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HomeMy WebLinkAbout3.2Item 3.2 TOWN OF LOS ALTOS HILLS Staff Report to the Planning Commission April 5, 2012 SUBJECT: A SITE DEVELOPMENT PERMIT FOR AN INTERIOR REMODEL AND A SINGLE STORY ADDITION, WITH A BASEMENT/BUNKER AND THE REMOVAL OF ONE (1) HERITAGE OAK TREE; LANDS OF NOWLIN; 10300 W. LOYOLA DRIVE; FILE #264-11-ZP-SD-GD FROM: Nicole Horvitz, Assistant Planner P,;q. APPROVED: Debbie Pedro, AICP, Planning Director RECOMMENDATION: That the Planning Commission: Approve the requested Site Development Permit for an interior remodel, addition and basement/bunker, subject to the recommended conditions of approval in Attachment 1. BACKGROUND The subject 2.94 acre property was annexed into the Town in 2007 as a part of the 65 lot annexation on West Loyola Drive between Ravensbury Ave and Junipero Serra Freeway. The property is currently developed with at 5,256 square foot single family residential home, with a 1,053 square foot swimming pool. The surrounding uses include single family homes to the east, west, south, and across W. Loyola Drive to the north. CODE REQUIREMENTS Per Section 10-1.202 (Basements) of the Zoning Ordinance, this application for an interior remodel and basement/bunker has been forwarded to the Planning Commission for review. Bunkers can be approved when the Planning Commission finds that such structures do not encroach in setbacks, are a minimum of eighteen (18) inches below natural grade, are wholly underground except for required exiting, lighting, ventilation, and are counted as development area except when placed under a surface already counted as development area. DISCUSSION Site Data: Gross Lot Area: 2.94 acres Net Lot Area: 2.86 acres Average Slope: 16.52% Lot Unit Factor: 2.462 Staff Report to the Planning Commission Lands of Nowlin 10300 W. Loyola Drive April 5, 2012 Page 2 of 8 Floor Area and Development Area: Area (sgft) Maximum Existing Proposed Increase Remaining Development 30,910 16,869 17,495 626 13,415 Floor 13,969 5,256 6,194 938 7,775 (Basement 847, Bunker 214) The applicant is proposing to demolish the existing carport along the east side of the residence and construct a new four (4) car garage. The proposal also includes an interior remodel to the kitchen and laundry room areas. A 1,061 square foot basement which will serve as a wine cellar and storage area is also proposed underneath the proposed office, hallway, and laundry room. 214 square feet of the basement area is not located directly underneath floor area and is considered a bunker per Section 10-1.202 of the LAHMC. Bunker Pursuant to Section 10-1.202 of the Municipal Code, bunkers may be permitted by the Planning Commission when it finds that such structures: o Do not encroach within the setbacks o Are a minimum of 18" below natural grade o Are wholly underground except for the required exiting, lighting, and ventilation o Are included in the development area total except when placed under a surface already counted as development area The proposed bunker does not encroach into any setbacks. The entire bunker is below a service/porch area and has a lightwell for lighting, ventilation, and exiting. Tree Removal The applicant is requesting to remove one (1) 13.6" diameter heritage oak tree located in the vicinity of the new backup/driveway area for the proposed garage. According the arborist report dated December 28, 2011 (Attachment 2) "the tree exhibits a moderate accumulation of interior deadwood" and is in fair condition. Condition of approval number 4 requires that the heritage oak tree be replaced at a 3:1 ratio with 24" box oaks, prior to final inspection. Drainage Water runoff generated from the new development will be collected in a 6" storm drain pipe along the east side of the property and then daylighted along the northern property line. Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the Engineering Department has reviewed and determined that the proposed drainage design complies with Town requirements. The Engineering Department will review and approve the final drainage plan prior to acceptance of plans for building plan check. Final "as -built" grading Staff Report to the Planning Commission Lands of Nowlin 10300 W. Loyola Drive April 5, 2012 Page 3 of 8 and drainage will be inspected by the Engineering Department and any deficiencies will be required to be corrected prior to final inspection. Geotechnical Review The Town's geotechnical consultant Cotton, Shires & Associates, Inc., has reviewed the soil report prepared by Murray Engineers Inc., dated September 29, 2011 and recommends approval of the permit based on conditions 12 a & b (Attachment 4). COMMITTEE COMMENTS The Environmental Design and Protection Committee recommended including the standard skylight condition (Attachment 3). The Pathways Committee recommends the construction of a type 2B pathway along W. Loyola Drive (condition #22). 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 15303 (a) of the CEQA Guidelines. ATTACHMENTS 1. Recommended Conditions of Approval 2. Arborist report dated December 28, 2011 3. Environmental Design and Protection Committee Comments dated November 21, 2011 4. Recommendations from Cotton, Shires, and Associates dated November 14, 2011 5. Recommendations from the Pathways Committee dated November 28, 2011 6. Fire Department comments dated November 10, 2011 7. Site Development Plan Staff Report to the Planning Commission Lands of Nowlin 10300 W. Loyola Drive April 5, 2012 Page 4 of 8 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR AN INTEROR REMODEL AND ADDTION WITH A BASEMENT/BUNKER LANDS OF NOWLIN, 10300 W. LOYOLA DRIVE File # 264-11-ZP-SD-GD PLANNING DEPARTMENT: 1. No other modifications to the approved plans are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes. 2. Staff shall determine if additional landscape screening mitigation is required, prior to final inspection. 3. 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. 4. The one (1) 13.6" heritage oak tree to be removed south of the drivewaylbackup area shall be replaced at a 3:1 ratio of 24" box oak tree. A site plan showing the location of the proposed trees shall be submitted for review and approval by the Planning Director, prior to acceptance of plans for building plan check. The trees shall be installed as shown on the approved plans, prior to final inspection. 5. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the location of the addition, roof eaves are no less than 40' from the front property line and 30' from the side and rear property lines." The elevation of the new addition shall be similarly certified in writing to state that "the elevation of the new addition 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 final inspection. 6. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the height of the new addition complies with the 27'-0" maximum structure height, measured as the vertical distance at any point from Staff Report to the Planning Commission Lands of Nowlin 10300 W. Loyola Drive April 5, 2012 Page 5 of 8 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 inspection. 7. No new fences are approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 8. No new lighting is approved. Any additional outdoor lighting shall be approved by the Planning Department prior to installation. 9. 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. 10. Fire retardant roofing (Class A) is required for all new construction. 11. 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: 12. As recommended by Cotton, Shires & Associates, Inc., in their report dated November 14, 2011, the applicant shall comply with the following: a. Geotechnical Plan Review — the applicant's geotechnical consultant should review and approve all geotechnical aspects of the project building and grading planes (i.e. site preparation and grading, site drainage improvements and design parameters for foundations, retaining walls, and driveway) to ensure that their recommendations have been properly incorporated. The results of the geotechnical plan review shall be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to acceptance of plans for building plan check. b. Geotechnical Field Inspection — the geotechnical consultant shall inspect, test (as needed) and approve all geotechnical aspects of the project construction. The Staff Report to the Planning Commission Lands of Nowlin 10300 W. Loyola Drive April 5, 2012 Page 6 of 8 inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The results of these inspections and the as -built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final inspection. For further details on the above geotechnical requirements, please refer to the letter from Cotton, Shires & Associates, Inc., dated November 14, 2011. 13. Two sets of a final Grading and Drainage plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check The final Grading and Drainage Plans shall show a proposed Type 2 pathway along West Loyola Drive approximately 5 feet from the edge of pavement. Final drainage and grading shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. A letter shall be submitted from the project engineer stating that the site grading and drainage improvements were installed as shown on the approved plans prior to final inspection. 14. The property owner shall dedicate a 25' wide private Ingress/Egress easement along the existing common driveway. A copy of recorded easement shall be provided to the Town prior to submittal of building plan check. 15. 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. 16. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 6-8 months. 17. 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. Staff Report to the Planning Commission Lands of Nowlin 10300 W. Loyola Drive April 5, 2012 Page 7 of 8 18. 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 West Loyola 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. 19. 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. 20. The property owner shall dedicate additional right of way to create a 30' wide half -width public right of way to the Town over West Loyola Drive and Ravensbury Avenue. The property owner shall provide legal description and plat exhibits that are prepared by a registered civil engineer or a licensed land surveyor and the Town shall prepare the dedication document. The dedication document, including the approved exhibits, shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building plan check. 21. The property owner shall be required to connect to the public sanitary sewer prior to final inspection. A sewer hookup permit shall be required by the Town's Public Works Department prior to acceptance of plans for building plan check. An encroachment permit shall be required for all work proposed within the public right of way prior to start work. 22. The property owner shall construct a type 2B pathway along West Loyola Drive to the satisfaction of the Engineering Department prior to final inspection. An encroachment permit shall be required by the Town's Public Works Department for all work proposed within the public right of way prior to start work. FIRE DEPARTMENT: 23. 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 11, 12a, 13,17,18,19,20, and 21 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DEPARTMENT AND THE ENGINEERING Staff Report to the Planning Commission Lands of Nowlin 10300 W. Loyola Drive April 5, 2012 Page 8 of 8 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 April 27, 2012 provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. NOTE: The Site Development permit is valid for one year from the approval date (until April 5, 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. :N1 Attachment 2 ARBORIST REPORT RECEIVED JAN 13 2012 TOWN OF LOS ALTOS HILLS Submitted To: Mrs. Sarah G. Nowlin 1751 Oak Avenue Los Altos, CA 94024 Project Location: 10300 West Loyola Drive Los Altos, CA Submitted By:: McCLENAHAN CONSULTING, LLC John:H. McClenahan ISA Board Certified Master Arborist, WE4476B member, American Society of Consulting Arborists December 28, 2011 ©Copyright McCLENAHAN CONSULTING, LLC 2011 McClanahan Consulting, LLC Arboricultarists Since 1911 1 Arastradero Road, Portoia valley, CA 94028-8012 Telephone (650) 326-8781 Fax (650) 851-1267 RECEIVED wwwspMcclenahaa com JAN 13 2012 December 28, 2011 TOWN OF LOS ALTOS HILLS Mrs. Sarah G. Nowlin 1751 Oak Avenue Los Altos, CA 94024 RE: 10300 West Loyola Drive Los Altos, CA Assignment As requested, I performed a visual inspection of 6 trees to determine species, size, condition and provide disposition and Tree Preservation Guidelines. Summary Proposed home improvements will require removal of trees two and three. Tree four is a deodar cedar listed on the plans as an oak. Another nearby tree listed as a 20 -inch oak is a deodar cedar as well. For trees to remain, any grading or excavation. within Tree Protection Zones (TPZ's) must be accomplished by hand digging. A qualified arborist must supervise any cutting :of roots greater than:one inch in diameter. Trees.four and five will sustain some impact from potential drainage modifications. Tree Protection Fencing shown on the plans is acceptable. 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 5 -10 Years Poor to Fair 10 -15 Years = Fair 15 --20 Years = Fair to Good 20 + Years = Good Mrs. Sarah G. Nowlin Page 2 Tree Description/Observation 1: -Coast Inre.oak (Quercus agfifolia) Diameter: 22.2" Height: 40' . Spread: 50' Condition: Fair to Good Location: Right of drive entry Observation: Foliage is typical of the species. Crown is low and spreading. Existing driveway is within 8 -feet of the trunk at the closest point. May need to raise crown for site access. Existng driveway should remain within TPZ of 12 feet. 2: Coast live oak Diameter: 6.0" Height 14' Spread: 10' Condition: Fair Location: Right of drive near birch grove Observation: Crown was recently thinned. Tree is proposed for removal. Coast I`r a oak Diameter: 13.6" Height: 30' Spread: 25' Condition: Fair Location: End of drive in.front of pool utility Observation: Crown exhibits a moderate accumulation of interior deadwood. Irregular curvature of the stem was observed at. 6 -feet. Tree is porposed:for removal. 4: Deodar cedar (Cedrus deodara) Diameter: 15.5" Height 50' Spread: 25' Condition: Fair Location: End of drive Observation: Crown exhibits a moderate accumulation of interior deadwood. Upper crown is narrow spreading. Tree is shown as a 20 -inch oak on plans. 5: Coast live oak Diameter: 21.7" Height: 45' Spread: 50' Condition: Fair Location: Side setback beyond pool utility Observation: Crown exhibits minor accumulation of deadwood. Scaffold limbs exhibit narrow attachments. A 1-1/27inch girdling root observed partially embedded in upper root crown. Minor impacts anticipated. The TPZ is 10 -feet. Mfrs. Sarah G. Nowlin Page 3 6: Coast live oak Diameter: 30.6" Height: 45' Spread: 60' Condition: Fair Location: Front right comer of house Observation: Crown is slightly sparse and lacks vigor. Bleeding cankers observed at 9 and 12 feet on scaffold limbs. A bulge is visible at the point of the higher canker. The TPZ is 15 -feet. 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. 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 drip line of the trees or as close to the drip line area as practical. These barricades will be placed around individual trees and/or groups of trees as the existing environment dictates. 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 -'drip line` 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 drip lines of any trees should be provided for construction materials and onsite parking. Root Pruning (if necessary) During and upon completion of any trenching/grading operation within a tree's drip line, 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. Mrs. Sarah G. Nowlin Page 4 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. Live oaks should be treated with Agri Fos to help prevent Phytophthora spp. 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 activity. Irrigation A supplemental irrigation program is recommended for the conifers on site impacted or not by improvements. Irrigation should be accomplished at regular three to four week intervals during the period of May 1St through October 31St. Irrigation is to be applied at or about the 'drip line' in an amount sufficient to supply approximately fifteen (15) gallons of water for each inch in trunk diameter. Irrigation can be provided by means of a soil needle, 'soaker' or permeable hose. When using 'soaker' or permeable hoses, water is to be run at low pressure, avoiding runoff/puddling, allowing the needed moisture to penetrate the soil to feeder root depths. Mulch Mulching with wood chips (maximum depth 3") within tree environments (outer foliar Perimeter) Will -lessen moisture evaporation from soil, protectand 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. Mrs. Sarah G. Nowlin Page 5 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. 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, McCLENAfiM CONSULTING, LLC By: J n H. McC19naha ISA Board Certified Master Arborist, WE -14768 member, American Society of Consulting Arborists JHMc: pm McClenahan Consulting, LLC Arboricultmi= Since ISM 1 A wtmd= Road Portola Weey, CA 94028=8012 Telephone (650) 326-8781 Fax (650) 854-26 wwwspmodesahhamcom ARBORIST DISCLOSURE STATEMENT RECEIVED ,JAN 13 2012 TOWN OF LOS ALTOS HILLS Arborists are tree specialists who use their education, knowledge, training and experience to examine trees, recommend measures to enhance the.beauty and health of trees, and attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time.- :Likewise, remedial treatments, like a medicine, cannot be guaranteed. Treatment, pruning, and removal: of trees may involve considerations beyond the scope of the arbodst's services such as property boundaries, property ownership, site lines; .disputes between neighbors, landlord -tenant: matters, etc. Arborists cannot take such issues into account unless complete and accurate information is given to the arborist. The person hiring the arborist accepts full responsibility for authorizing- the recommended treatment or remedial measures. Trees can be managed, but they cannot be controlled. To live near a tree is to acceptt some degree of risk. The only way to eliminate all risks is to eliminate all trees. Arborist: J n H. McClenahan Date; December 28, 2011 r K _'•� f rOy` _aa.`___ .. nr �.: �` ��,r ..v{..., �.. `�R4i`y[' •r�- - �i. try j.• _ _ � � +' ic' — t^ _ .•,fin _`i'• r__•, �'ar:�: -• Si �Ut ' i is �i�� ��.. �-�.r�ataai,R-�=�..l�.a_ al�.���.i�i'•���hYi�.i�l�,�:�.� � - al■ ,. 't;- - / o-1. .•`. . ,:'r�,'.5.., ' r �• '•.:e� ancien - -' . C-4 jp 4vjj�jriwl.^ f r �•�I - ' 1 7b,ff; i I •.. 'ra:•,A'` ,fir 1 - I'�';�ttRli�:f1 Environmental Design and Protection Committee Nd -"O ►,'h , Attachment 3 Reviewed by: N 2,1 4_ Date 2 f %l l Applicant r Name j -4d u1 I �t 5�.,✓ � C,� ff Address l D v p Site impact/lighting/noise: Creeks, drainage, easements: Alla® r n `�®1�lN OF LO Existing Vegetation: Significant iV comments: ..S d- S � rAN60COTTON, SHIRES AND ASSOCIATES, INC. CONSULTING ENGINEERS AND GEOLOGISTS RECEIVED NON 1:., 2911 70AU 4F WS ALTOS Him TO: Nicole Horvitz Planning Department TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, California 94022 SUBJECT: Geotechnical Peer Review RE: Nowlin, Addition/Remodel 264-11-ZP-SD-GD 10300 West Loyola Drive November 14, 2011 L5171 At your request, we have completed a geotechnical peer review of the application for the proposed addition and remodel using: • Geotechnical Investigation (report) prepared by Murray Engineers Inc., dated September 29, 2011; • Architectural Plans (7 sheets, various scales) prepared by Steinberg Architects, dated :November 1, 2011; • Grading, Drainage and Erosion Control Plans (10 sheets, various scales) prepared by Lea and Braze Engineering Inc., dated October 6, 2011; and •: Topographic Survey (2 sheets) prepared by Lea and Braze Engineering Inc., dated August 4, 2011. In addition, we ; have reviewed pertinent maps from our 'office files and completed a recent site inspection. Northern California Office 330 Village Lane Los Gatos, CA 95030-7218 (408) 354-5542 • Fax (408) 354-1852 Central California Office 6417 Dogtown Road San Andreas, CA 95249=9640 (209) 736-4252 • Fax (209) 736-1212 www.cottonshires.com Attachment 4 Southern California Office 550 St. Charles Drive, Suite 108 Thousand Oaks, CA 91360-3995 (805) 497-7999 • Fax (805) 497-7933 Nicole Horvitz Page 2 DISCUSSION November 14, 2011 L5171 Based on our review of the referenced documents, we understand that the applicant proposes to remodel the existing carport and southeastern corner of the existing residence and construct a new one-story addition with basement. We understand that construction of the new swimming pool is not included with the current permit application. Estimated earthwork quantities include 370 cubic yards of cut and 0 cubic yards of fill. Access is provided via a paved driveway extending from the southwestern edge of the property. SITE CONDITIONS The project site is generally characterized by gentle to steep (5 to 35 percent inclinations) north and west facing hillside topography. Previous site grading appears to have been completed to create a relatively level building pad for the existing residence and driveway. A small fill prism is located on the outboard edge of the existing house pad with a steep (50 percent inclination) slope. Another fill prism, in the shape of an elongate berm, is located along the southern and southwestern slopes that redirect surface water toward a southwestem swale. Steep to very steep (approximately .50 to 67 percent inclinations) cut slopes border the southern portion of the lawn area and extend toward the northeast. Drainage is characterized by sheetflow toward the northern portions of the property where it is intercepted by a northwest trending swale. Drainage along the southern and western slopes is directed toward the southwest swale. The Town Geologic Map indicates that the property is underlain, at depth, by greenstone bedrock of the Franciscan Complex. The bedrock is overlain by sandy clay with a moderate expansion potential. Indications of potentially expansive colluvium materials and soil creep including desiccation cracks and disturbed surficial soils were observed within the property. The nearest trace of the potentially active Monta Vista fault is mapped approximately 500 feet north of the subject property. Additionally, the active San Andreas fault is located approximately 3.3 miles southwest of the site. COTTON, SHIRES AND ASSOCIATES, INC. Nicole Horvitz Page 3 CONCLUSIONS AND RECOMMENDED ACTION November 14, 2011 L5171 Proposed site development appears to be constrained by potentially expansive surficial soils, existing artificial fill materials in the vicinity of the proposed improvements, and anticipated future strong seismic ground shaking. The site soil investigation and geotechnical design recommendations appear to have been prepared in general conformance with prevailing standards of geotechnical practice. We do not have objections to the proposed layout of the project improvements. We recommend that the following conditions be attached to geotechnical approval of permit applications for the project. 1. Geotechnical Plan Review - The applicant's geotechnical consultant should review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations) to ensure that their recommendations have been properly incorporated. The results of the Geotechnical Plan Review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer along with other documentation for building permit plan -check. 2. Geotechnical Construction Inspections - The geotechnical consultant should inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The results of these inspections and the as -built conditions of the project should be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final (as -built) project approval. COTTON, SHIRES AND ASSOCIATES, INC. Nicole Horvitz Page 4 LIMITATIONS November 14, 2011 1,5171 This geotechnical peer review has been performed to provide technical advice to assist the Town with its discretionary permit decisions. Our services have been limited to review of the documents previously identified, and a visual review of the property. Our opinions and conclusions are made in accordance with generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all other warranties, either expressed or implied. TS:DTS:JN:kd Respectfully submitted, COTTON, SHIRES AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT Ted Sayre Principal Engineering Geologist CEG 1795 David T. Schrier Principal Geotechnical Engineer GE 2334 COTTON, SHIRES AND ASSOCIATES, INC. Attachment 5 access 26055 and 26990 Newbridge. This path forms an important connection to Bullis Gardener School and to Orchard Hill Lane and Robleda Road. Ann Duwe moved that the Town ask the owner of 26005 Newbridge Drive 1) to maintain the recorded pathway easement along Newbridge but not require the construction of a roadside path; and 2) to confirm that a pathway easement exists on the paved drive adjacent to 26065 Newbridge and if not, then to request that one granted. Sue Welch seconded. The vote was unanimously in favor. c. 26760 St. Francis Drive (Lands of MalivanagZ The reason for pathway review is construction of an addition. The owner was not present. The property is on the west side of St Francis and slopes down steeply to the roadside so it would be difficult to construct a roadside path here. St. Francis is a steep and winding road with roadside paths in only a few locations. The topography on the opposite side of the road is less steeply sloped and could probably accommodate a roadside path. The PWC noted during the site visit that a concrete block pillar has been constructed close to the edge of the road at 26795 St Francis; Chairman Gibbons has asked Town staff to check whether this structure complies with town ordinances. Eileen Gibbons moved that the Town ask the owners of 26760 St. Francis Drive to pay a pathway in -lieu fee. Courtenay Corrigan seconded. The vote was unanimously in favor. d. 10300 West Loyola Drive (Lands of Nowlin). The reason for pathway review is construction of a new residence. The owner was not present. The property is on the north side of West Loyola Drive. This part of LAH was annexed last year and is not yet included on the Pathway Master Path Plan West Loyola is a major street and the setbacks for fences and landscaping appear to be much narrower than required in other parts of LAH. PWC members generally agreed that West Loyola and other streets in this newly annexed section of Town would benefit from roadside pathways and should be subject to the same pathway requirements as the rest of LAH. However, i it was not dear whether the Town could require these pathways until the streets are added to the Pathway Master Path Plan. Eileen Gibbons moved that the Town ask the owners of 10300 West Loyola Drive to construct a IIB roadside path on the West Loyola frontage. Ann Duwe seconded. The vote was 7 in favor, 2 opposed. e. '27520 Twin Oaks Co ands of Star LLQ. The reason for �a7ttlhway review is construction of a tew-residence. The owner not present. Twin Oaks is a short cul-de-sac off Arastradero Road. The property is on east si of the cul-de-sac and _tends southwards to abut the 47 -acre parcel at 28011 Elena Road. The M r Path Plan she s an off-road path along the northern border of 28011 Elena Road and/or the uthem b der of 27520 Twin Oaks Court and also indicates that off-road pathways will be re ' e through the larger property when it is subdivided. The value of a connection from large Elena Road property to Arastradero Road was discussed. Some members of the PWC je to recommending an off-road pathway that is not included on the approved Pathwa aster Pa Plan Nick Dunckel moved that for 27520 Twin Oaks Court the Town request off-road path easement running from the bulb of the Twin Oaks Court cul-de-sac to a southern border o the property where it meets 28011 Elena. Breene Kerr seconded. vote was 7 in favor, 2 op sed. 4. NEW BUSINESS a. Bike -Friendly Curbs for Robleda and Other Roads. Breene Kerr recommended that the Town install bike -friendly curbs where roadside pathways on major roads cross driveways and intersections. Modified curbs would make it easier for children and other cyclists to ride these paths. The committee generally agreed modified curbs would be a benefit and discussed possible options. There was unanimous agreement that simple, inexpensive ramps about the same width N as the pathways would be sufficient. The Town should use the bare minimum structure DraftlPWC_Minll-1128 11/29/11 2 Attachment 6 FIRE DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org TOWN OF LOS ALTOS HILLS REVIEW No. 11 3309 BLDG DEVELOPMENTAL REVIEW COMMENTS PERMIT No. Proposed 1,787 square -foot addition (including basement) to an existing 5,256 square -foot one-story single-family residence with attached garage. Comment #1: Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. Comment #2: The following is quoted directly from the Los Altos Municipal Code Sec 12.10.020, Amendments to the California Residential Code; 'Section R313.2 is amended to read: R313.2 One and two-family dwellings automatic fire sprinklers systems. An automatic residential fire sprinkler system shall be installed in all new one and two-family dwellings and in existing dwellings, when modifications are made that include alterations and/or additions of fifty (50) percent or greater to existing floor area (area calculations shall not include existing basement floor areas). When automatic fire sprinklers systems are required by this section, all associated garages shall be included. 2. The obligation to provide compliance with these fire sprinkler regulations may not be evaded by performing a series of small additions and/or alterations undertaken over a three-year period. The permit issuance date of past additions and/or alterations where these regulations were in effect shall be used for determining compliance.' Based on this code section and the proposed work, it is be required to install fire sprinklers. Comment #3: Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. CFC Sec. 505, . CRY PLANS SPECS NEW RMDL AS LAH ® ❑ . ❑ ® ❑ OCCUPANCY SFR CONST. TYPE V -B AppllcantName DATE 11/10/201 PAGE 1 OF 1 SEC/FLOOR 1 story AREA 1787 sf LOAD PROJECT DESCRIPTION Residential Development PROJECT TYPE OR SYSTEM Design Review NAME OF PROJECT SFR - LOCATION 10300 W Loyola Dr Los Altos Hills TABULAR FIRE FLOW 2000 REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW O 20 PSI 2000 BY Harding, Doug 1 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