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HomeMy WebLinkAboutItem 3.2TOWN OF LOS ALTOS HILLS March 10, 2005 Staff Report to the Planning Commission RE: CONDITIONAL DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND VARIANCE TO ALLOW TWO REQUIRED PARKING SPACES TO BE LOCATED IN THE SIDE YARD SETBACK; LANDS OF UNLU; 25701 DEERFIELD DRIVE; #222-04-ZP-SD-GD-VAR-CDP. FROM: Debbie Pedro, AICP, Senior Planner - 'p,?, APPROVED BY: Carl Cahill, Planning Director �,C. That the Planning Commission: Approve the requested Conditional Development Permit and Variance, subject to the recommended conditions and findings of approval in Attachments 1, 2, and 3. BACKGROUND The subject property is a.38 acre parcel located on the north side of Deerfield Drive. The property is currently developed with a single story residence and a detached garage. The existing house was constructed in 1956 and is situated on a combination cut/fill pad on the southern portion of the lot with moderately steep slopes to the east and northeast. The existing house and garage encroach within the front and side yard setbacks by up to 22 feet. Surrounding uses include a mix of one and two story houses on adjacent parcels to the east, west, and north and across Deerfield Drive to the south. The applicant is proposing to demolish the existing house and construct a new two-story residence with a basement and attached garage. CODE REQUIREMENTS As required by Section 10-1.1104 of the Zoning Code, this application for a new residence has been forwarded to the Planning Commission for review and approval. A Conditional Development Permit is required any time a proposed project is located on a property with a Lot Unit Factor (LUF) of 0.50 or less. Pursuant to Section 10-1.1107(3) of the Zoning Ordinance, the Planning Commission, in reviewing a Conditional Development Permit application, determines whether the proposed development meet the objectives and standards of the Town by considering evidence in support of four necessary findings. The applicant has prepared Findings for approval of the Conditional Development Permit. (Attachment 2) In addition, the Zoning Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 2 of 13 and Site Development sections of the Municipal Code are used to evaluate new residences including building siting, floor and development area limitations, grading, drainage, height, setbacks, visibility, and parking requirements. DISCUSSION Site Data: Gross Lot Area: 0.381 acres Net Lot Area: 0.381 acres Average Slope: 16.2% Lot Unit Factor: 0.330 Floor Area and Development Area: Area (sq. ft.) Maximum Existing Proposed Increase Remaining Development 5,400 2,891 5,356 2,465 44 Floor 3,300 1,942 3,267 1,325 33 Site and Architecture The applicant is requesting approval of a Conditional Development Permit for a 3,267 sq. ft. two-story residence with an attached garage and a 908 sq. ft. basement. The first floor of the new residence has 1,571 sq. ft. of floor area and contains a living room, family room, dining room, kitchen, bedroom, library, and bathrooms. The second floor has 1,187 sq. ft. of living area and includes three bedrooms and three bathrooms. A two car garage on the lower level is connected to a 908 sq. ft. basement which includes a storage area, utility rooms and a bathroom. The proposed building meets the setback, height, floor area and development area requirements established in Title 10, Zoning and Site Development, of the Los Altos Hills Municipal Code. The maximum building height on a vertical plane is 24' and the maximum height of the building from the lowest point to the highest point is 32'. Proposed materials on the house include painted stucco exterior, wood clad windows, and asphalt composition roof. Decorative horizontal wood siding proposed on the north and east elevations provides articulation of the building facades and helps break up the massing of the structure. Efforts to reduce the bulk of the building is made by varying the rooflines and setting back portions of the second story along the north and east sides of the building to minimize the visual impacts to surrounding properties and streets. Staff Report to the Planning Commission Lands of Unto 25701 Deerfield Drive March 10, 2005 Page 3 of 13 Outdoor Li alum Eleven (11) exterior wall lights are proposed around the house and manufacturer's specifications of the lighting fixtures are included on the site plan. Staff has included condition #7 requiring the light fixtures to be down shielded, low wattage, and the covets on the fixtures be frosted or opaque so that the source of the lighting is not directly visible from off-site. Trees & Landscauin There are a number of existing trees and shrubs on and around the property. All trees on the property will be preserved except for one (1) 48" pine tree in front of the house which is proposed to be removed as part of the site development proposal. To ensure that all significant trees will be protected throughout the construction period, staff has included condition of approval #4 requiring that the trees within the vicinity of the construction be fenced with chainlink for protection. A landscape screening plan will be required after final framing of the proposed residence to provide adequate screening around the property. Particularly attention should be paid to the area east of the new garage where there is currently a lack of landscaping to break up the view of the house from the adjacent neighbor at 25621 Deerfield Drive (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. Driveway & Parkine Access to the property is currently provided by an asphalt concrete driveway at the southeast comer of the lot directly off of Deerfield Drive. The garage at the north end of the house provides two (2) parking spaces with standard dimensions of 10' x 20'. Due to the small size of the lot, two (2) outdoor parking spaces are proposed in the side yard setback and will require a Variance. Geotechnical Review The Town's geotechnical consultant reviewed the plans and noted site constraints including expansive soils and artificial fill materials on the property. The project consultant has evaluated the proposal and has provided geotechnical design recommendations that satisfactorily address the geotechnical project design concerns. Consequently, the Town's geotechnical consultant has prepared conditions of approval Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 4 of 13 for the project as designed. These requirements are included as conditions #13a and #13b. Gradine and DrainaEe Total proposed grading quantities include 550 cubic yards of cut for the basement and driveway and 143.5 cubic yards of fill for the rear yard and surface parking. The Engineering Department reviewed the proposed grading and determined that cut and fill levels comply with the Town's grading policy. The new residence is located completely outside the setbacks with the main level of the house sitting over the existing building pad which minimizes excessive grading on the property. As a result, portions of the first floor bedroom, library, hallway, and kitchen totaling approximately 219 square feet of floor area exceeds the Town's maximum allowable 3' differential between finish elevation and existing natural grade. As illustrated on the floor plan (Sheet P.2), minor areas along the rear of the house will have between 3' to 7' of grade differential in the crawlspace between the finished floor elevation and existing grade. The Town's grading policy states that 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 the structure step with the slope." The applicant has indicated that lowering the finished floor level of the structure would increase the amount of soil excavation on the site. Additionally, lowering the building would require grading beyond the Town's cut and fill limits to accommodate the driveway and surface parking. The grading policy allows the Planning Commission the discretion to approve grade differentials beyond standard requirements when the individual site dictates the need to deviate from the criteria. If the Planning Commission approves the project as proposed, the Engineering Department recommends conditions of approval which have been included in attachment #1. Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the Engineering Department has reviewed and determined that the proposed drainage design complies with Town requirements. Storm water runoff generated from the new development will be collected and carried by an 18" pipe to a 4'L x 4'W x 6'D detention basin north of the new residence. The storm water runoff is then metered out to a 6" pipe and released to a rock energy dissipator and grassy swale. The applicant's engineer has provided a storm flow analysis and calculations showing that the drainage improvements will mitigate impacts of the site development and the quantity and flow rate of onsite surface mnoff will not increase beyond the pre -development level. Staff Report to the Planning Coni nission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 5 of 13 Fire Department Review The Santa Clara County Fire Department has reviewed the plans and is requiring standard conditions including premise identification and the installation of fire sprinklers throughout the building. The requirements are included as conditions #24 and #25. Committee Review The Pathways Committee recommends the construction of a Type IIB pathway in front of the property adjacent to Deerfield Drive. The pathway recommendation is included as condition # 22. The Environmental Design Committee recommends preservation of existing trees around the property boundaries for mitigation. Conditional Development Permit Pursuant to Section 10-1.1107(3) of the Town's Zoning Code, prior to granting a Site Development permit on a substandard lot, the Planning Commission must make four specific findings to determine that the proposed development meets the objectives and standards of the Town and the new construction is appropriate for the site and the surrounding neighborhood. The site for the proposed development is adequate in size, shape and topography to accommodate the proposed intensity of development. The property is currently developed with a single story home that encroaches up to 22' in the front and side yard setbacks. The applicant is proposing to demolish the existing house and replace it with a two-story house with a basement. The new residence has been designed to fit within the Town's required setbacks, MDANWA, building height limits and site topography. As discussed earlier, due to topographic constraints, approximately 219 square feet of area on the first floor will exceed the 3' limit between the finished floor and existing grade and requires an exception to the Town's grading policy. The size and design of the proposed structures create a proper balance, unity and harmonious appearance in relation to the size, shape and topography of the site and in relation to the surrounding neighborhood. Based on the existing topography of the site, the new residence utilizes an "Irshaped" building design that steps downhill to match the topography. The east building elevation reflects the natural grade with a narrow two- Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 6 of 13 story elevation that is 18' wide which steps down to a one-story tall roofline over the garage to minimize the bulk of the building. The rural character of the site has been preserved as much as feasible by minimizing vegetation and tree removal, excessive and unsightly grading and alteration of natural land forms. The proposed new residence is primarily sited over the existing building pad to minimize excessive grading on the property. All existing trees and vegetation on and around the perimeter of the property will be preserved except for one pine tree in the front yard that will be removed to accommodate the new development. The proposed development is in compliance with all regulations and polices set forth in the Site Development Ordinance. The proposed house meets the setback, height, floor area and development area requirements established in the Town's Zoning and Site Development Code. However, due to the small size of the lot, two of the four required parking spaces are proposed to be located within the side yard setback and will require a Variance. Parkine Variance The Variance request is to locate two required surface parking spaces within the side yard (east) setback. In order to approve the Variance, the Planning Commission must find there are exceptional or extraordinary physical circumstances on the lot that create a practical hardship for the applicant to comply with the provisions of the Code. Recommended findings of approval for the Variance prepared by applicant are attached as Attachment 3. The two 10' x 20' outdoor parking spaces would encroach approximately 24 feet into the side setback. Because of the size and topography of the lot, there is limited area on the site to accommodate the home and the additional parking spaces. The applicant has considered alternate locations for parking and concluded that placing the surface parking elsewhere on the site would likely result in additional grading, reduction of outdoor/open space area, and negative visual impacts by locating parking in front of the house in clear view of the street and neighboring properties. Neiehbor's Comments On February 22, 2005, the Town received an email from the adjacent neighbor at 25621 Deerfield Drive expressing concerns about the height of the proposed building and suggesting that the house be lowered into the hillside to minimize its visibility. (Attachment 5). Pursuant to Section 10-2.1305 of the Municipal Code, if the Planning Commission decides to require a reduction in height, floor area, development area, or an Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 7 of 13 increase in the setbacks for this proposed development in excess of the minimum required by the Town's Zoning Code, the following two findings must be made: 1) Because of exceptional or extraordinary circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the proposed development would be injurious to adjacent property and/or the general public; and 2) There are no other reasonable means to mitigate the expected impacts of the proposed development such as: (i) Landscape mitigation; (ii) Repositioning of the proposed structure or structures; and/or (iii) Lowering the profile of the proposed structure or structures through grading. CEOA STATUS The project is categorically exempt under Class 1 of the State CEQA Guidelines ATTACHMENTS 1. Recommended conditions of approval 2. Findings for Approval of the Conditional Development Permit prepared by the applicants dated November 1, 2004 3. Findings for Approval of the Variance prepared by the applicants dated November 1, 2004 4. Site Map 5. Email from Bart Carey, 25621 Deerfield Drive dated February 22, 2005 6. Worksheets #1 and #2 7. Recommendations from Santa Clara County Fire Department dated December 6, 2004 8. Recommendations from Cotton, Shires & Associates dated December 9, 2004 9. Recommendations from Environmental Design Committee dated December 17, 2004 10. Recommendations from the Pathways Committee dated January 24, 2005 11. Development plans: site, topographic, grading & drainage, floor, elevation, section, roof, and lighting plans cc: Ismail & Metal Unlu Paul Okamoto 511 Bayswater Avenue 18 Bartol St. Burlingame, CA 94010 San Francisco, CA 94133 Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page S of 13 ATTACHMENT 1 RECONM ENDED CONDITIONS FOR A CONDITIONAL DEVELOPMENT PERMIT FOR A NEW RESIDENCE LANDS OF UNLU, 25701 DEERFIELD DRIVE File # 222-04-ZP-SD-GD-VAR-CDP A. PLANNING DEPARTMENT: 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. Subsequent to final framing, a landscape screening and erosion control plan shall be reviewed by the Site Development Committee. Particular attention shall be given to plantings that will be adequate to break up the view of the new residence from surrounding properties and streets, particularly along the east property line adjacent to 25621 Deerfield Drive. 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, including an existing 14" oak tree north of the driveway, are to be fenced at the drip line. The fencing shall be of a material and structure (chain-link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The fence must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period. Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 9 of 13 5. 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. 6. Pursuant to Section 10-1.505.b.2 of the Zoning Code, the mof eaves of the building may extend into the west (side) property line setback by 18". 7. Outdoor lighting is approved as shown on the approved plans. No lighting may be placed within setbacks except two entry or driveway lights. 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 proposed light fixtures (Superdelta Ovale 33/G) shall have frosted or opaque covers. Any additional outdoor lighting shall be approved by the Planning Department prior to installation. 8. Fire retardant roofing (Class A) is required for all new construction. 9. Skylights shall be designed and constructed to reduce emitted light (tinted or colored glass, or other material). No lighting may be placed within skylight wells. 10. No new fencing is approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 11. All properties must pay School District fees to either the Los Altos School District or the Palo Alto Unified School District, as applicable, before receiving their building permit from Los Altos Hills. The applicant must take a copy of Worksheet #2 to school district offices (both the elementary and high school offices in the Los Altos School District), pay the appropriate fees and provide the Town with a copy of their receipts. B. ENGINEERING DEPARTMENT: 12. As recommended by Cotton, Shires & Associates, Inc., in their report dated December 9, 2004, the applicant shall comply with the following: Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 10 of 13 Supplemental Geotechnical Evaluation and Plan Review — The applicant's geotechnical consultant should review and approve all geotechnical aspects of the project building and grading plans (i.e. site preparation and grading, site drainage improvements and design parameters for foundations, retaining walls and driveway) to ensure that their recommendations have been properly incorporated. In addition, the consultant should evaluate anticipated uplift pressures generated by expansive earth materials, and verify that proposed grade beam reinforcement is sufficient to address anticipated uplift pressures, or recommend specific uplift forces to be resisted by grade beams. The results of the Geotechnical Plan Review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review and approval prior to acceptance of documents for building permit plan -check. b. Geotechnical Field Inspection — The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The consultant should verify that any existing, substandard fill materials are removed in the vicinity of proposed site improvements. 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 (granting of occupancy) project approval. For further details on the above geotechnical requirements, please refer to the letter from Cotton, Shires & Associates, Inc., dated December 9, 2004. 13. Two sets of a final grading and drainage plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. The final grading and drainage plans must include a detail of the flushing inlet per the Cupertino Sanitary District Standard Plan and must show the sewer lateral within the public right of way "SDR 26". Final drainage and grading shall be inspected by the Engineering Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 11 of 13 Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. A letter shall be submitted from the project engineer stating that the drainage improvements were installed as shown on the approved plans and in accordance with their recommendations prior to final inspection. 14. Any, and all, changes to the approved grading and drainage plan shall be submitted as revisions from the project engineer and shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (November 1 to April 1) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line except to allow for the construction of the driveway access. 15. All public utility services serving this property shall be placed underground. 16. At the time of foundation inspection for the 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. 17. Two copies of an erosion and sediment control plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. The contractor and the property owner shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control. The 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. 18. Two copies of a grading and construction operation plan shall be submitted by the property owner for review and approval by the City Engineer and Planning Director prior to acceptance of plans for building plan check The gradinglconstruction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Deerfield Drive and surrounding roadways, storage of Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 12 of 13 construction materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, and parking for construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the Los Altos Garbage Company for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 19. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways, prior to final inspection and release of occupancy permits and shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check. 20. 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. 21. The property owner shall be required to connect to the public sanitary sewer prior to final inspection. An encroachment permit shall be required by the Town's Public Works Department for all work proposed within the public right of way prior to submittal of plans for building permit plan check. A copy of a permit from the City of Los Altos shall be required to be submitted to the Town prior to submittal of plans for building plan check. 22. The property owner shall construct a 5 foot wide Type IIB path along the length of the property adjacent to Deerfield Drive. The type IIB pathway shall be constructed prior to final inspection to the satisfaction of the Engineering Department. C. FIRE DEPARTMENT: 23. The applicant she provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14', vertical clearance of 13'6", minimum circulating turning radius of 36' outside and 23' inside, and a maximum slope of 15%. 24. The property owner shall provide an automatic residential fire sprinkler system approved by the Santa Clara County Fire Department throughout Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 13 of 13 all portions of the new residence. Three copies of plans prepared by a State of California licensed fire protection contractor shall be submitted to the Planning Department and approved by the Fire Department, prior to acceptance of plans for building plan check, and the sprinklers shall be inspected and approved by the Fire Department, prior to final inspection. 25. 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 four inches high and shall contrast with the background color. CONDITION NUMBERS 12a, 13, 17, 18, 19, 21, AND 24 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. Project approval may be appealed if done so in writing within 23 days of the date of this notice. The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after April 2, 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 shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval. NOTE: The Site Development permit is valid for one year from the approval date (until March 10, 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. Staff Report to the Planning Commission Lands of Unto ATTACHMENT c 25701 Deerfield Drive March 10, 2005 Page 8 of 13 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR A CONDITIONAL DEVELOPMENT PERMIT FOR A NEW RESIDENCE LANDS OF UNLU, 25701 DEERFIELD DRIVE File # 222-04-ZP-SD-GD-VAR-CDP A. PLANNING DEPARTMENT: 1. No other modifications to the approved plans are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes. 2. Subsequent to final framing, a landscape screening and erosion control plan shall be reviewed by the Site Development Committee. Particular attention shall be given to plantings that will be adequate to break up the view of the new residence from surrounding properties and streets, particularly along the east property line adjacent to 25621 Deerfield Drive. 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, including an existing 14" oak tree north of the driveway, are to be fenced at the drip line. The fencing shall be of a material and structure (chain-link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The fence must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period. Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 9 of 13 5. 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. 6. Pursuant to Section 10-1.505.b.2 of the Zoning Code, the roof eaves of the building may extend into the west (side) property line setback by 18". Outdoor lighting is approved as shown on the approved plans. No lighting may be placed within setbacks except two entry or driveway lights. 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 proposed light fixtures (Superdelta Ovale 33/G) shall have frosted or opaque covers. Any additional outdoor lighting shall be approved by the Planning Department prior to installation. Fire retardant roofing (Class A) is required for all new construction. 9. Skylights shall be designed and constructed to reduce emitted light (tinted or colored glass, or other material). No lighting may be placed within skylight wells. 10. No new fencing is approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 11. All properties must pay School District fees to either the Los Altos School District or the Palo Alto Unified School District, as applicable, before receiving their building permit from Los Altos Hills. The applicant must take a copy of Worksheet #2 to school district offices (both the elementary and high school offices in the Los Altos School District), pay the appropriate fees and provide the Town with a copy of their receipts. B. ENGINEERING DEPARTMENT: 12. As recommended by Cotton, Shires & Associates, Inc., in their report dated December 9, 2004, the applicant shall comply with the following: Staff Report to the Planning Commission Lands of Una 25701 Deerfield Drive March 10, 2005 Page 10 of 13 a. Supplemental Geotechnical Evaluation and Plan Review — The applicant's geotechnical consultant should review and approve all geotechnical aspects of the project building and grading plans (i.e. site preparation and grading, site drainage improvements and design parameters for foundations, retaining walls and driveway) to ensure that their recommendations have been properly incorporated. In addition, the consultant should evaluate anticipated uplift pressures generated by expansive earth materials, and verify that proposed grade beam reinforcement is sufficient to address anticipated uplift pressures, or recommend specific uplift forces to be resisted by grade beams. The results of the Geotechnical Plan Review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review and approval prior to acceptance of documents for building permit plan -check. b. Geotechnical Field Inspection — The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The consultant should verify that any existing, substandard fill materials are removed in the vicinity of proposed site improvements. 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 (granting of occupancy) project approval. For further details on the above geotechnical requirements, please refer to the letter from Cotton, Shires & Associates, Inc., dated December 9, 2004. 13. Two sets of a final grading and drainage plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. The final grading and drainage plans must include a detail of the flushing inlet per the Cupertino Sanitary District Standard Plan and must show the sewer lateral within the public tight of way "SDR 26". Final drainage and grading shall be inspected by the Engineering Staff Report to the Planning Commission Lands of Unlit 25701 Deerfield Drive March 10, 2005 Page 11 of 13 Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. A letter shall be submitted from the project engineer stating that the drainage improvements were installed as shown on the approved plans and in accordance with their recommendations prior to final inspection. 14. Any, and all, changes to the approved grading and drainage plan shall be submitted as revisions from the project engineer and shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (November 1 to April 1) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line except to allow for the construction of the driveway access. 15. All public utility services serving this property shall be placed underground. 16. At the time of foundation inspection for the 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. 17. Two copies of an erosion and sediment control plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. The contractor and the property owner shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control. The 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. 18. Two copies of a grading and construction operation plan shall be submitted by the property owner for review and approval by the City Engineer and Planning Director prior to acceptance 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 Deerfield Drive and surrounding roadways, storage of Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 12 of 13 construction materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, and parking for construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the Los Altos Garbage Company for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 19. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways, prior to final inspection and release of occupancy permits and shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check. 20. 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. 21. The property owner shall be required to connect to the public sanitary sewer prior to final inspection. An encroachment permit shall be required by the Town's Public Works Department for all work proposed within the public right of way prior to submittal of plans for building permit plan check. A copy of a permit from the City of Los Altos shall be required to be submitted to the Town prior to submittal of plans for building plan check. 22. The property owner shall construct a 5 foot wide Type IIB path along the length of the property adjacent to Deerfield Drive. The type IIB pathway shall be constructed prior to final inspection to the satisfaction of the Engineering Department. C. FIRE DEPARTMENT: 23. The applicant shall provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14', vertical clearance of 13'6", minimum circulating turning radius of 36' outside and 23' inside, and a maximum slope of 15%o. 24. The property owner shall provide an automatic residential fire sprinkler system approved by the Santa Clara County Fire Department throughout Staff Report to the Planning Commission Lands of Unlu 25701 Deerfield Drive March 10, 2005 Page 13 of 13 all portions of the new residence. Three copies of plans prepared by a State of California licensed fire protection contractor shall be submitted to the Planning Department and approved by the Fire Department, prior to acceptance of plans for building plan check, and the sprinklers shall be inspected and approved by the Fire Department, prior to final inspection. 25. 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 four inches high and shall contrast with the background color. CONDITION NUMBERS 12a, 13, 17, 18, 19, 21, AND 24 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. Project approval may be appealed if done so in writing within 23 days of the date of this notice. The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after April 2, 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 shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval. NOTE: The Site Development permit is valid for one year from the approval date (until March 10, 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. ATTACHMENTd- 1 November 2004 CONDITIONAL DEVELOPMENT PERMIT FINDINGS 25701 Deerfield Drive, Los Altos Hills, CA 1. The site for the proposed development is adequate in size, shape, and topography to accommodate the proposed intensity of development, including all structures, yards, open spaces, parking, landscaping, walls, and fences, and other such features as may be required by this chapter. The new residence has been designed to fit within the required setbacks, building height limits and site topography. The footprint of the building is located as close to the front setback line as allowed in order to have the main floor "sit' on the existing level piece of land in the middle of the property. We are asking for an 'exception to the grading policy' onty at the rear of the garage, where the floor slab is more than four feel below the existing grade. We have maintained the grading policy for the design of the new driwway adjacent to the east elevation and for the surface parldng spaces. We are proposing to raise the finish grade along the north elevation within the three-foot limit in order to bring the main floor level to within three feet of the finish grade. The area of the basement is limited to the existing topography of the site where the basement ceiling is at the natural grade of 273.5'. 2 The sae and design of the proposed structures create a proper balance, unity and harmonious appearance in relation to the sae, shape, and topography of the site and in relation to the surrounding neighborhood. The 'L-shaped' building design of the new residence was based on the existing topography of the site and the surrounding neighborhood. Because the property slopes downhill along the southwesbrnmtheast diagonal line, the outside of the L-shaped building rests on the existing level piece of land closest to the frad setback (street frontage) and western setback lines. As the natural grade slopes downhill, the hipped roof fortis also step downhill to match the topography. The east building elevation reflect this downhill slope with a narrow tiro -story elevation that is 18'-W wide. The roof line at the lowest comer of the building (over the garage) is only one-story tall and is 21'-0' below the highest point of the roof. 3. The rural character of the site has been preserved as much as feasible by minimizing vegetation and tree removal, emcessive and unsightly grading and alteration of natural land fors. The rural character of the site has been preserved with the retention of existing trees and vegetation along the properly lines. All heritage oak trees have been retained. The natural grading of the property has been maintained in the majority of the property, especially along the southern (street frontage), western and northern property lines. The downhill sloping rear yard is designed as an open space with a fruit orchard. 4. The proposed development is in compliance with all regulations and policies set forth in the Site Development Ordinance. The proposed residence is in compliance with all regulations and policies set forth in the Site Development Ordinance. The requirement of two surface parking spaces is satisfied but is located in the east sidayard setback — see Variance Findings. ATTACHMENTS 1 November 2004 VARIANCE FINDINGS 25701 Deerfield Drive, Los Altos Hills, CA 1. Because cf exceptional or extraordinary circumstances applicable to the subject property, including sae, shape, topography, location, or surroundings, the strict application of the ordinance is found to deprive the property of privileges enjoyed by other properties in the vicinity and under idenfical zoning classifications. This Variance request is to locate the two required surface parking spaces within the east sideyard setback because of the sub -standard size of the subject property. The subject property has apprmdmately 1154 of street frontage width facing Deerfield Drive, and a depth of 170'-0', equaling a gross area of 19,646 square feet and a net area of 16,616 square feet. This lot is considered very small for the Town of Los Altos Hills. The maximum floor area is 3,240 square feet, which is significantly smaller than the 5,000 square feet generally allowed for most lots in the Town. Since the required sidepard setback is 30'-0' along both property lines, the remaining allowable buildable dimension facing Deerfield Drive is 55'-4. This dimension is considerably shorter than the typical street frontage in Los Altos Hills, and cannot accommodate both a proper street elevation for a new contemporary residence and the required dimensions for two outdoor parking spaces. 2 That upon granting of the Variance, the intent and purpose of the ordinance will still be served and the recipient of the Variance will not be granted special privileges not enjoyed by other surrounding property owners. The granfing of this Variance will serve the intent and purpose of the ordinance, and will not be considered special privileges because most of the adjacent properties on Deerfield Drive are of a sub -standard size and already have structures and parking within the setback areas. For example, the adjacent property to the west at 25711 Deerfield (APN 175-26-05) and to the south at 25700 Deerfield (APN 175-26-09), 25710 Deerfield (APN 175-26-06), and 25620 Deerfield (APN 175-26-10) are also sub -standard properties. All of these properties have either the residence, the required surface parking, or both located within the side and front setback areas. 3. That granting the Variance will not be materially detrimental to the public welfare or injurious to the property, improvements or uses within the immediate vicinity and within the same zoning district. The granting of this Variance will not be materially detrimental to the public welfare or injurious to the property. The parking area is designed by a licensed civil engineer within the Town of Los Altos Hills' code requirements for paving, grading, and drainage. There will be no impact to the immediate vicinity and within the same residential zoning district 4. That the Variance will not allow a use or activity which is not expressly authorized by the Zoning Ordinance. The grarding of this Variance will not allow a use or activity that is not expressly authorized by the Zoning Ordinance. The two surface parking spaces are required by the Zoning Ordinance. SITE MAP ATTACHMENT Lands of Unlu 25701 Deerfield Drive 222-04-ZP-SD-GD —VAR -CDP Page 1 of 1 'Debbie Pedro From: Bart Carey [ ACHMENTS Sent: Tuesday, February 22, 2005 7:44 PM To: 'Dave Ross' Cc: 'Debbie Pedro'; Carl Cahill; Larry Russell Subject: Unlu project on Deerfield Dave— Hopefully we can meet this week in regard to FLDB. Some further thoughts regarding the Unlu project, some of which pertain to FLDB and some which are more personal given our proximity to this lot. Please note that my thoughts here are as a representative of FLDB or as a concerned neighbor, not as a planning commissioner: 1. As I noted in a previous e-mail, we would argue that FLDB participants with approved plans should be able to hook into the sewer per the concept of their approved plans, not with required later revisions. I also think the addition of a back flow preventer to accomplish your goals in this regard sounds reasonable. I think we should alert FLDB participants who might be affected by requirements beyond their approved plans, if in fact this is proposed. 2. In regard to the Unlu project, some neighbors (including me) would strongly prefer to see the elevation of the house lowered. We feel it would be a good idea to encourage them to tuck this house more into the hillside, rather than setting the main level at existing grade (which is comprised largely of fill at the downhill side). And, though I can't speak for the Unlu's, I think they may be amenable to change in this direction. 3. Lowering the house more into the hillside would reduce neighborhood concerns and might allow more usable or more easily accessible yard space for the Unlu's. In addition this might allow for better restoration of natural grade on portions of their lot. It seems possible to create a rare win-win situation if these goals are achievable and agreeable. 4. In my limited inspection to this point of the issues involved, it appears to me that the "rate limiting step" is likely to be the sewer connection. Assuming they agree to lower their basement, but do not want to pump up hill or change the basic design of their house/basement, I think a connection downhill of their existing lateral will be necessary (as you have already proposed for a different reason). But it also seems a connection downhill to a point where the elevation of the sewer line (as opposed to existing grade) is below the lowered basement elevation would be the most reasonable. Thank you for your consideration of the above, and for your work on our sewer project. Let's get in touch on Wed (best for me in the mid to late afternoon) to discuss further and to set a time to meet in conjunction with Larry Russell to finish FLDB issues. Bart Carey, MD Carey Vision Medical Group, Inc. 3/3/2005 2-10-205 1:A7PM FROM 3ARTOL ATELIER 415+9862815 P. 2 ATTACHMENT �0 TOWN OF LOS ALTOS HILLS RECEIVED 26379 Fremont Road - Los Altos Hills, Calftmia 94022 • (650) 941-7222 • FAX (650) 941-3160 PLANNING DEPARTMENT FEB 10 2005 WORKSHEET #1 TOWN OF LAS ALTOS HILLS CALCULATION OF AVERAGE SLOPE, LOT UNIT FACTOR MAXIMUM DEVELOPMENT AREA, AND MAXIMUM FLOOR AREA - • TURN IN WITFHI YOUR APPLICATION PROPERTY OWNER'S NAME frjMAI-,.��,, rJ�y'1�r.rXl..rhn �5�.11r��LU PROPERTY ADDRESS CALCULATED BY DATE 1 .)`"�1•�rj 1. CALCULATION OF AVERAGE SLOPE A. CONTOUR LENGTH WITHIN NET AREA OF LOT (An) Convert inches to feet (multiply by m p scale) = (L) _ ,339 feet B. AVERAGE SLOPE WITHIN NET AREA OF LOT S = (0.0023) (I) (L) I =contour interval L = total length of_ An� net acreage of An in fee[ contou[s m feet lot nearest.001 - S = (0.0023) ( 2 ) (1 %3) ) = o ( vq ) - 1G•2 6 nearest 0.1% 2. CALCULATION OF LOT UNIT FACTOR (LUF) LUF = (An){l - [0.02143(S -.10)]) _ S60 - nearest.001 .V31 . `C W If the average slope is less than 10%, the LUF for the lot is equal to the net area. If the LUF is equal to 0.50 or less, you will need a Conditional Development Permit. Make an appointment with the Planning Director for further information. Rcv. 523/02 Page I of 2 Town of Los Altos Hills 2-10-205 1:A7PM FROM QARTOL ATELIER 415+9862815 WORKSHEET #1 (continued) 3. CALCULATION OF MAXIMUM DEVELOPMENT AREA (MDA) A. for S equal to or less than 10% MDA = (LUF) (15,000) B. for S greater than 10% andlessthan 30% MDA = (LUF) [15,000 -375(S - 10)] C. for S equal to or greater than 30% MDA = (LUF) (7,500) =. P. 3 RECEIVED FEB 10 2005 TOWN OF LOS ALTOS HILLS square feet* b 300 + 2,100 5 400. square feet* square feet* * If the MDA is less than 7,500 square feet (and the LUF is greater than 0.50), use 7,500 square feet for your MDA 4. CALCULATION OF MAXI1t1UM FLOOR AREA (MIFA) A. for S equal to. or less than 10% DBA = (LUF) (6,000) _ ..square feet** 330/.S� B. for S greater than 10% and less than 30% (: X S51 00 NffA = (LUF) 16,000 - 50(S - 10)] — J square feet** C. for S equal to or greater than 30% MFA = (LUF) (5,000) = square feet** ** If the MFA is less than 5,000 square feet (and the LUF is equal to or greater than 0.50) use 5,000 square feet for your MFA. - NOTE: The MDA and MFA are maximums allowed by the Town Municipal Code. The City Council or the Planning Commission may further limit development area or floor area due to site specific constraints or site visibility (see "Site Development Policy Statement). TOWN USE ONLY CHECKED BY DATE Z/1,S p Rev. 5/23/02 Page 2 of 2 - Town of Los Altos Hills ,7WN OF LOS ALTOS HILI PLANNING DEPARTMENT �• 26379 Fremont Road • Los Altos Hills, California 94022 • (650) 941-7222 • FAX (650) 941-3160 WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA �w •�,T�Dr- URN IN WITH WITH YOUR APPLICATION PROPERTY OWNER'S NAME ISP A4, U14UJ PROPER TY ADDRESS 2 DI E CALCULATED BY �,� O yz I DATE 22. , O4 1. DEVELOPMENT AREA Existing Proposed Total (SQUAREF IAGE) (Additions/Deletims) A. House and Garage (from Pan 3.A) B. Decking C. Driveway and Parking 8 I 51 0 ✓ (Measured 100' along centerline) r D. Patios and Walkways 2( $ E. Tennis Court_ F. Pool and Decking — G. Accessory Buildings (from Part B) H. Any other coverage TOTALS q l 5�✓ Maximum Development Area Allowed - MDA (from Worksheet #1) S 2. TOTAL IMPERVIOUS SURFACE Existing Proposed Total (SQUARE ROOTAGE) TOTALS R,( ZZ 30 3. FLOOR AREA (SQUARE FOOTAGE) A. House and Garage a. 1st Floor b. 2nd Floor Q. Attic an asement d. Garage B. Accessory Buildings a. 1st Floor b. 2nd Floor c. Attic and Basement TOTALS Existing �ti:1�b 64 Z Maximum Floor Area Allowed - MFA (from Worksheet #1) Proposed (AdditionsNeletions) 1571 5 oq ✓ Total eA ® 3 63 T 3, 300 TOWN USE ONLY CHECKED BY DATE (s�OS­ Rev, 3/20102 Page 1 of 1 ToW of Los Altos WITS :ODWSEC. 2.2.2 c rdix _A SHEET FIRE. DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 " (408) 378-9342 (tax) • yww.sccfd.org PMN REVIEW NUMBER o4W"HMEN BIDG PE.n NUMBER CGNVMNUMBER PBENIMBER 322-04-ZP-SD-GD- DEVELOPMENT REVIEW COMMENTS REQUIREMENT :lw of site plan for a proposed new 4002 square foot single family residence an attached garage. v of this Developmental proposal is limited to acceptability of site access and supply as they pertain to fire department operations, and shall not be ued as a substitute for formal plan review to determine compliance with �d model codes. Prior to performing any work the applicant shall make anon to, and receive from, the Building Department all applicable uction permits. red Fire Flow: The fire flow for this project is 1750 gpm at 20 psi residual Ire. The required fire flow is not available from area water mains and fire nt(s) wwhich are not spaced at the required spacing. Due to insufficient fire flow, a sprinkler system is required throughout all ns of the building. 2. 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 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. 3. Timing of Required Driveway Installations: A temporary driveway consisting of 6 inches of class 2 aggregate base compacted to 95 % shall be constructed and accepted by the Fire Department, prior to the start of construction. Bulk combustible materials shall not be delivered to the site until installations are complete. Note that building permit issuance may be withheld until installations are completed. Clry PLANS SPECS NEW NMOL A4 AH ❑ ❑ ® ❑ ❑ OCCIMINCY R-3 CONBr.TYPE V -N 4pp11pMNema OKAMOTO"SAIJO Dgre 12/6/2004 P1GE I GF 2 -UJFLODN NENL01O OEBCNIPFION BY & 2 4002 Residential Development Rucker, Ryan IME OF PROJECTLOCNTON SFR- UNLU 25701 Deerfield Dr Organized as the Santa Clara County Central Fire Protection District Seining Santa Clam County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sema, Mort' n Hill, and Samtoga COOMEC. I SHM UPC 901.4.4 FIRt DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378 9342 has) • wu w.sccfd.org 04 3029 BLDG PEBMn NUMBER COMOLBUMBEB .NUMBER 322-04-ZP-SD-GD- DEVELOPMENT REVIEW COMMENTS NO.I REOUIREMEM 4. 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 ent plan review and inspection delays, the above noted Developmental Conditions shall be restated as "notes" on all pending and future plan als and any referenced diagrams to be reproduced onto the future plan " PONS SPECS NEW FEEL M OCGIFNN:Y LONST.TYPE RppIItl111NBIM DATE PAGE LAH ❑ ❑ ® ❑ ❑ R-3 V -N OKAMOTO * SAIJO 12/6/2004 2 OF 2 SECIFLOOR MFA LWO DESCNIPIION BY 162 &2 4002 Residential Development Rucker, Ryan NAME OF PROJECTIDCA— SFR- UNLU 25701 Deerfield Dr Organized as the Santa Clara County Central Fire Protection District Seming Santa Clam County and the aammuadies of Campbell, Cupertino, Los Altos, Los Altos Hilk, Los Gotos, Monte Serena, Morgan Hni, and Saratoga COTTON, SHIRES & ASSOCIATES, INC. CONSULTING ENGINEERS AND GEOLOGISTS TO: Debbie Pedro Assistant Planner TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, CA 94022 SUBJECT: Geotechnical Peer Review RE: Unlit, New Residence #222-04-ZP-SD-GD-VAR-CDP 25701 Deerfield Drive DEC 10 2004 Toi"'gq G IOS 141 Tgg December 9, 2004 L0254 ATTACHMENT S At your request, we have completed a geotechnical peer review of the subject permit application for the proposed new residence using: • Geotechnical Investigation (report), prepared by Romig Engineers, Inc., dated October 20, 2004; • Grading and Drainage Plan (2 sheets, 5- and 10 -scales), prepared by Wilson Engineering, Inc., dated October 24, 2004; • Topographic Survey Map (1 sheets, 16 -scale), prepared by Jeffrey M. Barna; dated October 2004; and • Architectural Plans (3 sheets, 8- and 16 -scales), prepared by Okamoto & Saijo, dated November 19, 2004. In addition, we have reviewed pertinent technical documents from our office files and completed a recent site inspection. DISCUSSION The applicant proposes to demolish an existing one-story residence construct a new two-story residence with basement and attached garage northeast of the existing residence. New fill slopes and retaining walls are to be constructed around the proposed residence and driveway. The proposed driveway extends north from Deerfield Drive along the eastern property line. Proposed project grading quantities were not submitted for our review, but the proposed development appears to require a moderate amount of excavation and engineered fill construction. SITE CONDITIONS The subject property is generally characterized by gentle to moderately steep (up to 25 percent inclination) northeast -facing slopes. The existing residence is situated on a combination cut/fill pad in the southern portion of the lot. An existing east- and northeast -facing fill slope with steep (about 40 to 50 percent inclination) slopes is located downslope of the existing residence and garage. Shallow sloughing and settlement of this fill was. noted near the northeast comer of the existing garage. Northern California Office Southern California Office 330 Village Lane 5245 Avenida Encinas • Suite A Los Gatos, CA 95030-7218 Carlsbad, CA 92008-4374 (408) 354-5542 • Fax (408) 354-1852 (760) 931-2700 • Fax: (760) 931-1020 e-mail: losgatos®cottoashires.com www.cottonshires.com a -mail earlsbad®cottonshires.com Debbie Pedro December 9, 2004 Page 2 L0254 Drainage at the site is characterized by partially controlled sheetflow to the northeast within a gentle swale. The subject property is underlain by relatively shallow bedrock materials of the Santa Clara Formation (semi -consolidated siltstone, sandstone, conglomerate and potentially expansive claystone). Exploratory borings indicate the presence of 5 to 6 feet of artificial fill and colluvium above local bedrock materials. Surficial materials include highly plastic clay. The site is located approximately 0.9 mile northeast of the potentially active Monta Vista fault, and approximately 4.4 miles northeast of the active San Andreas fault. NCLUSIONS AND RECOMMENDED ACTION Proposed site development is constrained by existing fill materials, highly exnansive soils, and anticipated seismic ground snaking. The Project Geotechnical Consultant has conducted a site investigation and provided geotechnical recommendations that appear appropriate for identified site conditions. We do not have geotechnical objections to the proposed site development plan layout, however, given the highly expansive soils identified in the borings, we recommend that the design of foundation grade beams be given some supplemental geotechnical evaluation during the final plan review by Romig Engineers. Consequently, we recommend that the following Condition 1 be satisfactorily addressed prior to issuance of building permits. 1. Sunulemental Geotechnical Evaluation and Plan Review — The applicant's geotechnical consultant should review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations, retaining walls, and driveway) to ensure that their recommendations have been properly incorporated. In addition, the consultant should evaluate anticipated uplift pressures generated by expansive earth materials, and verify that proposed grade beam reinforcement is sufficient to address anticipated uplift pressures, or recommend specific uplift forces to be resisted by grade beams. The results of the Geotechnical Plan Review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to issuance of building permits. 2. Geotechnical Field Inspection — The geotechnical consultant should inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations, retaining walls and swimming pool prior to the placement of steel and concrete. The consultant should verify that any existing, substandard fill materials are removed in the vicinity of proposed site improvements. COTTON, SHIRES & ASSOCIATES, INC. Debbie Pedro Page 3 December 9, 2004 L0254 The results of these inspections and the as -built conditions of the project should be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final (granting and occupancy) project approval. LIMITATIONS This peer review has been performed to provide technical advice to assist the Town with discretionary permit decisions. Our services have been limited to review of the documents previously identified, and a visual review of the property. Our opinions and conclusions are made in accordance with generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all other warranties, either expressed or implied. POS:TS:RR Respectfully submitted, COTTON, SHIRES AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT - Ted Sayre Supervising Engineering Geologist 1795 atrick Shires Principal Geotechnical Engineer GE 770 COTTON, SHIRES & ASSOCIATES, INC. E' 'IRONMENTAL DESIGN COMMI EE NEW RESIDENCE EVALUATION ATTAC� q Applicant's Nae: UNL—U T 'err 17 IUhEM m Address: Reviewed by: t (V Date: P, \ Existing Trees: (Comment on size, type, condition, location with respect to building site. Recommended protection during construction.) No 1 dAAUY1 to Vel �1t2— cJA .j�U_ Gv✓r tw t "fie II^�_ c Proposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All h9 grading at least 10' from property line?) -4 V� G1 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, landscapb).) I_ Other Comments:TV-U4 ATTACHMENT/0 The Ad -Hoc map committee Is asking the council to consider the on road and private pathways. C. SCC Advisory Commission for the Disabled (DISCUSSION). Jim Bliss from the Santa Clara County Advisory Commission for the Disabled will join us for a discussion on issues relating to access for the Disabled. Roger Petersen and Jim Bliss. ACC Is a 15 member commission appointed by county board of supervisor. The SCC commission advises super visor about making the county accessible to people with disabilities. VTA is required to provide para transit % of a mile from a VTA route. O: Would there be funds available to provide a paved access route to foothill college? A from Roger: Maybe through VTA. Les: Curbs should be wheel chair accessible but are not typically built that way. There Is an example of a person being stuck on one of the city's paths. Ginger: What are the requirements or guidelines to build a path that comply with the disabled needs. Disabled is not only people with walking disabilities, blindness Is also a disability. Signs could have raised letters. There is one path around La paloma and purissima that the city put In for a blind resident. Chris: The paths most likely to be considered for disabled access are the roadside paths. Chris will send Jim and Roger's contact Information to the pathway committee. Anna: Have they worked with any other city similar to LAH such as Portola Valley that also she an extensive off road trail system and are the any learning from that work Roger: PV is in San Mateo county and there are no similar examples in sante clary county. D. Recommendation on properties: (ACTION) 1. 12681 Miraloma Way (Lands of Breetwor) 1. There is a ditch on Miraloma. Path can still be built with some kind of bridge structure. Motion by NO to require owner of 12661 Miraloma to put in a to -be -path along Miraloma, easement to be verified and to be acceptable to town engineer. Second by JD. 9 in favor. if. 2570 ield Drive (Lands of 1. Motion by o request a road side path to put in on 25701 Unlul Deerfield subject to town engineer. second by NO favor 8, abstain 1. iii. 26030 Newbridge Road (Lands of Rumi, new residence) 1. Motion collect in -lieu fee instead of a path. Motion by NO second by JW. 9 favor. iv. 11261 Magdalena Road (Lands of Kearns, 2n° unit) 1. Motion by RS: For path to be put in along Magdalena subject to the town engineer. Second by ND. 9 in favor. v. 23923 Jabil Lane (Lands of Jarvis, new residence) 1. Motion by OB to table this decision to the next meeting. Second by MK. 2 favor 7 oppose. 2. Motion by GS: Motion to ask the Planning Commission to request an easement for a pathway, IF the Council approves to retain a connection on this property as part of the Offroad Master Pathway Plan. If the Council does not approve a connection across this property, the Pathway Committee will recommend an in -lieu fee for this property. Second by NS. 8 favor, 1 oppose. vi. 26910 DezaHara Way (Lands of Behesh0) —Added 1. Not enough information prior to the meeting to discuss this property.