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HomeMy WebLinkAbout3.2Item 3.2 TOWN OF LOS ALTOS HILLS October 16, 2012 Staff Report to the Planning Commission SUBJECT: A SITE DEVELOPMENT PERMIT FOR A FENCE AND LANDSCAPE SCREENING FOR A NEW TWO STORY RESIDENCE WITH A BASEMENT, DETACHED SECONDARY DWELLING UNIT, AND A SWIMMING POOL; LANDS OF ZIOHANNA •693 LLC; 14160 DONELSON PLACE; FILE # 179- 12-ZP=SD FROM: Nicole Horvitz, Assistant Planner�w APPROVED: Debbie Pedro, AICP, Planning Director -be RECOMMENDATION: That the Planning Commission: Approve the requested Site Development Permit for a fence and landscape screening plan, subject to the recommended conditions of approval in Attachment 1. A new 11,960 square foot two story estate home with a 2,390 square foot basement, a 1,382 square foot swimming pool, and a 734 square foot detached secondary dwelling unit was approved on June 3, 2010 by the Planning Commission (Site Development Permit # 57-10-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: Net Lot Area: 2.149 acres Average Slope: 7.59% Lot Unit Factor: 2.149 Floor Area and Development Area: Area (sgft) Maximum Existing Proposed Increase Remaining Development 32,235 19,292 31,310 -814 925 Floor 12,894 12,696 0 0 198 (Basement 2,390) Staff Report to the Planning Commission Lands of Ziohana 693 LLC 14160 Donelson Place October 16, 2012 Page 2 of 6 The applicant is proposing to remove 814 square feet from the patios and walkways areas from the new residence approval in 2010. Proposed Landscape Screening The applicant is proposing 181 screen trees ranging from 15 gallon to 72" box in size primarily along the perimeter of the 2.149 acre property. The tree planting list is as follows; Count .:Size , . l `.T e . t i! r . . z , . Commontfilame .. _ 3 24" box Tree Acacia steno h Ila shoestring Acacia 5 36' box Tree Acer palmaturn Japanese Maple 10 24" box Tree Arbutus'Manna' Marina Strawberry Tree 1 72" box Tree Brahea armata Mexican Blue Palm 3 24" box Tree Butia capitata Pindo Palm 5 24' box Tree Cercidi h Ilum'a onicum'Red Fox' Katsura Tree 2 72" box Tree Chamaero s humilis Mediterranean Fan Palm 13 15 gal Tree Chamaero s humilis'Cerifera' Blue Algerian Fan Palm 7 15 gal Tree Chionanthus vir inicus White Fringe Tree 19 15 gal Tree Citrus m rtifolia Chinotto 4 15 gal Tree Cordoned Fruit Trees - A. Malus Apple 4 15 al Tree Cordoned -Fruit Trees - B. P rus Pears 9 24' box Tree Cornus capitata 'Mountain Moon' Himalayan Dogwood 8 36' box Tree C cas revoluta Sa o Palm 4 24" box Tree Erythrina coralloides Coral Tree 8 15 gal Tree Es aliered Citrus Espalier Citrus 4 36' box Tree Fagus syivatica 'Tricolor Tricolor Beech 4 24' box Tree Magnolia 'Butterfls' Deciduous Magnolia 10 24 box Tree Magnolia grandifloraTittle Gem' Miniature Magnolia 4 24' box Tree Magnolia 'Vulcan' Deciduous Magnolia 6 24' box Tree Michelia crass! es Michelia 4 72" box Tree Olea euro aea European Olive 4 24" box Tree Olea euro aea European Olive 5 24' box Tree Parkinsonia aculeata Palo Verde 1 72" box Tree Phoenix canariensis Canary. Island Date Palm 10 24" box Tree Trachycarpus fortune! Windmill Palm 14 24" boxTree Trach ca us wa nerianus Wa ie Windmill Palm 10 15 al Tree X Chiranthofremontla lenzii Monkey Hand x Fremontia Tree The locations, sizes, and quantity of the proposed plantings, will be adequate to help mitigate the bulk of the new two story residence and detached second unit from off the site. In addition, over 1,200 ornamental shrubs and ground cover are proposed to be planted throughout different locations on the property. The applicant 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- 12,734 • Estimated Total Water Use (ETWU) units per year- 1,157 Staff Report to the Planning Commission Lands of Ziohana 693 LLC 14160 Donelson Place October 16, 2012 Page 3 of 6 Fence The applicant is proposing a 6' tall wire mesh fence along the perimeter of the property, located 10' within the property lines. The proposed fence is in compliance with Los Altos Hills Municipal Code Section 10-1.507. OUTDOOR LIGHTING The proposed outdoor lighting is in compliance with 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..." There are two lights located within the setback area on the driveway entrance columns. OTIUTI101014ZGauIUVIMel V The Environmental Design and Protection Committee noted that concrete walls have been constructed near oak trees (Attachment 3). Condition of approval # 5 requires that tree protection measures be taken for heritage oak trees throughout construction. 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 June 3, 2010 Planning Commission Meeting 3. Environmental Design and Protection Committee Comments dated August 20, 2012 4. Site Development Plans Staff Report to the Planning Commission Lands of Ziohana 693 LLC 14160 Donelson Place October 16, 2012 Page 4 of 6 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING PERMIT . LANDS OF ZIOHANA 693 LLC, 14160 DONLELSON PLACE File # 179-12-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. 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 Ziohana 693 LLC 14160 Donelson Place October 16, 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. Fencing is approved as shown on the plans. The 6' wire mesh fence shall be located a minimum of 45' from the centerline of the Donelson Place right of way. 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: 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 November 7, 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 Ziohana 693 LLC 14160 Donelson Place October 16, 2012 Page 6 of 6 NOTE: The Site Development permit is valid for one year from the approval date (until October 16, 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 June 3, 2010 Staff Report to the Planning Commission SUBJECT: A SITE DEVELOPMENT PERMIT FOR A NEW TWO STORY RESIDENCE WITH A BASEMENT, SW24MNG POOL, AND POOL HOUSE; LANDS OF ZIOHANA 693 LLC; 14160 DONELSON PLACE; FILE #57-10-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 a new residence, swimming pool, and pool house (second unit), subject to the recommended conditions of approval in Attachment 1. BACKGROUND The subject property is located at the eastern end of the cul de sac on Donelson Place. The surrounding uses include single-family homes on adjacent parcels to the north, east, south, and across the ' street to the west. The applicant proposes to demolish an existing single story residence, pool, and tennis court and construct a new two story residence with basement, swimming pool, and pool house (second unit). 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: 2.149 acres Net Lot Area: 2.149 acres Average Slope: 7.59% Lot Unit Factor: 2.149 Floor Area and Development Area: Area (sgft) Maximum Existing Proposed Increase Remaining Development 32,235 19,292 32,035 12,743 200 Floor ' 12,894 3,431 12,695 9,264 199 (Basement 2,390) Staff Report to the Planning Commission Lands of Zlohana 693 LLC June 3, 2010 Page 2 of 11 Site and Architecture The applicant is requesting the approval of a Site Development Permit to construct an 11,960 square foot two story residence with a 2,390 square foot basement, a 1,202 square foot swimming pool and a 734 square foot pool house (second unit). The subject parcel is 2.14 acres. The existing residence is located on a flat building pad along the north property line. A tennis court and pool is located along the east property line. The average slope of the property is 7.59% .The proposed 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. Per the Estate Home Ordinance, the minimum setbacks for proposed residence are 48' from the front property line and 36' from the sides and rear. The applicant has further increased the setbacks to 68' from the front property line and 51' for the sides and rear to take advantage of Municipal Code Section 10-1.504, which allows additional height of up to 32'. The_ new residence is located a minimum of 68' from the west (front) property line, 80'_from the north (side) property line, 56' from the east (rear) property line, and 204' from the south (side) property line. The maximum building height on a vertical plane is 32' 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 stucco, aluminum clad windows and doors, and a terra cotta roof. The basement level of the new residence has 2,390 square feet of area which includes a multipurpose room, wine cellar, vestibule, mechanical room, and bathroom. The basement is wholly underground and exempt from floor area calculations pursuant to Section 10-1.208 of the Municipal Code. The first floor has 5,898 square feet of living space with foyer, library, dining room, mud room, kitchen, breakfast room, laundry room, powder room, family room, two (2) bedrooms with bathrooms, and a 964 square foot four (4) car garage. The second floor has 5,098 square feet of living space with two (2) bedrooms with bathrooms, play room, gym, office, and the master bedroom and bathroom. . Driveway & Parking The existing driveway will be removed and replaced with a new driveway and fire truck turnaround in the same vicinity. Pursuant to Section 10-1.601 of the Municipal Code, a total of five (5) parking spaces are required. The applicant is proposing a four (4) car garage and one exterior uncovered parking space located outside of the property line setbacks. Staff Report to the Planning Commission Lands of Ziohana 693 LLC June 3, 2010 Page 3 of 11 Outdoor Lighting The applicant is proposing shielded lights located on the exterior of the residence (sheets A3.1 and A3.2). Staff has included condition #11 for outdoor lighting, requiring that fixtures be down shielded or: have 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, redwoods, firs, pines, magnolias, acacias, and eucalyptuses. There are 52 trees proposed for removal with this application including 13 eucalyptuses and various species of trees. No oak trees are proposed for removal with this application. The proposed residence and development are located near four (4) heritage oak trees. An arborist .has inspected the trees and. -prepared a report and a tree .protection plan to protect the trees during construction (Attachment 6). 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 storm drain pipe around perimeter of the property and carried into a retention system. The sub drain collecting water near the driveway and fire truck turnaround will day light 30' away from the front property line. Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the Engineering Department has, reviewed and determined that the proposed drainage design complies with Town requirements. The Engineering Department will review and approve the final drainage plan prior to acceptance of plans for building plan check. Final "as -built" grading and drainage will be inspected by the Engineering Department and any deficiencies will be required to be corrected prior to final inspection. Fire Department Review The Santa Clara County Fire Department has reviewed the proposal and is requiring a sprinkler system throughout all portions of the new residence (Attachment 2). Staff Report to the Planning Commission Lands of Ziohana 693 LLC June 3, 2010 Page 4 of 11 Green Building Ordinance This project is required to comply with the Town's Green Building Ordinance. The new residence is designed to achieve 84 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 Murray Engineers dated March 23, 2010 and recommends approval of the permit based on conditions and 18 a & b (Attachment 3). Committee Review The Pathways Committee recommends the applicant pay a pathway in lieu fee of $50.00 per linear foot of the average width of the property (Condition #27). The Environmental Design and Protection Committee commented that the large ehn that is proposed to be removed near the existing pool, should be preserved along with the heritage oaks near the residence, the amount of lawn proposed, the use of copper gutters, and the standard skylight warning (Attachment 5). Neighbor Concerns To date staff has not received any comments from neighbors. CEOA STATUS The project is categorically exempt under CEQA per Sections 15303 (a) & (e). ATTACHMENTS 1. Recommended Conditions of Approval 2. Recommendations from Santa Clara County Fire Department dated April 15, 2010 3. 'Recommendations from Cotton, Shires, and Associates dated May 5, 2010 4. Recommendations from the Pathways Committee dated April 30, 2010 5. Comments from. Environmental Design and Protection Committee dated April 29, 2010 6. Arborist Report 7. Worksheet #2 8. Green Point Rated Checklist 9. Development plans: site, MDA/iVIFA plans, floor plans, elevations, sections, tree status plan, landscape plan, maximum development area plan, grading and drainage plan, and site utility plan. Staff Report to the Planning Commission Lands of Ziohana 693 LLC June 3, 2010 Page 5 of 11 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH BASEMENT SW NRYE NG POOL. AND POOL HOUSE LANDS OF ZIOHANA 693 LLC, 14160 DONELSON PLACE File # 57-10-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. meHiodora), 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 ()vBTA) 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, theapplicant 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) must be installed prior to final inspection of the new residence. 4. A landscape maintenance deposit in the amount of $5,000 shall be posted prior to final inspection. An inspection of the landscape to -ensure adequate establishment and maintenance shall be made two years after the installation. The deposit will be released at that time if the plantings remain viable. 5. Prior to beginning any grading operation, all significant trees, particularly the heritage oak trees, are to be fenced at the drip line. The fencing shall be of a material and structure (chain-link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of staff Report to the Planning Commission Lands of Mohana 693 LLC June 3, 2010 Page 6 of l 1 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. The applicant shall follow the arborist report prepared by McClenahan Consulting, LLC dated March 21, 2010, with tree protection measures for the heritage oak trees located on the property. The applicant shall submit a report from a certified arborist regarding the health of the trees. and that the tree protection measures suggested by the arborist were followed during the construction, prior to final inspection of the new residence. 7. 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 than 68' from the front property line and SI '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. 8. 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 32' 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-ftve (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. 9. Standard swimming pool conditions: a. Lights shall be designed so that the source is not visible from off-site. b. Drainage outfall structures shall be constructed and located to the satisfaction of the City Engineer. c. Pool equipment shall be. enclosed on all four sides with a roof for noise mitigation and screening. Staff Report to the Planning Commission Lands of Ziohana 693 LLC June 3, ?010 Page 7 of I I 10. 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. 11. 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. 12. Outdoor lighting is approved as shown. 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. 13. 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. 14. Fire retardant roofing (Class A) is required for all new construction. 15. At time of submittal of plans for building plan check, the applicant shall submit one of the following checklists to demonstrate compliance with the Town's Green Building Ordinance: a. A GreenPoint Rated checklist with the building permit application to indicate that the project .will achieve a minimum of fifty (50) points. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings, where feasible, showing the green building measure to be used to attain the required points. . b. A LEED for Homes checklist with the building permit application to indicate that the project will achieve a minimum of forty-five (45) points or LEED certification. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings, where feasible, showing the green building measure to be used to attain the required points. Staff Report to the Planning Commission Lands of Ziobana 693 LLC June 3, 2010 Page 8 of I 1 16. Prior to final inspection and occupancy, a qualified green building professional shall provide documentation verifying that the building was constructed in compliance with GreenPoint Rated or LEED® certification. 17. To qualify for development area credits, the following conditions must be completed: a. Applicant must provide manufacturer's specifications and data for the materials including water absorption rate, installation procedure, and maintenance requirement guidelines with plans submitted for the building permit. b. Applicant must provide hydrologic calculations prepared by a registered civil engineer to demonstrate that post-developmentpeak discharge value for water runoff does not exceed the existing pre -development peak discharge value of the property with plans submitted for the building permit. c. No less than 3,260 square feet of pavers shall be installed on the driveway, fire truck turnaround, and parking area, per the approved plans, prior to final inspection. 18. 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: 19. As recommended by Cotton, Shires & Associates, Inc., in their report dated May 5, 2010, the applicant shall comply with the following: a. Geotechnical Plan Review — The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations) to ensure that their recommendatibns have been properly incorporated. We note that minimum schedule 40 or SDR35 perforated pipe has been recommended for back drain systems. We have encountered instances where SDR35 pipe has been crushed during normal construction operations and suggest that the schedule 40 alternative be. duly considered. Staff Report to the Planning Commission Lands of Ziohana 693 LLC June 3, 2010 Page 9 of 11 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- May 5;1010. 20. Peak discharge at 14160 Donelson Place, as a result of Site Development Permit 57-10, shall not exceed the existing pre -development peak discharge value of the property. Detention storage must be incorporated into the project to reduce the predicted peak discharge to the pre -development value. Provide the data and peak discharge hydrologic model(s) utilized; as well as, the calculations of the peak discharge value prior and post development. Determine the design peak runoff rate for a 10 -year return period storm and provide detention storage.design plans to reduce the predicted peak discharge to the pre -development value. All documentation, calculations, and detention storage design (2 plan copies) shall be submitted for review and approval to the satisfaction of the City. Engineer prior to acceptance of plans for building plan check. Prior to final inspection, a letter shall be submitted from the project engineer ' stating that the grading and storm drainage improvements were constructed as shown on the approved plans and in accordance with their recommendations. 21. Any, and all, changes to the approved grading and drainage plan shall be submitted as revisions from the project engineer and shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (October 15 to April 15) except with prior approval from. the City Engineer. No grading shall take place within ten feet of any property line except to allow for the construction of the driveway access. 22. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 66-88 months. Staff Report to the Planning Commission Lands of Ziohana 693 LLC June 3, 2010 Page 10 of 11 23. Two copies of an erosion and sediment control plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. The contractor and the property owner shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control. The first 100 feet' of the driveway shall be rocked during construction and all cut and fill slopes shall be protected from erosion. All areas on the site that have the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection. 24. Two copies of a grading and construction operation plan shall be submitted by the property owner for review and approval by the City Engineer and Planning Director prior to acceptance of plans for building plan check The grading/construction operation plan shall address truck traffic' issues regarding dust, noise, and vehicular and pedestriantraffic safety on Donelson Place and surrounding roadways, storage of construction materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, and parking for construction personnel. A. debris box (trash dumpster) shall _be _placed on site_ for collection of construction debris. Arrangements must be made with the GreenWaste Recovery, Inc. for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 25. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways, prior to final inspection and release of occupancy permits and shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check 26. The driveway shall be required to be fully constructed, prior to final inspection. An encroachment permit shall be required for all work proposed within the public right of way prior to start work. 27. The property owner shall be required to connect to the public sanitary sewer prior to final inspection. An encroachment permit shall be required for all work proposed within the public right of way prior to start work 28. The property owner shall pay a pathway fee of $50.00 per linear foot of the average width of the property prior to acceptance of plans for building plan check C. FIRE DEPARTMENT: 29. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all portions of the building. Three sets of plans prepared by a'sprinkler contractor shall be submitted to the Santa Clara County Fire Staff Report to the Planning Commission Lands of Ziohana 693 LLC June 3, 2010 Page 11 of 11 Department (14700 Winchester Blvd.,. Los Gatos, CA 95032) for review and approval. The sprinklers shall be inspected and approved by the Fire Department, prior to final inspection and occupancy of the new residence. 30. Potable water supplies shall be projected from contamination cause by fire protection water supplies. It is the responsibility of the applicant and any contractors and sub contractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water based- fire protection systems; and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant. 31. Approved numbers or addresses shall_ be placed on all new and-existingbuildings 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 CONDMON NUMBERS 18, 19a, 20, 23, 24, 25, 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 June 25, 2010 provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval. NOTE: The Site Development permit is valid for one year from the approval date (until June 3, 2011). All required building permits must be obtained within that year and work on items not requiring a building permit shall be commenced within one year and completed within two years. -t '��CE��� Attachment 2 LLE I�'E[�ARTME1cF L vApT '-v+LZon COV 'i,T ; OR 16 2010 14700 Winchester Blvd., Los Gatos, CA 95032-1818 '�a,e,,;�•` (408) 378-4010 0 (408) 378-9342 (fax) a www.sccfd.org'{'" OF LOS ALM $M �,isAm edited -- AS ---u REvEW 10 0856 No. OG PLAN REVIEW COMMENTS PERMIT No. roposed new 14,893 square foot two-story single-family residence with basement and attached 3rage. Project also includes new, detached 734 square foot one-story pool house and detached open Lade structure. Outdoor uncovered patio will be equipped with fire pit. omment #1: Review of this Developmental proposal is limited to acceptability of site access and •ater supply as they pertain to fire department operations, and shall not be construed as a xbstitate for formal plan review to determine compliance with adopted model codes. Prior to erforming any work the applicant shall make application to, and receive from, the Building iepartment all applicable construction permits. bmment #2 Fire Sprinklers Required:_ Approved automatic sprinklers are reqs. d in all new and ►asting modified buildings when gross floor area exceeds 3,600 square feet or fihat are 3 or more Tories in height Exception: One-time additions to existing buildings made after 01 / 01 / 2008 that do of exceed 500 gross square feet. NOTE: Covered porches, patios, balconies, and attic spaces may !quire fire sprinkler coverage. A State of California licensed (C-16) Fire Protection Contractor shall abmit plans, calculations, a completed permit application and appropriate fees to this department )r review and approval prior to beginning their work. CFC Sec. 903.2, as adopted and amended by AHMC .omment #3: Potable water supplies shall be protected from contamination caused by fire -rotection water supplies. It is the responsibility of the appplicant and any contractors and ubcontractors to contact the water purveyor supplying the -site of such project, and to comply with ae requirements of that purveyor. Such requirements shall be incorporated into the design of any Tater-based fire protection systems, and / or fire suppression water supply systems or storage ontainers that may be physically connected in any manner to an appliance capable of causing ontamination of the potable water supply of the purveyor of record. Final approval of the ystem(s) under consideration will not be granted by this office until compliance with the equirements of the water purveyor of record are documented by that purveyor as having been aet by the applicant(s). 2007 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 CRy PLANS SPECS NEW RI+D3L AS AH ® 0 ® ❑ ❑ occwANCY R-3, U CONST. TYPE V -B Appaea Walker & Moody Architects DATE 4/15/2010 PAGE 1 OF 2 CAI.00R StOrY + AREALOAD 14893 sf I PROJECT DESCRI N Residential Development PROJECT TYPE OR SYSTEM Site Plan ME OF PROJECT - SFR - Z10HANA 693 LLC LOCATION 1414014160 Donelson Pl, Los Altos Hills . wum FIRE FLOW 3250 REDIiCTTDN FOR FIRE SPRINKLERS I REGUMED FIRE FLOW ® 20 PSI 1500 BY Harding, Doug 50% Organized as .the Santa Clara County Central Fire Protection District Serving Santa. Clam County and the communities of Campbell. Cupertino. Los Altos. Los Altos Hills, Los Otos. Monte Sereno. Morgan Hill, and Saratoga Fhm;E-- DEPARTMENT SANTA CLARA COUNT",( 14700 Winchester BIW., Los' Gatos, CA. 95032-1,818 (408) 3,78-4010 -,-(408078-9342; . (fax) 4:wuiW.scdd.br9 *ntemtIonaGy AccmdAeA' 16MV, OFLOSA170SW% Ag —j PLAN * REVIEW 10 No. BLDG PLAN REVIEW COMMENTS PERMIT No. )=ent #4.- Prembes Identification: Approved numbers! or -addresses shall be placed on all new .,dexisting .buildings insu,chaposition. asrto be.plam-1y-visible and legible from the sreet:or road In shall contrast.with their background. CFC Sec. 505 ting the property. Numbers :.grou. prevent plan -review and inspection delay's lhe4bove noted Developmental" Review , r restated s`!notes" on 41 pending future, plan submittals and:any ).nditions shall be. e a ..y f6renced diagrams to be reproduced onto the future plan submittal., PLANS SPECS, NEW RMDL AS kH N 0 0 OCCUPANCY R-3, U CONPT. TYPE ApplicantNarna Walker. MArchitects DATE 4[1oody 512010 PAGE L_ OF—L MTLOOR. story + 1: AREA 14893: sf. LOAD PROJECTI)ESCRIPTION Residential Development IxROJEGTTYPE OR SYSTEM Site -Plan ME OF PROJECT SFR - Z10HANA .693 LLC LOCATION 1414014160 Donelson P1, Los Altos. -Hills SOLAR FIRE FLOW. .3250' REDUCTION FOR FIRESPRINKLERS' REQUIRED. FIRE FLOW 0 20 PSI 1500 By U Harding, Doug. 507 Organized as the Santa, Clara: County Central Fire Protection District Serving Santa Clara County and the.communwes of -(7zrhpbe4l, Cupertino, Lbs Altos. Los Altos Hills. Los: Qtos;- Write Sereno; Morgan Hill; and'Saratoga Attachment 3 1 'CoTToNi, SHnzms AND AsS0C1A=1- . St .!NC.. CONSULTING ENGRMERSI.A_,M GEOLOGISTS May 5V2010 L512G .Ay.t TOW-. OF L-00. - TO:. Nicole Horvitz Planning Depaitment, TOWN . OF LOS 26.379'Tremont Ro . adi. .T�zs; Altos Hills, California 94022 94099 suBjj=.. Geai dG CC, C,1._q!afRev,:iew- pgic.an. : eoti - hrd al; Peer Ziohana.. NewResidence #5710-ZF-IS-GD uuA.& 141.,60'Dorielsorx Place - . At your request, we have completed a. geologic and. geotechnical -peer review of the subject application using Landscape Plates : (3 sheets:, 1:5 -scale) prepared n-. . , b y idlxias Mope Associates, Inc., dated.April &,.'2010; Civil Plani sheets, -20-scale) 'prepared.* Underwood and. Rosenblum,, Tic., dated April 20,10; • Arqliftept4r.a-t Mans (7 sheets; various scales) prepared by Walker and'. Moody Ardiftects., dated April 2010.;: and. G actcclinic-'al fizvesdgation (report) prepared by -Murray Engineeisi dated. March 23, 2.0.10.. Inaddition, we have reviewed -pertinent maps from our office files a--nd . Loznplatad 'LLtDi., oil. DISCUSSION Based on our review of the i0f0exiced documcrits; it appears:. that. th li e app cant proposes'to deitiolish fho- existing -d- g.,, residence; garage;_ swnniingpqol and tepnis courts,. . and to -construct -anew two story. residencezrid partud basement. mi' the, northern portion of the. site. Theapplicant also 'proposes- to constrict` a new pool house, swimming pool, spa,: p a,. a nd covered - pavillon L-1 the southeast po- n of the site. We understand that the recommended foundation- (other than for basement, areas): will'be; §uppbrted on, a drilled, cast -in-place feintorced concrete pier system.. The- §uibrbifted.'gracting plain, indicates that estimated earffiwork quantities include approximatelv. 3,200 cubit yards of cuLL.- 800 cubic. yardsof fill, and 2.,400 cubic yards of exportedmateriaL. Northern California -office WU Wage Lane 'Los Gatosi.'(;'."N.95030- 1 7218 . (403} 35'-55"3' a. Faxi (A-09) -354- 1852 ww-wcottoInshfresxom Central California Office 6417-Pogtown Road oad San Andreas, CA 95249-9640 (100) 736-a352 - Fax (269) 736-1213- Nicole Horvitz Page 2 SITE CONDMONS May 5, 2010 L5120 The project site is generally characterized by north and west -sloping hillside topography. Natural slopes are gentle, with less than 8 degree inclinations. Cut and fill slopes in the southern portion of the site have inclinations ranging from 9 to 14 degrees. The existing building pad consists of natural topography in the northern half of the site (beneath the existing residence) and a level cut and fill pad in the southern half of the site. Drainage at the site is characterized by sheetflow to the west. The Town Geologic Map indicates that the site is underlain, at depth, by bedrock of the Santa Clara Formation (semi -consolidated to consolidated, yellow-brown to red - brown conglomerate interbedded with poorly -sorted sandstone, siltstone, and claystone). Based on completed site exploratory borings, the Project Gtntechnir_al Consultant determined that up to 6.5 feet of surficial soil material (i.e., artificial fill and colluvium) overlies weathered bedrock. The subject property is located approximately 5,400 feet northeast of the potentially active Monta Vista fault and 4 miles northeast of the San Andreas fault. CONCLUSIONS AND RECOMMENDED ACTION Based on our review of the referenced Geotechnical Investigation, it appears that the Project Geotechnical Consultant has adequately investigated site earth material conditions and recommended geotechnical design criteria in conformance with prevailing standards for identified site .constraints. We do not have geotechnical objections to the basic proposed site development layout or recommended geotechnical design criteria. We recommend that the following conditions be attached to the subject application. 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. We note that minimum Schedule 40 or SDR35 perforated pipe has been recommended for backdrain systems. We have encountered instances where SDR35 pipe has been crushed during normal construction operations and suggest that the Schedule 40 alternative be duly considered. The results of the 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. COTTON, SHIRES AND ASSOCIATES, INC. Nicole Horvitz Page 3 May 5, 2010 L5120 2. Geotechnical Construction Inspections - The geotechnical consultant should inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete... The results of these inspections and the as -built conditions of the project should.be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final (as -built) project approval. LIMITATIONS This geologic and 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:ZM:kd Respecifuny 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 4 from this level pad. Summerhill is heavily traveled by both autos and pedestrians and the PWC has regarded it as a high priority for establishing roadside pathways. A roadside path along Summerhill would provide a direct connection between Magdalena and EI Monte (and Foothill College). Courtenay Corrigan moved that the Town ask the homeowner to construct a IIB pathway along Summerhill from the NW to the SE edge of the property. The pathway is best placed along the existing level pad just behind the trees. Bob Stutz seconded. The vote was unanimously in favor: iii. 14140 and 14160 Donelson Place (Lands of Ziohana)The reason for pathway review is construction of a new residence. Tom Klope, landscape architect for the project -was present representing. the owners. Donelson is a short cu] -de -sac off Fremont and serves less than 8 houses. The properties are on the east side of Donelson at the end of the cul- de-sac. Although an off-road path (connecting Donelson to Alexander) comes off Donelson, the current property is beyond the point where the off-road path exits Donelson. Path users moving through the area would not have to pass the property under review. Courtenay Corrigan moved that the Town request a pathway in -lieu fee from the owners of 14140 and 14160 Donelson Place. Sue Welch seconded. The vote was unanimously in favor. IV. 12368 Melody Lane (L -ands of )ar1a ag tidal The reason for pathway review is construction of a new residence.-The_property-is-on-the-north-side-of-Melody Lane, a cul- de-sac serving more than eight residences. The homeowner was present and reported that the flat graveled strip along the street in front of the property is used as a parking area for the neighb6,rhood. The street is wide with good sight -distance along most of its length It does not connect to any off-road pathways. Courtenay Corrigan moved that the Town request a pathway in -lieu fee from the owners of 12368 Melody Lane. Eileen Gibbons seconded. The vote was unanimously in favor. V. 27751 Lupine Road (Lands of Lee). The reason for pathway review is construction of a new residence. The property is on the north side of Lupine Road, a cul-de-sac serving more than eight residences. The homeowner was not present This is a flag lot with no frontage on Lupine. A pathway has been constructed along Lupine on the adjacent property (27673 Lupine). Courtenay Corrigan moved that the Town request a pathway in -lieu fee from the owners of 27751 Melody Lane. Bob Stutz seconded. The vote was unanimously in favor. vi. 27935 Roble Blanco (Lands of Yim). The reason for pathway review is construction of a new residence. The property is on the north side of Roble BIanco, a cul-de-sac serving more than eight residences. The homeowner was not present Pathway maps show the opposite side of the street is preferred for a pathway because of topography and because a path has been built there. The property under review -slopes up steeply from the road and construction of a pathway would be difficult Sue Welch moved that the Town request a pathway in -lieu fee from the owners of 27935 Roble Blanco. Bob Stutz seconded. The vote was unanimously in favor. vii. 27361 Moody Road ds of Kearney). The reason for pathway review is construction of a new residence. The property is on the north side of Moody Road. The homeowner was.not.pne;ent Moody Road is a county road that is heavily traveled by both cars and bikes. This property is located at one of the narrowest parts of Moody and is dangerous for pedestrians. There is a relatively flat area on the property adjacent to the road and the house is sited uphill from the road. Roadside paths on this part of Moody Road apparently are not on the MPP. Councilmember Kerr suggested that the town could ask Draft3PWC_Min 042610 4/30/10 Environmental,. _sign and Protection Cc -mf tte' 'f New Residence/Remodel Evaluation r Reviewed by:-".,,,, Applicant Name * XIIL. Address 1 `PIgO Lgf(na bnPlsC)►+- Site impaMighting/noise: RECEIVED APR 2 9 zwo Attachment 5 ° OF LO8 ALT '/,I /co /_/—d' Creeks, drainage, easements: d� 2..U,� U Attaclvnent 6 TREE SURVEY Submitted To: Thomas Klope Associates, Inc. Attention: Ms. Donna Sylvanovich 2275 -East Bayshore Road, -Suite 160 Palo Alto, CA 94303 Project Location: 14140 & 14160 Donelson Place Los Altos Hills, CA RECM APR @ 6 wo TOWN OF LOS ALTOS IJLLS Submitted By: McCLENAHAN CONSULTING, LLC John H. McClanahan ISA Board Certified Master Arborist, WE -14768 member, American Society of Consulting Arborists March 19, 2010 ©Copyright McCLENAHAN CONSULTING, LLC 2010 March 21, 2010 Thomas Klope Associates, Inc. Attention: Ms. Donna Sylvanovich 2275 East Bayshore Road, Suite 160 Palo Alto, CA 94303 RE: 14140 & 14160 Donelson Place Los Altos Hills, CA Assignment As requested, I performed a visual _inspection of 5 city protected oaks _and one non protected oak to determine size, condition and Tree Protection Zones (TPZs). Tree Preservation Guidelines are also included to assist in the design and build phases. Summary The site plan available during my inspection indicates the driveway will be relocated with minor impacts to trees one through four. Any grading or excavation within designated Tree Protection Zones must be accomplished by hand digging. A qualified arborist should monitor any cutting of roots greater than one inch in diameter. Should design change and encroach within TPZs further arborist review is recommended. 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 Thomas Klope Associates, Inc. Attention: Ms. Donna Sylvanovich Page 2 Tree DescriQfdon/Observation 1 Coast live oak (Quercus agrifolia) Diameter: 14.5, 12.1" Multi Trunk Height: 35' Spread: 30' Condition: Fair Location: Adjacent to existing driveway Observation: Foliar canopy is slightly stunted with a moderate accumulation of interior deadwood. Minor damage from Western sycamore borer was observed on the low trunk. The TPZ is 11 -feet. 2 Coast live oak Diameter: 11.7" Height 30' Spread: 20' Condition: Fair to Good Location: Front of existing house Observation: Foliage is -typical -for he specis. Scaffold limbs exhibit narrow attachments. Grows to a slight lean. The TPZ is 6 -feet. 3 Coast live oak Diameter. 19.7" - Height 30' Spread: 35' Condition: Fair to Good Location: Front of existing house Observation: Foliar canopy exhibits a minor accumulation of interior deadwood. Minor damage from Western sycamore borer was observed on the low trunk. Grows to a slight lean. The TPZ is 10 -feet. 4 Coast live oak Diameter: B.B!, Height 25' Spread: 12' Condition: Fair to Good Location: Top of existing Drive Observation: Canopy is one sided and grows to a phototropic lean away from larger adjacent oak. Bifurcation at 9 -feet creates an inherent structural defect. 5 Coast live oak Diameter: 12.6, 15.5" Multi Trunk Height 25' Spread: 25' Condition: Fair to Good Location: Top of existing Drive Observation: Foliar canopy exhibits a minor accumulation of interior deadwood. Multi trunk grwoth habit and narrow scaffold limb attachments create an inherent structural weakness. Minor damage from Westem sycamore borer was observed on the low trunk. Driveway creates a poor root environment. The TPZ is 11 -feet. Thomas Klope Associates, Inc. Attention: Ms. Donna Sylvanovich Page 3 6 Coast live oak Diameter: 20.0" Height 38' Spread: 30' Condition: Fair Location: Adjacent to existing driveway Observation: Canopy exhibits some interior deadwood. Bifurcation at 6 -feet creates an inherent structural defect. Low trunk exhibits sympotms from boring insects. Existing driveway creates a poor root environment.The TPZ is 10 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, buttresslanchoring 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 dripline 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 '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 drip lines of any trees should be provided for construction materials and on site parking. Thomas Klope Associates, Inc. Attention: Ms. Donna Sylvanovich Page 4 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. 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/Treatments In lieu of traditional fertilization, I recommend treating the trees with Agri Fos to help prevent-Phytophtora-spp: infection. Treatments should -be annually in -fall. 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. 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. 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. Thomas Klope Associates, Inc. Attention: Ms. Donna Sylvanovich Page 5 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, MCCLENA CONSULTIN , LLC By: John H. McClenahan ISA Board Certified Master Arborist, WE -1476B member, American Society of Consulting Arborists JHMc: pm mcclma&m collsWth 19 UC Tk_fqOriCdftUlSO S L-qwfqq lAmstradercy RoacUorwla YaUey; CA -94028-9012 'TUP"hOik ,p Fgx;(650)'864-17& W. w-sp-madwahan.com ARBORISTDISCLOSUREISTATEMENT A_Fbo tsare tree: sp?00stp who use their education, knowledge,: training and experience to 6Xatrnine-trees, measures s to enhance *ftbeaut�t and health of trees.. and' attempt to. reduce the risk: .pf living; -.near trees. Clients: may choose to acceptor d disregard - the;. recommendatl6nsr of the arborist or seek additional advice. Arbonsts cannot detect every condition- that -could :possibly 10A d-"; to the structural failure. df a tree. ThBeb: are living organisms ... hisms that.-fiail in ways We do; h6tAilly understand.. Conditions ,are often hidden within -trees -and° below ground. Arborisis: cannot guarantee that a tree Will b.6 I healthy at Safe � ander" all circumstances, offor 6, specified - period of time.. LikeWisel remedial` treatments like a medicine, cannot be guar nteed' Tre4tMentipr4nik'ng, and: removal --oftreea. may involve considerations: beyond the he scope- of the arbodsts services such. as ppopeety, boundaries, property ownership, hip, site lifles,;dispUt6s 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 atbodst accepts full responsibility for authorizing; the recommppdedtreathlent'orremedial measures, Trees can be managed but,they cannot be. K t s .1 . cannot contro(le& Tb:lvie ..near, a tree 'is to accept.sotne-degre'e-oLnsk,.The-oni*y'-w'ay,.tbeliminate aIl..bskS'it.kLeliminate-alLftees— . Arborist /John. H., McCle6aan Date- March 19, 20101 RECE ED Attachment 7 'N OF LOS AL'T'OS HILLS PL.4NNWG DEPARTMENT , . F �%IAJ F TAS HILLS 626\%oa s Altos Hills, California 94022 650 941-7_22 7WORKSHEET #2 TING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA TURN IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME Ziohana 693, LLC, a California Limited Liability Company PROPERTY ADDRESS 14160 Donelson Place CALCULATED BY Kevin Maxey JDATE 05/11/10 1. DEVELOPMENT AREA Existing b. (SQUARE FOOTAGE) c. A. House and Garage (from Part 3. A.) 3,431 B. Decking 0 C. Driveway and Parking c. Attic and Basement (Measured 100' along centerline) 3,003 D. Patios and Walkways 3,728 E. Tennis Court 7,656 F. Pool and Decking 1,474 G. Accessory Buildings (from Part B) 0 H. Any other coverage solar panels 0 and pool equip. TOTALS 19,292 Maximum Development Area Allowed - MDA (from Worksheet #I 2:. TOTAL IWERVI(7US-SURF'ACE Existing (SQUARE FOOTAGE) TOTALS 3. FLOOR AREA (SQUARE FOOTAGE) A. House and Garage a. 1 st Floor b. 2nd Floor c. Attic and Basement d. Garage B. Accessory Buildings a. 1 st Floor b. 2nd Floor c. Attic and Basement Proposed (Additions/Deletions) 8530.00 0 Total 11,961 0 1749.00 4752.00 7140.00 10,868.00 (7,656) 0 (210) 1.264.00 734.9 734.9 1784.00 1784.00 12,072.89 31,363.00 32,235.00 SQFT .Proposed Total . 26,936.90 Existing Proposed (Additions/Deletions) (2761.00) (97n nn) 3137.65 5098.19 (2.390.61) 294.00 26,936.90 Total 734.00 TOTALS (3431.00) 9264,00 _ 12„685 nn Maximum Floor Area Allowed - MFA (from Worksheet #1) 12,894.00 SQFT TOWN USE ONLY CHECKED BY DATE Attachihent K PT: R-16—tv.—SW': CV 1 ,-,a 0, S,-* Fain) Inn umullu YP C r h0c; PLI 4433 E,—iolal P —�inls Achieved: The; GreenPoint Rated checklist trade green features Incorporated into:the home:: The recwaalft -.110 requirement; for a green home:are- Earn a fotaLaf 50. points. or more; obtaintheJbIlDwing ' , minimum' points. per category: -Energy (3 P),. lndoovAir.Qu,,9iqdHeaIih (5j, -Rascurcev(Ei),and,VV@ter. (q)j.aP&meet the:prerequisftes A,3.a.(50%construcfibn,waste diversi6n),,jI (I.-ceed:Tifle, 24, by 150k)j,and.14.1 (Incorporate Green Points Thagreen'buildingipractices Rstad'Mow areAescribedbAhe New. Home Constru6fionGreenBuilding Guidelines, avajIabIa:-at-vNm.bjiIdI Wre8n.= program as, a.public service. Build: it,,.Green encoura.ges.local governments%to' leverage: program resources to SUPPortvauntary,.marketLbased:programs: ;.anclstrat4--s; a Protect Tii* . *9 ft66Eros�mn.ifid Riilse:after CbhshcU6n ❑ bAiml, and Delineate Construction Footprififlibr-MeunumProtectian, ❑ 2: Dew ctinstead'of-Dernolishing E:dstihg Buildings' OnZiter: 0:, 3, I Recycle Job Site ConstrueffonVaste.oncluding Green Waste), ❑ i klinimurn 5DO/aMas% Vweqior ;by %yeight (Recycring',or Reuse) - Required. R b. Klfiirntirn;65�4 Diversion] W-MgM (Recyc Ou. 0) 2 Anj, 6t R. s 2 6. tMinurif 80% DlVKSiDn,byWaijfit {Recycling of Reuse) Dw r2 A Use Recycled Content Aggreg Rta,(Mjn1rn.urn4q a-WallwWand Driveway 0. b. Roadway Base I I Total Points Availabla-inMe =1 Oil! 1.RPordaidCemie tinQDncteta:v1tki'RecycIed.F1Ya h� Orslag� ❑ a. Whum 20114: Flyash or -Slag, ❑ 6. Mifiirnum 25%,FtMh or Slag'. 0 J El Z Use Frost-fttededSM16-w Foundation in Cold Areas (C.EC-.lunate 7one 16): 3 3..Use Rkido'h Resisfalft*.Ciiinstru6tibn spied quaOis for measur6J3.;E9,wfth:lA% 4. Design and Ruild.Structutal Pest Contmls Fastan.eFsDividers. ['Points:Sutomati6agy.tmnt6d,#hin'pmj6dquafffies for meastire-8- E3withjAQj Li b.All New Plants Have Trunk; Based or Stem LocatedAfLeast 36,loses ftm'FounbafiDn 0 Total Point Available4ri Foundation = 0 t, No lftvdsW,Space 9-L1-sWbV C&OPC-Ara Planted ❑ b. No: PladSpedia-S,WRiquirs Hedging . 0 I IT ❑ c 75% of Plants Are,Caffornia-Witives or Megerranean Spades orr.0ther-Appropriate Species I 3 0 I Use Fire -Safe Landscaping T.06hniiiues :31WUrdrnkeTurf Areas ihLandscape. finstahO ull y.B I der a. All Tud Will Hive -a Wafer Requirement Less than or Equal to Tall Fescue: = 0.8 plant factoq, 2 ❑ li, Tud Sbafl Not :Be Installed;6n Slopas &!*eft !QO46 or in Areas Less than ,8 Feeetmide D J c.Turfis �MvkolLandsca*.Art? (total:2 points). 2 M Build It Green 8F Data Collectjon Form v- 'A Page 'i ofa '41: p a Protect Tii* . *9 ft66Eros�mn.ifid Riilse:after CbhshcU6n ❑ bAiml, and Delineate Construction Footprififlibr-MeunumProtectian, ❑ 2: Dew ctinstead'of-Dernolishing E:dstihg Buildings' OnZiter: 0:, 3, I Recycle Job Site ConstrueffonVaste.oncluding Green Waste), ❑ i klinimurn 5DO/aMas% Vweqior ;by %yeight (Recycring',or Reuse) - Required. R b. Klfiirntirn;65�4 Diversion] W-MgM (Recyc Ou. 0) 2 Anj, 6t R. s 2 6. tMinurif 80% DlVKSiDn,byWaijfit {Recycling of Reuse) Dw r2 A Use Recycled Content Aggreg Rta,(Mjn1rn.urn4q a-WallwWand Driveway 0. b. Roadway Base I I Total Points Availabla-inMe =1 Oil! 1.RPordaidCemie tinQDncteta:v1tki'RecycIed.F1Ya h� Orslag� ❑ a. Whum 20114: Flyash or -Slag, ❑ 6. Mifiirnum 25%,FtMh or Slag'. 0 J El Z Use Frost-fttededSM16-w Foundation in Cold Areas (C.EC-.lunate 7one 16): 3 3..Use Rkido'h Resisfalft*.Ciiinstru6tibn spied quaOis for measur6J3.;E9,wfth:lA% 4. Design and Ruild.Structutal Pest Contmls Fastan.eFsDividers. ['Points:Sutomati6agy.tmnt6d,#hin'pmj6dquafffies for meastire-8- E3withjAQj Li b.All New Plants Have Trunk; Based or Stem LocatedAfLeast 36,loses ftm'FounbafiDn 0 Total Point Available4ri Foundation = 0 t, No lftvdsW,Space 9-L1-sWbV C&OPC-Ara Planted ❑ b. No: PladSpedia-S,WRiquirs Hedging . 0 I IT ❑ c 75% of Plants Are,Caffornia-Witives or Megerranean Spades orr.0ther-Appropriate Species I 3 0 I Use Fire -Safe Landscaping T.06hniiiues :31WUrdrnkeTurf Areas ihLandscape. finstahO ull y.B I der a. All Tud Will Hive -a Wafer Requirement Less than or Equal to Tall Fescue: = 0.8 plant factoq, 2 ❑ li, Tud Sbafl Not :Be Installed;6n Slopas &!*eft !QO46 or in Areas Less than ,8 Feeetmide D J c.Turfis �MvkolLandsca*.Art? (total:2 points). 2 M Build It Green 8F Data Collectjon Form v- 'A Page 'i ofa 10)OM NmN NMm'N seomosoa T — N .-1 ri iu N N 411POHrOVI IIBJBIIj H fV N N -:F��.72',5..� 3• {r-9'i.p�A614."�d �$ •�:., ;' D+. • $i+ 9 U O F s i I d o x5`E 0 rw. 4� 0• Y: 'Aj'S d7P .'a 7'f.,? O' y �• j O+' "_. _• .: !.�L•� +� ,-ate'- E�• �� .; . m.... b' #`t] . r- .; +j 3°t..i itl! �j °nye +/' �:zi'i'r� gyp ".5i �%"i .O I� "!c C;Q -'a ! ::=' QC]' •- ;F -r. tom' Q 9' ` �rC _ . F i ,i0, { ' :`8,' tl.:iG! z ry ''."i. as ';kr1 9E"' q' ;t• t0 a rO�t c4 ..: ?F7'..�.,..ar _ ' a� -'++':. Cf: f&`• it A` :i�: 7 - r `{.3 !x s fid u ii it + 1 v ,�}�•��. t � ro � "$ £ y, r.+ 9 • y% �r t : .16 y� YY''•. - - �' 0 �fa '$.� z i� +� ❑ A .T4" ,p}� ❑ '� CL ''m.. lL f/l G 0 m , 7v Opt' :E l! C. % .. ❑❑ W C3 O .� E 3 k" .. tee ro .... .. ;.� dl G ❑�❑1t❑❑❑❑ U3 �7 � ...£ G,' �7 W •.. � ,� w 'j a .Q A; ' bl U - -' .� ....... �N * G .�p7� .. N...tlC'� Q' El !_ '� is 19 E i `' :. �' O. 'tA ,� Ld A n. 7T O a.. .G ' .y 7C .a.. ." Gl moi. p1 as. CI in � t7 lL 8? rn u?. 7� a") �q H lb .._ .7�. 'W. cd A d '43 O w of pE. 0 o n {�.•. l"'. Q "qq' ,O IU �: r3 `� to a s a lid N O 'D 0. 0. rii � 'if d r3 ❑iia❑ E9 U. uu 2 �. y, V tli .. romm �' N, ( ~S � 7d d c3 v ao❑ Cb w ;Ey '� E CI7y1 rn 5 E as M.fs •p Atlf al W` Q^' o ^o to �. .O y W. i'n M EI o .,a .� ,N c s) «f ppp .� L��i .ali d F� , c LL +y o C :U1: QC �1 C �q. O yu y D c C '� �. 'big 1q��t1 ` 75 M ,G b .�U� •� a7 � r•. C..'901cf,"t Green �F Data COReCticift Form. V.14f. a. paqe:3 -o vMi 4M '"4 rte iT3MV m Ii'N 4:4 O"N'.2 MM:im- �g OFM A tl '13 ,1 IN 2 o"m 0 U mmmi. -Z. - -- - — N LU, 1..UsaRecyci9dZontznt-(MoVwqin Plasdc). or FSO-Cerfified;Wood.Dacking L' 1'00.f .—I 1ij.2j 2 lhstafl.z. Rain-Screem1palf System 0 3'. Use EYiirabl6.'artd:Non-CbmbustibiL, Siding Materials 44Ute:Durable"a�nd:No6;cb*bdifibleRoofing,Mgerigis Tot6l:Points Availablaln Fxt��or FmM D. 'oil , 111psulitionv 5%, 1Insta 9.7 h "-Recyrjed:Cmtent aocirs J-fth-and . Ff ;Ii,defflings: L Install Insulation that is LowmErnftfinj. (Cerfifi64:Z66tion: D135D) avalls ancifli6cim Casings a ngs D. 'D KlnspeeQual4bf IhsuIAddn1nsWIatidfi before Applying ,ng Dry.vmll, ! r0ok&autcimafi6ally grantedw-hen projectqua-t6's(birmeasum .7 A ES with- lAQ) Tbtal:PointsAvab b! in Insulation 5 0--:1-1 - Distribute Dome qHot,.WMBrEffitionfly(Ader-*iMmdmum-,7.-Oolift- Insulate HotdWat-rPoes.from WaL U a. - b.. I nsulate Ali _Hbf. Witeir P -V -S 0 c Use Engineered Parallel Piping 0 tUse 1.Engineered Para1WANW4liDknanwControlled C1rculaOorkLDDp 0 a Use 'Stn UcWrbd PILOing. ivb Demand-CoT!trolled.C� mfaGc)n-Loop - _0-2: E. f., Use Central:Core Pkg&mg 2.lhstalf0hilriiigh•Effiieienry:Toilets(DLial-Ftus;hor.,:slle:goQ I Total PolhisAvailableln Plumbing =:T.oW. 1 .1 K.O. 1. Design and Install HVAC :System *td-*ACCA I&nual:J, D,4and.S RedIdmin-i-enclWons' 4 granted, for measure Points auttimp.tically wtign Orej6ci.quarMe's. -Z. ES'ivdh,IAQ] D, 2- Install Sealed.Co tribustion,Units 1?o . ft automa&ahygranled tvhen project qualifim,for m6bsur6. J3.:,ES.Wfth. IAQJ b..WaL ; Install -Zoned. HVdrcinic: Radiant Heating: 4. Instaff High Efficlenry Air Conditioning RaspOnsibW Refrigerants. Resign and1natall Efkcffve,,Duetwork 1*5b ar-a-putoipatically granted when:project 1A f d &e, PmJe :19L[a es�. OmBasure 13:' ES with AO] p El aL. Install HVAC '.Unit , and DucWork.wfthin Cbnclfti.pned'5pace D 3 Duct W14-stic onA. Duct Joints and tearns Irtstall Ductwork under -A&insuiiffion(bun-ed-.Ducs), k System E], cL Pressure Relilive-the.Duchyor" 0 Protect'Ducis, during. Construction and CleamAll Duds before:Obcupa,cy. '0 ❑ &-. Install .High Effibiency HVAC fig r@VIERV S 134), ('points automatically granted when project qualifies 'for: meakirii.)Y-ES 0 or T. Don't Ifistall.171 Instal[ Sealed Zas; Fireplaces with .1replaces, Efficiency"Rating NOT. Less Than' 014 using: CSA Standards L Install Effective 'Exhaust Systems in Bathrooms and Kitchens M -ft are aujo*j4ay granted when p :J3: ES'Ath IAQi roject quardes. or measure ENERGY STAR BOMDM FaMVenled outside afristalItote M C..'901cf,"t Green �F Data COReCticift Form. V.14f. a. paqe:3 -o a.' 61111:Bathroom Fans Are on Tuner or Humfdistef: r~ lr>sW Kitchen Range Hood Vented to the Outside- 9. utsideg: instal! Mechanical Ventilation Systanib Cooffng (Max. *Points) "r a. Install ENERGY STAR CeTirrg Fans: & LrgM`Kb in LMng Areas. & Bedrooms [ � 6;.instati Whole House Fan_wrth Vargle Spas c Automatically Controlled Integrated System ❑ d. Automatically Con Wed hntegrated:System'with Vanable tpeed Control 90:.installmechanicalf esh:AirVenhiationAystem_ (Maximum -3 Poin s) ❑ a Any Whole Housie Ventillation.System That Meets ASHRAE 62.2 ❑ b. Install Ando -Au Heat Exchanger that meets ASHRAE:62 2 rp6mis automaticait 9ppied.when projecfqualllies formeasure Jai ES wM,IA% tai._' Tofai.AvailafiL Points 6 BuMfing Periomrance =109 BREW 1; Design Enhyways tdReduce- Traeired in Contamfnairts 2 Use Low-VOC orZero-VOC i'aint (Maximum 3 PoinLsj a..Lovi-VOG IMa(iorWaIVCeifing Paints (c50gpl VOCs(Flat) & <'150gpfVOCs (NorrFiat)} r 0 t. { 1 1 b: Zero=VOCs: intedor VJaBiCeft Paints (<5 9Pt VOCs (Flat)) tT a : j: { ` 3: { j. 3. Use Low VOC,.Water=Based'Wood'Fniiheis (<M gpl' VOCs) » Q* 1 (:" 2: { { 4 .Use Low•VOC Caulk and -Construction Adhesnres (<l0 gpI.VDCs) for -All Adhesives ( S. Use Recycled -Content Paint is m a �, Q m �_ Q a.C&Mets (M hbimum) ❑ b. trrteriorTrbre(50 MGnurium) ;'Q' . I (' ❑ G Shelving (4070.tJl'mlrirum) ❑ d. f)oors (50�+ Wimum)_ F . ❑ e. Countertops (500/0 whiimum) T. Reduce Formaldehyde in Interior Finish (CA Section 013p) ❑ a. SbbflDor & Stair Treads (40% vfinimum) M EN it. Green SF Data Collection Form v.3.4 Page4 of 8 2 1.1.Instatl.Carbon°MonoxideAfarm(s). ["Points automa5cally!.granted wheo:project.quai:for measun: ;13; ES wiihh L4Q): ..:;Total Points,Ava1" in Heaft Ventilgon and Aa-Candithcnmg; _; 1: Prr►Pluniti:for Solar' Hot.Wati Healing w 2lnsfal[ $otar•Water.Heafiiig-5ysfem 3. Install Wiring Conduit forFuture Photovoltaic installation &..Provide 200fe of South Facing Roof, *..install Photovolfafc (PV)Panels a 36% of electric needs: 0R 1.2 kW.(total 6 poirrfs) Fj b,.60%:of:electdc needsOR 2AkW (totat:l2points) ❑ G 90% ofeleft need:'011:3:6 , (total lB pointsj 1 Oiagnos fic, Evaluations a, House Passes Blomrer-_Door Test 'Pohnfs autbmabca ranted when uafrires-for measum. J3 ES wrlfr:lAQ (. ay:9 Pro1� q. l b. House Passes Combtdon SafetyBackdraft Test k� DR6 2Aesign and Build High Performance domes: -M above Tftie 24,- Required: O S X30 �.: ❑ 3. House Obtains ENERGY STAR With Indoor Air Package'Ce&cation - Pi[of_Measu a (Total 45 points; 5 0.r . read comment) , Tofai.AvailafiL Points 6 BuMfing Periomrance =109 BREW 1; Design Enhyways tdReduce- Traeired in Contamfnairts 2 Use Low-VOC orZero-VOC i'aint (Maximum 3 PoinLsj a..Lovi-VOG IMa(iorWaIVCeifing Paints (c50gpl VOCs(Flat) & <'150gpfVOCs (NorrFiat)} r 0 t. { 1 1 b: Zero=VOCs: intedor VJaBiCeft Paints (<5 9Pt VOCs (Flat)) tT a : j: { ` 3: { j. 3. Use Low VOC,.Water=Based'Wood'Fniiheis (<M gpl' VOCs) » Q* 1 (:" 2: { { 4 .Use Low•VOC Caulk and -Construction Adhesnres (<l0 gpI.VDCs) for -All Adhesives ( S. Use Recycled -Content Paint 6: Use Environmentally Bre%rable Matenats hoc irrl=rior Finish: A) FSC -Certified Wood;:B) Reeatimed,.C) _ Rapidly Renewable, O)'Recycled=Contant or E).Fmger-Jointed a.C&Mets (M hbimum) ❑ b. trrteriorTrbre(50 MGnurium) ;'Q' . I (' ❑ G Shelving (4070.tJl'mlrirum) ❑ d. f)oors (50�+ Wimum)_ F . ❑ e. Countertops (500/0 whiimum) T. Reduce Formaldehyde in Interior Finish (CA Section 013p) ❑ a. SbbflDor & Stair Treads (40% vfinimum) M 0 Build it. Green SF Data Collection Form v.3.4 Page4 of 8 jz Ai Y. ff F st I' '77 _3 L -6 4'M i J.g. NO 2 O. w LU 0 toftb (00 W, nimurn). ets & co - ps c. inferior 7dm (90% Min' Im W ❑ !i:.Shamng (90%, Winimum) 0: i &Aftar,livsWiddon-of F*mithes,TLstoflndoorA!r.SlioW,:Fori6aidd4de.Ldvalc!7ppb. r. Total AvaTia!510oift 14 MnMas 21 01. 1 1. Use Fnvironinienialli Preliraille"Flooft -4) Fkterfkled Wood, 6) keetaimed or Pefinis6d, C),Rapidly CS, r I ❑ a.+wMim=,1 ofHoorkea .0. 0:; zz Pr ❑ c Mhum 50% qf:Fb- Area d. Wimum 75% of Floor k6d. El 2. Thermal fflasd Flocirti Floor'Covering Oillet than Cirbet6wWlo of -More ofConcfeth 1`166is ET 2 -3. Flooring We� Secdon 01350, or CRI -Green Label Plus Requirements (SVI. Mininium) ['Poufs: granted. when. pr�act re qualiffies for measu &ES vd& IAQ] 0 p. '.TbtEd Available Poitftih F10.06ng =7. 1+6 1. IfisfallMiter and.Energy Effi;ient Dishvwasher 0 2z: I &El4ERGY,STAR'(tM:1:poiht) 16.bishwasher Utes No More than 6.5 Gallons/Cycli:(Mal 2 points): 2. Instaff ENERGY STAR Clothes Washing Machimwith Watirfactbr of.6 or Less, (modified :eno"; 0 WfibtDrZD�.Wate Fa.do r6� or lass) (tDWSPDWS); b.. Meets Energy Mr and CIEE'Tiier a 'requhmeants (modified energy factor :2-2. WaterFactor 1830 2 .45'ot (t6tal 5 paphits) 3. InstaH ENEIRMYSTARRefrigerator EK tL-E-NEROYsTA-R-:Quarined&.--'25Cubic Feet -- Capacity b.ENERGYSTAR-.QuaTied&-�---29CubicFi6tCapacity 4. Install . BuiWfii Recy.Wing Center and mpo. Co sting.Center ❑ a,36&ln Rocyaruiq_Cenfdr D b. BuilWh Cofnp.bgffrf enter Total -Available -Points in Appliancesand Lighting 1 0 1 a U -7.1fir6rporato GreenPoInfRated,Checkrist in Blueprift,- R& - orpor T .DdVelop Homeowner Mapual..of-Grgen Featuresleoneffis mafiicallyigrahtefthoh Ppiect:44allbs Total Avabble:Points in Other 31 0 1, 1. Develop MR Sifts . zbd'*h!;+BQUrbafiSetfinjWdhUlJW ijiPIacefor FjfL—%.y6ars El' Z Cluster Homes. & Keep Size In Chock ❑ a. Cluster Hommfor Und'Proseri afipq f. 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FSC Cerfiflied Wood 1 ❑ a D•miensional Lumber, Studs and Timber. 1006/6 0 • ❑ b. Panel Products: 100% .02 I I 1 2 I E Fxtertor Finish ' ❑ 1. Grew Roofs (25% of root area minimum) ❑ 2. Flashing Installation Techniques Spied 0':, rPd& aulomafic* granted when project qualifies for measure J3: ES with IAQ) F. Insulation G. Plumbing ❑ 1. Giaywater Pre-plumbing (includes washing machine at minimum) Q • i I j i 1 ❑ 2 Grayrrater System Operational (indudes washing machine at minimum) 2 ❑ 3. Innovative Wastewater Technology (Constructed Welland, Send Filter, Aerobic System) • 0. ( 1 ❑ 4. Composting or Waterless Tollet 0• . I ( I 1 2 pS. Install Drain Water Heat-recovery System Instal] Water EfficientFatures Stowertwds or Shower Towers Use Q.0 Gallons Per Wute (GPM) Total 0 Fa. b. Fits - bathrooms <1.5 gpm c. Faucets - Kkhen & Utility 20 gpm ' 0: I 1 9Heating, Ventilation, and Air Conditioning 1..Hwrd* Control Systems (only in Cafifomia humidlmarine climate zones 1,3,5,617 0 I. Rene+aable Energy ❑ t 1. Extraordinary Passive Solar Design (> 50% of bad)That is Not Already Reflected in T-24 Modeling '0. I i I i J. Buildhng Performance R(1. Test Total Supply Air Flow Rates K Finish 1. Use Ei v ranmentafly Preferable Materials for Interior Finishes ❑ a. Cabinets (609'6 minimum) ❑ b. Interior Trim (80% minium) 0 ❑ c. Shelving (60% minimum) 0 ❑ d. Doors (80% minimum) 0 ❑ e. Camferiops (80% minimum) L Flooring ❑ 1. Flooring Meets Section 01350 or CRI Green Label Plus Requirements (80% Minimum) 0 rPmts aulamatically granted when project qualifies for measure J3: ES with IAQ) I AL Appliance IL Other ❑ 1. Homebmide's Management Staff are Certified Green Building Professionals 0 1 ❑ 2. Detailed Druabildy Plan 0 2 ['Ponds automatically granted when project qualifies for measure 13: ES with IAQ) ❑ 3. Third-Party Verfl'icaFan of Implementation of Durability Plan D I i 2 Sourced, Processed and Manufactured Whin a 500 Mile Radius of the Home E; 0ensive pr Owners Manual and Homeowner Educational WaMmughs I 0 I 1 0 Build IE Green SF Data Collection Form v.3.4 Page 7 of 8 (D. BWld It Greene SF Data Collection. Form V.3-4 Page*8 Of'a Attachment 9 THE SITE DEVELOPMENT PLANS (ATTACHMENT 9) ARE AVAILABLE FOR PUBLIC VIEWING IN THE CLERK'S OFFICE LOCATED AT 26379 FREMONT ROAD, LOS ALTOS HILLS, CALIFORNIA, DURING NORMAL BUSINESS HOURS. Planning Commission Minutes June 3, 2010 Page 4 Approved 08/05/2010 3.2 LANDS OF ZIOHANA 693, LLC, 14160 Donelson Place; File #57-10-ZP-SD- GD; A request for a Site Development Permit for a new 11,960 square foot two story residence (maximum height 32') with a 2,390 square foot basement, 1,202 square foot swimming pool, and 734 square foot pool house. CEQA Review: Categorical Exemption per Section 15303 (a) and (e) (Staff -Nicole Horvitz). Nicole Horvitz, Assistant Planner, presented the staff report for the new estate home request. A lot merger had been approved in December 2009 to create a new 2.149 acre lot on Donelson Place. The existing development was proposed for demolition and replacement with a new 11,900 square foot two-story residence with a basement, pool, pool house, and shade pavilion. Setbacks had been increased to for allow for an increased height, and the project complied with the Town's ordinances and policies. Fifty-two trees, 13 of which are eucalyptus, were proposed to be removed. No existing oak trees on the site are scheduled for removal. An arborist's report and tree protection plan had been submitted. Commissioner Partridge asked about the possible amount of storm water run-off from the property. Staff explained that storm water would be directed to a retention basin and energy dissipater designed for a ten year flood. OPENED PUBLIC HEARING Kevin Maxey, Architect, offered to respond to questions from the Planning Commissioners, staff, and audience members. Commissioner Harpootlian asked about the impervious and pervious surfaces used in the hardscaped areas. Tom Klope, Landscape Architect, explained that the driveway would be constructed of a pervious surface, the walkways and outdoor pool area would be stone on concrete, and the pathways around the property would be made of crushed stone. CLOSED PUBLIC HEARING MOTION MADE, SECONDED, AND PASSED BY ROLL CALL VOTE: Motion made by Commissioner Collins and seconded by Commissioner Abraham to approve the requested Site Development Permit. for a new residence, swimming pool, and pool house subject to the recommended Conditions of Approval in Attachment One. AYES: Commissioners: Abraham, Collins, Harpootlian, Partridge and Chairman Clow NOES: None This item will be forwarded to a future meeting of the City Council. ENVIRONMENTAL DESIGN and PROTECTION Attachment 3 COMMITTEE ?Application for: ---------- ---------------------------------- ................. ;j ................. . ..... ...................................... ------------- I ------------------ * ----------------------------- .............................................. Applicantname,t-!Am---- -.............. -------------------------------- - ------ Applicant Address •-------------------------- (0.. ........ -------------------------------------------------------- -- ------------------------------------------------------ -------------------------------------------------------------- COMMENTS - -- ------------------------------------------ - ------------------------------------------------------------------------------------------------------ ------------------------------------------------------- Site Impact, ------------------------------------------------ ------- ------------------------------------------- ----------------- -------------------------------------------------------------------------------------------------------------------------------------------------- t-cz–v—Q� -C&z�-- -------------- --------- -v ----------------- ------------------ ...... . . ....... ----------------------------- ----------------------------- - ---------------- Lighting -------------------------------------------------------- fv ------------------- C4-: ---------------------------------------- .................. -------- ------------------------ ----------------- - ------------------------------------ --------------------------------------- Noise --------------- ---------------------------------------- ------------------ - ----------------------------------------------------------------------------------------------------------------------------- -------------------------------------------------------------------------- ------------------------------------------------- -- --- -------------------------------------------- .............. --------- ............................................................................................................ Creeks - - -------------------------------------------------- ................... ---------- --- cf� ........................................... ------------------------------------------------------------------------------------------ ------------------------------------------------- Drainage - - ------------------------------------------------ ----------------------------------------------------------------- - --------------------- ----------------------------------------------------- - ----------------------------------------------------------------------------- Easements -------- - -------------- - ------------------------------ --------------------------------------------- ------- . .. ------ ------------------ ----------- --- --- ----------------- r. 4;?� (Q-sp–� ------------------------------------------- --------------------------------------------------------------------------------------------------------------------- --- C, -------------------------------------- -------------------------------------------------------- Existing Vegetation . .......... ... Vegetation ............ .............................................................................. u 141��(+' I ...................................................................................................................... ----------------------- -------------------------------------------------------- -------------- +-tom -- ------------------------------------------------------------ .... ----------------------------------------------------------------------------------- - --------------- -- Mitigation - ------------------------------------------------------ ---------------------------------- .,p , �' ��— tlu-� -------------------------- ------- -------------------------------------------------------------- ------------------------------ * ------------ --------------- * - ------------ . ........................................................ .............................................. ......... -------------------------------------------------------- .................................................. .................. ------------------------------------------------------------- ----------------- .......................................................................... ......................................................................................................................................................................................................... --------------------------------------------------------------------------------------------------------------------------------------------------------------- ----------------------------------------------------------------------------------------------------------------------------------------------- ---------------------------------------------------------- ............................................... ................................................................................................. -------------------------------- - ---------------------- ------------------------------------------------------------ - --- - - ------------------------------------------------------------------------- ----------------------------------------------------------------------------- P,-. -, " P- L k'Reviewed by: Date: