HomeMy WebLinkAbout3.1Item 3.1
TOWN OF LOS ALTOS HILLS May 5, 2011
Staff Report to the Planning Commission
SUBJECT: SITE DEVELOPMENT PERMIT FOR A NEW 5,147 SQUARE FOOT
TWO STORY RESIDENCE WITH., A 4,916 SQUARE FOOT
BASEMENT, AND A 780 SQUARE FOOT SWIMMING POOL THE
PROPOSAL INCLUDES REMOVAL OF ONE 12" HERITAGE OAK
TREE AND A REQUEST FOR A GRADING POLICY EXCEPTION
FOR A DRIVEWAY AND YARD AREA ADJACENT TO A
DAYLIGHTED BASEMENT; LANDS OF THRUN; 13818 PAGE MILL
ROAD; FILE #257-10-ZP-SD-GD.
FROM: Brian Froelich, AICP, Associate Planner 15
APPROVED: Debbie Pedro, AICP, Planning Director;
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit and Grading Policy Exception for the new
residence and swimming pool, citing the findings in Attachment #2 and subject to the
conditions of approval in Attachment #1.
BACKGROUND
The subject property is located on the south side of Moon Lane. The property has a net
size of 9.256 acres and an average slope of 31%. The topography of the site slopes up
toward the center from all sides where the existing residence and secondary unit are sited
on a knoll. The property is developed with a single family residence, a secondary
dwelling unit, and a swimming pool. The secondary dwelling unit was approved by the
Planning Commission in 1988 with a Variance for the size of the unit to exceed 1;000
square feet.
The existing driveway is steep with sections where the slope is nearly 30%. The site is
accessed from Moon Lane while maintaining a Page Mill Road address. Moon Lane is a
private road.
The applicant requests a Grading Policy exception for additional cut with a maximum
depth of 12 feet for the driveway and yard areas adjacent to the basement garage.
Driveways adjacent to garages that are cut into a slope are permitted a maximum of eight
(8) feet of cut per the Town's Grading Policy where yard areas are allowed four (4) feet
of cut.
The applicant requests approval to remove one (12") heritage oak tree to accommodate
the driveway grading.
Planning Commission
Lands of Thrun
May 5, 2011
Page 2
CODE REQUIREMENTS
This application is not eligible for the Fast -Track process per section 10-2.1305.1(a) (3),
because the applicant requests a Grading Policy Exception. The Planning Commission
has authority to allow Grading Policy Exceptions on individual projects.
DISCUSSION
Site Data:
Gross Lot Area:
Net Lot Area:
Average Slope:
Lot Unit Factor:
Area Maximum
Development 38,183
Floor 25,455
Site and Architecture
9:256 acres
9.256 acres
31%
5.091
Proposed
Existing
Increase Left
25,870
20,293
5,577 12,313
7,983
7,778
205 17,472
The 9.256 acre site has a 31 % slope that ascends from all sides to a knoll at the building
site. The proposed residence and existing accessory buildings utilize 34% of the
allowable floor area and 54% of the allowable development area. The proposed site
layout includes a one story circular dwelling, basement with garage below the residence,
driveway, decking and swimming pool. The exterior building materials include glass
panels and painted steel. The design incorporates a pyramid shaped skylight and a roof
deck. A portion (121 square feet) of the skylight exceeds 17 feet interior height and is
counted twice for floor area purposes.
The circular building design is centered on the existing residence, detached garage, and
swimming pool sites. The top of the pyramid skylight is 24' 9" tall while the remainder
of the building measures 14 feet above adjoining grade. The maximum proposed overall
structure height is 34'9".
The proposed residence complies with floor area, development area, setbacks, and height
standards per Title 10 of the Municipal Code. Architectural style is not specifically
regulated by the Town's Municipal Code. The project Architect intends to discuss the
design and materials further at the public hearing.
Driveway & Parking
The proposed driveway will enter from Moon Lane in primarily the same location as the
existing driveway. The existing driveway has a section where slope is nearly 30%. The
Fire Department's maximum allowable driveway slope is 15% but exceptions can be
Planning Commission
Lands of Thrun
May 5, 2011
Page 3
made for difficult sites up to 20% slope, which is achieved by the proposed driveway.
The existing driveway ascends approximately 75 feet of elevation from Moon Lane
where the proposed driveway ascends approximately 63 feet from Moon Lane. Cutting
the driveway terminus area allows the driveway to meet the Fire Department's 20%
standard but necessitates a Grading Policy Exception.
Outdoor Lighting
Building mounted lighting will be shielded downlights per plans sheet A0.02 (written
description). Minimum required light will be utilized with two (2) fixtures per double
door exit, one (1) fixture per single door exits and at stairways. The standard lighting
Condition #7 for outdoor lighting, requires that fixtures be down shielded or have
frosted/etched globes. The applicant will submit outdoor landscape lighting details with
the required landscape screening plan.
Grading
The Engineering Department has reviewed the plans and has determined that the proposal
does not comply with the Grading Policy but has forwarded conditions of approval if the
Planning Commission approves the project. Grading quantities include:
• 4,600 cubic yards of cut
• 600 cubic yards of fill
• 4,000 cubic yards export
The proposed Grading Policy Exception includes the following two areas:
• 12 foot cut for the driveway adjacent to basement .garage where 8 foot cut is the
maximum allowed -The cut depth accommodates the vehicular access to the
basement level. The 12 foot cut also lowers the driveway terminus elevation
allowing the overall driveway way slope to be reduced from approximately 30%
to 20%, which is the maximum exception allowed by the Santa Clara County Fire
Department. These areas cover approximately 4,295 square feet.
• 12 feet cut for yard areas adjacent to the driveway where 4 foot cut is the
maximum allowed -Two yard areas flanking the driveway include additional cut
depths. Grading these areas would reduce the amount of retaining walls on site
and aesthetically allow the upper portion of the driveway an "open feel" as
opposed to being a channel with retaining walls on both sides leading to the
basement garage. These areas cover approximately 2,874 square feet.
The additional cut allows the building to be lowered, which is "generally preferred" per
the Grading Policy. The design reduces the visible bulk of the building from offsite
particularly because the building site is at a higher elevation than the immediate offsite
Planning Commission
Lands of Thrun
May 5, 2011
Page 4
vantage points. The additional cut allows the slope to meet the maximum Fire
Department standard driveway slope. The Architect has prepared exhibits that detail
offsite sight lines and views toward the proposed residence (plan sheet A2.04).
Drainage
The drainage design is primarily sheet flow away from the residence and surrounding
hardscape improvements. Driveway drainage flowing back toward Moon Lane is directed
into a lateral PVC pipe and conveyed into an energy dissipater and grassy swale to allow
it to percolate on site. The net increase of coverage surfaces equals 1,868 square feet with
the proposed project.
Geotechnical Review
The applicant's geotechnical consultants, Murray Engineers have prepared a
Geotechnical Investigation Report. The report identifies areas of fill and several landslide
areas in and around the subject site. The landslides are at the sides of the site and not at
the knoll top where the proposed building site is located. Cotton and Shires Associates
has recommended standard project conditions (Attachment #4) requiring the
Geotechnical consultant to document their review of the construction documents and
document their inspections (Conditions #19 a & b).
Trees & Landscaping.
The site contains a blend of natural and planned landscaping that includes 58 trees that
are primarily grouped around the perimeter of the existing building site. The site has 22
heritage oak trees. Several acres of the property are void of trees. The applicant has
retained the services of an Arborist, Ian Geddes and Associates (reports on plan sheet
A2.07). The public notice conveyed information that four (4) heritage ,oak trees were to
be removed, which the Civil Engineering plans had originally shown. The project
Arborist has provided an updated report (April 26, 2011) stating that only one (1)
heritage oak tree near the driveway needs to be removed and that the others can be
protected during construction.
The three (3) heritage oak trees in question are smaller varieties ranging from 12"-15"
and are located near the rear yard retaining wall. Typical mitigation is 3:1 for removal.
Town staff is recommending that the project conditions require mitigation plantings for
the anticipated removal of four (4) trees at this time (Condition #18). At the conclusion of
the project and at the applicant's request, the Town Arborist can review the health of the
subject trees and reduce the required mitigation plantings as necessary.
Planning Commission
Lands of Thrun
May 5, 2011
Page 5
Green Building, Ordinance
The applicant has submitted a GreenPoint checklist in compliance with the Town's Green
Building Ordinance. The building is designed to achieve 127 points in the GreenPoint
Rated certification program. (Plans sheet A0.02)
Fire Department Review
The Santa Clara County Fire Department reviewed the plans and has required that the
building be sprinklered and that the driveway accommodate a standard Fire Truck
Turnaround. The site plan shows the location of a conforming Fire Truck Turnaround.
Sanitation
The site will be connected to the Los Altos basin sewer via extension of the existing main
line located under Moon Lane. The project will necessitate extending the main line
several hundred feet and bringing a private lateral onto the property.
Town Committee's Review
The Pathways Committee has recommended unanimously that an in -lieu fee be collected.
The Environmental Design and Protection Committee commented that the new building
will benefit from the existing screening vegetation currently in place but screening the
existing secondary dwelling unit is recommended.
ENVIRONMENTAL CLEARANCE (CEQA)
The proposed single family residence is categorically exempt from the provisions of the
California Environmental Quality Act by provision of Section 15303(a) & (e).
ATTACHMENTS
1. Recommended conditions of approval
2. Grading Policy Exception Findings
3. Los Altos Hills Grading Policy
4. Cotton and Shires Associates Letter, February 28, 2011
5. Environmental Design and Protection Committee Comments, March 10, 2011
6. Pathways Committee minutes from meeting on February 28, 2011
7. Fire Department Comments, February 23, 2011
8. Proposed development plans
Planning Commission
Lands of Thrun
May 5, 2011
Page 6
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE AND SWIMMING POOL
LANDS OF THRUM, 13818 PAGE MILL ROAD
File # 257-10-ZP-SD-GD
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. 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
Authority. 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. All landscaping required for screening purposes
and for erosion control (as determined by the City Engineer) must be
installed prior to final inspection.
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 required
plantings remain viable.
Planning Commission
Lands of Thrun
May 5, 2011
Page 7
5. 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 fi°ont property line and 30' from the sides 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 approved Site Development plan."
The applicant shall submit the stamped and signed letter(s) to the
Planning Department prior to requesting a foundation inspection and
prior to final inspection.
6. 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 structure height shown
on the approved plans, measured as the vertical distance at any point from
the building pad, 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 measured from the lowest visible natural or finished grade
topographical elevation of the structure along the building line and the
highest point of the roof structure or appurtenance." The applicant shall
submit the stamped and signed letter(s) to the Planning Department
prior to requesting a final framing inspection and prior to final
inspection.
7. Building mounted shall have frosted glass or be down lights. No lighting
may be placed within setbacks except two entry or driveway lights.
8. Skylights shall be designed and constructed to reduce emitted light (tinted
or colored glass, or other material). No lighting may be placed within
skylight wells.
9. Fire retardant roofing (Class A) is required for all new construction.
10. No new fencing or gates are approved. Any new fencing, walls or gates
shall require review and approval by the Planning Department, prior to
installation.
11. At the 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)
Planning Commission
Lands of Thrun
May 5, 2011
Page 8
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.
12. Prior tofinal inspection and occupancy, a qualified professional as for the
scoring system used (GreenPoint Rater or a LEED AP) shall provide
documentation to the Planning Department verifying that the building was
constructed in compliance with GreenPoint Rated or LEED° certification.
13. 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 #2 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.
14. 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 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.
15. 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 for noise mitigation and screening. The
pool equipment enclosure shall be screened with landscaping and may not
encroach into any required setbacks.
Planning Commission
Lands of Thrun
May 5, 2011
Page 9
16. An ISA Certified Arborist shall certify in writing and state that "all of the
recommendations in the Ian Geddes and Associates reports dated
December 29, 2010 and April 26, 2011 were implemented during the
construction process" The applicant shall submit wet signed letters) .to
the Planning Department prior to requesting a final inspection.
17. Prior to beginning any grading operation, tree fencing for all oak trees 6"
in diameter and greater. The tree protection measures must be
implemented throughout the course of construction. Town staff must
inspect the fencing and the trees to be fenced prior to commencement of
grading. The property owner shall call for said inspection at least three
days in advance of the inspection. No storage of equipment, vehicles or
debris shall be allowed within the drip lines of these trees.
18. The property owner shall install 12-36" box sized native oak trees prior to
final inspection. The location of these required plantings shall be shown
on the landscape screening plan. At the applicant's request, the Town
Arborist can inspect the three (3) oak trees that will be impacted by the
rear yard retaining wall. The mitigation plantings can be reduced by a 3:1
ration if any trees are found to be in good health with a good prognosis.
ENGINEERING DEPARTMENT:
19. As recommended by Cotton, Shires & Associates, Inc., in their letter dated
February 28, 2011, the applicant shall comply with the following:
a. Geotechnical Plan Review - The applicant's geotechnical
consultant shall review and approve all geologic and 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 Project Geotechnical Consultant shall verify that the
proposed improvements are located a sufficient distance
from areas of the past slope instability. The slope area north
of the residence shall be examined. Any appropriate
remedial measures shall be. recommended.
• The Project Geotechnical Consultant shall review the
location of the proposed southern energy dissipater on Civil
Plan Sheet #2. The currently proposed location appears to
coincide with an area of previous instability/erosion.
Planning Commission
Lands of Thrun
May 5, 2011
Page 10
The results of the plan review shall 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 Construction Inspections - 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.
20. Peak discharge at 13818 Page Mill Road, as a result of Site Development
Permit 257-10, 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.
21. 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.
22. 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.
Planning Commission
Lands of Thrun
May 5, .2011
Page 11
23. 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.
24. 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 Moon Lane, Page Mill Road, and surrounding roadways, storage
of construction materials, placement of sanitary facilities, parking for
construction vehicles, clean-up area, and parking for construction
personnel. A debris box (trash dumpster) shall be placed on site for
collection of construction debris. Arrangements must be made with the
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.
25. 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.
26. 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.
27. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection. A sewer connection permit shall be
required by the Town's Public Works Department, prior to acceptance of
plans for building plan check.
28. The property owner shall pay the Pathway in -lieu fee, prior to acceptance
of plan for building plan check.
Planning Commission
Lands of Thrun
May 5, 2011
Page 12
FIRE DEPARTMENT:
29. 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.
30. The applicant shall provide an approved fire department engine driveway
turnaround with a minim radius of 36 feet outside and 23 feet inside.
31. The applicant shall provide an access driveway with a paved all weather
surface, a minimum unobstructed width of 14', vertical clearance of 13'6",
minimum circulating turning radius of 36' outside and 23' inside, and a
maximum slope of 20%.
32. 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.
33. 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 11a, 13, 19a, 20, 23, 24, 25, 27 AND 28 SHALL BE
COMPLETED AND SIGNED OFF BY THE PLANNING DEPARTMENT AND/OR
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 action. The
building permit cannot be issued until the appeal period has lapsed. The applicant may
submit construction plans to the Building Department after May 31, 2011 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.
Planning Commission
Lands of Thrun
May 5, 2011
Page 13
NOTE: The Site Development permit is valid for one year from the approval date (until
May 5, 2012). 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.
Planning Commission
Lands of Thrun
May 5, 2011
Page 14
ATTACHMENT 2
RECOMMENDED FINDINGS FOR GRADING POLICY EXCEPTION
LANDS OF THRUN, 13818 PAGE MILL ROAD
File # 257-10-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 grading employs a cut building pad and significantly lowers the
profile of the residence and reduces overall visible bulk. Cut foundations are
"generally preferred" over fill per the Grading Policy.
3. The proposed grading will not result in the removal of any substantial vegetation
that cannot be effectively mitigated.
4. The proposed grading will not increase the quantity of runoff.
5. The proposed area of grading will not result in a substantial visual alteration of
the natural terrain. The property's existing contours and basic landform are
retained.
6. The proposed grading will not result in the placement of retaining walls that are
highly visible from off-site.
7. The proposed area requiring exception is a small area, 1.8% of the property size.
TOWN OF LOS ALTOS MILLS
26379 Fremont Road
Los Altos Hills, CA 94022
Phone: (650) 941-7222
www.losaltoshills.ca.gov
Code Sections:
Attachment 3
LOSALT05IRLL8
1
CALIFORNIA
Grading Policy
Approved by City Council — 4/2/97
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) 4' 3'
* Combined depths of cut plus fill for development other than the main residence
should be limited to 6 feet, except that for tennis courts cut plus fill may be
permitted up to a maximum of 8 feet_
** Excludes basements meeting Code definition.
*** Excludes excavation for pool.
2. The height of the lowest finished floor(s) of a structure should generally not be set in
excess of three (3) feet above the existing grade, to assure that structures step with the-
slope.
heslope.
3. Driveway cut may be increased up to a maximum of eight feet (8D for the portion of the
driveway oz 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.
COTTON, SHIRES AND ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS
TO: Brian Froelich
Associate Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
.Los Altos Hills, California 94022
SUBJECT: Geotechnical Peer Review
RE: Thrun, New Residence
257-10-ZP-SD-GD
13818 Page Mill Road
Attaclunent 4
February 28, 2011
L5150
At your request, we have completed a geotechnical peer review of the
applications for the proposed addition using:
Geotechnical Investigation (report) prepared by Murray
_ Engineers, Inc., dated February 4; 2011;
• Architectural Plans (17 sheets) pr'ep'ared -'by Eli Attia Architect,
dated February 11, 2011; and
• Grading, Drainage, and Erosion Plans (3 sheets) prepared by
Giuliani and Kull Inc., dated February 11, 2011.
In addition, we completed a recent site inspection and reviewed pertinent
technical documents from our office files.
DISCUSSION
The applicant proposes to demolish the existing residence and construct a new
residence with 'full basement. Other site improvements include construction of
swimming pool, : reflection pool, and various landscape/ perimeter retaining walls.
Provided estimates of project earthwork include' 671 cubic yards of cut and 18 cubic
yards of fill.
Northern California Office
330 Village Lane
Los Gatos, CA 95030-7218
(408) 354-5542 • Fax (408) 354-1852
www.cottonshires.com
Central California Office
6417 Dogtown Road
San Andreas, CA 95249-9640
(209) 736-4252 • Fax (209) 736-1212
Brian Froelich
Page 2
SITE CONDITIONS
February 28, 2011
L5150
The subject property encompasses the top of a knoll with surrounding gentle to
very steep (approximately 5 to 67 percent inclination) hillside topography. Initial
grading for the site resulted in a radial fill prism surrounding the existing residence and
parking pad. A fill prism lies along the northern edge of the existing driveway with
steep to precipitous (approximately 45 to 100 percent) slopes. Other fill prisms that
surround the building pad and driveway are moderately steep (approximately 25 to 29
percent inclination). A steep (approximately 40 percent inclination) cut slope is located
along the inboard edge of the driveway.
Indications of shallow landshding were noted along the southern and northern
portion of the property. An old landslide along the northern slope of the property
displays an apparent 5 -foot headscarp that is located approximately 20-leet from the
edge of the parking pad. We also noted other apparent subdued landslide features along
site southern slopes that displayed hummocky terrain:
Indications of potentially expansive colluvium/fill materials including
desiccation cracks were observed within landscaped areas. Signs of fill settlement/ creep
were also noted along the outboard edges of the pool fill pad. Drainage is characterized
by radial sheetflow and channelized flow along a developed swale within the
southeastern portion of the property.
The Town Geologic Map indicates that the property is underlain, at depth, by
sedimentary bedrock materials of Santa Clara Formation. The bedrock is overlain by
potentially expansive sandy clay. The nearest trace of the potentially active Monta Vista
fault is mapped approximately 1,650 feet southwest of the subject property.
Additionally, the active San Andreas fault is located approximately 2.9 miles southwest
of the site.
CONC-LUSIONS AND RECOMMENDED NDED ACTION
Proposed site development appears to be constrained by potentially expansive
surficial soils, artificial fill materials, and anticipated future strong seismic ground
shaking. We have noted several shallow landslide features at the site that potentially
impact perimeter improvements such as proposed energy dissipaters. The site soil
investigation and geotechnical design recommendations appear to be in general
conformance with prevailing standards of geotechnical practice. We recommend that
the following conditions be attached to geotechnical approval of permit applications for
the project.
COTTON, SHIRES AND ASSOCIATES, INC.
Brian Froelich
Page 3
February 28, 2011
L5150
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
foundations) to ensure that their recommendations have been
properly incorporated.
The Project Geotechnical Consultant. should verify
that proposed improvements are located a
sufficient distance from areas of past slope
instability. The slope area north of the proposed
residence should be examined. Am., appropriate
remedial measures should be recommended.
The Project Geotechnical Consultant should review
the location of the proposed southern energy
dissipater on the Civil Plan Sheet 2. The current
proposed location appears to coincide with an area
of previous instability/ erosion.
The results of the Geotechnical Plan Review should be
summarized by the geotechnical consultant in a letter and
submitted to the Town Engineer along with other documentation
for building permit plan -check.
2. Geotechnical Construction Inspections - The geotechnical
consultant should inspect, test (as needed), and approve all
geotechnical aspects of the project construction. The inspections
should include, but not necessarily be limited to: site _preparation
and grading, site surface and subsurface drainage improvements,
and excavations for foundations and retaining walls prior to the
placement of steel and concrete.
The results of these inspections and the as -built conditions of the
project should be described by the geotechnical consultant in a
letter and submitted to the Town Engineer for 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 its discretionary permit decisions. Our services have been limited
to review of the documents previously identified, and a visual review of the property.
COTTON, SHIRES AND ASSOCIATES, INC.
Brian Froelich
Page 4
February 28, 2011
L5150
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:JN:kd
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Savre
Principal Engineering Geologist
CEG 1795
�C
David T. Schrier
Principal Geotechnical Engineer
GE 2334
COTTON, SHIRES AND ASSOCIATES, INC.
Attachment 5
Environmental ]Design and Protection Committee
New Residencefgxn+94d Evaluation
Reviewed by:� �( Date (D
Applicant
Name t 0-p 0 tj
Address 1 l PO --C
Site impact/lighting/noise:
Creeks, drainage, easements:
L U
Existing Vegetation:
Significant issues/comments:
C7Lk_
MAR 10 2011
TOWN ®f LOS ALTOS HILLS
Attachment 6
Los Altos Hills Pathway Committee DRAFTI
Minutes of Meeting February 28, 2011
1. ADMINISTRATIVE
Chairman Eileen Gibbons called the meeting"to order at 7:05 PM
Members present: Courtenay Corrigan, Nick Dunckel, Eileen Gibbons, Breene Kerr,
Bob Stutz, Sue Welch, Denise Williams
Members absent: Ann Duwe, Tim Warner
LAH Council Members present: Breene Kerr, Ginger Summit
Members of the public present: Eli Attia, architect was present representing 13818 Page Mill Road
The agenda was approved as published.
2. Communications from the floor.
None
3. Property Reviews. The following properties were reviewed for pathway recommendations:
a) 13818 Page Mill Road (Lands of Thrun, Sebastian, and Petra) The reason for pathway review is
construction of a new residence. The architect, Eli Attia, was present representing the
homeowners. The 9 -acre property has a Page Mill address, but is actually on the south side of
Moon Lane. Moon Lane is a cul-de-sac; it is a private after 13816, but Chairman Gibbons reported
that the Town holds an easement that confers right-of-way for the public. Easement maps show
an in -road easement the full length of Moon Lane (connecting to the off-road path) and a planned
roadside path with easement on 13826 and 13818 Page Mill. An established off-road path (on a
gravel/grass fire road) exits from the eastern end of Moon Lane and connects to Saddle
Mountain Drive. It is unclear how many residences Moon serves. The PWC visited the site on
February 26, 2011 and walked the fire road, and spoke with the homeowner, who said he had no
objections to a path along Moon Lane. Sue Welch moved that the owners of 13818 Page Mill
Road be asked to pay a pathway in -lieu fee. Breene Kerr seconded and amended the motion to
ask that staff confirm that the Town holds an easement conferring public access all along on
Moon Lane. Eileen Gibbons seconded. The vote was unanimously in favor.
4. Reports from Other Meetings
Breen Kerr distributed information from the Valley Transportation Authority (VTA)
a) Info on a bicycle and pedestrian workshop to solicit feedback from cyclists on rural roads in the
area that are heavily used and potentially in need of improvements (Popular Bicycle Rides on
Country Roads, March 9, 2011)
b) Santa Clara County project priority list update showing projects to be funded (or not) by the
Roads and Airports Department. Addition of roadside paths to Moody Road between Hidden
Villa and Canyon Road is on the list but will not be funded. BK suggested that involvement of the
PWC help the Town get funding.
5. Old Business
a) Addition of La. Loma Annex Off -Road Pathway to Master Path Plan (MPP). Eileen Gibbons met
with Richard Chiu and Debbie Pedro to review he procedure for adding segments to the MPP.
She will put the request for amendment of the MPP before City Council for approval on February
DraftlPWC_Minll-0228 3/18/I1
FIRE DEPARTMENT
SANTA CLARA COUNTY Mum
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 m (408) 378-9342 (fax) • www.FcFf8.t 4
2011
Attaclnnent 7
Internationally Accredited
Agency
TORO OP L ALTOSH REPLAN
V EW 1 1 0437
000666 No.
BLDG
DEVELOPMENTAL REVIEW COMMENTS PERMIT No.
_ . ...... _.
:Proposed new 9,942 square -foot one-story single-family residence with basement and attached
:garage.
'Comment #1: 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.
Comment #2: 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.
;Comment #3: Fire Sprinklers Required: An automatic sprinkler system shall be provided
throughout all new buildings and structures exceeding one (thousand) square feet. NOTE: Covered
'porches, patios, balconies, and attic spaces may require fire sprinkler coverage. 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. CFC Sec. 903.2, as adopted and amended by LAMC Noted on Page A0.01 of the plans
'Comment #4: 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
City PLANS SPECS NEW RMDL AS
LAH N ❑ N ❑ ❑
OCCUPANCY
SFR
CONST. TYPE
V -B
ApplicantName
Eli Attia Architect
DATE
2/23/2011
PAGE
1 OF 2
SEC/FLOOR
1 +bsmt
AREA
9942 sf
LOAD
PROJECT DESCRIPTION
Residential Development
PROJECT TYPE OR SYSTEM
Design Review
NAME OF PROJECT
SFR
LOCATION
13818 Page Mill Rd Los Altos Hills
TABULAR FIRE FLOW
2750
REDUCTION FOR FIRE SPRINKLERS
REQUIRED FIRE FLOW @ 20 PSI
1500
BY
Harding, Doug
1 50%
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
s ..
�� DEPARTMENT x c�4.Je �� " t 'SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-18181 ,PER 2 4 2all
(408) 378-4010 • (408) 378-9342 (fax) • wk .sccfd.org
INS -,
V i
iO�
Lf ��
�'CC11EDttP
Internationally Accredited
Agency
a �s
ION
OF 06 ALTQM
REVIEW 1 1
No. -
BLDG
DEVELOPMENTAL REVIEW COMMENTS PERMIT No.
0437
: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). 2007 CFC Sec. 903.3.5 and
Health and Safety Code 13114.7
Comment #5: 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. CFC Sec. 503
;Comment #6: 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. CFC:
:Sec. 503
Comment #7: 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. CFC Sec. 505
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
LAH
PLANS SPECS NEW RMDL AS
® ❑ ® ❑ ❑
OCCUPANCY
SFR
CONST, TYPE
V -B
AppllcantName
Eli Attia Architect
DATE
2/23/2011
PAGE
2 OF 2
SEC/FLOOR
1 +bsmt
AREA
9942 sf
LOAD
PROJECT DESCRIPTION
Residential Development
PROJECT TYPE OR SYSTEM
Design Review
NAME OF PROJECT
SFR
LOCATION
13818 Page Mill Rd Los Altos Hills
TABULAR FIRE FLOW
2750
REDUCTION FOR FIRE SPRINKLERS
REQUIRED FIRE FLOW @ 20 PSI
1500
BY
Harding, Doug
50%
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