a determination that there are no active nests within
the tree.
After completion of rough framing or at least six (6) months prior to
scheduling a final inspection, the applicant shall submit landscape
screening and erosion control plans for review by the Site Development
Committee. The application for landscape screening and erosion control
shall be accompanied by the applicable fee and deposit. The plans shall be
reviewed at a noticed public 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.
4. A landscape maintenance deposit in the amount of $5,000 shall be posted
prior to final inspection. An inspection of the landscape to ensure
adequate establishment and maintenance shall be made two years after the
installation. The deposit will be released at that time if the plantings
remain viable.
Staff Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
April 2, 2009
Page 8 of 13
5. Prior to beginning any grading operation, all significant trees, particularly
the heritage oak trees, are to be fenced at the drip line. The fencing shall
be of a material and structure (chain-link) to clearly delineate the drip line.
Town staff must inspect the fencing and the trees to be fenced prior to
commencement of grading. The property owner shall call for said
inspection at least three days in advance of the inspection. The fencing
must remain throughout the course of construction. No storage of
equipment, vehicles or debris shall be allowed within the drip lines of
these trees. Existing perimeter plantings shall be fenced and retained
throughout the entire construction period.
6. Prior to requesting the foundation inspection, a registered civil
engineer or licensed land surveyor shall certify in writing and state that
"the location of the new residence, cabana roof eaves and swimming
poollspa are no less than 40' from the front property line and 30' from the
side and rear property lines." The elevation of the new residence shall be
similarly certified in writing to state that "the elevation of the new
residence 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
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 and cabana complies with the 27'-0"
maximum structure height, measured as the vertical distance at any point
from the bottom of the crawl space or basement ceiling if excavated below
natural grade, to the highest part of the structure directly above (including
roof materials)." The overall structure height shall be similarly certified
in writing and state that "all points of the building (including chimneys
and appurtenances) lie within a thirty-five (35 i 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.
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.
Staff Report to the Planning Commission
Lands of Gawa
25631 Vinedo Lane
April 2, 2009
Page 9 of 13
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 alamis 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. All patios, walkways, and landings encroaching within the property line
setbacks shall not exceed 4' in width.
11. No new fencing is approved. Any new fencing or gates shall require
review and approval by the Planning Department prior to installation.
12. Outdoor lighting is approved as shown on sheets El, E2 and E3. There
shall be one light per door or two for double doors. No lighting may be
placed within setbacks except two entry or driveway lights. Any additional
outdoor lighting shall be approved by the Planning Department prior to
installation.
13. 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.
14.. Fire retardant roofing (Class A) is required for all new construction.
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
Staff Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
April 2, 2009
Page 10 of 13
(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. 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 #2 to school district offices (both elementary and high
school in the Los Altos School District), pay the appropriate fees and
provide the Town with a copy of the receipts.
ENGINEERING DEPARTMENT:
18. As recommended by Cotton, Shires & Associates, Inc., in their report
dated December 17, 2008, the applicant shall comply with the following:
a. Updated CBC Design Criteria — The applicant's geotechnical
consultant shall prepare updated 2007 CBC seismic parameters for
utilization in design by the project structural engineer prior to
acceptance ofplans for building plan check.
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, retaining walls, and driveway) to ensure that their
recommendations have been properly incorporated. The consultant
shall evaluate the proposed locations and design of subsurface
drainage retention/percolation systems with respect to geotechnical
compatibility with other site improvements (including basement
sub drain systems). Any appropriate design revisions from a
geotechnical perspective shall 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.
Staff Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
April 2, 2009
Page I 1 of 13
Geotechnical Field Inspection — The geotechnical consultant
shall inspect, test (as needed), and approve all geotechnical aspects
of the project construction. The inspections should include, but not
necessarily be limited to: site preparation and grading, site surface
and subsurface drainage improvements, and excavations for
foundations and retaining walls prior to the placement of steel and
concrete.
The results of these inspections and the as -built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town Engineer for review prior to final
inspection.
For further details on the above geotechnical requirements, please refer to
the letter from Cotton, Shires & Associates, Inc., dated December 17,
2008.
19. Peak discharge at 25631 Vinedo Lane, as a result of Site Development
Permit 307-08, shall not exceed the existing pre -development peak
discharge value of the property. Detention storage must be incorporated
into the project to reduce the predicted peak discharge to the pre -
development value. Provide the data and peak discharge hydrologic
model(s) utilized, as well as, the calculations of the peak discharge value
prior and post development. Determine the design peak runoff rate for a
10 -year return period stom 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
Staff Report to the Planning Commission
Lands of Gava
25631 Vinedo Lane
April 2, 2009
Page 12 of 13
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 Vinedo
Lane and Elena Road, storage of construction materials, placement of
sanitary facilities, parking for construction vehicles, clean-up area, and
parking for construction personnel. A debris box (trash dumpster) shall be
placed on site for collection of construction debris. Arrangements must be
made with the 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.
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 acceptance 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.
Staff Report to the Planning Commission
Lands of Gavra
25631 Vinedo Lane
April 2, 2009
Page 13 of 13
27. The property owners shall remove or place the temporary purple
irrigation pipe underground prior to acceptance of plans for building
plan check
28. The property owners shall restore the type 2B pathway along Vinedo Lane
to the satisfaction of the Engineering Department prior to final inspection.
FIRE DEPARTMENT:
29. 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.
30. Approved numbers or addresses shall be placed on 0 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 17, 18 a & b, 19, 22, 23, 24, 26 and 27 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 April 24, 2009
provided the applicant has completed all conditions of approval required prior to
acceptance of plans for building plan check.
Upon completion of the construction, a final inspection shall be required to be set with
the Planning and Engineering Departments two weeks prior to final building inspection
approval.
NOTE: The Site Development permit is valid for one year from the approval date (until
April 2, 2010). All required building permits must be obtained within that year and work
on items not requiring a building permit shall be commenced within one year and
completed within two years.
c cRECEIVED Attachment 2
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818 DEC 12 200B
(408) 378 4010 • (408) 378-9342 (fax) • w .sccfd.onl F.Am Ak A—A Med
WN OF LOS ALTOS HILLS Ager,
PWIPEVIEW NUMBER 08 3465
BLDG PERMn NUMBER
DEVELOPMENT REVIEW COMMENTS FILE NUMBER
CODEISEL.
CFC Ssec.
508.3, per
Appendix B
CFC Sec.
903.2, as
adopted
and
amended
by LAHMC
SHEET
REQUIREMENT
10,420 square foot two-story single-family residence with basement and
garages.
Review of this Developmental proposal is limited to acceptability of site access
and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from, the Building Department all applicable
construction permits.
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
project final approval. Check with the Planning Department for related landscape
plan requirements.
Iw: The fire flow for this project is 1,500 gpm at 20 psi residual
fisted fire flow is available from area water mains and fire
are spaced at the required spacing.
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. 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)
CM PIANS SPECS NEW RMDL AS
OCCUPANCY
CONST. TYPE
ApPlIMMNMme
DATE
PRDE
LAH ® ❑ ® El El
V -B
STOTLER DESIGN GROUP
12/10/2008
1 of 2
BEChLOOR
RREA
LOAD
DESCRIPTION
DY
2 story +bsmt
10420 sf
Residential Development
Harding, Doug
NFME OF PROJECT
LOCATION
SFR - GAVRA
25631 Vinedo Ln
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clav County and the communities of Campbell, CUpertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Moyan Hill, and Saratoga
e'�PGLA� eOG
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fan) • LVLvw.sodd.org
DEVELOPMENT REVIEW COMMENTS
;ooE5Ec. I SHEET
�c SeE.
REQUIREMENT
IaMmeaamM AwNiled
Agmry
FLAN REVIEW RUBBER 08 3465
ELM FERMR NUMBER
FILE NUMBER
Protection Contractor shall submit plans, calculations, a completed permit
ication and appropriate fees to this department for review and approval prior
eeinnin¢ their work.
rises Identification: Approved numbers or addresses shall be placed on all
and existing buildings in such a position as to be plainly visible and legible
the street or road fronting the property. Numbers shall contrast with their
ant plan review and inspection delays, the above noted Developmental
Conditions shall be addressed as "notes" on all pending and future plan
tls and any referenced diagrams to be reproduced onto the future plan
AH ® ❑ ® ❑ ❑ I R-3 I V -B STOTLER DESIGN GROUP 112/10/20081 2 QF 2
story +bsmt 10420 sf Residential Development Harding, Doug
SFR - GAVRA
25631 Vinedo Ln
Organized as the Santa Clara County Central Fire Protection District
Serving Santo Clam County and the wmmunhiss of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Caton, Monte Sereno, Morgan Hill, and Saratoga
MCOTTON, SHIRES & ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS
TO: Debbie Pedro
Planning Department
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, CA 94022
SUBjhCT: Geotechnical Peer Review
RE: Galva, New Residence
307-08-ZP-SD-GD
25631 Vinedo Lane
Attachment 3
December 17, 2008
L0368
RECEIVED
DEC 1 8 2008
TOWN OF LOS 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 JF Consulting,
Inc., dated July 11, 2007;
Architectural Plans (12 sheets, various scales) prepared by Stotler
Design Group, dated November 6,2007; and - -
Civil Plans (4 sheets, various scales) prepared by NNR
Engineering, dated November 25, 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, the applicant proposes to construct
a new single family residence on one of three newly subdivided lots. At the time of our
recent site inspection, the lot was covered in grass, and there was a neve asphalt
driveway. Access to the property is via the new private driveway off of Vinedo Lane.
Northern California Office
330 tallage Lane
Los Gatos, CA 95030-7218
(408) 3545542 • Fa. (408)354-1852
e-maulosgatosococtonshires mom
www.cottonshires.com
Central California Office
6419 Dogtown Road
San Andras, CA 95249-9640
(209) 7369252 - Fax G(,9) 7361212
e-mail mttomhimsVstad,and.net
Debbie Pedro December 17, 2008
Paget L0368
The subject property is characterized by gentle to steep (5 to 35 percent
inclination) southeast -facing hillside topography. Previous grading activities at the site
have resulted in a relatively level cut/fill pad in the west -central portion of the site.
There is a small steep (35 to 50 percent inclination) graded slope along the western edge
of the property. A steep to very steep (30 to 75 percent inclinations) fill slope is located
on the downslope side of the old building pad. A shallow natural drainage Swale runs
through the site from the northwest to the southeast, and is partially disrupted by the
existing fill materials. The majority of the runoff at the site is captured by this Swale and
directed to the 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, bedrock materials are
locally overlain by up to 10 feet of colluvium near the northern property boundary. To
the west no fill was encountered, and colluvium extends to a depth of 3.5 feet. The three
borings excavated at this site encountered bedrock at depth.
According to the Town Geotechnical Hazards Map, the site lies within an "A"
zone. The nearest traces of the potentially active Monta Vista, Altamont, and Berrocal
faults are mapped approximately 450 feet northwest, 675 feet southwest, and 2,250 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,
settlement or compression of undocumented fill materials, and potentially expansive fill
and colluvium. The Project Geotechnical Consultant has previously conducted an
investigation of the subject property and provided geotechnical design
recommendations that generally appear appropriate for identified site conditions. We
concur with the consultant's recommendation that the undocumented fill materials be
removed and replaced with properly keyed and benched engineered fill. We also
concur with the consultant's recommendation to support all future residences on a
reinforced pier and grade beam foundations. We note that the seismic design parameters
were taken from 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 basic
geotechnical objections to the proposed layout of site improvements. Documentation to
COTTON, SHIRES & ASSOCIATES, INC.
Debbie Pedro
Page 3
December 17, 2008
L0368
address the following Items 1 and 2 should be submitted to the Town along with other
documents for building permit plan -check.
1. Updated CBC Design criteria - The applicant's geotechnical
consultant should prepare updated 2007 CBC seismic parameters
for utilization in design 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 evaluate the
proposed locations and design of subsurface drainage
retention/percolation 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 geoteclurical plan review
should be summarized by the geotechnical consultant in a letter
and submitted to the Town Engineer along with 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 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 & ASSOCIATES, INC.
Debbie Pedro
Page 4
December 17, 2008
L0368
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:iS:kd
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Principal Engineeri,lg Geologist
CEG 1795
�
David T. Schner
Principal Geotechnical Engineer
GE 2334
COTTON, SHIRES & ASSOCIATES, INC.
Attachment 4
and insure that there be no mailbox or other obstacle on the IIB roadside path. XX
seconded. Vote was 6 in favor, 3 opposed, 0 abstentions.
'---, ii. 25631 Vinedo lane (Lands of Gavra). This property was reviewed by the PWC at the time
of subdivision. The review tonight is for Parcel 1 of the subdivision, which is adjacent to
Vinedo Lane. The property owner (Mr. Gavra) and Eran Ichen were present and reported
that the Town required a 10 -foot easement along Vinedo to allow for meandering around
the mature cypress trees near the road edge. The trees were subsequently removed,
apparently without approval of the City Council. Chris Vargas moved that the roadside
pathway easement along the road at 25631 Vinedo Lane be diminished to five feet and
that the homeowners restore the pathway to IIB standards at the end of construction.
No plants or mailboxes me permitted in the pathway right-of-way. Anna Brunel]
seconded. Vote was unanimously in favor. City Councilman Breene Ken requested
that the PWC ask the Planning Commission why the trees were allowed to be cut
down.
iii. 11267 Magdalena Road (Lands of Singh). This property was reviewed at the time of
subdivision into two lots. The review tonight is for Parcel 1, which is adjacent to
Magdalena Road, across from Hooper Lane. A large swale runs through the lot parallel
to Magdalena and flows through a culvert under the private road on the east side of the
lot. An existing path in poor shape runs along Magdalena It is not known whether the
existing path is in the road right-of-way or on the parcel; it is not shown on the applicants
site plan maps. The owners have no plans to remove the -trees close to Madgalena.
Courtenay Corrigan moved that the homeowner be asked to restore the roadside path
to IIB status at the end of construction and not to place mailboxes or other obstructions
in the pathway. Courtenay further moved that the Town assure that the pathway
easement along Magdalena is recorded for this property. Bob Stutz seconded. The
vote was unanimously in favor. 9
iv. 28080 Story Hill Lane (Lands of Tai). This property is incorrectly shown as 28030 Story
Hill on the Town parcel maps. The reason for review is a new residence. Bob Owef was
present representing the owner. The lot is new the end of Story Hill, a cul-de-sac serving
seven properties. The road is curving, and has steep roadsides with mature landscape
screening in many spots. Pathways exist on the opposite side of Story Hill on a few
properties close to Page Mill. There is no direct access to Arastradero Preserve from this
parcel; the lot is backed by Palo Alto homes. There are no off-road pathways exiting this
part of Story Hill. Courtenay Corrigan moved that the Town request a pathway in -lieu
fee from the owners of 28080 Story Hill Lane. Anna Brunzell seconded. The vote was
unanimously in favor.
v. 26395 Ravensbury Road (Lands of Koonc). The reason for pathway review is renovation
of the residence. Mr. Koong was present. The lot is at the comer of Ravensbury and La
Toyonita. La Toyonita is a private road, part of which is accessible to pedestrians only.
Some maps showing the Master Path Plan indicate the intent to put a pathway on
Toyonita and other maps do not A pathway along Toyonita would allow pedestrians to
short cut a section of Ravensbury, which is narrow and heavily used by both vehicles and
pedestrians. Ann Duwe moved that the Town ask the owners of 26380 Ravensbury
Road for a pathways easement along the frontage of La Toyonfta conferring public
access in this private road, and to request both an easement and a IIB pathway on the
frontage on Ravensbury. Anna Branzell seconded. The vote was unanimously in
favor.
vi. 10440 Albertsworth Lane (Lands of Trembois). The reason for pathway review is
construction of a new residence. The property is at the corner of Albertsworth and
Magdalena. Albertsworth is a cul-de-sac serving more than eight properties. Because it is
a wide street that can easily provide sufficient room for pedestrians and horses, the PWC
decided a path not required here. This property is rather steep along the Magdalena
H
Attachment 5
Environmental Design and Protection Committee
New Residence/Remodel Evaluation RE')EVED
Reviewed by: Lu5 DAT DEC 1 5 'OH Date Q-1
Applicant TOM OF LOS ALTOS HILLS
Name�� ``��
Address�-2�,�t j L ()� Lf l
Existing Vegetation: A
dLAhovtinl-AK5 �Z
n
J-�f�
Attachment 6
Nicole Horvitz
From:
Sent: Tuesday, March 17, 2009 2:05 PM
To: Nicole Horvitz
Subject: Re: Construction Plans for the 3 Lots on Vinedo Lane @ Elena Dr.- Trees that need to be restored
at Lot #1
Nicole
I will request as you suggested to have the 10-12 Italian Cypress Trees replaced that were cut
down
They were 30 feet tall and you can see them in the presentation that Richard Chui made at the
City Council Meeting where then Mayor Craig Jones indicated that it doesn't make sense to cut
down 30 feet hight trees to make a pathway that no one will use. He said to keep the trees
I am not sure of the total count- there were 12 trees but I think 2 needed to be cut due to a
driveway entrance.
I want those trees restored and to be required as part of the final permit approval,
Let me know what 1 need to do to ensure that happens
Brian -told me he would ensure that that it was included, but since he is gone, I assume it now
in your hands.
I have pictures of the trees from a view from my front lawn.
I tried to register them with the city. Debbie Pedro, told me to have them dated and notarized,
which I did.
Regards
Craig Miller
Due I need to copy my attorney??
----- Original Message --
From: "Nicole Horvitz" <nhorvitz@losaltoshills.ca.gov>
To:
3/24/2009
Sent: Tuesday, March 17, 2009 1:26:49 PM GMT -08:00 US/Canada Pacific
Subject: RE: Construction Plans for the 3 Lots on Vinedo Lane @ Elena Dr.
Hello All,
I am the project planner for lot 1 along Vinedo, David Keyon (dkeyon ,los altoshills.ca.gov
ext. 227) is the planner for the other two lots, and you may contact him for those.
The story poles were erected for lot 1, the new residence because it is going to be noticed
this Friday the 20th for the April 2nd Planning Commission meeting.
I am happy to answer any questions or show you the plans regarding the proposed residence
on lot 1, please give me a call or email to make sure I will be in the office during the time
you wish to come in.
I am in the process of writing the Staff report to the Commission and I ask that any
comments that you may have you submit them to me by Monday the 23rd because I will be
out of the office the 25-27`h, so I can included them in the report. You can email them or
drop them off at Town Hall.
Thank you all so much.
Nicole
Nicole Horvitz
Assistant Planner
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
650.941.7222 -Phone
650.941.3160 -Far
From:
Sent: Tuesday, March 17, 2009 11:53 AM
To: Nicole liqrvitz
To all
Nicole Horvitz' fie planning person from LAH assigned toiot{k1 of the project
3/24/2009
Page I of 6
Nicole Horvitz
From: Steven Wang [
Sent: Thursday, March 19, 2009 4:25 AM
To: Nicole Horvitz
Subject: Re: Construction Plans for the 3 Lots on Vinedo Lane @ Elena Dr
To review the plans, do we need an appointment?
Another issue is that since the subdivision, the developer put in an offensive large surface purple water pipe
adjacent to my property. I have complained about it to a number of people but have not got any response. The
last I heard from John Chau is that the developer was going to do something about it. Thus whom should I
address this to?
---- Original Message
From: Nicole Horvitz
To:
Sent: Wednesday, March 18, 2009 12:54 PM
Subject: RE: Construction Plans for the 3 Lots on Vinedo Lane @ Elena Dr.
Steven, please see responses in red
Nicole
Hi Niece,
I live on Vinedo road adjacent to the lot. A couple of questions:
1. Do you have plans for the houses that the neighbors can review? The plans are available at Town Hall
2. Are you the person responsible for lot 3 as well. They are building a story pole on that lot as well. As I
mentioned previously, David Keyon is the planner for the remaining 2 lots.
3. How long are the story pole structure up after the hearing? Story poles need to stay in place until the appeal
period is over, 22 days after the Planning Commission meeting.
4. What is the reason that landscaping screening plan is to be submitted after framing? Isn't it a bit late to help
plant the screening so that the trees can grow to provide maximum coverage. The screening plan is required
after the house is framed so the neighbors can see the actual house and have an input for the most efficient
screening.
Nicole Horvitz
Assistant Planner
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
650.941.7222 -Phone
650.941.3160 -Fax
3/24/2009
Nicole Horvitz
From:
Sent: Thursday, March 19, 2009 6:09 PM
To: Nicole Horvitz
Cc:
Subject: Re: Construction Plans for the 3 Lots on Vinedo Lane @ Elena Dr
If you go to the real estate company
Campi.com
then land
then Los Altos Hills
You will see the layout of the homes and the styles
Patty Trayer sent an email - 4-5 months ago Wiling us
This will show the topo of the 3 lots and the driveways
there are no entrances/driveway off Elena
Nicole also has the plans at the city
Regards
— Original Message
From: "Nicole Horvitz" <nhorvitz@losaltoshills.ca.gov>
To: "
<
Gen,
What plans are you talking about? The tentative map?
3/24/2009
Pane 1 of 8
Nicole Horvitz
From: Monica Giacomini [
Sent: Thursday, March 19, 2009 4:03 PM
To: 'Steve Johnson'; 'John P. Trayer'; Nicole Horvitz
Cc:
Subject: RE: Construction Plans for the 3 Lots on Vinedo Lane @ Elena Dr.
Thanks for everyone's input thus far.
I have a question for anyone. I thought entrance to all three houses was specifically requested to be and agreed
upon, to be from Elena. I am looking at Lot #1 and it appears by the pink low taped -off area in front of the house
and detached garage(?) that the driveway feeds onto Vinedo, or am I looking at that the wrong way?
The house is very close to the street and flat and wide which makes it look like a block or a wall. It is hard for me
Imagine that there is an acre of land there to accodomete that big of a structure....
Monica Giacomini
From: Steve Johnson[mailto:
Sent: Thursday, March 19, 2009 7:02 AM
To: 'John P. Trayer ; 'Nicole Horvitz'
cc: stevenwang@comcast.net; BarretoPTA@aol.com; kabergh@yahoo.com; cameron@tum-n-bum.mm;
Subject: RE: Construction Plans for the 3 Lots on Vinedo Lane @ Elena Dr.
One of my biggest concerns is that the mature Oaks as well as other fully grown tree's were removed which
offered screening that would have been adequate for even my house at the top of Vinedo at 25981. Why were
moratorium trees allowed to be removed? The story poles are very obvious even from my house. Is the mature
Oaks going to be replaced with "mature" Oaks that will be sufficient to screen homes that will be at the 27'
height limit?
Steve Johnson
From: John Prayer [mailto: {d`
Sent: Thursday, Narchh 19, 2009 6:35 AM
To: Nicole Horvitz • y —•''
3/24/2009
age 1 01 Y
Nicole Horvitz
From: Geri Macomber [
Sent:. Thursday, March 19, 2009 4:11 PM
To: Nicole Horvitz; Steve Johnson; John P. Trayer
Cc:
Subject: Re: Construction Plans for the 3 Lots on Vinedo Lane @ Elena Dr.
Nicole- I have a question about the driveway(s) for Lot 1. It Inks like there are two staked out now and the
plans were for one only.
Thanks -
Geri
From: Nicole Horvitz
Sent: Thursday, March 19, 2009 7:50 AM
To: Steve Johnson ; John P. Traver
Subject: RE: Construction Plans for the 3 Lots on Vinedo Lane @ Elena Dr.
Steve,
What lot were the heritage oaks on? I am only reviewing Lot 1, the one closest to Vinedo
Lane; David Keyon is reviewing the other two. If the trees were on the other two lots,
please contact David. (dkeyonPlosahoshills.ca.gov)
Nicole
Nicole Horvitz
Assistant Planner
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
650.941.7222 -Phone
650.941.3160 -Fax
From: Steve Johnson[mailto:
Sent: Thursday, March 19, 2009 7:02 AM
3/24/2009
Page 1 of 3
Nicole Horvitz
From: Isaac Agam
Sent: Tuesday, March 24, 2009 3:51 PM
Cc:
Subject: Re: Construction Plans for the 3 Lots on Vinedo Lane @ Elena Dr.
o Dear Patricia,
Both the town and myself are correct. There is no conflict between the two e-mails.
My e-mail below I explained the possible confusion regarding a circular driveway, not the
two driveways, and that "The artist rendering shows a walkway in front of the
house of Lot -1 which might seems to some like a driveway, but it's not".
Nowhere did I say, as you suggested, that the driveway leading to the garages is a wallcway.
Where do you see that?
There is no plan for circular driveway. However, as Nicole explained, there is a plan for two
driveways. One for the main level garage and one for the lower level garage.
Sincerely,
Isaac Agam
wrote:
Isaac, since there seems to be some confusion, please refer to Nicole's email to Geri,
below. In your plans that were submitted to the town, there are two driveways to lot
#1 One to the basement garage and one to the garage at grade. So who is correct the
town or you? Feel free to explain. Per the voted upon Subdivision plans, there were to
be 2 driveways total for all 3 homes. This is because you had to come onto Vinedo Lane
so you could subdivide the property into 3. Otherwise if you had just divided it into two
you could have used your correct address and street Elena Road. Unfortunately the
town allowed this, against everyone of Vinedo Lane owners wishes. A second
driveway to Lot #1 in no way is the same as a walkway Isaac This would put the
number at 3. The traffic study was for 2 driveways. Again, 2 more than our road owners
wanted.
I thought I would cc: these emails to the Planning Commission and the Mayor so they
can understand the history and dynamics of this project.
Patty Trayer
Vinedo Lane Resident and Road Owner
3/24/2009
From: Nicole Horvitz
Sent: Thursday, March 19, 2009 4:20 PM
To:
Subject: RE: Construction Plans for the 3 Lots on Vinedo Lane @ Elena Dr.
Geri,
What plans are you talking about? The tentative map?
The plans submitted for the new residence have two driveways. One to the
basement garage and one to the garage at grade.
Nicole
Nicole Horvitz
Assistant Planner
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
650.941.7222 -Phone
650.941.3160 -Fax
In a message dated 3/20/2009 4:54:31 P.M. Pack Daylight Time, writes:
Hello Issac,
The pink tape outlining in the front of the house looks like a driveway entrance, not a
walkway, very confusing.
Also, why go through the trouble to put in the pathways there just to then put a driveway or
entrance through them?
Seems counterprodutive....
Thanks, Monica Giacomini
From: Isaac Again lmailto•
Sent: Friday, March 20, 2009 2:51 PM
To:
Cc: Nicole Horvitz;
3/24/2009
Scott
Stotler; Geri Macomber; Steve Johnson; John P. Trayer; Eran Cohen; Eli Gavra - Pacbell
Subject: Re: Construction Plans for the 3 Lots on Vinedo Lane @ Elena Dr.
Hi Craig and the others,
Please note that there is no circular driveway on any of the lots.
The artist rendering shows a walkway in front of the house of Lot -1 which might
seems to some like a driveway, but it's not.
FYI.
Isaac Agam
wrote:
Nicole there was an artist drawing on the Campi Realty Web Site
a few months back with a layout showing the front of the home
and 2 entrance to the Lot #1 with a circular driveway
I thought the home curb appeal (colors scheme, etc) were
concept.
I assumed, now incorrectly) that the house location and
driveways were approved.
Regards
Craig Miller
3/24/2009
Page 3 of 3
TOWN OF LOS ALTOS HILLS Attachment 7
PLANNING DEPARTMENT
26379 Fremont Road • Los Altos Hills, California 94022 • (650) 941-7222 • FAX (650) 941-316* N 2 9 2009
WORKSHEET #z MOF LOS ALTOS HILLS
EXISTING{1� l Prt&q DEVELOPMENT AREA AND FLOOR
PROPERTY ADIR)SSoM - - — 25631 Vinedo Lane, Los Altos Hills, Ca
CALCULATED BY SCOTT STOTLER
A. House and Garage
a.
I DATE
November 26, 2008
1.
DEVELOPMENT AREA
Existing (to be
Proposed
Total
e.
(SQUARE FOOTAGE)
removed)
(Additions/Delstions)
A.
House and Garage (from Parc 3. A.)
0
6271
6271
B.
Porch (Non -MFA)
0
0
0
C.
Driveway and Puking
0
90
90
(Measured 100' along centerline)
0
2950
2950
D.
Patios/Walkways/Terraces/Lightwells
0
1156
1156
E.
Cabana
0
0
0
F.
Pool and Decking
0
608
608
G.
Accessory Buildings (fro. Part B)
0
385
385
H.
Any other coverage (A/C Pads)
0
37
37
TOTALS
0
11407
-- 11407
I Eq 75- +
5ejAor
Maximum Development Area Allowed -MDA
(from Worksheet #1)
�L
2.
TOTAL IMPERVIOUS SURFACE
Existing
Proposed
Total
(SQUARE FOOTAGE)
TOTALS
3. FLOOR AREA (SQUARE FooTAGE)
A. House and Garage
a.
1 st Floor
b.
2nd Floor
c.
Attic and Basement (Non -MFA)
d.
Attic and Basement (MFA)
e.
Garage
f.
Porch (WA)
B. Accessory Buildings
a.
1st Floor
b.
2nd Floor
c.
Attic and Basement
0
11670
11670
0
0
Existing
Proposed
Total
(Additions/Deletions)
0
3415
3415
0
2138
2138
0
3764
3764
0
174
174
0
454
454
0
90
90
0
0
n
TOTALS 0
385
385
0
0
0
\
6656
60
6
daximum Floor Area Allowed - MFA (from Worksheet #1) 6674
TOWN USE ONLY TOWN USE ONLY CHECKEDBYDATE
Rev. 3/20/02 Page 1 of 1 Town of Los Altos Hills
Attachment 3
Councilmember Summit complimented the McKeegans on their efforts and compromises
to address the concerns of the neighbors and their redesign of the project to preserve the
trees, lower the height and reduce the footprint of the home. She thanked them for their
cooperation with the Pathways Committee, Planning Commission and arborists. Summit
supported approval of the project.
Mayor Mordo supported the project. He empathized with the neighbors' loss of the
undeveloped lot but added that this was a buildable site and the applicant had met all of
the Town's requirements and had the right to build his home. He concurred with the
recommendations of Councilmember Ken. -
MOTION SECONDED AND CARRIED: Moved by Kerr, seconded by Larsen and
passed unanimously to uphold the Planning Commission's approval of the site
development permit and grading exception with the following modifications:
Amendments to the existing onditiQn Qf& r v :
#4. For Trees #35 and #4, the chain-link tree protection fencing shall be located
as close to the drip line as possible.
#5. The Town will engage an independent certified arborist to implement the Tree
protection measures.
#22. The location of the pathway easement through the property connecting
Ursula Lane to Edgerton Road shall be determined by the Pathways Committee and Town
staff.
New Conditions ofAp rpp oval
• The retaining wall for the driveway and fire engine turnaround shall be
stained a natural earth -tone color.
• To preserve Tree 44, the project plans shall incorporate the alternative fire
engine turnaround shown as Attachment 7 of the Staff Report to the City Council dated
April 23, 2009. If the alternative driveway turnaround is not acceptable to the Fire
Department, the project shall incorporate the hammerhead design approved by the
Planning Commission.
• The applicant shall dedicate to the Town a 30 foot wide easement to allow
the construction and use of a 5 foot roadside path along the panhandle adjacent to Ursula
Lane to Black Mountain Road.
Tim McKellan, applicant, agreed on the record to the amended and new Conditions of
Approval for the site development permit.
COUNCIL RECESS: 9:00 P.M.
COUNCIL RECONVENED TO OPEN SESSION: 9:10 P.M.
10. LANDS OF GAVRA, 25631 V'inedo Lane (Lot 1) (#307-08-ZP-SD-GD); Appeal of
the Planning Commission's Decision to Approve a New 6.656 square foot Two
Story New Residence with a 2,683 square foot Basement (maximum height 27'),
385 square foot Detached Second Unit (Cabana), and 608 square foot Swimming
Pool. CEQA Review: Categorical Exemption per Section 15303 (a) & (e) (Staff: D.
Pedro)
Planning Director Debbie Pedro introduced the item to Council. She provided an
overview of the project's history. The property was one of three lots of a subdivision
10 City Council Regular Meeting Minutes
April 23, 2009
approved by the City Council on March 12, 2008 and was currently undeveloped. The
proposed project was a two story new residence with a basement, detached second unit
and swimming pool. The Planning Commission reviewed the proposal at their April 2,
2009 regular meeting and approved the application with additional conditions by a 3-0
vote (Clow -absent, Collins -recuse).
Pedro proceeded with a PowerPoint presentation that included: an aerial vicinity map, a
site plan, photos of the property with story poles, and a photo of the pathway. Pedro
noted that the property was bisected by a 35' ingress/egress easement for access to lots #2
and #3. The proposal included two driveways on Vinedo Lane to service a garage at
grade and a basement garage with a fifth outdoor parking space for the second unit.
Pedro reviewed the additional conditions of approval that had been imposed by the
Planning Commission following their review. They included a planting plan for
immediate landscape mitigation along the front of the property to be reviewed and
approved by the Planning Commission and implemented prior to issuance of the building
permit; reduction of the width of the driveway accessing the two car garage at grade to
12' to allow more space for planting; and, construction traffic was required to access the
property from the existing driveway of Elena Road.
Pedro summarized the concems that bad been expressed by the neighbors at the Planning
Commission bearing regarding the project that included comments regarding the location
of the home relative to the street and the size and aesthetics of the new home.
Recommendations forwarded by neighbors included the removal of one of the driveways
along Vmedo to allow more planting.
Appellant Comments:
Councilmember Kerr explained that be had appealed the site development approval after
seeing the project's story poles and the appearance of the home being sited so close to the
road. He noted that the road had been widened for the subdivision. Ker offered that
there was enough flexibility with the lot to increase the frontage setback by moving the
residence back an additional 10 feet and re -orientating the swimming pool. This would
not effect the square footage of the home but would make it less imposing on the street.
OPENED PUBLIC HEARING
Patty Trayer, Vinedo Lane, opposed the project. She voiced her concerns regarding the
aesthetics of the subdivision's proposed homes and multiple driveways. Trayer suggested
that the proposed homes were not appropriate for the Town's rural nature and would
dramatically change the neighborhood.
Steven Wang, Vinedo Lane, opposed the project. His main concerns included: the close
proximity of the home to the road; the multiple driveways and their effect on traffic
congestion on Vinedo Lane; the applicant's removal of cypress trees that had screened the
project; and, the installation of a purple pipe adjacent to his property. Wang questioned if
the Town would be assuming the liability for the private road.
Eugene Mandel, Vinedo Lane, read into the record a letter signed by eighteen neighbors
that opposed the project and supported the alternative recommendations that had been
proposed by staff at the Planning Commission's hearing. He did not believe the home's
design was compatible with the neighborhood and urged the City Council to mitigate the
City Council Regular Meeting Minutes
April 23, 2009
obtrusiveness of the proposed structure by increasing the setback and eliminating one of
the driveways to permit additional landscape screening.
John Trayer, Ymedo Lane, offered that the road was in the wrong location and this was
the main factor that the home was sited so close to the road.
Councilmember Kerr, in summarizing his appeal, offered that he understood that the
proposed home was within the Town's guidelines for a flat lot but he believed it was
appropriate for the Council to use their discretion in siting the home on the lot and
requiring an additional setback, at a minimum, 10 feet. He did not have a
recommendation regarding the driveways.
AWlicant Comments
Desmond Tuck, attorney representing the applicant, addressed Council. Tuck noted that
the project had been in progress since 2007 and was compliant with the Town's rules and
regulations. The application did not include any requests for exceptions and had been
approved unanimously by the Planning Commission. He shared several photos of
neighboring properties to illustrate their close proximity to the road and photos of the
road before it had been improved by the applicant. Tuck suggested that once the
landscaping plan was implemented, the new home would be more in character with the
neighborhood.
Scott Stotler, project designer, commented that he had never had a project appealed that
had been in compliance with all of the rules and guidelines and received a unanimous
approval by the Planning Commission. Stotler reviewed the limitations placed on the
project by the constraints of the lot and the required easement dedications. Stotler felt
that the curved design of the driveways provided more planting opportunities for
screening the house, garage doors, and parked cars from the street.
Issac Again, owner, addressed the Council. Again explained that it had not been their
(developers) choice to widen the road in the current configuration; it had been a
requirement of the subdivision. Again believed that the backyard was an important
element for Los Altos Hills homes. This particular property had a small backyard due to
its terrain and the constraints of the lot and suggested that moving the home back an
additional 10 feet would present a hardship and major issue. Again spoke to all of the
time and efforts that had been expended to design a home with a low profile.
CLOSED PUBLIC HEARING
Council Discussion:
Planning Director Pedro reviewed the lot's constraints with Council and the limited
building footprint.
Councilmember Larsen requested clarification on the feasibility of accessing the property
from the Ingress/Egress. Planning Director Pedro explained that per the Town's codes,
and Ingress/Egress easement can only serve two properties. If it served as an additional
access for an additional home, it would have to be a road with a widened right-of-way.
City Manager Cahill explained that at a minimum it would have to be widened to 40 feet.
12 City Council Regular Meeting Minutes
April 23, 2009
Councilmember Summit voiced her concerns on the traffic impact on Vinedo Lane from
the two driveways coupled with the Ingress/Egress. She understood that changing the
driveway configuration would require a redesign. Summit supported the home being
moved an additional 10 feet back on the property.
Mayor Pro Tem Warshawsky commented that he had visited the site multiple times. He
supported the staff recommendation to uphold the Planning Commission's approval of
the project subject to the Conditions of Approval. Warshawsky noted that the project was
compliant with the Town's guidelines.
Councilmember Larsen supported the request for an increase in the frontage setback with
the home moved back on the lot and further exploration of an alternative to the two
driveways.
Councilmember Kerr spoke to the problems associated with a redesign of the driveways.
He suggested that if the cabana were to be relocated to accommodate the home being
sited further back on the lot, additional screening should be required to mitigate the
garage. He recommended that the application be returned to the Planning Commission to
review the project with the additional 10 foot setback requirement.
Mayor Mordo commented that he supported the decision of the Planning Commission
and would vote to uphold their approval. He understood the neighbors' concerns but the
home was compliant with the Town's requirements. Mordo noted that if the cabana were
to be moved, it would most likely result in additional hardscape on the property and the
applicant would lose useable space on their backyard.
MOTION MADE AND WITHDRAWN: Moved by Larsen that the setback be increased
10 feet on the frontage of the home and the right driveway be relocated off the
Ingress/Egress. Motion withdrawn by Councilmember Larsen.
MOTION SECONDED AND CARRIED: Moved by Larsen, seconded by Ken and
passed by the following roll call vote to modify the site development approval granted by
the Planning Commission to require the applicant to move the residence and cabana back
10 feet and to direct the Planning Commission to evaluate and determine rather the
second access to the residence should come off the Ingress/Bgress easement rather than
off of Vinedo Lane. The Planning Commission would evaluate the two access driveways
and make the final determination.
AYES: Councilmember Ken, Councilmember Larsen and Councilmember
Summit
NOES: Mayor Mordo, Mayor Pro Tem Warshawsky
ABSENT: None
ABSTAIN: None
UNFINISHED BUSINESS
11. Update on Town Goals
• Emergency Preparedness
13 City Council Regular Meeting Minutes
April 23, 2009
AGENDA ITEM # 10
TOWN OF LOS ALTOS HELLS April 23, 2009
Staff Report to the City Council
SUBJECT: APPEAL OF THE PLANNING COMMISSION'S APPROVAL OF A
NEW 6,656 SQUARE FOOT TWO STORY RESIDENCE WITH A
2,683 SQUARE FOOT BASEMENT, A 385 SQUARE FOOT
DETACHED SECOND UNIT (CABANA) AND A 608 SQUARE FOOT
SWIMMING POOL; LANDS OF GAVRA, 25631 VINEDO LANE (LOT
1), #307-08-ZP-SD-GD;
FROM: Debbie Pedro, Planning Director
APPROVED: Carl Cahill, City Managere. _
RECOMMENDATION: That the City Council:
Uphold the Planning Commission's approval of the new residence, cabana and swimming
pool subject to the amended conditions of approval in Attachment 1.
BACKGROUND
On April 2, 2009, the Planning Commission reviewed the proposal and voted 3-0 (Clow -
absent, Collins -abstain) to approve the new residence, cabana and swimming pool with
the following additional conditions:
1. A planting plan for immediate landscape mitigation along the front of the
property shall be submitted to the Planning Commission for review and
approval. The immediate landscaping screening along the front of the house
shall be installed prior to issuance of the Building Permit.
2. The width of the driveway along the west side of the property accessing the two
car garage at grade shall be reduced from 14' to 12'.
3. All construction related traffic for the new residence shall not use Vinedo Lane.
Access shall be solely taken from the existing driveway to Elena Road.
4. Removal of condition of approval #27, requiring the temporary purple irrigation
pipe to be buried.
The Planning Commission's decision approval of the project was appealed by Council
Member Breene Kerr on April 9, 2009.
Staff Report W the City Council
Lauds of Gavra
25631 Vinedo Lane
April 23, 2009
Page 2 of 10
DISCUSSION
The subject property was created as part of a three (3) lot subdivision approved by City
Council on March 12, 2008. (File #148-07- IS -ND -TM)
Lot 1 Site Data:
Gross Lot Area: 1.260 acres
Net Lot Area: 1.2 acres
Average Slope: 12.5% -
Lot Unit Factor: 1.136
Floor Area and Development Area:
Area (sqf!) Maximum Existing Proposed Increase Remaining
Development 16,475* 0 11,670 11,670 4,305
Floor 6,674 0 6,656 6,656 18
(Basement 2,683)
*Includes 500 sq. R development area bonus per Section 10-1.502.b.6 (Solar Ordinance)
The proposed two story residence with a basement, cabana and swimming pool is in
compliance with the setback, height, floor area and development area requirements in
Title 10 Zoning and Site Development the of the Los Altos Hills Municipal Code.
Three neighbors spoke at the April 2 Planning Commission meeting regarding the size,
location and design of the new residence:
25750 Vinedo Lane (Lands of Giacomini) - The house is too close to the street,
screening trees will take a long time to grow and the house is too big.
25802 Vinedo Lane (Lands of Mandel) - The house is too big for the area, it doesn't fit
in with the neighborhood and asked that the altematives that staff recommended be
considered.
25980 Vinedo Lane (Lands of Macomber) - Suggested the removal of one of the
garages to eliminate the two driveways along Vinedo Lane.
Driveway Access
The Planning Commission discussed the possibility of relocating the proposed driveway
to Lot 1 so that it can be accessed from the 35' ingress egress easement which provides
access to Lots 2 & 3. Per Section 10-1.202 of the Los Altos Hills Municipal Code, if all
three (3) lots were to share one access off of Vinedo Lane, the 35' driveway easement
would need to become a 50' wide road right-of-way.
Visual Impact
Since the story poles were installed for the proposed structures, neighbors have
commented that the two story house appears massive and too close to the property line.
Staff Report to the City Council
Lands of Gaya
25631 Vinedo Lane
April 23, 2009
Page 3 of 10
Unlike most streets where the roadway is aligned with the center of the road right-of-
way, the 20' wide Vinedo Lane roadway was constructed entirely within the northern half
of the right-of-way. Therefore, even though the new residence and cabana comply with
the front setback requirements, the structures appear bulkier and much closer to the
setback lines than other homes on the street. In addition, the double driveway design and
underground storm water retention system located within the front setback will limit the
amount of space available for landscaping to mitigate the visual impact of the house.
As stated in the April 2 Planning Commission staff report, possible design alternatives to
mitigate the visual impact of the proposed house could include the following:
1. Increase the setback of the south (front) property line in order to reduce the
appearance of bulkiness of the house and to provide greater opportunities for
landscape screening in front of the house.
2. Eliminate one of the two driveways to reduce the amount of hardscape within the
setback to provide additional area for landscape screening in front of the house.
3. Require an immediate planting/screening plan addressing landscape mitigation along
the south (front) property line and require the proposed plantings to be installed prior
to issuance of Building Permits.
Additional background information about the project as well as previous comments from
the neighbors are included in the Planning Commission staff report and draft meeting
minutes dated April 2, 2009. (Attachment 2)
FISCAL IMPACT
There is no fiscal impact associated with this recommendation.
CEQA REVIEW
The proposed ordinance amendment is exempt from California Environmental Quality
Act (CEQA) pursuant to Section 15303 (a) & (e) of the CEQA Guidelines.
ATTACHMENTS
1. Amended Conditions of Approval
2. Draft Minutes and Staff Report to the Planning Commission for the April 2, 2009
Planning Commission Meeting
3. Site Development Plans
Report prepared by: Nicole Horvitz, Assistant Planner
Staff Report to the City Council
Lands of Gavra
25631 Vinedo Lane
April 23, 2009
Page 4 of 10
ATTACHMENT1
LANDS OF GAVRA, 25631 VINEDO LANE
File # 307-OS-ZP-SD-GD
LINE VhPa RYPTUNIFNUcl
1. No other modifications to the approved plans are allowed except as
otherwise first reviewed and approved by the Planning Director or the
Planning Commission, depending on the scope of the changes.
2. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea),
River Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum
(E. melliodom) or Manna Gum (E. viminalis) eucalyptus trees on the
property located within 150' of any structures or roadways shall be
removed prior to final inspection of the new residence. Removal of
eucalyptus trees shall take place between the beginning of August and the
end of January to avoid disturbance of nesting birds protected under the
Federal Migratory Bird Treaty Act (MBTA) and California Department of
Fish and Game Code Section 3500 at seq, unless a nesting bird survey is first
conducted and there is a determination that there are no active nests within
the tree.
3. The applicant shall submit a landscape screening plan addressing
landscape mitigation along the south (front) property line to be
reviewed by the Planning Commission and all required landscape
screening shall be installed prior to issuance of BulfdJng Permit
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 he
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
Staff Report to the City Council
Lands of Gavra
25631 Vmedo Lane
April 23, 2009
Page 5 of 10
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.
The driveway along the west side of the property accessing the two car
garage at grade shall be reduced to a maximum width of 12'.
Prior to beginning any grading operation, all significant trees, particularly
the heritage oak trees, are to be fenced at the drip line. The fencing shall
be of a material and structure (chain-link) to clearly delineate the drip line.
Town staff must inspect the fencing and the trees to be fenced prior to
commencement of grading. The property owner shall call for said
inspection at least three days in advance of the inspection. The fencing
must remain throughout the course of construction. No storage of
equipment, vehicles or debris shall be allowed within the drip lines of
these trees. Existing perimeter plantings shall be fenced and retained
throughout the entire construction period.
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, cabana roof eaves and swimming
pool/spa are no less than 40' from the front property line and 30' from the
side and rear property lines." The elevation of the new residence shall be
similarly certified in writing to state that "the elevation of the new
residence 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 tioal 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 27'-0"
maximum structure height, measured as the vertical distance at any point
from the bottom of the crawl space or basement ceiling if excavated below
natural grade, to the highest part of the structure directly above (including
roof materials)." The overall structure height shall be similarly certified
in writing and state that "all points of the building (including chimneys
and appurtenances) lie within a thirty-five (35) 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
Staff Report to the CiTy Council
lands of Gavra
25631 Vinedo lane
April 23,2009
Page 6 of 10
10. 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 -
11. 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.
12. All patios, walkways, and landings encroaching within the property line
setbacks shall not exceed 4' in width.
13. No new fencing is approved. Any new fencing or gates shall require
review and approval by the Planning Department prior to installation.
14. Outdoor lighting is approved as shown on sheets El, E2 and E3. There
shall be one light per door or two for double doors. No lighting may be
placed within setbacks except two entry or driveway lights. Any additional
outdoor lighting shall be approved by the Planning Department prior to
installation
15. 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.
16. Fire retardant roofing (Class A) is required for all new construction.
17. 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
Staff Report to the City Council
Lands of Gaya
25631 Vinedo Lane
April 23, 2009
Page 7 of 1 D
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.
18. Prior to foral 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.
19. 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 #2 to school district offices (both elementary and high
school in the Los Altos School District), pay the appropriate fees and
provide the Town with a copy of the receipts.
ENGINEERING DEPARTMENT:
20. As recommended by Cotton, Shires & Associates, Inc., in their report
dated December 17, 2008, the applicant shall comply with the following:
a. Updated CBC Design Criteria — The applicant's geotechnical
consultant shall prepare updated 2007 CBC seismic parameters for
utilization in design by the project structural engineer prior to
acceptance ofplans for building -plan check
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, retaining walls, and driveway) to ensure that their
recommendations have been properly incorporated. The consultant
shall evaluate the proposed locations and design of subsurface
drainage retention/percolation systems with respect to geotechnical
compatibility with other site improvements (including basement
sub drain systems). Any appropriate design revisions from a
geotechnical perspective shall be recommended.
Staff Report to the City Council
Lands ofGavra
25631 Vinedo Lane
April 23, 2009
Page 8 of 10
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
Geotechnical Field Inspection — The geotechnical consultant
shall inspect, test (as needed), and approve all geotechnical aspects
of the project construction. The inspections should include, but not
necessarily be limited to: site preparation and grading, site surface
and subsurface drainage improvements, and excavations for
foundations and retaining walls prior to the placement of steel and
concrete.
The results of these inspections and the as -built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town Engineer for review prior to final
inspection.
For further details on the above geotechnical requirements, please refer to
the letter from Cotton, Shires & Associates, Inc., dated December 17,
2008.
21. Peak discharge at 25631 Vinedo Lane, as a result of Site Development
Permit 307-08, shall not exceed the existing pre -development peak
discharge value of the property. Detention storage must be incorporated
into the project to reduce the predicted peak discharge to the pre -
development value. Provide the data and peak discharge hydrologic
model(s) utilized, as well as, the calculations of the peak discharge value
prior and post development. Determine the design peak runoff rate for a
10 -year return period storm and provide detention storage design plans to
reduce the predicted peak discharge to the pre -development value. All
documentation, calculations, and detention storage design (2 plan copies)
shall be submitted for review and approval to the satisfaction of the City
Engineer prior to acceptance of plans for building plan check. Prior to
final inspection, a letter 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.
22. Any, and all, changes to the approved grading and drainage plan shall be
submitted as revisions from the project engineer and shall fust be approved
by the Town Engineering Department. No grading shall take place during
the grading moratorium (October 15 to April IS) except with prior approval
Staff Report to the City Council
Lands of Gavra
25631 Vinedo Lane
April 23, 2009
Page!) of 10
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.
23. Al] 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.
24. 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.
25. 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
parking for construction personnel. A debris box (trash dumpster) shall be
placed on site for collection of construction debris. Arrangements must be
made with the GremWaste Recovery, Inc. for the debris box, since they
have a franchise with the Town and no other hauler is allowed within the
Town limits. All construction traffic of the new residence shall not use
Vinedo Lane. Access shall be solely taken from the existing driveway to
Elena Road
26. The property owner shall inform the Town of any damage and shall repair
any damage caused by the construction of the project to pathways, private
driveways, and public and private roadways, prior to final inspection and
release of occupancy permits and shall provide the Town with photographs
of the existing conditions of the roadways and pathways prior to
acceptance of plans for building plan check
Staff Report w the City Council
Land, of (ivm
25631 Viwdo Lane
April 23, 2009
Page 10 of 10
28. The driveway shall be required to be fully constructed and to be Toughened
where the pathway intersects, to the satisfaction of the City Engineer, prior
to final inspection.
29. 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 acceptance 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
30. The property owners shall restore the type 2B pathway along Vinedo Lane
to the satisfaction of the Engineering Department prior to final inspection.
FIRE DEPARTMENT:
31. 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
Gates, 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.
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 19, 20 a & b, 21, 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.
Upon completion of the construction, a final inspection shall be required to be set with
the Planning and Engineering Departments two weeks prior to final building inspection
approval.
NOTE: The Site Development permit is valid for one yew from the approval date (until
April 23, 2010). All required building permits must be obtained within that year and work
on items not requiring a building permit shall be commenced within one year and
completed within two years.