HomeMy WebLinkAboutItem 3.2Item 3.2
TOWN OF LOS ALTOS HILLS February 5, 2009
Staff Report to the Planning Commission
RE: A SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING PLAN
FOR A NEW RESIDENCE, SWIMMING POOL, MAINTENANCE BUILDING,
TENNIS COURT AND TENNIS PAVILION. LANDS OF EVERSHINE 111; 13310
LA PALOMA ROAD; (FILE # 159-07-ZP-SD)
FROM: Nicole Horvitz, Assistant Planner;%
APPROVED BY: Debbie Pedro, AICP, Planning Director-�>e
That the Planning Commission:
Approve the requested Site Development Permit for a landscape screening plan, subject
to the recommended conditions of approval in Attachment 1.
BACKGROUND
The subject property is located on the east side of La Paloma Road between Golden Hill
Court and Alta Tierra Road. The surrounding uses include single-family homes on
adjacent parcels to the north, east, south and west. The applicant is proposing a landscape
screening plan for a new residence, swimming pool, tennis court, tennis pavilion, and
maintenance building.
The 27,622 square foot two story residence with a 2,774 square foot basement and 1,051
square foot pool was approved on November 7, 2002. (Attachment 3) The 8,400 square
foot tennis court, 302 square foot tennis pavilion, and 3,614 square foot maintenance
building was approved on August 11, 2005. (Attachment 4)
This application has been forwarded to the Planning Commission for review because of
conditions of approval for the new residence and accessory buildings.
DISCUSSION
Site Data:
Gross Lot Area: 9.8 acres
Net Lot Area: 9.3 acres
Average Slope: 22.5%
Lot Unit Factor: 6.809
Staff Report to the Planning Commission
Lands of Evershinc III
13310 La Paloma Road
February 5, 2009
Page 2 of 7
Floor Area and Development Area:
Area (sqfit) Maximum Existing
Development 70,218 66,772
Floor 36,598 31,538
(Basement 2,774)
Proposed Increase Remaining
0 0 3,446
0 0 5,060
The applicant is proposing to install 259 trees and 159 shrubs and vines. At this time, 333
of the proposed plantings have been installed.
The proposed plantings are designed to screen the new residence and accessory structures
from offsite, particularly from the north, south, and east views.
Trees
Sano Kaku Japanese Maple
48" box
1
Strawberry Tree
60" box
9
Deodar Cedar
48" box
15
'�,"J
Italian Cypress
48" box
30
V
Chinese Magnolia
36" box
20
Ma fen Tree
60" box
2
Chanticleer Pear
48" box
14L
4, T;N"�
Reds ire Pear
48" box
7
Chanticleer Pear
36" box
11
Coast Live Oak
24" box
4
'-"4,
Irish Yew
48" box
6
Evergreen Elm
60" box
3
2
Fruit and Nut Trees
Staff Report to the Planning Commission
Lands of Evershine III
13310 La Paloma Road
February 5, 2009
Page 3 of 7
Assorted -To Be Selected by owner
15 gal
21
0
Pistachio Nut Tree
48" box
4
4
Pomegranite Tree
i 24" box
4
0
Shrubs
Vines
OUTDOOR LIGHTING
The applicant is proposing to install thirty eight (38) low voltage driveway lights at grade,
twenty-five (25) down shielded path lights, twenty-two (22) down shielded tree lights,
sixteen (16) tree uplights, and five (5) step lights. All proposed lights are located outside
of the required setbacks. (Attachment 6)
The Environmental Design and Protection Committee commented on the extent of
lighting and questioned whether the sources of the tree lights will be visible from offsite.
(Attachment 5)
CEQASTATUS
This project is exempt from California Environmental Quality Act (CEQA) pursuant to
Section 15304 (b) of the CEQA Guidelines.
Staff Report to the Planning Commission
Lands ofEvershine III
13310 La Paloma Road
February 5, 2009
Page 4 of 7
ATTACHMENTS
1. Recommended Conditions of Approval
2. Conditions of Approval for SDP# 177-02-ZP-SD-GD dated November 27, 2002 and
Conditions of Approval for SDP # 49-05-ZP-SD-GD dated October 13, 2005
3. Minutes from the October 24, 2004 Planning Commission Meeting
4. Minutes from the August 11, 2005 Planning Commission Meeting
5. Environmental Design and Protection Committee Comments dated October 3, 2008
6. Light Fixtures Specifications
7. MDA Calculation Plan, Landscape Screening Plan, Entry Gate and Fencing Plan,
Lighting Plan and Overall Grading Plan
Staff Report to the Planning Commission
Lands of Evershine III
13310 La Paloma Road
February 5, 2009
Page 5 of 7
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A LANDSCAPE SCREENING PERMIT
LANDS OF EVERSHINE ]II, 13310 LA PALOMA ROAD
File # 159-07-ZP-SD
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. A landscape maintenance deposit in the amount of $25,000 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.
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.
Fences and gates are approved
as shown on the site
plan.
Any new
fencing or gates shall require
review and approval
by the
Planning
Department prior to installation.
5. Outdoor lighting is approved as shown on sheet XLT-3. 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.
Staff Report to the Planning Commission
Lands of Evershine III
13310 La Paloma Road
February 5, 2009
Page 6 of
ENGINEERING DEPARTMENT:
6. The site drainage associated with the proposed development must be
designed as surface flow wherever possible to avoid concentration of the
runoff. The proposed drainage shall be designed to maintain the existing
flow patterns. Final drainage and grading shall be inspected by the
Engineering Department and any deficiencies corrected to the satisfaction
of the Engineering Department prior to final inspection. A final letter shall
be submitted from the project engineer stating that the site drainage was
constructed in conformance with the approved plans and recommendations
prior to final inspection.
7. Any, and all, changes to the approved grading and drainage plan 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.
8. If any trees or large shrubs are proposed to be planted within the right of
way or public utility easements, a letter shall be required to be submitted
which has been stamped and signed by a registered civil engineer verifying
that the proposed plantings, when mature, will not conflict with any
existing public utilities that are located either underground or overhead
and will not negatively impact the available sight distance for traffic on the
adjacent roadways or block existing pathways or roadways. The letter shall
be required to be submitted to the Engineering Department prior to final
project approval and prior to commencement ofplanting.
9. Any, and all, areas on the project site that have the native material
disturbed shall be protected for erosion control during the rainy season and
shall be replanted prior to final inspection.
10. All irrigation systems must be located at least five feet from the Town's
pathways and outside of the public right of way and public utility
easements. The Town staff shall inspect the site and any deficiencies shall
be corrected to the satisfaction of the Engineering Department prior to
final inspection.
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 February 27,
Staff Report to the Planning Commission
Lands of Evershine III
13310 La Paloma Road
February 5, 2009
Page 7 of 7
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
February 5, 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.
AHIUS
a
CALIFORNIA
November 27. 2002
Evershine III, L. P.
Annie M. H. Chan
19770 Stevens Creek Blvd.
Cupertino, CA 95014
Re: File # 177-02-ZP-SD-GD
13310 La Paloma Road
New residence and pool
Dear Ms. Chan:
CORRECTED COPY
Attachment 2
Your request for a Site Development Permit for the above referenced project was approved at the
City Council meeting of November 7, 2002. Please note the following conditions which apply to
this approval:
A. PLANNING DEPARTMENT:
All current and future development at the above-mentioned property must be used
for purposes as a single-family residence.
2. The turnout shall be relocated outside of the 40 -foot front setback and the
driveway width shall be reduced to 14 feet maiamum. Three sets of revised
plans shall be submitted to the Planning Department prior to acceptance of plans
for building plan check. Any other changes or modifications to the approved
plans shall be approved by the Planning Director or the Planning Commission,
depending upon the scope of the changes.
3. Subsequent to final framing, a landscape screening, landscape lighting, and
erosion control plan shall be reviewed by the Planning Commission. Particular
attention shall be given to plantings that will be adequate to break up the view of
the new residence from surrounding properties and streets. Staff recommends that
one third of proposed plantings be drought tolerant plantings. All landscaping
required for screening purposes or for erosion control (as determined by the
Planning Department and City Engineer) must be installed prior to final
inspection.
26379 Fremont Road
Los Altos Hills
California 94022
650/941-7222
Fax 650/941-3160
Nis. Annie M. H. Chan
November 27, 2002
Page 2
4. Prior to beginning any grading operation or demolition, all significant trees are to
be fenced at the drip line. The fencing shall be of a material and structure (chain-
link fencing) 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 fence must remain throughout the course of construction and the
construction crew shall pay special attention to the care of the existing trees. No
storage of equipment, vehicles, or debris shall be allowed within the drip lines of
the fenced trees.
A landscape maintenance deposit (or certificate of deposit), equal to the cost of
materials and installation for all landscaping required for screening purposes or for
erosion control (as determined by the City Engineer), but not to exceed $5,000.00,
shall be posted prior to final inspection. An inspection of the landscape to ensure
adequate establishment and maintenance shall be made two years after installation.
The deposit will be released at that time if the plantings remain viable.
6. Exterior finish colors shall be chosen by the applicant and shall exhibit a light
reflectivity value of 50 or less, per manufacturer specifications. Roof materials shall
have a light reflectivity value of 40 or less, per manufacturer specifications. White
trim area should be minimized, particularly on large -surfaces such as doors,
columns, railings, and trellises. All color samples shall be submitted to the Planning
Department for approval prior to acceptance of plans for building plan check. All
applicable structures shall be painted in conformance with the approved color(s)
prior to fowl inspection.
7. Skylights, if utilized, shall be designed and constructed to reduce emitted light. No
lighting may be placed within skylight wells.
8. Fire retardant roofing (Class A) is required for all new construction.
9. The Planning Commission shall review any additional outdoor lighting with the
landscape screening plan. Lighting fixtures shall generally be shielded downlights.
Exceptions may be permitted in limited locations (entry, garage, etc.) or where the
fixtures would not be visible from off site. Any security lighting shall be limited in
number and directed away from clear view of neighbors, and shielding with shrouds
or louvers is suggested. Lighting shall be low wattage, shall not encroach or reflect
on adjacent properties, and the source of lighting should not be directly visible from
offthe site. No lighting maybe placed within setbacks except for two driveway or
entry lights, except where determined to be necessary for safety.
10. Non -reflective glass shall be used on all second story windows and all skylights and
a sample shall be reviewed and approved by the Planning Department prior to the
subiri ttal of plans jar building plan check.
Ms. Annie M. H. Chan
+. November 27, 2002
Page 3
11. Standard swimming pool requirements:
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 Town Engineering Inspector.
c. Fencing or a locking pool cover is recommended for safety.
d. Equipment shall be enclosed on all four sides for noise mitigation, and the
enclosure shall be screened with landscaping. The pool equipment enclosure
may not encroach into any required setbacks.
B. ENGINEERING DEPARTMENT:
12. Applicant shall provide a Technical Memorandum (TM) prepared by a licensed
Geotechnical Engineer. The TM shall include verification of the excavation
materials to meet engineering fill requirements; recommended typical final site
cover sections, final surface treatment, slope stability control, and construction
procedures; requirements of existing site preparation and demolition; and
construction QA/QC plan.
13. Applicant shall submit construction plans to the City Engineer for approval.
Construction Plans shall include: Existing Site Plan with two -foot (2') contour;
Final Site Plan with two -foot (2') contour; Sedimentation & Pollution Control
Measure; Cross Sections with 50 -foot interval with horizontal scale 1"=50' and
vertical scale 1"=10'; Site Drainage Plan with drainage ditch details.
14. A site specific 'color' shall be obtained from State Regional Water Control Board
prior to construction.
15. During construction grading operation, the Applicant shall have his/her
Geotechnical Engineer on-site to observe that the operation be performed in
accordance with the approved Plans. The Town's Public Works Inspector will
also be on-site to inspect the work. The applicant shall pay all expenses of
having Town inspectors on-site during all grading operations.
16. All construction equipment and haul trucks shall be fitted with state-of-the-art
noise shielding and muffling devices. These requirements shall be specified in all
contract documents and will be verified by the on-site Public Works Inspector.
17. The hours of operation for grading activities shall be restricted to weekdays,
between 8 am. and 5 p.m. This limitation shall be specified in all contract
documents and will be enforced by the on-site Public Works Inspector.
18. The hours of haul trucks on city streets will be prohibited between the hours of 8
a.m. to 9 a.m. and 3:30 p.m. and 5 p.m. This limitation shall be specified in all
contract documents and will be enforced by the on-site Public Works Inspector.
NIs. Annie M. H. Chan
November 27, 2002
Page 4
19. The site drainage associated with the proposed development must be designed as
surface flow wherever possible to avoid concentration of the runoff. The
proposed drainage shall be designed to maintain the existing flow patterns. Two
copies of the final grading and drainage plan shall be submitted for approval by
the Engineering Department prior to acceptance of plans for building plan
check. Final drainage and grading shall be inspected by the Engineering
Department and any deficiencies corrected to the satisfaction of the Engineering
Department prior to final inspection. A letter shall be submitted from the project
engineer stating that the drainage improvements were installed as shown on the
approved plans and in accordance with their recommendations prior to final
inspection.
20. 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 (November 1 to April 1) 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
22. At the time of foundation inspection for the new residence and prior to final
inspection, the location and elevation of the new residence shall be certified in
writing by a registered civil engineer or licensed land surveyor as being in/at the
approved location and elevation shown on the approved Site Development plan.
At the time of framing inspection for the new residence, the height of each
building shall be similarly certified as being at the height shown on the Site
Development plan.
23. 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/secbment 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.
24. 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 plan shall address truck traffic issues regarding dust, noise,
and vehicular and pedestrian traffic safety on La Paloma Road and surrounding
roadways; storage of construction materials; placement of sanitary facilities;
parking for construction vehicles; clean-up area; and parking for construction
Ms. Annie M. H. Chan
�. November 27, 2002
Page 5
personnel. A debris box (trash dumpster) shall be placed on site for collection of
construction debris. Arrangements must be made with the Los Altos Garbage
Company for the debris box, since they have a franchise with the Town and no
other hauler is allowed within the Town limits.
25. Two copies of a truck traffic route 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.
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.
27. The driveway shall be required to be fully constructed 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. An encroachment permit shall be required to be issued by the
Public Works Department for all work proposed within the public right of way
prior to submittal of plans for building plan check. Connection fees shall be
collected with the building permit fees.
29. The property owner shall finalize the choice of pathway requirement and satisfy
the requirement accordingly, prior to submittal of plans far building plan check.
30. The property owner shall dedicate a 35' wide ingress/egress easement over lot
11 and lot 12 for the benefit of the Remainder Parcel. The property owner
shall provide legal description and plat exhibits that are prepared by a registered
civil engineer or a licensed land surveyor and the Town shall prepare the
dedication document. The dedication document, including the approved exhibits,
shall be signed and notarized by the property owner and returned to the Town
prior to submittal of plans for building plan check.
31. The property owner(s) shall submit a Notice of Intent (NOI) and obtain the
General Permit from the State Water Resources Control Board to comply with the
terms of the general permit to discharge storm water associated with construction
activity. The property owner shall submit a copy of Receipt of Notice of Intent to
the Town prior to issuance of building permit.
Ms. Annie M. H. Chan
November 27, 2002
Page 6
32. As recommended by Cotton, Shires & Associates in their report dated October 2,
2002, the applicant shall comply with the following:
Supplemental Geotechnical Evaluations — As recognized by the Project
Geotechnical Consultant, claystone bedrock of the Santa Clam Formation is
known to have expansive characteristics at some locations. Due to the likely
potential that foundations for the proposed residence will bear in some
locations directly on claystone, and at other locations on sandstone or
conglomerate, we are concerned about the potential for differential foundation
movement. In order to supplement the existing Atterberg limit data (measured
on a clayey sand in Boring B-1), we recommend that swell testing be
completed on the on-site claystone material. This supplemental data should
be considered when evaluating the potential use of shallow footing
foundations, or when evaluating appropriate design measures to address
anticipated uplift pressures on a pier and grade beam type foundation. In
addition, the potential for rebound of claystone at the base of proposed cuts
should be considered when evaluating appropriate foundation design.
If site claystone is found to have a moderate or high expansion potential, then
the prevailing local standard of practice would be to utilize a robust pier and
grade beam foundation design (including minimum 16 -inch diameter pier;
reinforced with a minimum of four, #5 vertical bars in a cage) or a rigid
shallow foundation design (grid or heavily reinforced mat design). In
addition, retaining walls supporting cuts into potentially expansive claystone
warrant consideration of higher active design pressures than currently
specified for project retaining walls in general.
Supplemental evaluations to address the above issues should be submitted to
the Town, for review by the Town Geotechnical Consultant, prior to
submittal of documents for building permit plan -check.
Geotechnical Plan Review — The applicant's geotechnical consultant shall
review and approve all geotechnical aspects of the project building and final
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
Project Geotechnical Consultant should also evaluate the advisability of the
proposed drainage energy dissipater trench (to be located west of the
residence) considering the proximity of this dissipater to the toe of a high fill
slope. We suggest consideration of extending this dissipater trench to west,
well away from the fill prism keyway.
The results of the plan review should be summarized by the geotechnical
consultant in a letter and submitted to the Town Engineer for review and
approval prior to issuance of pernits for site building or grading.
Ms. Annie M. H. Chan
November 27, 2002
Page 7
c. Geotechnical FSeld 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 fowl (granting of occupancy) project
approval.
For further details on the above requirements, please refer to the letter from
Cotton, Shires & Associates dated October 2, 2002.
33. An automatic residential fire sprinkler system approved by the Santa Clara
County Fire Department shall be included in the new residence. Three sets of
plans prepared by a sprinkler contractor shall be submitted to the Planning
Department and approved by the Fire Department, prior to acceptance of plans
for building plan check, and the sprinklers shall be inspected and approved by the
Fire Department, prior to final inspection.
34. 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.
D. BUILDING DEPARTMENT:
35. All properties must pay School District fees to either the Los Altos School
District or the Palo Alto Unified School District, as applicable, before receiving
their building permit from Los Altos Hills. The applicant must take a copy of
Worksheet #2 to school district offices (both the elementary and high school
offices in the Los Altos School District), pay the appropriate fees and provide the
Town with a copy of their receipts.
Upon completion of the construction, a final inspection shall be required to be set with the
Planning and Engineering Departments at least two weeks prior to final building inspection
approval.
RIs. Annie M. H. Chan
November 27, 2002
Page 8
CONDITION NUMBERS 2, 6, 10, 19, 23, 24, 25, 26, 28, 29, 30, 32a, AND 33 SHALL BE
COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE CTSY.
ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN
CHECK BY THE BUILDING DEPARTMENT.
The Site Development permit is valid for one year from the approval date (until November 7,
2003). 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.
Please contact us if you have any questions.
Sincerely,
%-
Carl Cahill
Planning Director
Enc.: Copy of approved plans
U: Chun.Pong Ng, Los Altos, CA 94024
Angelica Herrera
LOSALIUS HILLS
!W.V
CALIFORNIA
October 13, 2005
Evershine III, L. P.
Annie M. H. Chan
19770 Stevens Creek Blvd.
Cupertino, CA 95014
Re: File 49-05-ZP-SD-GD
13310 La Paloma Road
Utility building, tennis court, parking spaces, tennis pavilion, realigned driveway
Dear Ms. Chan:
Your request for a Site Development Permit for the above referenced project was approved at the
Planning Commission meeting of August 11, 2005. The City Council has upheld the Planning
Commission's approval. Please note the following conditions which apply to this approval:
PLANNING DEPARTMENT:
1. All current and future development at the above-mentioned property must be used for
purposes of a single-family residence.
2. Subsequent to final framing of the new residence, a landscape screening, landscape
lighting, and erosion control plan shall be reviewed by the Planning Commission.
Particular attention shall be given to plantings that will be adequate to break up the view
of the new residence, tennis court and utility building from surrounding properties and
streets. The eight oak trees removed to accommodate the driveway shall be relocated or
replaced at a ratio of two to one. Staff recommends that one third of proposed plantings
be drought tolerant plantings. All landscaping required for screening purposes or for
erosion control (as determined by the Planning Department and City Engineer) must be
installed prior to final inspection.
3. Prior to beginning any grading operation or demolition, all significant trees are to be
fenced at the drip line. The fencing shall be of a material and structure (chain-link
fencing) 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 fence must
remain throughout the course of construction and the construction crew shall pay special
attention to the care of the existing trees. No storage of equipment, vehicles, or debris
shall be allowed within the drip lines of the fenced trees.
26379 Fremont Road
Los Altos Hills
California 94022
650/941-7222
Fax 650/941-3160
Evershine IN, L. P.
Annie M. H. Chan
October 13, 2005
Page 2
4. A landscape maintenance deposit (or certificate of deposit), equal to the cost of materials
and installation for all landscaping required for screening purposes or for erosion control (as
determined by the City Engineer), but not to exceed $25,000.00, shall be posted prior to
final inspection. An inspection of the landscape to ensure adequate establishment and
maintenance shall be made two years after installation. The deposit will be released at that
time if the plantings remain viable.
5. Exterior finish colors shall match the main residence and shall exhibit a light reflectivity
value of 50 or less, per manufacturer specifications. Roof materials shall have a light
reflectivity value of 40 or less, per manufacturer specifications. White trim area should be
minimized, particularly on large surfaces such as doors, columns, railings, and trellises. All
color samples shall be submitted to the Planning Department for approval prior to
acceptance of plans for building plan check All applicable structures shall be painted in
conformance with the approved colors) prior to final inspection.
6. Skylights, if utilized, shall be designed and constructed to reduce emitted light. No lighting
may be placed within skylight wells.
7. Fire retardant roofing (Class A) is required for all new construction.
8. Staff shall review and approve exterior lighting fixtures for the utility building and driveway
gate prior to installation.
9. The Planning Commission shall review any additional outdoor lighting with the landscape
screening plan. Lighting fixtures shall generally be shielded downlights. Exceptions may
be permitted in limited locations (entry, garage, etc.) or where the fixtures would not be
visible from off site. Any security lighting shall be limited in number and directed away
from clear view of neighbors, and shielding with shrouds or louvers is suggested Lighting
shall be low wattage, shall not encroach or reflect on adjacent properties, and the source of
lighting should not be directly visible from off the site. No lighting may be placed within
setbacks except for two driveway or entry lights, except where determined to be necessary
for safety. No lighting shall be allowed for the tennis court.
10. The emergency generator shall be enclosed in a second stage noise control enclosure, and
additional high performance silencers will be used on the intake and discharge ventilation
openings. Routine testing of the emergency generator and associated equipment shall
occur only during the daytime, as defined in the Town's noise ordinance (7:00 a.m. to
sunset).
11. To mitigate potential noise impacts, the utility building shall not be used between 10:00
p.m. and 7:00 am. except during emergencies.
Evershine III, L. P.
Annie M. H. Chan
October 13, 2005
Page 3
12. The property owner shall grant an open space easement to the Town as shown on the
approved plans. Alternatively, the property owner may voluntarily propose a
conservation easement. The open space or conservation easement agreement shall be
prepared by the Town and shall require the removal of Eucalyptus trees within the
easement. The property owner shall provide a legal description and plat exhibits that are
prepared by a registered civil engineer or a licensed land surveyor. The grant document,
including the agreement and approved exhibits, shall be signed and notarized by the
property owner and returned to the Town prior to submittal of plans for building plan
check
ENGINEERING DEPARTMENT
13. Two sets of a final grading and drainage plan and storm drain calculations shall be
submitted for review and approval by the Engineering Department prior to acceptance of
plans for building plan check The final grading and drainage plan shall show the
proposed private storm drain easement begins at the common property line of Lot 6 and
Lot 11 and ends at the street right of way on La Paloma Road Final grading and
drainage shall be inspected by the Engineering Department and any deficiencies
corrected to the satisfaction of the Engineering Department prior to final inspection. A
letter shall be submitted from the project engineer stating that the site grading and
drainage improvements were installed as shown on the approved plans prior to final
inspection.
14. 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 (November 1 to
April 1) 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.
15. All public utility services serving this property shall be placed underground.
16. At the time of foundation inspection for the service/utility building and prior to final
inspection, the location and elevation of the building shall be certified in writing by a
registered civil engineer or licensed land surveyor as being in/at the approved location
and elevation shown on the approved site development plan. At the time of framing
inspection for the new building, the height of the building shall be similarly certified as
being at the height shown on the approved site development plan.
17. 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 entire driveway shall be rocked during construction and all cut and fill
Evershine III, L. P.
Annie M. H. Chan
October 13, 2005
Page 4
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.
18. 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 ofplans for building plan check. The grading/construction operation plan
shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian
traffic safety on La Paloma Road and surrounding roadways, 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
Los Altos Garbage Company for the debris box, since they have a franchise with the
Town and no other hauler is allowed within the Town limits.
19. 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.
20. The property owner shall be required to connect to the public sanitary sewer prior to final
inspection. A sewer plan that is prepared by a registered civil engineer shall be required
to be approved by the City Engineer prior to acceptance of plans for building plan
check. An encroachment permit shall be required by the Town's Public Works
Department for all work proposed within the public right-of-way prior to commencement
of work.
21. The property owner shall provide the Town legal descriptions, plat exhibits, and recorded
documents for the private storm drain easement and private sanitary sewer easement prior
to submittal of plans for building plan check.
22. The property owner shall dedicate a 50' wide public right-of-way to the Town over the
section of driveway that serves 3 properties. The property owner shall provide a legal
description and plat exhibit prepared by a registered civil engineer or a licensed land
surveyor, and the Town shall prepare the dedication document. The dedication
document, including the approved exhibits, shall be signed and notarized by the property
owner and returned to the Town prior to submittal of plans for building plan check.
23. The property owner shall dedicate a 35' wide ingress/egress easement over lots 11, 12
and 6. The property owner shall provide legal description and plat exhibits that are
prepared by a registered civil engineer or a licensed land surveyor and the Town shall
prepare the dedication document. The dedication document, including the approved
exhibits, shall be signed and notarized by the property owner and returned to the Town
prior to submittal of plans for building plan check.
Evershine III, L. P.
Annie M. H. Chan
October 13, 2005
Page 5
24. Dedication of the new pathway easement and construction of the new path and
pedestrian/equestrim crossing shall occur as follows:
a. A roadside path shall be located on the east side of La Paloma Road, between the
drainage channel and the road pavement.
b. A 10 -foot -wide pathway easement shall be granted near the southwest property lines
of Lot 11 and Lot 6 approximately in the location shown on the approved plans. The
final location of the pathway easement shall be determined in the field by a
representative of the Pathway Committee and the property owner, and shall meander
around existing trees and across steep slopes where necessary to make the path
accessible to pedestrians and equestrians.
c. The property owner shall provide a legal description of the off-road pathway
easement and plat exhibits that have been prepared by a registered civil engineer or a
licensed land surveyor, and the Town shall prepare the dedication document. The
dedication document, including the approved exhibits, shall be signed and notarized
by the property owner and returned to the Town prior to issuance of a building
permit.
d. The property owner shall construct a 5 -foot -wide Type IIB path along the east side of
La Paloma Road and in the pathway easement near the southwest property lines of
Lot 11 and Lot 6. The Type IIB pathway shall be constructed prior to final inspection
of the house or the accessory structures, whichever occurs first, to the satisfaction of
the Engineering Department.
e. The property owner shall either provide access to the new off-road path via the
existing driveway connection or by constructing a concrete box culvert in the
drainage channel along La Paloma Road. Prior to construction, plans for the culvert
shall be submitted for review and approval of the Engineering Department. The
concrete box culvert shall be constructed prior to final inspection of the house or the
accessory structures, whichever occurs first, to the satisfaction of the Engineering
Department.
FIRE DEPARTMENT:
25. A final fire protection plan shall be submitted for review and approval by the Santa Clara
County Fire Department prior to submittal 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 at least two weeks prior to final building inspection
approval.
Evershine III, L. P.
Annie M. H. Chan
October 13, 2005
Page 6
CONDITION NUMBERS 5, 12, 17, 1S, 20, 21, 22, 23 and 25 SHALL BE COMPLETED
AND SIGNED OFF BY THE PLANNING DEPARTMENT AND THE ENGINEER
PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE
BUILDING DEPARTMENT.
The Site Development permit is valid for one year from the approval date (until August 11,
2006). 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.
(/P�le-asse contact
�uss if you have any questions.
Carl Cahill
Planning Director
Enc.: Approved plans
cc: Leslie Hopper
Attachment 3
Planning Commission Minutes Approved 11/14/02
October 24, 2002
Page 5
same. He also suggested an open fence in return for a more desirable siting. The conservation
easement can be reviewed at the Site Development stage.
Chairman Vitu also agreed. They could review modifying the conservation easements to
improve the siting of the home at the time of site development. She could not support deleting
the conservation easements by paying an in -lieu fee.
MOTION SECONDED AND PASSED: Motion by Commissioner Cottrell and seconded by
Commissioner Kerns to recommend to the City Council denial of the request to delete the
approved conservation easements and payment of in -lieu fees, Lands of Huang, 27580
Arastradero Road.
AYES: Chairman Vitu, Commissioners Clow, Kerns & Cottrell
NOES: None
ABSENT: Commissioner Wong
This action is subject to a 23 day appeal period.
3.3 LANDS OF EVERSHINE, 13310 La Paloma Road (177-02-ZP-SD-GD); A
request for a Site Development Permit for a 26,709 square foot new
residence (maximum height 27 feet), pool and spa.
Staff (Angelica Herrera) provided an overview of the application noting the proposed design is
meant to lower the profile of the two story residence on a highly visible lot by partially burying
the first floor below the existing grade. The applicant was advised by staff that the Planning
Commission has the discretion to restrict the height of structures on highly visible lots such as
this one. As a result of burying the home into the hilltop, two exceptions to the grading policy
are required: maximum cut; and maximum fill allowed. The City Engineer (Mintze Cheng)
discussed the proposed design and the 28,000 cubic yards of dirt that need to be removed or
relocated. The plan indicates they are proposing to keep two-thirds of the excavation (19,000
cubic yards) which will be re -spread on their 11 acre site. If this is not allowed it would be very
visible to the public to have off -haul trucks making 3,000 round trips to export the soil. This will
also impact the roads. However, if this plan is approved the applicant would be conditioned to
repair the streets and designate a truck route. The plan does not conform to the grading policy.
The excess soil needs to spread around or hauled away. Commissioner Clow asked if there was
an opportunity to keep the soil on the site. Ms. Cheng responded that sometimes they allow the
dirt to stay on the site so there would be minimum impact on the streets. However, you are
looking at 19,000 cubic yards of dirt, spreading it on a 11 acre site. It is not typical in Town to
have such a large amount of dirt moved around a hillside. Her preference would be to off -haul
the dirt and to condition the applicant to repair the roads. Discussion ensued regarding the
difference of leaving two-thirds of the dirt on site or all of it on the site. She indicated that since
the applicant wanted to move forward with the application, staff did not have the opportunity to
look at options regarding the dirt prior to this meeting.
OPENED PUBLIC HEARING
Planning Commission Minutes Approved 1.1/14/02
October 24, 2002
Page 6
Fred Chan, 19770 Stevens Creek Blvd., Cupertino, applicant, stated they have been
investigating a design for the site for the last five years. He wants to build a house for his family
and minimize impacts on the neighborhood. They have held two open house sessions where
seven of the neighbors voiced support.
Tom Klope, Los Altos, landscape architect, indicated 70% of the site will be left in its natural
state (undisturbed hillside). No trees are scheduled for removal and they are preserving all of the
native mature trees which occur on the lower slopes of the property. In the past two years the
applicant has established native planting and other plantings around the perimeter of project with
the anticipation of development of this parcel. They have preserved the hilltop setting making it
harmonious with local topography rather than having a large structure that steps down the slope
or other conventional ways of putting a house on a hillside site. He further discussed the
driveway conforming with fire department standards without requiring any retaining walls. A
double alley of trees are proposed to help screen the driveway making it a more interesting
environment. He further discussed other design features of the house, the proposed vegetation,
outdoor living areas buffered from off-site views, and the placement of the house which exceeds
minimum setback requirements.
Terry Eger, 13050 Alta Lane North, voiced opposition to the project as he will be looking at
27,000 square feet of structure blocking bay views. He prefers a smaller house on the site. He
was also concerned with the spreading the dirt on the site which will raise the bill two to three
feet which will further impact his views. This looks like a commercial building or a hotel. He
asked what will happen if the property is sold? He asked that the Commission not approve the
project and not allow them to spread the dirt on the site.
Rudolph Alfinito, 25870 Westwind Way, discussed the variety of homes in the area. This house
looks like a hotel from his property. He felt they should move the house down the hillside,
blending with the contours of the land which would be more appealing. The proposed height and
size is in total disregard of the neighbors. They should take into consideration the impact of the
neighbors.
Carol Gottlieb, 24290 Summerhill Avenue, stated she has never before seen a vertical cut of 27
feet. This house is not designed according to the site development ordinances.
Allison Taborek, 28190 Radcliff Lane, agreed with the previous speaker in that they should not
allow houses to be built on crest lines.
Robert Blair, 27161 Fremont Road, stated he will not be impacted but has known about the
property for years. He thought the property was going to be subdivided. In general, the design is
better than he expected and it is certainly better than four or five houses, if subdivided.
Dot Schreiner, 14301 Saddle Mountain Drive, stated, if allowed, will set a precedent
Planning Commission Minutes Approved 11/14/02
October 24, 2002
Page 7
Jolon Wager, 26786 Robleda Court, discussed other large projects on Templeton Place and
Wildflower Lane. She described the many construction cars parking everywhere and the length
of time for completion. She was not sure how this house could blend in. She asked that the
Commission take into consideration the construction noise which will go on for years.
Pong Ng, 1513 Fairway Drive, Los Altos, consulting architect, stated this is a rather large home
on an extremely large lot. They are only using 64% of the allowed maximum floor area on this
lot. In reality, there is only 11,000 square feet above ground; everything else is buried
underneath. This is what triggers the large amount of dirt. He referred to the staff report
regarding the figures for the first and second stories. They have tried to lower the house as much
as possible into the hill. Yes, there is a 27 foot cut of which 10 feet is actually a basement
maintained around the perimeter. The home is designed so no one sees the entire length of the
home. It is difficult to hide the house from the neighbors to the south because they are above this
site. He felt they were only blocking 2% of the overall horizon. If the home was placed
somewhere else, there would be zero percent chance of the owners enjoying their property. If
this house cannot be built, there is a possibility of subdividing the property for maximum value.
It was clarified that the hill would actually be lower with the house on top of it then it is today.
The maximum height above the existing peek of the crown is only about 5 feet. This is the
reason for so much grading as they did their best to sink the home into the hill. Regarding the
spreading of the dirt or taking it off the site, they will be spreading the dirt on the lower areas
which will mitigate the number of truck trips. Two thirds of the dirt could be left on site.
Susan Roberts, project civil engineer, explained there are only a few isolated areas with fill up to
7 feet which are berming areas. This will not effect Mr. Eger's views. Sheet flow design for
drainage was discussed. Further discussion ensued regarding relocation of the home and the
material used for the flat roof area. Mr. Ng also discussed the stability of the slope with
compacting of the soil. This will be handled by the civil engineer. They have 11 r/z acres to
spread the dirt around.
Terry Eger stated he will be seeing the whole house. He was also concerned with the spreading
of the dirt on the lower area. If the Commission decides to approve a 27,000 square foot home
there is nothing he can do about it. However he can fight the dirt issue if it impacts him.
Sandy Humphries, Environmental Design Committee, requested a conservation easement over
the drainage area along the side of the road on the left, preserving the oak trees as well.
Rudolph Alfinito, 25870 Westwind Way, sees the entire house as viewed by the story poles.
CLOSED PUBLIC HEARING
Commissioner Clow noted everyone would be happy to retain the open space. A 27,000 square
foot house is a big house. The alternative could have been a subdivision with four 7,000 square
foot houses with a few on the ridgeline. The 27 foot cut is to minimize the impact of the house.
He felt the applicant has gone to extreme lengths to make this home blend into the knoll as much
as possible. Assuming there is development on this property this is one of the best kind of
Planning Commission Minutes Approved 11/14/02
October 24, 2002
Page 8
development you could have although it is not as good as nothing at all. He would prefer
keeping all of the dirt on site and spreading it around with natural contours (engineered). He
would support the application with the hope they could keep the dirt on site.
Commissioner Cottrell stated this is a big house. They cannot tell the owners to build a smaller
house. The applicants have gone to great lengths to create a design that minimizes the
appearance from other locations. Regarding the Eger site, he was not sure anything could be
built on the hill that would not obstruct some of his view because he is at a higher elevation. He
was concerned with the large amount of dirt removal. There should be a way to spread the dirt in
such a way so it will not move or create a slide hazard. If there is damage to the roads, they will
need to be fixed. He supports the project if they can built in proper engineering for the soil work
and mitigation for landscaping so the house will not be seen from other locations. There was a
mention of a conservation easement as there are some very steep areas on the site. He did not
know why they could not ask for conservation easements for areas where the slopes are over
40% to 50%.
Commissioner Kerns noted that this house is probably one of the largest homes in the Hills. The
ordinances do allow these numbers for the lot. It is much better than multiple homes spread
across the land. The applicant has lowered the house by cutting it into the hill and tried to be
sensitive to the neighbor's views. The landscape plan will be reviewed at the Commission level
and at that time they can work with the neighbors regarding placement of landscaping. The
height of the house does vary from 15 feet to 22 feet with a few areas up to 27 feet. He was also
concerned regarding the grading and the fill on the site which needs to be looked at very
carefully in respect to drainage and drainage swales making sure the water is routed
appropriately to avoid erosion problems. He agreed with Commissioner Clow regarding a way
to keep the dirt on site although he did not feel they should go much over the grading policy
numbers of 3 feet. The house is below the maximum floor area allowed. He can support the
project but he would like to have something relating to the drainage fill location.
Chairman Vitu felt the applicants have worked very hard to lessen the impact of the house. This
development will have less impact than a potential subdivision. The height on this ridgeline
above existing grade goes from 15 feet to 22 feet. Regarding grading, it is important to spread
soil to follow the contours. Drainage must be considered so there is no erosion or flow of soil
changes to impact other properties. She was also in favor of keeping the dirt on site, if possible,
with the three foot fill which will cause less damage to the roads and less visual impact on the
neighbors. She can support the project.
Commissioner Clow suggested a little flexibility with the three foot limit if, from an engineering
point of view, there are places where it could be deeper and it works to the satisfaction of the
engineering department. Keeping all of the dirt on site would prevent trucks from going on the
roads and chewing up the pavement. He would prefer a way of spreading the dirt that is
consistent with natural contours and with proper engineering and no erosion.
Planning Commission Minutes
October 24, 2002
Page 9
Approved 11/14/02
MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by
Commissioner Kerns to approve the request for a Site Development Permit for a new residence,
pool and spa, Lands of Evershine, 13310 La Paloma Road, with the following additions and
changes to the conditions of approval: do everything possible, with good engineering, to keep
the fill on site and do whatever planting, etc. is needed to prevent landslides or erosion problems
and that the natural contours are maintained. The applicant shall work with the engineering
department regarding on-site inspections during grading of the site. The applicant also needs to
pay for the inspection costs and their soils engineer needs to be on-site to make sure the
contractor complies to the design plan. The Town Geologist will also be on-site to review the
grading operation. Staff will work with the applicant to expand the conservation easement to
cover the oak tree area.
AYES: Chairman Vim, Commissioners Clow, Kerns & Cottrell
NOES: None
ABSENT: Commissioner Wong
This approval is subject to a 23 day appeal period.
4. OLD BUSINESS
4.1 Report from subcommittees -none
5. NEW BUSINESS -none
6. REPORT FROM THE CITY COUNCII. MEETING
6.1 Planning Commission representative for October 17th , Commissioner Kerns,
reported on the following: proposed 2002 master path plan; fee schedule; and Town Hall
project.
6.2 Planning Commission Representative for November 7`h — Commissioner Wong
6.3 Planning Commission Representative for November 21" — Commissioner Vito
7. APPROVAL OF MINUTES
7.1 Approval of September 12, 2002 minutes
APPROVED BY CONSENSUS: To approve the September 12, 2002 minutes.
7.2 Approval of September 26, 2002 minutes
APPROVED BY CONSENSUS: To approve the September 26, 2002 minutes.
Attachment 4
Minutes of a Regular Meeting Approved 9/6/05
Town of Los Altos hills
PLANNING COMMISSION
THURSDAY, AUGUST 11, 2005,7:00 p.m.
Council Chambers, 26379 Fremont Road
cc: Cassettes (2) #8-05
ROLL CALL AND PLEDGE OF ALLEGIANCE
The regular meeting of the Planning Commission was called to order at 7:00 p.m. in the Council
Chambers at Town Hall.
Present: Chairman Cottrell, Commissioners Carey, Kerns, Collins & Clow
Staff: Carl Cahill, Planning Director; Debbie Pedro, Senior Planner; Brian Froelich;
Assistant Planner; Lani Smith, Planning Secretary
2. PRESENTATIONS FROM THE FLOOR -none
3. PUBLIC HEARINGS
—� 3.1 LANDS OF EVERSHINE, 13310 La Paloma Road (49-05-ZP-SD-GD); A
request for a Site Development Permit for an addition of a 3,634 square foot
utility building (maximum structure height 20 feet), an 8,784 square foot tennis
court, parking spaces, a 630 square foot tennis pavilion (maximum structure
height 19 feet), and a realigned driveway (staff -Leslie Hopper).
Per Item 5.1, the following disclosures were noted: Commissioner Clow visited the site and
spoke to the applicant and a representative; Commissioner Kerns visited the site; Commissioner
Carey visited the site and had spoken to two representatives; Commissioner Collins visited the
site and spoke to two representatives; Chairman Cottrell visited the site.
The Planning Director introduced this item indicating parcels 6, 11 and 12 are all owned by the
Lands of Evershine (approximately 17 acres of land). There is a lot line adjustment application
under review by staff. Since the lot line is complicated, staff advised the applicants to move
forward with the Site Development applicant currently before the Commission. The accessory
structures being reviewed are all on lot 6. Staff has heard positive feedback from the neighbors.
The new residence approved in 2002 is currently under construction and will not be a part of the
discussion. They will be discussing the tennis court, tennis pavilion, utility building, parking for
tennis area, realigned driveway and an exception to the grading policy for the tennis court. As a
part of this project, there will be a sound wall constructed on the edge of the one driveway in
front of the utility building. This will shield the adjoining neighbor from any noise from that
structure. He further discussed the new driveway and the area of change from the approved
Planning Commission Minutes Approved 9/8/05
August 11, 2005
Page 2
driveway. Ultimately it will serve three homes with a 50 foot right-of-way. This is planning for
the future. Clearly one of the benefits of this new driveway is the improvement to lot 11 (lower
lot). Once the lot line adjustment is approved the new driveway will serve the lower vacant lot
serving the building site much better and the driveway will not have to go through the area of
oak trees which are proposed to be placed in a conservation easement as a part of this proposal.
There is an area that requires 7 feet of fill where it crosses the Swale. Normally they do not
allow more than 3 feet of fill but this is a small area and the lot is steep. As with the tennis court
and the utility building, there is a little more cut proposed than normally allowed (7 foot cut).
This will allow the structure to tuck into the hillside (desirable).
Commissioner Carey asked for more details regarding the grading exception and how the
driveway realignment corresponds with the upcoming lot line adjustment. This was answered by
the Planning Director. Commissioner Carey also requested information regarding any other
areas with 30% slopes or more.
Commissioner Clow asked if the entry gate would be a routine approval. Cahill stated that if the
entry gate is set back and out of the setbacks it could be a routine approval. He noted
comparisons with the Corrigan property and Morgan Manor. Commissioner Clow asked if they
were protecting the Eucalyptus trees that are within the conservation easement even though they
are considered a fire hazard. Cahill noted that the open space conservation easement agreement
has always allowed for the clearing and removal of vegetation that might be a fire hazard. If
needed, the applicant would return to Planning for the request with plans for re -vegetation
(native species).
Commissioner Collins asked if the existing driveway will remain to the point it reaches the
existing house. Cahill responded no. It did not make sense to have the existing driveway serve
three lots. The proposal is practical. The 50 foot right-of-way is not an area that is paved but an
area designated for vehicular access and also they require wide right of ways to give the streets a
more natural appearance and allow for landscaping. Commissioner Collins asked if they could
have the same 50 foot right of way on the existing driveway. Cahill stated that if you left the
driveway as is, they will not be impacting the property by additional right of ways. The open
space easement would have a provision that would allow for the driveway to go through it
Commissioner Collins asked if the new driveway will help the drainage issue that could arise in
that little swale. Cahill felt this question should be addressed by the project engineer.
It was noted that there was not a condition of approval regarding the granting of an open space
easement. Cahill noted the applicants voluntarily offered the easement. The Commission could
add this as a condition although it does appear on the site development plan being reviewed for
approval.
OPENED PUBLIC HEARING
Scott Krough, project manager, introduced the applicants and project team taming over the
presentation to Jim Tobby, project engineer.
Planning Commission Minutes Approved 9/8/05
August 11, 2005
Page 3
Jim Tobby, project civil engineer with Lee and Sung Engineers, provided background regarding
the configuration of the proposed road. He noted problems with the existing road due to erosion
giving way in a few locations. They have had a geotechnical engineer reviewing the site who
wrote a letter to staff regarding the condition. They have come up with a road that is more
feasible, something that would give the applicants a better access to use their entire property,
more of a sweeping driveway, a little nicer approach than the hairpin tum indicated on the plans.
In doing so, they proposed turning the original road into a natural vegetated state by removing
the asphalt, re -grade to the natural environment, letting it go back to what it was previously. He
further discussed the 7 feet of fill, working with the Town doing due diligence as best they could
to come up with a drawing that keeps the grading policy in mind as much as possible and
minimizes the amount of excess grading as little as possible. He noted a very small amount of
grading over a very small area in order to get to the other side. Another issue was what happens
to the storm drain water on the site. This is another issue that they have gone to great lengths to
review and solve. They are proposing to collect all of the storm water, putting it into a large
dissipation field (retention system) which is a series of very large pipes that we buried in the
ground that hold back the water. The water that will be held in larger pipes will be released
slowly through smaller pipes. The water leaving the site now will be dramatically less as if the
building was never constructed. He also noted that the new driveway is in a better location and
will be better compacted, making the road bed much more stable than the old driveway.
Regarding other areas that may have slopes of 30% or greater, he was unprepared to answer the
question. There is no need for a retaining wall anywhere on the driveway. The only one which
might be proposed would be a small one below the utility building built in with a sound wall (2
to 3 feet).
Sandy Humphries, Environmental Design Committee, touched on the original design for the
house noting at that time the Town Engineer requested that all the dirt be taken off-site but to
save the applicant's money, they allowed them to spread it over the site instead. So there we
many areas on the top that use to have some vegetation. Since there we many other areas that
are above 30% slope she suggested that staff investigate this issue. Any area 30% or over should
be in an open space easement. She was concerned with the drainage swale. There is a Town
ordinance stating that you cannot fill in a drainage swale. This is a major drainage swale. By
California law, they have to retain any new water on site. She did not feel the drainage swale
should be interrupted or filled in but bridged over with the Swale protected with an open space
easement.
Chairman Cottrell asked why when the house was approved originally they did not establish
conservation easements/open space easements. Cabill responded that there was a small one
granted. He felt that the Town has discretion on where they require conservation easements and
he felt that the easement offered by the applicants covers the most environmentally sensitive land
on the site.
CLOSED PUBLIC HEARING
Commissioner Carey indicted that he was basically supportive of the project. As a Planning
Commission they would have discretion to impose some significant limitations on the requested
Planning Commission Minutes Approved 9/6/05
August 11, 2005
Page 4
application, not just because of the grading variances. Regarding highly visible lots which this
clearly is, they do have the ability to restrict development even below 82% MFA on a highly
visible lot. He felt what was being proposed was reasonable. He would require the open space
easement as proposed. He was supportive of the application.
Commissioner Kerns also supported the project with the open space easement, as shown on the
site development plan. He felt it was not needed as a condition as they have volunteered the
easement for tax purposes (open space easement or conservation easement). He supports the
driveway realignment as the new driveway is better than the old one in terms of the turns, sight
distance, etc. He also supports the tennis pavilion and the utility building as they are very well
placed on that side of the bill (low profile).
Commissioner Clow agreed. The applicant is generous in the dedication of the open space
easement. He did not feel it needed to be a condition of approval. Regarding the fill over the
swale, he felt their soils engineers have done a good job. He would like it noted that removing
Eucalyptus trees, if the applicants choose to for fire safety, is allowed within this conservation
easement. The siting of the utility building and the driveway was well done. He fully supported
the application.
Commissioner Collins supports the open space easement, the utility building and the tennis
pavilion. The exception to the grading policy seems justified because of the location as it
appears to be the best location. She does not support the driveway as proposed for two reasons:
exception to the grading policy which should only be approved when there is an obvious
constraint or hardship on the site. She felt the proposed driveway actually provides a benefit to
the site by giving access to the lot that will be realigned. She felt it was very important to stay
consistent and when making exceptions to the grading policy that there should be an obvious
hardship.
Chairman Cottrell also supports the project. He felt a great job has been done regarding drainage
as there will be less water running off of the site now then there was previously.
Commissioner Carey suggested making the dedication of the open space easement a condition of
approval as he felt there was additional area which could be included in the easement. To be
consistent they should require it as part of the development. Also of importance is that the
landscape deposit for this property is $5,000 which is low for the size of this project. He
suggested $25,000.
MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by
Commissioner Cary to approve the Site Development Permit for an addition of a utility building,
tennis court, parking spaces, tennis pavilion, and a realigned driveway, Lands of Evershine,
13310 La Paloma Road, with recommended conditions of approval, changing #4, increasing the
landscape deposit from $5,000 to $25,000 due to the size of the property. The Town would
cooperate with any effort to make the conservation easement voluntary versus an open space
easement that would be required as a condition of approval. The conservation or open space
Planning Commission Minutes Approved 9/8/05
August 11, 2005
Page 5
easement agreement will indicate that removing existing Eucalyptus trees, if the applicants
choose to, is allowed within this easement.
AYES: Chairman Cottrell, Commissioners Kerns, Carey & Clow
NOES: Commissioner Collins
This approval is subject to a 23 day appeal period.
3.2 LANDS OF HITZ, 26026 Scarff Way (80-05-ZP-SD-GD); A request for a Site
Development Permit for a 2,278 square foot agricultural accessory building
(maximum structure height 20' 6") on an 10.5 acre property (staff -Brian Froelich).
Disclosures: Commissioner Clow, Carey and Collins visited the site and met with the
applications. Chairman Cottrell and Commissioner Kerns visited the site.
Staff introduced this item by providing an overview of the staff report and the site plan of the
project area. The project includes a driveway expansion, a new observation deck and a bocce
ball court. The proposed agricultural accessory building would serve the agricultural uses for
storage of equipment, harvested and for processing. The lower level of the building contains an
office and a garden shed room. The applicants are currently working with the utility companies
in an effort to underground the existing utility poles on the site. In noted that staff has received
an additional five letters of support from neighbors.
Staff was asked how many power poles were being removed. The response was "six".
OPENED PUBLIC HEARING
Jerry Hitz, applicant, was present with his wife Nancy and son Dave, owner of the property. He
stated they wanted to maintain the property in the same use, preserving the rural and agricultural
character on the property. So they started caring for the apricots and processing them rather then
bringing in outside people. They use friends and family for processing and drying the apricots.
They also added 800 grape vines with the intention of trying to make wine from them. All this
resulted in an overflow of the garage area, exercise room and several other places around the
house. This is the reason for the request for a new agricultural building. He discussed the
positioning of the structure and the driveways that are not in use. They have been working with
PG&E regarding the relocation of the easement. They have tentative agreement with PG&E
regarding the concept but they do not know if this means anything will happen quickly. They are
hoping to beat the grading moratorium otherwise they are looking at two more years before
completion. He referred to the conditions of approval noting surprise with the amount of money
that will need to be paid for the pathway fee, roughly $25,000. He suggested allowing them to
pay $10,000 now with the remaining due when they propose additional development. One of the
noted issues was commercial activity. He stated that they have no intention of commercial
activity here. There will be no tasting room signs, no public events or sales office. They are
making more than they can drink themselves hoping they can use it other ways. Hopefully in the
future they can have a license to sell to local businesses or to charitable events. He understood
Environmental Design and Protection Committee Attachment 5
60e1 w &LWj/111,.
New Residence/Remodel Evaluation OC' (t 3 20018
Reviewed by: i pgr' �0,,,OF LOS ALTOS HILMte(0
Applicant
Name
Address
Creeks, drainage, easements:
Existing Vegetation:
Significant issues/comments:
Attachment 6
KAPLAN
GERI NGAAoCARRaL RECEIVED
ARCHRECN I.
LIGHTING JUL 19 2007
+OWN OF LOS ALTOS BILLS
EVERSHINE III RESIDENCE
LOS ALTOS HILLS, CALIFORNIA
KGM # 03063
DESIGN DEVELOPMENT
FIXTURE SCHEDULE
LIGHTING INSTALLATION NOTES
INSTALLATION SKETCHES
CATALOG CUTS
JUNE 6, 2007
10351 SANTA MONICA BOULEVARD, SUITE 410
LOS ANGELES, CALIFORNIA 90025
TEL 310.552.2191 FAX 310.552.2192 www.kpal.net
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EVERSHINE 111 RESIDENCE —LOS ALTOS HILLS, CALIFORNIA LIGHTING SYSTEM INSTALLATION NOTES
KGM # 03063
O6 JUNE 2007
1) THE LIGHTING PLAN IS NOT INTENDED TO REPRESENT A COMPLETE SET OF ELECTRICAL DRAWINGS.
EXCEPT WHERE INDICATED OTHERWISE, THE LOCATION AND SELECTION OF ANY ELECTRICAL
REQUIREMENTS NOT DIRECTLY RELATED TO THE LIGHTING SHALL BE BY OTHERS.
2) NO SUBSTITUTIONS SHALL BE ACCEPTABLE WITHOUT PRIOR WRITTEN APPROVAL FROM THE LIGHTING
DESIGNER. DIRECT ANY SUBMITTALS AND/OR RFI'S TO:
KAPLAN PARTNERS ARCHITECTURAL LIGHTING
10351 SANTA MONICA BOULEVARD, SUITE 410
LOS ANGELES, CA 90025
TEL 310.552.2191 FAX 310.552.2192
CONTACT: Mahn van Koolbergen I Jo01e Ferguson
EMAIL: mvan@kgmlighgng.com
3) THE INSTALLATION CONTRACTOR (THE "CONTRACTOR°) SHALL BE RESPONSIBLE FOR COMPLIANCE WITH
ALL APPLICABLE CODES.
4) THE CONTRACTOR SHALL INSTALL ALL FIXTURES ACCORDING THE MANUFACTURER'S INSTRUCTIONS.
5) THE CONTRACTOR SHALL PROVIDE ALL NECESSARY HARDWARE, ELECTRICAL CABLE, TIMERS,
TRANSFORMERS, ETC., AS REQUIRED FOR COMPLETION OF INSTALLATION.
6) THE CONTRACTOR SHALL VERIFY VOLTAGES FOR ALL FIXTURES WITH THE ELECTRICAL ENGINEER.
7) THE CONTRACTOR SHALL VERIFY VERTICAL AND HORIZONTAL CLEARANCES, CORRECT CEILING TRIM,
AND AIR HANDLING REQUIREMENTS (IF ANY) FOR ALL FIXTURES PRIOR TO ORDERING.
8) THE CONTRACTOR SHALL BE RESPONSIBLE FOR EQUIPPING ALL FIXTURES WITH THE EXACT LAMPS
SPECIFIED IN THE FIXTURE SCHEDULE. ALL LAMPS SHALL BE BY GENERAL ELECTRIC UNLESS NOTED
OTHERWMSE.
9) THE CONTRACTOR SHALL COORDINATE WITH THE GENERAL CONTRACTOR FOR PAINTING EXPOSED
PORTIONS OF FLANGESRRIMS ON ALL RECESSED FIXTURES TO MATCH THE ADJACENT SURFACE, LAMPS,
REFLECTORS, AND LENSES MUST BE REMOVED FOR PAINTING,
10) WHERE FIXTURES REQUIRE REMOTE TRANSFORMERS OR BALLASTS, THE CONTRACTOR SHALL
DETERMINE LOCATIONS AS REQUIRED FOR EVEN LOAD DISTRIBUTION, SERVICE ACCESS, AND
VENTILATION.
11) WHERE APPLICABLE, DIMMED FLUORESCENT LAMPS REQUIRE A BURN -IN PERIOD OF 100 HOURS AT FULL
BRIGHTNESS PRIOR TO INITIAL DIMMING.
12) THE CONTRACTOR SHALL COORDINATE WITH THE ELECTRICAL ENGINEER FOR EXACT LOCATIONS OF
TIMERS AND/OR PHOTO CELLS, IF ANY.
13) TO THE EXTENT POSSIBLE, INDIVIDUAL SWITCHLEGS FOR LANDSCAPE LIGHTING SHALL BE POWERED
FROM A SINGLE ELECTRICAL PANEL TO MINIMIZE THE NUMBER OF IN-LINE CONTROL DEVICES REQUIRED.
14) THE CONTRACTOR SHALL VERIFY THE COMPATIBILITY OF DIMMING AND CONTROL MODULES WITH
FIXTURE TYPES PRIOR TO INSTALLATION.
15) THE CONTRACTOR SHALL VERIFY ALL FIXTURE AND CONTROL LOCATIONS WITH THE LIGHTING DESIGNER
PRIOR TO HARDWIRING.
16) THE CONTRACTOR SHALL VERIFY RECEPTACLE AND JACK LOCATIONS WITH THE OWNER,
17) COVERPLATES FOR RECEPTACLES, DATA, TELEPHONE AND CABLE JACKS SHALL MATCH SWITCHING AND
DIMMING DEVICES.
18) THE CONTRACTOR SHALL PROVIDE COMMON MULTI -GANG FACEPLATES AND MOUNTING FRAMES FOR ALL
SWITCH, DIMMER, AND KEYPAD GANGS.
19) THE CONTRACTOR SHALL VERIFY COLOR FOR ALL DEVICES AND FACEPLATES WITH THE INTERIOR
DESIGNER.
20) WHERE APPLICABLE, THE CONTRACTOR SHALL AIM AND ADJUST LIGHTING FIXTURES AS DIRECTED BY
THE LIGHTING DESIGNER UPON COMPLETION OF THE INSTALLATION.
21) WHERE APPLICABLE, THE CONTRACTOR SHALL PROGRAM CONTROL SYSTEMS AS DIRECTED BY THE
LIGHTING DESIGNER UPON COMPLETION OF THE INSTALLATION.
1) FIXTURE SUBMITTALS THAT DO NOT INCLUDE LIMP SPECIFICATIONS WILL BE CONSIDERED INCOMPLETE
AND WILL NOT BE REVIEWED.
2) THE CONTRACTOR SHALL INCLUDE UNIT FIXTURE COSTS IN ALL BIDS.
.3.310,-011, 1.ii1' _
3 `z" Diameter Stec Lianls
• Order Faceplates. Housings and Transformers
separately
• Housing Cutout (Nominal):
2 `h' Diameter. 2 V•' Depth
• Housing and faceplale constructed of cast
aluminum
• Suitable for concrete pour
• Voltage Options: • 12 volt
• 24 Voll
(transformer required, refer to page 221)
Standard Lamp Options: (included)
• Halogen - 10 watt max.. 12 volt Bi -pm
• Incandescent - 4.72 all. 24 volt Wedge
Base Xenon
(tor affei nate lamp mattes.
Fele, to pages 218 - 220)
Standard Powder Coat Finlen Options:
• Black • Copper
• White • Raw (Unpainted)
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10151 SANTA MONICA BOULEVARD. SUITE dID I LOS ANOFIES, CALIFORNIA 90015 I TEL 310 552 2191 1 FAX: 310.552.219,
PL -04, 12V Path Lighting. Tulip Style
T ORDERING INFORMATION
7.5" CATALOG DESCRIPTION SHIPPING
PL -04 18 Watt Spun Aluminum 3.0 lbs.
Tulip 4.S' Black Texture
Finish
PL -04 -Calor Same as Above. With 3.0 lbs.
Powder Coat Finish
PL -04 -Brass Complete Brass Fixture 3.0 lbs.
IrL5.. (Unfinished)
LIGHT DISTRIBUTION (6 ft. Diameter Coverage)
4 1 1 2 A 2 4 < 2 V 2 A z 4 1 4
HOUSING
Heavy Duty Spun Aluminum
STANCHION
316" OD Extruded Brass Goose Neck Threaded 118" IPS Both Ends wi Male
Brass Base Fitting 12" NPS
LAMP
18 Wad, S-8 #1141
SUPPLIED
LAMP OPTIONS
For 12 Watt (#93) or 25 Watt (01156) Incandesiall Add -12W or -25W to
Catalog #. • For 10 ar 20 Watt SC Halogen, Add -H 8 Wattage to Catalog
# • For 120V T-7 (15 Walt) or T-8 (25 Watt) Double Contact Bayonet Lamp,
Consult Factory • 10 or 20 Wan Single Contact Xenon (bayonet base) add -
X10 or -X20 to CataIog #, 10 or 20 Watt BFpm Xenon add -XI0bp or-X20bp
to catalog #
LAMP BASE
Single Contact Bayonet (Bal Sal - Bracts Nickel Plated Screw Shell S Spring
LAMP LIFE
2000 Hours Average Rating, 10,000 Hours Xenon
WIRING
Black 3 Foot 182 Zip Cord for 12V Models
CONNECTION
FA -05 (Supplied) From Fixture to Main Cable (122, 102 or 82 Only)
MOUNTING
FA -03 (Supplied) Black 9" ABS Stake Tapped 12" NPS with 8" Black Nipple
(FA -02. Optional)
FINISH
Bleck Texture Polyester Powder Coat
FINISH OPTIONS
Antique Verde, Bronze Texture, Camel Tone, White, Hunter Green,
RusL,Weatllered Brown. Weathered. tron,_Stucco and. Rubbed Verde
CAST BRASS
For Acid Verde or Acid Rust, add -Acid Verde or -Acid Rust to Catalog S.
FINISH OPTIONS
For Polished Brass, Add -Bross Polished to Catalog #.
EVERSHINE 111 RESIDENCE I LOS ALTOS HILLS, CALIFOE
EXTERIOR GRADE MOUNTED LOW VOLTAGE PATH LIGHT
FX -5
ARCHITFCIURAI
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10351 SANTA MONICA 6 O IEVAR0 SUITE 110 I ICE AN 01111, CA LIE. RNIA 90035 I IS1 310.553.3191 1 FAX: 310.532.2193
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10351 SANTA MONICA BOULEVARD, SUITE 410 1 LOS ANGELES, CALIFORNIA 90025 1 TEL: 310 552.2191 I EAS: ]10.55]1193
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10351 SANTA MONICA BOULEVARD, SUITE 410 1 105 ANOEIES, CALIFORNIA 90025 1 TEL 310.552.2191 1 FAX 310.552.2193
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ARCHITECTURAL
LIGHTING
10351 SANTA MONICA FOLLEVAI SUITE 410 1 LOS ANGELES, CALIFORNIA 90035 1 TEL4. 310.552.2191 1 FAX 310,532,219;
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EXTERIOR TREE MOUNTED LOW VOLTAGE
ACCENT LIGHT FX -8
MONICA BOULEVARD, SUITE 410 1 LOS ANGELES, CALIFORNIA 90025 1 TEL 310.553.3191 1 FAX 310 .532.2193
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VrELexe' ORDERING
INFORMATION
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® d1003 FX LUMINAIRE900.682.1269 www.i XL.<om
EXTERIOR TREE MOUNTED LOW VOLTAGE
ACCENT LIGHT FX -8
MONICA BOULEVARD, SUITE 410 1 LOS ANGELES, CALIFORNIA 90025 1 TEL 310.553.3191 1 FAX 310 .532.2193
SPECIALTY
LIGHTS
KAVLAN
GEHRING EXTERIOR TREE MOUNTED LOW VOLTAGE C�/_ O
MOCA�iOLL ACCENT LIGHT rn Q
ARCHITECTURAL
LIGHTING ALTERNATE
10357 SANTA MONICA BOULEVARD, SUITE 110 I LOS ANGELES, CALIFORNIA 90025 1 TEL 310.5523191 1 FAX 510.552.2192
SL -15, Hanging Cylinder Light wlHoles
ORDERING INFORMATION
CATALOG DESCRIPTION SHIPPING
SL -15 18 Watt Cas( Hanging Cylinder wM1bles 1.0 BELL.
(Starlight). Black Testure Finish
SL-1SZolor Went Powder Cost Finish 1.0 111..
SL -15 -Brass Complete Blass Fbam (unifa1igled) Be Its.
1
5?
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a•c r � v a a•a
2So
SPECIFICATIONS
HOUSING
Extruded Aluminum
UMP SUPPLIED
18 Waft, 5891141
LAMP OPTIONS
12 Walt (183). 25%Reed(91155), 111eandacent Add AMor-2SWto
Catalog 9- For 10 or W Wall SC Halogen Add -H 5 Wadage to Catalog
9 • Far 120V T -T (15" or T8 (25W) Double Contact Baying Lamp,
Consull Factory Wft: For Bi Ph Haklgwl, see FL nos. for Lamp
Repleoemerll
LAMP BABE
Single Contact Bayonet- Brass Nickel Pleted - MISS
LAMP LIFE
20Wt Hours Average Rating for S8 or T3 Halogen
WIRING
Black 5 Fog 1812 Zip Card
CONNECTION
FA -15 (Supplied) from Fixture to Mein Cade (12Q. 10Q or W only)
FINISH
Blau polyester Pasrder Coat
FINISH OPTIONS
Antlaae Vw0e.Bronze, Camel Tone_ White_ Hunter Green_ Rust,
Weathered Brown, Weathered Iron, Stucco and Rubbed Verde
CAST BRASS
Sello Cast Brass (UKn W ). Add -Bras to Catalog 9.
OPTIONS
CAST BRASS
For Add Verde or Acid Rust add -Aced Verde or -Arid Rug to, Catalog 9.
FINISH OPTIONS
For PaSshed Brass, Acid -Brass PoBshM to Cgaldg D.
KAVLAN
GEHRING EXTERIOR TREE MOUNTED LOW VOLTAGE C�/_ O
MOCA�iOLL ACCENT LIGHT rn Q
ARCHITECTURAL
LIGHTING ALTERNATE
10357 SANTA MONICA BOULEVARD, SUITE 110 I LOS ANGELES, CALIFORNIA 90025 1 TEL 310.5523191 1 FAX 510.552.2192
DRQTR'
III,_ ,_.,
T-0 H�b�ea I�..
Choose from three housings to wit any installation:
9B31a iSalslp'rter
. xywicCr�nrlogyy --'-�
• tax✓e rMI00M• 1 _
camunao
as
. e fla'IaR tIMStJmH'
Xovny
I♦p0NSC.' DGY
•Rcp _
IS,
1,
Rema'7.
s
lVMRDfm9 cr
.SOa'w 14my _._7
• ee. a,m.me mon
�svnaly _
GEHRING INGRADE LOW VOLTAGE DRIVE OVER ACCENT LIGHT CV
NkC1�C LL S TO BE COORDINATED WITH ENTRY GATE SENSOR rn
ARCHIT£CMRAI AND TIMER
LIGHTING
10351 SANTA MONICA BOULEVARD, SUITE A10 1 LOS ANGELES, CALIFORNIA 90025 1 TEL: 010.5533191 I EAF: IID SSR S,9]
CATALOG NUMBER LOGIC
S - DR2 - TR - 65 - POL - 4 - 120
ai
- Aluminum [Wank)
S - Brass
5 -Stainless Steel
0 Faceplate
DR2 - Drive Star lT+wny.,r
® Housing
Finish Click to view options.
Alemkhem s Brass Fanlf
Brass Fecnplatn
Fy1VI'IM �+C .-'Ga S]d9IALkT�
"Llmool
NAT
Brom. BZP 82W
Po xnnl
PDX
mail, BW BLW
L%qw.
MIT
mile(Gonso WHP WHW
Bioiass. FaupAln
Ahrij.
Veirma VER
Nashe
NAT
]x
PWI56ed
PGL
Bmshetl
BRU
RE) Requtres Remote imnslarmer X Optical Openings
TR trite" Tiansformct� 1 - Single
RE Requires Remote Transformer B 2 2 at 180
a - 4atW
Lamp
0 By Others
20 - (20W)T-41CL-12V
W64 (35W)T41CL-12V
65 (SOM T41Cl.12V
SPECIFICATIONS
F-LktUre Housing
Conoslon-hes, composite. made from
high strength. Iherm -formed. sheet
mWded polyester compound. Glass
minlor6Ad. tame retardant and UV
stabilized. (2) Bohm -Entry. 'I: NPT
female corMud entries wird knockout
plugs and (4) side flats for y.' or T:
condue adaptors,
Optcs
Fixed position bracket ensures a
highly efficient. direct component
conWWnion by me temp to the lens.
360, stainless E eel w1of shield provides
Reid ailuslacle bdghOless tmbol.
Socket
Specification grade ceramic body
noriblWm ca -pin quama lamp holder
Transformer Asxass H nsulated
Integral ?SVA. Class H insulated lav
voltage transformer. AC Into m
12VAC c 21NAC Io 12VAC. Integral.
Irl Input Voltage
Blerycfar Pvlvo Tolstamo maklmry
120 - 120 VAC Inpul
277 - 277 VAC Inpul
removable gear toy with quick
disconnect and carrying handle.
Wiring I Connectors
Teton contact wire. 18 gauge. 600V.
2500 rated and cesased to UL1659
standard. RD& TR feature Oploco,"
and gear tray quick disconnects.
FlydmLock" (pat pend ) with and -
siphon valva (ASV") wireway, (3)
Water -Tight connectors suppled for
line connection. Mairm2m (21 910 &
(1)918. Minimum(1)912&(I)918.
Lens
High neat, shook, resistant i.- etched
Pyrex` glass Bene. Suitable for waa5-
over and drive -over applications.
Beal
High mnlpewwre slktrne ORing 31
faceplate RD & TR fee . Hytr Mk"
(pat pend ) Which testes herr efic seal
endosum. Arm-sxon valvenSk�pr�iscing' through
daan
Faceplate
Solid. 1-7" machined 6061T6
aluminum with (4) black oxided.
captive. stainless steel mounting
stews. Faceplate options include
solid. 1. F.' maldkned brass and solki.
1 Z' machined stainless stmi.
Finish
All m charred asmmum oomPonenl4
are first cleaned and sealed 1n an
exclusive (8) stage. chrome free
paesivaaon system. Men finished with
a Class 'A TGIC polyester powder
coaling. Brass components are
available an a powder coal finish M
one of three handcrafted metal
()mar ea. Stainless steel components
are available in coal of hired,
handcrate0 metal finish.. *
Listings G.
ARL and CSA Listed.
INGRADE LOW VOLTAGE DRIVE OVER ACCENT LIGHT �^�/�
TO BE COORDINATED WITH ENTRY GATE SENSOR
AND TIMER
MONICA BOULEVARD, 11ITE A'. I LOB ANGELES. 1AU1.11iIA X.r I1 I IEL'. 310.552.2191 1 FAX 31 O.552 2192
70tle
"m Joloii,
--
T 4 Hologan,
Choose from three housings to wit any installation:
Imo3ra tly-mer
• Nyb0lKC icdrybPy' t
• W!]JtlI GnOpM1r _
.'.ORVIFIM
IS
. e Faro¢ ital,HnRe,:
• n5M x9vsq _
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• Intl 6' I¢Ovb.1¢�DO
GEHRING INGRADE LOW VOLTAGE DRIVE OVER ACCENT LIGHTY
McCARROIL TO BE COORDINATED WITH ENTRY GATE SENSOR �/\ 9
ARCH[TEC 5RA1 ANDTIMER
LoGHTANTA MONICA EOUIEVARO, SORE 110 1 LOS ANGELES, CALIFORNIA 90021 1 TEL: 510.55] 3191 1 FAX ]10,553.319]
CATALOG NUMBER LOGIC
Housing
RD - Requires Remote Tranme mer Optical Openings
TR - Integral Transformer 1 - Single
RS - Requires Remote Translomer 2 - 2 at 180.
a - 4atW
Lamp
0 - By Others
20 - (2aw) T-4rCL-12V
64 - (350)TAICL-12V
1OW65 - (50Wb T-0ICL-12V
SPECIFICATIONS
Fixture Housing
Corrasion -tree composite. made hon
high strength, mermo-formed sheet
=too polyester cenpoulid. Glass
reinforced. Ramo retardant and UV
stabilized. (2) Bottom -EMN, V: NPT
female conduR enWea weh klwckout
plugs and (4) side Bats for 'l: or !:
conduit adapkrs.
Optics
Fixed position bracket ensures a
highly efficient, direct component
ExmMbudon by me lamp m me lens.
36P sbnkss steel wbff shied provides
like adjustable brightness MITI
Socket
Specificalion grade ceramic bony
nknlatoe Iii -pin quare lamp holder.
Transformer Assembly irk Mv+rc!
Integral 75VA. Class H insulated low,
voltage transformer 120VAC to
12VAC a 221VAC m 12VAC. Integral,
Input Voltage
Blartcb Rcrroe Tmlidanner n'sv srsrm:.,y
120 120 VAC Inpul
217 - 217 VAC Input
removable gear Way with quick
disconnect and carrying handle.
Wiring I Connectors
Tendon coated wire. 18 gauge. 60OV.
250"C rated and ce ilied to UL1659
standard. RD&TR(store Optii ”
and gear Way quick disconnects.
HydroLoct" (pat. pert) with ang-
siphon varve (ASV") wireway, (3)
Water -Tight connectors supplied for
line connection. Maximum (2) 010 &
(1)010. Minimum(1)#12&(1)018.
Lens
High heat. mock resistant, f: etched
Pyrex` glass lens. Suitable for walk-
over and d"Y"ver applications.
Seat
High tel:gleraWre srloone ORing at
faceplate RD & TR feature HydroLpck"
(pal. pend ) which areeates hennebc seal
in glucal end�. Mli-sphm valve
(ASV"') prevents 'andli lg- through
conductor insulation.
Faceplate
Solid, 1-1f machined 606176
aluminum with (4) black oxided.
captive, stainless steel mounting
screws. Faceplate Options Include
sd'N, I- L- dFAChW d brass and slid.
I h' macnined starless steel.
Finish
All machined ailallinlxn c PMMM
are Misr Cleaned and ¢wiled In an
exclusive (8) stage, chrome free
passrylion system. then finished with
a Class 'A TGIC polyester powder
coaling. Bias's components are
available in a ponder coal finish or
once of three handcrafted metal
Mnisred, Stainless 512¢1 con xidents
are available in one M three
handcrafted metal finishes-1aa
ustings * G.
ARL and CSA Listed
INGRADE LOW VOLTAGE DRIVE OVER ACCENT LIGHT A
TO BE COORDINATED WITH ENTRY GATE SENSOR FX -9A „
AND TIMER
MONICA IOU LEVA RD, SUITE 410 1 LOS ANGELES, U4I FOR NIA 90035 1 1EH 310.552.2191 1 FAX 110.552.2192
RIF,
5
- DR2 -
TR -
65
- POL - 4
- 120
Mrtedal
Finish Click t0 view Options`
-
Aluminum (blank;,
B -
Brass
Aluminum&Bras Facagares
Lgra as Faceplates
$ -
Stainless Steel
Pn..nrltS®titdtt Sam kymkb
Nmwal NAT
Beene BZP 8nV
Polldlea PDL
Black BLP Iii
MUsine" MIT
x� Faceplate
uvhite(Gbesl 'NMP WHIN
Btrinless Fampbees
Alulmmm SAP
DR2 -
Drive
Verde -- VER
Nmwal NAT
-
Polished POE
I,,-M'.—a„en 11— -1
Brushed E1R0
Housing
RD - Requires Remote Tranme mer Optical Openings
TR - Integral Transformer 1 - Single
RS - Requires Remote Translomer 2 - 2 at 180.
a - 4atW
Lamp
0 - By Others
20 - (2aw) T-4rCL-12V
64 - (350)TAICL-12V
1OW65 - (50Wb T-0ICL-12V
SPECIFICATIONS
Fixture Housing
Corrasion -tree composite. made hon
high strength, mermo-formed sheet
=too polyester cenpoulid. Glass
reinforced. Ramo retardant and UV
stabilized. (2) Bottom -EMN, V: NPT
female conduR enWea weh klwckout
plugs and (4) side Bats for 'l: or !:
conduit adapkrs.
Optics
Fixed position bracket ensures a
highly efficient, direct component
ExmMbudon by me lamp m me lens.
36P sbnkss steel wbff shied provides
like adjustable brightness MITI
Socket
Specificalion grade ceramic bony
nknlatoe Iii -pin quare lamp holder.
Transformer Assembly irk Mv+rc!
Integral 75VA. Class H insulated low,
voltage transformer 120VAC to
12VAC a 221VAC m 12VAC. Integral,
Input Voltage
Blartcb Rcrroe Tmlidanner n'sv srsrm:.,y
120 120 VAC Inpul
217 - 217 VAC Input
removable gear Way with quick
disconnect and carrying handle.
Wiring I Connectors
Tendon coated wire. 18 gauge. 60OV.
250"C rated and ce ilied to UL1659
standard. RD&TR(store Optii ”
and gear Way quick disconnects.
HydroLoct" (pat. pert) with ang-
siphon varve (ASV") wireway, (3)
Water -Tight connectors supplied for
line connection. Maximum (2) 010 &
(1)010. Minimum(1)#12&(1)018.
Lens
High heat. mock resistant, f: etched
Pyrex` glass lens. Suitable for walk-
over and d"Y"ver applications.
Seat
High tel:gleraWre srloone ORing at
faceplate RD & TR feature HydroLpck"
(pal. pend ) which areeates hennebc seal
in glucal end�. Mli-sphm valve
(ASV"') prevents 'andli lg- through
conductor insulation.
Faceplate
Solid, 1-1f machined 606176
aluminum with (4) black oxided.
captive, stainless steel mounting
screws. Faceplate Options Include
sd'N, I- L- dFAChW d brass and slid.
I h' macnined starless steel.
Finish
All machined ailallinlxn c PMMM
are Misr Cleaned and ¢wiled In an
exclusive (8) stage, chrome free
passrylion system. then finished with
a Class 'A TGIC polyester powder
coaling. Bias's components are
available in a ponder coal finish or
once of three handcrafted metal
Mnisred, Stainless 512¢1 con xidents
are available in one M three
handcrafted metal finishes-1aa
ustings * G.
ARL and CSA Listed
INGRADE LOW VOLTAGE DRIVE OVER ACCENT LIGHT A
TO BE COORDINATED WITH ENTRY GATE SENSOR FX -9A „
AND TIMER
MONICA IOU LEVA RD, SUITE 410 1 LOS ANGELES, U4I FOR NIA 90035 1 1EH 310.552.2191 1 FAX 110.552.2192