HomeMy WebLinkAboutItem 3.1TOWN OF LOS ALTOS HILLS March 10, 2005
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR NEW RESIDENCE AND POOL; LANDS OF
MOCK; 26360 CALLE DEL SOL; FILE #123-04-ZP-SD-GD
FROM: Leslie Hopper, Project Planner
APPROVED BY: Carl Cahill, Planning Directorcc
RECOMMENDATION That the Planning Commission:
• Approve the Site Development Permit subject to the recommended conditions of approval
in Attachment 1.
BACKGROUND
The subject property is a 1.084 -acre parcel located at the northeast end of the cul-de-sac at Calle
del Sol. The property slopes up from the street with an average slope of 13%. The proposed
project entails demolition of the existing one-story house (2,832 s.f) and construction of a new
one-story house (5,027 s.f) and swimming pool. The project requires an exception to the
Town's grading policy to allow a differential of up to 7 feet between the finish floor of the front
deck and portions of the house and the existing grade below.
CODE REOUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this application for a new
residence has been forwarded to the Planning Commission for review and approval.
Considerations include grading, drainage, building siting, pathways, landscape screening and
outdoor lighting. Zoning Code review encompasses compliance with floor and development area
requirements, setbacks, height and parking.
DISCUSSION
Site Data:
Gross Lot Area:
1.084 acres
Net Lot Area:
1.020 acres
Average Slope:
13.2%
Lot Unit Factor:
0.95
Floor Area and Development Area (square feet):
Area Maximum Proposed Existing Increase Left
Development 13,110 12,812 5,188 7,624 298
Floor 5,548 5,057 2,832 2,225 491
Planning Commission
Lands of Mock
March 10, 2005
Page 2 of 8
Site and Architecture
The applicant is requesting approval of a Site Development Permit for a 5,057 -sq. -ft. one-story
residence with an attached garage and a pool. The proposed house is sited in approximately the
same location as the existing structure. The new residence has an entry, living room, family
room, dining room, kitchen, laundry room, office, four bedrooms and three bathrooms. There is
a three -car garage on a lower level. The proposed residence meets the height, floor area and
development area requirements established in Title 10, Zoning and Site Development, of the Los
Altos Hills Municipal Code. The maximum building height on a vertical plane is 25 ft. 4 in. and
the maximum height of the building from the lowest point to the highest point is 27 feet.
Proposed materials on the traditional style house include stucco exterior, composition roof, and
cultured stone veneer columns.
The proposed house has 12 skylights, 8 of which are on the back side of the roof and could
potentially affect neighboring properties to the north and east. However, existing trees and dense
vegetation will screen the new house from view. Condition 96 requires that the skylights be
designed to reduce emitted light and that no lights be placed within the wells.
Driveway & Parking
Access to the property is currently provided via an existing driveway on Fremont Road. The
proposed new driveway is in basically the same location, but has been slightly reconfigured to
eliminate grading closer than 10 feet from the property line. The lower -level garage at the
southeast end of the house provides 3 standard puking spaces. One additional parking space is
located just east of the garage.
Outdoor Lighting
Seven exterior wall lights are proposed around the house and manufacturer's specifications of the
lighting fixtures are attached to the plans. Staff has included Condition #5 requiring the light
fixtures to be down shielded, low wattage, and the glass covers frosted or opaque so that the
source of the lighting is not directly visible from off-site.
Trees & Landscaping
The attached arborist's report surveys 30 trees on the property, including numerous eucalyptus,
redwoods and Monterey pines (Attachment 4). Several important specimens are identified,
including a 27 -in. cork oak at the rear of the house, which will be retained as per the arborist's
recommendation. The entire house, in fact, is designed to wrap around the cork oak, and the
plans specify that demolition and construction activities within the dripline shall be done by hand
in order to protect the tree. Several fruit trees will be removed, including an olive tree, two plum
trees, and a California pepper tree. The location and type of trees to be removed are detailed on
Sheet A2. To ensure that all significant trees will be protected throughout the construction
Planning Commission
Lands of Mock
March 10, 2005
Page 3 of 8
period, staff has included Condition #4 requiring that the trees within the vicinity of the
construction be fenced for protection.
A landscape screening plan will be required after final framing of the proposed residence
(Condition #2). Furthermore, any landscaping required for screening or erosion control will be
required to be planted prior to final inspection, and a maintenance deposit to ensure viability of
plantings will be collected prior to final inspection.
Geotechnical Review
Geotechnical review was not required for this project because the property is not located in a
high-risk geologic zone and the slope is less than 15%.
Grading and Drainage
The Engineering Department has reviewed the plans and recommended the conditions of
approval incorporated in Attachment 1. Estimated earthwork quantities include 1,279 cubic
yards of cut and 56 cubic yards of fill, for a total of 1,223 cubic yards of export material.
The proposed project does not meet the Town's grading policy. As shown by the diagram in
Attachment 5, the area below the 380 -ft. contour line exceeds the Town's maximum allowable
fill differential of 3 feet. The proposed plans have up to 5 feet differential between the existing
grade and the proposed finish floor elevation of the new residence and up to 7 feet differential
between existing grade and the proposed finish floor elevation of the front deck. Altogether,
approximately 900 s.f., or 24% of the main level, is more than 3 feet above existing grade.
Exceptions to the grading policy may be granted if individual sites dictate a need to deviate from
the criteria, to the extent permitted by the Planning Commission and/or City Council. In this
case, the sloping site and the owners' desire to keep the cork oak tree have dictated the design of
the house and the need to deviate from the grading policy. As explained by the architect in his
letter dated November 5, 2004 (Attachment 7) the tree is centrally located on the site, in the most
logical place for a house; the new house is situated in approximately the same location as the
existing house; and the existing house has a similar deck that also is more than 3 feet above
grade. Staff s main concern is that crawl spaces over 3 feet are sometimes converted to floor
area, which is addressed by Condition 10. Landscaping will be required to soften the appearance
of the area below the deck as specified in Condition 2.
The proposed drainage for the site will involve sheet flow away from the main residence and
pool, with the provision of two dissipators and a concrete -lined swale located at the rear of the
property, off the east end of the driveway. The storm drainage plans have been reviewed and
approved by the Engineering Department.
Planning Commission
Lands of Mock
March 10, 2005
Page 4 of 8
Fire Department Review
The Santa Clara County Fire Department inspected the property and determined that the flow
capacity of the nearest water mains and fire hydrant will be adequate for a home of the proposed
size (Attachment 8).
Committee Review
The Pathways Committee recommends a pathway in -lieu fee (Condition #22).
The Environmental Design Committee requests that the standard skylight requirements be
included (Condition #7) and asked that a landscape screening plan be required, which is included
as Condition #2. Other comments include a request that pool decking comply with setback
requirements (the plans have been revised to correct any encroachments).
CEOASTATUS
The project is categorically exempt under Class 1 of the State CEQA Guidelines.
ATTACHMENTS
1. Recommended Conditions of Approval
2. Site Map
3. Worksheets #1 and #2
4. Arborist report dated August 23, 2002
5. Grading exception diagram prepared by project architect
6. Grading policy
7. Letter from project architect dated November 5, 2004
S. Recommendations from Santa Clara County Fire Department dated August 24, 2004
9. Recommendations from Environmental Design Committee dated August 16, 2004
10. Development plans
cc: John and Margaret Mock
P.O. Box AP
Los Altos, CA 94023
Rhoads House Architectural
165 South Murphy Avenue, Suite B
Sunnyvale, CA 94022
Planning Commission
Lands of Mock
March 10, 2005
Page 5 of 8
ATTACHMENT
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR NEW RESIDENCE AND SWIMMING POOL
LANDS OF MOCK, 26360 CALLE DEL SOL
FILE 4123-04-ZP-SD-GD
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. Subsequent to final framing, a landscape screening and erosion control plan shall be
submitted for review and approval by the Site Development Committee. Particular
attention shall be given to plantings that will soften the appearance of the area below the
front deck as well as plantings that will screen the view of the new residence from
surrounding properties and streets. All landscaping required for screening purposes or for
erosion control (as determined by the City Engineer) must be installed prior to final
inspection.
3. A landscape maintenance deposit (or certificate of 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 significant trees are to be fenced at 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.
Tree fencing requirements:
a. Fencing shall be located at the drip line of the tree or trees.
b. All trees to be preserved shall be protected with chain link fences with a minimum
height of five feet (5') above grade.
C. Fences are to be mounted on two-inch diameter galvanized iron posts, driven into
the ground to a depth of at least two feet (2') at no more than 10 -foot spacing.
d. Fencing shall be rigidly supported and maintained during all construction periods.
e. No storage of equipment, vehicles or debris shall be allowed within the drip lines
of these trees at any time.
I. No trenching shall occur beneath the drip line of any trees to be saved.
Planning Commission
Lands of Mock
March 10, 2005
Page 5 of 6
ATTACHMENT
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR NEW RESIDENCE AND SWIMMING POOL
LANDS OF MOCK, 26360 CALLE DEL SOL
FILE 4123-04-ZP-SD-GD
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. Subsequent to final framing, a landscape screening and erosion control plan shall be
submitted for review and approval by the Site Development Committee. Particular
attention shall be given to plantings that will soften the appearance of the area below the
front deck as well as plantings that will screen the view of the new residence from
surrounding properties and streets. All landscaping required for screening purposes or for
erosion control (as determined by the City Engineer) must be installed prior to final
inspection.
3. A landscape maintenance deposit (or certificate of 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 significant trees are to be fenced at 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.
Tree fencing requirements:
a. Fencing shall be located at the drip line of the tree or trees.
b. All trees to be preserved shall be protected with chain link fences with a minimum
height of five feet (5') above grade.
C. Fences are to be mounted on two-inch diameter galvanized iron posts, driven into
the ground to a depth of at least two feet (2') at no more than 10 -foot spacing.
d. Fencing shall be rigidly supported and maintained during all construction periods.
e. No storage of equipment, vehicles or debris shall be allowed within the drip lines
of these trees at any time.
f. No trenching shall occur beneath the drip line of any trees to be saved.
Planning Commission
Lands of Mock
March 10, 2005
Page 6 of 8
5. Outdoor lighting is approved as shown on the approved site plans. No additional lighting
may be placed within setbacks. Lighting shall be down shielded, low wattage, shall not
encroach or reflect on adjacent properties, and the source of the lighting shall not be
visible from off the site. The glass on the proposed light fixtures shall have frosted or
opaque covers. Any additional outdoor lighting shall be approved by the Planning
Department prior to installation.
6. Fire retardant roofing (Class A) is required for all new construction.
7. Skylights (if any) shall be designed and constructed to reduce emitted light (tinted or
colored glass, or other material). No lighting may be placed within skylight wells.
8. Any new fencing or gates shall require review and approval by the Planning Department
prior to installation.
9. All properties must pay School District fees to either the Los Altos School District or the
Palo Alto Unified School District, m 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.
10. Crawl spaces in excess of 3 feet in height shall not at any time be converted to floor area
without the review and approval of the Planning Department.
B. ENGINEERING DEPARTMENT:
11. Peak discharge at 26360 Calle del Sol, as a result of Site Development Permit 123-04,
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 (4 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.
12. 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
Planning Commission
Lands of Mock
March 10, 2005
Page 7 of 8
place within ten feet of any property line except to allow for the construction of the
driveway access.
13. All public utility services serving this property shall be placed underground.
14. 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.
15. The location and elevation of the pool 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 planprior to final inspection.
16. Two copies of an erosion and sediment control plan shall be submitted for review and
approval by the Engineering Department prior to acceptance of plans for building plan
check. The contractor and the property owner shall comply with all appropriate
requirements of the Town's NPDES permit relative to grading and erosion/sediment
control. The first 100 feet of the driveway shall be rocked during construction and all
cut and fill slopes shall be protected from erosion. All areas on the site that have the
native soil disturbed shall be protected for erosion control during the rainy season and
shall be replanted prior to final inspection.
17. 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 Burke Road, Fremont 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.
18. 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.
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.
Planning Commission
Lands of Mock
March 10, 2005
Page 8 of 8
20. A permit for the septic system shall be issued by Santa Clara County Health
Department prior to acceptance ofplans far building plan check.
21. Conditions of the Santa Clara Health Department shall be met prior to final inspection.
22. The property owner shall pay a pathway fee of $46.00 per linear foot of the average
width of the property prior to acceptance ofplans for building plan check.
C. FIRE DEPARTMENT:
23. The property address shall be placed on the main residence so that it is clearly visible
and legible from the street or road fronting the property. The address numbers shall be
a minimum of 4 inches high and shall contrast with the background color.
CONDITIONS 11, 16, 17, 18, 20 AND 22 SHALL BE COMPLETED AND SIGNED OFF
BY THE PLANNING AND ENGINEERING DEPARTMENTS PRIOR TO
ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE
BUILDING DEPARTMENT. CONDITION 9 SHALL BE COMPLETED AND SIGNED
OFF PRIOR TO ISSUANCE OF A BUILDING PERMIT.
Conditions of Approval may be appealed if done so in writing within 23 days of the date of
project approval. The building permit cannot be issued until the appeal period has lapsed The
applicant may submit construction plans to the Building Department after April 3, 2005,
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 must be scheduled 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 March
I0, 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.
CONDITIONS OF APPROVAL ACCEPTANCE:
I hereby accept the above conditions of approval.
Property Owner Signature (123-04-ZP-SD-GP) Date
Ary ••� ATTACHMENT -.
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ATTACHMENT 3
TOWN OF LOS ALTOS FILLS
26379 Fremont Road • 1m Altos Hills, Califomla 94022 • (415) 941-7222 • FAX (415) 941-3160
PLANNING DEPARTMENT RECEIVED
WORKSI-FEET #1 JAN 18 2005
CALCULATION OF AVERAGE SLOPE, LOT UNIT FAMORLOS ALTOS HILLS
MAXn4UM DEVELOPMENT AREA, AND MAXn4UM FLOOR AREA
• TURN IN WrrH YOUR APPLICATION
PROPERTY OWNER'S NAME John- C
PROPERTY ADDRESS 2C.36Q C4/Ie .
CALCULATED BY X&4- &MbalDATE -/2_ _0•
L CALCIrt.ATIONOFAVERAfFSTppi
A. CONTOUR LENGTH WITHIN NET AREA, OF LOT (An)
CONTOUR
LENGTH
(INCHES)
CONTOUR
I LENGTH
(INCHES)
L = total length of
CONTOUR
LENGTH7
(INCHES)
'� in feet
CONTOUR
LENGTH
(INCHES)
366
1W
384
1 2/.0
36
Z/.Z
0
3 6
/9•.g
Rx
266
.3
374.
d0.
6
Z .5
39Z
/Z•
Z3.
39
380
2Jr9
TOTAL 29/.g
Convert inches to feet (multiply by map scale) = (L) _ 29/8 feet
B. AVERAGE SLOPE WTII I N NET AREA OF LOT
S = (0.0023) (1) (L)
I = contour interval
L = total length of
An = net acreage of
An
'� in feet
$contours in feet
/.020. Iotnearest.001-
S = (0.0023) ( 2' ) (If 18 ) _
( /-024) /.3 Z / nearest 0.1%
LUF = (An)(1- [0.02143(5 -10)1[ = 0,9a -A j nearest .001
b If the average slope is less than 10%, the LUF for the lot is equal to the net area.
b If the LUF is equal to or less than 0.50, you will need a Conditional Development Permit.
Make an appointment with the Plai 3ng Director for further information.
Y. 3,uiv
WORKSHEET #1
CONTINUED
CALCULATION QE u : d u u DEVELOPMENTAREA tuP :
A. for S equal . or less than 10%
• 000
B. for S greater than 10% and less than 30%
MDA = (LUF)115,000 - 375(S -10)1= I,?r / l� - square feet*
square feet'
C for S equal to or greater than 30%
MDA = (LUF) (7500) =
If the MDA is less than 5,000 square feet (and the LUF is greater than 050),
use 5,000 square feet for your MDA
•tf •• • u u ••t Iu
square feet'
A. for S equal to or less than 10%
WA = (LUF) (6.000) = -- square feet"
B. for S greater than 10% and less than 30%
MFA = (LUF) (6,000 - 50(S -10)) = S SQB square feet"4
C for S equal to or greater than 30%
MFA = (LUF) (5,000) = square feet"
' • If the MFA is less than 4,000 square feet (and the LUF is greater than 0.50)
use 4,000 square feet for your MFA
TONT! USE ONLY CHECKED BY - DATE 3 — Z —OS
mist
Nock Residence
26360 Calle Del Sol, LAN
Westfall Engineers, Inc.
2000-044
12-15-04
Boundary (gross)
North: 2858.0715
Line Course: 5 76-48-51E
North: 2851.2282
Line course: N 49-56-36 E
North: 2977.9357
Line course: 5 37-10-46 E
North: 2842.3454
Line course: 5 52-54-29 w
North: 2636.4846
Line Course: N 02-42-25 w
North: 2858.0671
Bpygd{ry calculations
East : 3121.7138
Length: 30.00
East : 3150.9229
Length: 196.89
East : 3301.6241
Length: 170.18
East : 3404.4662
Length: 341.34
East : 3132.1899
Length: 221.83
East : 3121.7135
Perimeter: 960.24 Area: 47,239 sq. ft. 1.084 acres
Napcheck closure - (uses listed courses, radii, and deltas)
Error Closure: 0.0044 Course: 5 04-56-10 w
Error North: -0.00437 East : -0.00038
Precision 1: 218,236.36
Boundary (net)
North: 2729.9440
Curve Len the 36.93
oel ta: 70-32-15
chord: 34.64
Course In: 5 33-26-44 w
RP North: 2704.9118
End North: 2728.8418
Line course: 5 52-54-29 W
North: 2660.6980
Line Course: N 02-42-25 W
North: 2858.0675
Line course: 5 76-48-51 E
North: 2851.2242
Line course: N 49-56-36 E
North: 2977.9318
Line Course: 5 37-10-46 E
North: 2842.3414
Line Course: 5 52-54-29 w
North: 2729.9425
East : 3255.8015
Radius: 30.00
Tangent: 21.22
course: 5 88-10-37 w
Course Out: N 37-05-31 w
East : 3239.2672
East : 3221.1743
Length: 112.99
East : 3131.0457
Length: 197.59
East.: 3121.7140
Length: 30.00
East : 3150.9231
Length: 196.89
East :.3301.6243
Length: 170.18
East : 3404.4664
Length: 186.37
East : 3255.8048
Perimeter: 930.96 Area: 44,429 sq. ft. 1.020 acres
Napcheck closure - (uses listed courses, radii, and deltas)
Error closure: 0.0037 course: s 64-29-27 E
Error North: -0.00160 East : 0.00334
Precision 1: 251,608.11
Page 1
No. 4953
F.Vhas 12/31105
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
26379 Fremont Road • Los Alms Hills, California 94022 • (650) 941-7222 • FAX (650) 941-3160
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION
1. DEVELOPMENT AREA (sQUAREFoarAGE)
Existing Proposed
(Additions or Deletions)
2 3z 2225
9Tz. zq 2�3.2t
A.
B.
C.
D.
E.
F.
G.
H.
House and Garage (from Part 2. A.)
Decking
Driveway and Parking
(Measured 100' along centerline)
Patios and Walkways
Tennis Court
Pool and Decking
Accessory Buildings (from Part B) ,e
Any other coverage ,d
5193tp��AI
9--/7� 175.'39
Total
5o67
"755,96
25?c0.53
�Gy3.3lc
TOTALS 5IA7,gj
Maximum Development Area Allowed - MDA (from Worksheet #1) J
+ZRPs.f
2. FLOOR AREA (SQUARE FOOTAGE)
Existing
Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor
2173.3$
/5bo.Ica 3734
b. 2nd Floor
c. Attic and Basement
d. Garage
(1581,5
/L9.35 /323
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
C. Attic and Basement
TOTALS ZBR.o3 2229.97 So57
+K41
Maximum Floor Area Allowed - MFA (from Worksheet #1) r 55 11 1 f',f'
TOWNUSE ONLY I CHECKED BY .- DATE _C
Rcvi.d NW97
0Walter Levison ATTACHMUR
CONSULTING ARBORIST
ASCARegistered consulting Arborist 9401 ISA Certified Arbonst#WC-3172
Dean Rhoads
Rhoads House Architectural
INITIAL TREE SURVEY
26360 CALLE DEL SOL
LOS ALTOS HILLS, CA 95022
8/23/02
Dear Mr. Rhoads,
Yesterday I assessed 30 trees at the above site that were greater than or equal
to six inches diameter when measured at four feet above grade. A few significant
landscape specimens with multiple stems measuring less than six inches
diameter each were also included. I individually tagged all 30 trees with
permanent aluminum tags numbering #1 through #30. These are affixed to the
main stems at 4-6 feet above grade.
Three pages of tree survey charts are attached at the end of this report. These
charts detail existing measurements and condition ratings for each tree, and
include notes on important findings and/or recommendations for important
specimens.
I have located all 30 survey trees on the original 1:10 scale topographic map
plotted by Westfall Engineers of Saratoga, California. This marked -up oversize
map is included for your convenience.
Note that the site plan and landscape plan proposed for this site were not
reviewed by the author.
important specimens that are recommended to be retained at this site include
cork oak #5, coast redwoods #8 and #30, and Monterey cypress #19 (see
attached map and charts).
The latter three trees (#8,#19,#30) will require erection of chain link fencing at the
canopy driplines throughout demo, grading, and construction periods, and will
require regular supplemental irrigation during these periods and continuing
throughout each summer and fall to reduce drought stress. These trees are
currently drought -stressed.
26360 wile del sol
4
0Walter Levison
CONSULTING ARBORIST
ASCARegistered Co sulfing Arborist 9401 ISA Certified Arborist OWC-3172
Cork oak #5 is currently in very good condition, and will require special attention
and care beyond chain link fencing. My initial general recommendations for this
tree are noted in the right hand column of page 1 of the tree charts.
Note that there is a single area at approximately 20 feet above grade on one of
the mainstems of tree #5 where black flux (ooze) is being ejected from the live
wood. Typically, live oaks in the Bay Area will exhibit black flux around the lower
few feet of stem above grade due to Phytophthora root rot fungus infection. The
cause of this particular flux on tree #5 is unknown, and would require biopsy and
lab analysis for a positive determination. This site is currently small, and can be
periodically monitored to see if the flux zone is enlarging or shrinking in size.
Also note that pruning is NOT recommended for this tree, as it has been
overpruned in the past.
Walter Levison
ASCA Registered Consulting Arborist #401
Joe Omaz Trees of California
-trees moved by hand only
ed
2 of4
26360 wlle del W
0Walter Levison
CONSULTING ARBORIST
ASCA Registered Consulting Arborist #4D1 ISA Certified Arborist#WC-3172
Assumptions and Limiting Conditions
Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and
ownership to any property are assumed to be good and marketable. No responsibility is assumed
for matters legal in character. Any and all property is appraised and evaluated as through free
and clean, under responsible ownership and competent management.
It is assumed that any property is not in violation of any applicable codes, ordinance, statutes, or
other government regulations.
Care has been taken to obtain all information from reliable sources. All data has been verified
insofar as possible; however, the consultant/appraiser Can neither guarantee nor be responsible
for the accuracy of information provided by others.
The consuhantlappraiser shall not be required to give testimony or to attend court by reason of
this report unless subsequent contractual arrangements are made, including payment of an
additional fee for such services as described in the fee schedule and Contract of engagement.
Unless required by law otherwise, the possession of this report or a Copy thereof does not imply
right of publication or use for any other purpose by any other than the person to whom it is
addressed, without the prior expressed written or verbal consent of the consultantlappraiser.
Unless required by law otherwise, neither all nor any part of the contents of this report, nor Copy
thereof, shall be conveyed by anyone, including the client, to the public through advertising,
public relations, news, sales, or other media, without the prior expressed Conclusions, identity of
the consultant/appraiser, or any reference to any professional society or institute or to any
initiated designation Conferred upon the consultant/appraiser as stated in his qualifications.
This report and any values expressed herein represent the opinion of the consultant/appraiser,
and the consultant's/appraiser's fee is in no way contingent upon the reporting of a specified
value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be
reported.
Sketches, drawings, and photographs in this report, being intended for visual aids, are not
necessarily to scale and should not be construed as engineering or architectural reports or
surveys unless expressed otherwise. The reproduction of any information generated by
engineers, architects, a other consultants on any sketches, drawings, or photographs is for the
express purpose of coordination and ease of reference only. Inclusion of said information on any
drawings or other documents does not constitute a representation by Walter Levison to the
sufficiency or accuracy of said information.
Unless expressed otherwise:
a. information Contained in this report Covers only those items that were examined
and reflects the conditions of those items at the time of inspection; and
b. the inspection is limited to visual examination of accessible items without dissection,
excavation, probing, or wring. There is no warranty or guarantee, expressed or implied,
that problems or deficiencies of the plants or property in question may not arise in the
future.
Loss or alteration of any part of this report invalidates the entire report.
Arborist Disclosure Statement
26360 Calle del sd
0Walter Levison
CONSULTING ARSORIST
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree.
Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a
specific period of time. Likewise, remedial treatments cannot be guaranteed. The only way to
eliminate all risk associated with trees is to eliminate the trees themselves.
CERTIFICATION
I hereby certify that all the statements of fad in this report are true, complete, and correct to the
best of my knowledge and belief, and are made in good faith.
26360 wlle del sol
8
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ATTACHMENT 5
ry
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G�iNG
-pI A6RAM
LOSALTOSHILLS
?W-1
CALIFORNIA
Code Sections:
GRADING POLICY
ATTACHMENT �p
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 11 foundations — step -on -contour, daylight, pole foundations, or
a combination thereof — shall be used on building sites with natural slopes in excess of
fourteen percent (14%)."
Intent:
The purpose of this policy is to outline desired criteria for grading which assure that
construction retains the existing contours and basic landform of the site to the greatest
extent feasible. It is also intended that the policy provide guidance for "stepping"
structures down sloped hillsides, and emphasizes cut to lower the profile of structures
over fill or foundation walls, which tend to raise the profile of the structure. While
balanced cut and fill is desirable to minimize import or export of soil, to or from a site, it
is recognized that the Town's policies and the guidelines below may encourage export as
cut is generally preferred over fill.
These policies are intended to be used by staff in evaluation and malting
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.
26379 Fremont Road
Los Altos Hills
California 94022
650/941-7222
Fax 650/941-3160
Policy Re: .Grading
page 2
Policies:
1. Cuts and fills in excess of the following levels generally will be considered
excessive and contrary to Town ordinances and policies to grade only to the
minimum extent necessary to accommodate structures and to site structures
consistent with slope contours, i.e., "step down" the hill*:
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.
Approved by City Council: April 2, 1997
p A ATTACHMENT 7
QH j 11 � RECEIVED
ROOIiOE HOOK ACHVEM111L
TOWN OF LOS ALTOS HILLS
5 November 04
Los Altos Hills Planning Commission
26379 Fremont Rd.
Los Altos Hills, CA. 94022
RE: New residence at 26360 Calle Del Sol, Los Altos Hills, CA. 94022
Dear Planning Commission
On behalf of our client (John and Margaret Mock) we request an exception to the Town's grading policy
for the new residence proposed for the location shown above.
The existing site has a healthy and beautiful mature cork oak tree located somewhat centrally in the site.
The location of which places it directly in the most logical location for a house, given no tree. In fact the
existing house structure, that we are proposing to remove, is wrapped around three sides of this oak.
The site also slopes gradually from back to front with a lovely natural meadow area at the access road
frontage. The proposed house is designed to accommodate and accentuate the cork oak, minimize
grading and to follow the natural site contours. Thus insuring the tree's best chance of survival and also
not encroaching into the pasture area. The new house is also in the same general location as the original
house, which minimizes unnecessary grading and allows the driveway to remain in the existing and
most logical location.
As considerate and logical as this design is, unfortunately it does not meet the town's grading policy,
exactly. In order to reduce the effect of the front elevation and to best allow for the homeowner to
appreciate the beautiful surroundings an elevated deck has been located in the front of the house off of
the living room. This deck area exceeds the 3' height limit above natural grade.
An interesting point is that the grading policy would allow this deck area if there was a basement below.
Our client does not wish to construct a basement in this area. Also, the existing house has a very
similar deck in basically the same location.
After reviewing the recommendations of the project arborist regarding the cork oak we have established
our finished floor height and general placement of the structures based on his recommendations.
Because of the design of the house there is no appropriate way to step down the finish floor height in
the front of the house and keep the form and function of the layout intact.
It is felt by this architect and the homeowner who must live in the house, that this design elegantly uses
the cork oak as a focal point at the rear of the new residence, best uses and considers the natural form
and beauty of the site and ultimately gives the client the house of their dreams.
Siaoerel3r"T^I,
Dean W. Rhoads
Rhoads House Architectural
CDDMEC.
UPC
Apppendix
IIIA
UFC
901.4.4
SHEET
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • ..sccfd.org
P„NHEVIMMUMBEB 04ATMHMEN-r
BLM.PEHMITHUMBER
CONTROL NUMBER
FILE NUMBER 123-04-ZP-SD
DEVELOPMENT REVIEW COMMENTS
REQUIREMENT
of a proposed new 5,057 square foot single family residence.
of this Developmental proposal is limited to acceptability of site access and
tpply as they pertain to fire department operations, and shall not be
�d as a substitute for formal plan review to determine compliance with
model codes. Prior to performing any work the applicant shall make
ion to, and receive from, the Building Department all applicable
:tion permits.
d Fire Flow: The fire flow for this project is 2,000 gpm at 20 psi residual
The required fire flow is available from area water mains and fire
(s) which are spaced at the required spacing.
ises 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
CDy PIANS SPECS NEW RYDL AS
OCCIPGXCY
CON5r.TVPE
AgMunWems
DATE
PAGE
LAH ❑ ❑ ❑ ❑ ❑
RHA
6/29/2004
1 1
OP
SEChLOOR
ARFd
LWO
OESCRIPXOX
By
Residential Development
Hokanson, Wayne
NAME OF PROJECTLOOATOII
SFR- MOCK
26360 Calle Del Sol
as the Santa Clara Countv Central Fire Protection District
Serving Santa Clam County and the communities of Campbell, Cupenino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
w v' 1`(bC
ENVIRONMENTAL DESIGN COMMITTEE
NEW
'' RESIDENCE EVALUATION ATTACHMENT
Applicant's Name: 1`2 O G V
Address: 35 62 60 _ lf-6 , � del
Reviewed by: PtN' �tlr1.l Date: lam, �2 •a7
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
Proposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
Creeks and drainage: (Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) � I
Other Comments: Q44k-1Zy/iS�YS/ S Ltyii / /O L�7�"•Jid )