HomeMy WebLinkAbout3.2 TOWN OF LOS ALTOS HILLS January 28, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE; LANDS OF
MALEK; 11972 RHUS RIDGE ROAD; #254-97-ZP-SD-GD-VAR.
FROM: Susan Manca, PlannerS--
APPROVED BY: Curtis S. Williams, Planning Direg
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit and Variance, subject to the
recommended conditions of approval.
BACKGROUND
The subject property is a vacant lot located at the west side of the Rhus Ridge cul de sac.
The property is populated with numerous oaks, including several heritage oak trees and
areas with slopes greater than 30 percent. The access to the lot is shared with the
neighbors to the north.
The property is a hillside lot, with the lot to the south at a higher elevation, and the other
property boundaries lower than the building site. The property is bounded by the Mid
Penninsula Open Space to the west.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this application for
a new residence has been forwarded to the Planning Commission for review and
approval. Criteria for review from the Site Development Ordinance include grading,
drainage,,building siting, pathways, landscape screening and outdoor lighting. Zoning
Code review encompasses compliance with floor and development area requirements,
setbacks, height and parking. The evaluation of the Variance should include many of the
same items, concurrently evaluating the physical site conditions which result in an undue
hardship on the property. The approval of a Variance also requires that certain findings
be approved by the Planning Commission. Staff has prepared findings for approval (see
Attachment#2)for the Commission's review.
Planning Commission
Lands of Malek
January 28, 1998
Page 2
DISCUSSION
Site Data:
Gross Lot Area: 2.14 acres
Net Lot Area: 2.14 acres
Average Slope: 41.5%
Lot Unit Factor: .696
Floor Area and Development Area:
Area Maximum Proposed Existing Increase Left
Development 5,220 6,245 0 +6,245 0
Floor 4,000 3,535 0 +3,535 +465
Site and Architecture
The applicant is requesting approval of a site development permit for a one story
residence with an attached three-car garage. The house would be 2,989 square feet and
the garage 546 square feet in floor area.
The house is designed to step with the natural slope of the building site with the garage
graded under the main level. The height of the residence would be 16 to 20 feet for the
majority of the residence and 27 feet at the two story section of the house at the garage
only. The maximum height of the new residence will be 27 feet as measured from the
natural grade. Story poles have been placed on the site for the Commission's review.
Proposed exterior materials include stucco siding and trim, and a tile roof. Three
skylights are proposed with the residence. The front entry is a one story element, 14 feet
high. Exterior colors have not yet been chosen. Staff will review proposed colors for
conformance with the Town's adopted color board,prior to the painting of the residence.
Staff notes that the placement of the residence in respect to stepping with the natural
grade and limiting the removal of trees is exemplary with respect to its consistency with
the intent of the Code and the Town's Design Guidelines. Specifically, the residence
includes 4 building pads to minimize grading into the site while maintaining compliance
with the Town's grading guidelines except in a small area (60 square feet) of the master
bathroom. In addition, a flat roof with some roof areas with a minimal pitch have been
used in the design of the house to minimize height and reduce any bulk. The low roofline
with the variations in height, stepping the house with the natural contours, as well as the
siting of the residence around the oak trees, combine to provide a very low profile
residence which fits very well into the site.
Planning Commission
Lands of Malek
January 28, 1998
Page 3
Driveway & Parking
The driveway from the Rhus Ridge cul de sac to the garage and turnaround circle is a
minimum of 14 feet wide as requested by the Fire Department. The garage entry will not
be seen from Rhus Ridge as recommended by the Town's Design Guidelines. The
Zoning Ordinance requires at least four on-site parking spaces which have been shown in
the garage and the turnaround area. The driveway and turnaround areas are proposed to
be located almost completely out of the setbacks. A small section of the turnaround circle
is proposed to be located within the side setback in order to avoid impacting an 18 inch
oak tree. The entire driveway is proposed to be constructed of pavers rather than asphalt
to help blend into the site and to minimize impact on the trees.
Outdoor Lighting
Outdoor lighting has not been shown on the plans. Staff has included the standard
condition (#10) for outdoor lighting, requiring that fixtures be downshielded and that all
locations be approved by the Planning Department, with a maximum of one fixture per
exit except at the garage and front entry. Exterior lighting has been shown on the
conceptual landscape plan but will not be approved with the approval of the residence.
Landscaping and landscape lighting will be reviewed at a site development hearing for
screening after the house has been framed.
Trees & Landscaping
There are numerous oaks that provide good screening of the site from Rhus Ridge and the
neighboring properties. Condition of approval #4 requires that the trees be fenced for
protection and preserved except for the 8 oaks and 3 bay trees proposed to be removed in
the arborist's report (see attachment 5, also outlined on the engineer's site plan). It
should be noted that only 2 oaks are proposed to be removed strictly for the construction
of the project. Condition #2 also requires that an arborist be present during any
construction located within the dripline of a heritage oak tree. A landscape plan is
included with the plans for review, although a landscape screening plan will be reviewed
at a site development hearing once the house is framed. Any planting required for
screening or erosion control will be required to be planted prior to final inspection. The
Environmental Design & Protection Committee commented that planting would be
needed to screen car lights from the neighboring property and that the pathlights and
uplights appear excessive. These items will be reviewed with the landscape plan at the
site development hearing, required by condition#2. In addition, the Committee indicates
that the removal of the oaks appears appropriate and that replacement oaks should be
required. Staff has included the requirement for 5 replacement oaks on the site to be
included with the landscape screening plan.
Planning Commission
Lands of Malek
January 28, 1998
Page 4
Variance
Staff has prepared findings to approve the variance (attachment #2). The residence and
outdoor development area has been designed around the natural features of the site and to
fit into the neighborhood. The majority of the requested development area is proposed to
be constructed for the driveway and turnaround for the 4 required parking spaces. The
applicant has designed the driveway and parking areas around the majority of the oaks on
the site, which has increased the driveway development area above that required for a
minimal driveway. The applicant has designed the driveway to be constructed of
interlocking pavers to decrease the visible impact of the large driveway and to lessen the
impact on the trees. In addition,the outdoor living areas have been shown to be flagstone
set in sand, also to minimize impact to the trees and blend into the site. The proposed
outdoor living area is limited to 250 square feet of development area, as most of the
pathways are proposed to be constructed of materials which are not counted toward the
development area. It should be noted that the engineer's plan indicates 800 square feet of
development area proposed for patios which has included the proposed gravel pathways.
The applicant has designed the size of the residence to fit into the immediate
neighborhood. The applicant has surveyed the square footage of the homes in the
immediate neighborhood and they range from 1,759 square feet to 5,470 square feet, with
the average size being 3,200 square feet. It should benoted that these figures were
compiled from the assessor's records which generally do not include garages as floor
area. The applicant's proposal of a 3,535 square foot residence (including the garage) is
well within the maximum allowable for the lot and is under the average for the
neighborhood.
Grading &Drainage
The residence has been located at the most level area of the lot with the garage graded
under the house. The house would follow the contours of the lot and step down with the
changes in elevation. The maximum cut and fill for the residence meets the Town's
grading guidelines except for a small portion (60 square feet) of the master bathroom
which is up to 5 feet above natural grade. The outdoor living area is proposed at grade,
with stepping stones in sand to minimize grading.
The driveway requires up to 2 feet of cut for the turnaround area and a 3 foot high
retaining wall at the entrance to the property. Two retaining walls are indicated to be
constructed at the rear of the residence. The maximum heights of the walls would be 3
feet and they are proposed to be drystack walls to minimize impact on the trees.
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. Drainage is designed to sheet flow around the
house and driveway. The Engineering Department will review and approve the final
drainage plan prior to acceptance of plans for building plan check. Final "as-built"
Planning Commission
Lands of Malek
January 28, 1998
Page 5
grading and drainage will be inspected by the Engineering Department, and any
deficiencies will be required to be corrected prior to final inspection.
Conservation Easement
Staff recommends that a conservation easement be granted over any portions of the lot
which have a slopegreater than 30 percent. Generally, this would be located along the
western portion of the lot, to the west of the existing trail. The Planning Commission
may consider requiring additional conservation easements over any oaks or groves of
oaks. A condition has been included requiring a conservation easement(condition#10).
Septic System
The septic system for the residence has been designed at the lower portion of the lot, near
the Rhus Ridge cul de sac. The-county health department and the Town's geotechnical
consultant have reviewed the plans and have preliminarily approved the location of the
system.
Geotechnical Review
The Town's geotechnical consultant had some initial concerns regarding the possible
detrimental effect of the leachfield on the existing slope. The applicant's geotechnical
consultant has addressed this concern and Cotton, Shires and Associates have
consequently prepared conditions of approval for the project as designed (see Attachment
#1).
Fire Department Review
The Santa Clara County Fire Department reviewed the plans and has requested that the
property address be clearly visible fromthe street. The flow capacity of the nearest fire
hydrant will be adequate for a home of the proposed size. The proposed driveway to the
residence is designed with 2 short sections of slopes greater than the 15% maximum
allowed by the Fire Code. The Fire Department has approved the proposed driveway
with the condition that the residence be constructed with fire sprinklers. The driveway
design has incorporated an emergency vehicle turnaround, which was required since the
driveway distance to the residence from Rhus Ridge Road exceeds 150 feet. The
emergency vehicle turnaround area is proposed to be constructed of grass cel to minimize
the visual impact and has been counted at 10 percent of the area toward the development
area. The Fire Department recommendations have been included as conditions in
Attachment 1.
Planning Commission
Lands of Malek
January 28, 1998
Page 6
Committee Review
The Pathways Committee has not responded in writing regarding this project although the
chair of the Pathway Committee has indicated that there would be no request for this
property as no pathway is indicated on the master pathway plan. However a pathway in
lieu fee is required per Section 10-2.608 of the Site Development Code, and condition
#16 requires such payment prior to final building inspection..
The Environmental Design Committee recommended that screening be required along the
north property line to screen headlights from cars on the driveway. The Committee also
requests that the oaks which are being removed be replaced. Staff has incorporated these
comments into condition of approval#2.
The proposed residence has been designed around the constraints of the lot and the
outdoor areas have been designed to have minimal impact on the numerous heritage oaks.
The variance to exceed development area appears to .be appropriate due to the
configuration of the driveway and minimal developed outdoor living area. Staff is
available to answer any questions that the Commission or the public may have.
ATTACHMENTS
1. Recommended conditions of approval
2. Recommended findings for the Variance
3. Comments from Santa Clara County_Fire Department, dated December 17, 1997 (two
pages)
4. Letter from Cotton, Shires and Associates, dated January 7, 1998 (two pages)
5. Environmental Design & Protection Committee evaluations, received December 10,
1997 (one page)
6. Letter and Findings for Variance prepared by Mr. Malek(three pages)
7. Letter from Roger and Elizabeth Spreen, dated January 17, 1998 (three pages)
8. Letter from neighbors, dated November 15, 1997 (two pages)
9. Tree Survey prepared by John McClenahan dated October 6, 1997 (fifteen pages)
10. Worksheet#2
11. Development plans: site, floor and roof plans, elevations and sections (seven sheets)
cc: Safwat Malek
101 First Street, Ste. 422
Los Altos, CA 94022
Conditions of Approval
Lands of Malek
Page 7
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
AND VARIANCE FOR NEW RESIDENCE
LANDS OF MALEK, 11972 RHUS RIDGE ROAD
A. PLANNING DEPARTMENT:
1. Any changes or modifications to the approved plans shall be approved by
the Planning Director or the Planning Commission, depending upon the
scope of the changes.
2. Subsequent to final framing, a landscape screening and erosion control
plan shall be reviewed at a Site Development Hearing. Particular attention
shall be given to plantings which will be adequate to break up the view of
the new residence from surrounding properties and streets. At least five
native oak trees are required to be planted with the landscape screening to
replace the heritage oaks proposed to be removed for the construction. All
landscaping required for screening purposes or for erosion control (as
determined by the City Engineer) must be installed prior to final
inspection, unless the Planning Director finds that unusual circumstances,
such as weather or site conditions, require that planting be delayed. In
those instances, a deposit of an amount equal to the cost of landscape
materials and installation,to the satisfaction of the Planning Director, shall
be submitted to the Town. Landscaping shall in any event be installed not
later than six months after final inspection, or the deposit will be forfeited.
3. A landscape maintenance deposit (or certificate of deposit), equal to the
cost of materials and installation for all landscaping required for screening
purposes or for erosion control (as determined by the City Engineer), but
not to exceed $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 installation. The deposit will
be released at that time if the plantings remain viable.
4. Prior to beginning any grading or construction operations, all significant
trees in the vicinity of construction shall be fenced at the dripline. The
fencing shall be of material and structure to clearly delineate the dripline.
Town staff must inspect the fencing and the trees to be fenced prior to
commencement of grading or construction. The fencing must remain in
place throughout the course of construction. No storage of equipment,
vehicles or debris shall be allowed within the driplines of these trees. Any
Conditions of Approval
Lands of Malek
Page 8
grading or work to be done within the dripline of a heritage oak must be
supervised by a certified arborist and a report shall be submitted prior to
final indicating the health of the heritage oaks and that any repair work on
the trees has been completed.
5. Paint colors shall be chosen by the applicant and approved by staff in
conformance with the Town's adopted color board, and shall exhibit a
light reflectivity value of 50 or less. Roofs shall use materials which have
a light reflectivity value of 40 or less. White trim area should be
minimized, particularly on large surfaces such as doors, columns, railings,
and trellises. A color sample shall be submitted to the Planning
Department for approval prior to acceptance of plans for building plan
check. All applicable structures shall be painted in conformance with the
approved color(s)prior to final inspection.
6. Skylights shall be designed and constructed to reduce emitted light. No
lighting may be placed within skylight wells.
7. Fire retardant roofing is required for the new construction.
8. Locations and specifications for outdoor lighting shall be submitted for
Planning Department approval prior to acceptance of plans for building
plan check. Any additional outdoor lighting shall be reviewed with the
landscape plan. Lighting fixtures shall generally be downlights.
Exceptions may be permitted in limited locations (entry, garage, etc.) or
where the fixtures would not be visible from off site. Any security
lighting shall be limited in number and directed away from clear view of
neighbors, and shielding with shrouds or louvers is suggested. Lighting
shall be low wattage, shall not encroach or reflect on adjacent properties,
and the source or lighting should not be directly visible from off site. No
lighting may be placed within the setbacks except for 2 driveway or entry
lights, except where determined to be necessary for safety.
9. As recommended by Cotton, Shires & Associates in their report dated
January 7, 1998,the applicant shall comply with the following:
a. Prior to issuance of permits for project construction, detailed
drainage design plans should be prepared. Discharge of
concentrated water onto very steep slopes in the southwestern
portion of the lot should be avoided because of potential erosion /
slope stability impacts. Final site drainage design should be
completed to the satisfaction of the project geotechnical consultant
and town engineer.
Conditions of Approval
Lands of Malek
Page 9
b. The applicant's geotechnical consultant shall review and approve
all geotechnical aspects of the development plans (i.e. site
preparation and grading, site drainage improvements and design
parameters for foundations and driveway) to ensure that his
recommendations have been properly incorporated. The results of
the plan review should be summarized by the geotechnical
consultant in a letter and submitted to the Town Engineer for
review and approval prior to acceptance of plans for building plan
check.
c. 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 prior to 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 fmal (as
built)project approval.
For further details on the above requirements, please refer to the letter
from Cotton, Shires &Associates dated January 7, 1998.
10. The applicant shall dedicate a conservation easement over the portion of
the property which has a slope greater than 30 percent (over the area from
the 240 foot contour to the west property line), as shown on the engineer's
plan of the Site Development Plans. A legal description and plat prepared
by a licensed land surveyor or registered civil engineer shall be submitted
to and approved by the Engineering Department so that the Town may
prepare the dedication document. The signed and notarized dedication
document shall be returned to the Town for recordation prior to
acceptance of plans for building plan check.
B. ENGINEERING DEPARTMENT:
11. The site drainage associated with the proposed development must be
designed as surface flow wherever possible to avoid concentration of the
runoff. The proposed drainage shall be designed to maintain the existing
flow patterns. 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 drainage
Conditions of Approval
Lands of Malek
Page 10
improvements were installed as shown on the approved plans and in
accordance with their recommendations prior to final inspection.
12. 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 between November 1 and April 1
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.
13. All public utility services serving this property shall be placed
underground.
14. At the time of foundation inspection for the new residence and prior to
final inspection, the location licensed land surveyor as being in/at the
approved location and elevation shown on the approved Site Development
plan. At the time of framing inspection for the new residence, the height of
each building shall be similarly certified as being at the height shown on
the approved Site Development plan.
15. 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.
16. 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 plan shall address truck traffic
issues regarding dust, noise, and vehicular and pedestrian traffic safety on
Rhus Ridge Road and surrounding roadways; storage of construction
materials; placement of sanitary facilities; parking for construction
vehicles; 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 Los Altos Garbage Company for the
debris box, since they have a franchise with the Town and no other hauler
is allowed within the Town limits.
Conditions of Approval
Lands of Malek
Page 11
17. 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
shall provide the Town with photographs of the existing conditions of the
roadways and pathways prior to acceptance of plans for building plan
check.
18. The driveway shall be required to be fully constructed, to the satisfaction
of the City Engineer,prior to final inspection.
C. FIRE DEPARTMENT
19. The driveway shall be a minimum of 14 feet wide, shall have a vertical
clearance of 13 feet six inches, shall be designed and maintained to
support the imposed loads of fire apparatus (40,000 pounds) and shall
have an all weather surface.
20. The property address shall be placed on the property so that it is clearly
visible and legible from Rhus Ridge Road. The address numbers shall be
a minimum of four inches high and shall contrast with the background
color.
21. Prior to final inspection, the applicant shall install a fire sprinklering
system to assure that adequate flow is available to the residence. The
design of the fire sprinklering system shall be reviewed and approved by
the fire department prior to acceptance of plans for building plan check.
22. The emergency vehicle turnaround proposed shall be installed with
engineering to support 40,000 pounds.
23. The required driveway installations shall be in place, inspected, and
accepted by the Fire Department prior to the start of construction. Bulk
combustible construction materials may not be delivered to the
construction site until installations are completed as stated above.
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.
•
Conditions of Approval
Lands of Malek
Page 12
CONDITION NUMBERS 5, 8, 9, 10, 15, 16, 17,AND 21 SHALL BE COMPLETED,
ANDSIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY
ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR
PLAN CHECK BY THE BUILDING DEPARTMENT.
Properties residing within the Los Altos School District boundaries must pay School
District fees before receiving their building permit from Los Altos Hills. The
applicant must take a copy of Worksheet #2 to both the elementary and high school
district offices, pay the appropriate fees and provide the Town with a copy of their
receipts.
NOTE: The Site Development permit is valid for one year from the approval date (until
January 28, 1999). 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.
Findings for Variance
Lands of Malek
Page 13
ATTACHMENT 2
RECOMMENDED FINDINGS FOR APPROVAL OF VARIANCE TO ALLOW
DEVELOPMENT AREA TO EXCEED MAXIMUM DEVELOPMENT AREA
LANDS OF MALEK- 11972 RHUS RIDGE ROAD
1. Because of exceptional and extraordinary circumstances applicable to the subject
property, including size, shape, topography, location or surroundings, the strict
application of the provisions of this Title is found to deprive such property of
privileges enjoyed by other properties in the vicinity and under identical zoning
classification;
The numerous oak trees on this property make it difficult to construct a driveway
with the required parking spaces to meet the Town's and the Fire Department's
requirements for a 14 foot wide driveway without impacting the trees. The project
includes minimal outdoor living area and the residence has been designed under the
maximum floor area. The size of the proposed residence is not out of character for
the neighborhood. The location of the trees makes it extremely difficult to design a
driveway of minimal area.
2. Upon the granting of the variance, the intent and purpose of the applicable sections
of the Zoning Ordinance will still be served and the recipient of the variance will
not be granted special privileges not enjoyed by other surrounding property owners.
The proposed development for the site would not be out of character for the homes
in the neighborhood or within the Town. The driveway has been designed larger
than the minimum required to meet the Town's requirements to avoid the removal
of several heritage oak trees. The use of pavers for all of the outdoor living area will
help minimize the visual impact of the outdoor development area.
3. The granting of such variance will not be materially detrimental to the public
welfare or injurious to the property, improvements or uses within the immediate
vicinity and within the same zoning district.
The granting of the variance for the additional development area would not
negatively impact any neighboring properties, as the areas would have a negligible
impact visually.No significant grading will be required and the development would
not be located close to the neighboring properties.
Findings for Variance
Lands of Malek
Page 14
4. The variance will not authorize a use or activity which is not otherwise expressly
authorized by the Zoning District regulations governing the parcel of property.
The proposed development area would be used for a driveway and outdoor living area
which are uses that are consistent with the residential zoning designation of the property and
surrounding properties.
/-+iyac-kryt. .A*
c co RECEIVED
FIRE DEPARTMENT
r FIRE aDEC Y� SANTA CLARA COUNTY CONTROL NUMBER
1997
LOS ALTOS HILLS
(408)
,'ESI"1947'`, 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMn{
COUarESYbSEHVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) -
PLAN REVIEW NUMBER 97-3276
FILE NUMBER 254-97-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of site plan for proposed new 3,535 square foot single family residence
and attached garage.,
The planner for this project is Ms. Susan Manca.
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 apply to
the Building Department for applicable construction permits.
UFC 1. Required Fire Flow: Required fire flow for this project is 1000 GPM at 20 psi
Appendix
11A residual pressure. The required fire flow is available from area water mains and
fire hydrant(s) which are spaced at the required spacing.
UFC 2. Required.Access to Water Supply (Hydrants): Portions of the structure(s) are
903.2 greater than 150 feet of travel distance from the centerline of the roadway
containing public fire hydrants. Provide an on-site fire hydrant OR provide an
approved residential fire sprinkler system throughout all portions of the
building.
•
UFC 3. Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway
902.2.2
with a paved all weather surface and a minimum unobstructed width of 14
feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius
of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations
shall conform to Fire Department Standard Details and Specifications D-1.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH ❑ ❑ ENVIRO INTERNATIONAL 12/11/97 1 OF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
SFR-MALEK 11972 Rhus Ridge
A California Fire Protection District serving Santa Clara County and the communities of
Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
- FIRE DEPARTMENT
SANTA CLARA COUNTY
�� FIRE f � CONTROL NUMBER
BEST:194r, 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
COURTESY 6 SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUMBER 97-3276
FILE NUMBER 254-97-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
UFC 4. Fire Department (Engine) Driveway Turn-around Required: Provide an
902.2.2.4
approved fire department engine driveway turnaround with a minimum
radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire
Department Standard Details and Specifications D-1. NOTE: Turn-around
proposal-using grass cell pavers shall be installed with engineering to support
40,000 pounds.
UFC 5. Timing of Required Driveway Installations: Requireddriveway installations
901.3
shall be in place, inspected, and accepted by the Fire Department prior to the
start of construction. Bulk combustible construction materials may not be
delivered to the construction site until installations are completed as stated
above. Clearance for building permits also may be held until installations are
completed.
UFC 6. Premises Identification: Approved numbers or addresses shall be placed on all
901.4.4
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 and be a minimum of four inches in height.
•
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 0 0 0 0 ENVIRO INTERNATIONAL 12/11/97 2 OF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
SFR-MALEK 11972 Rhus Ridge
A California 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
RECEIVED
COTTON, SHIRES & ASSOCIATES, INC. JAN - 8 1998
CONSULTING ENGINEERS AND GEOLOGISTS
TOWN OF LOS ALTOS HILLS
January 7, 1998
L3497A
TO: Susan Manca
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills,California 94022
SUBJECT: Supplemental Geotechnical Review
RE: Malek/Enviro International,New Residence
#254-97-ZP-SD-GD-VAR
11972 Rhus Ridge
At your request, we have completed a supplemental geotechnical review of
permit applications for site development using:
• Response to Geotechnical Review (letter) prepared by
GeoForensics, dated December 22, 1997.
In addition, we have reviewed pertinent technical documents from our office
files.
DISCUSSION
The applicant proposes to construct a single family residence near the crest of a
ridge within the northeastern half of the property. In our previous review report (dated
December 15, 1997), we recommended that supplemental septic leachfield evaluations
be performed to address the potential for adverse seepage/slope instability impacts.
CONCLUSIONS AND RECOMMENDED ACTION
The Project Geotechnical Consultant has addressed the issues concerning septic
leachfield design and concluded that the currently proposed leachfield locations are
acceptable, the potential for surfacing of effluent is low, and leachfields should not have
a detrimental affect on slope stability.
The consultant has satisfactorily addressed the issues of our previous review and
consequently we recommend geotechnical approval of permits for project construction
with the following conditions:
1. Site Drainage Design - Prior to issuance of permits for project
construction, detailed drainage design plans should be prepared.
Discharge of concentrated water onto very steep slopes in the
southwestern portion of the lot should be avoided because of
potential erosion/slope stability impacts. Final site drainage
design should be completed to the satisfaction of the Project
Geotechnical Consultant and Town Engineer.
Northern California Office Southern California Office
330 Village Lane 5245 Avenida Encinas • Suite A
Los Gatos,CA 95030-7218 Carlsbad,CA 92008-4374
(408)354-5542 • Fax(408)354-1852 (760)931-2700 • Fax(760)931-1020
e-mail:losg@csageo.com e-mail:carl@csageo.com
•
Susan Manca January 7, 1998
Page 2 L3497A
2. Geotechnical Plan Review - The applicant's geotechnical
consultant shall review and approve all geotechnical aspects of the
development plans (i.e., site preparation and grading, site
drainage improvements and design parameters for foundations
and driveway) to ensure that his recommendations have been
properly incorporated.
The results of the plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town
Engineer for review and approval prior to issuance of building
permits.
This review has been performed to provide technical advice to assist the Town in
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.
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES,INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Supervising Engineering Geologist
CEG 1795
Patrick O. Shires
Principal Geotechnical Engineer
GE 770
POS:TS:rb
COTTON, SHIRES & ASSOCIATES, INC.
ENVIRONMENTAL DESIGN COMMITTEE
NEW RESIDENCE EVALUATION ;v.
Applicant's Name:
Address: R/‘- /W
Reviewed by: . -`1 G�Vie./c Date: /01 13' -7�
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
.
Proposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
Creeks and drainage: (Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
Siting_: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
4� (height, color, landscape).) _
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ENVIRO
INTERNATIONAL
Architects
Safi/vat A. Malek
C-7308
101 First Street. Suite 422.
Los Altos. California 94022
Phone: 650/013-1580- 650/941-0503
FAX: 650/813-9295-650/948-5228
E-mail: samalek@aol.mrn
November 18,1997
Re: 11972 Rhus Ridge-Request for Variance
The Philosophy:
To design and build a home that is sustainable and ecologically sound,featuring princi-
pals of energy efficiency,envitonmental protection,resource efficiency and reduced
toxicity. Once completed,the home shall be certified as an Earth Smart Home,(only 800
are completed or under construction nation wide).
The Challenge:
How to design and build a home that meets the above criterion realizing the nature of the
site;mature oak trees,topography,accessibility,the shape of the property and the fabric
of the surrounding community and its rich heritage.
The Solution:
1.Design a home that fits in between the trees. According to the proposed design,only
two oak trees are to be removed,and strictly to accommodate a safe driveway. All the
other oaks(six) are to be removed because of poor condition. Some are hazardous.
2.Design a home that is purposely situated to flow with the contours of the site thus
avoiding large cuts and retaining walls and,at the same time,allows for a driveway that
is safe and graceful. A major section of the driveway is surfaced with interlocking pavers
installed over base rock and sand. This allows for permeability.
3.Design an eclectic home with flat roofs and accents of tiled roofs,all are stepped down
to follow the contours allowing interesting volumes and shapes without creating a large
bulk.
4.Landscape the site to provide a park like setting with pathways,park benches and
intimate patio spaces in between the trees,using a combination of gravel pathways and
flagstone patios(In both cases set in sand).The garden walls are designed with ferns and
native ground cover planted among the drystack fieldstone rubble.
The findings for the Variance:
It is important to note that the size of the home is 2989 s.f and the garage(only two cars)
is 546 s.f.with a total MFA of 3535 s.f. (which is well within the"allowable"MFA of 4000
s.f).The request for variance is for additional MDA.In order to save as many treco as we
are proposing and to avoid severe grading,at the same time offer a safe circulation,it
became necessary to incorporate this design for the driveway,(2400 s.f.).to compensate
for the size,we are proposing the interlocking pavers instead of an impervious surface.
The patios(800 s.f.)are designed in intimate scale to minimize the need for additional
MDA.To compensate for the additional square footage,we propose to use fieldstone set
in sand,again,to avoid the introduction of impervious surfaces.Even the garden walls
are in dry stack fieldstone to offer permeability.
1.Granting the Variance for the additional 1515 s.f.of MDA affords the adjoining neigh-
bors a pleasing,graceful design that is un-obtrusive and seduded.It also preserves the
nature of the area.In this regard,granting the Variance offers the same privileges enjoyed
by other properties in the vicinity.
2.That upon the granting of the variance,the intent and purpose of the ordinance will still
be served and the recipient of the variance will not be granted special privileges not
enjoyed by other surrounding property owners.
3.That the granting of the Variance will not be materially detrimental to the public wel-
fare or injurious to the property,improvements or uses within the immediate vicinity and
within the same zoning district.
4.That the Variance will not allow a use or activity which is not expressly authorized by
the Zoning Ordinance.
Re: 11972 Rhus Ridge - Request for Variance
Schedule of homes in the area
Address Size (according to Assessors Records)
11970 Rhus Ridge 2784 s.f.
11930 Rhus Ridge 5470 s.f.
11950 Rhus Ridge 1759 s.f.
11920 Rhus Ridge 3548 s.f.
11910 Rhus Ridge 3482 s.f.
11989 Rhus Ridge 1928 s.f.
12001 Rhus Ridge 2088 s.f.
25263 La Loma 3400 s.f.
25265 La Loma 3783
25201 La Loma 2054 s.f.
25215 La Loma 2865 s.f.
25223 La Loma 2289 s.f.
25259 La Loma 3865 S.F.
25225 La Loma 4235 s.f.
25245 La Loma 3089 s.f.
11499 Summitwood 3671 s.f.
11511 Summitwood 4408 s.f.
25255 La Loma 2577 s.f.
25295 La Loma 3659 s.f.
25785 Bassett Lane 2876 s.f.
25700 Bassett Lane 2342 s.f.
25725 Bassett Lane 4327 s.f.
A
RECEIVED
JAN 211998
11970 Rhus Ridge Road
Los Altos Hills, CA 94022 TOWN OF LOS ALTOS HILLS
January 17, 1997
Los Altos Hills Town Planning Commission
Town Hall
26379 Fremont Rd
Los Altos Hills, CA 94022
cc: Safwat Malek
Dear Commissioners:
We are the owners of the house and lot immediately adjacent to the proposed house
development by Mr. Safwat Malek at 11972 Rhus Ridge Road. In addition, we hold
an easement over Mr. Malek's driveway for access to our house, because our house
is the original structure that Mr. French, who owned both properties together, lived
in for 35 years.
Mr. Malek has asked us to document our comments concerning his proposal. We
hope that these comments will be helpful to you in your deliberations or
modifications concerning his proposal.
The important factor for us concerning this proposal is the preservation of the
existing character of the neighborhood. The houses here on the top of Rhus Ridge
were all built in the early 1960's, when Mr. Duveneck created this housing area (at
the same time that he created the Open Space regions). All five houses at the top of
the hill are still owned by either the original or secondary owners! Thus, there has
been an amazing longevity and consistency to the character of this neighborhood,
which we hope can be maintained through careful development.
We believe the significant characteristics of this hill are:
- A heavily-wooded environment.
- Privacy through extensive natural screening, so that houses are
hidden from each other.
- Sensitivity to the woods and open space areas, including numerous
trails winding through the properties.
- Simple homes, which, due to their 1960's heritage, are either
international or basic style.
These factors lead us to the following comments on Mr. Malek's proposal:
1
Size, location, and style of house
Because it is being built as a "spec" house, we recognize that it needs to be of a
certain size for market reasons. Because the house is located away from ours, we
are not as heavily impacted by the size of the house as is the other adjacent
neighbor, Mr. Joe Goodman. We do appreciate that Mr. Malek has gone to great
lengths to have the house work with the hill, and that it is a single story house.
Mr. Malek's plan seems to preserve as many of the trees (many of which are
heritage oaks) as is possible for a house of that size. We are assuming (and
insisting) that the landscaping plan will prevent the house from being seen
directly from our house, so the Mediterranean style will not be overbearing on
the property.
Screening
This is extremely important for us. The majority of our property is natural,
undeveloped woods,.and thus the value of our property is predicated on this .
. privacy (which is why we purchased this land). Mr. Malek has been quick to
address our screening issues by planning more screening along the driveway
area, and we look forward to seeing the details of a complete screening plan that
addresses visibility along the entire property line.
Coverage & Driveway
Mr. Malek is proposing a variance of some 1400 square feet. We understand that
the Fire Department has asked Mr. Malek to add more driveway area (both in
width and in additional turnaround areas) than he originally intended, and that
they also asked him to use concrete for the driveway. For any variance that is
due to these unanticipated requirements, we understand the need to exceed the
MDA. Our house is in a similar situation in that, despite it being a large lot,
much of it is too steep to contribute useful MDA.
Because his driveway also serves as our driveway, it is important to us that it be
aesthetically pleasing and help preserve the natural look of the area. Thus;if
possible, we would like to see Mr. Malek permitted to use his preferred driveway
surface, the interlocking stone surface, along the entire driveway. (We
understand that the fire department has requested concrete.) We would also
like to see him allowed to use a narrower driveway as he originally planned, if
possible.
Setbacks
We will be particularly sensitive to any development in the setback areas, since
screening is so important, so we hope that driveway and turnaround areas can be
kept to a minimum in the setback areas.
2
•
Pathways/Trails
There is an existing trail that runs through all 4 house lots on the hill, and which
leads into many other trails in the open space area. We appreciate that Mr.
Malek has preserved both this trail and the lookout area on the back side of the
hill.
In summary, we at present have no major objections to the plans that we have seen.
As the plans progress, we will monitor the issues mentioned above. We recognize
and appreciate that Mr. Malek has worked to preserve the trees and trails, and has
worked to address any of the neighbors' issues as well. We look forward to having
that continuing throughout the development process.
Sincerely,
c4r ;f14-"4-'
Roger & Elizabeth Spreen
•
3
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The Town of Los Altos Hills Planning Department,
Re:Application for Site Development and Variance,11972 Rhus Ridge
I have reviewed the plans,elevations,site development plan,landscape plan and sewage
disposal plan for the subject project.
I support the application.
Best regards,
Name Signature Date Address
'PA: VAx/A- ,G ,011 n. 407 5- 67*r LA,.. 44//
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Printed on recycled paper
The Town of Los Altos Hills Planning Department,
Re:Application for Site Development and Variance,11972 Rhus Ridge
I have reviewed the plans,elevations,site development plan,landscape plan and sewage
disposal plan for the subject project.
I support the application.
Best regards,
Name Signature Date Address
���.�;f1. /C '-e'74/3 f! L /5-icv-rt / I/ 95'f 14/tc.f1-i,"i
.7 v EA Z =I-Ad L 9 24-0-LI f �� Untne' L L'_?.¢x
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CONTRACTOR'S#651341
•a JAMES M.MCCLENAHAN
•�^` �' WALTER J.LAWRENCE
GARY F.ARMSTRONG
DAVID F.MOORE
S.P. McCLENAHAN CO., INC . JOHN H.MCCLENAHAN
GENE K.PEGLOW
ARBORICULTURISTS
#1 ARASTRADERO ROAD.PORTOLA VALLEY,CA 94028
TELEPHONE(415)326-8781
FAX(415)854-1267
October 6, 1997
Enviro International
Attention: Mr. Safwat Malek
101 First Street, Suite 422
Los Altos, California 94022
RE: Proposed Building Site
Rhus Ridge
Los Altos Hills, California
Dear Mr. Malek:
As requested, I inspected trees at the above referenced site to determine present
condition, impact of site improvements and provide recommendations for tree
preservation.
For purposes of identification, trees were previously tagged with numbered aluminum
markers.
In determining Tree Condition', several factors have been considered which include:
(1) Rate of growth over several seasons;
(2) Structural decays or weaknesses;
(3) Presence of disease or insects; and
(4) 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
Enviro International
Page 2 October 6, 1997
Tree #524:
Species: Coast Live Oak (Quercus agrifolia) multi trunk
18.8, 16.5, 17.6" diameter @ 4-1/2' above grade
Condition: Good
Observation:
Foliage is of uniform size and color and indicates normal tree vitality. Trunk
bifurcation's at 2' and 3' provide an inherent structural defect. The proposed leach line
ends 10' from the tree and minimal impact to tree environment is expected.
Prognosis:
With adoption of preservation measures prognosis is considered most favorable.
Tree #336:
Species: Coast Live Oak
14.8" diameter @ 4-1/2' above grade
Condition: Good
Observation:
Foliage is of uniform size and color and indicates normal tree vitality. A trunk
bifurcation at 7' provides an inherent structural defect. Proposed leach line ends 6'
from the tree. At this distance buttress roots will be preserved with minimal impact to
lateral root environment.
Prognosis:
Favorable with adoption of preservation measures.
Tree #324:
Species: Coast Live Oak
22.8" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is of uniform size and color and indicates normal tree vitality. Two decay
columns at 3' on west side and 6' on the east side weaken tree structure. Proposed
leach line encroaches no closer than 8'. Hand digging to an approximate 30" depth is
required when within 12' of trunk.
Prognosis:
Favorable with adoption of preservation measures.
Enviro International
Page 3 October 6, 1997
Tree #518:
Species: Coast Live Oak •
14.2" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is of uniform size and color and indicates normal tree vitality. Proposed
leach line encroaches no closer than 8'. At this distance buttress roots will be preserved
with minimal impact to lateral root environment.
Prognosis:
Favorable with adoption of preservation measures.
Tree #327:
Species: Coast Live Oak
12.2" diameter @ 4-1/2' above grade
Condition: Poor to Fair
Observation:
Foliage is slightly sparse from competition with poison oak vine.
Tree is to be removed for proposed leech line construction.
Tree #327a:
Species: Coast Live Oak
8.9" diameter @ 4-1/2' above grade
Condition: Poor to fair
Observation:
Foliage is sparse and the tree leans to the north. Excavation on northerly side
should not encroach within 4-1/2' of trunk. Buttress roots will be preserved and impact
to lateral root area will not exceed 20%.
Prognosis:
Favorable, with adoption of preservation measures.
Enviro International
Page 4 October 6, 1997
Tree #327b:
Species: Coast Live Oak
8.0" diameter @ 4-1/2' above grade
Condition: Very poor
Observation:
Foliage is very sparse, extensive trunk deterioration and exaggerated lean
increase hazard potential.
Tree retention is considered a calculated risk and removal is recommended.
Tree #519:
Species: Coast Live Oak (M.T.)
11.0, 9.8" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is sparse and indicates a decline in tree vitality. V-crotch formations at 1'
and 4' provide an inherent structural defect. A cavity from previous failed northerly
standard also weakens tree structure. Removal of 3" diameter low limb is needed for
clearance and a cable should be installed between remaining two standards for
support. Proposed leach lines encroach 7' on southwest side and 8' on west and east
sides. Hand digging of trenches to an approximate 30" depth is required when within 8'
of trunk.
Prognosis:
Favorable, with adoption of preservation measures.
Tree #282:
Species: Coast Live Oak
15.0" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is of uniform size and color and indicates normal tree vitality. A
bifurcation at 7' provides an inherent structural defect. Proposed leach lines run 10' to
northeast and northwest sides. At this distance, impact to buttress roots is minimal and
damage to lateral roots is sustainable.
Prognosis:
Favorable, with adoption of preservation measures.
Enviro International
Page 5 October 6, 1997
Tree #282a:
Species: Coast Live Oak
7.9" diameter @ 4-1/2' above grade
Condition: Poor to Fair
Observation:
The tree leans west and has a trunk bifurcation at 3' which weakens tree
structure. It also crowds the adjacent oak. The proposed leach line encroaches within 2'
of the trunk.
Remove to enhance growing environment of larger adjacent oak.
Tree#299:
Species: Coast Live Oak
35.0" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is of uniform size and color and indicates normal tree vitality. Small
areas of bark deterioration are not considered significant at this time. The proposed
driveway encroaches 8' from the trunk. Grading within 12' of the trunk must be
accomplished by hand to an approximate 30" depth.
Prognosis:
Favorable, with adoption of preservation measures.
Tree #299a:
Species: Coast Live Oak
7.9"diameter @ 4-1/2' above grade
Condition: Poor to Fair
Observation:
The tree leans severely to the north and needs to be removed for the proposed
driveway.
Tree #299b:
Species: Coast Live Oak
7.5" diameter @ 4-1/2' above grade
Condition: Poor
Observation:
The tree leans to the north and needs to be removed for the proposed driveway.
Enviro International
Page 6 October 6, 1997
Tree #299c:
Species: Coast Live Oak
6.9" diameter @ 4-1/2' above grade
Condition: Dead
Observation:
Small dead stump with extensive decay should be removed.
Remove for proposed driveway.
Tree #299d:
Species: Coast Live Oak
26.5" diameter @ 4-1/2' above grade
Condition: Dead
Observation:
Remove to eliminate hazard.
Tree #10:
Species: Coast Live Oak
10.1" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is of uniform size and color and indicates normal tree vitality. Proposed
driveway encroaches to within 4' of the trunk. Poison oak vines should be removed
from the tree. At this distance buttress/sinker roots will be preserved and sufficient root
area will remain to sustain tree vitality.
Prognosis:
Favorable, with adoption of preservation measures.
Tree #11:
Species: Coast Live Oak
16.0" diameter @ 4-1/2' above grade
Condition: Dead
Observation:
Dead stump. Recommend removal.
Enviro International
Page 7 October 6, 1997
Tree #12:
Species: California Bay Laurel (Umbellularia califomica) M.T.+
9.8,7.5" diameter @ 4-1/2' above grade
Condition: Fair to Good
Observation:
Foliage exhibits normal tree vitality. However, structure is weak at low trunk
bifurcation.
The tree will be removed for driveway construction.
Tree #320:
Species: Coast Live Oak
20.1" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is typical of the species and indicates normal tree vitality. The proposed
driveway encroaches to within 5' on the west side. Excavation or grading must be
accomplished by hand when within 10' of the trunk. Initiate a pruning and
fertilization program to enhance prognosis.
Prognosis:
Favorable, with adoption of preservation measures.
Tree #13:
Species: Coast Live Oak
11.1" diameter @ 4-1/2' above grade •
Condition: Poor to Fair
Observation:
Foliage is sparse and the tree leans to the east. The tree is located
approximately 3' from the proposed parking area.
Removal is recommended to accommodate parking area.
Tree #14:
Species: California Bay Laurel
10.6" diameter @ 4-1/2' above grade
Condition: Fair to good
Observation:
Foliage is typical of the species and indicates normal tree vitality. The tree is
located at the edge of the proposed parking area and should be removed.
Remove to accommodate parking area.
Enviro International
Page 8 October 6, 1997
Tree #377:
Species: Coast Live Oak
11.7" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is typical of the species and indicates normal tree vitality and structure is
sound. The tree is located in the middle of proposed driveway.
The tree should be removed to accommodate proposed driveway.
Tree #581:
Species: Coast Live Oak
19.3"diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is typical of the species and indicates normal tree vitality. Tree structure
is sound. Proposed parking space encroaches 8' from the trunk on the east side.
Excavation and grading within 8' of the tree must be accomplished by hand
digging, to minimize injury to lateral roots. Initiate root crown restoration, fertilization
and crown restoration program for preservation.
Prognosis:
Favorable, with adoption of preservation measures.
Tree #525:
Species: Coast Live Oak
10.9" and 19.6 (dead) diameter @ 4-1/2' above grade
Condition: Poor/ hazardous
Observation:
Structure is weak from previous failure and extensive decay. The tree is located
4' below proposed driveway.
Retention is a calculated risk and removal is recommended.
Enviro International
Page 9 October 6, 1997
Tree#381:
Species: Coast Live Oak
10.2" diameter @ 4-1/2' above grade
Condition: Fair to Good
Observation:
Foliage is typical of the species and indicates normal tree vitality. Tree structure
is sound with slight lean. Proposed home encroaches approximately 3' from the trunk
on the north side. At this distance, hand digging of footings to an approximate
30" depth is required.
Prognosis:
Favorable, with adoption of preservation measures.
Tree#521:
Species: Coast Live Oak (M.T.)
12.6, 6.1" diameter @ 4-1/2' above grade
Condition: Fair to Good
Observation:
Parking area will encroach to with 5' of trunk on the northeast side and driveway
will encroach to within 5' of trunk on the southeast side. At these distances buttress
roots will be preserved and impact to lateral root environment will not exceed 50%.
Sufficient root area will remain to sustain tree vigor.
Prognosis:
Favorable, with adoption of preservation measures.
Tree#317:
Species: Coast Live Oak
18.2" diameter @ 4-1/2' above grade
Condition: Poor to Fair
Observation:
Foliage is sparse, blighted and indicates, root stress. Encroachment to within 8'
of trunk on the north side (6' cut) will allow preservation of buttress roots and sufficient
root area will remain to sustain tree vigor.
Pathway construction on north side will have minimal impact to tree environment.
Prognosis:
Tree may not respond to preservation measures. Prognosis is questionable.
Enviro International
Page 10 October 6, 1997
Tree #329:
Species: Coast Live Oak
18.7" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Tree has grown to a natural westerly lean. Proposed pier and grade beam
foundation will encroach no closer than 7' from trunk. Impact to root environment is
expected. At this distance, hand digging of footings to an approximate 30" depth
is required.
Prognosis:
Favorable, with adoption of preservation measures.
Tree #338:
Species: Coast Live Oak
17.5" diameter @ 4-1/2' above grade
Condition: Fair to Good
Observation:
Foliage is typical of the species and indicates normal tree vigor. Climbing hooks
had been used for prior tree access and trunk injuries exhibit closure. Proposed pier
and grade beam foundation will encroach no closer than 6' from trunk. At this
distance, hand digging of footings to an approximate 30" depth is required.
Prognosis:
Favorable, with adoption of preservation measures.
Tree #15:
Species: Coast Live Oak
11.5" diameter @ 4-1/2' above grade
Condition: Poor to Fair
Observation:
Foliage is sparse and dieback indicates exposure to environmental stress. Tree
has grown to a southerly lean over proposed house.
Recommend tree removal.
Enviro International
Page 11 October 6, 1997
Tree #295:
Species: Coast Live Oak
20.2" diameter @ 4-1/2' above grade
Condition: Fair to Good
Observation:
Foliage is typical of the species and indicates normal vitality. Tree structure is
sound with no visible signs of decay. Proposed foundation construction will encroach to
within 10' of trunk and no impact to tree environment is expected.
Prognosis:
With adoption of preservation measures, prognosis is considered favorable.
Tree #333:
Species: California Bay Laurel
15.7" diameter @ 4-1/2' above grade
Condition: Good
Observation:
Foliage is typical of the species and indicates normal vitality. Tree structure is
sound with no visible signs of decay. Proposed pier and grade beam foundation will
encroach no closer than 10' from trunk and minimal impact to root environment is
expected.
Prognosis:
With adoption of preservation measures, prognosis is considered favorable.
Tree #339:
Species: Coast Live Oak
13.3" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is typical of the species and indicates normal vitality. Tree leans in a
southeasterly direction. Proposed pier and grade beam foundation will encroach no
closer than 5' from trunk and impact to root environment is expected.
Prognosis:
With adoption of preservation measures, prognosis is considered questionable.
Enviro International
Page 12 October 6, 1997
Tree #323:
Species: Coast Live Oak
12.6" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is sparse and dieback indicates exposure to environmental stress.
Construction is beyond tree environment and no impact to tree environment is
expected.
Prognosis:
Favorable, with adoption of preservation measures.
Tree #331:
Species: California Bay Laurel
17.9" diameter @ 4-1/2' above grade
Condition: Poor to Fair
Observation:
Foliage is typical of the species. Wood decay has encompassed more than 30%
of the root crown and the trunk lean increases hazard potential.
Recommend thistree be removed.
Tree #514:
Species: Coast Live Oak (M.T.)
17.0, 11.4, 16.2" diameter @ 4-1/2' above grade
Condition: Poor to Fair
Observation: •
Foliage is sparse and stunted with extensive structural decay. Tree is located at
building footprint.
Tree is potentially hazardous and will be removed for construction.
Enviro International
Page 13 October 6, 1997
Tree #517:
Species: Coast Live Oak (M.T.)
15.1, 16.2" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is slightly sparse and indicates a lack of tree vigor. Proposed home will
encroach to within 5' on the north and east sides. Home excavation, to an approximate
6' depth will impact buttress/sinker roots. At this distance, hand digging of footings
to an approximate 30" depth is required.
Prognosis:
Questionable, with adoption of tree preservation measures.
Tree #16:
Species: Coast Live Oak
11.1" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is typical of the species and indicates normal tree vigor. Tree structure is
sound and the northerly lean has not increased hazard potential. Proposed home
excavation to within 5' of trunk will have significant impact on tree environment. At this
distance, hand digging of footings to an approximate 30" depth is required.
Prognosis:
Favorable, with adoption of preservation measures.
Tree #509:
Species: Coast Live Oak
12.9" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is typical of the species and indicates normal tree vigor. Tree structure is
sound and the southwesterly lean has not increased hazard potential. Proposed home
will encroach to within 5' on the up hill side and impact to tree environment is expected.
Prognosis:
With adoption of preservation measures, prognosis is fair.
Enviro International
Page 14 October 6, 1997
Tree #499:
Species: Coast Live Oak
12.0" diameter @ 4-1/2' above grade
Condition: Poor
Observation:
Foliage is sparse and significant dieback throughout the canopy indicates
advance decline. Proposed home construction will encroach to within 4' and impact to
tree environment is expected.
This tree will not respond to preservation measures and removal is
recommended.
Tree #508:
Species: Coast Live Oak
15.8" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is typical of the species and indicates normal vitality. Proposed home
will encroach to within 12' of trunk on the easterly side and minimal impact to tree
environment is expected.
Prognosis:
With adoption of preservation measures, prognosis is considered favorable.
Tree #594:
Species: Coast Live Oak (M.T.)
15.8, 12.8" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is typical of the species and indicates normal vigor. Proposed home will
encroach to within 14' on the east side and minimal impact to tree environment is
expected.
Prognosis:
With adoption of preservation measures, prognosis is considered favorable.
Enviro International
Page 15 October 6, 1997
Tree #522:
Species: Coast Live Oak (M.T.)
18.4, 15.7, 12.5, 15.7" diameter @ 4-1/2' above grade
Condition: Fair
Observation:
Foliage is typical of the species and indicates normal vitality. Tree is structure is
sound and crotch cavity has not compromised structural integrity. Proposed home will
encroach to within 10' on the easterly side and minimal impact to tree environment is
expected.
Prognosis:
With adoption of preservation measures, prognosis is considered favorable.
Tree #275: Unable to locate on site.
Per Site Plan, minimal impact to tree environment is expected.
With adoption of tree preservation measures, prognosis is considered fair.
• LEECHFIELD EXPANSION
Leech lines have been located no closer than within 10'of trunks. Leech line #1
is located on the westerly side (down slope) of existing trees and leech line #2 ends no
closer than within 10'of trunks. At these distances, hand digging will not be required
and minimal impact to tree environments is expected.
With adoption of preservation measures, the prognosis is considered favorable.
**************************************
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TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
26379 Fremont Road•Los Altos Hills, California 94022 • (415) 941-7222 •FAX(415) 941-3160
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
TURN IN WITH YOUR APPLICATION • —
PROPEK'1'Y OWNER'S NAME ► -,1‘1 ,(1,0 li\SCWAc(cDid pki./
PROPERTY ADDRESS 1191 Z g_ s• g-1D&1
CALCULATED B Y S T ivi Pr L Y-- DA IE t 1 / 20 I T 7
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part 2.A.) '3535 3 5 35
B. Decking — —
C. Driveway and Parking(iIrrel2Locr,iJG -05016/16)
(Measured 100'along centerline) ' SA's!o — "Z--4 00 z400
D. Patios and Walkways(r=w.;fToAe_ i+,1 .RSD) — - a59_i 0-SO
E. Tennis Court — — — _
F. Pool and Decking — _ — —
G. Accessory Buildings (from Part B) --
H. Any other coverage - rt. -- Coo - ..Lou
TOTALS _ W--L-1- C.0. 4S
Maximum Development Area Allowed-MDA (from Worksheet#1) 5220
A. AtRG " ILUC14 ACL`71 4t-7icD oP- __(,DOSE i5 JOT INCL�.4.138 Be-CA-USE F "nits u5tE;
qq��E�, ftV-RIFT PaJciS w/ r9A t L, 9L I7 rii" '12
-eU,-lO CaiJ 7• CI°t°GDV2,f �
2. FLOOR A EX (SQUARE FOOTAGE)
Existing _ Proposed Total
(Additions or Deletions)
A. House and Garage
• a. 1st Floor(MM (..e/61-) --- 2 2°( 2_929
b. 2nd Floor — -- _
c. Attic and Basement — —
d. Garage5 4 6 - 5 y-&
B. Accessory Buildings
a. 1st Floor _ — _ — —
b. 2nd Floor -- —
c. Attic and Basement — —
TOTALS — 3 5 3 5 35 3 >'
Maximum Floor Area Allowed -MFA (from Worksheet#1) 4 000 .
t
TOWN USE ONLY CHECKED BY DA 1'E l 19q –
Revised 2/26/96