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HomeMy WebLinkAboutItem 3.2Item 3.2 TOWN OF LOS ALTOS HILLS June 4, 2009 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR NEW ONE-STORY RESIDENCE WITH A BASEMENT, SECONDARY UNIT, POOL CABANA, AND SWIMMING POOL; LANDS OF AGAM; 25621 VINEDO LANE (LOT # 2); FILE #23-09-ZP- SD-GD. FROM: David Keyon, Associate Planner W, APPROVED BY: Debbie Pedro, AICP, Planning DirectormQ RECOMMENDATION: That the Planning Commission Approve the requested Site Development Permit and Grading Policy Exception, subject to the recommended conditions of approval in Attachment 1 and findings of approval in Attachment 2. BACKGROUND The subject property is Lot # 2 of a 3 Lot Subdivision application approved on March 13, 2008 by the City Council (application 148 -07 -IS -ND -TM). No structures currently exist on the site. CODE REQUIREMENTS This application is not eligible for the Fast -Track review process under section 10- 2.1305.1(a)(3), as the applicant requests a Grading Policy exception for the driveway and rear yard area. The Zoning and Site Development sections of the Municipal Code are used to evaluate proposed projects including floor and development area limitations, grading, drainage, height, setbacks, visibility, and parking requirements. DISCUSSION Site Data: Proposed Gross Lot Area: 1.046 acres Net Lot Area: 1.041 acres Average Slope: 11.1% Lot Unit Factor: 1.017 Floor Area and Development Area (in square feet) Maximum Proposed Existing Increase Remaining Development Area 15,335 12,757 0 12,757 2,578 Floor Area 6,046 5,922 0 5,922 124 Basement n/a (5,059) 0 (5,059) n/a Staff Report to the Planning Commission Lands of Agam, Vinedo Lane Lot 2 June 4, 2009 Page 2 Site and Architecture The site is accessed via a 35' wide driveway easement across 25631 Vinedo Lane (Lot 1) to Vinedo Lane, a private road. The site is bounded by orchards to the north, a vacant parcel to the east (Lot 3) under the same ownership with an approved Site Development Permit for a new residence (315-08-ZP-SD-GD), a vacant parcel to the south (Lands of Gavra) with a Site Development Permit under review (307-08-ZP-SD-GD), and a property with an existing residence to the west (Lands of Wang). The owner proposes to construct a one-story house with a basement and subterranean garage, swimming pool, second unit (labeled au -pair unit on the plans), and attached pool cabana. The house is proposed to be 5,456 square feet with a 4,366 square foot basement which includes a second unit. The maximum height will be 26', with a maximum overall height (including chimneys and appurtenances) of 34'5". The new residence and cabana will be located at least 32 feet from the southern property line, 30 feet from west property line, 105 feet from the rear (north) property line, and 32 feet to the east (side) property line. The basement includes a three -car garage and 796 square foot second unit. The basement is entirely below grade except for the daylighted portion at the three -car garage. The second unit complies with Section 10-1.702(1) of the Town's Municipal Code, as it will be subordinate to the primary dwelling on site. An attached pool cabana is proposed at the rear of the property, joined to the main residence by a common roof over a covered patio area. Drivewav & Parkin Access is proposed from Vinedo Lane via a shared driveway with 25611 Vinedo Lane (Lot 3). The driveway is proposed to split into two; one 14' wide driveway along the front of the house to a two -car garage on the main floor, and one 12' wide driveway along the east side of the house leading to a subterranean three -car garage. Grasscrete will account for about 4,000 square feet of the driveway area. Five (5) parking spaces will be provided, four for the main house and one for the second unit as required by Town Code. All five will be located within one of the two garages. Outdoor Liehtine The applicant proposes ceiling -mounted downlights for the entry area and covered patio between the house and pool cabana, and wall -mounted fixtures at all exterior doors (see the outdoor lighting plan on sheets El -E2). All light fixtures must be shielded or incorporate frosted or etched glass to ensure that the light source is not visible from off site (condition 46). Landscape lighting will be reviewed with the landscape screening application required prior to building permit final (Condition #3). Staff Report to the Planning Commission Lands of Agam, Vinedo Lane Lot 2 June 4, 2009 Page 3 Trees and Landscaping Three heritage oaks exist toward the rear of the property. All of these oaks will be retained and tree protection fencing will be installed during construction (condition 5). Eight (8) other trees are proposed to be removed on site, including five (5) Cyprus trees at the location of the proposed residence, two walnut trees, and one elm tree. A landscape screening and erosion control plan will be required after completion of framing for the new residence to ensure that the visual effects of the development will be mitigated. This plan will be reviewed at a noticed public hearing, and all required vegetation for screening purposes must be planted prior to final inspection. A landscape maintenance deposit will be required to ensure the long term viability of screening vegetation (condition #4). Grading Policy Exception Total grading quantities include 4,900 cubic yards of cut (basement, cabana, driveway and swimming pool) and 50 cubic yards of fill, with 4,850 cubic yards to be exported off site. The Engineering Department has reviewed the proposed grading and concluded that it is not in conformance with the Town's grading policy. Specifically, the applicant is requesting a Grading Policy Exception for up to 14 % feet of cut (where 8' is allowed) for the driveway leading to the basement garage and up to 8' of cut for the yard area adjacent to the house at the northwest comer (where 4' is allowed). If the proposed grading were to occur on a hillside or ridgeline property, the excavation for the driveway and basement garage would result in massive retaining walls that are highly visible and substantial visual alteration of the natural terrain in violation of Section 10-2.702.c of the Site Development Code. However, in this case, the lot is relatively flat and the proposed grading will help lower the profile of the new home. Furthermore, the driveway retaining walls will be below natural grade and will not be highly visible from surrounding properties and streets. In the past five (5) years, the Planning Commission has granted Grading Policy Exceptions for basement driveways exceeding 8' of cut for the following new residence projects: • Lands of Khang, 26750 Robleda Court, SDP #242-08-ZP-SD-GD, March 5, 2009 • Lands of Ascension Development, 26491 Ascension Drive, SDP #252-07-ZP-SD- GD, June 5, 2008 • Lands of Corrigan, 13920 Fremont Pines Lane, SDP #7-06-ZP-SD-GD, April 6, 2006 • Lands of Agam, 25611 Vinedo Lane (Vinedo Lane Lot #3, adjacent property to the east), SDP #315-08-ZP-SD-GD, May 7, 2009. Staff Report to the Planning Commission Lands of Agam, Vinedo Lane Lot 2 June 4, 2009 Page 4 The Grading Policy allows the Planning Commission the discretion to approve grade differentials beyond standard requirements when the individual site dictates the need to deviate from the criteria. If the Planning Commission decides to approve the project as proposed, findings for approval of the Grading Policy Exception should be cited. (Attachment 2) Drainage The proposed drainage system consists of an on-site retention system to maintain pre - development runoff levels, with a sump pump to divert excess water to a dissipater at the northwest comer of the property. Engineering staff reviewed the proposed system and approved the conceptual design pursuant to Section 10-2.503 of the Municipal Code. The final drainage plan must be approved by the City Engineer prior to acceptance of plans for building permit review (condition #22). Green Building Ordinance The proposed new house is required to comply with the Town's Green Building Ordinance. This ordinance requires all new residences to achieve a minimum of fifty (50) points on Built It Green's Green Point Rated checklist or forty-five (45) points on LEED for Home's checklist. The applicant submitted a GreenPoint Rated checklist indicating that the project is designed to achieve a total of 92 points. Fire Department Review The Santa Clara County Fire Department reviewed the plans and requires an on-site fire engine turnaround area (Condition #31). Certification from a licensed engineer must be submitted with the building permit plans confirming that the proposed grasscrete in the driveway and turnaround area will provide all-weather performance equal to asphalt or concrete and can support the required loads of fire engines (Condition 32). Committee Review The Pathways Committee reviewed the project and recommends a pathways in -lieu fee (Condition #30). The Environmental Design and Protection Committee wishes to see the cluster of three oak trees at the northwest comer of the property retained, along with the two walnut trees and elm nee at the rear of the property. Staff Report to the Planning Commission Lands of Agam, Vinedo Lane Lot 2 June 4, 2009 Page 5 CEOA STATUS The proposed new residence is categorically exempt from the provisions of the California Environmental Quality Act per Section 15303(a) and (e). ATTACHMENTS 1. Recommended conditions of approval 2. Findings for Approval of the Grading Policy Exception 3. Recommendations from Santa Clara County Fire Department, dated 2/4/09. 4. Recommendations from Cotton, Shires, and Associates, dated 3/4/09. 5. Recommendations from Environmental Design Committee, dated 2/4/09. 6. Worksheet #2 (MFA and MDA calculations) 7. Development plans: site, topographic, grading & drainage, floor, elevation, section, roof, and lighting plans Staff Report to the Planning Commission Lands of Again, V inedo Lane Lot 2 June 4, 2009 Page 6 ATTACHMENT RECOMMENDED CONDITIONS FOR A SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH BASEMENT SECOND UNIT, CABANA, AND POOL LANDS OF AGAM, 25621 VINEDO LANE File #23-09-ZP-SD-GD PLANNING DEPARTMENT No other changes or modifications to the approved plan are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes. 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 sect unless a nesting bird survey is first conducted and there is a determination that there are no active nests within the tree. After completion of rough framing and prior to the time of the pre -rough framing inspection by the Planning and Engineering Departments, the applicant shall submit a landscape screening, landscape lighting, and erosion control plan for review. The landscape screening and erosion control plan will be reviewed as a Site Development application with a public hearing. Particular attention shall be given to plantings which will be adequate to break up the bulk of the residence and retaining walls while preserving the existing screening. All landscaping required for screening purposes, replacement, and for erosion control (as determined by the City Engineer) must be installed prior to final inspection. All lighting must comply with Town Policy. 4. A landscape maintenance deposit in the amount of $5,000 shall be posted prior to final inspection. An inspection of the landscape to ensure adequate establishment and maintenance shall be made two years after the installation. The deposit will be released at that time if the plantings remain viable. 5. All heritage oaks on the property shall be retained. Prior to beginning any grading operation, all Heritage Oaks on site are to be fenced at the drip line. Chain-link fencing shall clearly delineate the drip line. Town staff must inspect the chain-link fencing and the trees to be fenced prior to commencement of Staff Report to the Planning Commission Lands of Again, Vinedo Lane Lot 2 June 4, 2009 Page 7 grading. The property owner shall call for said inspection at least three days in advance of the inspection. The chain-link fencing most remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. 6. All new exterior lighting fixtures shall have frostedletched glass enclosures or be shielded light fixtures. Seeded or bent glass is not acceptable. No lighting may be placed within setbacks except as shown on the approved plan. The applicant shall provide the Town with a lighting detail or manufacturer's specification on the fixtures to be used, prior to acceptance of plans for building plan check. All lighting must comply with the Town's Lighting Policy prior to final inspection. Prior to requesting the foundation inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the location of the residence and roof eaves comply with the location shown on the approved plans relative to the property lines." The elevation of the residence shall be similarly certified in writing to state that "the elevation of the residence matches the elevation and location shown on the approved plan." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a foundation inspection. 8. Prior to requesting the final framing inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the height of the new residence complies with the 27' maximum structure height, measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above (including roof materials)." The overall structure height shall be similarly certified in writing and state that "all points of the building (including chimneys and appurtenances) lie within a thirty-five (35)foot horizontal band based, measured from the lowest visible natural or finished grade topographical elevation of the structure along the building line and the highest topographical elevation of the roof of the structure." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final framing inspection. 9. 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. 10. 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 Agatn, Vinedo Lane Lot 2 June 4, 2009 Page 8 a. The pool shall be isolated from access to the residence by an enclosure (fencing). b. The pool shall be equipped with an approved safety pool cover. c. The residence shall be equipped with exit alarms on those doors providing direct access to the pool. d. All doors providing direct access from the home and second unit (cabana) to the swimming pool shall be equipped with a self-closing, self -latching device with a release mechanism placed no lower than 54 inches above the floor. 11. Skylights, if utilized, shall be designed and constructed to reduce emitted light. No lighting may be placed within skylight wells. 12. Air conditioning units shall be located a minimum of 40' from the front property line and 30' from the side and rear property lines. 13. Fire retardant roofing (class A) is required for all new construction. 14. No new fencing or gates are approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 15. The applicant shall pay any applicable School District (Los Altos or Palo Alto) fees prior to acceptance of plans for building plan check from Los Altos Hills. The applicant must take a copy of required fee payment fortes that have been completed by the Town to both the elementary and high school district offices, pay the appropriate fees and provide the Town with a copy of their receipts. 16. 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 Agam, Vinedo Lane Lot 2 Ione 4, 2009 Page 9 17. 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. 18. To qualify for development area credits, 4,000 square feet of Grasscrete shall be installed per the approved plans, prior to final inspection. 19. Only patio and hardscape areas shown on the approved plans shall be installed. Any additional hardscape will require a Site Development Permit from the Town. 20. The covered patio/breezeway between the residence and pool cabana shall remain open on two sides. ENGINEERING DEPARTMENT 21. As recommended by Cotton, Shires, & Associates, Inc., in their report dated March 4, 2009, the applicant shall comply with the following: a. Updated CBC Design Criteria: The applicant's geotechnical consultant should prepare updated 2007 CBC seismic parameters for utilization in preparation of final construction plans by the Project Structural Engineer. b. Geotechnical Plan Review: The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations) to ensure that their recommendations have been properly incorporated. The consultant should specifically evaluate the proposed locations and design of subsurface drainage retention/percolation systems with respect to the geotechnical compatibility with other site improvements (including basement subdrain systems). Any appropriate design revisions from a geotechnical perspective should be recommended. c. Geotechnical Field Inspection: The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The results of these inspections and the as -built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final inspection (granting of occupancy). The results of the CBC update and Geotechnical Plan review shall be summarized by the geotechnical consultant in a letter and submitted to the Staff Report to the Planning Commission Lands of Agam, Vinedo Lane Lot 2 June 4, 2009 Page 10 Town Engineer for review along with documents submitted for building permit plan check. 22. Peak discharge at 25621 Vinedo Lane, as a result of Site Development Permit 23- 09, shall not exceed the existing pre -development peak discharge value of the property. Detention storage must be incorporated into the project to reduce the predicted peak discharge to the pre -development value. Provide the data and peak discharge hydrologic model(s) utilized, as well as, the calculations of the peak discharge value prior and post development. Determine the design peak runoff rate for a 10 -year return period storm and provide detention storage design plans to reduce the predicted peak discharge to the pre -development value. All documentation, calculations, and detention storage design (2 plan copies) 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. 23. 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. 24. 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." 25. 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. 26. 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, puking Staff Report to the Planning Commission Lands of Again, Vinedo Lane Lot 2 June 4, 2009 Page 11 for construction vehicles, clean-up area, and puking for construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the Green Waste Recovery, Inc. for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. All construction related traffic and trips for the construction of the new residence shall not use Vinedo Lane. Access shall be solely taken from the existing driveway to Elena Road. 27. 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 28. The driveway shall be required to be fully constructed 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 submittal of plans for building plan check An encroachment permit shall be required for all work proposed within the public right of way prior to start work. 30. The property owner shall pay a pathway fee of $50.00 per linear foot of the average width of the property prior to acceptance of plans for building plan check I .err 31. Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. The proposed Grasscrete must be installed and maintained to the satisfaction of the Fire Department and per manufacturers' instructions. The Grasscrete surface must provide all-weather performance equal to asphalt or concrete and must support the imposed loads of fire apparatus. Written certification that this installation will provide sufficient load-bearing capabilities and all-weather durability must be prepared by a licensed engineer and submitted with plans for building permit plan check. 32. Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14 feet, a vertical clearance of 13 feet 6 inches, and a minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Staff Report to the Planning Commission Lands of Agam, V inedo Lane Lot 2 June 4, 2009 Page 12 33. 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. 34. The project is located within the designated Wildland-Urban Interface Fire Area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to final approval. Check with the Planning Department for related landscape plan requirements. 35. 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 15, 22, 25, 26, 27, 29 AND 30 SHALL BE COMPLETED AND SIGNED OFF BY TOWN STAFF PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. Project approval may be appealed if done so in writing within 22 days of the date of this notice. The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after June 26, 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 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 year and completed within two yews. Staff Report to the Planning Commission Lands of Agam, Vinedo Lane Lot 2 June 4, 2009 Page 13 ATTACHMENT RECOMMENDED FINDINGS FOR GRADING POLICY EXCEPTION LANDS OF AGAM, 25621 VINEDO LANE File # 23-09-ZP-SD-GD I. The proposed grading is consistent with Section 10-2.702.c of the Los Altos Hills Municipal Code, the proposed grading will help lower the profile of a portion of the structure and render it less visible from off-site. 2. The proposed area of grading will not result in the substantial visual alteration of the natural terrain. The property's existing contours and basic landform are retained. 3. The proposed grading will not result in the placement of retaining walls that are visible from off-site. 4. The Grading Policy emphasizes cut to lower the profile of structures over fill or foundation walls, which tend to raise the profile of the structure. The proposed underground garage requires no fill. m��POT•�oo� Flil?E DEPARTMENT FEB 002009 Attachment 3 SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-18TOWN OF LOS AU0S N '•..;;;•,,,<•` (408) 378-4010 a (408) 378-9342 (fax) • vmv,scdd.org P,mnanon.ovA�nm As�v PUN Ru Ew NUMBER 09 0291 BLDG PERMn NUMBER DEVELOPMENT REVIEW COMMENTS FILENUMSER 23 -09.2P -SD -GD CODE'Sac. CFC Sec 508.3, per Appendix 5 CFC Sec. 903.2, as adopted and amended by tAHMC $NEET I NO.I REQUIREMENT Proposed new 11,190 square foot one-story single-family residence with basement and attached garage. NOTE: Conditions 1, 2, 3 and 6 are noted on Page T-1 of plans. Fire Dept. Turnaround is shown on Page C-2. .ew of this Developmental proposal is limited to acceptability of site access water supply as they pertain to fire department operations, and shall not be trued as a substitute for formal plan review to determine compliance with )ted model codes. Prior to performing any work the applicant shall make .ication to, and receive from, the Building Department all applicable truction permits. uired Fire Flow: The fire flow for this project is 1,500 gpm at 20 psi residual sure. The adjusted fire flow is available from area water mains and fire rant(s) which are spaced at the required spacing. Z 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. 3 Fire Sprinklers Required: Approved automatic sprinklers are required in all new and existing modified buildings when gross floor area exceeds 3,600 square feet or that are 3 or more stories in height. Exception:One-time additions to existing buildings made after 01/01/2008 that do not exceed 500 gross square feet (NOTE: The Cabana is not exempt and must be sprinklered ). An automatic sprinkler shall be provided in all new structures located in the designated Wildland-Urban CM PLANS SPECS NEW PMOL AS OCCUPPNFI: LONBT. TYPE APPN MNamP DPTE PPGE LAH ® ❑ ® [10 R-3, U V -B STOTLER DESIGN GROUP 2/4/2009 1 GF 2 SECJFLOOp MFA LOAD OESCpIPTgH SY LOT 2-1 Story + 11,190 sf Residential Development Harding, Doug HRME OF PpOJELT LOCATION SFR-AGAM 125621 Vinedo Ln Organized as the Santa Clara County Central Fire Protection District Serving Santa Clam County and the mmmunthesof Campbell, Cupertino, l -w Altos, Los Altos Hills, Los Gatos, Monte Sereno, organ Hill, and SDmtoyn FINE DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) • uuwswfd.org FEB 0 6 2009 T®W Q�LWA90SNIBS0291 BLBB PERW NUMBER DEVELOPMENT REVIEW COMMENTS FILENUMaER 23-09-ZP-SD-GD ODESEG I SHEET 1 MO.I REOUI.EMEW Interface area. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. C Sec. so 4 Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 157c. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. 'C Sec. so 5 Fire Department (Engine) Roadway Tum -around Required: Provide an approved fire departinent engine roadway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specification sheet A-1. Cul -De -Sac Diameters shall be no less than 72 feet. 6 Premises Identification: 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. To prevent plan review and inspection delays, the above noted Developmental Review Conditions shall be addressed as "notes" on all pending and future plan submittals and any referenced diagrams to be reproduced onto the future plan submittal. AH ® ❑ ® ❑ ❑ I R-3, U )T 2-1 story + 1 11,190 sf SFR-AGAM V -B I STOTLER DESIGN GROUP 1 2/4/2009 1 2 oP 2 Residential Development I Harding, Doug 25621 Vinedo Ln Organized as the Santa Clara County Central Fire Protection District Serum' Santa Clam County and the mmmunifias of Campbell, Cupertino, los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Samm a Attachment 4 COTTON, SHIRES & ASSOCIATES, INC. CONSULTING ENGINEERS AND GEOLOGISTS March 4, 2009 L0039 TO: David Keyton Planning Department TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, CA 94022 SLBJECT: Geetechnical Peer Review RE: Agam, New Residence 23-09-ZP-SD-GD 25621 Vinedc, Lane (Parcel 2) At your request, we have completed a geotechnical peer review of the subject application for the proposed new residence using: Geotechnical Investigation, Parcel 2 (report) prepared by JF Consulting, Inc., dated January 19, 2009; Architectural Plans (10 sheets, various scales) prepared by Stotler Design Group, dated January 28, 2008; and Civil Plans (2 sheets, various scales) prepared by Giuliani and Kull, Inc., dated January 15, 2009. In addition, we have reviewed pertinent technical documents from our office files, including a previous subdivision plan including the subject property in 2007 (1,0227), and a recent site inspection in 2008 (1,0388). DISCUSSION Based on our review of the referenced plans, we understand that the applicant proposes to construct a new two-story, single-family residence with basement on one of the three recently subdivided lots. At the time of our recent site inspection, the lot was covered with grass, and mature trees. Access to the lot is to be provided via a new asphalt driveway extending from Vinedo Lane. Proposed project grading includes approximately 4,850 cubic yards of cut to be exported from the site. This volume includes spoils generated from the excavation for the basement and a new swimming pool. The project includes a storm water retention system, bubbler boxes, and dissipater structures. NaMem California Office 330 Village Lane Los Gatos, CA 95030.1218 (908)354-5542 • Fe. (4o8) 3541852 e-mailaosgatos®cottonshi:es.com www.cotionshires.com Central California Office 6411Dogtcwn Road 5— Andreas, CA 95249-9640 (109)1364152 • F.(209) 136-1212 e-mail cononshi ,@swband.net David Keyton Page 2 SITE CONDITIONS March 4, 2009 L0039 The subject property is generally characterized by gentle (5 to 10 percent inclination) southeast -facing hillside topography. Drainage at the site is characterized as uncontrolled sheet flow to the east and southeast. According to the Town Geologic Map, the subject property is underlain, at depth, by weathered greenstone bedrock of the Franciscan Complex. According to exploratory borings presented in the referenced investigation, greenstone bedrock materials are locally overlain by relatively shallow, potentially expansive sandy clay (colluvium) in the vicinity of the proposed building pad. Ar_rording to the Town Geotechnical ,Hazards V_ ,ap,.the site lies partially within "A" and "D" geotechnical zones. The nearest traces of the potentially active Monta Vista and Berrocal faults are mapped approximately 720 feet northwest and 960 feet southwest, respectively, of the subject property. Additionally, the active San Andreas fault is located approximately 3.0 miles southwest of the site. CONCLUSIONS AND RECOMMENDED ACTION Site development is constrained by anticipated strong seismic ground shaking, and potentially expansive earth materials. The Project Geotechnical Consultant has previously conducted an investigation of the entire subdivision and provided geotechnical design recommendations that generally appear appropriate for apparent constraints to the currently proposed development. The design of project drainage systems should be evaluated from a geotechnical perspective by JF Consulting. We do not have geotechnical objections to the proposed layout of site improvements. We recommend that documentation to address the following Item 1 be submitted to the Town along with other documents for building permit plan -check. Geotechnical Plan Review - The applicant's geotechnical consultant should review and approve all geotechnical aspects of the project building and grading plans (i e., site preparation and grading, site drainage improvements and design parameters for foundations) to ensure that their recommendations have been properly incorporated. The consultant should specifically evaluate the proposed locations and design of subsurface drainage retention/percolation systems with respect to geotechnical compatibility with other site improvements (including basement snbdrain systems). All appropriate design revisions from a geotechnical perspective should be addressed. COTTON, SHIRES AND ASSOCIATES, INC. David Keyton Page 3 March 4, 2009 L0039 The results of the geotechnical plan review should be summarized by the geotechnical consultant in a letter and submitted to the Town along with other documents for building permit plan -check. 2. Geotechnical Field Inspection - The geotechnical consultant should inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The results, of hese 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 opinions and conclusions are made in accordance with generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all other warranties, either expressed or implied. TS:DTS:JA:kd Respectfully submitted, COTTON, SHIRES AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT Ted Sayre Principal Engineering Geologist CEG 1795 , David T. Schrier Principal Geotechnical Engineer GE 2334 COTTON, SHIRES AND ASSOCIATES, INC. Environments. , esign and Protection Commitb Attachment 5 New Residence/Remodel Evaluation pEptrjtp Reviewed by: 5 t - 4. -p4tt " 5 •"!'�! Date l y'i!%�/ dT r B Applicant TOWN OF LOS ALTOS HILLS Name_ Afe�w Address.--16(.ai)•vto �liMR_ Site f Creeks, drainage, easements: TOWN OF LOS ALTOS HIL.�y� Attachment 6 PLANNING DEPARTMENT R EC 26379 Fremont Road • Los Altos Hills, California 94022 • (650) 941-7222 • FAX (650) 941-3160 WORKSHEET #2 JAN 2 9 2009 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR Ami nc i nc ®ITN Wil I S • TURN IN WITH YOUR APPLICATION • tvnn vi �..� LLr• PROPERTY OWNER'S NAME Isaac Agam PROPERTY ADDRESS 25621 Vinedo Lane, Los Altos Hills, Ca CALCULATED BY SCOTT STOTLER DATE January 16, 2008 1. DEVELOPMENT AREA Existing (to be Proposed Total (SQUARE FOOTAGE) removed) (Addaions/Delnions) A. House and Garage (from Part 3. A.) 0 5456 5456 B. Porch (MFA) 0 63 63 C. Driveway and Parking (Measured 100' along centerline) 0 4518 4518 D. Patios/Wallcways/Terraces/Lightwells 0 1561 1561 E. Cabana 0 0 0 F. Pool and Decking 0 648 648 G. Accessory Buildings (from Pan B) 0 412 412 H. Any other coverage (A/C Pads) 0 137 137 TOTALS 0 12795 .13445./2,15-7 Maximum Development Area Allowed - MDA (from Worksheet #1) 15335 2. TOTAL IMPERVIOUS SURFACE Existing Proposed Total (SQUARE FOOTAGE) TOTALS 0 12795 12795 3. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total (Additions/Deletions) A. House and Garage a. 1st Floor 0 5015 5015 b. 2nd Floor 0 - - c. Attic and Basement (Non -MFA) 0 5259 5259 d. Attic and Basement (MFA) 0 - - e. Garage 0 441 441 f Porch (MEA) 0 63 63 B. Accessory Buildings a. 1st Floor 0 412 412 b. 2nd Floor 0 0 0 c. Attic and Basement 0 0 0 TOTALS 0 5931 22 Maximum Floor Area Allowed -MFA (from Worksheet #1) 6046 IF TOWN USE ONLY CHECKED BY DATE , Rev. 3/20/02 Page I of I Tovm of Los Altos Hills