HomeMy WebLinkAboutItem 3.3TOWN OF LOS ALTOS HILLS February 5, 2009
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW TWO-STORY RESIDENCE
WITH A BASEMENT AND THE REMOVAL OF 8 HERITAGE OAK TREES.
LANDS OF LIU, 27755 EDGERTON ROAD (TO BECOME 27300 URSULA
LANE), FILE# 166-08 ZP-SD-GD
FROM: David Keyon, Associate Planner I/K
APPROVED BY: Debbie Pedro, AICP, Planning Director -plP
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit subject to the recommended conditions
of approval in Attachment 1.
BACKGROUND
The subject property is a pie -shaped lot with frontages on both Edgerton Road and Ursula
Lane and a panhandle that extends along the Ursula Lane right-of-way to Black Mountain
Road. Driveway access is proposed from Ursula Lane, requiring a change of address to
27300 Ursula Lane from 27755 Edgerton Road. No structures or development currently
exists on site.
The property is 2 acres with an average slope of 37.3%, and is heavily wooded with oak
trees (34 are Heritage Oaks as defined by Town Code Section 12-2.101). The property
was created as part of a 10 -lot subdivision approved in 1976 (Tract 5762).
This application is not eligible for the Fast -Track process under section 10-
2.1305.1(a)(3), as the applicant requests Grading Policy Exceptions for the front yard,
driveway/turnaround, and house.
DISCUSSION
Site Data:
Gross Lot Area:
2.14 acres
Net Lot Area:
1.86 acres
Average Slope:
37.3%
Lot Unit Factor:
0.67
Item 3.3
Planning Commission
Town Standard
Increased Setbacks
Proposed
Front setback
40'
Lands of Liu
178'
Rear setback
30'
33'*
34'
February 5, 2009
30'
33'*
98' to east, 65' west
Height
27'
Page 2
28'
Overall height
35'
35'
30'
Floor Area and Development Area (in square feet)
Maximum
Proposed
Existing
Increase
Remaining
Development Area
7,500
7,433
0
7,433
67
Floor Area
5,000
4,921
0
4,921
79
Basement
n/a
(852)
0
(852)
n/a
Site and Architecture
The applicant proposes to construct a 4,921 square foot, two-story residence with 4,194
square feet on the main floor and 727 square feet on the lower level attached to an 852
square foot basement. The predominately 1 -story design keeps the residence within the
height limit and minimizes visual impacts by reducing the two-story portion to the
western end of the residence.
Minimal yard area and landscaping is proposed, mainly due to the constrained nature of
the site with steep slopes and oak groves. A front yard with tile and grass of up to 15 feet
in width is proposed along the front of the house, which along with two decks and
balconies provide the property with usable outdoor space.
Setbacks and Heieht
The house height ranges from 17'-7" to 22' for most of its length, increasing to 28' at the
western end where the lower level (master bedroom) daylights. The maximum height is
proposed at 28 feet. Per Town Code Section 10-1.504(a), the house is eligible for an
increase in structure height subject to an increase in setbacks.
The proposed residence meets the increased setbacks as outlined in the following table
* Height increase from 27' to 28' allowed per Town Code Section 30-1.504(a) with 3' increase inside and
rear setbacks and 4' increase in front setbacks.
Driveway & Parkin¢
The owner proposes site access from Ursula Lane rather than Edgerton Road. With
slopes around 50% and a large concentration of oaks at the northern end of the site along
the Edgerton Road frontage, access from Edgerton Road is deemed unfeasible absent
significant grading and removal of Heritage Oaks. The proposed 14' wide driveway is
Town Standard
Increased Setbacks
Proposed
Front setback
40'
44'*
178'
Rear setback
30'
33'*
34'
Side setbacks
30'
33'*
98' to east, 65' west
Height
27'
28'*
28'
Overall height
35'
35'
30'
* Height increase from 27' to 28' allowed per Town Code Section 30-1.504(a) with 3' increase inside and
rear setbacks and 4' increase in front setbacks.
Driveway & Parkin¢
The owner proposes site access from Ursula Lane rather than Edgerton Road. With
slopes around 50% and a large concentration of oaks at the northern end of the site along
the Edgerton Road frontage, access from Edgerton Road is deemed unfeasible absent
significant grading and removal of Heritage Oaks. The proposed 14' wide driveway is
Planning Commission
Lands of Liu
February 5, 2009
Page 3
designed to preserve a 42" oak within the Ursula Lane right-of-way. The Fire Department
requires a hammer -head style turnaround to provide the required access to the project site
as most of the building site exists more than 150 feet beyond Ursula Lane.
Four (4) parking spaces will be provided, three within the garage and one on the southern
side of the house new the front entry.
Outdoor Liehtine
Lighting on the proposed residence will comply with the Town Code requirements, with
light fixtures incorporating frosted or etched glass. Landscape lighting will be reviewed
with the landscape screening application required prior to building permit final per
Condition 2.
Heritaee Oak Removal
The site is heavily forested with 38 oak trees, 33 of which meet the definition of a
Heritage Oak with a diameter of 12" or greater (Section 12-2.101 of the Town Code).
Eight (8) heritage oaks we proposed to be removed for construction of the residence and
driveway/tumaround. An arborist's report prepared by McClenaban Consulting (dated
4/22/08) outlines the characteristics of every tree on site and recommends a tree
protection plan for the trees to be preserved (Attachment 7).
One 35" oak (marked as no. 4 on the arborist's map) will be removed for construction of
the driveway, which the Environmental Design and Protection Committee requests to be
preserved. The specifications for the required fire engine turnaround require the driveway
at the proposed location. Re -configuration of the fire engine turnaround would require
additional grading and site disturbance and would likely result in the removal of the 20"
oak to the immediate north of the driveway (which will provide screening for the
downhill neighbor), as well as retaining walls in excess of the 13.5 feet currently
proposed.
Seven additional Heritage Oaks are proposed to be removed, all in fair condition with
diameters of 12 inches to 20 inches. Due to the heavily wooded nature of the site it is
impossible to construct a residence without the removal of some Heritage Oaks.
Town Code Section 12-2.502(c) gives the Planning Commission the authority to require
the replacement of each removed Heritage Oak by up to five (5) trees of reasonable size
and the payment of a multi-year bond to ensure the trees are maintained and cued for.
Due to the heavily wooded nature of the site, staff recommends a 1:1 replacement with
48" box oak trees (condition 2).
To ensure protection of the remaining oak trees on site, staff recommends a condition of
approval requiring all remaining oaks to be fenced per the Town's tree fencing standards
prior to the start of work (condition 4). An ISA Certified Arborist must provide a letter
Planning Commission
Lands of Liu
February 5, 2009
Page 4
stating that all recommendations in the McClenahan report regarding preservation of the
remaining oaks were implemented during construction (condition 5).
Grading Policy Exceptions
According to the submitted grading plan, grading quantities include 1,200 cubic yards of
cut and 600 cubic yards of fill, with a net export of 600 cubic yards. The applicant is
requesting the following Grading Policy Exceptions:
1) Yard Area- the Grading Policy allows a maximum of four (4) feet of cut for yard
areas. Up to 8' of cut is proposed for the patio/yard area at the front of the house.
The total area affected by this Grading Policy Exception is 1,437 square feet.
2) Difference Between Existing Grade and Finished Floor -the Grading Policy states
that the height of the lowest finished floor of a structure should generally not be
set in excess of three (3) feet above existing grade. A difference of up to 10'
between existing grade and the proposed finish floor elevation is proposed under
the family room. The total area affected by this Grading Policy Exception is about
447 square feet.
3) Driveway and Turnaround -the Grading Policy allows fill of up to 3' for the
construction of a driveway and fire turnaround. Up to 13' of fill is proposed for
the driveway and fire turnaround, requiring a retaining wall of 13 '/n feet along the
northern end of the driveway. The total area affected by this Grading Policy
Exception is 2,188 square feet.
The Grading Policy is used by staff in evaluation of development projects and making
recommendations to the Planning Commission and City Council. Individual sites may
dictate a need to deviate from the criteria, to the extent permitted by the Planning
Commission or City Council.
The project site has slopes of 20-25% covering most of the southern portion of the
property (the area closest to Ursula Ln.), with slopes increasing to about 50% to the north
of the site along Edgerton Road. No flat areas exist to provide a reasonable building
envelope and flat driveway/turnaround area.
The applicant seeks an exception to allow up to an 8' cut to create a 15' wide yard area
along the front of the house. Together with the decks and balconies, this will be the only
reasonably usable outdoor space on site. The retaining walls will be terraced (none
exceed 4' in height), and will be hidden from view of surrounding residences by the
house.
The configuration and location of the house is designed to follow the contour lines and
"step with the slope" to the greatest extent feasible, but due to progressively steeper
Planning Commission
Lands of Liu
February 5, 2009
Page 5
slopes at the northwest portion of the building site the height of the finished floor exceeds
three feet in height above the existing grade along the northern and northwest portion of
the residence. The project Architect used most of this space to construct the master
bedroom, but unused underfloor up to 10' in height remains and the applicant requests a
grading policy exception for these areas. Despite the requested exception, the house
maintains a relatively low -profile for most of its length, and existing oak woodland
downslope will provide mature screening to minimize off-site visibility.
Finally, the 13' of fill proposed for the driveway and turnaround is required to comply
with Fire Department driveway and turnaround standards. The 13.5' retaining wall will
be partially screened from adjacent properties by the existing oaks to the north of the
driveway, with requirements for additional screening vegetation possible during the
landscape screening permit.
Drainage
Existing natural drainage sheetflows to the northwest to a swale or to the northeast into
Matadem Creek. The proposed drainage system consists of storm drains along the south
and west side of the residence which collect runoff from the driveway/turnaround,
southern portions of the house, and the "front" yard area and daylights into an energy
dissipater before flowing into the natural drainage swale along the northewest property
line.
Geotechnical Review
Cotton, Shires, and Associates, the Town's Geotechnical consultants, reviewed the
proposed plans, Geotechnical Report by Milestone Geotechnical (6/11/08), and
Engineering Geologic Report prepared by Steven F. Conelly, C.E.G. (5/9/08). Their
review concluded that the design recommendations for the project identified in the reports
generally appear appropriate for the conditions on site, subject to conditions requiring a
final Geotechnical Engineering Investigation, a Geotechnical Plan Review letter, and a
Geotechnical Field Inspection (conditions 27 through 29).
Fire Department Review
The Santa Clara County Fire Department reviewed the plans and requires a fire engine
turnaround area (condition 30). The driveway slope is 20%, but was reviewed deemed
acceptable by the Division Chief (Attachment 6).
Committee Review
Pathways Committee
The Pathways Committee recommends that an off-road pathway easement across the
property from Ursula Lane to Edgerton Road be dedicated to the Town per the 2005
Master Path Plan, and that a native path be constructed. The Committee determined that
Planning Commission
Lands of Liu
February 5, 2009
Page 6
a native path is better suited to the terrain than a type IIB path, but gave the property
owner discretion as to the placement of the path and easement.
A 10' wide pathway easement with a 5' wide native path is proposed roughly parallel to
the western property line. The pathway will be constructed according to Town standards
for a native path, with roughening of driveway surfaces where the pathway crosses the
driveway (conditions 21-23).
Environmental Design and Protection Committee
The Environmental Design and Protection Committee commented on the removal of the
35" oak proposed to be removed for construction of the driveway and the removal of the
blue oak grove at the location of the proposed residence. They also expressed a desire for
an open space easement along the northeast property line (parallel to Matadero Creek).
The 35" oak tree is proposed to be removed to comply with Fire Department turnaround
requirements.
Open Space Committee
The Town's Open Space Committee reviewed the project and recommends an Open
Space easement be dedicated for the entire portion of the property below the 565' contour
line and the portion of the site within 25' of the top of bank of Matadero Creek (condition
14). This dedication preserves the steeply sloped and heavily vegetated lower portion of
the site along Edgerton Road.
Neighbor Comments
As of January 29, 2009, the Town received 2 e-mails and one letter from neighbors
regarding the proposed project (Attachments 9-11).
ENVIRONMENTAL CLEARANCE (CEOA)
The proposed new residence is categorically exempt from the provisions of the California
Environmental Quality Act by provision of Section 15303(a).
Planning Commission
Lands of Liu
February 5, 2009
Page 7
ATTACHMENTS
1. Recommended conditions of approval.
2. Grading Policy
3. Environmental Design & Protection Committee comments, dated 9/8/08.
4, Pathway Committee Minutes, dated 8/25/08.
5. Comments from the Central Fire District, dated 10/3/08 and 9/25/08.
6. Arborist report by McClenahan Consulting, LLC, dated 4/22/08.
7. Geotechnical Review letter from Cotton, Shires, and Associates, dated 8/6/08.
8. Letter from John Chau, Town Engineer, dated 12/15/08.
9. E-mail from Stephen Pahl, neighbor at 27431 Black Mountain Rd.
10. E-mail from Elaine Nelson, neighbor at 27261 Black Mountain Rd.
11. Letter from Tatjana & Lennart Olsson, neighbor at 27343 Ursula Ln.
12. Site plan showing requested Grading Policy Exceptions, prepared by Giulliani &
Kull, dated 1/28/09.
13. Proposed development plans, prepared by Chu Design and Engineering, received
1/15/09.
Planning Commission
Lands of Liu
February 5, 2009
Page 8
ATTACHMENT
RECOMMENDED CONDITIONS FOR A NEW RESIDENCE AND GRADING
EXCEPTION
LANDS OF LIU, 13571 27755 EDGERTON RD/27300 URSULA
File #166-08-ZP-SD-GD
PLANNING DEPARTMENT
Any further changes or modifications to the approved plan or the required
landscaping shall be first reviewed by the Planning Director or the Planning
Commission, depending on the scope of the changes.
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 is subject to a public
hearing. Particular attention shall be given to plantings which will be adequate to
break up the bulk of the residence and preserving the existing screening. The
landscape plan shall include the replacement of all removed Heritage Oaks on a 1
for 1 basis at a minimum of 48" box size. 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.
3. 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.
4. Prior to beginning any grading operation, all remaining Heritage Oaks 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 grading. The property owner shall call for said inspection at
least three days in advance of the inspection. The chain-link fencing must remain
throughout the course of construction. No storage of equipment, vehicles or
debris shall be allowed within the drip lines of these trees.
5. Prior to final inspection, an ISA Certified Arborist must provide a letter stating
that all recommendations in the McClenahan report of 4/22/08 regarding
preservation of the remaining oaks were implemented during construction.
6. All new exterior lighting fixtures shall have frosted/etched glass enclosures or be
shielded light fixtures. Seeded or bent glass is not acceptable. No lighting may
Planning Commission
Lands of Liu
February 5, 2009
Page 9
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 Policyprior to final inspection.
7. 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 28'-0" maximum structure height (with increased
setbacks per Town Code Section 10-1.504(a)), 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. Skylights shall be designed and constructed to reduce emitted light. No lighting
may be placed within skylight wells.
10. Air conditioning units shall be located a minimum of 40' from the front property
line and 30' from the side and rear property lines.
11. Fire retardant roofing (class A) is required for all new construction.
12. No new fencing or gates are approved. Any new fencing or gates shall require
review and approval by the Planning Department prior to installation.
13. The applicant shall pay any applicable School District (Los Altos or Palo Alto)
fees prior to acceptance of plans for building plan check from Los Altos Hills.
The applicant must take a copy of required fee payment forms that have been
completed by the Town to both the elementary and high school district offices,
pay the appropriate fees and provide the Town with a copy of their receipts.
Planning Commission
Lands of Liu
February 5, 2009
Page 10
14. The property owner shall grant an open space easement to the Town over the
northern portion of the property below the 565' contour line and within 25' of the
top of bank of Matadero Creek, as shown on the site plan (Sheet 1). 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 grant document. The grant document, including the approved exhibits, shall be
signed and notarized by the property owner and returned to the Town prior to
issuance of the building permit.
ENGINEERING DEPARTMENT
15. Peak discharge at 27300 Ursula Lane, as a result of Site Development Permit 166-
08, shall not exceed the existing pre -development peak discharge value of the
property. Detention storage must be incorporated into the project to reduce the
predicted peak discharge to the pre -development value. Provide the data and peak
discharge hydrologic model(s) utilized, as well as, the calculations of the peak
discharge value prior and post development. Determine the design peak runoff
rate for a 10 -year return period storm and provide detention storage design plans
to reduce the predicted peak discharge to the pre -development value. All
documentation, calculations, and detention storage design (2 plan copies) shall be
submitted for review and approval to the satisfaction of the City Engineer prior to
acceptance of plans for building plan check. Prior to final inspection, a letter
shall be submitted from the project engineer stating that the detention storage
design improvements were installed as shown on the approved plans and in
accordance with their recommendations.
16. 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.
17. 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."
18. 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 Towels 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
Planning Commission
Lands of Liu
February 5, 2009
Page I1
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.
19. 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 Ursula Lane 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
GreenWaste Recovery, Inc. for the debris box, since they have a franchise with
the Town and no other hauler is allowed within the Town limits.
20. The property owner shall dedicate a 10' wide pathway easement along the west
property line to the Town. The property owner shall provide a 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 ofplans for building
plan check.
21. The property owner shall construct a native pathway through the property
connecting Ursula Lane to Edgerton Road. Two copies of a pathway improvement
plan shall be submitted by the property owner for review and approval by the City
Engineer prior to acceptance ofplans for building plan check, and the pathway
must be installed to the satisfaction of the Engineering Department prior to final
inspection.
22. 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.
23. The property owner shall inform the Town of any damage and shall repair any
damage caused by the construction of the project to pathways, private driveways,
and public and private roadways, prior to final inspection and release of
occupancy permits and shall provide the Town with photographs of the existing
conditions of the roadways and pathways prior to acceptance ofplans for building
plan check
24. A permit for a septic system shall be issued by the Santa Clara County Health
Department prior to acceptance of plans for building plan check. All conditions
of the Santa Clara County Health Department shall be met prior to final
inspection.
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Lands of Liu
February 5, 2009
Page 12
25. The property owner shall dedicate a 30' wide half -width public right-of-way to the
Town over Edgerton Road and Black Mountain Road. 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.
26. Geotechnical Engineering Investigation - The applicant's geotechnical.
consultant should complete the geotechnical engineering investigation of the
subject property and submit the final report prior to issuance of building permit.
As part of this investigation, the consultant should evaluate areas in the vicinity
of the proposed improvements underlain by surfrcial materials (e.g., fill,
colluvium, and alluvium), and provide geotechnical design recommendations for
all proposed improvements. The investigation should include, but not necessarily
limited to, the following:
a) Subsurface conditions should be investigated and representative earth
materials (i.e. bedrock, colluvium/alluvium, artificial fill, etc.) should be
sampled and tested to provide an engineering basis for recommended
geotechnical design criteria.
b) Geotechnical design criteria and recommendations should be provided,
including but not limited to recommendations for: site grading, foundations
for proposed structures and walls (including stability of temporary basement
cuts), uplift forces in areas of expansive soil and bedrock materials (if
applicable), surface and subsurface drainage improvements, and mitigation
options for any recognized fill materials and expansive earth units. Design
criteria for restrained walls should be addressed.
c) Recommendations should be provided for a capillary break system beneath
slab -on -grade floors and the potential need for an axial subdrain beneath the
basement floor should be considered.
d) The consultant should evaluate the apparent geotechnical suitability of the
proposed septic leach field including the potential for surfacing of effluent or
adverse slope stability impacts.
e) 2007 CBC seismic design parameters should be provided for use by the
structural engineer in the design of the residence.
27. 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.
Planning Commission
Lands of Liu
February 5, 2009
Page 13
The results of the Geotechnical Plan review shall be summarized by the
geotechnical consultant in a letter and submitted to the Town Engineer for review
prior to buildingpermit issuance.
28. 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).
FIRE DEPARTMENT
29. 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.
30. 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.
31. An automatic residential fire sprinkler system approved by the Santa Clara County
Fire Department shall be included in all portions of the building. Three sets of plans
prepared by a sprinkler contractor shall be submitted to the Santa Clara County Fire
Department (14700 Winchester Blvd., Los 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.
32. 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.
33. Emereencv Gate/Access Gate Requirements: Gate installations shall conform
with Fire Department Standard Details and Specification G-1 and, when open
shall not obstruct any portion of the required width for emergency access
roadways or driveways. Locks, if provided, shall be fire department approved
prior to installation.
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Lands of Liu
February 5, 2009
Page 14
34. 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. NOTE: the current address on Edgerton Road must be changed to
Ursula Lane to allow for proper and timely emergency response.
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.
CONDITION NUMBERS 13, 14, 15, 18, 19, 20, 21, 23, 24, AND 25 SHALL BE
COMPLETED AND SIGNED OFF BY TOWN STAFF PRIOR TO ACCEPTANCE
OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING
DEPARTMENT.
NOTE: The Site Development permit is valid for one yew from the approval date (until
February 5, 2010). All required building permits must be obtained within that yew and
work on items not requiring a building permit shall be commenced within one year and
completed within two years.
TOWN OF LOS
26379 Fremont Road
Los Altos Hills, CA 94022
Phone: (650) 941-7222
�.losaltoshil Is.ca.gov
Code Sections:
ALTOS HILLS
Attachment 2
Grading Policy
Approved by City Council -412197
Section 10-2.7020 of the Site Development Ordinance states that: "The amount of grading,
excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless
grading is proposed to lower the profile of buildings." Section 10-2.703(a) requires: "Type II
foundations - step -on -contour, daylight, pole foundations, or a combination thereof - shall be
used on building sites with natural slopes in excess of fourteen percent (14%)."
Intent•
The purpose of this policy is to outline desired criteria for grading which assure that construction
retains the existing contours and basic landform of the site to the greatest extent feasible. It is
also intended that the policy provide guidance for "stepping" structures down sloped hillsides,
and emphasizes cut to lower the profile of structures over fill or foundation walls, which tend to
raise the profile of the structure. While balanced cut and fill is desirable to minimize import or
export of soil, to or from a site, it is recognized that the Town's policies and the guidelines below
may encourage export m cut is generally preferred over fill.
These policies are intended to be used by staff in evaluation and maldng recommendations to the
Planning Commission and/or City Council regarding site development applications, and as
guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the
extent permitted by the Planning Commission and/or City Council. -
Grading Policy
Page 2
Polic :
Cuts and fills in excess of the following levels generally will be considered excessive and
contrary to Town ordinances and policies to grade only to the minimum extent necessary
to accommodate structures and to site structures consistent with slope contours, i.e., "step
down" the hill*:
Cut Fill
House
8'**
3'
Accessory Bldg.
4'
3'
Tennis Court
6'
3'
Pool
4'***
3'
Driveways
4'
3'
Other (decks, yards)
4'
3'
* Combined depths of cut plus fill for development other than the main residence
should be limited to 6 feet, except that for tennis courts cut plus fill may be
permitted up to a maximum of 8 feet.
** Excludes basements meeting Code definition.
*** Excludes excavation for pool.
2. The height of the lowest finished floor(s) of a structure should generally not be set in
excess of three (3) feet above the existing grade, to assure that structures step with the
slope.
3. Driveway cut may be increased up to a maximum of eight feet (8) for the portion of the
driveway or backup area which is adjacent to a garage that has been lowered with a
similar amount of cut.
4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above
for each type of structure, but shall be the minimum grading needed for drainage
purposes, as determined by the City Engineer.
Environmental —esign and Protection Committee
New Residence/Remodel Evaluation
Reviewed by: c��--
Applicant
Name L.. l u +
Address
CCiCery42 di`zs�-c,� VF-ikiQ�>
Site impact/lighting/noise:
Attachment 3
Date% I L cam.
Existing Vegetation:
/ '1♦R n �
Significant issues/comments:
PATHWAYS C.Ol I t I I ! T EEL 110 Attachment 4
was referred to Town staff to answer his questions about specifications for path
construction.
iv. 12244 Windsor Court (Lands of Somasundaram). Windsor Court is a cul-de-sac off
Black mountain Road; it serves only five properties. This property is a flag lot off the
north side of Windsor Court and also has a border along Natoma. An existing path on
the property along Natoma needs maintenance. The Town may not ask for a pathway
in -lieu fee because a pathway already exists on a property. Courtenay Corrigan moved
that the homeowners be asked to restore and bring up to IIB standards the existing
pathway along Natoma. Jolon Wagner seconded. The vote was unanimously in
favor.
v. 26680 Plena Road (Lands of Parikh). Tom Mope, landscape architect, was present
representing the owners. The property is on the west side of Elena at the intersection
with Robleda Road. The opposite side of Elena is the preferred side for a roadside
pathway. Chris Vargas moved that the Town request a pathway in -lieu fee from the
owners of 26880 Dena Road. Courtenay Corrigan seconded. The vote was
unanimously in favor.
vi 14300 Miranda Road (Lands of Udinsky). The property is on the east side of Miranda
at the comer of Miranda and La Larne Court A pathway exists on the opposite side of
Miranda. Although Miranda is not designated in Resolution 36-96 (May 1996), as one
of the Town roads that requires paths on both sides, Miranda is a major feeder to Bullis
School and is heavily used by residents. Chris Vargas moved that the PWC request a
IIB on 14300 Miranda Road along Miranda Road. Courtenay Corrigan seconded. The
vote was unanimously in favor. It was also suggested that the PWC review and
update the list of "two-sided roads" and propose a revised list to City Council for
approval
vii 13330 Burke Road (Lands of SoIbmzad). The property is on the east side of Burke Road
across from the intersection with Chapin Easement maps show that the Town already
holds a pathway easement along Burke on this property. A well-maintained pathway
exists on the opposite side of Burke Road. A pathway was not required along Burke on
the adjacent property (13241 Burke) and this part of Burke is not heavily used. Nick
Dunckel moved that the PWC ask the Town to verify that an easement exists along
Burke on 1330 Burke Road and if it does exist, to require the homeowner to show it
on his maps. If an easement does not exist, a pathway in -lieu fee is required from
the owner. Courtenay Corrigan seconded. The vote was unanimously in favor.
�jp viii 27755 Edgerton Road (Lands of Liu). The property is on the west side of Edgerton
Road between Edgerton and Ursula. The homeowners plan to site the house close to
Ursula Lane, which will provide access. The 2005 Master Path Plan shows an off-road
pathway through this property connecting Edgerton and Ursula. This off-road path
provides an important connection between Town open space in Byrne Preserve and the
pathway from Edgerton along Matadero Creek, which has been designated a Scenic
Pathway and i- frequently used by equestrians. Because of the terrain, a native path
rather that a IIB path is appropriate. Bill Silver moved that a pathway easement on
27755 Edgerton Road be dedicated to the Town and that the homeowners be
required to install a native path through the property connecting Ursula to Edgerton
Road The location of the pathway on the property may be at the discretion of the
owners. XX seconded and the vote was unanimously in favor. It was also suggested
that the Town install posts at each end of flus pathway to mark the path.
DraftPWC Min 082508 10/15/OB
e}�Pct coG Flhi, DEPARTMENT RECEIVED v Attachments
TY
SANTA CLARA COUNTY OCT d 3 2008
14700 Winchester Blvd., Los Gatos, CA 95032-1818 d::,.n�•`
(408) 378-4010 • (408) 378-9342 (fax) a G .sccfd.org TOM OFLOS ALTOS HILI.$m.,,,enon.ly nu 1
ASmN
PLAN Ru. HN®ER 0 8 2 S 16
BLDG PERMn NVYSER
DEVELOPMENT REVIEW COMMENTS FRE NUMBER
CODESEC. I SHEET
REOLUREMEM
plan only for 27300 Urusula(formerly 27755 Edgerton).
Review of this Developmental proposal is limited to acceptability of site access
and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from, the Building Department all applicable
construction permits.
The driveway exceeds the County Fire Standard for grade, but is accepted by
County Fire after review by the Division Chief.
Plans approved. Any changes to this approved plan must be approved, in advance
and in writing, by this office.
qly pIAMS SPECS NEW RMDL /S
CCCVPAHCI
CDHST. TYPE
AppIRaMNama
DATc
pPGE
GIULIANI & KULL INC
10/1/2008
? 1
LAH ® ❑ ® ❑ ❑
or
CECJFLOOfl
RRFA
LOAD
DESCRIp110N
�
grading only
Residential Development
Harding, Doug
NPME OF pflOJECT
LOCATION
SFR
27300 Ursula Ln
Organized as the Santa Clara County Central Fire Protection District
Serving Sant. Clam Cuanty and the wmmunities q Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Samtogo
�P°L"n'ooL HkE DEPARTMENT f'ECEVED
�a SANTA CLARA COUNTY
ocr3
14700 Winchester Blvd., Los Gatos, CA 95032-1818 120$
(408) 378-4010 • (408) 378-9342 (fax) • wwwsccfd. * NOFLOS ALjDs
W8
DEVELOPMENT REVIEW COMMENTS
CDDESEC.
FC Sec.
03.2, as
dopted
nd
mended
V LAHMC
SHEET
REQUIREMENT
I .n.mr
mw,.Bowy ArvaNm
Ape,cy
Fl AN RE VIEW NUMBER 08 .3010
BLDG PERM? NUMBER
FILE NUMBER 1
;n review of proposed new 4,976 squre foot 2 story single family residence
attached garage.
Review of this Developmental proposal is limited to acceptability of site access
and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from, the Building Department all applicable
construction permits.
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.
2 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.An
automatic sprinkler shall be provided in all new structures located in the
designated Wildland-Urban 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.
CN PIANS SPECS NEW RMOL AS
OCCWANCY
CONET.TYPE
APCObnU.me
DATE
PAGE
-AH ® ❑ ® ❑ ❑
R-3
V -B
CHU DESIGN & ENGINEERING
20/23/2008
1 2
OF
(EChLOOR
AIIFA
LUAU
DESCRIPTION
SY
:story
4976 sf
Residential Development
Harding, Doug
NAME OF PRWECTLOCATION
SFR - LIU
27755 Edgereton Rd
Organized as the Santa Clara County Central Fire Protection District
Serving Santo Clam County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Samtoga
FIkE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • vww.sccfd.org
DEVELOPMENT REVIEW COMMENTS
CDDUSEC. I SNEET I NO.I REQUIREMENT
CFC
CFC Sec.
CFC Sec.
AD,
PIAN AV.. NUMBER 0 8 3 01 0
BLDG PEANUT NUMBER
ABLE NUMBER
3 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 20%D. Installations shall conform
to Fire Department Standard Details and Specifications sheet D-1. Non-standard
slope approved under separate application.
=oartment (Engine) Driveway Tum -around Required: Provide an
ned fire department engine driveway turnaround with a minimum radius of
outside and 23 feet inside. Installations shall conform with Fire Department
rd Details and Specifications D-1. Turn -around as shown appears to be in
uses Identification: Approved numbers or addresses shall be placed on all
and existing buildings in such a position as to be plainly visible and legible
. the street or road fronting the property. Numbers shall contrast with their
eround. Noted on Plans,
ent plan review and inspection delays, the above noted Developmental
Conditions shall be addressed as "notes" on all pending and future plan
als and any referenced diagrams to be reproduced onto the future plan
LAH 0 E N❑❑ I R-3 I V -B I CHU DESIGN & ENGINEERING 110/23/20081 2 DR 2
2 story 14976 sf Residential Development Harding, Doug
SFR - LIU
27755 Edgereton Rd
Organized as the Santa Clara County Central Fire Protection District
Seining Santa Clam County and the commUNt. of Campbell, Cupertino, los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Somtogo
4n--3/2008 a . enon: e.: r.—a 3Wn9 P' - 008 Attachment 6
Apr 22 BB M52p Kevin Kielty 650-:. -143!
Alffiffit
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RE0EIVEu.
16McClenahan Consulting, LLC
Arborkdtarists since 19U ,
I A 4"dem ama. tmtom Valle); en M284012
lmepbme (650)3]b87d1 TOWN OF LOS ALTOS HILLS
Fax (650) 854-9.67 April 22, 2008
Mr. Tim McKeegan wv+wsptncclerWi
P.O. Box 7216
San Carlos, CA 94070
Site: 27755 Edgerton, Los Altos Hills, CA
Dear Mr. McKeegan,
Assignment
As requested, on Thursday, April 17, 2008,1 visited the above location, to inspect and
comment on the significant trees that may be impacted by the proposed construction. A
new home is to be built on this site. As requested, a survey of the significant trees on site
Md a tree protection plan will be included in this report
summary
The trees on the site that may be affected by the proposed construction are all native
oaks. The site is heavily treed with the oaks growing in a crowded grove. This is quite
common for native oaks that have not been disturbed. The oaks on the site are in fair to
good condition with no excelleat trees. Poison oak has taken over the property and is in
the canopies of many of the oaks.
The proposed construction will require the removal of several of the oaks. The removed
oaks will be replaced at a rate and size to be determined by the town planning. The
remainder of the oaks, with proper tree protection will have minor to moderate impacts
ton their root woes and canopies.
Methodology
The lot was inspected from the ground. The trees were located on a map provided by
you. Each tree was assigned an identification number. This number was inscribed on a
metal foil tag and nailed to the tree new the ground. The trees were then measured for
diameter at 54 inches above ground level (DBH or diameter at breast height). A
condition rating of 1 — 100 was assigned to each tree representing fomt and vitality using
the following scale:
1 -
29
Very Poor
30 -
49
Poor
50
- 69
Fair
70
- 89
Good
90
- 100
Excellent
4/23/2008 7 hM FXC : Fax Terrace Associates S0: 3697339 P 002 OF 010
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27755 Ed-enm, Los A hos Hills, CA A0122, 2008
The height of each tree was estimated and the spread was paced off. The location of each
tree was described. Lastly, a comments section is provided. Due to the abundance of
poison oak many of the trees were not tagged and their DBH was estimated.
Tree Description/Observation
1: Valley oak (Quercus lobos)
Diameter: 38.1'
Height: 35' Spread: 60'
Condition: 60- Fair
Location: In front near Ursula.
Observation: Root czowu is buried by 2' and has been exposed Some decay from old
large cuts, Good vigor. -
2: Blue oak (Quercus Douglasir)
Diameter. 25.9"
Height: 35' Spread: 45'
Condition: 65 -Fair
Location: Near Ursula at entrance to neighbors' property.
Observation: Multi leader at 4', good vigor and fair form.
3: Blue oak (Quercus Douglasil)
Diameter: 22.3"
Height: 45' Spread: 40'
Condition: 75 - Good
Location: Near Ursula at entrance to neighbor's property.
Observation: Good form and vigor, at edge of neighbor's drive.
4: VaUey oak(Quercur 7obara)
Diameter: 36"est.
Height-. 45' Spread: 65'
Condition: 60- Fav
Location: Near chain link fence, new south property line.
Observation: Codominant at 4' with included bark.
5: Valley oak (Quercus lobata)
Diameter- 20"esL
Height: 35' Spread: 40'
Condition: 60- Farr
Location: Westproperty line.
Observation: Codominant, poison oak to 25'. Good vigor.
1 ARASTR4nea0 ROAD, IOftrOLA V,4IliY, CA 94926-8012 a ML(650)316-8781 a M (650) 854-1167
9C �Rh/ NR'LENAHANCONNLTLNC, LLC1gn
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27755 Edgeram, Los Altos Hills, CA April 22, 2008
6: Valley oak (Quercus lobata)
Diameter: 16"est
Height 30' Spread: 25'
Condition: 55- Fair
Location: Soutb side of lot
Observation: Foliage is sparse, form is fair, heavy lateml limbs.
7: Coast live oak (Quercus agrifolra)
Diameter: 20"est.
Height: 35' Spread: 30'
Condition: 60- Fair
Location: West property line.
Observation: Vigor is good form is fair, poison oak on trunk.
8: Coast live oak (Quercus agrifolia)
Diameter- 12-14-14"est.
Height 35' Spread: 35'
Condition: 55- Fair
Location: Center of property.
Observation: Multi leader at base, good vigor.
9: Valley oak (Quercus lobata)
Diameter: 12-15"est
Height: 40' Spread: 45'
Condition: 65- Fair
Location: Center of lot
Observation: Codominant at base; good vigor.
10: Coast live oak (Quercus agrifolia)
Diameter: 12-18'est.
Height 35' Spread: 30'
Condition: 60- Fair
Location: Center ofproperly-
Observation; Good vigor, poison oak on trunk.
11: Blue oak (Quercus Douglasir)
Diameter- 20"est
Height 40' Spread: 35'
Condition: 70 - Good
Location: Center of lot
Observation: Good form and vigor; poison oak on trunk.
I A STRAD5RO ROAD, PORMO VALLe T, CA 94026-6012 • in (55Q)M6-&7&1 a M (69) 8544267
OC,rM&MaC AH4NCOAWUL7rA LLc2008
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9/23/2008 . FROM: Fax Te[[ece Aaaociatev TO: 1591339 : 001 Or 010
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27755 Edgerton, Los Altos Hills, CA April 22, 2008
12: Coast live oak (Quercus agrifoiia)
Diameter: 12"est.
Height: 15' Spread: 20'
Condition: 55- Fair
Location: Center of property.
Observation: Suppressed; heavy to the east.
13: Blue oak (Quercus Douglash)
Diameter. 12-12"est.
Height: 35' Spread: 30'
Condition: 60 - Fair
Location: Center of lot
Observation: Tall for DBH; upright, suppressed.
14: Blue oak (Quercus Douglasii)
Diameter: 12-12"est
Height: 35' Spread: 30'
Condition: 70 - Good
Location: Center of lot
Observation: Multi leader at 6'
15: Blue oak (Quercus Douglasii)
Diameter: 14.2".
Height: 30' Spread: 25'
Condition: 75 - Good
(.ovation: Center of lot.
Observation: Good form and fair vigor; leans south
16: Blue oak (Quercus Dougiosii)
Diameter. 18"est.
Height: 30' Spread: 20'
Condition: 60 - Fair
Location: Center of lot
Observation: Good vigor and fair form.
17: Coast Live oak (Quercus agrifolia)
Diameter: 18"est
Height: 30' Spread: 25'
Condition: 60- Fair
Location: Center of property.
Observation: Codominant ai 4'; vigor is fair.
1 ARASTRADEROROAD,PORTOLAVALLEY,O.A 9/0269012 TEL (650)326-9791 PAX (650) 8541267
eL'opyrigM AlcCUNAHANCONSULTINa. LLC2W
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Apr 22 05 09'.53p Kevin Kielty 650 1439 p.5
27755 Edgerton, Los Altos Hills, C.4 Apul 22, 2006
1S: Valley oak (Quercus lobata)
Diameter: 14"est.
Height: 25' Spread: 20'
Condition: 60- Fair
Location: Center of lot.
Observation: Suppressed.
19: Coast live oak (Quercus agrifolia)
Diameter: 12"est.
Height: 40' Spread: 35'
Condition: 60- Fair
Location: Center of property.
Observation: Codominant at 4'; form is good; vigor is fair.
20: Coast live oak (Quercus agrifolia)
Diameter: 26"est.
Height 35' Spread: 40'
Condition: 60- Fav
Location: Center of property.
Observation: Vigor is fair, form is good.
21: Valley oak (Quercus lobata)
Diameter. 22"est.
Height 35' Spread: 30'
Condition: 50- Fair
Location: Center of IOL
Observation: A large codominant bas failed years ago.
22: Coast live oak (Quercus agrifolia)
Diameter; 12"est.
Height: 40' Spread: 20'
Condition: 55- Far
Location: Center of property.
Observation: Suppressed; trunk leans south then upright.
23: Coast live oak (Quercus agrifolia)
Diameter: 19.1".
Height: 40' Spread: 30'
Condition: 60- Fair
Locatioo: Center of property.
Observation: Codominant at 5' Aith poor crotch formation; vigoris fair.
I ARAE H ADERO ROAD, MRTO6 VALLEY. CA 94e28-8012 • TEL (650)326-9781 • F.4%(6!0) 6541267
OCoppiglu Addrl'NAH�NCpNSUlT7Nq LLC2008
aww.spmvJrnlnn.wm
1/13/200b t . FAO.: Fas Te[[e[e Aasod a[ee S0: 3691339 'E: 006 OP 010
Apr ZZ Up VU:DSp Kevm Kelly cc. -LS -1438 p.6
27755 Edgerton, Los Altos tells, CA April 22, 2008
24: Valley oak (Quercus lobata)
Diameter: 18"est.
Height: 45' Spread: 40'
Condition: 60- Fair
Location: Center of lot.
Observation: Heavy to the south east; good vigor.
25; Blue oak (Quercus Douglasli)
Diameter: 12"esL
Height: 30' Spread: 35'
Condition: 55 -Fair
Location: Center of lot.
Observation: Foliage thin; lack of vigor.
26: - Valley oak (Quercus lobala)
Diameter: 28"est.
Height: 45' Spread: 60'
Condition: 65- Fair
Location: South east sideof lot.
Observation: Vigor is good form is fair; heavy lateral limbs.
27: Valley oak (Quercus lobala)
Diameter: Best.
Height: 35' Spread: 20'
Condition: 55- Fair
Location: Southeast side of lot.
Observation: Suppressed by tree #26; poison oak on truck.
28: Coast live oak (Quercus agrifolia)
Diameter: 24"est.
Height 35' Spread: 40'
Condition: 65 -Fair
Location: Southeast side of property.
Observation: Good vigor, form is fair.
29: Blue oak(Quercus Douglasir)
Diameter. 301'est.
Height: 45' Spread: 50'
Condition: 80 -Good
Location: Center of lot.
Observation: Good vigor and foua; good crotch formations.
I ARAS'.RADERO ROAD, PORTOIA VALLEY, CA 94028-M2 • TEL (650)3268181 a PAX(650)254-IX?
eCoyrig/u AfcCLE.VAHANCO.NSUlTING, l.CC 1003
www.Sl�mccicnehen.mm
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Apr 22 08 09',53p Kevin Kielty 650-5. 439 p.7
27755 EdgMon, Los Albs Hills, CA April 22, 2008
30: Blue oak (Quercus Douglasil)
Diameter: 15"est.
Height: 35' Spread: 25'
Condition: 60 - Fair
Location: Southeastern side of lot.
Observation: Vigor is fair, foliage is sparse; form is good. Poison oak on trur-L
31: Blue oak(Quercus Douglasil)
Diameter. 14-14-14"est.
Height'. 45' Spread: 35'
Condition: 55 - Fair
Location: South side of lot
Observation: Multi at base; lack of vigor.
32: Blue oak(Quercus Douglasn)
Diameter; 12':cst
Height: 40' Spread: 20'
Condition: 55 - Fair
Location: Southside of lot.
Observation: Suppressed by tree #33.
33: Blue oak (_Iuercus Douglxh)
Diameter: 20"est.
Height; 40' Spread: 20'
Condition: 60 - Fair
Location: South side of lot.
Observation: Tall and narrow-, lack of vigor.
34: Blue oak (Quercus Douglassiz)
Diameter: 9.0".
Height: 25' Spread: 15'
Condition: 55 - Fair
Location: South side of lot
Observation: Suppressed by tree #35.
35: Blue oak (Quercus Dmaglassiz)
Diameter: 36"est.
Height-- 45' Spread: 55'
Condition: 65 - Fair
Location: South side of lot.
Obsemtion:.Abundance of lower deadwood.
1).R MADUROROAD, MRTOlA YAI.LUY, CA 94028-8012 • TEL (650) 326-6781. FAX (650) 6521261
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27755 Edgerton, Los Altos Uills, CA April 22, 2009
36: Blue oak (Quercus Douglassir)
Diameter- 28"est..
Height: 40' Spread: 35'
Condition: 60 - Fair
Location: South side of lot.
Observation: Suppressed by tree' 435.
37: Blue oak (Quercus Douglassii)
Diameter. M'est.
Height: 40' Spread: 40'
Condition: 65 - Fair
Location: South side of lot
Observation: Good form; fair vigor.
Tree Protection Plan
Tree Protection Zones
Tree protection zones should be installed and maintained throughout the entire length of
the project Fencing for tree protection zones should be 6' tall, metal chain link material
supported by metal 2" diameter poles, pounded into the ground to a depth of no less than
2'. The location for the protective fencing should be as close to the dripline of desired
trees as possible, still allowing room for construction to safely continue. No equipment
or materials shall be stored or cleaned inside the protection zones_ Areas outside
protection zones, but still beneath the tree's driplines, where foot traffic is expected to be
heavy, should be mulched with 4-6' of chipper chips. The spreading of chips will help to
reduce compaction and improve soil structure. The installation of the landscape buffer of
chips will be critical for the root cone of the oaks.
Root Cutting
Any roots to be cut shall be monitored and documented. Large roots (over 2" diameter)
or large masses of roots to be cut must be inspected by the site arborist The site arborist,
at this time, may recommend irrigation or fertilization of the root zone. All Hoots needing
to be cut should be cut clean with a saw or topper. Roots to be left exposed for a period
of time should be covered with layers of burlap and kept moist. Extensive mot cutting is
not expected on this site.
Irrigation
The oaks on this site should not need any warm season irrigation. If roots of the trees are
cur, irrigation may be recommended by the site arborist. Irrigation would consist of
flooding the root zone with enough water to wet the entire root area
1 .4RASTRADERO ROAD, rMTOLA VALLEY. CA 94028-8012 • TEL (650)32&9791 • FAX (630) 8541267
OCopyiib"Vf McCIEA!atiRN CONSVLr1A'G, t.LC:00E
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27755 Edgenon Los .Altos Hills, CA Ap6122, 20C-8
Trenching
Trenching for irrigation, drainage, electrical or any otherreason shall be done by hand
when inside the dripline of a protected tree. Hand digging and the careful placement of
pipes below or besides protected roots will significantly reduce root loss, thus reducing
trauma to the tree. All trenches shall be backfilled with native materials and compacted
to near its original levet, as soon as possible. Trenches to be left open for a period of
time, will require the covering of all exposed roots with burlap and be kept moist The
trenches will also need to be covered with plywood to help protect the exposed roots.
The information included in this report is believed to be true and based on sound
arboricultural principles and practices.
We thank you for the opportunity to be of assistance in your tree preservation concerns.
Should you have any questions, or if we can be of further assistance in these concerns,
kindly contact our office at any time.
Very truly yours,
McCLENAHAN CONSULTING, LLC
By: Kevin R. Kielty
Certified Arborist, WE -0476A
Member, American Society of Consulting Arborists
I ARASi ERO ROAD. PORiDLA VALLEY, CA 940284012.M(650)326878[ • FAX(650)854-1267
CCo�yriBA, McCLEVAHANCONSGLTIA'G, LLC 2Wa
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Attachment 7
COTTON, SHIRES & ASSOCIATES, INC.
nnmquLTING ENGINEERS AND GEOLOGISTS
August 6, 2008
L0178
TO: Brian Froelich
Assistant Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Bills, CA 94022
SUBJECT: Geotechnical Peer Review
RE: Liu, New Residence
166-08-ZP-SD-GD
27755 Edgerton Road
At your request, we have completed a geotechnical peer review of the subject
application for the proposed new residence, using:
• Geotechnical Investigation — Progress Report prepared by
Millstone Geotechnical, dated June 11, 2008;
• Engineering Geologic Investigation (report) prepared by Steven F.
Connelly, C.E.G., dated May 9, 2008;
• Conceptual Grading and Drainage Plan (1 sheet, 20 -scale)
prepared by Giuliani & Kull, Inc., dated June 11, 2008; and
• Architectural Plans (8 sheets, various scales) prepared by Chu
Design & Engineering, Inc., dated June 16, 2008.
In addition, we have reviewed pertinent technical documents from our office
files and completed a recent site inspection.
DISCUSSION
Based on our review of the referenced documents, the applicant proposes to
construct a new residence with partial basement, septic leachfield system, and
Notlham Califomia Office "•� `��••• .,...,.
330 Village Lane 6417 San Mdxeas, 209524DA 95249-9640
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(408)354-5542 • Fax (408) 359-1852 (e -m fl. cou 2 • Fax (2097 and. at
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Brian Froelich August 6, 2008
Page - L0178
associated residential improvements. We were provided with estimated earthwork
quantities of 1,915 cubic yards of cut and 430 cubic yards of fill, with a total export of
1,485 cubic yards of material. Access to the property is provided via a private driveway
extending from Ursula Drive in the southwestern portion of the property.
SITE CONDMONS
The subject property is generally characterized by a gentle to moderately steep
north -trending ridgeline, flanked by moderately steep to very steep northeast- and
northwest -facing flanks. Seasonal drainage swales exist along the western and eastern
property lines..Edgerton Road runs along the base of the slope north of 'he proposed
building envelope. Cut slopes adjacent to Edgerton Road may be subject to shallow
sloughing but these area appear to adversely impact the proposed house site. The site
was undeveloped at the time of our recent site visit. Natural drainage at the site consists
of sheetflow toward the northwest and northeast into the existing drainage swales.
According to the Town Geologic Map, the subject property is underlain by
greenstone bedrock of the Franciscan Complex. According to the exploratory boring
logs presented in the referenced geotechnical investigation, weathered greenstone
bedrock is overlain by 4 to 7 feet of colluvial materials in the vicinity of the proposed
building envelope.
The nearest traces of the potentially active Monta Vista, Berrocal, and Altamont
faults are mapped approximately 400 feet north, 1,650 southeast, and 2,200 feet south of
the subject property, respectively. According to the Town Geotechnical Hazards Map,
the property is located within the boundaries of a "D" zone, classified as a zone of
potential ground deformation and surface rupture within 660 feet of the trace of a
potentially active fault. Additionally, the active San Andreas fault is located
approximately 2.7 miles southwest of the site.
CONCLUSIONS AND RECOMMENDED ACTION
The proposed development is potentially constrained by anticipated strong
seismic ground shaking, expansive colluvium, and shallow downslope creep of surficial
materials. The Project Geotechnical Engineer and Engineering Geologist have
performed recent investigations of the property and provided preliminary geotechnical
design recommendations for the proposed development which, generally, appear to be
appropriate for the identified site conditions.
COTTON, SHIRES & ASSOCIATES, INC.
Brian Froelich
Page 3
August 6, 2008
L0178
We do not have geotechnical objections to the layout and recommended design
criteria for the proposed improvements. We recommend that the following conditions
be attached to applications for site improvements:
I. Geotechnical Engineering Investigation - The applicant's
geotechnical consultant should complete the geotechnical
engineering investigation of the subject property and submit the
final report. As part of this investigation, the consultant should
evaluate areas in the vicinity of proposed improvements
underlain by surficial materials (e.g., fill, colluvium, and
alluvium), and provide geotechnical design recommendations for
all proposed improvements. The investigation should include, but
•- ;act necessarfly be limited to, the following: -
Subsurface conditions should be investigated and
representative earth materials (i.e., bedrock,
colluvium/alluvium, artificial fill, etc.) should be
sampled and tested to provide an engineering basis
for recommended geotechnical design criteria.
Geotechnical design criteria and recommendations
should be provided, including but not limited to
recommendations for: site grading, foundations for
proposed structures and walls (including stability
of temporary basement cuts), uplift forces in areas
of expansive soil and bedrock materials (if
applicable), surface and subsurface drainage
improvements, and mitigation options for any
recognized fill materials and expansive earth units.
Design criteria for restrained walls should be
addressed.
Recommendations should be provided for a
capillary break system beneath slab -on -grade floors
and the potential need for an axial subdrain
beneath the basement floor should be considered.
The consultant should evaluate the apparent
geotechnical suitability of the proposed septic
leachfield including the potential for surfacing of
effluent or adverse slope stability impacts. .
COTTON, SHIRES & ASSOCIATES, INC.
Brian Froelich
Page 4
August 6, 2008
L0178
2007 CBC seismic design parameters should be
provided for use by the structural engineer in the
design of the residence.
The results of this investigation should be summarized by the
Project Geotechnical Consultant in a report, with appropriate
drawings, and submitted to the Town for review and approval by
the Town Engineer and Town Geotechnical Consultant prior to
acceptance of documents for building perudt plan -check.
2. Geotechnical Plan Review - The applicant's geotechnical
consultant should review and approve all geotechnical aspects of
the project building aid 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 results of the Geotechnical Plan Review should be
summarized by the geotechnical consultant in a letter and
submitted to the Town Engineer along with documents for
building permit plan -check.
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 these inspections and the as -built conditions of the
project should be described by the geotechnical consultant in a
letter and submitted to. the Town Engineer for ieview prior to
final (as -built) project approval.
LIMITATIONS
This geotechnical peer review has been performed to provide teduical advice to
assist the Town with discretionary permit decisions. Our services have been limited to
review of the documents previously identified, and a visual review of the property. Our
opinions and conclusions are made in accordance with generally accepted principles
COTTON, SHIRES & ASSOCIATES, INC.
Brian Froelich
Page 5
August 6, 2008
L0178
and practices of the geotechnical profession. This warranty is in lieu of all other
warranties, either expressed or implied.
TS:DTS:JS:kd
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Principal Engineering Geologist
CEG 1795
�
David T. Schrier
Principal Geotechnical Engineer
GE 2334
COTTON, SHIRES & ASSOCIATES, INC.
Attachment 8
December 15, 2008
TO: David Keyon, Associate Planner
FROM: John Chau, Assistant Engineer
RE: McKeegan Residence
27755 Edgerton Road
File# 166-08-ZP-SD-GD
New Residence
At your request, the Engineering Department has completed its review of the subject
property's site development plan using:
Conceptual Grading and Drainage Plan prepared by Giuliani & Kull, Inc. dated
December 10, 2008 and received December 11, 2008.
RECOMMENDED ACTION:
Based on our review of the referenced plans, it appears that the project engineer and
designer have generally not met all the requirements of the Engineering Department. The
applicant understands that the proposed project is not in conformance with the Town's
grading policy and is requesting that the project be considered in its current state. The
project does not conform to the grading policy as follows:
a) Up to 8' of cut is proposed for the patio.
b) Up to 10' differential between existing grade and proposed finish floor elevation.
c) Up to 13' of fill is proposed for the driveway.
d) Up to 13.5' high retaining wall is proposed for the driveway.
Consequently if the project is approved, we recommend the following conditions of
approval:
1) Peak discharge at 27300 Ursula Lane, as a result of Site Development Permit 166-
08, shall not exceed the existing pre -development peak discharge value of the
property. Detention storage must be incorporated into the project to reduce the
predicted peak discharge to the pre -development value. Provide the data and peak
discharge hydrologic model(s) utilized, as well as, the calculations of the peak
discharge value prior and post development. Determine the design peak runoff
rate for a 10 -year return period storm and provide detention storage design plans
to reduce the predicted peak discharge to the pre -development value. All
documentation, calculations, and detention storage design (2 plan copies) shall be
submitted for review and approval to the satisfaction of the City Engineer prior to
acceptance ofplans for building plan check. Prior to final inspection, a letter
shall be submitted from the project engineer stating that the detention storage
design improvements were installed as shown on the approved plans and in
accordance with their recommendations.
2) Any, and all, changes to the approved grading and drainage plan shall be
submitted as revisions from the project engineer and shall fust be approved by the
Town Engineering Department. No grading shall take place during the grading
moratorium (October 15 to April 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.
3) All public utility services serving this property shall be placed underground. The
applicant should contact PG&E immediately after issuance of building permit to
start the application process for undergrounding utilities which can take up to 6_8
months."
4) 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 approved
Site Development plan.
5) 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
buildingplan 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.
6) 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 Ursula Lane 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
GreenWaste Recovery, Inc. for the debris box, since they have a franchise with
the Town and no other hauler is allowed within the Town limits.
7) The property owner shall inform the Town of any damage and shall repair any
damage caused by the construction of the project to pathways, private driveways,
and public and private roadways, prior to final inspection and release of
occupancy permits and shall provide the Town with photographs of the existing
conditions of the roadways and pathways prior to acceptance ofplans for building
plan check
8) The property owner shall dedicate a 30' wide half -width public right of way to
the Town over Edgerton Road and Black Mountain Road. 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 ofplans for building plan check
9) The property owner shall construct a native pathway through the property
connecting Ursula Lane to Edgerton Road to the satisfaction of the Engineering
Department prior to final inspection.
10) Two copies of a pathway improvements plans shall be submitted by the property
owner for review and approval by the City Engineer prior to acceptance of plans
for buildingplan check
11) The property owner shall dedicate a pathway easement along the proposed native
pathway to the Town. 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
12) 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.
13) A permit for the septic system shall be issued by Santa Clara County Health
Department prior to acceptance ofplans for building plan check.
14) Conditions of Santa Clara County Health Department shall be met prior to final
inspection.
Please do not hesitate to contact me with any questions concerning this letter.
Message Attachment 9
David Keyon
From: Debbie Pedro
Sent: Monday, January 26, 2009 8:42 AM
To: 'Stephen D. Pahl'
Cc: David Keyon
Subject: RE: Lands of Liu - 27755 Edgerton Road
Mr. Pahl,
Thank you for taking the time to send us your comments about the proposed new residence at 27755 Edgerton Road.
Your email will be Included in the staff report.
Debbie
Debbie Pedro, AICP, LEED AP
Planning Director
Town of LOS Altos Hills
Phone: (650) 947-2517
Fax: (650) 941-3160
www losaltoshills ca aov
From: Stephen D. Pahl [mailto:
Sent: Sunday, January 25, 2009 12:10 PM
To: Debbie Pedro
Subject: Lands of Liu - 27755 Edgerton Road
Mr. Pedro: We are residents of directly to the southeast of this proposed residence. We
have spoken to the applicant and appreciate his efforts to reach out to their neighbors forfeedback and comments. We
support the application and welcome them to our neighborhood.
This a -mail message, Inducting anacbmente, is intended sole'
y unaNhpdietl
an.. use, disclosure, or dlstrlbuten is prohibits
ORNIY- DENT PRIVILEGE or ATTORNEY WORK PRODUC'
.W M the sender by retum a -mail and destroy all espies of to
Stephen D. Pahl
law by the wended recipknt(s) and may contain confidential
w by anyone other than the intended nope nt(s) shall not
EGrON that may apply to this communiczdon. If you are not
message.
Tax Actvtn Dlsdosure. Any tax Inrormatlon or written tax advio, contained in this emall message, including attachments, is not intended to and cannot be used
Regula ons goveMthe ng �xrp fa at )voiding tax penal) es that may be imposed on the taxpayer. (The foregoing legend has been affixed pursuant to U.S. Treasury
1/26/2009
Attachment 10
David Keyon
From;
Sent: Wednesday, January 28, 2009 10:07 AM
To: David Keyon
Subject: Site development plans for Liu property
Hello David,
I have 3 suggestions for amendments to the currently proposed site plan:
1) A shorter driveway: The driveway as currently configured lays down more concrete next to the
already very large concrete cul-de-sac of Ursula lane, removing a good swathe of the natural
environment. Ursula Lane is a public street and cul-de-sac; why can't the entrance be directly from the
cul de sac?
2) Not removing the great oak that is situated new the pad for the homesite. This oak is not in the way of
building the house itself. Some judicious pruning would frame the parking pad and allow for turnaround
access.
3)Location of port -a -potties: As soon as the driveway is accessible, locate the port -a -potties close to the
site, away from the cul-de-sac, to minimize unsightly visuals and smells from the cul-de-sac during what
is often a lengthly process to build a new house.
Regards,
Elaine Nelson
1/28/2009
Attachment 11
Planning Commission January 29, 2009
Att: David Keyon, Associate Planner
Los Altos Hills Town Hall
26379 Fremont Road
Los Altos Hills, CA 94022
Re: Your notice of January 23, 2009 in regard to Site Development Permit for 27755
Edgerton Road (proposed address change to 27300 Ursula Dr), #166-08-ZP-SD-GD.
In regard to above mentioned permit application, we hereby request that the Planning
Commission consider following concerns that we, the undersigned, have as a result of
having reviewed the development plans today at the office of Los Altos Hills.
our own address is i.e. one of the lots right next to the proposed
construction.
First of all, it is positive that the lot at 27755 Edgerton Road (hereafter The Lot) is being
considered for development, as it for years have been a manifest source for poison oak,
other unattractive weeds etc. However, having reviewed the current plans for The Lot,
several major concerns emerge in regard to the specific proposed structure, in particular its
size, the suggested driveway to the house, and the removal of some beautiful oak trees as
described below.
1) The suggested driveway to the structure from Ursula Lane is of major concern:
(i) The proposed driveway is extremely narrow with beautiful oak trees to one
side and the corner of our lot to the other, 2-3 feet away. It seems very clear
just from the experiences we all have with trucks coming to Ursula Lane that
trucks to the proposed driveway will hit the oak tree, our fence etc
repeatedly. Previous engineers and architects evaluating The Lot have all
stated these concerns as prohibitory for building the suggested driveway.
This is also the reason why most realistic suggestions for development of The
Lot have focused on the entrance being from Edgerton Road.
Also, the construction of the house itself will have to be conducted with
turning a large part (including along our fence towards Ursula Lane) into a
construction area thereby disturbing profoundly the calmness and attraction
to live in a house at Ursula Lane.
(iii) Therefore, during the construction, access to the fire hydrant at Ursula Lane
may be limited or even blocked from time to time. That will obviously be
absolutely unacceptable for everybody.
2) Removal of 8 oak trees. We obviously recognize that every new construction will
have to result in removal of a few oak trees. However, the proposed trees to be
removed are some of the trees we enjoy from our house and the view towards the
Bay. Thus, if the suggested trees are removed it will fundamentally change the view
from our house, in particular because the length of the proposed structure. Instead
of the current pleasant mixture of trees, Bay and houses, all major reasons for us to
buy our house, we will look at the proposed construction. Not a positive
development.
3) Previous evaluations of The Lot by engineers and architects seem all to have reached
the conclusion that the area of land for development (building a house) on The Lot is
very limited, because of the steep slope of The Lot. Thus, the factual MDA of the lot
Is significantly less than lot size, not only because of the slope, but also because a
significant part of the lot is between our lot and the asphalted part of Ursula Lane. It
has therefore been the consensus in previous evaluations that only a smaller house
could be build.
One of the major problems with the current proposal, apart from the entrance from
Ursula Lane and removal of some very beautiful oak trees (previous proposals did
include structures that would allow entrance from Edgerton), is thus that the
proposed structure is to the very maximal size that even would be allowable for a lot,
where the area possible to develop would be a major part of the lot.
4) We understand the "setback" from the address should be 40'. If the address is
changed to Ursula Lane, it seems unclear whether the setback from our fence
towards the front of the proposed house also should be 40'.
In light of these concerns, we kindly request the Planning Commission to recommend
the following changes to the proposed structure:
A) The entrance to The Lot should be at the current address at Edgerton Road as this is
possible to construct and as the proposed entrance from Ursula Lane represents a
non-functional solution that will be very disruptive and negative for the majority of
the houses at Ursula Lane.
B) Suggest to the planner of the structure a small house, thereby also enable
preservation of some of the oak trees, we all enjoy today. Their removal will be a
major disruption of an otherwise very harmonious Nature and environment in a
beautiful part of Los Altos Hills.
Sincerely,
Tatjana and Lennart Olsson
Los Altos Hills, CA 94022
21 Page
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