HomeMy WebLinkAbout3.1Item 3.1
TOWN OF LOS ALTOS HILLS February 4, 2010
Staff Report to the Planning Commission
RE: A SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH A BASEMENT
AND GRADING POLICY EXCEPTION; LANDS OF ILNICKI; 27349 JULIETTA
LANE; FILE #212-09-ZP-SD-GD
FROM: Nicole Horvitz, Assistant Planner W
APPROVED BY: Debbie Pedro, AICP, Planning Director �1p
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit for a new residence with a basement and the
Grading Policy exception for the side yard area subject to the recommended Conditions of
Approval in Attachment 1 and Findings of Approval in Attachment 2.
BACKGROUND
The subject property is located on the west side of Julietta Lane near the end of the cul de sac.
The surrounding uses include single-family homes on adjacent parcels to the west, north, and,
south, and east. The applicant proposes to demolish an existing single story residence, construct a
new single story residence with basement, and retain the existing swimming pool.
CODE REQUIREMENTS
As required by Section 10-2.301 (c) of the Municipal Code, this application for a new residence
with a basement has been forwarded to the Planning Commission for review. 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:
1.48 acres
Net Lot Area:
1.42 acres
Average Slope:
21.07%
Lot Unit Factor:
1.084
Staff Report to the Planning Commission
Lands of Ilnicki
27349 Juliette Lane
February 4, 2010
Page 2 of 14
Floor Area and Development Area:
Area (sgft.) Maximum Existing Proposed Increase Remaining
Development 11,760 6,939 11,300 4,361 460
Floor 5,904 3,847 5,373 1,526 531
. (Basement 3,368)
to and Architecture
The applicant is requesting approval of a Site Development Permit to construct a 5,373 square
foot single story residence with a 3,368 square foot basement. The applicant plans to retain the
existing 720 square foot swimming pool.
The new residence will be located in the same vicinity as the existing residence on the
southeastern portion of the property. The area of the proposed residence is characterized by
gentle to moderately steep north facing slopes. The average slope of the property is 21.07%. The
new residence 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 new residence is located a minimum of 40' from the east (front) property line, 70' from the
north (side) property line, 36' from the south (side) property line, and 184' from the west (rear)
property line. The maximum building height on a vertical plane is 23' and the maximum overall
height of the building (including chimneys and appurtenances) from the lowest point to the
highest point is 34'6". Proposed exterior materials consist of stucco exterior with stone veneer
and tile roof.
The basement level of the new residence has 3,368 square feet of area which includes a guest
room, sauna, laundry, walk in closet, recreation room, storage, wine closet, and a three (3) car
garage. The basement is wholly underground (except for access into the garage and 230 square
feet along the northern side of the residence which does not qualify as basement per. the Towns
Basement Ordinance) and exempt from floor area calculations pursuant to Section 10-1.208 of
the Municipal Code.
The main level has 5,049 square feet of living space with a great room, kitchen, master bedroom
with walk in closet, a secondary master bedroom with walk in closet, and two bedroom/study
rooms, powder room, and a bathroom.
Driveway & Parking
The existing driveway will be removed and replaced with a new driveway which will run along
the north side property line leading into a basement garage.
Staff Report to the Planning Commission
Lands of Ilnicki
27349 Julietta Lane
February 4, 2010
Page 3 of 14
Pursuant to Section 10-1.601 of the Municipal Code, a total of four (4) parking spaces are
required. A three (3) car basement garage is proposed along the northern property line and one
(1) outdoor parking space located outside of the property line setbacks on the north side of the
residence.
Outdoor Lighting
The applicant is proposing eighteen (18) can downlights in the eaves surrounding the house and
four (4) column lantern downlights located on the exterior of the garage (Lighting plan sheet
A0.7). Staff has included condition #11 for outdoor lighting, requiring that fixtures be down
shielded or frosted glass, low wattage, and shall not encroach or reflect on adjacent properties.
The applicant has submitted lighting specifications indicating that all proposed fixtures will be
shielded, downlights, or have frosted glass.
Trees & Landscaping
Nine (9) pine trees are to be removed for the new construction. The applicant has provided an
arborist report prepared by McClenahan Consulting, LLC dated December 8, 2009 for six (6)
heritage oak trees within the vicinity of the proposed construction. The trees are expected to
survive the construction with the protection measures suggested by the arborist (Attachment 8).
To ensure that all remaining significant trees will be protected throughout the construction
period, staff has included condition of approval #5 requiring that the trees within the vicinity of
the construction be fenced for protection.
A landscape screening and erosion control plan will be required after framing of the new
residence (Condition of approval 43). 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.
Drainage
Water runoff generated from the new development will be collected and carried to an on-site
storm water retention system located at the west side of the property. The water is then metered
out slowly into an energy dissipater.
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. The Engineering Department will review and approve the
final drainage plan prior to acceptance of plans for building plan check. Final "as -built" grading
and drainage will be inspected by the Engineering Department, and any deficiencies will be
required to be corrected prior to final inspection.
Staff Report to the Planning Commission
Lands of Ilnicki
27349 Julietta Lane
February 4, 2010
Page 4 of 14
Grading Policy Exception
Total grading quantities for this project -include 1,435 cubic yards of cut for the basement and
new residence. The Engineering Department has reviewed the proposed grading plan and
concluded that it is not in conformance with the Town's Grading Policy.
The applicant is requesting a Grading Policy exception for up to 10 feet of cut where 4 feet is
allowed for yard areas, in order to create a 4 foot wide walkway around the south side of the new
residence. The total area for the proposed cut over 4 feet is 1,625 square feet. The applicant is
proposing three (3) retaining walls which will be terraced with a maximum height of 5' in order
to avoid a single 10'-12' tall wall.
The Grading Policy is intended to be used by staff in evaluating and making recommendations to
the Planning Commission and/or City Council regarding site development applications, and for
guiding applicants. Individual sites may dictate a need to deviate from the criteria, to the extent
permitted by the Planning Commission and/or City Council.
If the proposed grading were to occur on a hillside or ridgeline property, the excavation for the
side yard would result in massive retaining walls with high visibility and substantial visual
alteration of the natural terrain in violation of Section 10-2.702.c of the Site Development Code.
However, in this case, the cut occurs along the side of the residence and will not be visible from
off-site and will not result in the removal of vegetation.
If the Commission decides to approve the Grading Policy Exception for the side yard area,
Findings of Approval in Attachment 2 should be cited.
Staff Report to the Planning Commission
Lands of llnicki
27349 Julietta Lane
February 4, 2010
Page 5 of 14
Neighbor Concerns
To date, staff has received one (1) email from the neighbor at 27359 Julietta Lane regarding
concerns for the length of time of the construction and construction parking (Attachment 3). The
applicant has since spoken to the neighbor regarding their concerns.
Fire Department Review
The Santa Clara County Fire Department has reviewed the proposal and is requiring a sprinkler
system throughout all portions of the new residence (Attachment 4).
Geotechnical Review
The Town's geotechnical consultant Cotton, Shires & Associates, Inc., has reviewed the soil and
foundation report prepared by GeoForensics Inc., dated November 12, 2009 and recommends
approval of the permit based on conditions 15 a & b (Attachment 5).
Green Building Ordinance
This project is required to comply with the Town's Green Building Ordinance. The new
residence is designed to achieve 99 points in Build it Green's GreenPoint Rated program.
Committee Review
The Pathways Committee recommends dedication of an additional pathway easement to allow
full pathway access in the alignment currently occupied by the emergency access road (Condition
#24).
The Environmental Design and Protection Committee have no concerns (Attachment 7).
CEQA STATUS
The project is categorically exempt under CEQA per Sections 15303 (a)
ATTACHMENTS
1. Recommended conditions of approval
2. Findings of approval
3. Email correspondence from the neighbor at 27359 Julietta Lane received January 25, 2010
and Response from the applicant's Architect dated January 28, 2010
4. Recommendations from Santa Clara County Fire Department dated November 6, 2009
5. Recommendations from Cotton, Shires, and Associates, Inc., dated November 12, 2009
6. Recommendations from the Pathways Committee dated November 23, 2009
Staff Report to the Planning Commission
Lands of Ilnicki
27349 Julietta Lane
February 4, 2010
Page 6 of 14
7. Comments from Environmental Design and Protection Committee dated December 11, 2009
8. Arborist Report
9. Grading Policy
10. Basement Ordinance
11. Worksheet #2
12. Development plans: site coverage, floor, elevations, sections, lighting, roof, grading and
drainage, site sections, erosion control, and Grading Policy exception exhibit.
Staff Report to the Planning Commission
Lands of Ilnicki
27349 Julietta Lane
February 4, 2010
Page 7 of 14
r19W1EX.1Mae UIClem
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE WITH BASEMENT
LANDS OF ILNICKI, 27349 JULIETTA LANE
File # 212-09-ZP-SD-GD
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. 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 or at least six (6) months prior to scheduling a
final inspection, the applicant shall submit landscape screening and erosion
control plans for review by the Site Development Committee. The application for
landscape screening and erosion control shall be accompanied by the applicable
fee and deposit. The plans shall be reviewed at a noticed public hearing.
Attention shall be given to plantings which will be adequate to break up the view
of the new residence from surrounding properties and streets. All landscaping
required for screening purposes and for erosion control (as determined by the City
Engineer) must be installed prior to final inspection of the new residence.
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. Prior to beginning any grading operation, all significant trees, particularly the
heritage oak trees, are to be fenced at the drip line. The fencing shall be of a
material and structure (chain-link) to clearly delineate the drip line. Town staff
Staff Report to the Planning Commission
Lands of Ilnicki
27349 Julietta Lane
February 4, 2010
Page 8 of 14
must inspect the fencing and the trees to be fenced prior to commencement of
grading. The property owner shall call for said inspection at least three days in
advance of the inspection. The fencing must remain throughout the course of
construction. No storage of equipment, vehicles or debris shall be allowed within
the drip lines of these trees. Existing perimeter plantings shall be fenced and
retained throughout the entire construction period.
6. 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
new residence and roof eaves are no less than 40' from the front property line and
30' from the side and rear property lines." The elevation of the new residence
shall be similarly certified in writing to state that "the elevation of the new
residence matches the elevation and location shown on the Site Development
plan." The applicant shall submit the stamped and signed letter(s) to the
Planning Department prior to requesting a foundation inspection.
7. 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 27'-0" 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.
8. Standard swimming pool conditions:
a. Lights shall be designed so that the source is not visible from off-site.
b. Drainage outfall structures shall be constructed and located to the satisfaction
of the City Engineer.
c. Pool equipment shall be enclosed on all four sides with a roof for noise
mitigation and screening.
9. 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.
Id
Staff Report to the Planning Commission
Lands of I1nicki
27349 Julietta Lane
February 4, 2010
Page 9 of 14
c. The residence shall be equipped with exit alarms on those doors providing
direct access to the pool.
I All doors providing direct access from the home 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.
10. Fences and gates are approved as shown on the site plan. Any new fencing or
gates shall require review and approval by the Planning Department prior to
installation.
11. Outdoor lighting is approved as shown on sheet A0.7. There shall be one light per
door or two for double doors. No lighting may be placed within setbacks except
two entry or driveway lights. Any additional outdoor lighting. shall be approved by
the Planning Department prior to installation.
12. Skylights, if utilized, shall be designed and constructed to reduce emitted light
(tinted or colored glass, or other material). No lighting may be placed within
skylight wells.
13. Fire retardant roofing (Class A) is required for all new construction.
14. 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.
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.
Staff Report to the Planning Commission
Lands of Ilnicki
27349 Julietta Lane
February 4, 2010
Page 10 of 14
15. 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
16. All properties shall pay School District fees to either the Los Altos School District
or the Palo Alto Unified School District, as applicable, prior to acceptance of
plans for building plan check The applicant must take a copy of worksheet 42 to
school district offices (both elementary and high school in the Los Altos School
District), pay the appropriate fees and provide the Town with a copy of the
receipts.
ENGINEERING DEPARTMENT:
17. As recommended by Cotton, Shires & Associates, Inc., in their report dated
November 12, 2009, the applicant shall comply with the following:
a. 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. In addition, the
consultant should specifically evaluate geotechnical aspects of the
following.
• Proposed storm drainage facilities include dissipaters and detention
facilities.
• The consultant should evaluate the configuration of proposed
terraced retaining walls south of the residence, confirm appropriate
foundation type and address whether walls should be designed
considering surcharge loading du to the close wall alignments.
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 plans for building 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
i
Staff Report to the Planning Commission
Lands of I1nicki
27349 Julietta Lane
February 4, 2010
Page 11 of 14
inspect the drilling of foundation piers to verify adequate embedment into
supporting materials.
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.
For further details on the above geotechnical requirements, please refer to the
letter from Cotton, Shires & Associates, Inc., dated November 12, 2009.
18. Peak discharge at 27349 Julietta Lane, as a result of Site Development Permit
212-09, 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 improvements were installed as shown on the ,approved plans and in
accordance with their recommendations.
19. 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.
20. All public utility services serving this property shall be placed underground. The
applicant should contact PG&E immediately after issuance of building permit to
start the application process for undergrounding utilities which can take up to 66-88
months.
21. 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
Staff Report to the Planning Commission
Lands of Ilnicki
27349 Julietta Lane
February 4, 2010
Page 12 of 14
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.
22. 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 Julietta Lane and
surrounding roadways, storage of construction materials, placement of sanitary
facilities, parking for construction vehicles, clean-up area, and parking for
construction personnel. A debris box (trash dumpster) shall be placed on site for
collection of construction debris. Arrangements must be . made with the
GreenWaste Recovery, Inc. for the debris box, since they have a franchise with
the Town and no other hauler is allowed within the Town limits.
23. The property owner shall inform the Town of any damage and shall repair any
damage caused by the construction of the project to pathways, private driveways,
and public and private roadways, prior to final inspection and release of
occupancy permits and shall provide the Town with photographs of the existing
conditions of the roadways and pathways prior to acceptance of plans for building
plan check.
24. 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.
25. 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 acceptance 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.
26. The property owner shall dedicate additional pathway easement to allow full
pathway access in the alignment currently occupied by the emergency access road.
The easement should include the dogleg heading towards Deer Springs Way. The
property owner shall provide legal description and plat exhibits that are prepared
by a registered civil engineer or a licensed land surveyor and the Town shall
prepare the dedication document. The dedication document, including the
approved exhibits, shall be signed and notarized by the property owner and
returned to the Town prior to acceptance of plans for building plan check.
Staff Report to the Planning Commission
Lands of Ilnicki
27349 Julietta Lane
February 4, 2010
Page 13 of 14
C. FIRE DEPARTMENT:
27. 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.
28. 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
29. This project is located within the designated Wildland Urban Interface Fire Area.
The building construction shall comply with the provisions of the California
Building Code (CBC) Chapter 7A. Vegetation clearance shall be in compliance
with CBC Section 701A.3.2.4 prior to project final approval.
CONDITION NUMBERS 16,17 a, 18, 21, 22, 23, 25, and 26 SHALL BE COMPLETED AND
SIGNED OFF BY THE PLANNING DEPARTMENT AND THE ENGINEERING
DEPARTMENT 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 February 26, 2010 provided the
applicant has completed all conditions of approval required prior to acceptance of plans for
building plan check.
Upon completion of the construction, a final inspection shall be required to be set with the
Planning and Engineering Departments two weeks prior to final building inspection approval.
NOTE: The Site Development permit is valid for one year from the approval date (until February
4, 2011). 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 year.
c
Staff Report to the Planning Commission
Lands of Ilnicki
27349 Juliette Lane
February 4, 2010
Page 14 of 14
ATTACHMENT 2
RECOMMENDED FINDINGS OF APPROVAL
FOR GRADING POLICY EXCEPTION FOR THE SIDE YARD AREA
LANDS OF ILNICKI, 27349 JULIETTA LANE
FILE # 212-09-ZP-SD-GD
1. The proposed area of grading is not on a hillside and will not result in the substantial
visual alteration of the natural terrain. The property's existing contours and basic
landform are retained.
2. The proposed grading will not result in the placement of retaining walls that are highly
visible from off-site.
3. The proposed grading will not result in the removal of any substantial vegetation or
alteration of existing drainage pattern
Attachment 3
Nicole Horvitz
From: lanemacwilliams@aol.com
Sent: Monday, January 25, 2010 9:46 AM
To: Nicole Horvitz
Cc: ken_macwilliams@amat.com
Subject: Julietta Lane project
Hi Nicole,
Thank you for speaking with me on Friday about the Ilniki's building project on Julietta Lane. The primary
concerns that we have are as follows:
Julietta Lane is a single car's width in some places -- particularly in front of the Ilniki's house. We would
like for there to be a plan in place so that the road will not be blocked. Specifically, where on the Ilniki's
property will construction vehicles be parked when in use and when not in use? Where will the
construction workers park their cars every day, as there is no on -street parking? We have a child with a
medical issue -- so it is critical to us that the road never be blocked to entry or egress. Without some
careful planning, given the narrowness of the road, any construction on this part of Julietta is likely to
block our ability to get into and out of the house -- In an emergency, this becomes untenable.
When the Ilniki's house is demolished, will there be any steps taken to mitigate asbestos dust and dust
from any other toxic materials? We live right next door and we have children -- It looks like an older
house, so I must assume there were asbestos materials utilized in its construction, as was usual for the
time period in which it was built. Thank you for addressing this safety concern.
How long does the builder anticipate a great deal of working noise on the site? Beginning April 15? 1 am
a novelist and I work at home -- The largest reason we moved to the neighborhood was for the quiet
environment in which I could work.
Thanks very much for addressing these questions, Nicole. I look forward to hearing from you.
Most sincerely, .
Lane MacWilliams
1/27/2010
From: Andrew Young [mailto:ayoung@ybarchitects.com]
Sent: Thursday, January 28, 2010 4:58 PM
To: lanemacwilliams@aol.com; Nicole Horvitz
Cc: ski_ilnicki@agilent.com
Subject: RE: Julietta Lane project
Hello Lane and Ken MacWilliams,
I am the architect working with your neighbors Viola and Ski Ilnicki on their new home. Nicole Horwitz
forwarded me your e-mail with your comments and concerns for their project. I spoke with Ski this
morning and I understand that you met with him yesterday to discuss his project as well as your concerns.
I trust that Ski shared with you the proposed "Construction Staging Plan" for his project, in which we have
delineated the proposed locations for all of the construction activities on site (i.e. contractor parking,
equipment and material storage, job trailer, toilet facilities, debri box and clean-up areas, etc.). Fortunately
there is enough space on the property to accommodate the construction support without the need to
encroach onto the public right of way. The project plans include construction fencing and all measures
required by the Town to protect neighbors from unnecessary inconveniences and hardships.
I believe that Ski also discussed the construction scheduling with you both and we would be happy to
review this with you again once all of the permits are approved and the contractor selected. Once our
clients have selected a contractor the specifics of start dates, demolition, excavation, framing, etc. will be
better understood. At that time we will have a more exact idea of the schedule for the various phases of
the construction, and would be happy to share that with you.
We also wanted to assure you that all of the demolition and debri removal (i.e. asbestos) will conform to
the requirements of the Town of Los Altos Hills and the State of California. As part of the building permit
approval process the contractor is required to obtain a "J Number" from the Bay Area Quality
Management District that oversees the proper removal and disposal of any toxic materials. We can
assure you that all of these required and proper measures of public protections will be incorporated and
adhered to within the construction process.
Finally I would like to extend to you both my own and Ski's personal commitment to remaining accessible
throughout the construction process. My cell and office numbers are below and as soon as we have
selected a contractor we can also provide you with the superintendent's direct line. If at any time you have
any concerns or questions, please feel free to contact any or all of us and we shall make every effort to
address your concerns.
I would be happy to meet with you personally if you have any further questions.
Regards,
Andrew E. Young
YOUNG AND BORLIK ARCHITECTS, Inc.
(650) 688-1950 office (650)387-5129 cell
I.; FST..1941,
Attachment 4
DEPARTM N`T %
SANTA CLA A COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 0 (408) 378-9342 (fax) o www.sccfd.or
INN OF LOS ALTOS HILLS Intematlon Accredited
Agency cy
PLAN REVIEW NUMBER 09 2768
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. I SHEET I NO. I REQUIREMENT
CFC Sec.
903.2, as
adopted
and
amended
by LAHMC
BLDG PERMIT NUMBER
FILE NUMBER
Proposed new 8,374 square foot splt-level single-family residence with attached
garage and 258 square foot accessory building.
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.
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: An automatic sprinkler system shall be provided in all .
new structures located in the designated Wildland-Urban Interface area. Exception:
Any non -habitable structures accessory to single family residences that have a
gross floor area of 500 square feet or less. A State of California licensed (C-16) Fire
Protection Contractor shall submit plans, calculations, a completed permit
application and appropriate fees to this department for review and approval.
prior to beginning their work.
CITY PLANS SPECS NEW
LAH ® ❑ N
RMDL AS
❑ ❑
OCCUPANCY
R-3
CONST. TYPE
V -B
APPLICANT NAME
YOUNG AND BORLIK
DATE
11/6/2009
PAGE
1 OF 2
SEC./FLOOR
split-level
AREA
8374 sf
LOAD
DESCRIPTION
Residential Development
BY
Harding, Doug
NAME OF PROJECT: SFR
LOCATION: 27349 Julietta Ln
I
TABULAR FIRE.FLOW:
2500
REDUCTION FOR FIRE SPRINKLERS: 50ofo
. REQUIRED FIRE FAL SW 1500
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
F1hv,E DEPARTMENT RF JVED
SANTA CLARA COUNTY ; f•;.•,
Ev!'°l
14700 Winchester Blvd., Los Gatos, CA 95032-] 818 f°te«;aoal
(408) 378-4010 • (408) 378-9342 (fax) • www
" LOS ALTOS HILLS Internationally Accredited
Agency
PLAN REVIEW NUMBER 0 9 2 7 6 8
DEVELOPMENT REVIEW COMMENTS
CODEISEC. I SHEET I NO.I REOUIREMENT
2007 CFC
Sec.
903.3.5
and Health
and Safety
Code
13114.7
CFC Sec.
505
BLDG PERMIT NUMBER
FILE NUMBER
Potable water supplies shall be protected from contamination caused by fire
protection water supplies. It is the responsibility of the applicant and any
contractors and subcontractors to contact the water purveyor supplying the site of
such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water-based fire
protection systems, and/or fire suppression water supply systems or storage
containers that may be physically connected in any manner to an appliance capable
of causing contamination of the potable water supply of the purveyor of record.
Final approval of the system(s) under consideration will not be granted by this
office until compliance with the requirements of the water purveyor of record are
documented by that purveyor as having been met by the applicant(s).
Premises Identification: Approved numbers or addresses shall be placed on all
new and existing buildings in such a position as to be plainly visible and legible
from the street or road fronting the property. Numbers shall contrast with their
background.
To prevent plan review and inspection delays, the above noted Developmental
Review Conditions shall be restated 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
APPLICANT NAME
DATE
PAGE
LAH ®
❑ ® ❑ ❑
R-3
V -B
YOUNG AND BORLIK
11/6/2009
1 2 of 2
SECJFLOOR
AREA
LOAD
DESCRIPTION
BY
split-level
8374 sf
Residential Development
Harding, Doug
NAME OF PROJECT:
SFR . .
LOCATION: 27349 Julietta Ln
I
TABULAR FIRE FLOW:2500 I REDUCTION FOR FIRE SPRINKLERS: 50%a REQUIRED FIRE FLOW 1500
@ 20 PSI:
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 5
COTTON, SHIRES & ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS
RECEIVED November 12, 2009
L0219
e ` ' 2029
TOWN OF LOS RMS HILLS
TO: Nicole Horvitz
Planning Department
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Geotechnical Peer Review
RE: llnicki, New Residence
212-09-ZP-SD-GD
27349 Juliette Lane
At your request, we have completed a geotechnical peer review of the subject
application using:
• Geotechnical Investigation (report) prepared by GeoForensics
Inc., dated September 1, 2009;
• Architectural Plans (16 sheets, various scales) prepared by Young
and Borlik, dated September 29, 2009; and
• Grading and Drainage Plan, Erosion Control, Sections, and
Details (10 sheets, various scales) prepared by Lead & Braze
Engineering, dated October 15, 2009.
. In addition, we have reviewed pertinent maps and reports from our office files
and inspected site conditions. Inspection was limited to vantage points near the front of
the residence due to posted dog sign.
DISCUSSION
The applicant proposes to construct a new residence with basement in the
southeastern portion of the property. We understand that the existing residence is to be
demolished. Construction of a new driveway is proposed extending from Julietta Lane
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
Nicole Horvitz November 12, 2009
Page 2 L0219
at the northeastern corner of the property. Proposed grading includes a reported 2,425
cubic yards of cut. Three terraced retaining walls are proposed for construction near the
southern portion of the residence. Construction of other retaining walls is proposed
along portions of the driveway entrance to the garage. The residence will be served by a
sanitary sewer. Drainage detention and discharge structures are proposed in the
western portion of the property.
SITE CONDITIONS
The vicinity of the proposed residence is generally characterized by gentle to
moderately steep (15 to 20 percent) north -facing slopes. A fill prism was observed
beneath the existing driveway to the north of the residence. Fill slopes are moderately
steep with steeper slopes displaying signs of downslope creep. The existing driveway
asphalt showed signs of distress, with cracking likely related to the underlying fill and
potentially expansive earth materials.
The site is underlain, at depth, by mapped greenstone bedrock of the Franciscan
Complex confirmed by exploratory borings. The bedrock is mantled by silty clay
(colluvial soil and fill) with a high potential for expansion (measured PI of 38). The
potentially active Berrocal fault has been mapped approximately 1,100 feet northeast of
the property.
CONCLUSIONS AND RECOMMENDED ACTION
The proposed new residence appears to be constrained by areas of existing fill
materials, soils with a high expansion potential, and anticipated very strong seismic
ground shaking. The Project Geotechnical Consultant has completed an investigation of
site conditions consistent with prevailing standards and has recommended appropriate
geotechnical design criteria to address identified site constraints. We do not have
geotechnical objections to the proposed layout of site improvements. However, we
recommend that the Project Geotechnical Consultant evaluate geotechnical aspects of
proposed new drainage detention and discharge facilities to be located in the western
portion of the property. Geotechnical design criteria for terraced retaining walls south
of the residence should also be clarified. We recommend that the following conditions
be attached to geotechnical approval of permit applications for the project.
1. Geotechnical 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
COTTON, SHIRES AND ASSOCIATES, INC.
Nicole Horvitz
Page 3
November 12, 2009
L0219
foundations and retaining walls) to ensure that their
recommendations have been properly incorporated. In addition,
the consultant should specifically evaluate geotechnical aspects of
the following:
• Proposed storm drainage facilities including
dissipaters and detention facilities.
• The consultant should evaluate the configuration
of proposed terraced retaining walls south of the
residence, confirm appropriate foundation 11,Te
and address whether walls should be designed
considering surcharge loading due to the close wall
alignments.
The results of the plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town
Engineer prior to acceptance of documentation for building
permit plan -check.
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,
excavations for foundations and retaining walls prior to the
placement of steel and concrete. The consultant should inspect the
drilling of foundation piers to verify adequate embedment into
supporting materials.
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
COTTON, SHIRES ANIS ASSOCIATES, INC.
Nicole Horvitz
Page 4
November 12, 2009
L0219
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 AND ASSOCIATES, INC.
Attachment 6
Los Altos Hills Pathway Committee DRAFT
Minutes of Meeting November 23, 2009
1. ADMINISTRATIVE
Co -Chairman Nick Dunckel called the meeting to order at 7:05 PM
Members present: Anna Brunzell, Nick Dunckel, Ann Duwe, Eileen Gibbons, Bill
Silver, Bob Stutz, Tim Warner, Sue Welch
Members absent: Courtenay Corrigan, Chris Vargas
Associate Members present: Nancy Ginzton
Council Members present: Breene Kerr and Ginger Summit
Members of the public present: Ciesinskis, owners of 26435 Ascension Drive
The agenda was approved as amended below.
2. COMMUNICATIONS FROM THE FLOOR. None
3. PROPERTIES FOR REVIEW
A. The following properties were reviewed for pathway recommendations:
i. 26435 Ascension Drive (Lands of Ciesinskil. The reason for pathway review is
construction of a new residence. The Ciesinskis, the homeowners, were present at the
meeting. The lot is located on the north side of Ascension; the road makes a near -right
angle turn here and follows two sides of the property. The property slopes up steeply
from the roadside and construction of a pathway would be difficult. Ascension is a one-
sided road and PWC maps show the opposite side is preferred for a roadside pathway.
Bill Silver moved that a pathway in -lieu fee be collected from the owners of 26435
Ascension Drive. Anna Brunzell seconded. The vote was unanimously in favor.
27349 Julietta Lane (Lands of Ilnicki), The reason for pathway review is construction of a new
residence. The property is on the west side of Julietta, near the end of this cul-de-sac serving
approximately 13 properties. The Town already holds easements along the north and west sides
of the property. Off-road pathways along these easements provide important connections to
Chaparral Way to the south and to Byrne Preserve (via Deer Springs Way and Byrne Park Lane)
to the north. The existing 10 -foot "path" easement on the north side of the property runs along
the south side of a 20 -foot wide asphalt emergency access easement. On the west side of the
property there are an existing 20 -foot fire road easement, a 10 -foot "equestrian" easement
centered on the centerline of the fire road easement, and a separate 10 -foot "path" easement.
Part of this equestrian easement appears to be outside the actual emergency access road. Most of
the "path" easement appears to lie outside the actual fire road. Near the NW corner of the
property, a pathway easement turns south and follows the full length of the western property
boundary and joins a pathway easement on the adjacent property (27359 Julietta) that connects to
Chaparral Way. The PWC discussed the importance of these connections for both pedestrians
and equestrians between Chaparral Way, Deer Springs Way, and Juliette Way and the
importance of clarifying all the easements on this property to assure continued public access.
Ann Duwe moved that the Town clarify the language describing the easements on 27349
Julietta Way to confer full pathway access in the alignment currently occupied by the
emergency access road. The PWC recommends removing the part of the easement on the north
side that is outside the emergency road. The easement should include the dogleg heading
towards Deer Springs Way. Anna Brunzell seconded. The vote was unanimously in favor.
Draft2PWC Min 112309Draftn3nrr_M-i-n-1- 9-309 4ae
122809'9
Environmental Des_�a and Protection Committee
New Resndence/Rernodel Evaluation
Reviewed by: � --
Applicant
I Lai
Attachment 7
Date r � -It. "
Address
Site impact/lighting/noise:
Creeks, drainage, easements:
Vegetati®n:
Signifaeant issues/comments:
WO M W �Mff I � M
1
Attachment 8
McClanahan Consulting, ILC
Arboriculturists Since 1911
1 Arastradero Road, Portola Valley CA 94028-8012
Telephone (650) 326-8781
Fax (650) 854-1267
wwwspmcclenahan.com
December 8, 2009
Mr. Ski Ilnicki
27349 Julietta Lane
Los Altos Hills, CA
Re: 27349 Julietta Lane, Los Altos Hills, CA
Dear Mr. Ilnicki,
Assignment
As requested, on Tuesday, December 8, 2009, 1 visited the above location, to inspect
and comment on the significant trees that may be impacted by the proposed
construction. A new home is to be built on this site. As requested, a survey of the
possibly affected significant trees on site and a tree protection plan will be included in
this report.
Summary
The trees on the site that may be affected by the proposed construction are a mix of
native oaks and imported cork oaks. The oaks on the site are in fair to good condition
with no excellent trees.
Trees #12 and #14 will have a retaining wall at the edge of the oaks dripline. Impacts to
these trees are expected to be minor to moderate. Root loss is expected to be less than
25 percent well within expectable limits.
Trees# 44 and #45 are cork oaks; trees #46 and #56 are coast live oaks. Two water
retention storage areas and the drain pipes that lead to the pit will be slightly within the
driplines of the oaks. The location of the retention pit and its pipes will be at the edge of
the driplines of the oaks. Root damage from the excavation is expected to be
insignificant to minor with no major root cutting.
With proper tree protection impacts to all of the oaks outlined in this report will be within
acceptable levels.
Methodology
The lot was inspected from the ground. The trees were located on a map provided by
you. Each tree was assigned an identification number. This number was inscribed on a
metal foil tag and nailed to the tree near the ground. The trees were then measured for
diameter at 48 inches above ground level (diameter standard height). A condition rating
of 1 — 100 was assigned to each tree representing form and vitality using the following
scale:
Mr. Ski Ilnicki
Page 2
1
- 29
Very Poor
30 -
49
Poor
50
- 69
Fair
70
- 89
Good
90
- 100
Excellent
The height of each tree was estimated and the spread was paced off. The location of
each tree was described. Lastly, a comments section is provided.
Tree Description/Observation
12: Coast live oak (Quercus agrifolia)
Diameter: 25.5"Low branching
Height: 40' Spread: 45'
Condition: 60- Fair
Location: South east of existing house
Observation:
Foliar canopy is shaded and competes with adjacent pines and oak. The removal of the
pines will enhance the growing environment of the trees foliar canopy. The proposed
terraced retaining wall will impact less than 25 percent of the lateral root environment.
Any excavation within TPZ of 15 -feet must be accomplished by hand digging. A
qualified arborist must supervise any cutting of roots greater than one inch in diameter.
14: Coast live oak (Quercus agrifolia)
Diameter: 25.6, 16.2 Multi trunk
Height: 35' Spread: 35'
Condition: 60- Fair
Location: South east of existing house
Observation:
Foliar canopy is shaded and competes with adjacent pines. Decay is visible on low
trunk. Multi trunk growth habit creates an inherent structural defect. The proposed
terraced retaining wall will impact less than 25 percent of the lateral root environment.
Any excavation within TPZ of 15 -feet must be accomplished by hand digging. A
qualified arborist must supervise any cutting of roots greater than one inch in diameter.
44: Cork oak (Quercus suber)
Diameter: 26.1" Multi @ 5 feet
Height: 35' Spread: 45'
Condition: 65 - Fair
Location: West of house
Observation:
The oak has fair form with multi leaders at 5 feet and fair crotch formations. Vigor is fair
with normal shoot growth for the species. Abundance of deadwood in the lower canopy
of the tree. Root loss from excavation will be less than 20 percent. Any excavation
within the TPZ of 15 feet must be accomplished by hand digging. A qualified arborist
must supervise any cutting of roots greater than one inch in diameter.
Mr. Ski I1nicki
Page 3
45: Cork oak (Quercus suber)
Diameter: 9.7", 9.4" Multi leader @ 3 feet
Height: 30' Spread: 35'
Condition: 50 - Fair
Location: West of house
Observation:
The oak has fair form with multi leaders at 5 feet and fair crotch formations. Vigor is fair
with normal shoot growth for the species. Abundance of lower deadwood. Root loss
from excavation will be less than 20 percent. Any excavation within the TPZ of 15 feet
must be accomplished by hand digging. A qualified arborist must supervise any cutting
of roots greater than one inch in diameter.
46: Coast live oak (Quercus agrifolia)
Diameter: 18.2" Single trunk, suppressed
Height: 40' Spread: 35'
Condition: 60 - Fair
Location: West of house
Observation:
The oak is suppressed by oak #44 and leans west. The tree is codominant at 10 feet
with a fair crotch formation. Vigor is fair with normal shoot growth for the species.
Abundance of lower deadwood. Root loss from excavation will be less than 10 percent.
Any excavation within the TPZ of 15 feet must be accomplished by hand digging. A
qualified arborist must supervise any cutting of roots greater than one inch in diameter.
56: Coast live oak (Quercus agrifolia)
Diameter: 41.6" @1' Low branching
Height: 50' Spread: 70'
Condition: 70 - Good
Location: West of house
Observation:
The tree is codominant at 2 feet with fair crotch formations. The oak has a low
branching form with heavy'lateral limbs. The vigor is good with normal shoot growth for
the species. Root loss from excavation will be less than 20 percent. Any excavation
within the TPZ of 20 feet must be accomplished by hand digging. A qualified arborist
must supervise any cutting of roots greater than one inch in diameter.
Tree Protection Plan
Tree Protection Zones
Tree protection zones should be installed and maintained throughout the entire length of
the project. Fencing for tree protection zones should be 6' tall, metal chain link material
supported by metal 2" diameter poles, pounded into the ground to a depth of no less
than 2'. The location for the protective fencing should be as close to the dripline of
desired trees as possible, still allowing room for construction to safely continue. No
equipment or materials shall be stored or cleaned inside the protection zones. Areas
outside protection zones, but still beneath the tree's driplines, where foot traffic is
expected to be heavy, should be mulched with 4-6" of chipper chips. The spreading of
chips will help to reduce compaction and improve soil structure. The installation of the
landscape buffer of chips will be critical for the root zone of the oaks.
Mr. Ski Ilnicki
Page 4
Root Cutting
Any roots to be cut shall be monitored and documented. Large roots (over 1" diameter)
or large masses of roots to be cut must be inspected by the site arborist. The site
arborist, at this time, may recommend irrigation or fertilization of the root zone. All roots
needing to be cut should be cut clean with a saw or lopper. Roots to be left exposed for
a period of time should be covered with layers of burlap and kept moist. Extensive root
cutting is not expected -on this site.
Irrigation
The oaks on this site should not need any warm season irrigation. If roots of the trees
are cut, irrigation may be recommended by the site arborist. Irrigation would consist of
flooding the root zone with enough water to wet the entire root area. Treatment with
Agri -Fos to aid in prevention of Sudden Oak Death is recommended in fall annually for
Live oaks.
Trenching
Trenching for irrigation, drainage, electrical or any other reason shall be done by hand
when inside the dripline of a protected tree. Any excavation within 5 times the diameter
of the tree should be done by hand and observed by the site arborist. Hand digging and
the careful placement of pipes below or besides protected roots will significantly reduce
root loss, thus reducing trauma to the tree. All trenches shall be backfilled with native.
materials and compacted to near its original level, as soon as possible. Trenches to be
left open for a period of time, will require the covering of all exposed roots with burlap
and be kept moist. The trenches will also need to be covered with plywood to help
protect the exposed roots.
The information included in this report is believed to be true and based on sound
arboricultural principles and practices.
We thank you for the opportunity to be of assistance in your tree preservation concerns.
Should you have any questions, or if we can be of further assistance in these concerns,
kindly contact our office at any time.
Very truly yours,
McCLENAHAN CONSULTING, LLC
6
By: Kevin R. Kielty' �1'
Certified Arborist, WE -0476A
Member, American Society of Consulting Arborists
Mr. Ski Ilnicki
Page 5
ARBORIST DISCLOSURE STATEMENT
Arborists are tree specialists who use their education, knowledge, training and
experience to examine trees, recommend measures to enhance the beauty and health
of trees, and attempt to reduce the risk of living near trees. Clients may choose to
accept or disregard the recommendations of the arborist, or seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural
failure of a tree. Trees are living organisms that fail in ways we do not fully understand.
Conditions are often hidden within trees and below ground. Arborists cannot guarantee
that a tree will be healthy or safe under all circumstances, or for a specified period of
time. Likewise, remedial treatments, like a medicine, cannot be guaranteed.
Treatment, pruning, and removal of trees may involve considerations beyond the
scope of the arborist's services such as property boundaries, property ownership, site
lines, disputes between neighbors, landlord -tenant matters, etc. Arborists cannot take
such issues into account unless complete and accurate information is given to the
arborist. The person hiring the arborist accepts full responsibility for authorizing the
recommended treatment or remedial measures.
Trees can be managed, but they cannot be controlled. To live near a tree is to
accept some degree of risk. The only way to eliminate all risks is to eliminate all trees.
Arborist:
Kevin R. Kielty
Date: December 8, 2009
Attachment 9
TOWN OF LOS ALTOS HILLS LOSAMS HILLS
26379 Fremont Road
Los Altos Hills, CA 94022
Phone: (650) 941-7222
wvvw.losaltoshills.ca.gov CALIFORNIA
Grading Policy
Approved by City Council — 4/2197
Code Sections:
Section 10-2.7020 of the Site Development Ordinance states that: "The amount of grading,
excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless
grading is proposed to lower the profile of buildings." Section 10-2.703(a) requires: "Type H
foundations — step -on -contour, daylight, pole foundations, or a combination thereof — shall be
used on building sites with natural slopes in excess of fourteen percent (14%)."
Intent•
The purpose of this policy is to outline desired criteria for grading which assure that construction
retains the existing contours and basic landform of the site to the greatest extent feasible. It is
also intended that the policy provide guidance for "stepping" structures down sloped hillsides,
and emphasizes cut to lower the profile of structures over fill or foundation walls, which tend to
raise the profile of the structure. While balanced cut and fill is desirable to minimize import or
export of soil, to or from a site, it is recognized that the Town's policies and the guidelines below
may encourage export as cut is generally preferred over fill.
These policies are intended to be used by staff in evaluation and malting recommendations to the
Planning Commission and/or City Council regarding site development applications, and as
guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the
extent permitted by the Planning Commission and/or City Council.
Grading Policy
Page 2
Polic .
1. Cuts and fills in excess of the following levels generally will be considered excessive and
contrary to Town ordinances and policies to grade only to the minimum extent necessary
to accommodate structures and to site structures consistent with slope contours, i.e., "step
down" the hill*:
Cut Fill
House 8'** 3'
Accessory Bldg. 4' 3'
Tennis Court 6' 3'
Pool 4'*** 3'
Driveways 4' 3'
Other (decks, yards) 43 3
* Combined depths of cut plus fill for development other than the main residence
should be limited to 6 feet, except that for tennis courts out plus fill may be
permitted up to a maximum of 8 feet.
** Excludes basements meeting Code definition.
*** Excludes excavation for pool.
2. The height of the lowest finished floor(s) of a structure should generally not be set in
excess of three (3) feet above the existing grade, to assure that structures step with the
slope.
3. Driveway cut may be increased up to a maximum of eight feet (8D for the portion of the
driveway or backup area which is adjacent to a garage that has been lowered with a
similar amount of cut. .
4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above
for each type of structure, but shall be the minimum grading needed for drainage
purposes, as determined by the City Engineer.
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, CA 94022
Phone: (650) 941-7222
www.losaltoshills.ca.gov
Attaclunent 10
Basement Ordinance
Effective Date: 9/1/06
Sec. 10-1.208 Basement
"Basement" shall mean a floor level, or portions thereof, which has:
(1) all portions directly below a building; and
(2) the finished floor elevation of the building level above shall not be greater than twenty-
eight (28") inches above the adjoining natural or finished grade, whichever is lower; and
(3) have at least 3 sides, or at least 75% of its perimeter length wholly underground.
That side of the basement not wholly underground shall not be located on any side of a lot
abutting one side of a road. Daylighted basements shall comply with all height and setback
requirements of this ordinance. Basements including cellars and bunkers, which are not located
within the footprint of the building above, may be permitted by the Planning Commission when
it finds that such structures do not encroach in setbacks, are a minimum of 18 inches below
natural grade, are wholly underground except for required exiting, lighting and ventilation and
are counted as development area except when placed under a surface already counted as
development area.
Note: Daylighted basements shall comply -with the Town's grading policy. Ae Grading Policy is
used by staff in evaluating and making .recommendations to the Planning Commission and/or
City Council regarding site development applications, . and as guidance for applicants.
Individual sites may dictate a need to deviate from the criteria, to the extent permitted by the
Planning Commission and/or City Council.
Floor Area Deimition
"Floor area" shall mean the gross horizontal area of the several floors of all buildings, including
garage space and carport space, measured to the outside of exterior walls. Floor area is counted
twice when the vertical distance between the upper surface of the floor, and the upper surface of
the floor or the underside of the roof directly above it, is greater than seventeen (IT) feet. That
portion of an attic is considered floor area when the distance between the upper surface of the
attic floor and the underside of the roof above it is seven (T) feet in height. For the purposes of
this definition, all attic spaces are considered to have floor surfaces. Area meeting the definition
of a basement is exempted from floor area.
(Effective date: March 7, 2002)
Policy: Basement Ordinance
Page 2
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!''i 'i!!I: Y.::: ilY!fl;� E;•: a ,: .: ±,Lp ri •�.!,:,1110v.a•:;: •: c:..... 1...: i•„ !•.;!I INIII : Ei.:: . Y,:: l • .
l,E>Iiaix;^„ba
or.;..lc.•.>.,,•I:L'r•!I:,:,!.,...rl.:,;xE�!:w::!s�:I:I•."!!;iia::I,:t,611;�:,!,.:,.::aa:,.....
I,I;:,::::;I Natural
Grade
Natural 1” Story Caft ill Story
Grade
�, ® Q ® s EL 239.52'
Finish
Grade Floor
_ .....
., �., ... • Area °o
Finish
SECTION Grade
3 sides, or at least
ly'•;�'r';;~;(11!I;�rs{•;.!I!:: 75% of perimeter
length wholly 4th side or 25% of
'��s�i:l�:��•:';I:!i!!!!li!;'I.iii?!�'i.,!ul:,:l::l. � � perimeter length
I
Natural 16, Story
Grade Backfill
Floor
..d`
Area
Floor Area
1 Not Basement
EL 239.52'
6—__vs
Finish PLAN
Grade
I BASEMENT RETAINING WALL
FQJiSNED FLODR AND FLOOR FRAME DETAIL
• I
1
I
I
I •
IB• 7-T
m
I a
I �
RNISN PAD Finished floor elevation of the
SLOPE r2% TIDL
building level above shall not be
greater than twenty-eight (28")
� D= inches above the adjoining
natural or finished grade,
/%//oo basement whichever is lower.
0 r
Attachment 11
MFA/MDA
Page 8 JAN IS 2010
�S
_' d �-
I�
OF LOS ALTOS HILLS cV� �'t4 ��ls HILL
PLANNING DEPARTMENT 1�•�`�
2 retnont Road • L.os Altos Hills, California 94022 • (650) 941-7222 • FAX (650) 941-3160
WOPJCSHEET #2
EXISTING AND PROPOSED DL-.VL•L.OPMENT AREA AND FLOOR ARLA
•
TVILN IN WTTFT YOUR APPLICATION -
PROPERTY OWNER'S NAME (���/pi✓ iD�A.�� Live: t
PROPERTY ADDRESS V
CALCULATED BY ll, p„N„a� 9„41 L: V r" -K DATE-
1. DEVELOPMENT AREA
(SQUARE FOOTAGE)
A. House and Garage (from Part 3. A.)
B. Decking
C.. Driveway and Parking
(Measured 100' along centerline)
D. Patios and Walkways
E. Tennis Court
F. Pool and Decking
G. Accessory Buildings (from Part B)
H. Any other coverage
TOTALS
Existing Proposed
(Additions/Deletions)
17, 10, -146
y V
10
Total
X05;
7.dt 9
Lk
Maximum
�tb•� �rrZoB.s'
Maximum Development Area Allowed - MDA (from Worksheet #1) 1 r f b�
It TOTAL IMPERVIOUS SURFACE Existing Proposed Total
(SQUARE FOOTAGE)
TOTALS
3. FLOOR AREA (SQUARE FOOTAGE)
A. House and Garage
a.
1 st Floor
b.
2nd Floor
c.
Attic and Basement
d.
Garage
B. Accessory
Buildings
a.
1 st Floor
b.
2nd Floor
c..
Attic and Basement
TOTALS
Existing Proposed
(Additions/Deletions)
f ► �o &..'
Total
1073. S� �31'S:•,�°
648.90 0-S I.S, V. 1-0
o a o
Maximum Floor Area Allowed - MFA (from Worksheet #1)
TOWN USE ONLY CI-IECKL-D BY DATE.