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HomeMy WebLinkAbout5.2Item 5.2 TOWN OF LOS ALTOS DILLS July 2, 2009 Staff Report to the Planning Commission RE: A REQUEST FOR A SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH A BASEMENT AND A SWIMMING POOL; LANDS OF SINGH, 11267 MAGDALENA ROAD; FILE #298-08-ZP-SD-GD FROM: David Keyon, Associate Planner Lf— APPROVED BY: Debbie Pedro, AICP, Planning Director RECOMMENDATION: That the Planning Commission: Approve the requested Site Development Permit and Grading Policy Exception, subject to the recommended conditions of approval in Attachment 1 and findings of approval in Attachment 2. BACKGROUND The subject property is Parcel l of a 2 -lot subdivision, approved by the City Council on February 19, 2004. The site is currently undeveloped and consists primarily of pastureland with clusters of oak, pine and acacia trees along the northern and western property lines. A drainage swale runs through the site roughly parallel to Magdalena Road and the southern property line. CODE REQUIREMENTS This application is not eligible for the Fast -Track review process under section 10- 2.1305.1(a)(3), as the applicant requests a Grading Policy exception for the rear yard area. The Zoning and Site Development sections of the Municipal Code are used to evaluate proposed projects including floor and development area limitations, grading, drainage, height, setbacks, visibility, and parking requirements. DISCUSSION Site Data: Gross Lot Area: 1.164 acres Net Lot Area: 1.164 acres Average Slope: 16.4% Lot Unit Factor: 1.004 Staff Report to the Planning Commission Lands of Singh July 2, 2009 Page 2 Floor Area and Development Area (in square feet) Maximum Proposed Existing Development Area 12,650 12,547 0 Floor Area 5,703 5,675 0 Basement n/a (1,198) 0 Site and Architecture Increase Remaining 12,547 103 5,675 28 (1,198) n/a The site is accessed from Magdalena Road via a 14' wide driveway. The site is surrounded by existing residences on all sides. The owner proposes to construct a two-story house with a basement, garage, and swimming pool. The house is proposed to be 5,526 square feet with a 1,198 square foot basement. The maximum height will be 29' with increased setbacks per Municipal Code Section 10-1.504(a), and a maximum overall height (including chimneys and appurtenances) of 33' 6". The new residence will be located at least 90 feet from the front (southern) property line, 45 feet from west property line, 80 feet from the rear (north) property line, and 36 feet to the east (side) property line. The basement is 1,098 square feet, of which 80 square feet will count toward floor area as the finished floor above is more than 28 inches above the adjoining grade per Municipal Code Section 10-1.208. Driveway & Parking Access is proposed from Magdalena Road via a 14 foot wide driveway. The only permeable surface proposed is a 320 square foot area of grasscrete at the location of the fourth parking space, no other permeable materials are proposed at this time for the driveway and fire engine turnaround. Four parking spaces will be provided, three in the garage and one in the front yard area immediately south of the swale. Outdoor Lighting The applicant proposes wall -mounted motion sensor lights at all exterior doors, and two ceiling mounted downlights and a chandelier at the entry porch (see the exterior lighting plan on floor plan sheets A2.0 -A2.2). All light fixtures must be shielded or incorporate frosted or etched glass to ensure that the light source is not visible from off site (condition #7). Landscape lighting will be reviewed with the landscape screening application required prior to building permit final (condition #3). Trees and Landscapiniz The site consists primarily of open pastureland with a cluster of pines and an oak at the northwestern corner, to the rear of the proposed residence. One 30" pine is proposed for Staff Report to the Planning Commission Lands of Singh July 2, 2009 Page 3 removal to accommodate the grading and retaining walls for the rear yard area. One 12" oak exists within this cluster of pines. This oak, plus another 12" oak located within the Magdalena Road right of way, shall have tree protection fencing installed around their drip lines prior to the commencement of construction (condition #6). A landscape screening and erosion control plan will be required after completion of framing for the new residence to ensure that the visual effects of the development will be mitigated. This plan will be reviewed at a noticed public hearing, and all required vegetation for screening purposes must be planted prior to final inspection. A landscape maintenance deposit will be required to ensure the long term viability of screening vegetation (condition #3). Grading Policy Exception Total grading quantities include 1,945 cubic yards of cut (basement, driveway and swimming pool) and 200 cubic yards of fill, with 1,745 cubic yards to be exported off site. The Engineering Department has reviewed the proposed grading and concluded that it is not in conformance with the Town's grading policy. Specifically, the applicant is requesting a Grading Policy Exception for up to 8 %2 feet of cut (where 4' is allowed) for the rear .yard area adjacent to the house and the pool, generally encompassing the area below the proposed 401' contour line. While the total area of the requested exception is about 2,150 square feet, the majority of this area will have a cut of between 4 1/2' and 5'. Retaining walls will be kept to four (4) feet in height or less, minimizing off-site visual impacts. The proposed grading for the rear yard area is not a required element for construction of a single-family home but does provide an outdoor living space behind the house with increased privacy. The additional grading allows the applicant a flat rear yard area with adequate light and air for the rear of the residence. The property is limited by slopes up to 30% at the rear of the site and a drainage swale on the southern third of the property. The Grading Policy allows the Planning Commission the discretion to approve grade differentials beyond standard requirements when the individual site dictates the need to deviate from the criteria. If the Planning Commission decides to approve the project as proposed, findings for approval of the Grading Policy Exception should be cited. (Attachment 2) Drainage The existing drainage pattern on site is characterized by sheet flow to the southeast into the drainage swale that bisects the site, which is then directed into a culvert underneath the proposed driveway. To maintain runoff at pre -development levels, an on-site retention system is proposed under the fire engine turnaround, with a dissipater emptying into the existing drainage swale to the immediate east of the culvert under the driveway. Engineering staff reviewed the proposed system and approved the conceptual design Staff Report to the Planning Commission Lands of Singh July 2, 2009 Page 4 pursuant to Section 10-2.503 of the Municipal Code. The final drainage plan must be approved by the City Engineer prior to acceptance of plans for building permit review (condition #22). Fences and gates The applicant is proposing an open iron gate of up to 5' 8" tall along the frontage of Magdalena Road at a distance of 45' from the centerline of the right-of-way. A driveway entry gate is proposed with an average height of 6', 6' tall solid columns with 1 foot high light fixtures, and solid walls of 5'3" to 6' in height along either side of the gate columns. The height of the proposed solid walls next to the gate columns do not comply with requirements of Municipal Code Section 10-1.507 (Fence Ordinance) and must be reduced to 4' 6" in height. (condition # 21) Green Building Ordinance The proposed new house is required to comply with the Town's Green Building Ordinance. This ordinance requires all new residences to achieve a minimum of fifty (50) points on Built It Green's Green Point Rated checklist or forty-five (45) points on LEED for Home's checklist. The applicant submitted a GreenPoint Rated checklist indicating that the project is designed to achieve a total of 68 points. . Fire Department Review The Santa Clara County Fire Department reviewed the plans and requires an on-site fire engine turnaround area, an access drive of 14' in width, fire sprinklers (conditions #30 through 34). Committee Review The Pathways Committee reviewed the project and recommends restoration of the existing path along Magdalena Road to type IlB condition at the end of construction, with no obstacles (i.e. mailboxes). The Committee also wished to confirm that the pathway easement along Magdalena is recorded, but such an easement is not required as the pathway is located within the Magdalena Road right-of-way. The Environmental Design and Protection Committee expressed concern about the amount of lawn area proposed and requests the property owner to replace some of the proposed lawn with water conserving plantings. The Committee also commented on the lack of solar panels and noted that the site is a water catchment area. CEQA STATUS The proposed new residence is categorically exempt from the provisions of the California Environmental Quality Act per Section 15303(a) and (e). Staff Report to the Planning Commission Lands of Singh July 2, 2009 Page 5 NN"NILSUIUMM I.. Recommended conditions of approval 2. Findings for Approval of the Grading Policy Exception 3. Recommendations from Santa Clara County Fire Department, dated 12/1/08. 4. Recommendations from Cotton, Shires, and Associates, dated 12/3/08. 5. Recommendations from Environmental Design Committee, dated 11/21/08. 6. Worksheet #2 (MFA and MDA calculations) 7. Development plans: site, topographic, grading & drainage, floor, elevation, section, roof, and lighting plans Staff Report to the Planning Commission Lands of Singh July 2, 2009 Page 6 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR A SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH BASEMENT AND POOL LANDS OF SINGH, 11267 MAGDALENA ROAD File #298-08-ZP-SD-GD PLANNING DEPARTMENT 1. No other changes or modifications to the approved plan are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes. 2. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum (E. melliodora), or Manna Gum (E. viminalis) eucalyptus trees on the property located within 150' of any structures or roadways shall be removed prior to final inspection of the new residence. Removal of eucalyptus trees shall take place between the beginning of August and the end of January to avoid disturbance of nesting birds protected under the Federal Migratory Bird Treaty Act (MBTA) and California Department of Fish and Game Code Section 3500 et seq unless a nesting bird survey is first conducted and there is a determination that there are no active nests within the tree. 3. After completion of rough framing and prior to the time of the pre -rough framing inspection by the Planning and Engineering Departments, the applicant shall submit a landscape screening, landscape lighting, and erosion control plan for review. The landscape screening and erosion control plan will be reviewed as a Site Development application with a public hearing. Particular attention shall be given to plantings which will be adequate to break up the bulk of the residence and retaining walls while preserving the existing screening. All landscaping required for screening purposes, replacement, and for erosion control (as determined by the City Engineer) must be installed prior to final inspection. All lighting must comply with Town Policy. 4. A landscape maintenance deposit in the amount of $5,000 shall be posted prior to final inspection. An inspection of the landscape to ensure adequate establishment and maintenance shall be made two years after the installation. The deposit will be released at that time if the plantings remain viable. 5. The two heritage oaks (one at the northwest corner and the other in the Magdalena Road right-of-way) on site shall be' retained. Prior to beginning any grading operation, all Heritage Oaks on site are to be fenced at the drip line. Chain-link fencing shall clearly delineate the drip line. Town staff must inspect the chain-link Staff Report to the Planning Commission Lands of Singh July 2, 2009 Page 7 fencing ,and the trees to be fenced prior to commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The chain-link fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. 6. Prior to beginning any grading operation, the two oak trees (one at the rear and one in the Magdalena Road right-of-way) shall be fenced at the drip line. Chain- link fencing shall clearly delineate the drip line. Town staff must inspect the chain-link fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The chain-link fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. 7. All new exterior lighting fixtures shall have frosted/etched glass enclosures or be shielded light fixtures. Seeded or bent glass is not acceptable. No lighting may be .placed within setbacks except as shown on the approved plan. The applicant shall provide the Town with a lighting detail or manufacturer's specification on the fixtures to be used, prior to acceptance of plans for building plan check. All lighting must comply with the Town's Lighting Policy prior to final inspection. 8. Prior to requesting the foundation inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the location of the residence and roof eaves comply with the location shown on the approved plans relative to the property lines." The elevation of the residence shall be similarly certified in writing to state that "the elevation of the residence matches the elevation and location shown on the approved plan." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a foundation inspection. 9_ Prior to requesting the final framing inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the height of the new residence complies with the 29' maximum structure height, measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above (including roof materials)." The overall structure height shall be similarly certified in writing and state that "all points of the building (including chimneys and appurtenances) lie within a thirty-five (35 ) foot horizontal band based, measured from the lowest visible natural or finished grade topographical elevation of the structure along the building line and the highest topographical elevation of the roof of the structure." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final framing inspection. Staff Report to the Planning Commission Lands of Singh July 2, 2009 Page 8 10. Standard swimming pool conditions: a. Lights shall be designed so that the source is not visible from off-site. b. Drainage outfafl structures shall be constructed and located to the satisfaction of the City Engineer. c. Pool equipment shall be enclosed on all four sides with a roof for noise mitigation and screening. 11. For swimming pools, at least one of the following safety features shall be installed to the satisfaction of the Town Building Official: a. The pool shall be isolated from access to the residence by an enclosure (fencing). b. The pool shall be equipped with an approved safety pool cover. c. The residence shall be equipped with exit alarms on those doors providing direct access to the pool. d. All doors providing direct access from the home and second unit (cabana) to the swimming pool shall be equipped with a self-closing, self -latching device with a release mechanism placed no lower than 54 inches above the floor. 12. Skylights, if utilized, shall be designed and constructed to reduce emitted light. No lighting may be placed within skylight wells. 13. Air conditioning units. shall be located a minimum of 40' from the front property line and 30' from the side and rear property lines. 14. Fire retardant roofing (class A) is required for all new construction. 15. The applicant shall pay any applicable School District (Los Altos or Palo Alto) fees prior to acceptance of plans for building plan check from Los Altos Hills. The applicant must take a copy of required fee payment forms that have been completed by the Town to both the elementary and high school district offices, pay the appropriate fees and provide the Town with a copy of their receipts. 16. At time of submittal of plans for building plan check, the applicant shall submit one of the following checklists to demonstrate compliance with the Town's Green Building Ordinance: a. A GreenPoint Rated checklist with the building permit application to indicate that the project will achieve a minimum of fifty (50) points. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings, where feasible, showing the green building measure to be used to attain the required points. Staff Report to the Planning Conunission Lands of Singh July 2, 2009 Page 9 b. A LEED for Homes checklist with the building permit application to indicate that the project will achieve a minimum of forty-five (45) points or LEED certification. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings, where feasible, showing the green building measure to be used to attain the required points. 17. Prior to final inspection and occupancy, a qualified green building professional shall provide - documentation verifying that the building was constructed in compliance with GreenPoint Rated or LEED® certification. 18. To qualify for development area credits, the following conditions must be completed: a. Applicant must provide manufacturer's specifications and data for the materials including water absorption rate, installation procedure, and maintenance requirement guidelines with plans submitted for the building permit. b. Applicant must provide hydrologic calculations prepared by a registered civil engineer to demonstrate that post --development peak discharge value for water runoff does not exceed the existing pre -development peak discharge value of the property with plans submitted for the building permit. c. No less than 320 square feet of grasscrete shall be installed at the location of the fourth parking space in the front yard area, per the approved plans, prior to final inspection. 19. Development Area shall be installed per the approved plans and shall not exceed the 12,650 square foot maximum. Any modifications to the proposed hardscape will require prior approval by the Town Planning Department. Areas specified as "lawn" (including the amphitheater and lawn area adjacent to the pool) shall not be developed with hardscape without prior approval by the Town. 20. No structures are permitted within the setbacks, except for ornamental garden structures (such as fountains and arbors) that are no more than 4' wide and 6' tall. Pathways and stairs within the setbacks shall not exceed 4' in width. 21. The location, height and materials of the fence and gate along the frontage of Magdalena Road shall be constructed according to the approved plans. Approval of the fence is subject to the following conditions: a. The fence shall be an iron rail fence of up to 5' 8" in height at a distance of 45' from the centerline of the Magdalena Road right-of-way. b. The driveway entry gate shall have an average height of 6' and columns of up to 6' in height (7' with light fixtures) along the front of the property 45' from Staff Report to the Planning Commission Lands of Singh July 2, 2009 Page 10 the centerline of the Magdalena Road right-of-way. Only two light fixtures approved per the Town's Lighting Policy. c. The new fence shall not obstruct or encroach within any easements on the property, including the 10' wide easement along the frontage of Magdalena Road. d. The applicant shall be responsible for confirming all property line locations and verifying that the new fence is located within the property lines and outside of the property line setbacks. e. The solid walls proposed on either side of the entry -gate columns. shall not exceed a height of 4' 6" at the location shown on the approved plans. ENGINEERING DEPARTMENT 22. As recommended by Cotton, Shires, & Associates, Inc., in their report dated . December 3, 2008, the applicant shall comply with the following: a. Updated CBC Design Criteria: The applicant's geotechnical consultant should prepare updated 2007 CBC seismic parameters for utilization in preparation of final construction plans by the Project Structural Engineer. b. Geotechnical Plan Review: The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations) to ensure that their recommendations have been properly incorporated. The consultant should specifically evaluate the proposed locations and design of subsurface drainage retention/percolation systems with respect to the geotechnical compatibility with other site improvements (including basement subdrain systems). Any appropriate design revisions from a geotechnical perspective should be recommended. c. Geotechnical Field Inspection: The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but ' not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The results of these inspections and the as -built conditions of the project- shall be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final inspection (granting of occupancy). The results of the CBC update and Geotechnical Plan review shall be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review along with documents submitted for building permit plan check. Staff Report to the Planning Conunission Lands of Singh July 2, 2009 Page 11 23. Peak discharge at 11267 Magdalena Road, as a result of Site Development Permit 298-08, shall not exceed the existing pre -development peak discharge value of the property. Detention storage must be incorporated into the project to reduce the predicted peak discharge to the pre -development value. Provide the data and peak discharge hydrologic model(s) utilized, as well as, the calculations of the peak discharge value prior and post development. Determine the design peak runoff rate for a 10 -year return period storm and provide detention storage design plans to reduce the predicted peak discharge to the pre -development value. All documentation, calculations, and detention storage design (2 plan copies) shall be submitted for review and approval to the satisfaction of the City Engineer prior to acceptance of plans for building plan check. Prior to final inspection, a letter shall be submitted from the project engineer stating that the site grading and storm drainage detention system were constructed as shown on the approved plans and in accordance with their recommendations. 24. Any, and all, changes to the approved grading and drainage plan shall be submitted as revisions from the project engineer and shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (October 15 to April 15) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line except to allow for the construction of the driveway access. 25. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 6-8 months." 26. 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. 27. 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 Magdalena Road, storage of construction materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, and parking for construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the GreenWaste Recovery, Inc. for the Staff Report to the Planning Commission Lands of Singh July 2, 2009 Page 12 debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 28. 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 29. The driveway shall be required to be fully constructed to the satisfaction of the City Engineer, prior to final inspection. 30. The property owner shall be required to connect to the public sanitary sewer prior to final inspection. A sewer hook up permit shall be required by the Town's Public Works Department prior to submittal of plans for building plan check. An encroachment permit shall be required for all work proposed within the public right of way prior to start work. FIRE DEPARTMENT 31. Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. Surfaces must provide all- weather performance equal to asphalt or concrete and must support the imposed loads of fire apparatus. Written certification that this installation will provide sufficient load-bearing capabilities and all-weather durability must be prepared by a licensed engineer and submitted with plans for building permit plan check. 32. Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14 feet, a vertical clearance of 13 feet 6 inches, and a minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. 33. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all portions of the building. Three sets of plans prepared by a sprinkler contractor shall be submitted to the Santa Clara County Fire Department (14700 Winchester Blvd., Los Gatos, CA 95032) for review and approval. The sprinklers shall be inspected and approved by the Fire Department, prior to final inspection and occupancy of the new residence. 34. The project is located within the designated Wildland-Urban Interface Fire Area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in compliance Staff Report to the Planning Commission Lands of Singh July 2, 2009 Page 13 with CBC Section 701A.3.2.4 prior to final approval. Check with the Planning Department for related landscape plan requirements. 35. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. CONDITION NUMBERS 15, 23, 26, 27, 28 AND 30 SHALL BE COMPLETED AND SIGNED OFF BY TOWN STAFF PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. Project approval may be appealed if done so in writing within 22 days of the date of this notice. The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after June 26, 2009 provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval. NOTE: The Site Development permit is valid for one year from the approval date (until July 2, 2010). All required building permits must be obtained within that year and work on items not requiring ' a building permit shall be commenced within one year and completed within two years. Staff Report to the Planning Commission Lands of Singh July 2, 2009 Page 14 ATTACHMENT 2 RECOMMENDED FINDINGS FOR GRADING POLICY EXCEPTION LANDS OF SINGH, 11267 MAGDALENA ROAD File # 298-08-ZP-SD-GD 1. The proposed plan and grading is in substantial conformance with the General Plan Land Use Element General Policy 1.1 which states that "Uses of land should maintain the semi -rural atmosphere, minimize disturbance to natural terrain, minimize removal of the natural vegetation and create the maximum compatibility of development with the natural environment through site design, architecture and landscaping." 2. The proposed area of grading will not result in the substantial visual alteration of the natural terrain. The property's existing contours and basic landform are retained. 3. The proposed grading will not result in the placement of retaining walls that are highly visible from off-site (no retaining walls greater than 4' in height). FIRE DEPART` SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org DEVELOPMENT REVIEW COMMENTS CODEISEC. CFC Sec 508.3, per Appendix B CFC Sec. 903.2, as adopted and amended by LAHMC SHEET NO.I REQUIREMENT RECEIVED DEC 0 2 2008 C Attachment 3 f�r«�et.ors TOWN OF LOS ALTOS HILL&matimaily Accredited Agency PLAN REVIEW NUMBER 0 8 3 3 4 6 BLDG PERMIT NUMBER FILENUMBER 298-08-ZP-SD-GD Proposed new 6,212 square foot two-story single-family residence with basement and attached garage. Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. .equired Fire Flow: The fire flow for this project is 1,500 gpm at 20 psi residual ressure. The adjusted fire flow is available from area water mains and fire ydrant(s) which are spaced at the required spacing. Wildland-Urban Interface: This project is located within the designated Wildland-Urban Interface Fire Area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning Department for related landscape plan requirements. Fire Sprinklers Required: Approved automatic sprinklers are required in all new and existing modified buildings when gross floor area exceeds 3,600 square feet or that are 3 or more stories in height. An automatic sprinkler shall be provided in all new structures located in the designated Wildland-Urban Interface area. Exception: Any non -habitable accessory structures to single family residences that have gross floor area of 500 square feet or less. A State of California licensed (C-16) City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE AppiicantName DATE PAGE LAH ® ❑ N ❑ ❑ R-3 V -N ANTOINE MEO CUSTOM 12/1/2008 1 2 OF SEC./FLOOR AREA LOAD DESCRIPTION BY 2 story + bsmt 6212 sf Residential Development Harding, Doug NAME OF PROJECT LOCATION SFR 11267 Magdalena Rd Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga FIRE DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 0 (408) 378-9342 (fax) a WWW.Sccfd.org DEVELOPMENT REVIEW COMMENTS CODEISEC. I SHEET I NO.I REQUIREMENT PC Sec. G, 506 FC Sec. FC Sec. 4 f�4rnacio�' Intemationaliy Accredited Agency PLAN REVIEW NUMBER 0 8 3346 BLDG PERMIT NUMBER FILENUMBER 298-08-ZP-SD-GD Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. Emergency Gate/Access Gate Requirements: Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be fire department approved prior to installation. Fire Department (Engine) Driveway Turn -around Required: Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. 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 157o. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. To prevent plan review and inspection delays, the above noted Developmental Review Conditions shall be addressed as "notes" on all pending and future plan submittals and any referenced diagrams to be reproduced onto the future plan submittal. City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE DATE PAGE AH ® El ® El R-3 V -N �Applicantrbme ANTOINE MEO CUSTOM 12/1/2008 2 2 OF :C./FLOOR AREA LOAD DESCRIPTION BY story+bsmt 6212 sf Residential Development Harding, Doug IAME OF PROJECT LOCATION SFR 111267 Magdalena Rd Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga Attachment 4 COTTON, SHIRES & ASSOCIATES, INC. CONSULTING ENGINEERS AND GEOLOGISTS December 3, 2008 L0338 TO: Cynthia Richardson Planner TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, California 94022 SUBJECT: Geotechnical Peer Review RE: Singh Residence and Pool r'98-09--?P-SD-GD 11267 Magdalena Road At your request, we have completed a geotechnical peer review of the subject application using: • Report -Soil Investigation — SFR 11267 Magdalena Road prepared by GEI, dated June 23, 2008; • Architectural Plans (9 sheets) prepared by Antoine Meo, dated November 19,2008; • Hardscape Layout Plans (3 sheets) prepared by Martin Hoffmann, undated; and • Geologic Feasibilty (letter) prepared by Romig Consulting Engineers, dated November 18, 2003. In addition, we have been in communication with the Project Geotechnical Consultant, reviewed pertinent technical maps and reports from our office files (Kearns Subdiv-isi.ort; L0113), and completed a recant inspection of the property. DISCUSSION The applicant proposes to construct a two-story residence with partial basement in the northern portion of the property. Access to the residence will be provided by a proposed driveway extending from Magdalena Road that crosses an existing drainage channel. The channel flow is conveyed in an existing culvert at the driveway crossing point. Relatively extensive hardscape is proposed around the residence along with a swimn-ling poo] and fountain. Several detached retaining walls are proposed on the property ranging from 2 to 4 feet in face height. We have not identified estimated Northern California Office 330 Village Lane Los Gatos, CA 95030-7218 (408) 354-5542 o Fax (408) 354-1852 e-mail: losgatos@cottonshires.com www.cottonshires.com Central California Office 6417 Dogtown Road San Andreas, CA 95249-9640 (209) 736-4252 o Fax (209) 736-1212 e-mail: cottonshires@starband.net Cynthia Richardson December 3, 2008 Page 2 L0338 project grading quantities, but it appears that the development will require a net export of earth materials from the property. SITE CONDITIONS The proposed house site is located on moderately steep east -facing slopes. A drainage swale and channel extends through the southern portion of the property. Existing culverts direct channel flow beneath the proposed driveway and an adjacent existing driveway along the eastern edge of the property. The site is underlain, at depth, by mapped greenstone bedrock of the Franciscan Complex. Franciscan bedrock was confirmed during logging of site exploratory borings by GEI. The potentially active Berrocal fault has been identified by previous trenching on a property. "L ronfSme flu t'!Tace is located approximately- 550 feet northeast of the proposed house site. The referenced Geologic Feasibility Letter concluded that no geologic or geotechnical features were identified that would preclude development of the subject lot. The "Qls" (old landslide deposits) noted in the GEI report were not identified by the previous Geologic Feasibility Study or by our observations of site conditions. Site landslides are not depicted by the Town Geologic Map. The site is mantled by a thick sequence of colluvial soils identified as highly expansive. GEI identified groundwater at a depth of 11 feet in June 2008. CONCLUSIONS AND RECOMMENDED ACTION Proposed site development is constrained by soils identified as highly expansive, potential seasonal shallow groundwater conditions and anticipated very strong seismic ground shaking. The Project Geotechnical Consultant appears to have adequately investigated and identified apparent site constraints. In general, we do not have objections to geotechnical design parameters prepared by GEI for the proposed project. However, we do have supplemental questions for the consultant regarding retaining wall design parameters and preparation of earth materials beneath hardscape areas. These design items do not impact project appearance. We do not have geotechnical objections to the proposed layout of site improvements. 'We recommend that the Project Geotechnical Consultant address the following Items 1 and 2 prior to acceptance of documents for building permit plan -check. 1. Supplemental Geotechnical Evaluations — Given the relatively deep identified layer of potentially expansive clay high plasticity (CH) soils at the site, it appears that most retaining walls will support and experience loads from high plasticity earth materials. The active pressures of 35 pcf EFP for unretained walls supporting slopes up to 5:1; and 45 pcf EFP for slopes up to 3:1 are less than the prevailing standard of practice within the Town for COTTON, SHIRES & ASSOCIATES, INC. Cynthia Richardson Page 3 December 3, 2008 L0338 similar earth materials. The consultant should reconsider recommended retaining wall design criteria. We are concerned about the performance of rather extensive proposed hardscape areas given the identified deep, expansive site soils. We note that recommended subgrade preparation beneath slabs and paved areas includes subexcavation of at least 12 inches, and backfill using onsite material. The consultant should clarify which onsite materials are suitable for this backfill. We recommend that selective non -expansive site materials (possibly excavated greenstone) or imported non -expansive materials be considered for placement beneath hardscape surfaces. This may be the current design intent, but clarification ' of qha' i_i s ub�-radt prepaca+�o-! rneasures ap pe r., appropriate. �" "r Documentation to address the above should be submitted to the Town, for review and approval by the Town Geotechnical Consultant, prior to acceptance of documents for building permit plan -check. 2. Geotechnical Plan Review - The applicant's geotechnical consultant should review and approve all geotechnical aspects of the final project construction 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 and that the project is designed in conformance with standards of good geotechnical practice. The consultant should also verify that the recommended subdrain trench along the northern site perimeter is properly delineated on project grading plans. The results of the plan review should be summarized by the geotechnical consultant in a letter, and submitted to the Town Engineer for review, prior to acceptance of documents for building permit plan -check 3. Geotechnical Field Inspection - The geotechnical consultant should inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The consultant should inspect site excavations to verify anticipated subsurface conditions. COTTON, SHIRES & ASSOCIATES, INC. Cynthia Richardson Page 4 December 3, 2008 L0338 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 (as -built) project approval. LIMITATIONS This geotechnical peer review has been performed to provide technical advice to assist the Town with discretionary permit decisions. Our services have been limited to review of the documents previously identified, and a visual review of the property. Our opinions and conclusions are made in accordance with generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all other warranties, either expressed or implied. TS:DTS:kd Respectfully submitted, COTTON, SHIRES AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT Ted Sayre Principal Engineering Geologist CEG 1795 David T. Schrier Principal Geotechnical Engineer GE 2334 COTTON, SHIRES & ASSOCIATES, INC. Environmental esign and Protection Committee New Residence/Remodel Evaluation Reviewed by: '-'7\77T iy c-4 S *Nb l Applicant Name % M G u - Address C7 > Site impact/lighting/noise: Creeks, drainage, easements: AIR Attachment 5 �\Ij 1 !.� 1 4UU0 `tom of L©S AL70S HILLS Datell1p, E� Existing Vegetation: � DFA-sF- R-( <'M1Ne, (1 NSID .4 ,N -D c� v Significant issues/comments: 0 C-) S-C� �'� °P'k� wicJ,� Revised June 25 TOWN OP L-019 ALTOS P -ILLS �WGIZ-;65044L 7 a rA XC VIi 1 J is f. 0 AVD A D . .. . .............. .......... . .... . ..... 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