HomeMy WebLinkAbout3.3 Town of Los Altos Hills April 8, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE; LANDS OF
HARARI; 12580 MIRALOMA WAY; File#6-98-ZP-SD.
FROM: Susan Stevenson, Planner 55
APPROVED BY: Curtis S. Williams, Planning Dire for
RECOMMENDATION That the Planning Commission EITHER:
1. Approve the requested Site Development Permit, subject to the attached
conditions of approval; OR
2. Approve the requested permit, subject to the attached conditions, with
modifications to condition #1 to either revise the patio exit from the lower level
and/or to reduce the mass at the entry.
BACKGROUND
The subject property is located to the left at the end of Miraloma Way. There is no
subdivision information on the creation of this lot, therefore, a certificate of compliance
will be required with the approval of the new residence (see condition #?). The title
report indicates that there are access easements along the northeast corner for private use
by the neighbors.
A new residence was approved on this site in January, 1997. The previous owners
subsequently sold the property and a new residence is proposed. The previous points of
concern were the extent of the second story and the plantings proposed (and installed) on
the site. The current application does not include planting (to be reviewed at a Site
Development Hearing) and has located the second story area and higher rooflines away
from the neighbors that had concerns regarding views with the previous application.
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.
Planning Commission
Lands of Harari
April 8, 1998
Page 2
DISCUSSION
Site Data:
Net Lot Area: 1.031 acres
Average Slope: 9.7%
Lot Unit Factor: 1.031
Floor Area and Development Area:
Area Max. Prop. Exist. Incrs. Remaining
Devel. 15,465 14,200 0* 14,200 1,265
Floor 6,186 6,063 0* 6,063 123
*Existing floor and development area to be removed.
Site and Architecture
The applicant requests approval of a Site Development Permit for a new two story
residence with 1,845 square feet on the second story, 2,528 square feet on the first floor
and 822 square feet on the lower level. A 3 car garage with 868 square feet is proposed
attached to the residence. The second story would cover 54% of the first story area
(including the garage). The applicant has included a 1,710 square foot sport court to be
approved with the plans. The neighboring properties along Miraloma Way are a
combination of newer two story and older one story residences.
The maximum height of the house on a vertical plane would be 26.5 feet, although the
roof heights range from 16 to 18 feet at the south side of the residence to 24 feet at the
garage. The height of the residence from the lowest to highest point would be 30 feet, as
the basement area is counted toward the height and floor area of the residence. The
height as indicated on the plans (25 feet) has been measured to the exterior grade rather
than the building pad, which explains the discrepancy between the figures. It should be
noted that the elevation drawings are not to scale and the heights are limited to those
shown on the plans, not the scaled height. Story poles have been erected on the site
outlining the new residence for the Commissioners' review.
The exterior materials proposed for the residence are wood board siding and stone veneer
with a composition shingle roofing and wood trim around the windows. The residence
would be visible from Miraloma Way, although several of the existing plantings would
help to screen the new residence. There are a number of architectural features, including
the varying rooflines, bay windows, banding between the floors, the proposed mixture of
materials and several indented areas of the proposed new residence, which would help to
reduce the appearance of bulk of the house, especially from neighbors' views.
The applicant has designed the residence with a steeply pitched roof which helps to
conceal much of the second floor area. The area above the garage includes storage area
within the roof that would not be included toward the floor area, although the height of
the storage area to the roof is greater than 7 feet in some portions, in spite of the ceiling.
Therefore, the area with an interior height greater than 7 feet to the roof would count as
floor area. Staff has added a condition (#1) that the floor area of the storage space be
reduced or added to the MFA.
Planning Commission
Lands of Harari
April 8, 1998
Page 3
Entry Feature
The entry feature at the front of the residence includes an arched element at the first floor
level and an arched window with a gabled roof at the second story and overhang of the
second story area. The combination of these elements gives the impression of a
somewhat imposing two story feature at the entry. The front of the residence has limited
visibility from the neighbors and the street, however, the Planning Commission could
require that the applicant redesign the second floor master bedroom to be pulled back to
match the walls of the remainder of the second floor on that elevation.
Lower Level
The lower level has been designed completely below natural grade. The exterior exit
from the lower level is larger than the minimum required by the building code for a
basement, therefore, the lower level area has been counted toward the maximum floor
area. As the lower level does not meet the town's definition of a basement due to the
exterior exit, the height of the residence has been measured from the lower level. The
residence has been designed so that the 2 story portion of the house and the lower level
does not overlap.
Colors and Outdoor Lighting
One skylight is proposed at the stairs to the second story, on a flat portion of the roof.
Outdoor lighting has been shown on the floor plan, with one light shown at each exit and
two at the front entry. Staff has included the standard condition (#10) for outdoor
lighting, requiring that fixtures be approved by the Planning Department.
Parking, Driveway, and Turnaround
Three of the 4 required parking spaces would be located within the garage. The 4th space
would be located at the driveway circle in front of the residence. All of the required
spaces are proposed out of the setbacks and have adequate backup area for the spaces.
The plans show that the majority of the driveway and turnaround circle have been
designed out of the setback. No retaining walls are proposed for the new driveway
although an 8 inch curb is proposed along the west side of the driveway.
Grading and Drainage
The plans indicate that the proposed project would include 1,360 cubic yards of cut and
435 cubic yards of fill. The majority of the cut appears to be proposed for the residence,
as it is cut into the west side of the lot and the basement level is completely below natural
grade. The finished floor of the center portion of the residence is a maximum of 2 feet
above the natural grade at the front entry and cut 3 feet into the rear portion of the
residence. The cut and fill heights, as well as the combined total heights, are generally
consistent with the staff's guidelines for grading limitations for the proposed
development on the property. The proposed basement level is cut a maximum of 11 feet
into the natural grade to help lower the profile of the 2 story portions of the residence and
to ensure conformance with the grading policy for fill for the rest of the residence and
adjoining landings and patios. A retaining wall is shown at the exit of the lower level
which would wrap around the dripline of the oak. The maximum height would be 9 feet
and would gradually meet natural grade. A second retaining wall, shorter in length is
shown on the other side of the patio,with similar heights.
Planning Commission
Lands of Harari
April 8, 1998
Page 4
The patio at the exterior of the basement is proposed 10 feet below natural grade which
does not comply with the Town's grading policy. The size of the patio is larger than the
minimum exit size from a basement per UBC, therefore, the basement has been counted
toward the floor area of the residence. The patio area is at the same elevation as the
basement area and would not be visible from adjacent properties,however.
The sport court is designed at natural grade at the northeast corner of the residence and is
cut a maximum of 4 feet at the southwest corner of the court. No retaining walls are
required for the court.
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. The majority of drainage from the house is
designed to be directed to the northeast corner of the property and the drainage channel
along Miraloma Way. Drainage from the basement is proposed to be outlet at the
southeast corner of the property. Two area drains are proposed to outlet along the
southerly setback line. The Engineering Department will review and approve the fmal
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.
Trees
There are 5 trees on the site plan which would be required to be removed with the
construction of the driveway and patio areas. There is 1 heritage oak on the site which is
proposed to be maintained, and an arborist's report has been submitted indicating that the
oak tree is in fair condition. The report listed specific procedures to be utilized during
construction of the residence. Staff has included a condition requiring that the arborist be
on site at all times during construction and/or grading within the vicinity of the heritage
oak tree and that a letter be submitted from the arborist stating the health of the tree and
that any corrective treatment has been completed (condition#7) prior to fmal inspection.
The 28 inch redwood and the 36 inch pine trees which are proposed to be removed with
construction were labeled in poor condition and removal was suggested for these trees.
There is one 10 inch oak tree which has not been shown on the plans which appears to be
located in the center of the backup area for the garage parking spaces. Staff has included
a condition of approval (condition #2) requiring that 3 oaks be planted with the required
landscaping to replace the removed oak.
The previous applicant had planted a number of redwoods on the site that had been
required to be removed with the approval of the previous design. Staff has added a
condition(#2) that the redwoods be removed prior to building plan submittal.
Other Staff and Committee Recommendations
The Pathways Committee has no recommendation for this project. A pathway fee should
be required, however, per Section 10-2.608 of the Site Development Code, and condition
#22 requires such payment prior to fmal building inspection. The Environmental Design
Committee notes that any smaller oaks on the site should be saved. Staff has included a
condition that all oaks be fenced if they are not proposed to be removed and that several
replacement oaks be planted with the required landscape plan.
Planning Commission
Lands of Harari
April 8, 1998
Page 5
The Santa Clara County Fire Department requires that the applicant install fire sprinklers
to the residence to meet the required fire flow duration requirements. The turnaround
shown on the plans does not meet the Fire Department's requirements for an emergency
vehicle turnaround, therefore the applicant will be required to widen the leg of driveway
from the turnaround to the garage spaces. Staff has conditioned the applicant to work
with the Fire Department and staff to ensure compliance with the requirements. The
address must be clearly shown on the residence and the width and vertical clearance of
the driveway shall be maintained.
Staff is available to answer any questions that the Commission or community may have.
ATTACHMENTS:
1. Recommended conditions of approval;
2. Worksheet#2;
3. Fire Department letter, dated March 24, 1998;
4. Fire Department letter, dated February 3, 1998;
5. Recommendation from Pathways Committee, dated February 2, 1998;
6. Recommendation from Environmental Design Committee, dated February 13, 1998;
7. Arborist's report from Sealana and Associates, dated December 1997;
8. Development plans.
cc: Steven and Cathy Harari Greg W. Benton
417 Monroe Drive 5546 Harvard Drive
Palo Alto, CA 94306 San Jose, CA 95118
• Planning Commission
Lands of Harari
April 8, 1998
Page 6
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR
SITE DEVELOPMENT PERMIT
LANDS OF HARARI, 12580 MIRALOMA WAY
FILE#6-98-ZP-SD
A. PLANNING DEPARTMENT:
1. The applicant shall work with the Fire Department to reconfigure the
driveway turnaround to meet the requirements for an emergency vehicle
turnaround. In addition, the applicant shall redesign the storage area
above the garage so that the height from the floor to the ceiling is less than
7 feet or complete a revised worksheet #2, including the portions of the
storage area with an interior height greater than 7 feet. The plans shall be
reviewed and approved by the Fire Department and the Planning
Department prior to acceptance of plans for building plan check. Any
further modifications to the approved plans requires prior approval of the
Planning Director or Planning Commission depending upon the scope of
the changes.
2. Prior to acceptance of plans for building plan check, the applicant shall
remove the redwood trees which were planted by the previous owners.
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 3
native oak trees are required to be planted with the landscape screening to
replace the 10 inch oak proposed to be removed with the development.
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 (including the redwood trees which have already been planted
and any additional screening required by the Town) or for erosion control
(as determined by the City Engineer), but not to exceed $5,000.00, 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. 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
Planning Commission •
Lands of Harari
April 8, 1998
Page 7
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.
5. Fire retardant roofing is required for the new construction.
6. At the time of foundation inspection for the new residence and sport court,
and prior to final inspection for grading, and hardscape improvements, the
location and elevation of the new residence and sport court shall be
certified in writing by a registered civil engineer or 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 the building shall be similarly certified as being at
the height shown on the approved Site Development plan.
7. Prior to commencement of any grading on the site, all significant trees
including the heritage oak tree are to be fenced at the drip line. The
fencing shall be of a material and structure 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 fence
must remain throughout the course of construction. No storage of
equipment, vehicles or debris shall be allowed within the drip lines of
these trees. All other recommendations made by the arborist shall be
complied with during construction. The.arborist shall be on site during
any construction and/or grading within the vicinity of the oak. A letter
from the arborist shall be submitted to the Town prior to fmal inspection,
stating the health of the tree and compliance with the arborist's
recommendations.
8. Skylights shall be designed and constructed to reduce emitted light. No
lighting may be placed within skylight wells.
9. Prior to acceptance of plans for building plan check, the applicant shall
submit a revised worksheet #2 which indicates the square footage of the
existing residence and development area to assist in calculating building
permit fees.
10. 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.
Planning Commission
Lands of Harari
April 8, 1998
Page 8
B. ENGINEERING DEPARTMENT:
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
Miraloma Way 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.
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 ofthe
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.
•
Planning Commission
Lands of Harari
April 8, 1998
Page 9
19. The property owner shall dedicate the existing right of way easement to
the Town as public right-of-way over Miraloma Way. The property owner
shall provide legal description and plat exhibits prepared by a licensed
land surveyor, and the Town shall prepare the dedication document. The
dedication document, including approved exhibits, shall be signed and
notarized by the property owner and returned to the Town prior to
acceptance of plans for building plan check. The dedication will not be
accepted as public at this time.
20. A Certificate of Compliance shall be issued by the Town for his property.
The property owner shall submit legal description and plat exhibits
prepared by a licensed land surveyor for the boundary of the property in
addition to the title history for the property prior to the Town's
incorporation in January 1956. The Town shall prepare the Certificate of
Compliance. The required exhibits and the title history shall be submitted
and approved by the Town prior to acceptance of plans for building plan
check.
21. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection.
22. 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 grading and drainage plan shall be submitted for
approval by the Engineering Department prior to acceptance of plans for
building plan check. 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
improvements were installed as shown on the approved plans and in
accordance with their recommendations prior to final inspection.
23. The applicant shall submit a copy of the Grading Plan with the
topographic and boundary survey stamped and signed by a licensed land
surveyor or qualified civil engineer.
C. FIRE DEPARTMENT:
24. 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.
25. Approved numbers or addresses shall be placed on all new and existing
buildings to be plainly visible and legible from the street or road fronting
the property. Said numbers shall contrast with their background and be a
minimum of 4 inches with a 3/8 inch stroke.
26. 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.
Planning Commission
Lands of Harari
April 8, 1998
Page 10
Upon completion of construction, a final inspection shall be set with the Planning
Department and Engineering Department at least two weeks prior to final building
inspection approval.
CONDITION NUMBERS 1, 4, 9, 10, 12, 15, 16, 17, 19, 20, 21 AND 26 SHALL BE
COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE
CITY ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS
FOR PLAN CHECK BY THE BUILDING DEPARTMENT.
All properties must pay School District fees to either the Los Altos School District or
the Palo Alto Unified School District, as applicable, before receiving their building
permit from Los Altos Hills. The applicant must take a copy of Worksheet #2 to
school district offices (both the elementary and high school offices in the Los Altos
School District), pay the appropriate fees and provide the Townwith a copy of their
receipts.
NOTE: The Site Development permit is valid for one year from the approval date (until
April 8, 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.
•
ATTACHMENT a
• I OVVN :yk ,L,JS ALTOS HILLS
26379 Fremont Road • Los Altos Hills,California 94022 • (415) 941-7222 • FAX (415) 941-316(
PLANNING DEP
• WORKSHEET #2
• EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME 51-Si e CAh"( I4 Ala-
A,R.L
PROPERTY ADDRESS I 2 52O /A IRALDMA SAY
CALCULATED BY DATE ;3/3 MO
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part B) , 146 (It I(?b
B. Decking
C. Driveway and Parking
(Measured 100' along centerline) 4t 610 41670
D. Patios and Walkways 2,2l0� Zl2(Ob
E. Tennis Court 11 I b
F. Pool and Decking
G. Accessory Buildings (from Part B)
H. Any other coverage
TOTALS 1'4-12.00 I4-, 200
Maximum Development Area Allowed - MDA (from Worksheet #1) S t 4-65
-
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed .Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor 2,52$ 1, 5i8
b. 2nd Floor ( t �-s I i s 4'5
c. Attic and Basement X22 922•
d. Garage 2)(093Q�
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS 60363 363 6 1(3!73
Maximum Floor Area Allowed - MFA (from Worksheet #1) 6 , l SP
TOWN USE ONLY CHECKED BY j� DATE 313I / a'
Revised 12/09/93 LRL: MAC HD/ORIGINALS/PLANNINC/Worksheet#2
c ATTACHMENT 3
( st. - - °6- FIRE DEPARTMENT
SANTA CLARA COUNTY CONTROL NUMBER
'ESTT1947* 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
COURTESY 6SEHVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) - -
PLAN REVIEW NUMBER 98- 0634
FILE NUMBER
6-98-ZP-SD
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of resubmitted house plans for a new single family residence.
Refer also to developmental plan review comments 98-0168 dated 02/03/98.
All previous conditions are still in effect.
The planner for this project is Ms. Susan Manca.
• 1 Spark arrestor shall be of "approved" style.
2 Fire sprinklers for this structure shall also include the basement, garage(s) and
any other storage area. Design shall be in compliance with this department's
standard & detail V-1 (attached).
•
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 D D 0 0 MICHAEL LAYNE& ASSOC 03/24/98 1
OF 1
SECJFLOOR AREA LOAD DESCRIPTION BY
Commercial Construction Hokanson,Wayne
NAME OF PROJECT LOCATION
SFR-HARARI 12580 Miraloma Wy
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
ATTACHMt,N, y-
°LARA.°°& EIRE DEPARTMENT
SANTA CLARA COUNTY CONTROL NUMBER
1FIRElY;
'ESY1947 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
COURTESY65ERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) 9p c o
PLAN REVIEW NUMBER 8 0 6$
FILE NUMBER
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of site plan for proposed new 6,160 square foot single family residence.
The planner for this project is Ms. Susan Manca.
1. Review of this Developmental proposal is limited to acceptability of site access
and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall apply to
the Building Department for applicable construction permits.
UFC 2. Required Fire Flow: Required fire flow for this project is 2000 GPM at 20 psi
A pendix
rI�'_A residual pressure. The required fire flow is not available from area water mains
and fire hydrant(s) which are spaced at the required spacing.
UFC 3. Required Fire Flow Option (Single Family Dwellings): Provide required fire
903.2 flow from fire hydrants spaced at a maximum of 500 feet OR Provide an
approved fire sprinkler system throughout all portions of the building. The
fire sprinkler system shall conform to National Fire Protection Association
Standard #13D, 1994 Edition, and local ordinance requirements.
Note: Due to the fire flow requirement, the installation of an approved fire
hydrant supplied from the existing fire main would still not be sufficient. The
installation of an approved residential fire sprinkler system would be the
appropriate mitigation factor to employ in this case.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH EI ❑ ❑ ❑ fl MICHAEL LAYNE & ASSOC 02/03/98 1OF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Construction Hokanson, Wayne
NAME OF PROJECT LOCATION
SFR 12580 Miraloma Wy
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
°i.' A °6, FIRE DEPARTMENT
SANTA CLARA COUNTY
CONTROL NUMBER
(�LFIREl ,
�' T+9ti"IP 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
COURTESY 6 SERVILE (408) 378-4010 (phone) • (408) 378-9342 (fax) 98-0168
PLAN REVIEW NUMBER
FILE NUMBER
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
9F'C 4. 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.
902.2.2.4
5. Fire Department (Engine) Driveway Turn-around Required: Provide an
approved fire department engine driveway turnaround with a minimum
radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire
Department Standard Details and Specifications D-1.
901.3
6. Timing of Required Driveway Installations: 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. Clearance for building permits also may be held until installations are
completed.
9Fc 7. 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 MICHAEL LAYNE & ASSOC 02/03/98 20 f 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Construction Hokanson,Wayne
NAME OF PROJECT LOCATION
SFR 12580 Miraloma Wy
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
Ir tti-ISG-17.vb 14.11 KC T NU I C 5C CF)S 415 SGS b'(i(
ATTACHMENT 5
)►. dczkci *e_tor.1,(n 2 PFW
Page Two
24004 Oak. Knoll Circle; Lands of Gorman: Restore II-B path along
Oak Knoll Circle; construct a II-B path along Stonebrook from Oak
Knoll Circle to a point opposite the beginning of the II-B path on
the West side of Stonebrook and from that point construct a native
path at the toe of the slope along Stonebrook connecting to the
existing native path leading to Juan Prado Mesa Preserve.
12580 Miraloma Way; Lands of Harari: No request.
11471 Page Mill Road; Lands of Wilson: Provide sufficient easement
along Page Mill Road to encompass at least 10 feet from the top of
the bank and construct a native path along this route; construct an
off-road native path on the South side of Buena Vista Drive
beginning about 50 feet from Page Mill Road and ending adjacent to
Buena .Vista at the East boundary of the property and provide a
pathway at least 10 feet wide that encompassesthis route.
119.72 Rhus Ridge Road; Lands of Malek: No request.
12238 Via Arline; Lands of Robinson & Ikeda: No request.
Presentations from the floor:
Dot Schriener reported that Jeff Peterson will attempt to better
communicate with pathway committee, and Planning Commission is
planning joint meetings with all of the committees .
Submitted by Sylvia Jensen
•
•
rnr.v rl n7
ATTACHMENT LP .
ENVIRONMENTAL DESIGN COMMITTEE RECEIVE®
NEW RESIDENCE EVALUATION
FEB 1 3 1S88
Applicant's Name: a!
��� �� iiFLISA1TOS HILLS
Address: / Rf ) "7
Reviewed by: .;��ILat6th) Date:
C 3//7
ced116 -
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
/ 1 r k :d // 1/ /./_/ �/ �� 1'// /
:/0 pact on water table, near•y vegetation. rosion po ential. All
grading at least 10' from property line?)
4i/A) tlarY}O_Y /
0/2,-//1,07.1/pezee&c.5,(ed ifeC6ider / -
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
(height, color, landscape).)
Other Comments:
Ai IA(:HAI tW A hid I
Seatareta
and & Resource Management Consultants
December 10, 1997
Robert Mowat& Associates
330 Townsend Street, Suite 133
San Francisco, CA 94107
Attention: Mr. Robert Mowat
Dear Mr. Mowat:
I am pleased to submit the following Arborist report for the property located at 12580 Miraloma
Way, Los Altos Hills, California.
This report is based on my site visit on November 22, 1997. Our approach and methodology is
consistent with the guidelines established by the Council of Tree and Landscape Appraisers, and
the International Society of Arboriculture.
Please contact my office should you have any questions regarding our report.
Sincerely yours,
SEALANA& ASSOCIATES
\ .
N°4N
RicharU. Sealana,
Certifiedborist#WC368 / Pest Control Advisor#AA07575
RKS:ks
ATTACHMENT 7
Arborist Report for Sealana &Associates
Steve & Cathy Harari December 10, 1997
12580 Miraloma Way, Los Altos Hills,CA Page- 1
This report is a summary of the data collected. The full text and all applicable background
information is available upon request. Information not included in this summary report includes
the following:
1. Site plans provided by the Landscape Architect
2. Table of contents
3. Project description
4. Background
5. Approach &methodology
6. Site description
7. Climate
8. Soils characterization
9. Information on precipitation and evapotranspiration
10. Hazard tree evaluations
11. General pruning standards
12. Site photographs
13. Hazard tree evaluation (field) forms
SUMMARY OF FINDINGS
Pursuant to our review of the landscape plans provided by Robert Mowat & Associates, and from
our site visit on November 22, 1997 we anticipate no adverse impacts to the subject trees
associated with the development of the landscape provided all mitigation measures discussed
herein are complied with.
OBSERVATIONS/DISCUSSION
,Species on Site:
The following species of trees were observed:
NO. GENUS SPECIES COMMON NAME PERCENTAGE OF
TOTAL
1 Pinus sahiniana Digger Pine 33%
2 Sequoia sempervirens Coast Redwood 33%
Arborist Report for Sealana &Associates
Steve& Cathy Harari December 10,1997
12580 Miraloma Way, Los Altos Hills,CA Page-2
3 Quercus agrifolia Coast Live Oak 33%
General Site Observations:
The site is typical of a gently sloped hillside oak woodland being converted to a residential
development. The woodland generally has an eastern exposure. Understory vegetation consisted
primarily of grasses, and non-maintained domestic landscape plants.
Trees within the site were generally found in stable condition with no significant pest or disease
problems. Of the three trees inspected, only the Quercus agrifolia is thought to be a naturally
occurring native.
All trees within the site are now in need of professional pruning to (1) enhance safety, (2) sustain
growth and development, and (3) to enhance aesthetics.
Specific Tree Observations:
TREE COMMON PHOTO OBSERVATIONS
NO. NAME No.
1 Digger Pine 1-3 I'eight=50',Diameter(DBI-1)=9.61"(mean), Spread=32'
Growing in an island situation on a gentle down-slope.Characteristic of this
species is the multi-trunked habit. The tree is over-mature with a sparse
crown. As a result of age and root constraints(surrounded by compacted
roadway),the tree's vigor is characterized as"poor." Minor scale and aphid
pests were noted. No root defects were observed. Co-dominance and
Included bark(characteristic of this species)was noted in the trunk. Due to
age, normal cracking and splits were noted in the scaffolds and branches.
We observed a dead Pinus radiata(Monterey Pine)in close proximity which
had succumb to Pine Pitch Canker disease. However we noted no
significant indications of the disease on the Digger Pine.
Summary: Age=Mature, Structure=Fair, Vigor=Poor
Arborist Report for Sealana &Associates
Steve & Cathy Harari December 10, 1997
12580 Miraloma Way, Los Altos Hills,CA Page-3
2 Coast 4-6 I'eight=40', Diameter(DBH)= 18.65"(mean), Spread=24'
Redwood
Growing in a bed area open to the cast,this mature species of redwood has a
co-dominant trunk. The tree shows evidence of previous stress as indicated
by chlorotic sparse foliage and poor annual shoot growth.Minor mite
infestation was noted and evidence of a former Botryosphaeria dothidea
infection was observed.
The tree appears to have been suffering from drought-related stress as this
species is classified as a high water using species. From this perspective,it
is in conflict with the adjacent Quercus agrifolia which is classified as a
very-low water using species. Additionally,the canopy of the adjacent
Quercus is crowding the Sequoia.
Summary: Age=Mature, Structure=Poor, Vigor=Poor
3 Coast Live 7-10 I-Leight=30',Diameter(DBI1)=25.7", Spread=32'
Oak
Growing in a bed area open to the east,this mature specimen is in good
condition with good structure and no severe defects noted. As indicated
above,the adjacent Redwood is in physical conflict as well as it has
conflicting water requirements. Because of the crowded condition with the
Redwood,the vegetation on the north side is sparse.
The canopy of the tree overhangs the existing building approximately 6'.
Minor co-dominance noted in the upper canopy with some included bark
noted.
Evidence of previous oak moth infestation noted. Minor girdling of root
crown noted.
Summary: Age=Mature, Structure=Fair, Vigor=Fair
Impacts Related to Site Development,
1. Tree Removal - Based on the proposed site plan and construction plan provided by
Robert Mowat & Associates, no tree removal is currently required.
2. Construction Activities - Direct impact to vegetation will occur in an even wider area
due to movement of equipment and other construction activities. Physical injury to trees,
especially damage to tree roots, could kill trees in a wider area. In addition, a significant
amount of forest damage done during development results not from stress caused by
Arborist Report for Sealana &Associates
Steve & Cathy Harari December 10, 1997
12580 Miraloma Way, Los Altos Hills,CA Page-4
physical injury directly, but by creating conditions that favor destructive insects and
diseases. The effects of construction on trees may be seen during development or shortly
after the project is completed, or they may not become evident until years later. For
example, bruising of bark may allow disease organisms to enter trees, and movement of
soil during grading spread disease organisms.
3. Grading- Native oak trees are especially sensitive to damage from damage from
construction. Movement of heavy equipment can compact soil, tear underground roots,
and bruise bark. Grading can cause cutting of feeder foots that often extend beyond the
outer ring of the tree canopy. Loading of earth or rock fill on top of roots may restrict
water and oxygen to the roots and alter the flow of surface and subsurface water to the
roots. Dust from grading may coat leaves and interfere with transpiration. Dumping and
subsequent leaching of substances used in construction(oil, roofing compounds, paint,
paint thinners, and herbicides) may harm trees.
Based on topographic survey data, grading, and proposed landscaping plans, we see that
trees most likely affected by cut/fill operations will be located closest to the proposed
building site. Methods such as retaining walls, planter-liners, etc. should be utilized to
avoid substantial grade change within the drip line of trees to be preserved.
4. Landscaping - The introduction of non-native, invasive plant species for residential
landscaping may degrade remaining oak woodland habitat. In addition, mature oak trees
may be killed by over watering from irrigated landscaping.
RECOMMENDATIONS
Based on this examination, the following recommendations are made:
1. Irrigation before and after root destruction:
Trees which will have excavations within its dripline, or will have portions of its rootzone
area filled, should be provided with supplemental irrigation to minimize the adverse
impacts of stress.
We recommend using low precipitation methods such as "ozze"-type soaker hoses. Slow
flow soaker hoses must be placed at the dripline of affected trees. In those instances where
root destruction has occurred, slow flow soaker hoses should be placed over the cut ends
of the roots. Slow flow irrigation should be sufficient to percolate to a depth of 24".
Depth of percolation should be checked with a soil probe or shovel. This procedure
should start approximately four weeks before any grading will occur near the tree.
Arborist Report for Sealana &Associates
Steve& Cathy Harari December 10,1997
12580 Miraloma Way, Los Altos Hills,CA Page-5
Watering should be weekly to a depth of 24", using the method described above. Monthly
irrigations during the dry season should occur until one year after construction is
completed.
2. Fencing around trees during construction:
A temporary fence shall be erected around each tree to be retained. This fence is ideally
located outside of the dripline of each tree. Such a common fence should be erected at or
beyond the drip lines of the trees and must be designed so as not easy for construction
workers to remove or relocate.
This fencing must be erected before any construction equipment enters the site, and must
not be removed until final landscape grading is completed. It cannot be emphasized
enough how important these fences are. Soil compaction and trenching through root
zones are the major causes of tree stress in the post construction period. It should be
explained to clearly to all contractors and workers on site that these fences are sacred.
Trenching of any sort and for any reason must be planned to avoid traversing areas within
the tree drip lines. This should include planning for utility or irrigation lines. Plans should
show specific locations and sizes of trenches, if possible.
3. Protection from sluffing during grading operations:
In preservation areas downhill from proposed grading, all efforts must be employed to
prevent the sluffing of soil onto the trunks of preserved tree species. Additional
installations of snow fencing should be installed if any sluffing should occur within the drip
lines of trees identified for preservation.
4. Pruning and other tree care operations:
For trees remaining on site pruning is required to (1) enhance safety, (2) sustain growth
and development, and (3) to enhance aesthetics.
5. Special Care for Coast Live Oak Tree:
Once established, native oaks require little or no supplemental irrigation. In fact, they do
best in non-irrigated soils.' This is because oak roots, particularly those originating at the
Caprile, Janet L. Guidelines for Development Around Old Oaks,
University of California Cooperative Extension, Contra Costa County
Arborist Report for Sealana &Associates
Steve& Cathy Harari December 10, 1997
12580 Miraloma Way, Los Altos Hills,CA Page-6
base of the trunk (root crown), arc susceptible to root-disease fungi when exposed to
prolonged moisture during the summer. These fungi arc normally inactive in dry soil, but
proliferate under the warm, moist conditions created when frequent summer water is
applied. (Other species of trees are less susceptible to these fungi because they have
evolved where summer soil moisture is high.) Oaks weakened by the loss of roots or root
function are particularly susceptible to root pathogens and other pests. Frequent summer
irrigation, particularly near the root crown, is likely to cause root decay which, over time,
may destroy the roots, killing the tree or causing a hazardous situation. Therefore,
irrigation for lawns, ground covers or other ornamental vegetation should be avoided or,
at the very least, kept well away from the trunk.
6. Future Tree Removal:
As discussed herein, Tree#1 (Digger Pine) is very mature and beginning a natural decline.
Due to its moderate hazard potential, thistree is recommended for removal within five
years.
Also as discussed herein, Tree#2 (Sequoia) is in conflict with the higher-valued Coast
Live Oak Tree (Tree#3). This conflict is both physical (due to crowding) and
horticultural (due to conflicting water requirements). As a result, it is recommended that
the Sequoia he removed within the next 10 years are replaced with a lower-water-using
species in a location which will not adversely affect the growth and development of the
Quercus.