HomeMy WebLinkAbout4.1Item 4.1
TOWN OF LOS ALTOS HILLS July 7, 2011
Staff Report to the Planning Commission
SUBJECT: A REQUEST FOR A SITE DEVELOPMENT PERMIT FOR A SINGLE
STORY NEW RESIDENCE WITH A BASEMENT, BUNKER, SWIMMING
POOL, AND A GRADING POLICY EXCEPTION FOR THE NEW
RESIDENCE AND YARD AREAS; LANDS OF YEN; FILE # 48-11-ZP-SD
FROM: Nicole Horvitz, Assistant PlannerAK
APPROVED: Debbie Pedro, AICP, Planning Director -7?
RECOMMENDATION: That the Planning Commission:
Deny the requested Site Development Permit and Grading Policy Exceptions based on the
Findings of Denial in Attachment 1;
ALTERNATIVE
Offer the applicant the option to continue the project and return with a plan that.conforms to the
Town's Grading Policy.
BACKGROUND
The subject property is a 1.035 acre parcel located on the west side of Ciceroni Lane. The lot
was created on December 7, 1945 as part of the Taaffe Subdivision. A 1,909 square foot two-
story house with an attached garage was constructed on the property in 1948. Surrounding uses
include one and two-story single-family homes on adjacent parcels to the west, north, south, and
to the east across Ciceroni Lane. The applicant is proposing to construct a single story new
residence with a basement, bunker, and swimming pool on the property.
CODE REQUIREMENTS
As required by Section 10-2.301 (c) of the Municipal Code, this application for a new residence
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: 1.035acres
Average Slope: .12.3%
Lot Unit Factor: .984
Staff Report to the Planning Commission
Lands of Yen
13811 Ciceroni Lane
July 7, 2011
Page 2 of 13
Floor Area and Development Area:
Area (sgft) Maximum Existing Proposed Increase Remaining
Development 14,687* 6,335 13,672 7,337 1,015
Floor 5,893 1,909 5,870 3,961 23
(Basement 4,400)
(Bunker 120)
*Includes 500 sq. ft. development area bonus per Section 10-1.502.b.6 (Solar Ordinance)
Site and Architecture
The applicant is requesting approval of a Site Development Permit to construct a 5,870 square
foot single story residence with a 4,400 square foot basement, a 120 square foot bunker, and a
1,342 square foot swimming pool.
The proposed new residence is sited on a flat portion of the lot in the same vicinity as the
existing residence. 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 42' from the east (front) property
line, 55' from the north property line (side), 78' from the south (side) property line, and 33' from
the west (rear) property line. The maximum building height on a vertical plane is 27' and the
maximum overall height of the building (including chimneys and appurtenances) from the lowest
point to the highest point is 34'. Proposed exterior materials consist of cement plaster, tile roof,
and balconies with stone railings.
The basement level of the new residence has 4,400 square feet of area which includes three
bedrooms with bathrooms, exercise room, lounge, den, • guest suite with a bathroom, pool
bathroom, and a technical room. An enlarged basement lightwell is located on the south side of
the residence and serves the dual function of an egress as well as a sunken lawn for the basement
area.
The bunker, located within the basement, consists of two bathrooms. The total bunker area is 120
square feet.
The main level has 5,870 square feet of living space with a foyer, living room, dining room,
kitchen, office, great room, master suite with a master bath with swimex pool access, and a three
car garage.
Driveway & Parking
The new driveway access will be in approximately the same location as the previous driveway
access from Ciceroni Lane. The driveway will extend along the east property line to access the
new three car garage and two exterior parking spaces.
Staff Report to the Planning Commission
Lands of Yen
13811 Ciceroni Lane
July 7, 2011
Page 3 of 13
Outdoor Li ting
The applicant is proposing thirty lights located on the exterior of the main residence (lighting
plan sheets E1 and E2). 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
One (1) non heritage oak is the only tree proposed to be removed with the new residence. 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 #3). 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 into a 40' x 48"
detention system and slowly metered out along the east property line.
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.
Grading PolicyExc ption
Total grading quantities for this project include 6,500 cubic yards of cut and 200 cubic yards of
fill. 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 up. to 12' of cut for the side and rear yard areas, where 4' is allowed
and up to 11' of cut for the northeastern corner of the residence, where 8' is allowed. The total
volume of cut that exceeds the grading limits is 1,871 cubic yards and covers 6,251 square feet in
area.
Staff Report to the Planning Commission
Lands of Yen
13811 Ciceroni Lane
July 7, 2011
Page 4 of 13
The property owner has submitted a letter explaining the request for the Grading Policy
exception (Attachment 2).
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The Town's Grading Policy is intended to be used by staff in evaluation 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.
The Planning Commission has; generally approved: exceptions to the :Grading Policy for
necessary improvements such as driveways or main residences. The Planning Commission has
determined that the installation of amenities such as pools, decks, and lawns should generally
conform to the limitations of the Town Grading Policy and -the existing hillside terrain.
However; the Planning Commission has the discretion to approve grading levels beyond standard
requirements when the individual site dictates the need to deviate from the criteria.
If the Commission decides to approve the project as proposed, staff should be directed to prepare
findings for approval of the Grading Policy exception.
Neighbor Concerns
Included in attachment 6, are two letters of support of the project from the neighbors at 13870
Ciceroni Lane (Lands of Murphy) and 13781 Ciceroni Lane (Lands of Haunalter).
Staff Report to the Planning Commission
Lands of Yen
13811 Ciceroni Lane
July 7, 2011
Page 5 of 13
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).
Committee Review
The Pathways Committee recommends a pathway in -lieu fee (condition #26).
The Environmental Design and Protection Committee noted the impact of the new residence
would be immense if the south mitigation is removed (Attachment 5). The applicant is not
proposing to remove this vegetation at this time.
Green Building Ordinance
This project is required to comply with the Town's Green Building Ordinance. The new
residence is designed to achieve 76 points in Build it Green's GreenPoint Rated program.
CEQA STATUS
The project is categorically exempt under CEQA per Sections 15303 (a) & (e)
ATTACHMENTS
1. Findings of Denial
2. Letter from property owner dated June 10, 2011
3. Recommended conditions of approval (if approved)
4. Recommendations from Santa Clara County Fire Department dated March 24, 2011
5. Comments from Environmental Design and Protection Committee dated March 31, 2011
6. Letters from neighbors at 13870 and 13781 Ciceroni Lane received June 28, 2011
7. Grading Policy
8. Basement Ordinance
9. Worksheet #2
10. Development plans
Staff Report to the Planning Commission
Lands of Yen -
13811 Ciceroni Lane
July 7, 2011
Page 6 of 13
ATTACHMENT 1
RECOMMENDED FINDINGS OF DENIAL FOR
GRADING POLICY EXCEPTIONS
LANDS OF YEN, 13811 CICERONI LANE
File #48-11-ZP-SD
The proposed grading is not in conformance with the General Plan Land Use Element Policy
1.1 which states that "Uses of land shall be consistent with the semi -rural atmosphere of the
community, 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 and landscaping".
The requested grading exceptions exceed the minimum necessary to accommodate a new
residence. The subject property is not unique in size, shape, or topography to prevent the
design of a new residence and associated retaining walls which would minimize disturbance
to the natural terrain and vegetation.
2. The proposed grading exception is not consistent with Section 10-2.702 (c) of the Los Altos
Hills Municipal Code: "The location of all structures should create as little disturbance as
possible to the natural landscape. 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. Additional grading may be allowed for the purpose of .
lowering the profile of the building provided that at the completion of the project the visual
alteration of the natural terrain is minimized. The removal of vegetation and alteration of
drainage patterns shall be the minimum necessary to accommodate the proposed structure."
One of the reasons for the excessive grading is to create an expanded side and rear yard area,
rather than working with the site to create a living area with the minimum grading necessary.
3. In the past, the Planning Commission has approved Grading Policy exceptions for residences
in order to lower the profile of the building. In this case, the applicant is proposing a 24' tall
single story residence with an 11' tall basement. The 11' of proposed cut for the residence
does not assist in lowering the profile of structure.
RECE Attachment 2
JUN 2 3 2011
MIN OF LAS ALTOS NIUS
June 10, 2011
Town of Los Altos Hills
To Whom It May Concern:
There are three options to build my house on 13811 Cicerone Lane, Los Altos Hills: Option I -- build the
house close to the south -end of the lot, I would have to build a 2 -story house; Option 2 — build the
house close to the north -end of the lot, I would have to build a 2 -story house; Option 3 — build the
house in the middle of the lot, l could conceal a basement with reasonable day -light and build a I -story.
house. To remedy the lost of a reasonable yard in Option 1 & 2, we: need to make some cut in the
northwest corner of the lot so that we could still have a reasonable, while smaller, yard on the back.
Option I & 2 could easily get a fast-track on :the Town's approval process without a hearing, however,
Option 3 is a much better plan for the neighbor above (on the north) or the neighbor below (ora the
south). In fact, it is an all-around better house plan for all neighbors; it is private and non -intrusive to
any one,.vhiie increases the value of the entire neighborhood. In other words,,What I am facing is to
Blease the Town or to please the neighbors.. If we build and move -in, my family is going to live with
these neighbors for years to comer; the choice to arae is rather obvious.
In addition,;. geologically the rain water from this lot naturally flows onto the lot below (on the south)
and the lot on the southwest -side, no matter.what do you do about it. There is no cheap solution for
this problem since the'geological nature defines it. The plan we have:been suggested would make the
rainwater flow eventually to one. neighbor than the other.. To make a better neighborhood, we haus
devised a plan which would cost us $50,000 more but retaining and absorbing the water onto our side
which, by nature, it supposes to flow onto both of their lots with varying degrees.
With all the considerations above: and our best intent, if the Town still wants to make us struggle and
suffer, the Option 4 is to make minor remodeling to the existing house and rent it out as the previous
owner did, or put it back to the market let others to build a fast-track plan with the Town.
Best,Regards,
i
of Yen, h.
.owner a,
13811 Cicerone Lan,
Los Altos Bills, CA
Staff Report to the Planning Commission
Lands of Yen .
13811 Ciceroni Lane
July 7, 2011
Page 7 of 13
ATTACHMENT 3
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE WITH BASEMENT, AND POOL
LANDS OF YEN, 26491 13811 CICERONI LANE
File # 48-11-ZP-SD
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 CodeSection 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
must inspect the fencing and the trees to be fenced prior ,to commencement of
Staff Report to the Planning Commission
Lands of Yen
13811 Ciceroni Lane
July 7, 2011
Page 8 of 13
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, roof eaves, and pool 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 and pool shall be similarly certified in writing to state that "the
elevation of the new residence and pool 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 letters) 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.
c. The residence shall be equipped with exit alarms on those doors providing
direct access to the pool.
Staff Report to the Planning Commission
Lands of Yen
13811 Ciceroni Lane
July 7, 2011
Page 9 of 13
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.
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 sheets E1 and. E2. There shall be one
light per door or two for double doors. No lighting may be placed within setbacks
except two entry ordriveway 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.
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
Staff Report to the Planning Commission
Lands of Yen
13811 Ciceroni Lane
July 7, 2011
Page 10 of 13
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 #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.
ENGINEERING DEPARTMENT:
17. Peak discharge at 13811 Ciceroni Lane, as a result of Site Development Permit.
48-11, 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.
18. The Engineer of Record shall observe the installation of the drainage system,
construction of the energy dissipators, and completion of the grading activities
and state that items have been installed and constructed per the approved plans. A
stamped and signed letter shall be prepared and submitted to the Town prior to
final inspection.
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
Staff Report to the Planning Commission
Lands of Yen
13811 Ciceroni Lane
July 7, 2011
Page 11 of 13
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.
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 Ciceroni 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, prior to final inspection.
25: The property owner shall be required to connect to the public sanitary sewer prior
to final inspection. A sewer hookuppermit shall be required by the Town's Public
Works Department prior to acceptance of plans for building plan check.
26. The property owner shall pay a pathway fee of $50.00 per linear foot of the
average width of the property prior to acceptance of plans for building plan
check.
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. Potable water supplies shall be protected from contamination cause by fire
protection water supplies. It is the responsibility of the applicant and any
Staff Report to the Planning Commission
Lands of Yen
13811 Ciceroni Lane
July 7, 2011
Page 12 of 13
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.
29. 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 contrastwith their background.
CONDITION NUMBERS 16, 17, 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 July 29, 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.
NOTE: The Site Development permit is valid for one year from the approval date (until July 7,
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.
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FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) ® www.sccfd.org
DEVELOPMENTAL REVIEW COMMENTS
Attachment 4
REQ.__
MAR 2.9 2011
TORNEI 00F 4QsQe5HIu
BLDG
PERMIT No.
Proposed new 10,154 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 forformal 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: 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 (CA6) 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
Comment #3: 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). 2007 CFC Sec. 903.3.5 and Health and Safety Code 13114.7
City
LAH
PLANS SPECS NEW RM AS
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OCCUPANCY
SFR
CONST. TYPE
V -B
AppllcantNama
DATE
3/24/2011
PAGE
1 of 2
SEC/FLOOR
1 story +
AREA
10154 sf
LOAD
PROJECT DESCRIPTION
Residential Development
PROJECT TYPE OR SYSTEM
Design Review
NAME OF PROJECT
SFR
LOCATION
13811
Ciceroni Ln Los Altos Hills
TABULAR FIRE FLOW
2750
REDUCTION FOR FIRE SPRINKLERSREQUIRED
FIRE FLOW; @ 20 PSI
1500
BY
Harding, Doug
5070
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
pL�A °� EIRE DEPARTMENT RM MID
F E � SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818 LIAR 2;9
coU5Ya5=WCE (408) 378-4010 • (408) 378-9342 (fax) ® www.sccfd.org
TOWN OF LOS ALTOS HILLS
PLAN
REVIEW 1 1 0757
No.
BLDG
DEVELOPMENTAL REVIEW COMMENTS PERMIT No.
Comment #4: Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their 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
® ❑. N ❑ ❑
OCCUPANCY
SFR.
CONST. TYPE
V -B
ApplicantNama
DATE
3/24/2011
PAGE
2 OF 2
SEC/FLOOR
1 story +
AREA
10154 sf
LOAD
PROJECT DESCRIPTION
Residential Development
PROJECT TYPE OR SYSTEM
Design Review
NAME OF PROJECT
SFR
LOCATION
13811 Ciceroni Ln 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
Attachment 5
• Environmenta, resign and Protection Commitic,,
MAR 3 1 2011
New Residence/Ramodeal-LuaLna_tin
�lTOWN OF LOS ALTOS HILLS
Reviewed by:. �Q� N��_ , Date
WWI
Applicant
NameYj—=
Address
Site impact/lighting/noise:
Creeks, drainage, easements:
Significant issues/comments:
RECEIVED
Attachment 6
JUN 2 2011
TOWN OF LOS ALTOS HILLS
June 10, 2011
Town of Las Altos Hills:
To Whom It May Concern: ;
There are: three options to build my house on 13811 Cicerone Lane, Los Altos Hills:, Option 1— build the
house close to the south-end of the lot, I would have to build a 2-story house; Option 2 — build the
house close to the north-end of the lot, I would have to build a 2-story house; Option 3 — build.the
house in the middle of the lot, l could conceal a basement with reasonable day-light and build a 1-story
house. To remedy the lost of a reasonable yard, in Option 1& 2, we need to make some cut In the
northwest. corner of the .lot so that we could still have a reasonable, whileesmaller, yard on the back.
Option 1 & 2 could easily get a fast-track on the Town's approval process without a hearing, however,
Option 3 is a much better plan for the neighbor above (un the north) or the neighbor below ton the
south). in fact, it is an all-around better house plan for all neighbors, itis private and non-intrusive to
any one, while increases the value of the entire neighborhood. In other words, what l am facing is to
please the Town or to please the neiahbors. if we build and move-in, my family Is going to live with
these neighbors for years to comer; the choice to me is ratifier obvious.
In addition, geologically. the rain water from this lot naturally flows onto the lot below ion the south)
and the lot on the southwest-side, no matter what do you do about it. There is no cheap solution for
this problem since the geological nature defines it. The plan we have been suggested would make the
rain water flow eventually to one neighbor than the other. To make a better neighborhood, we have
devised a plan which would cost us $50,000 more but retaining and absorbing the water onto our side
which, by nature, it supposes to flow onto both of their lots with. varying degrees.
With all the considerations above and our best intent, ifthe Town still wants to make us struggle and
suffer, the Option 4 is to make minor remodeling to the existing house and rent it out as the previous
owner did, or put it back to the market let others to build a fast-track pian with the Town.
Best Regards,Nq
�dilul
el Yen; �h. �l t .L
owner , v C� G
13811 Cicerone Lan,
Los Altos Hills, CA
Uil- eiv .
RECEIVED
JUN 2 Un 2011.
TOWN OF LOS ALTOS HILLS
June 10, 2011
Town of: Los Altos Hills
To Whom it May Concern:
There are three options to build my house on 13811 Cicerone Lane, Los Altos Hills: Option 1 -build the
house close to the south -end of the lot, l would have to build a 2 -story house; Option 2 — build the
house close to the north -end of the lot, I would have to build a 2 -story house; Option 3 — build the
house in the middle of the lot, I could conceal a basement with reasonable day -light and build:a 1 -story
house. To remedy the lost of a reasonable yard in Option 1 & 2, we heed to make some cut - the
northwest corner of the lot so that we could still have a reasonable, while smaller, yard on the back.
Option 1 & 2 could easily get a fast-track on the Town's approval process without a hearing, however,
Option 3 is a much better plan for the neighbor above (on the north) or the neighbor below ton the
south). In fact, it is an all-around better house plan for all neighbors, it is private and non -intrusive to
any one, while increases the value of the entire neighborhood. in other words, what I am facing is to
Please- the Town or to: please the neighbors., if we build and move -in,. my family is going to live with
these neighbors foryears to comer; the choice to rile is rather obvious.-
In
bvious.
In addition, geologically the rain water from this lot naturally flows onto the lot below (on the south)
and the lot on the southwest -side, no matter: what do you do about it.. There is no cheap solution for
this problem since the geological nature defines it. The plan we have been suggested would make the
rain water,flow eventually to one neighbor than the other. To make abetter neighborhood, we have
devised a: plan which would cost us $50,000 more but retaining and absorbing the water onto our side
which, by nature, it supposes to flow onto both of their lots with varying degrees.
With all the consideration's above and our best intent, if the Town still wants to make us struggle and
suffer, the Option 4 is to make minor remodeling to the existing house and rent it out as the previous
owner dict, or put it back to the market let others to builda fast-track:plan with the Town.
Best Regards,0'LV rt'tc.l i
ei Yen, h.
1C
owner
13811 Cicerone Lan, ,4"
Los Altos Hills, CA
Cku LA14t,
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, CA 94022
Phone: (650) 941-7222
www.losaltoshills.ca.gov
Code Sections:
Attachment 7
LOSALTOS HILLS
' r
CALIFORNIA
Grading Policy
Approved by City Council — 4/2/97
Section 10-2.702 (c) 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 II
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 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.
Grading Policy
Page 2
Policy:
1. Cuts and fills in excess of the following levels generally will be considered excessive and
contrary to Town ordinances and policies to grade only to the minimum extent necessary
to accommodate structures and to site structures consistent with slope contours, i.e., "step
down" the hill*:
Cut Fill
House 8'* * 3'
Accessory Bldg. 4' 3'
Tennis Court 6' 3'
Pool 4'*** 3'
Driveways 4' 3'
Other (decks, yards) 4' 3'
* Combined depths of cut plus fill for development other than the main residence
should be limited to 6 feet, except that for tennis courts cut plus fill may be
permitted up to a maximum of 8 feet.
* * Excludes basements meeting Code definition.
* * * Excludes excavation for pool.
2. The height of the lowest finished floor(s) of a structure should generally not be set in
excess of three (3) feet above the existing grade, to assure that structures step with the
slope.
3. Driveway cut may be increased up to a maximum of eight feet (8') for the portion of the
driveway or backup area which is adjacent to a garage that has been lowered with a
similar amount of cut.
4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above
for each type of structure, but shall be the minimum grading needed for drainage
purposes, as determined by the City Engineer.
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, CA 94022
Phone: (650) 941-7222
www.losaltoshills.ca.gov
Attachment 8
LOSALTOS HILLS
3
r •r
CALIFORNIA
Basement Ordinance
Effective Date: 9/1/06
See. 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. The Grading Policy is
used by staff in evaluating and making recommendations to. the Planning Commission andlor
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 Definition '
"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 (17) 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 (7) 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
26379
TOWN OF LOS ALTOS HIL -
PLANNING DEPARTMENT
s Altos Hills, California 94022 • (650) 941-7222 •. FAX (650) 941-3160
WORKSHEET #2
PROPOSED DEVELOPMENT AREA AND FLOOR AREA
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/Walkways/ Egress/ Lightwells
E. Tennis Court
Existing (to be
removed)
1,909'
199
3,716
511
0
Proposed
(Additions/Deletions)
5,870
0
0
0
0
F. Pool and Decking 0 0
G. Accessory Buildings (from Part B) 0 0
Attachment 9
Total
5,870
1,642
3,710.
. 1,008
0
1,442.
0
H. Any other:coverage
0
0
TOTALS
6,335'.
5,870.13,672
Maximum Development Area Allowed - MDA (from Worksheet #1)
13,
72 + 500 Solar =14,17
2. TOTAL IMPERVIOUS SURFACE
Existing
Proposed
Total
(SQUARE FOOTAGE)
TOTALS
0
3. FLOOR AREA (SQUARE FOOTAGE)
Existing
Proposed
Total
(Additions/Deletions)
A. House and Garage
a. 1 st Floor.
0
0
5,053
b.. 2nd Floor
0
0
a 0
C.. : Attic and Basement (Non -MFA)
0
0
(4,400)
d. Garage.
0
0
817
B. Accessory Buildings
a:: 1st Floor0
0
0
b. 2nd Floor
0
0
0
c. Attic and Basement 0
TOTALS 0
Maximum Floor Area Allowed - MFA (from Worksheet #1).
0 0
0 5,870
5,893
TOWN USE ONLY CHECKED BY DATE