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HomeMy WebLinkAbout3.5Item 3.5 TOWN OF LOS ALTOS HILLS Staff Report to the Planning Commission March 1, 2012 SUBJECT: A SITE DEVELOPMENT PERMIT FOR HARDSCAPE IMPROVEMENTS AND LANDSCAPE SCREENING FOR A NEW TWO STORY RESIDENCE WITH A BASEMENT, ATTACHED SECONDARY DWELLING UNIT, AND A SWIMMING POOL; LANDS OF EVANS; 11641 BUENA VISTA DRIVE; FILE # 162-11-ZP-SD FROM: Nicole Horvitz, Assistant Planner;//W APPROVED: Debbie Pedro, AICP, Planning Director RECOMMENDATION: That the Planning Commission: Approve the requested Site Development Permit for a landscape screening plan, subject to the recommended conditions of approval in Attachment 1. BACKGROUND A new 11,779 square foot two story estate home with a 2,360 square foot basement, a 732 square foot attached secondary dwelling unit, and a 1,064 square foot swimming pool was approved on May 7, 2009 by the Planning Commission (Site Development Permit # 31-09-ZP-SD-GD). Section 10-1.508 of the Zoning Ordinance requires landscape screening plans for all estate homes to be reviewed by the Planning Commission. CODE REQUIREMENTS Sections 10-2.801 and 10-2.803 of the Site Development Ordinance are used to evaluate landscape plans to address erosion, visual effects, tree preservation, views, and the amount required to adequately screen the new construction. DISCUSSION Site Data: Gross Lot Area: 10.22 acres Net Lot Area: 9.89 acres Average Slope: 32.2% Lot Unit Factor: 5.177 Floor Area and Development Area: Area (sq.ft) Maximum Existing Proposed Increase Remaining Development 38,372 23,528 24,447 919 13,925 Floor 25,581 11,989 12,162 173 13,419 (Basement 2,360) Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive March 1, 2012 Page 2 of 6 Hardscape Improvements As a part of this application, the property owner is proposing to construct a 173 square foot chicken coop along the east property line, outside of the property line setbacks. In the same vicinity as the chicken coop, there is a chicken run, a generator, and propane tanks on new concrete pads. Existing Landscape The existing vegetation consists of primarily heritage oak trees along the perimeter of the property and near the new residence. The applicant has submitted a complete landscape plan which includes the relocation of eleven (11) existing trees. Including, three (3) California Peppers, two (2) Chinese Pistache, four (4) non heritage Live Oaks, and two (2) non heritage Valley Oaks (sheets L0.2 and L4.0). In addition, ten (10) trees are proposed for removal, including one 12" (heritage) oak tree along the west side of the residence. Per the arborist report, this tree is in fair condition. Proposed Landscape Screening The applicant is proposing 43 screen trees ranging from 24" box to 60" box in size primarily along the front property line and along the west and east sides of the residence. The tree planting list is as follows; Common Name Size Ouanti Vine Maple 36" Box 2 Maidenhair Tree 60" box 6 Dwarf Maidenhair Tree 36" Box 2 Sweet Bay 24" Box 7 Chilean Myrtle 24" Box 2 Olive 36" Box 10 Coast Live Oak 48" Box 6 California Pepper Tree 48" Box 8 The applicant is also proposing an orchard of 66 various species of fruit trees to the north of the residence. Over 1,600 shrubs, perennials, ferns, bamboo, and grasses are proposed to be planted throughout different locations on the property. There is also a roof top garden proposed which includes vegetables, herbs, and a green roof. The Landscape Architect has provided water use calculations demonstrating compliance with Section 10-2.809 of the Los Altos Hills Municipal Code (Water Efficient Landscape Ordinance). • Parcel Water Budget (PWB) units per year- 2,192 • Estimated Total Water Use (ETWU) units per year- 872.5 Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive March 1, 2012 Page 3 of 6 OUTDOOR LIGHTING The applicant is proposing to install 171 landscape light fixtures on this 10.22 acre property (sheet L5.0): 90 path lights • 13 wall sconces 9 at grade path lights • 11 down lights (in trees) 44 step lights • 4 at grade lights along the driveway Pursuant to Section 10-2.1005 of the Los Altos Hills Municipal Code, "outdoor light sources shall be shielded so as not to be directly visible from off-site. No more than two (2) lights shall be allowed in setback areas..." The proposed landscape light fixtures are down lights and/or shielded, one at grade light fixture is proposed within the front setback along the driveway. COMMITTEE COMMENTS The Environmental Design and Protection Committee noted that the plant list is "ambitious and varied" and commented on the excessive number of light fixtures proposed (Attachment 3). NEIGHBOR CONCERNS To date staff has not received any comments from the public. CEQA STATUS This project is exempt from California Environmental Quality Act (CEQA) pursuant to Section 15304 (b) of the CEQA Guidelines. ATTACHMENTS 1. Recommended Conditions of Approval 2. Minutes and Staff Report from the May 7, 2009 Planning Commission Meeting 3. Environmental Design and Protection Committee Comments dated September 19, 2011 4. Site Development Plans Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive March 1, 2012 Page 4 of 6 K116 KX61amION 21.rr1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING PERMIT LANDS OF EVANS, 11641 BUENA VISTA DRIVE File # 162-11-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 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. A Certificate of Completion shall be prepared by the project Landscape Architect, Irrigation Designer, or. Landscape Contractor, provided to the Town, and include the following statement: "The landscape and irrigation system has been installed as specified in the landscape design plan and complies with the criteria of the Water Efficient Landscape Ordinance and the permit." The Certificate of Completion shall be submitted at completion of landscape installation (not required prior to final inspection). 4. A landscape maintenance and water use deposit of $10,000.00 shall be posted prior to final inspection of the new residence. An inspection of the screening plantings to ensure adequate establishment and maintenance shall be made two years after installation. Prior to deposit release, the property owner shall also furnish to the Town the second year (months 13-24 following receipt of the Certificate of Completion) of water use and billing data from the subject property's water purveyor. If the site water usage exceeds the calculated PWB, the deposit will be held for an additional 12 months. At the end of the additional 12 month period, the property owner shall provide the Town with the previous 12 months (months 25- 36) of water use and billing data from the subject property's water purveyor. If the water usage still exceeds the estimated PWB, the deposit shall be forfeited to the Town, in full. All Town staff time and materials expended to ensure compliance with this section will be deducted from the deposit. Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive March 1, 2012 Page 5 of 6 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 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. No new fencing is approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 7. Outdoor lighting is approved as shown on the lighting plan. No lighting may be placed within setbacks except two entry or driveway lights. Any additional outdoor lighting shall be approved by the Planning Department prior to installation. ENGINEERING DEPARTMENT: 8. Any revisions or additions to the previously approved grading and drainage plan shall be submitted -for review by the Engineering Department. The plan shall be reviewed by the Engineering Department and approved prior to commencement of this project. The approved plan shall be stamped and signed by the project engineer and shall supersede the previously approved drainage plan. 9. No grading shall take place during the grading moratorium (October 15 and April 15) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line. 10. Any, and all, areas on the project site that have the native material disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection. 11. All irrigation systems must be located at least five feet from the Town's pathways and outside of the public right of way and public utility easements. The Town staff shall inspect the site and any deficiencies shall be corrected to the satisfaction of the Engineering Department prior to final inspection. 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 March 22, 2012 provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. Staff Report to the Planning Commission Lands of Evans 11641 Buena Vista Drive March 1, 2012 Page 6 of 6 NOTE: The Site Development permit is valid for one year from the approval date (until March 1, 2013). 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. Attachment 2 TOWN OF LOS ALTOS HILLS May 7, 2009 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW TWO STORY RESIDENCE WITH A BASEMENT, ATTACHED SECOND_ UNIT, SWIMMING POOL AND GRADING POLICY EXCEPTIONS FOR THE HOUSE, THE DRIVEWAY AND PORTIONS OF THE FRONT, SIDE AND REAR YARDS; LANDS OF EVANS; 11641 BUENA VISTA DRIVE; FILE #31-09-ZP-SD-GD FROM: Nicole Horvitz, Assistant Planner APPROVED BY: Debbie Pedro, AICP, Planning Director RECOMMENDATION: That the Planning Commission: Approve the requested Site Development Permit for the new residence, pool and the Grading Policy exceptions for the house, the driveway and portions of the front, side and rear yards subject to the recommended conditions in Attachment 1 and findings of approval in Attachment 2. BACKGROUND The subject property is located on the north side of Buena Vista Drive. The surrounding uses include single-family homes on adjacent parcels to the west, east, and south. The applicant proposes to demolish an existing two story residence and construct a new two story residence with basement, attached second unit and swimming pool. CODE REQUIREMENTS Per Section 10-1.508 (Estate Homes Ordinance) 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: 10.22 acres Net Lot Area: 9.89 acres Average Slope: 32.2% Lot Unit Factor: 5.177 Staff Report to the Planning commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 2 of 16 Floor Area and Development Area: Area (sq.ft) Maximum Existing Development 38,372 6,874 Floor 25,581 4,440 Site and Architecture Proposed Increase 23,929 17,055 11,954 7,515 (Basement 1,580) Remaining 14,443 13,627 The applicant is requesting approval of a Site Development Permit to construct an 11,954 square foot two story residence with a 1,580 square foot basement, a 1,064 square foot swimming pool and a 732 square attached second unit. The subject parcel is over ten (10) acres in size. A half acre portion of the parcel is separated from the rest of the site by Central Drive. The existing residence is located primarily on a flat building pad adjacent to a steep slope at the rear of the lot that extends ---down-to _Central Drive.-The_average_slope_of-the_property is -32.2%. The_proposed_new — residence is sited in the same vicinity as the existing house. 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 52' from the south (front) property line, 120' from the east property line (side), 200' from the west (side) property line and 350' from the north (rear) property line. The maximum building height on a vertical plane is 29'6" and the maximum overall height of the building (including chimneys and appurtenances) from the lowest point to the highest point is 35'. Proposed exterior materials consist of cor-ten siding, stone veneer, wood windows and doors and a flat living roof. The basement level of the new residence has 1,580 square feet of area which includes a bonus room, wine cellar and a powder room. The basement is wholly underground and exempt from floor area calculations pursuant to Section 10-1.208 of the Municipal Code. The lower level has 2,479 square feet of living space with an exercise room, office, a two (2) car garage with a shop and an attached 732 square foot second unit. The main level has 7,355 square feet of living space with foyer, living room, dining room, family room, pantry, kitchen, office, recreation room, three (3) bedrooms, a master bedroom and a two (2) car garage. Driveway & Parking The existing driveway will be removed and replaced with two (2) new driveways. Pursuant to Section 10-1.601 of the Municipal Code, a total of five (5) parking spaces are required, the applicant is proposing six (6). Two separate garages are proposed, both are Staff Report to the Planning' commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 3 of 16 sunken and are two (2) car garages with an additional two (2) parking spaces located outside of the property line setbacks. Grading Policy Excgption Total grading quantities for this project include 2,700 cubic yards of cut for the house, basement and swimming pool. The Engineering Department has reviewed the proposed grading plan and concluded that it is not in conformance with the Town's Grading Policy. 1. House The applicant is proposing up to 16' of cut for the house where 8' is allowed. - Per the Towns Grading Policy, `Driveway cut may be increased up to a maximum of eight feet (89 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. " Additionally, requirements for building siting are addressed in 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." Portions of the house also exceed the 8' of cut allowed per the Town's Grading Policy. The applicant is proposing a cut of up to 16' to lower the profile of the house. 2. Front, Side and Rear Yards The applicant is requesting up to 7' of cut for the front, side and rear yards areas. • The 7' of cut for the front (south) yard is to lower the area in front of the entrance of the house so it is level and steps are not needed • The 5' of cut along the (side) west property line is for a water feature • The 5'6" of cut along the rear (north) of the residence is for a walkway • 4' of fill along the (side) east property line is for the driveway retaining walls Staff Report to the Planning commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 4 of 16 . _._ �... ...__, — �'' � `•�. 1 �, � X5,,5 �'e,. i� ... y — r �• _ Fill '� _ iii .r'^� tit �I i • tb } �y �. t � t� ,� .3 R c P ok � Outdoor Lighting The applicant is proposing shielded and down lights located on the exterior of the residence. (Lighting plan sheets LD1, LD2 and LD2.1) 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 The existing landscaping consists of a variety of trees including heritage oaks and pines. There are eight (8) trees proposed for removal with this application including 9" and 5" oaks and six (6) various species of trees. The applicant has sited and designed the new residence in a way to preserve a 24" oak along the south property line at the entrance of the house. An arborist has inspected the trees and prepared a report and a tree protection plan to protect the remaining trees during construction. (Attachment 7) With this application the applicant is proposing to install ten (10)-36" box coast live oak trees after completion of rough grading along the south property line in order to help Staff Report to the Planning %l+dmmission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 5 of 16 mitigate the new residence from the neighbors. The applicant has previously planted a total of 140 oaks on various locations on the property. 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 in a 4-6" storm drain pipe around perimeter of the property and carried into two (2) storm drain pipes that are 48" in diameter and 43' feet long, then metered out by a 2 %" PVC pipe. Overflow will be sent into two (2) energy dissipaters. 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. Open Space Easement As a condition of approval for the new residence, the applicant will dedicate an open space easement along the northerly portion of the property that has steep slopes and heavy oak tree coverage. The applicant has discussed the exact location with the Open Space Committee and has shown the proposed easement on sheet Cl. Neighbor Concerns On April 28, 2009 staff received an email from the neighbors at 27861 Moody Road (Lands of Taylor) regarding the height of the house. (Attachment 8) 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, a fire access driveway and fire truck turnaround. (Attachment 3) Staff Report to the Planning k ohunission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 6of16 Green Building_ Ordinance This project is required to comply with the Town's Green Building Ordinance. The new residence is designed to achieve 167 points in Build it Green's GreenPoint Rated program. Geotechnical Review The Town's geotechnical consultant Cotton, Shires & Associates, Inc has reviewed the soil and foundation report prepared by Romig Engineers dated May 27, 2008 and recommends approval of the permit based on conditions and 18 a & b. (Attachment 4) Committee Review The-P-athways-Committee-recommends-dedication of a pathway -easement -along -the -entire portion of land north of Central Drive. (Condition #24) There is an existing pathway easement along the west side of the property connecting Buena Vista Drive to Central. The Environmental Design and Protection Committee commented that there should be a open space easement and that copper gutters and downspouts should not be used on the new residence. (Attachment 6) CEQA STATUS The project is categorically exempt under CEQA per Sections 15303 (a) & (e). ATTACHMENTS 1. Recommended Conditions of Approval 2. Findings of Approval for Grading Policy Exception 3. Recommendations from Santa Clara County Fire Department dated March 3, 2009 4. Recommendations from Cotton, Shires, and Associates dated March 3, 2009 5. Recommendations from the Pathways Committee dated March 23, 2009 6. Comments from Environmental Design and Protection Committee dated March 20, 2009 7. Arborist Report 8. Email from Kent & Mary Taylor dated April 28, 2009 9. Grading Policy 10. Worksheet #2 11. Green Point Rated Checklist 12. Development plans: site, topographic, grading & drainage, floor, elevation, section, roof, grading policy exception exhibit and lighting plans. Staff Report to the Planning uomnussion Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 7 of 16 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH BASEMENT AND SWB4MI VG POOL LANDS OF EVANS, 11641 BUENA VISTA DRIVE File # 31-09-ZP-SD-GD A. PLANNING DEPARTMENT: 1. No other modifications to the approved plans are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes. 2. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum (E. melliodora), or Manna Gum :(E. viminalis) eucalyptus trees on the property located within 150' of any structures or roadways shall be removed prior to final inspection of the new residence. Removal of eucalyptus trees shall take place.between the beginning of August and the end of January to avoid disturbance of nesting birds protected under the Federal Migratory Bird Treaty Act (M[BTA) 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 Planning Commission. 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) mush 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. Staff Report to the Planning uo'mmission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 8 of 16 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 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-cabana-are-no-less-tha 50' from the front property line and 37'6 "from the side and rear property lines." The elevation of the new residence shall be similarly certified in writing to state that "the elevation of the new residence and cabana 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 and prior to final 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 and cabana complies with the 29'-6" maximum structure height, measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above (including roof materials)." The overall structure height shall be similarly certified in writing and state that "all points of the building (including chimneys and appurtenances) lie within a thirty-five (35 ) foot horizontal band based, measured from the lowest visible natural or finished grade topographical elevation of the structure along the building line and the highest topographical elevation of the roof of the structure." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final framing inspection and prior to final inspection. 8. Standard swimming pool conditions: a. Lights shall be designed so that the source is not visible from off-site. Staff Report to the Planning vomn ission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 9 of 16 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. 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. Fencing is approved as shown on the plans. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 11. Outdoor lighting is approved as shown on sheet LD1, LD2 and LD2.1. Light fixtures shall have frosted glass or be down lights. No lighting may be placed within setbacks except two entry or driveway lights. Any additional outdoor lighting shall be approved by the Planning Department prior to installation. 12. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or colored glass, or other material). No lighting may be placed within skylight wells. 13. Fire retardant roofing (Class A) is required for all new construction. 14. At time of submittal of plans for building plan check, the applicant shall submit one of the following checklists to demonstrate compliance with the Town's Green Building Ordinance: a. A GreenPoint Rated checklist with the building permit application to indicate that the project will achieve a minimum of fifty (50) points. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general Staff Report to the Planning commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 10 of 16 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-Gr-eenPaint Rated-or-LEED® certification. 16. The property owner shall grant an Open Space Easement to the Town on the northern portion of the property as shown on sheet Cl. No structures are permitted and no grading or fill shall be permitted. Native vegetation may be planted within the easement but no irrigation or sprinkler systems are permitted. The property owner shall provide legal description and plat exhibits that are prepared by a licensed land surveyor and the Town shall prepare the grant document. The grant document shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building permit. 17. 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: 18. As recommended by Cotton, Shires & Associates, Inc., in their report dated March 3, 2009, the applicant shall comply with the following: a. Geotechnical Plan Review - The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and Staff Report to the Planning uommission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 11 of 16 grading, site drainage improvements and design parameters for foundations) to ensure that their recommendations have been properly incorporated. The consultant should specifically evaluate the proposed location of the septic field and comment on the potential for adverse slope stability impacts and/or surfacing of effluent, especially when the ground is saturated. In addition, the design and location of proposed drainage energy dissipaters should be evaluated with respect to potential adverse erosion or slope instability impacts. Any appropriate design revisions from a geotechnical perspective should be recommended. The results of the plan review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to acceptance of plans for building plan check. b. Geotechnical Field Inspection — The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls and pool 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. For further details on the above. geotechnical requirements, please refer to the letter from Cotton, Shires & Associates, Inc., dated March 3, 2009. 19. Peak discharge at 11641 Buena Vista Drive, as a result of Site Development Permit 31-09, shall not exceed the existing pre -development peak discharge value of the property. Detention storage must be incorporated into the project to reduce the predicted peak discharge to the pre -development value. Provide the data and peak discharge hydrologic model(s) utilized, as well as, the calculations of the peak discharge value prior and post development. Determine the design peak runoff rate for a 10 -year return period storm and provide detention storage design plans to reduce the predicted peak discharge to the pre -development value. All documentation, calculations, and detention storage design (2 plan copies) Staff Report to the Planning v-oiiunission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 12 of 16 shall be submitted for review and approval to the satisfaction of the City Engineer prior to acceptance of plans for building plan check. Prior to final inspection, a letter shall be submitted from the project engineer stating that the detention storage design improvements were installed as shown on the approved plans and in accordance with their recommendations. 20. 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. 1 —Al-l—public--utility—services—serving—this—property—shal_l—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. 22. 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. 23. 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 Buena Vista Drive 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. Staff Report to the Planning t-ommission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 13 of 16 24. 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 25. The property owner shall dedicate a 60' wide full width and 30' wide half -width public right of way to the Town over Central Drive. The property owner shall provide legal description and plat exhibits prepared by a registered civil engineer or a licensed land surveyor and the Town shall prepare the dedication document. The dedication document, including the approved exhibits, shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building plan check. 26. The property owner shall dedicate a pathway easement for the entire portion of land north of Central Drive. The property owner shall provide legal description and plat exhibits prepared by a registered civil engineer or a licensed land surveyor and the Town shall prepare the dedication document. The dedication document, including the approved exhibits, shall be signed and notarized by the property owner and returned to the Town prior to the acceptance of plans for building plan check. 27. 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. 28. A permit for the septic system shall be issued by Santa Clara County Health Department prior to acceptance of plans for building plan check. 29. Conditions of Santa Clara County Health Department shall be met prior to final inspection. C. FIRE DEPARTMENT: 27. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all portions of the building. Three sets of plans prepared by a sprinkler contractor shall be submitted to the Santa Clara County Fire Department (14700 Winchester Blvd., Los Gatos, CA 95032) for review and approval. The sprinklers shall be inspected and Staff Report to the Planning commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 14 of 16 approved by the Fire Department, prior to final inspection and occupancy of the new residence. 28. The applicant shall provide an approved fire department engine driveway turnaround with a minim radius of 36 feet outside and 23 feet inside. 29. The applicant shall provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14', vertical clearance of 13'6", minimum circulating turning radius of 36' outside and 23' inside, and a maximum slope of 15%. 30. Required access roads, up though first lift of asphalt shall be installed and accepted by the Fire Department prior to the stare -of combustible construction. During construction, emergency access roads shall be —maintained clear -and unimpeded. 31. Gate installations shall conform to Fire Department standard details and specifications, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. 32. 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 16, 17, 18 a, 19, 22, 23, 24, 25, 26 and 28 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 May 29, 2009 provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval. NOTE: The Site Development permit is valid for one year from the approval date (until May 7, 2010). All required building permits must be obtained within that year and work Staff Report to the Planning commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 15 of 16 on items not requiring a building permit shall be commenced within one year and completed within two years. Staff Report to the Planning commission Lands of Evans 11641 Buena Vista Drive May 7, 2009 Page 16 of 16 ATTACHMENT 2 RECOMMENDED FINDINGS OF APPROVAL FOR GRADING POLICY EXCEPTION FOR THE HOUSE, DRIVEWAY, FRONT SIDE AND REAR YARD AREAS LANDS OF EVANS, 11641 BUENA VISTA DRIVE FILE # 31-09-ZP-SD-GD The proposed grading is consistent with Section 10-2.702.c of the Los Altos Hills Municipal Code, the proposed grading will help lower the profile of the structure and render it less visible from off-site. 2. The proposed grading will not result in the placement of retaining walls that are highly visible from off-site. The proposed grading will not result in the removal of any substantial vegetation or alteration of existing drainage patterns. 4. The Grading Policy emphasizes cut to lower the profile of structures over fill or foundation walls, which tend to raise the profile of the structure. The proposed sunken garage requires no fill. 1,._.. 'DECEIVED Attachment 3 FI r✓ DEPARTMENT MAR U 6 700.q < a� SANTA CLARA COUNTY FIRE - 14700 Winchester Blvd., Los Gatos, CA 95032-18fOWN OF LOS ALTOS HILLS COURTESY l SEMACE (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org Internationally Accredited Agency PLAN REVIEW NUMBER 0 9 0477 DEVELOPMENT REVIEW COMMENTS CODE/SEC. CFC Sec. 508.3, per Appendix B CFC Sec. 903.2, as adopted and amended by LAHMC BLDG PERMIT NUMBER FILENUMBER 31/09-zp-SD-GD SHEET I NO. REQUIREMENT Proposed 7,398 square foot split-level single-family residence with attached garage and partial basemnt level. MAR 0G 2009 TOWN OF L-- .._rOS HILLS 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—P-rior--to-performing-an-y-work the -applicant shall -make application to, and receive from, the Building Department all applicable construction permits. Required Fire Flow: The fire flow for this project is 1,500 gpm at 20 psi residual pressure. The adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. Wildland-Urban Interface: This project is located within the designated Wildland-Urban Interface Fire Area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning Department for related landscape plan requirements. Fire Sprinklers Required: Approved automatic sprinklers are required in all new and existing modified buildings when gross floor area exceeds 3,600 square feet or that are 3 or more stories in height. Exception:One-time additions to existing buildings made after 01 / 01 / 2008 that do not exceed 500 gross square feet. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE AppllcantName DATE PAGE LAH N ❑ N. ❑ ❑ R-3, U V -B NOEL F. CROSS ARCHITECT AIA 3/3/2009 1 DF 3 SECJFLOOR AREA LOAD DESCRIPTION BY 2 story 7398 sf Residential Development Harding, Doug NAME OF PROJECT LOCATION SFR - EVANS 11641 Buena Vista Dr 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 G� '- FIRE COURTESY 8 SERVICE Flhj� DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org DEVELOPMENT REVIEW COMMENTS CODE/SEC. I SHEET I NO. CFC Sec. CFC Sec. CFC Sec. CFC Sec. REQUIREMENT - RcCEIVcD m ° MAR 0 6 208- `'Te.aari°oo1 TOWN of COs ALTOS Hl"ationallyAccredited Agency PLAN REVIEW NUMBER 0 9 0477 BLDG PERMIT NUMBER FILE NUMBER 31/09-zp-SD-GD department for review and approval prior to beginning their work. NOTE: This requirement is reflected on Page A0.0 of the plans. 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 1517o. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. 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. Emergency Gate/Access Gate Requirements: Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be fire department approved prior to installation. Electrically operated gates must fail in the unlocked/ open mode. 'Timing of Required Roadway Installations: Required access roads, up through first lift of asphalt, shall be installed and accepted by the Fire Department prior to the start of combustible construction. During construction, emergency access roads shall be maintained clear and unimpeded. Note that building permit issuance may .., . _..._ _. __...._.. ......._ .... ......... ...... ......�.... �c 1.1pip-tatm a m DATE PAGE LAH ® ❑ ® ❑ ❑ R-31 U V -B NOEL F. CROSS ARCHITECT AIA 3/3/2009 2 OF 3 SECJFLOOR AREA LOAD DESCRIPTION BY 2 story 7398 sf Residential Development Harding, Doug NAME OF PROJECT LOCATION SFR - EVANS 111641 Buena Vista Dr 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 c e COUMEW &SERVICE ( RECEIVED FIRr- DEPARTMENT MAR0 S 7 SANTAiC�.A1�A COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 TOWN OF LOS ALTOS�1L'L`c� (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org Internationally Accredited Agency PLAN REVIEW NUMBER 0 9 0477 DEVELOPMENT REVIEW COMMENTS CODEISEC. I SHEET I NO.I REQUIREMENT CFC Sec.505 BLDG PERMIT NUMBER FILENUMBER 31/09-zp-SD-GD be withheld until installations are completed. Temporary access roads may be approved on a case by case basis. 8 Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. To prevent plan review and inspection delays, the above noted Developmental Review Conditions shall be addressed as "notes" on all pending and future plan submittals and any referenced diagrams to be reproduced onto the future plan submittal. LAH ® ❑ ® ❑ ❑ R-3, U V -B NOEL F. CROSS ARCHITECT AIA 3/3/2009 3 of 3 SECJFLOOR AREA LOAD DESCRIPTION BY 2 story 7398 sf Residential Development Harding, Doug NAME OF PROJECT LOCATION SFR - EVANS 11641 Buena Vista Dr Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga Attachment 4 COTTON, SHIRES & ASSOCIATES, INC. CONSULTING ENGINEERS AND GEOLOGISTS ��8<9 March 3, 2009 L0059 AR OG ZU-. TO: David Keyton TOW% OF Ltjs ALTOS HILLS Planning Department TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, CA 94022 SUBJECT: Geotechnical Peer Review RE: Evans, New Residence 31-09-ZP-SD-GD 11641 Buena Vista Drive At your request, we have completed a geotechnical peer review of the subject application for the proposed new residence using: • Geotechnical Investigation, (report) prepared by Romig Engineers Inc., dated May 27,2008; • Architectural Plans (13 sheets, various scales) prepared by Noel F. Cross, dated February 18,2009; • Civil Plans (4 sheets, various scales) prepared by Giuliani and Kull. Inc., dated January 15, 2009; o eptic Plan 01 sheet, 20 -scale) prepared by Bat—, Enviroiraientai Consulting, dated December 19, 2008. In addition, we have reviewed pertinent technical documents from our office files and performed a recent site inspection. DISCUSSION Based on our review of the referenced plans, we understand that the applicant proposes to demolish the existing residence, and construct a new single-family residence with basement in approximately the same portion of the property. Access to the Northern California Office Central California Office 330 Village Lane 6417 Dogtown Road Los Gatos, CA 95030-7218 San Andreas, CA 95249-9640 (408) 354-5542 • Fax (408) 3541852 (209) 736-4252 • Fax (209) 736-1212 e-mail: losgatos@cottonshires.com www.cottonshires.com a -mail: cottonshires@starband.net David Keyton Page 2 March 3, 2009 L0059 residence is to be provided by a driveway extending from Buena Vista Drive. Proposed project grading includes approximately 6,100 cubic yards of cut, and 300 cubic yards of fill, with 5,800 cubic yards to be exported from the site. This volume includes excavation for the basement and a swimming pool. The project also includes the construction of a septic leach field system to the north of the proposed residence. SITE CONDITIONS The subject property is generally characterized by a knoll with moderate to steep (35 to 15 percent unelu'iatlon) •rE r1 anb 11am .b s�or s. Si �d fM%prusnis are present around the north side of the existing residence, beneath a flat area to the northeast of the house and on the east side of the driveway. At the time of our site inspection, the lot surrounding the existing residence was covered with grass, and a variety of young to mature trees. Several trails have been cult into the slopes on the northern and western -sides-of-the-house.T-he-lot is-bounded-by-Buena-V-ista-Drive-to-the-south- -and-Central Drive to the north. Drainage at the site is characterized as radial sheet flow collected by drainage swales and directed to the north. According to the Town Geologic Map, the subject property is underlain, at depth, by weathered greenstone bedrock of the Franciscan Complex. According to exploratory borings presented in the referenced investigation, greenstone bedrock materials are locally overlain by relatively shallow, moderately expansive sandy clay (colluvium) and in some areas by undocumented fill materials. According to the Town Geotechnical Hazards Map, the property lies partially within three geotechnical hazard zones. The building pad is within an "A" zone, while the majority of the north facing slope is located within a "D" zone. The portion of the parcel adjacent to Central Drive is located within and "F" zone. A trace of the potentially active Berrocal fault is mapped just off the subject property to the north, approximately 600 feet from the location of the iiew building pad. Additionally, the active San Andreas fault is located approximately 2.8 miles southwest of the site. CONCLUSIONS AND RECOMMENDED ACTION Site development is constrained by anticipated strong seismic ground shaking, the presence of undocumented fill materials, and moderately expansive native earth materials. The septic leachfield system is constrained by the proximity of steep slopes. The Project Geotechnical Consultant has conducted an investigation of the site and provided geotechnical design recommendations that generally appear appropriate for apparent site constraints. The layout of the proposed septic system and storm discharge COTTON, SHIRES AND ASSOCIATES, INC. David Keyton March 3, 2009 Page 3 L0059 locations should be evaluated from a geotechnical perspective. We do not have geotechnical objections to the proposed layout of primary site residential improvements. We recommend that documentation to address the following Item 1 be submitted to the Town along with other documents for building permit plan -check. 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 consultant should specifically dvand t' the proposed 1 --cation of f1';e sepsLc field, ^abd cote -e-tt on the potential for adverse slope stability impacts and/or surfacing of effluent, especially when the ground is saturated. In addition, the design and location of proposed drainage energy dissipaters should be evaluated with respect to potential adverse erosional or slope instability impacts. Any appropriate design revisions from a geotechnical perspective should be recommended. The results of the geotechnical plan review should be summarized by the geotechnical consultant in a letter and submitted to the Town along with other documents for building permit plan -check. 2. Geotechnical Field Inspection - The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations, pool shell, 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 (granting of occupancy) project approval. LIMITATIONS This geotechnical peer review has been performed to provide technical advice to assist the Town with discretionary permit decisions. Our services have been limited to review of the documents previously identified, and a visual review of the property. Our COTTON; SHIRES AND ASSOCTATFS_ TNC- David Keyton March 3, 2009 P age 4 L0059 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. Respectfully submitted, COTTON, SHIRES AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT i Ted Sayre Principal Erigineering Geologist CEG 1795 TS:DTS:JA:kd /) 1 In ,.vim. — . ,v David T. Schrier Principal Geotechnical Engineer GE 2334 COTTON, SHIRES AND ASSOCIATES, INC. —{ Attachment 5 Los Altos Hills Pathway Committee DRAFT Minutes of Meeting March 23, 2009 1. ADMINISTRATIVE Chairman Nick Dunckel called the meeting to order at 7:05 PM Members present: Anna Brunzell, Courtenay Corrigan, Nick Dunckel, Ann Duwe, Eileen Gibbons, Nancy Ginzton, Bill Silver, Bob Stutz, Sue Welch Members absent: Chris Vargas, Tim Warner LAH Council Members present: Breen Kerr, Ginger Summit Members of the public present: Eric and Cheryl Evans, owners of 11641 Buena Vista Drive Andrew Libor, owner of 11885 Francemont The agenda was approved as amended below. 2. NEW BUSINESS A. The following properties were reviewed for pathway recommendations: i. 11641 Buena Vista Drive (Lands of Evmg The reason for pathway review is construction of a new residence and a second unit. The Evans' were present. This 10.2 -acre property is on Buena Vista and extends down to Central Drive; a small "thumb" extends across to the north side of Central. A paved fire road runs the full length of west side of the property; it may be too steep for horses. Mr. Evans said that neighbors want to keep this road as a paved emergency access road. Both Buena Vista and Central are private roads with public access. The "thumb" north of Central is steep, too small for development, and is in conservation easement. The PWC previously discussed running a path through this thumb to connect with Zappettini Court Bill Silver and the Town engineer explored the area north of Central for pathway routes several years ago and concluded that the "thumb" area provides the best place for access up to Central, although the immediate need for this connection is lessened by recent completion of the route along Page Mill Road connecting Altamont and Central. Construction could be done at a later data as a CIF project. Bill Silver moved that on the portion of 11641 Buena Vista Drive lying north of Central Drive a pathway easement should be recorded to fall anywhere within that portion of the property north of Central with its exact location to be determined by engineering at the future time of actual development. The PWC further asks that the Town verify the existence of a pedestrian and equestrian easement along the fire road on the west side of this property and the existence of a pedestrian and equestrian easement on the portions of Buena Vista and Central lying within this property. Eileen Gibbons seconded. The vote was unanimously in favor. ii. 11885 Francemont Drive (Lands of Libor). The reason for pathway review is construction of a new residence. The owner was present and said he sees nothing in the development that will affect pathways. The 7 -acre property is at the end of Francemont, which is a cul- de-sac. The plan describes a 32 -foot wide combined roadway and public utility and pathway easement (a "private road with right of passage"). The property abuts San Antonio Open Space on the south and a large parcel of unknown ownership on the west side. No off-road pathway is shown in the immediate vicinity on the 2005 Master Path Plan. The area may be reviewed in the future when the PWC considers revisions to the MPP. Francemont is a dead end and the steep asphalt road would not be good for horses. The sign on Francemont that says, "Private Road" should be changed to instead read Draft2PWC_Min_032309 4/1/09 (_ __ Attachment 6 Environmental bv'sign_ and Protection Committee New Residence/Remodel Evaluation aT:., Reviewed by: PAT, =g ate � -Cu" Applicant` TOVu11 wi-.ay,,,aOS MILLS Name - Zil/ S Address % 6 4-1 Site impact/lighting/noise: L A 1J J I �vtPtlVw� FTS U1i1 U Creeks, drainage, easements: g J—) CW/V, �� 6 Existing Vegetation: Significant issues/comments: 6000 Cub,', -/flV-r) - 1=7A(WT Sol L r � TREE SURVEY Submitted To: Evans Construction, Inc. c/o Mr. Eric Evans 12681 Miraloma Way Los Altos Hills, CA 94024 Project Location: 11641 Buena Vista Drive Los Altos Hills, California Submitted By: McCLENAHAN CONSULTING, LLC John H. McClenahan - ISA Board Certified Master Arborist, WE -147613' member, American Society of Consulting Arborists May 28, 2008 ©Copyright McCLENAHAN CONSULTING, LLC 2008 t Attachment 7 RECENED FEB 19 2009 TOWN OF LOS ALTOS HILLS McClenahan Consulting, LLC Arboriculturists Since 1911 1 Arastradero Road, Portola Valley, CA 94028-8012 �- Telephone (650) 326-8781 Fax (650) 854-1267 % May 28, 2008 www.spmcclenahan.com Evans Construction, Inc. c/o Mr. Eric Evans 12681 Miraloma Way Los Altos Hills, CA 94024 RE: 11641 Buena Vista Drive Los Altos Hills, California (i Assignment — As -requested, -I -performed -a -visual -inspection -of -41 -trees -to -determine -species, -size -and condition. Impacts from proposed site improvements as well as Tree Preservation Guidelines are also included in this report. Background The existing site contains a single family residence and a gravel driveway leading up to the house. Proposed plans include demolition of existing house and construction of a new single family residence with a new driveway. This new driveway will be constructed first and then used for the duration of construction as primary access. The old driveway will then be abandoned. Summary 1 All of the trees listed in this report are Coast live oaks. Proposed site improvements will require removal of tree 21. Six trees (12, 17, 18, 41, 45, 46) may sustain some degree of i impact to the root environments. Four trees (20, 24, 27, 31) will sustain impacts to less than 25 percent of lateral root environments. Two trees (28 and 30) will sustain impacts to less than 30 percent of root environments. Any grading or excavation within designated Tree Protection Zones must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. Adoption of Tree Preservation Guidelines will improve life expectancy. An additional recommendation is to treat the high value live oaks to aid in prevention of Sudden Oak Death. Treatments should start in the spring or fall, Two applications should be applied the first year and one application each year in November. Depending on disease pressure and environmental factors these treatments may be reduced or eliminated in the future. 11 -------. r Evans Construction, Inc. c/o Mr. Eric Evans Page 2 r , Methodology No root crown exploration, climbing or plant tissue analysis was performed as part of this survey. In determining Tree Condition several factors have been considered which include: Rate of growth over several seasons; Structural decays or weaknesses; ` Presence of disease or insects; and Life expectancy. The following guide for interpretation of Tree Condition as related to Life Expectancy is submitted for your information. 0 - 5 Years = Poor i 5 - 10 Years = Poor to Fair 10 -15 Years = Fair 15 - 20 Years = Fair to Good 20 + Years = Good Tree Description/Observation i'M Coast live oak (Quercus agrifolia) Diameter: 23.0, 19.8" Low Branching i Height: 40' Spread: 45' Condition: Fair to Good E Location: Existing drive entry Observation: Foliage is typical of the species and indicates normal tree vitality. Bifurcation at 4 -feet creates an inherent structural defect. Existing pillar 2 -feet from trunk to be removed. Proposed driveway is outside the TPZ of 20 -feet. Coast live oak Diameter: 11.9" Height: 25' Spread: 20' Condition: Fair to Good Location: Existing drive entry Observation: Foliage is typical of the species and indicates normal tree vitality. Canopy is narrow spreading. Existing gate pillar 5 -feet from trunk to be removed. Proposed drive is outside TPZ of 6 -feet. Minor impacts may occur to lateral root environment. Evans Construction, Inc. c/o Mr. Eric Evans Page 3 Coast live oak Diameter: 12.0" Height: 25' Spread: 25' Condition: Fair to Good ( Location: Along existing gravel drive Observation: ( Foliar canopy is one sided. Grows to a phototropic lean away from larger adjacent tree canopies. Scaffold limbs exhibit narrow attachments. Proposed drive is outside the dripline. SW Coast live oak Diameter: 24.3" Height: 30' Spread: 35' Condition: Fair to Good Location: Along existing drive -Observation: Foliage is typical of the species and indicates normal tree vitality. Bifurcations at 5 -feet create an inherent structural defect. Existing gravel drive is 3 -feet from trunk. Proposed drive is outside TPZ of 12 -feet. Minor impacts anticipated from site improvements. Coast live oak Diameter: 12.1" Height: 20' Spread: 18' Condition: Fair Location: Shown on plan ( Observation: Foliar canopy exhibits minor dieback. Grows to a slight lean. Needs new tag. No impacts (. anticipated from site improvements. 8: Coast live oak Diameter: 3.8" Height: 12' Spread: 9' Condition: Fair ( Location: Shown on plan r Observation: Foliar canopy exhibits minor dieback. Grows to a slight lean. No impacts anticipated from site improvements. 1 Evans Construction, Inc. c/o Mr. Eric Evans Page 4 Coast live oak Diameter: 14.9" Low Branching Height: 20' Spread: 25' Condition: Fair Location: Shown on plan Observation: Foliage is typical of the species and indicates normal tree vitality. Bifurcation at 3 -feet creates a structural weakness. Scaffold limbs exhibit narrow attachments. Decay was observed on two scaffold limbs. Tag is missing from trunk. No impacts anticipated within TPZ of 6 -feet. 10: Coast live oak Diameter: est 10" Height: 18' Spread: 16' Condition: Fair Location: Shown on plan Observation: Foliar canopy is slightly sparse. Grows to a slight phototropic lean over existing gravel drive. Minor discolration of buttress roots was observed. Any grading or excavation within the TPZ of 8 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. i Coast live oak Diameter: est 13" Height: 15' Spread: 19' Condition: Fair Location: Adjacent to existing gravel drive Observation: Foliar canopy exhibits a minor accumulation of deadwood. Mechanical wound observed at 9 -feet is four inches by three inches. Bifurcation at 5 -feet creates an inherent structural defect. Any grading or excavation within the TPZ of 8 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. S. Coast live oak Diameter: 15.2, 6.8" Low Branching Height: 35' Spread: 28' Condition: Fair Location: On Plan Observation: Foliage is typical of the species and indicates normal tree vitality. Secondary leader exhibits a weak attachment. Discoloration and cracking of buttress roots was observed. Further excavation and inspection of root crown is recommended. No impacts anticipated from site improvements. Evans Construction, Inc. c/o Mr. Eric Evans Page 5 14: Coast live oak Diameter: 2.7" Height: 10' Spread: 5' Condition: Fair Location: Shown on plan Observation: Foliar canopy exhibits minor dieback. Storage bin is 4 -feet from trunk. Needs new tag. Minor impacts anticipated from improvements. The TPZ is 5 -feet. 15: Coast live oak Diameter: 4.2" Height: 12' Spread: 7' Condition: Fair Location: Shown on plan Observation: -Foliar-canopy-exhibits-a-minor--accumulation-of-deadwood.—Grows-to-a-slight-lean. impacts anticipated within TPZ of 5 -feet. 16: Coast live oak Diameter: 4.9" Height: 12' Spread: 10' Condition: Fair Location: Shown on plan Observation: Foliar canopy exhibits a minor accumulation of deadwood. Symptoms from flatheaded borer are visible on low trunk. Minimal impacts are anticipated within TPZ of 5 -feet. t Coast live oak Diameter: 15.9" Height: 30' Spread: 25' Condition: Fair to Good Location: Shown on plan Observation: Foliage is typical of the species and indicates normal tree vitality. Grows to a slight phototropic lean. Discoloration of buttress roots was observed. Any grading or excavation within the TPZ of 9 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. Evans Construction, Inc. c/o Mr. Eric Evans Page 6 18: Coast live oak Diameter: 11.7" Height: 20' Spread: 18' Condition: Fair Location: Shown on plan Observation: Foliage is typical of the species and indicates normal tree vitality. Grows to a slight phototropic lean. Discoloration of buttress roots was observed. Bleeding of scaffold limbs was observed. Any grading or excavation within the TPZ of 7 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. � Y r Coast live oak ' Diameter: 12.7, 11.8" Low Branching Height: 30' Spread: 20' Condition: Fair Location: Shown on plan Observation: Foliage is typical of the species. Low branching growth habit creates an inherent structural defect. Discoloration of buttress roots was observed. Minor impacts anticipated within TPZ of 11 -feet. Coast live oak ! Diameter: 19.8" Height: 30' Spread: 25' Condition: Fair to Good Location: Shown on plan Observation: Foliage is typical of the species. Narrow scaffold limb attachements create an inherent structural weakness. A wire is girdling the trunk and has a large hook and pulley attached to it. Proposed drive retaining wall is 8 -feet from the trunk. Any grading or excavation within the TPZ of 10 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. Impacts are anticipated to 25 percent of root environment. 21: Coast live oak Diameter: 4.6" Height: 12' Spread: 7' Condition: Fair Location: Shown on plan + Observation: Foliar canopy exhibits a minor accumulation of deadwood. Proposed for removal. Evans Construction, Inc. c/o Mr. Eric Evans ( Page 7 23: Coast live oak Diameter: 6.9, 8.0" Low branching r Height: 20' Spread: 20' Condition: Fair ( Location: Shown on plan Observation: r ` Foliage is slightly stunted. Epicoral growth was observed on low trunk. Low branching growth habit creates an inherent structural defect. No impacts anticipated from site improvements. 24: Coast live oak Diameter: 6.4" Height: 15' Spread: 12' Condition: Fair Location: Shown on plan Foliage is typical of the species. Minor impacts anticipated within TPZ of 6 -feet. Coast live oak Diameter: 17.8" Height: 30' Spread: 22' Condition: Fair to Good Location: Shown on plan Observation: Foliage is typical of the species and indicates normal tree vitality. Proposed parking area is outside TPZ of 9 -feet. Minor impacts anticipated to lateral root environment. QZJ Coast live oak Dial eter: 18.8" Height: 35' Spread: 30' Condition: Fair to Good Location: Shown on plan Observation: Foliage is typical of the species and indicates normal tree vitality. Proposed retaining wall is approximately 9 -feet from the trunk and will impact leass than 25 percent of the lateral root environment. Any grading or excavation within the TPZ of 9 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. Evans Construction, Inc. c/o Mr. Eric Evans Page 8 2 Coast live oak i Diameter: 24.1" • Height: 35' Spread: 35' Condition: Fair Location: Shown on plan Observation: Foliar canopy is slightly sparse and stunted with a moderate accumulaton of interior deadwood. Proposed retaining wall is approximately 11 -feet from the trunk. Proposed house is approximately 15 -feet from the trunk. Site improvements will impact less than 30 percent of lateral root environment. Any grading or excavation within the TPZ of 11- feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. 29: Coast live oak Diameter: 8.0" Height: 22' Spread: 8' Condition: Fair to Good Location: Shown on plan Observation: Canopy competes with larger adjacent trees for light. No impacts anticipated within TPZ of 6 -feet. Coast live oak Diameter: 12.5, 12.9" Multi Trunk 1 Height: 30' Spread: 35' Condition: Fair Location: Shown on plan Observation: Foliar canopy is slightly sparse. Proposed house improvements will impact less than 30 percent of root environment. Any grading or excavation within the TPZ of 12 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. 31: Coast live oak Diameter: 9.3" Height: 30' Spread: 20' Condition: Fair Location: Shown on plan Observation: Foliage is typical for the species. Bifurcation at 11 -feet creates an inherent structural defect. Grows to a slight lean. Proposed wall is 5 -feet from the trunk and will impact less than 20 percent of lateral root environment. Any grading or excavation within the TPZ of 6 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. Evans Construction, Inc. c/o Mr. Eric Evans Page 9 32: Coast live oak Diameter: 11.3" Height: 30' Spread: 20' Condition: Fair Location: Shown on plan Observation: Foliage is typical for the species. Grows to a slight lean. Proposed wall is outside TPZ. Any grading or excavation within the TPZ of 6 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. 33: Coast live oak ' Diameter: 11.6" Height: 35' Spread: 16' Condition: Fair —Location: Shown -on -plan Observation: Canopy has developed to irregular shape. Proposed wall is outside TPZ of 6 -feet. Minimal impacts are anticpated. . Coast live oak Diameter: 14.8" Height: 25' Spread: 22' Condition: Fair Location: Shown on plan Observation: Foliar canopy is sparse with small broken hanging limbs. No impacts anticipated from site improvements. 35: Coast live oak Diameter: 5.5" Height: 10' Spread: 20' Condition: Fair Location: Shown on plan Observation: Prostrate growing tree to the northwest. No impacts anticipated from site improvements. 36: Coast live oak Diameter: 11.1" Height: 30' Spread: 25' Condition: Fair to Good Location: Shown on plan Observation: Foliage is typical of the species. Grows to northwesterly phototropic lean. No impacts anticipated from site improvements. Evans Construction, Inc. c/o Mr. Eric Evans Page 10 37: Coast live oak Diameter: 11.4" Height: 22' Spread: 18' Condition: Fair Location: Shown on plan r . Observation: Foliar canopy previously topped. No impacts anticipated from site improvements. 38: Coast live oak Diameter: 9.4" Height: 32' Spread: 16' Condition: Fair Location: Shown on plan Observation: Foliar canopy previously topped. No impacts anticipated from site improvements. 39: Coast live oak Diameter: 8.0" Height: 32' Spread: 14' Condition: Fair Location: Shown on plan Observation: Regrowth from previous topping cuts is weakly attached. No impacts anticipated from site improvements. 40: Coast live oak Diameter: 10.2" Height: 18' Spread: 20' Condition: Fair Location: Shown on plan Observation: Foliar canopy previously topped. No impacts anticipated from site improvements. Coast live oak Diameter: 17.8" Height: 20' Spread: 38' Condition: Fair Location: Shown on plan Observation: Foliar canopy previously topped. No impacts anticipated from site improvements. Should any construction activity encroach within TPZ of 9 -feet, contact project arborist for review. Evans Construction, Inc. c/o Mr. Eric Evans Page 11 42: 1 " Coast live oak Diameter: 20.2" Height: 20' Spread: 38' Condition: Fair i Location: Shown on plan Observation: r Foliar canopy previously topped. Proposed corner of house is 10 -feet from the trunk and will impact less than 20 percent of the lateral root environment. Any grading or excavation within the TPZ of 10 -feet must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. 43: Coast live oak Diameter: 10.2" Height: 12' Spread: 15' Condition: Fair to Good Location: --Rig ht-rear-ofexisting-house Observation: Foliage is typical of the species. The TPZ is 6 -feet. Proposed improvements are outside designated TPZ. Coast live oak Diameter: 17.1" Height: 20' Spread: 35' Condition: Fair to Good ! Location: Right rear of existing house Observation: Foliage is typical of the species. Proposed improvements are outside the TPZ of 10 -feet. 45: Coast live oak Diameter: 32.2" Low Branching Height: 35' Spread: 45' Condition: Poor " Location: Proposed leach field Observation: Low trunk exhibits several areas of bleeding. Recommend inspection and treatment as r needed for root crown decay. The TPZ is 15 -feet. Proposed leach lines are outside TPZ. 46: Coast live oak Diameter: 14.1" Height: 18' Spread: 30' Condition: Poor Location: Proposed leach field Observation: Foliar canopy is sparse. No proposed leach lines within TPZ of 9 -feet. L Evans Construction, Inc. c/o Mr. Eric Evans Page 12 Conclusion Proposed site improvements will require removal of tree 21, a 5 -inch diameter tree. Driveway relocation should enhance the root environments of oak trees in general. Adoption. of Tree Preservation Guidelines will enhance prognosis of trees on site. Any r ' grading or excavation within designated TPZ's must be accomplished by hand digging. A qualified arborist must supervise any cutting of roots greater than one inch in diameter. TREE PRESERVATION GUIDELINES Tree Preservation and Protection Plan In providing recommendations for tree preservation, we recognize that injury to trees as a result of construction include mechanical injuries to trunks, roots and branches, and injury as a result of changes that occur in the growing environment. To minimize these injuries, we recommend grading operations encroach no closer than five times the trunk diameter, (i.e. 30" diameter tree x 5=150" distance). At this distance, buttress/anchoring roots would be preserved. and minimal injury to the functional root area would be anticipated. Should encroachment within the area become necessary, hand digging is mandatory. i Barricades Prior to initiation of construction, activity, temporary barricades should be installed around all trees in the construction area. Six-foot high, chain link fences are to be mounted on steel posts, driven 2 feet into the ground, at no more than 10 -foot spacing. The fences shall enclose the entire area under the dripline of the trees or as close to the dripline f area as practical. These barricades will be placed around individual trees and/or groups of trees as the existing environment dictates. i The temporary barricades will serve to protect trunks, roots and branches from mechanical injuries, will inhibit stockpiling of construction materials or debris within the sensitive 'dripline' areas and will prevent soil compaction from increased vehicular/pedestrian traffic. No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area. The ground around the tree canopy shall not be altered. These barricades should remain in place until final inspection of the building permit, except for work specifically required in the approved plans to be done under the trees to be protected. Designated areas beyond the driplines of any trees should be provided for construction materials and on site parking. Root Pruning (if necessary) During and upon completion of any trenching/grading operation within a tree's dripline, should any roots greater than one inch (1") in diameter be damaged, broken or severed, root pruning to include flush cutting and sealing of exposed roots should be accomplished under the supervision of a qualified Arborist to minimize root deterioration beyond the soil line within twenty-four (24) hours. I Evans Construction, Inc. c/o Mr. Eric Evans Page 13 Pruning Pruning of the foliar canopies to include removal of deadwood is recommended and ( should be initiated prior to construction operations. Such pruning will provide any necessary construction clearance, will lessen the likelihood or potential for limb breakage, reduce 'windsail' effect and provide an environment suitable for healthy and ( vigorous growth. ( Fertilization A program of fertilization by means of deep root soil injection is recommended with applications in spring and summer for those trees to be impacted by construction. This program may be replaced with the Sudden Oak Death treatment with AgriFos, twice the first year and then annually in November. Fertilizer applications may be implemented using low or no nitrogen fertilizer. --Such-fertilization-will-serve-to-stimulate-feeder root-development,-offset_shock/stress_as ( related to construction and/or environmental factors, encourage vigor, alleviate soil compaction and compensate for any encroachment of natural feeding root areas. Inception of this fertilizing program is recommended prior to the initiation of construction l activity. ( Mulch Mulching with wood chips (maximum depth 3") within tree environments (outer foliar perimeter) will lessen moisture evaporation from soil, protect and encourage adventitious roots and minimize possible soil compaction. Inspection Periodic inspections by the Site Arborist are recommended during construction activities, particularly as trees are impacted by trenching/grading operations. Inspections at approximate four (4) week intervals would be sufficient to assess and monitor the effectiveness of the Tree Preservation Plan and to provide recommendations for any additional care or treatment. {. All written material appearing herein constitutes original and unpublished work of the Arborist and may not be duplicated, used or disclosed without written consent of the �. ` Arborist. r, Evans Construction, Inc. c/o Mr. Eric Evans Page 14 We thank you for this opportunity to be of assistance in your tree preservation concerns. Should you have any questions, or if we may be of further assistance in these concerns, kindly contact our office at any time. Very truly yours, McCLENAHANN, CONSUL N , LLC By: ohn H. McClenahan ISA Board Certified Master Arborist, WE -1476B member, American Society of Consulting Arborists JHMc: pm ARBORIST DISCLOSURE STATEMENT Arborists are tree specialists who use their education, knowledge, training and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or seek additional advice. ArSon`s scanno detect every condition that coul-dpossibly lead -to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like a medicine, cannot be guaranteed. Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist's services such as property boundaries, property ownership, site lines, disputes between neighbors, landlord -tenant matters, etc. Arborists cannot take such issues into account unless complete and accurate information is given to the j arborist. The person hiring the arborist accepts full responsibility for authorizing the recommended treatment or remedial measures. Trees can be managed, but they cannot be controlled. To live near a tree is to accept some degree of risk. The only way to eliminate all risks is to eliminate all trees. ti Arborist: n H. McClenahan Date: May 28, 2008 J Attachment 8 Nicole Horvitz From: taylor@silcon.com Sent: Tuesday, April 28, 2009 9:29 PM To: Debbie Pedro Subject: Hearing for File#31-09-ZP-SD-GD Lands of Evans Dear Planning Director Debbie Pedro, We are writing in regard to File#31-09-ZP-SD-GD Lands of Evans. We may not be able to attend the hearing due to the short notice. Two other adjacent neighbors and ourselves arranged a meeting with the owner/contractors on site to get acquainted and ask some questions. We enjoyed meeting them. The house and plans seemed quite nice and unusual, but we did. have some concerns regarding the prominent silhouette of the two story structure on a ridge from our vantage point. If you look at the accompanying two photos it is clear that the structure will be very visible from below and across the valley and will stand out more than the plan drawings might suggest. The photos were shown to the owners who assured us that with the intended extensive landscapting with mature trees the structure would not be nearly so visible. We have seen that a large number of trees have already been planted elsewhere on the property. Our concerns about the approval of the plans would be greatly reduced if height changes or adequate conditons and safeguards were include to insure that the ridgeline view would be quite improved from shose shown in the photos. Can this be accomplished? Thank you, Kent and Mary Taylor For information about volunteer opportunities in the San Francisco bay area, please contact the Bay Area Volunteer Information Center at www.volunteerinfo.org (' Attachment 9 TOWN OF LOS ALTOS HILLS LOSALTOst�Ls 26379 Fremont Road Los Altos Hills, CA 94022 Phone: (650) 941-7222 a www.losaltoshills.ca.gov CALIFORNIA Grading Policy Approved by City Council — 4/2/97 Code Sections: Section 10-2.7020 of the Site Development Ordinance states that: "The amount of grading, excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless grading is proposed to lower the profile of buildings." Section 10-2.703(a) requires: "Type U 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 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' 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. Attachment 10 TOWN OF LOS ALTOS HILLS PLANNING DEPT 6 Q Q Z 26379 Fremont Road -Los Altos Hills, CA 94022 - (650) 941-7222 - FAX (650) 941-3160 9 d d WORKSHEET #2 �3N5�32! EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WrrH YOUR APPLICATION 'ROPERTY OWNERS NAME Eric Evans and Cheryl Breetwor--Evans 'ROPERTYADDRESS 11641 Buena Vista.Drive ' Los Altos Hills CA 94022 ;ALCULATED BY Noel F. Cross Architect AIA DATE 31 -Mar -09 1. DEVELOPMENT AREA (SQUARE FOOTAGE) existing to be removed A. House and Garage (from Part 3 A.) B. Decking upper C. Driveway lower (measured 100' along centerline) D. Patios & Walkways E. Sport Court F. Pool & Decking )` G. Accessory Buildings (from Part 3.B.) H. Other coverage (stairs (@ pool deck, pond) TOTALS (Additions/Deletions) Existing Pranced Tntnl 4,440.00 7,386.00 11,826.00 1,275.00 1,087.00 2,362.00 1,159.00 0.00 1,597.00 1,936.00 2,756.00 1,944.00 0.00 1,515.00 1,515.00 0.00 0.00 0.00 0.00 2,527.00 2,527.00 0.00 128.00 128.00 0.00 871.00 871.00 6,874.00 17,047.00 23,929.00 Maximum Development Area Allowed - MDA (from Worksheet 91) 38,372.00 2. TOTAL BIPERVIOUS SURFACE Existing Proposed Total (SQUARE FOOTAGE) TOTALS 4,853.001 17,540.001 22,393.00 3. FLOOR AREA (SQUARE FOOTAGEI Existing Proposed Total (Additions/Deletions) A. House and Garage a. 1st Floor - lower floor basement 1,085.00 1,394.00 2,479.00 b. 2nd Floor - main/upper floor 2,419.00 4,936.00 7,355.00 c. Shop/Garage - lower floor 936.00 277.00 1,213.00 d. Main Garage - upper floor 0.00 779.00 779.00 B. Accessory Buildings $oftw'4-;3 1 xS� a. Ist Floor (pool equipment room) 0.00 128.00 128.00 b. 2nd Floor 0.00 0.00 0.00 c. Attic and Basement 0.00 0.00 0.00 d. Garage 0.00 0.00 o -no TOTALS 4,440.001 7,514.001 11954.00 1 Maximum Floor Area Allowed -MFA (from Worksheet #1) 25,581.00 TOWN USE ONLY ICHECKED BY DATE Rev. 3120/02 Page 1 of 1 Town of Los Altos Hills Single Family GreenPoint Checklist date: The GreenPoint Checklist is based on the various green features incorporated into the home and is the basis for the GreenPoint Rated program. A home can be considered green'd it fulfills the prerequisites, eams at least 50 points, and meets the minimum points per category: Energy (30), Indoor Air Quality/ Health (5), Resources (6), and Water (9). Please contact Build It Green for a list of qualified GreenPoint Raters if you are interested in pursuing third -party verification. The green building practices listed below are described in the New Home Construction Green Building Guidelines, available at www.builditareen.om. - Attachment 11. Bulla it Greeff Smart Solutions from the Ground Up 106 1 B. FOUNDATION.:;;.n';;::::"':, " d Points Available Per Measure T 1. Construct Resource -Efficient Landscapes L a Wmimrmr 20% Flyash or Slag 1 1 ❑ to. Minimum 2591. Flyash or Slag 1 El 2. Use Frost -Protected Shallow Foundation In Cold Areas (C.EC. Climate Zone 16) 0__ --- ...... . .............. 3. Use Radon Resistant Construction On At -Risk Locations Only) 0 1 3 a' ❑ W a 1 I Q b. AO New Plants Have Trunk. Base, or Stem Located At Least 36 Inches from Foundation -j 1 Points Available Per Measure ❑ b. TurfShall Not Be Installed on Slopes Exceeding 10 % or in Areas Less than B Feet Wide 1. Protect Topsoil and Minimize Disruption of Existing Plants & Trees 2 ❑ ❑� a Protect Topsoil from Erosion and Reuse atter Construction 2 1 1 d.Tudis 5 10% of Landscaped b. Unit and Delineate Construction Footprint for Maximum Protection 0 1 ❑✓ 2. Deconstruct Instead of Demolishing Existing Buildngs On Site 3 3 5. Group Plants by Water Needs (Hydrozoning) 3. Recycle Job Site Construction Waste (Including Green Waste) 2 Q a hlmmrum 50'/ Wade Diversion by Weight (Recycfmg or Reuse) - Required 0 R ❑ b. Minknum 65% Diversion by Weigh (Recycling or Reuse) p 2 ❑ c. Minimum 80% Diversion by Weight (Recycling or Reuse) p - 2 7. Incorporate Two Inches of Compost in the Top 6 to 12 Inches of Soil 4. Use Recycled Content Aggregate (b8nimum 25%) 3 Q ❑ a Walkway and Driveway 0 1 9. Use 50% Salvaged or Recycled -Content Materials for M of Non -Plant Landscape Elements b. Roadway Base _._... 1 ..................... 1 B. FOUNDATION.:;;.n';;::::"':, " Points Available Per Measure Points Available Per Measure 1. Replace Portland Cement in Concrete with Recycled Flyash or Slag 1. Construct Resource -Efficient Landscapes ❑� a Wmimrmr 20% Flyash or Slag 1 1 ❑ to. Minimum 2591. Flyash or Slag 1 El 2. Use Frost -Protected Shallow Foundation In Cold Areas (C.EC. Climate Zone 16) 0__ --- ...... . .............. 3. Use Radon Resistant Construction On At -Risk Locations Only) 0 1 3 4. Design and Build Structural Pest Controls ❑ ❑� a Install Termite Shields & Separate All Exterior Woad -to -Concrete Connections by Metal or Plastic Fasteners/Dividers 1 I Q b. AO New Plants Have Trunk. Base, or Stem Located At Least 36 Inches from Foundation 1 1 C. LANDSCAPING.:; i• : Points Available Per Measure 1. Construct Resource -Efficient Landscapes ❑ a No Invasive Species Listed by Cal -IPC Are Planted 0 1 ❑ to. No Plant Species Will Require Hedging j --- ...... . .............. c.75%of Plants Are Drought -tolerant California Natives, Mediterranean, or OtherAppmpriate Species 3 3 ❑ 2. Use Fre-Safe Landscaping Techniques 0 1 Q 3. Minimae Turf Areas in Landscape Installed by Builder 1 1 ❑ a Ali Turf W01 Have a Water Requirement Less than or Equal to Tall Fescue( 50.8 plant factor) 0 2 ❑ b. TurfShall Not Be Installed on Slopes Exceeding 10 % or in Areas Less than B Feet Wide 2 2 ❑ c. Turf is 1533% of Landscaped Area (total 2 points) 22 ❑ d.Tudis 5 10% of Landscaped 2 ... .Z_.. ❑ 4. Plant Shade Trees 3 3 ❑ 5. Group Plants by Water Needs (Hydrozoning) 0 2 6. Install High -Efficiency Irrigation Systems Q a System Uses Only Low -Flow Drip, Bubblers, or Low -flow Sprinklers 2 2 ❑ b. SystemHas Smart Controllers 3 3 ❑� 7. Incorporate Two Inches of Compost in the Top 6 to 12 Inches of Soil 3 3 Q B. Mulch All Planting Beds to the Greater of 2Inches or Local Water Ordnance Requirement 2 2 Lj 9. Use 50% Salvaged or Recycled -Content Materials for M of Non -Plant Landscape Elements 0 1 ❑ 10. Reduce Light Pollution by Shielding Futures andlor Directing LightDownward 0 1 D. STRUCTURAL FRAME & BUILDING ENVELOPE Points Available Per Measure 1. Apply Optimal Value Engineering ❑ a Place Ratters and Scuds at 24 -Inch On Center Framing 0 1 ❑� b. Size Door and Window Headers for Load j 1 c. Use Onfy Jack and Cripple Studs Required for Load 1 2. Use Engineered Lumber Q a Beams and Headers 1 1 ❑ b. Insulated Engineered Headers _ 0 1 ❑ c. Wood Waft or Web Trusses for Floors _ I 1 ❑ it. Wood Waists for Roof Rafters 1 1 ❑ e. Engineered or Finger -Jointed Studs for Vertical Applications 0 1 ❑ E Oriented Strand Board for Subfloor 0 1 g. Oriented Strand Board for Wall and Roof Sheathing 1 1 3. Use FSC-Cerhffed Wood ❑ a Dimensional Lumber, Studs and Timber. Minimum 40% 0 2 ❑ b. Dimensional Lumber, Studs and Timber. Minimum 70% p 2 ❑ c. Panel Products: Minimum 40% 1 1 ❑ it. Panel Products: Minimum 70% 0 1 4. Use Solid Wall Systems (Includes SIPS, ICFs, & Any Non -Stick Frame Assembly) ❑ a Floors 0 2 2 © 2007 Build It Green Single Family GreenPoint Checklist 2007 Version Page 1 of 4 G. PLUMBING -' 1. Distribute Domestic Hot Water Efficiently (Maximum 7 Points) ❑� a Insulate Hot Water ftes kom Water Heater to Kitchen ❑' b. Insulate Ali Hot Water Pipes I ural roxnisAvanacle In msuiabon = 5 3 Points Available Per Measure 2 1 1 . a Available Per Measure 2 d 1 ❑ d. Use Engineered Parallel Piping with Demand Controlled Circulation Loop U a Furnaces 1. ❑ e. Use Structured Plumbing with Demand Controlled Circulation Loop 0 '❑ b. Wafts I. Use Central Core Plumbing 3. Instar Zoned, Hydronie Radiant Heating with Slab Edge Insulation . 0 1 ❑ c. Roofs 4 2 0 2 2 S. Reduce Pollution Entering the Home from the Garage 0 2 4 2 0 a Tightly Seal the Air Barrier between Garage and Living Area 1 a Install HVAC Unit and Ductwork within Conditioned Space ❑ b. Install Garage Exhaust Fan OR Build a Detached Garage 1 3 1 El b. Use Duct Mastic an Ali Duct Joints and Seams ❑ 6. Design Energy Heels on Trusses (75 %of Attie Insulation Height at Outside Edge of Exterior Walq 0 0 1 ❑ 7. Design Roof Trusses to Accommodate Ductwork 0 1 1 ❑ 6. Use Recycled -Content Steel Studs for 90% of Interior Wall Framing 1 1 LJ 9. Thermal Mass Walls: 518 -Inch Drywall on All Interior WaIIs or Walls Weighing more than 40 Ihlcuft 0 1 0 1 1 ❑ 10.lnstall Overhangs and Gutters 1 1 a Minimum 16 -Inch Overhangs and Gutters 1 1 ❑ b. Minimum 24 -Inch Overhangs and Gutters 1 1 Q a Instal ENERGY STAR Bathroom Fans Vented to the Outside 1 1 1 Total Points Available in Shuchnal Building Frame and Envelope = 36 16 Q b. AO Bathroom Fans Are on Timer or Hum distat ❑ e. Install IOhhen Range Hood Vented to the Outside E. EXTERIOR FINISH' :' ' : ; ::: ' • 1 9. Install Mechanical Ventilation System for Cooling (Maximum 4 Points) LJ 1. Use Recycled -Content (No Virgin Plastic) or FSC -Certified Wood Decking i Points Available Per Measure a Instar ENERGY STAR Ceiling Fans & Light M in Living Areas & Bedrooms L Install a Rain Screen Wall System 0 0 2 ❑ b. Instal Whole House Fan with Variable Speeds 3. Use Durable and Noncombustible Siding Materials 2 0 2 Q 4. Select Durable and Noncombustible Roofing Materials 1 2 10. Install Mechanical Fresh Air Ventilation System (Maximum 3 Points) 2 3 ❑ a Any Whole House Ventilation System That Meets ASHRAE 62.2 Total Points Available in Exterior Finish = 7 5 0 F. INSULATION ; : i,'+,`?>: `:; t °> 0 b. install Air -to -Air Heat Exchanger that meets ASHRAE 62 2 Lj 11.Install Carbon Monoxide Alarm(s) 3 1 1. Install Insulation with 750% Recycled Content Points Available Per Measure ❑ a Walls and/or Floors 1 0 1 ❑ b. Ceilings L Install Insulation that Is Low -Emitting (Certified Section 01350) 0 1 21 a Walls and/or Floors 1 1 0 b. Ceilings ❑' 3. Inspect Quarry of Insulation Installation before1 Applying Drywall 1 1 1 . G. PLUMBING -' 1. Distribute Domestic Hot Water Efficiently (Maximum 7 Points) ❑� a Insulate Hot Water ftes kom Water Heater to Kitchen ❑' b. Insulate Ali Hot Water Pipes I ural roxnisAvanacle In msuiabon = 5 3 Points Available Per Measure 2 1 1 ❑ C. Use Engineered Parallel Prying Available Per Measure 2 1 1 ❑ d. Use Engineered Parallel Piping with Demand Controlled Circulation Loop U a Furnaces 1. ❑ e. Use Structured Plumbing with Demand Controlled Circulation Loop 0 1 ❑ I. Use Central Core Plumbing 3. Instar Zoned, Hydronie Radiant Heating with Slab Edge Insulation . 0 1 2 Q L Install Only High Efficiency Toilets (Dual -Flush or 5118 gpf) 4. Install HiEfficiency ciency Air Conditioning with Environmentalty Responsible Refrigerants 0 1 1 2 1 S. Design and Install Effective Ductwork 4 1 1 IL HEATING, VENTILATION & AIR CONDITIONING ' '. I vw Points Available In Plumbing = total 12 8 ❑+ I. Design and Install HVAC System to ACCA Manual J, D, and S Recommendations MqqPoints Available Per Measure L Install Sealed Combustion Units 4 4 ❑ a Furnaces 1.2 ❑ b. Water Heaters LJ 3. Instar Zoned, Hydronie Radiant Heating with Slab Edge Insulation 0 2 4. Install HiEfficiency ciency Air Conditioning with Environmentalty Responsible Refrigerants 2 1 1 S. Design and Install Effective Ductwork 1 1 a Install HVAC Unit and Ductwork within Conditioned Space 3 3 El b. Use Duct Mastic an Ali Duct Joints and Seams ❑ c. Install Ductwork under All Insulation (Buried Ducts) 0 1 ❑ d. Pressure Balance the Ductwork System 0 1 ❑ e. Protect Ducts during Construction and Clean Ali Ducts before Occupancy 0 1 LJ S. Install High Effmciency HVAC Fitter (MERV 6+) 0 1 ❑ 7. Don't Install Fireplace or Install Sealed Gas Fireplaces with Efficiency Rating Not Less Than 60% 0 1 using CSA Standards 1 1 8. Install Effective Exhaust Systems in Bathrooms and Wtehens Q a Instal ENERGY STAR Bathroom Fans Vented to the Outside 1 1 - Q b. AO Bathroom Fans Are on Timer or Hum distat ❑ e. Install IOhhen Range Hood Vented to the Outside 1 9. Install Mechanical Ventilation System for Cooling (Maximum 4 Points) i ❑ a Instar ENERGY STAR Ceiling Fans & Light M in Living Areas & Bedrooms 0 1 ❑ b. Instal Whole House Fan with Variable Speeds ❑ a Automatically Controlled Integrated System 0 1 ❑ d. Autartatically Controlled Integrated System with Variable Speed Control2 10. Install Mechanical Fresh Air Ventilation System (Maximum 3 Points) 0 3 ❑ a Any Whole House Ventilation System That Meets ASHRAE 62.2 0 0 b. install Air -to -Air Heat Exchanger that meets ASHRAE 62 2 Lj 11.Install Carbon Monoxide Alarm(s) 3 1 2 0 1 __...--_._.....___.."............... a,u r.n w L RENEWABLE ENERGY ,,uiuuiu,,y—Jv 11 El 1. Pre -Plumb for Solar Hot Water Heating 0 Points Available Per Measure Lti L Install Solar Water Heating System 4 10 10 3. Install Wiling Conduit for Future Photovoltaic Installation & Provide 200 It 'of South -Facing Roof 0 2 4. Install Photovoltaic (PV) Panels ❑ a 30%ofelecbic needs OR 1.2 kW (total 6 points) 6 6 0 2007 Build It Green Single Family GreenPoint Checklist 2007 Version Page 2 of 4 a J. BUILDING PERFORMANCE Points Available Per Measure Points Available Per Measure 1. Diagnostic Evaluations ❑ a House Passes Blower Door Test 0 1 ❑ b. House Passes Combustion Safety Backdraft Test 0 1 ❑� E) Exposed Concrete. Roodng Adhesives Must Have <50 gpi VOCs. 151/6 L Design and Build High Performance Homes - % above Title 24- minimum 15% Required 30 >_30 ❑ 3. House Obtains ENERGY STAR with Indoor Air Package Certification - Pilot Measure 5 2 9 (Total 45 points; read comment) 0 IG FINISHES -; ..<.: .::. _ ....... . ............. " Points Available Per Measure Points Available Per Measure ❑' 1. Design Entryways to Reduce Tracked in Contaminants 1 1 ❑� E) Exposed Concrete. Roodng Adhesives Must Have <50 gpi VOCs. L Use Low-VOC or Zero-VOC Paint (Maximum 3 Points) 1 P aMinimuml5%of Floor Area ❑ a Low-VOC Interior Wall/Ceiling Paints (<50 gpl VOCs (Flat) and <150 gpl VOCs (Non -Flat)) 1 1 1 6. Zero-VOC: Interior Wall/Ceiling Paints (<5 gpl VOCs (Flat)) 0 3 1 Q 3. Use Low VOC, Water -Based Wood Finishes (<250 gpl VOCs) 2 2 ❑� ❑ 4. Use Low-VOC Caulk and Construction Adhesives (<70 gpl VOCs) for All Adhesives 0 2 3. Flooring Meets Section 01350 or CRI Green label Plus Requirements (50% Minimum) ❑ S. Use Recycled -Cordell Paint 0 a ENERGY STAR Quaified & < 25 Cubic Feet Capacity 1 1 6. Use Environmentally Preferable Materials for Interior Finish: A) FSC -Certified Wood, B) Reclaimed, C) Rapidly Renewable, D) Recycled. b. ENERGY STAR Qualified & < 20 Cubic Feet Capacity 0 1 0 Content or E) Finger Jointed 0 Enter description here, and enter points available for measure in P - -.... _.. .- - P ........_..... -- - appropriate categories to the right ...... _. _. ❑� ❑✓ a Cabinets (50%Minimum) 1 Q 1 ❑ b. Interior Trim (50% Minimum) 1 maximum combined total of 20 pts. See Innovation Checklist for suggested measures, using the link to the right 1 ❑+ c Shelving (50% Minimum) ❑ i Q it. Doors (50%Minimum) ;... i 1 � e. Countertops (50% Minimum) 1 D I , 1 7. Rid ne FormaldehydeinTrderfor Finish (CA Section nil 1-350) ❑� a Subiloor & Stair Treads (50% Minimum) ❑+ b. Cabinets & Countertops (50% Minimum) 1 1 ❑� c. Interior Trim (50% Minimum) 1 1 Q it. Shelving (50% Minimum) 1.... 1 ❑ 6. After Installation of Finishes, Test of Indoor Air Shows Formaldehyde Level <27ppb 0 3 L FLOORING - Points Available Per Measure Paints Available Per Measure 1. incorporate GreenPoint Rated Checklist in Blueprints - Required 1. Use Environmentally Preferable Flooring: A) FSC -Certified Wood, B) Reclaimed or Refinished, C) Rapidly Renewable, D) Recycled -Content, R ❑� E) Exposed Concrete. Roodng Adhesives Must Have <50 gpi VOCs. 1 1 P aMinimuml5%of Floor Area 1 1 Q b.Mininum30%of Floor Area 1 ❑ c. Minimum 50% of Floor Area 3 1 ❑ d. Winimum 75% of Floor Area 0 i ❑� L Thermal Mass Floors: Floor Covering Other than Carpet on 50% or More of Concrete Floors 1 1 ❑ 3. Flooring Meets Section 01350 or CRI Green label Plus Requirements (50% Minimum) 0 2 M- APPL1 ANCES AND LIGHTING Points Available Per Measure Points Available Per Measure 1. incorporate GreenPoint Rated Checklist in Blueprints - Required 1. Install Water and Energy Efficient Dishwasher R ❑� a ENERGY STAR (total 1 point) 1 1 ❑ b. Dishwasher Uses No More than 6.5 GallonslCycle (total 2 points) 0 1 L Install ENERGY STAR Clothes Washing Machine with Water Factor of 6 or less 3. Community Design Measures & Local Priorities: Seethe Community Planning & Design section in Chapter 4 ofthe New Home Guidelines for Q a Meets Energy Star and CEE Tier 2 requirements (modified energy factor 2-0, Water Factor 6.0) (total 3 points) 3 1 2 E] b. Meets Energy Star and CEE Tier 3 requirements (modified energy factor 2.2, Water factor 4.5 or less) 2 ❑ fotal5 points) 0 0 0 3. Install ENERGY STAR Refrigerator ❑ Enter description here, and enter points available for measure in appropriate categories to the right ❑ a ENERGY STAR Quaified & < 25 Cubic Feet Capacity 0 1 ❑ b. ENERGY STAR Qualified & < 20 Cubic Feet Capacity 0 1 0 4. Install Buiftdn Recycling Center 0 Enter description here, and enter points available for measure in P - -.... _.. .- - P ........_..... -- - appropriate categories to the right ...... _. _. ❑� a BuiNn Recycling Center ? 2 Q b. Built-in Composing Center Buld It Green Checklists and N. OTHER Points Available Per Measure 0 1. incorporate GreenPoint Rated Checklist in Blueprints - Required 0 R ❑� L Develop Homeowner Manual of Green FeatureslBenefits 3 1 1 1 3. Community Design Measures & Local Priorities: Seethe Community Planning & Design section in Chapter 4 ofthe New Home Guidelines for measures. Maximum or 20 points for suggested measures. Local requirements may also be listed here. ❑ Enter description here, and enter points available for measure in appropriate categories to the right 0 0 0 0 0 0 ❑ Enter description here, and enter points available for measure in appropriate categories to the right 0 0 ❑ — Eder description here, and enter points available for measure in appropriate categories to the right _ _0 0 0-- _0 0 0 0 Enter description here, and enter points available for measure in P - -.... _.. .- - P ........_..... -- - appropriate categories to the right ...... _. _. -- 0 0 0 - 0 - 0 - 0 4. 4. Innovation: List innovative measures that meet the green building objectives of the Guidelines. Enter up to a Buld It Green Checklists and maximum combined total of 20 pts. See Innovation Checklist for suggested measures, using the link to the right Guidelines ❑ Innovation in Community: Enter description here, and enter points available formeasurein appropriate categories to the right 0 0 0 0 0 0 ❑ Innovation in Energy: Enter description here, and enter points available for measure in appropriate categories to the right 0 0 0 0 1. D I 0 © 2007 Build It Green Single Family GreenPoint Checklist 2007 Version Page 3 of 4 1? 1 El to eng ❑ Innovation in 11166 Eijej6j6iptinnh and iiiitirpolritsiraffable for meakinflii Oliniiiriati M.M. tithe riii 0 E] Innovalion in Water th aLd e fillght Total Available Points in Other= 43 3 Total Available Points in Specific Categories* Minimum Points Required in SDecific Caferinria-q Project has not yet met the following recommended minimum requirements: @ 2007 Build It Green Single Family GreenPoint Cheddist 2007 Version 0 0 ---- - 0- 0 to 0 0 0 � A 0 6 4 196+ 142+ 166+ 143+ 0 1 $O I 5—F-6 T —9 Page 4 of 4 Planning Commission Minutes Approved 06/04/2009 May 7, 2009 Page 3 Commissioner Collins supported the redesigned plan. The cedar trees could be removed as they do not provide significant screening and would be problematic to remove after construction. The recommendations from staff for tree preservation should be followed. Commissioner Abraham supported the application. The cedar trees do not need to be preserved. The location of the dripline tree fencing for the oak trees on the Lauterbach's side of the lot should be determined by the Google Earth map that shows a distance of 13 to 15 feet from the property line. Chairman Harpootlian felt preserving the cedar trees and restricting any tree removal until submittal of building plans would prevent the lot from appearing denuded before construction begins. The oak trees should be protected by the recommended measures. The pine tree did not need to remain on the site. MOTION MADE, AMENDED, SECONDED AND PASSED BY ROLL CALL VOTE: Motion made by Commissioner Cottrell and seconded by Commissioner Abraham to approve the Site Development Permit subject to the recommended conditions of approval. A new condition will be added requiring that the branches and trunks (on the Lauterbach's oak trees) that were exposed due to the trimming will be coated to prevent sunburn and disease, and the original dripline location for those trees determined by staff using the Google Earth map. AYES: Commissioners Cottrell, Collins, Clow, Abraham and Chairman Harpootlian NOES: None This item is subject to a 22 day appeal period and will be forwarded to a future meeting of the City Council. 3.2 LANDS OF EVANS, 11641 Buena Vista Drive; File 931-09-ZP-SD-GD; A request for a Site Development Permit for a. new 11,954 square foot two story residence (maximum height 29'5") with a 1,580 square foot basement, 732 square foot attached second unit, and 1,064 square foot swimming pool. The applicant is also requesting grading policy exceptions for the house, the driveway and portions of the front, side and rear yards. CEQA Review: Categorical Exemption per Section 15303 (a) & (e) (Staff -Nicole Horvitz). Planning Commission Ex Parte Contacts Policy Disclosure: none Nicole Horvitz, Assistant Planner, explained that the project was before the Planning Commission as an estate home with a basement, swimming pool, attached second unit, and with requests for grading policy exceptions. Two new driveways will serve two sunken garages.. An open space easement over the northern portion of the property will be dedicated to the Town. Of the eight trees planned for removal, two are small oaks. An arborist's report outlining a tree protection plan for existing heritage oaks had been provided. Ten 36" box oak trees had been proposed for installation along Buena Vista Drive immediately after completion of grading. The grading policy exception requests are to sink the new residence into the hillside. Planning Commission Minutes Approved 06/04/2009 May 7, 2009 Page 4 Eric Evans, applicant, said the goals for the project were to design the new home to be so energy efficient as to use no fossil fuels or electricity from the grid and to enable a substantial amount of food to be grown. A large photovoltaic panel system mounted on the roof, a geo thermal heating and cooling system, a rooftop vegetable garden, and a large orchard on the slope behind the house are planned to accomplish this. He had 14 eucalyptus trees cut down and a large amount of debris cleared from the lot. The property has over. 100 mature live oak trees which have been pruned and treated to protect them against Sudden Oak Death disease. More than 200 trees and shrubs (mostly native) have been planted along with over 100 pounds of native grass and flower seed. Strong neighborhood outreach had been conducted and the project plans shared with over 20 people. Seventeen letters of support had been received. The profile of the new residence will be more than ten feet lower -than the existing house to preserve views for the neighborhood. Noel Cross, architect, explained the environmentally sustainable proposed project for the large site. Thoughtful consideration had been given to the design of the project to respectfully utilize the property while realizing the owner's goals, considering the Town's ordinances, and requirements while respecting the neighbors and their views. Chairman Harpootlian asked the height of the tallest retaining wall. Noel Cross replied that no retaining walls would be over six feet in height. OPENED PUBLIC HEARING Pedro Lizaur, Buena Vista Drive, acknowledged the effort made by the Evans' to keep him informed throughout the process of planning the new residence. He felt there was no better or less intrusive design for the site. He encouraged the Planning Commission to support the project. Waidy Lee, Central Drive, appreciated the environmentally designed house and the effort made by the Evans' inviting her to view the property, the plans and the other information about the project. Sandy Humphries, Environmental Design and Protection Committee, commented that the copper planned for the flashings, downspouts, and gutters on the new house would contribute to pollution in the ocean. She requested use of a different material for the flashings, downspouts, and gutters. Noel Cross explained that green building philosophy promotes replenishment of the groundwater aquifer and encourages use ofdurable building materials to preserve resources. Copper is a superior material for durability and depositing the rainwater into the ground will replenish the aquifer and also filter the water. Nancy Couperus, Open Space Committee, supported the project and was impressed with the Evan's plans for the site and their cooperation with the Open Space Committee. CLOSED PUBLIC HEARING Planning Commission Minutes Approved 06/04/2009 May 7, 2009 Page 5 Commissioner Clow supported the project and felt the grading exceptions helped the new house blend into the hillside. The applicants had done an outstanding job planning the new residence and had neighborhood support. Commissioner Cottrell said that the application was the best example of a home designed for a ridgeline that he had seen during his 11 years on the Planning Commission. He supported the project. Commissioner Abraham felt this was a spectacular project that had been well thought through and supported the application. Commissioner Collins agreed with her fellow commissioners. Chairman Harpootlian appreciated the neighborhood outreach done by the applicants. He supported the project. MOTION MADE, SECONDED AND PASSED BY CONSENSUS: Motion made by Commissioner Abraham and seconded by Commissioner Clow to approve the requested Site Development Permit subject to the conditions of approval. AYES: Commissioners Cottrell, Collins, Clow, Abraham and Chairman Harpootlian NOES: None This item is subject to a 22 day appeal period and will be forwarded to a future meeting of the City Council. 3.3 LANDS OF EPISCOPAL LAYMAN'S GROUP OF LOS ALTOS (APPLICANT: AT&T WIRELESS), 26410 Duval Way; File #139 -08 -CUP; A request for a Site Development Permit for a landscape screening plan for a wireless communication facility approved on January 8, 2009. CEQA Review: Categorical Exemption per Section 15304 (b) (Staff -David Keyon). David Keyon, Associate Planner, explained that the application was a landscape screening plan for the wireless antenna facility approved by City Council on January 8, 2009. Seven Aleppo pine trees and 14 toyon shrubs were proposed as screening for the equipment enclosure and tree pole at St. Luke's Church on Duval Way. Commissioner Cottrell asked if there were alternative types of trees that could be used instead of the pine trees. Philip Thomas, representative for AT&T, said the pines were chosen to help blend the tree pole with the existing trees on the site, but he was willing to plant a different type of tree. OPENED PUBLIC HEARING CLOSED PUBLIC HEARING r Environmental Design and Protection Committee v ct� cc,1 Attachment 3 Reviewed by: Date (� v Applicant NameV S 7,Z� Address ( 1 G 4-(`Sf-1; f �/ Site impact/lighting/noise: Creeks, drainage, easements: Existing Vegetation: Significant issues/comments: t RECEIVED T®IflBI�! O�ills -RIV ME