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HomeMy WebLinkAbout3.2 TOWN OF LOS ALTOS HILLS August 26, 1998 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND SECONDARY DWELLING UNIT; LANDS OF BOISSIERE & LOCKER; 12248 VIA ARLINE;#32-98-ZP-SD-GD. FROM: Suzanne Davis, Associate Planner S APPROVED BY: Curtis S. Williams, Planning Direc RECOMMENDATION That the Planning Commission: Approve the requested Site Development Permit, subject to the recommended conditions of approval in Attachment 1. BACKGROUND The subject property is accessed from Via Arline, a private road off Concepcion Road, westerly of Westwind Way, and across from Birch Hill Way. The parcel was created as part of a six lot subdivision that was approved by the Town in 1981 and recorded in 1987 (Lands of Taaffe). There is a 25 foot wide ingress-egress easement through lots 1 and 2 (to the north) that is used to access the property. A 20 foot wide storm drain easement runs through the lot between the proposed residence and guest house. There are no other recorded easements on the property. A new residence has been approved on the adjacent lot to the north (Lands of Robinson & Ikeda), and a new residence is currently under construction at the corner of Via Arline & Concepcion (lot 1; Lands of Wen). A new residence has also been approved for the property at the corner of Concepcion Road and Elsie Way (lot 6). Two adjoining properties to the south are developed with single family residences that are accessed from La Paloma Road. Lot 4 to the west is the equipment yard for the M. B. Taaffe Company. Across Via Arline is an orchard that is part of the Lands of Melchor. The subdivision conditions of approval required a geotechnical investigation which has been submitted and reviewed by the Town geotechnical consultant. Also as required by the subdivision, the new residence will be connected to the public sanitary sewer. CODE REQUIREMENTS As required by Section 10-2.301 of the Site Development Ordinance, this application for a new residence and secondary dwelling unit larger than 750 square feet 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, Planning Commission Lands of Boissiere&Locker August 26, 1998 Page 2 landscape screening and outdoor lighting. Zoning Code review encompasses compliance with floor and development area requirements, setbacks, height and parking. DISCUSSION Site Data: Gross Lot Area: 1.224 acres Net Lot Area: 1.224 acres Average Slope: 12.2% Lot Unit Factor: 1.17 Floor Area and Development Area: Area Maximum Proposed Existing Increase Left Development 16,585 12,939 -0- +12,939 +3,646 Floor 6,891 6,866 -0- +6,866 +25 Site and Architecture The applicant is requesting approval of a site development permit for a new two-story residence with a three car garage that would be attached to the residence with a breezeway. The second story would cover about half of the first floor, and the breezeway and garage would be single-story elements. A detached 717 square foot detached cottage is also proposed. The cottage is considered a secondary dwelling unit since it would have a kitchen and bath. The secondary unit would be subordinate to the main residence, is architecturally compatible and is less than 1,000 square feet. Also, as required by Section 10-1.702(k) of the Zoning Ordinance, the lot is larger than one acre, the unit would have sanitary sewer service, and it would not be visually prominent in its proposed location. The unit would be accessed by a path from the main residence and would have a small terrace near the front entry. Varied roof lines and wall planes, a balcony, and architectural detailing have been used to provide interest and to break up the bulk and mass of the residence. The second story has been nested and there would not be any two-story vertical elements. The front entry is one-story and would not be a dominant feature. In addition, the main ridge of the house would be two feet lower than the allowable height of 27 feet. Two small skylights are proposed over a hallway on the second floor. Condition #6 requires the skylights be designed to reduce emitted light and no lights would be allowed in the light wells. The skylights would be flat and have been located where they would not be seen by any neighbors. , Planning Commission Lands of Boissiere&Locker August 26, 1998 Page 3 Proposed exterior materials include cement plaster siding, pre-cast concrete balustrades, wood doors, windows and trim, and Mission-style clay roofing. The secondary unit would have the same siding, trim and roofing as the main residence. Exterior colors have not yet been chosen. Staff will review proposed colors for conformance with the Town's adopted color board, prior to acceptance of plans for building plan check. The maximum height of the new residence will be 25 feet as measured from the building pad. The height from the lowest (natural grade) to highest point would be 311/2 feet (35 feet is allowed). The garage ridge would be 16 feet high, and the secondary unit would be just over 15 feet as measured from the building pad. • There is adequate development area remaining for future projects, although the floor area is close to the maximum. Condition #4 requires a disclosure statement to be recorded that states that the floor area for the property is the maximum allowed by the Town. Driveway &Parking The driveway to the garage is 14 feet wide as requested by the Fire Department. The garage doors would not be seen from the street as recommended by the Town's Design Guidelines. The garage would face away from the Robinsonflkeda property which is the closest neighbor. The neighbors to the south side would not be impacted by the garage due to a difference in topography and heavy vegetation along the common property line. The Zoning Ordinance requires a total of five on-site parking spaces for the residence and secondary dwelling unit. Three of these spaces are provided in the three car garage, with two uncovered spaces in the circular turnaround. Outdoor Lighting Proposed outdoor lighting is shown on the elevations (sheets A8 and A9). Lights on the house have been kept to one per exit, with two at the front entry and garage. As noted on the plans, the light source would not be visible. Staff will review the lighting specifications prior to acceptance of plans for building plan check, and will be looking for down directed fixtures for the two lights on the second floor, and any other lights that would be seen from off the site (see condition#9). Trees &Landscaping There are a number of mature trees on the site, including eucalyptus, cypress and pines. The applicant submitted an arborist report which evaluates eight trees in the vicinity of and within the proposed building footprint (see Attachment 8). One multi-trunk Live Oak that is in fair to good condition is proposed to be removed. In addition, five Arizona Cypress trees would be removed for the project as indicated on the site plan. The cypress trees are all in fair to very poor condition. The Environmental Design & Protection Committee requested that a replacement tree be required since an oak will be removed. The Committee also recommended that as existing trees are removed, they should be Planning Commission a Lands of Boissiere&Locker August 26, 1998 Page 4 replaced with Live Oaks. Condition #2 requires a 24-inch box oak to be planted with the landscape screening. Condition #10 requires protective tree fencing during construction for trees that will be saved. A landscape screening plan will be reviewed at a site development hearing once the house and secondary unit are framed (condition #2). Any planting required for screening or erosion control will be required to be planted prior to final inspection. Grading &Drainage The Engineering Department has reviewed the plans and has recommended conditions of approval as specified in Attachment 1. Proposed grading includes 714 cubic yards of cut and 331 cubic yards of fill. The excess material will be exported from the site. Proposed grading generally complies with the Town's grading policy. The house has been set close to the natural grade with one to two feet of excavation for the pad. The slope on the south side of the property would be cut back to allow for access on that side of the house. A retaining wall along the cut slope would be three feet high for most of its length with the highest corner at four feet. One small area at the corner of the breezeway would have up to four feet of fill (three feet is recommended by the grading policy). Staff believes that the deviation"from the grading policy is very minor, and recommends approval as proposed. Drainage will be directed to an existing catch basin between the house and secondary unit, and from piped systems around the new structures to an energy dissipater to be installed within the existing storm drain easement. A final grading and drainage plan will be reviewed by the Engineering Department, 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. A new 20 foot wide sanitary sewer easement will be granted by the applicants. The easement would run through the property providing the opportunity for property owners on La Paloma and Purissima Roads to connect to the public sanitary sewer in the future. The new residence and secondary unit would be connected to the sewer prior to final inspection. Staff has not recommended a conservation easement over the drainage swale because it was created to handle drainage from the subdivision and is part of the subdivision improvements. Also, most of the drainage would be within an underground pipe through the applicants property whereas it runs through a channel on the Robinson & Ikeda property to the north. Geotechnical Review The Town's geotechnical consultant, Cotton, Shires & Associates, has reviewed the plans and geotechnical report and has visited the site. The initial report from the Town Planning Commission Lands of Boissiere&Locker August 26, 1998 Page 5 geologist and a subsequent memorandum are Attachments 2 and 3. The second review was done since the plans were revised during the review process. The recommendations of the Town Geologist have been included in condition#12. Fire Department Review The Santa Clara County Fire Department reviewed the plans and has requested that the property address shall be clearly visible from the street. The water flow from the closest hydrant is not adequate for a home of the proposed size, and fire sprinklers will be required. In addition, a fire hydrant has been requested since there is not an accessible hydrant within the distance required by the Uniform Fire Code. An emergency vehicle turnaround is required since the length of the private road leading to the site exceeds 150 feet in length. The final driveway plan will need to be reviewed and approved by the Fire Department prior to acceptance of plans for building plan check. The Fire Department recommendations are included as conditions#21 through 26. Committee Review The Pathways Committee has no request for pathway improvements or easements (see Attachment 6). Since pathway improvements were done with the subdivision, no pathway fee is required. The comments from the Environmental Design Committee were discussed in the landscape section of this report (see Attachment 5). Staff is available to answer any questions that the Commission or the public may have. Planning Commission Lands of Boissiere&Locker August 26, 1998 Page 6 ATTACHMENTS 1. Recommended conditions of approval 2. Letter from Cotton, Shires & Associates, dated March 27, 1998 (three pages) 3. Memorandum from Cotton, Shires &Associates, dated July 29, 1998 (one page) 4. Comments from Santa Clara County Fire Department, dated July 14, 1997 (three pages) 5. Environmental Design & Protection Committee evaluation, received July 14, 1998 (one page). 6. Pathway Committee recommendation, dated March 23, 1998 (one page) 7. Worksheet#2 8. Tree Preservation & Protection Plan prepared by James M. McClenahan (eight pages) 9. Development plans: site, floor and roof plans, elevations and sections, topographic survey, grading and drainage and erosion control plans (16 sheets) cc: Lionel Boissiere &Nicki Locker 365 Cotton Street Menlo Park, CA 94070 Mark Godby Renaissance Design 735 Industrial Road#30 San Carlos, CA 94070 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR NEW RESIDENCE& SECONDARY DWELLING UNIT LANDS OF BOISSIERE&LOCKER- 12248 VIA ARLINE 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. A landscape screening plan shall be reviewed at a Site Development Hearing, prior to final inspection. A 24-inch box oak shall be planted to replace the multi-trunk oak to be removed. All landscaping required for screening purposes or for erosion control (as determined by the Planning Director and 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. A disclosure statement shall be recorded stating that the floor area (6,866 square feet) established for the property under this permit is the maximum level of development allowed by the Town. The Planning Department will prepare the statement and the signed, notarized document shall be returned to the.Town prior to acceptance of plans for building plan check. 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 shall 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 Recommended Conditions Lands of Boissiere&Locker Page 8 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. Skylights shall be flat, not pop-up or bubble type. 7. Fire retardant roofing is required for the new construction. 8. At the time of foundation inspection, the location, and elevation of the new residence, garage and secondary dwelling unit shall be certified in writing by a registered civil engineer or licensed land surveyor as being in/at the approved locations and elevations shown on the approved site development plan. At the time of framing, the height of the residence shall be similarly certified as being at the height shown on the approved site development plan. The hardscape and driveway locations shall also be certified at time of installation. 9. The locations of lighting fixtures shown on the elevations are approved. The wall fixtures shall be down shielded or shall have translucent glass unless they can not be seen from off the site. Any additional outdoor lighting requires approval by the Planning Department prior to installation. Lighting specifications shall be submitted for Planning Department approval prior to acceptance of plans for building plan check. Lighting shall be low level, low wattage, shall not encroach or reflect on adjacent properties, and the source of the lighting shall not be visible from off the site. No lighting may be placed within setbacks except for two driveway or entry lights, unless it can be demonstrated that it is needed for safety. 10. Any significant trees shall be fenced at the dripline, prior to commencement of any grading or construction. The fencing shall be of a material and structure to clearly delineate the driplines. Town staff must inspect and approve the fencing prior to issuance of any building permits. The fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the dripline of the fenced trees. B. ENGINEERING DEPARTMENT: 11. As recommended by Cotton, Shires & Associates in their reports dated March 27 and July 29, 1998, the applicant shall comply with the following: a. The project geotechnical consultant shall review and approve all geotechnical aspects of the project and summarize the results of Recommended Conditions Lands of Boissiere&Locker Page 9 their plan review in a letter to be submitted to the Town, prior to acceptance of plans for building plan check. b. The project geotechnical consultant shall describe the results of inspections and as-built conditions of the project in a letter to be submitted to the Town Engineering Department prior to final inspection. For further details on the above requirements, please reference the letters from Cotton, Shires &Associates dated March 27 and July 29, 1998. 12. 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. A final grading and drainage plan that has been stamped and signed by a registered civil engineer 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. 13. 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 (November 1 to 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. 14. All public utility services serving this property shall be placed underground. 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 feetof 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. Recommended Conditions Lands of Boissiere&Locker Page 10 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 Via Arline 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 release of occupancy permits and shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check. 18. The driveway shall be required to be fully constructed, to the satisfaction of the City Engineer, prior to final inspection. 19. The property owner shall be required to connect to public sanitary sewer prior to final inspection. Connection fees shall be paid with the building permit. 20. A 20 foot wide sanitary sewer easement shall be granted over the existing 20 foot wide storm drain easement. The property owner shall provide legal description and plat exhibits prepared by a licensed land surveyor and the Town will prepare the grant document. The grant document including approved exhibits shall be signed and notarized by the property owners and returned to the Town prior to acceptance of plans for building plan check. C. FIRE DEPARTMENT 21. The property address shall be placed on the property so that it is clearly visible and legible from Via Arline. The address numbers shall be a minimum of four inches high and shall contrast with the background color. 22. The driveway shall be a minimum of 14 feet wide with a vertical clearance of 13' feet, shall be designed and maintained to support the imposed loads of fire apparatus (40,000 pounds) and shall have an all weather surface. Recommended Conditions Lands of Boissiere&Locker Page 11 23. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in the new residence. The details of the sprinkler system shall be included with construction plans. The plans shall be stamped and signed by the Fire Department and submitted to the Town, prior to acceptance of plans for building plan check, and the sprinklers shall be inspected and approved by the Fire Department, prior to final inspection. 24. A.public fire hydrant shall be installed at a location to be determined by the Fire Department and Purissima Hills Water District. The hydrant shall be installed, tested and accepted by the Fire Department prior to commencement of framing of the new residence. 25. An approved on-site fire turnaround with a minimum radius of 36 feet outside and 23 feet inside shall be provided. The final driveway design shall be reviewed and approved by the Fire Department prior to acceptance of plans for building plan check. 26. The gate to be installed across the driveway shall not obstruct the required . access road or 14 foot driveway width when open. An approved lock system shall be provided, subject to approval by the Fire Department. 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. CONDITION NUMBERS 4, 5, 9, lla and b, 12, 15, 16, 17, 21, 23 AND 25 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. 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 August 26, 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. RECEIVED BAR 3 9 199 COTTON, SHIRES & ASSOCIATES, INC. TO�NOFLO CONSULTING ENGINEERS AND GEOLOGISTS SALmc L3�tL March 27, 1998 L3078. ATTACHMENT 2 TO: Suzanne Davis Planner TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, California 94022 SUBJECT: Geotechnical Review RE: Godby Residence 12246 Via Arline #32-98-ZP-SD-GD At your request,we have completed a geotechnical review of permit applications for site development using: • Geotechnical Engineering Investigation (report) prepared by Dunham and Associates, dated September 15, 1997; • Architectural Plans (9 sheets) prepared by Renaissance Design, dated September 21, 1997; and • Grading and Drainage Plan (1 sheet,20-scale) prepared by Robert Lyon Associates, dated January 8, 1997. In addition,we have reviewed pertinent technical maps from our office files and completed a recent site inspection. DISCUSSION The applicant proposes to construct a single family residence and garage in the northern and central portions of the property. A swimming pool and cabana are proposed in the southern portion of the lot. A proposed driveway would provide access to the residence from the eastern terminus of Via Arline. The project includes approximately 680 cubic yards of fill and 743 cubic yards of cut. SITE CONDITIONS The subject property has been extensively graded. A former creek/drainage channel is conveyed through a 12-inch diameter culvert which is buried between the house site and pool site. At least 15 feet of artificial fill materials are present in the vicinity of the cabana site. A steep cut slope (approximately 50 to 55 percent inclination)is located along the northern and eastern perimeter of the property. This cut slope reaches a maximum of approximately 16 feet in height. The proposed house site appears to be located primarily on a relatively level to gently inclined cut pad and over an area of relatively shallow fill. The property is underlain, at depth, by bedrock materials of the Santa Clara Formation. 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 Ms. Suzanne Davis March 27, 1998 Page 2 L3078 An extensive shallow pond was observed southeast of the existing culvert entrance during our site inspection. In addition, significant seepage was observed along the southwestern property boundary. Surface flow from this seepage area appears to follow the native soil-fill material contact in the western corner of the property (vicinity of a 20-inch pine tree). Other site drainage is characterized by sheet flow to the west to northwest. CONCLUSIONS AND RECOMMENDED ACTION Proposed site development is constrained by existing fill materials that may be subject to differential settlement,ponding of water near the culvert entrance (which may result in infiltration of water into adjacent fill materials), areas of potentially expansive soils, and an area of apparent seepage near the southwestern property boundary. The Project Geotechnical Consultant has satisfactorily characterized subsurface conditions and generally recommended appropriate geotechnical design criteria to mitigate apparent site constraints. The general project layout as proposed appears geotechnically feasible. Prior to issuance of permits for project construction, we recommend that the Project Geotechnical Consultant re-inspect the site to check for signs of seepage, and ponding of water near the culvert entrance. In our opinion, supplemental design measures may be appropriate to intercept seepage and properly convey flow of surface water. An appropriate inlet structure and corrective grading should be considered near the culvert entrance. In addition, the consultant should prepare a formal plan review letter addressing construction documents. Recommended geotechnical design criteria should be prepared for the swimming pool if this structure is part of the proposed construction. We recommend that the following items be made conditions attached to the building permit application. 1. Geotechnical Inspection and 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 consultant should inspect current site conditions for signs of ponding near the culvert entrance and seepage near the southwestern property boundary. Appropriate geotechnical recommendations to address these areas should be provided as deemed necessary. Geotechnical design criteria should be provided for the pool if this structure is part of proposed project construction. The results of the plan review and site inspection should be summarized by the geotechnical consultant in a letter and submitted to the Town for review and approval by the Town Geotechnical Consultant prior to issuance of building permits. 2. Geotechnical Field Inspection -The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site COTTON, SHIRES& ASSOCIATES, INC. Ms. Suzanne Davis March 27, 1998 Page 3 L3078 surface and subsurface drainage improvements, and excavations for foundations and any retaining walls prior to the placement of steel and concrete. The results of these inspections and the as-built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final (as- built) project approval. This review has been performed to provide technical advice to assist the Town with discretionary permit decisions. Our services have been limited to review of the documents previously identified,and a visual review of the property. Our 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 Senior Engineering Geologist CEG 1795 Patrick O. Shires Principal Geotechnical Engineer GE 770 POS:TS:ad COTTON, SHIRES& ASSOCIATES, INC. JUL729-98 17:23 FROM:COTTON SHIRES ASSOC ID:4083541852 PAGE 1/1 ATTACHMENT 3 Cotton, Shires & Associates, Inc. 330 Village Lane, Los Gatos, California 95030-7218 Phone (408)354-5542 FAX: 354-1852 TO: -za V t.& PHONE: FAX: • w ni of Los ,4 ras FI r u_5 DATE: 7 z?-� • TIME: �; • • PROJECT: a !5S�?/Z2_ (1-2:16.A._(/* NUMBER: 3 -qizp1 Z _�VES. �� � ��,. . a '--4-kf d„ ---(fed$-) Imo„+A6 .1 7-Zo-1? L a� Gssou. d. r �fk.�, �Y6racT wK on 7-2.7-41,k) y . pfc.k,+4.- •4.6a Por -- .�.�5 � df 0, (c 9r COMMENTS: K — vg- r� ,w,�,.� p�e` kc .cdart, d- .. ,sem : d�s� ►^ ��--- e���kr dege ` II�� o rte-c�-w U�e. Co/T. '�"`S.. GrN� ����� KA..., A5 1,04-< g t K r24,.r, .b rr (; z7 ) w� C�,,f.e"tee. 6..0�- pt)f -f2 see�o — - - -Ott 4.5 weisef g - 4 G_ 12-iKc C$1P 5 d r "rke."-- .(. LA." de~s " - ` Dg \, !At 4. so.-cs is � _ e� r �1" s sdoat... .Ew-S1r.�v�.e.G�- 1�tootcv-P-�.�e.¢ .+0 pat &er,n '� . e� FROM C�� ` • AI TACHMENI Lr t . • 1�P °e- WE DEPARTMENT l`�' FR.1 SANTA CLARA COUNTY CONTROL NUMBER 11.4:111P 14700 Winchester Blvd., Los Gatos, CA 95032-1818 BLDG PERMIT NUMBER COURTESY 8 SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) PLAN REVIEW NUMBER 98- 1931 FILE NUMBER 32-98-ZP-SD DEVELOPMENT REVIEW COMMENTS CODE/SEC. SHEET NO. REQUIREMENT Review of site plan for new 6,867 square foot single family residence. The planner for this project is Ms. Suzanne Davis. 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 2250 GPM at 20 psi Appendix IIIA 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. UFC 4 Final Required Fire Flow: Required fire flow may be reduced up to 50% in Appendix IIIA buildings equipped with automatic fire sprinkler systems but, can be no less Section 5 than 1500 GPM. Therefore, the final required fire flow is 1500 GPM at 20 psi. residual pressure. This flow shall be taken from any two fire hydrants, on or near the site so long as they are spaced at a maximum spacing of 250 feet. DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE LAH 0 0 0 0 ❑ RENAISSANCE DESIGN 7/14/98 1 OF 3 SECJFLOOR AREA LOAD DESCRIPTION BY Residential Development Hokanson,Wayne NAME OF PROJECT LOCATION LANDS OF BOISSIERE & LOCKER 12248 Via Arline 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 cLARA FIRE DEPARTMENT ENT SANTA CRA COUNTY CONTROL NUMBER ��1FII�,E1 , 14700 Winchester Blvd., Los Gatos, CA 95032-1818 BLDG PERMIT NUMBER �o�R,E5Y65Ep�,�E (408) 378-4010 (phone) • (408) 378-9342 (fax) PLAN REVIEW NUMBER 98- 1931 FILE NUMBER 32-98-ZP-SD DEVELOPMENT REVIEW COMMENTS CODE/SEC. SHEET NO. REQUIREMENT UFC 5 Public Fire Hydrant(s) Required: Provide.1 public fire hydrant(s) at location(s) 903.2 to be determined jointly by the Fire Department and the Purissima Hills Water District. Maximum hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 1500 GPM at 20 psi, residual. If area fire hydrants exist, reflect their location on the civil drawings included with the building permit submittal. UFC 6 Timing of Required Water Supply Installations: Required Fire Service and Fire 901.3.3 Hydrant installations shall be installed tested and accepted by the Fire Department, prior to the start of framing. Bulk construction materials shall not be delivered to the site until installations are completed as stated above. Building permit issuance may be withheld until installations are completed. UFC • 7 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. UFC 8 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. UFC 9 Emergency Gate/Access Gate Requirements: When open gates shall not 902.2.4.1 obstruct any portion of the required access roadway or driveway width. If provided, all locks shall be fire department approved. Installations shall conform with Fire Department Standard Details and Specifications G-1. DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE LAH El ❑ 0 ❑ 0 RENAISSANCE DESIGN 7/14/98 2 QF 3 SEC./FLOOR AREA LOAD DESCRIPTION BY Residential Development Hokanson, Wayne NAME OF PROJECT LOCATION LANDS OF BOISSIERE & LOCKER 12248 Via Arline 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 Y <cr- � E DEPARTMENT FII�El4 "c SANTA CLARA COUNTY " CONTROL NUMBER r ^�„f �Esrtiya , 14700 Winchester Blvd., Los Gatos, CA 95032-1818 BLDG PERMIT NUMBER COURTESY S SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) PLAN REVIEW NUMBER 98- 1931 FILE NUMBER 32-98-ZP-SD DEVELOPMENT REVIEW COMMENTS CODE/SEC. SHEET NO. REQUIREMENT UFC 10 Timing of Required Driveway Installations: Required driveway installations 901.3.3 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 901.4.4 11 Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background and be a minimum of four inches in height. 12 Applicant note: Fire sprinklers are to be included within the cottage as well as the main residence and garage. Fire protection contractor shall submit three sets of shop drawings to this department for review and approval at time of or prior to building permit application. Please see attached standard and detail V-1 for system design criteria. DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE LAH J J J ❑ ❑ RENAISSANCE DESIGN 7/14/98 3 QF 3 SECJFLOOR AREA LOAD DESCRIPTION BY • Residential Development Hokanson,Wayne NAME OF PROJECT LOCATION LANDS OF BOISSIERE & LOCKER 12248 Via Arline 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 • - ATTACHMENT 5 ENVIRONMENTAL DESIGN COMMITTEE ,'`""y' " NEW RESIDENCE EVALUATION J U L 1 If 1998 Applicant's Name: AR t P` /i l- € 7!1 OF ES!' .,_;5 Address: r €'d i Af/'' Reviewed by: /1/44(4' " Date: P Existing Trees: (Comment on size, type, condition, location with respect to building site. Recommended protection during construction.) ,/T - Ge4k &7,0 4- 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 (height, color, landscape).) _ ///rinf .6751 • • 12 -7 ,fre."7"-e-7Z-f-5 • • Other Comments: C `PSS / .'>//�c. APR-17-1998 12:45 KEYNOTE SPEAKERS 415 325 8737 P.02 ATTACHMENT C MINUTES OF THE LAH PATHWAYS, PARKS & RECREATION Cs': 1 B NG March 23, 1998 APR f '!'3 Roll Call: Present : Les Earnest, Diane Barrager, Betsy Bert4T4i Jensen, Katy Stella, Bob Stutz, Scott Vanderlip. Absent: Harry Em `e,:''.,:1, Ly Rooker. Minutes: February minutes approved. Announcements: Next pathway inspection walk is scheduled for Saturday, April 4 at 1:15 pm. Next pathway meeting is scheduled for Monday, April 27 at 7 :30 pm at Town Hall . Pathways Day Hike is scheduled for Sunday, May 31 beginning at 1:00 pm from Town Ball Fields. This will preceed the Town picnic scheduled for about 2 :30 the same day. Reports: Planning Commission liaisons will be Betsy Bertram on March 25, Diane Barrager on April 8, and Katy Stella on April 22 . Town Council turned -down path along Beth Am property. Les Earnest will draft a letter to Council in response. The entire committee agreed that this does not appear to be consistent with the Master Pathway Plan. Old Business: Les Earnest will redo the Top Ten Maintenance Requests list . First on the list will be the route that will be used for the Pathway Day Hike on 5/31 . The Capitol Expenditure list will also be redone. NEW BUSINESS 12246 Via Arline; Lands of Godby: No request:]* 12010 Elsie Way; Lands of Murthy .& Srinath: Restore II-B path along Concepcion Road. 24055 Jabil Lane; Lands of Yeh: Construct a II-B path along Jabil Lane from Magdalena to the Southeast corner of the property and acquire pathway easement in order to connect to future path to . Fernhill . 14470 Manuella; Lands of Kwong: Construct II-B path along Manuella. 13474 Robleda Road; Lands of Denver: No request. 27760 Sherlock Road; Lands of Huang: Provide a pathway easement on Sherlock. Submitted by Sylvia Jensen • • ATTACHMENT 7 e t:LAT(Vgrfn TOWN OF LOS ALTOS HILLS JUL 0 l 1998 PLANNING DEPARTMENT m' LOS ALTOS HILL 26379 Fremont Road•Los Altos Hills,California 94022•(415)941-7222•FAX(415)941-3163' WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION • til INA LoCiCG f{ 4 L(kkLEL. SOISS(ERE. PROPERTY ADDRESS 12 2y VIA A R L-,1 N CALCULAIEll BY H ARK (QDtf J DATE __ 1. DEVELOPMENT AREA (SQUARE FOOTAGE) Existing Proposed Total (Additions or Deletions) A. House and Garage(from Part 2.A.) (p.1 coq .21 6. k-111 .2 9 B. Decking 0 O C. Driveway and Parking • ��� � �� � (Measured 100'along centerline) , 3 D. Patios and Walkways 195 0 1 4 50 E. 'Tennis Cort p F. Pool and Decking Q G. Accessory Buildings (from Part B) •_ 11,.5O '11(9 .50 H. Any other coverage COVEREp :3:00:146,3 • (c'--1- TOTALS -e--- 1-2-11 R:11 I29' 79 . 12"D''' Maximum Development Area Allowed- MDA(from Worksheet#1) ----t------- L -}-G----5-2$ . C AREA ,,lam 2. FLOOR (SOTJARE FOOTAGE) --7J Existing Proposed Total (Additions or Deletions) A. House and Garage a. 1st Floor , !p 3 , (o 13 e ( (o b. 2nd Floor 1 1 ? .3 i1 88 . 3 8 c. Attic and Basement 0 d. Garage 7 47. 1 S B. Accessory Buildings a. 1st Floor —11(0.50 7 lb . SO b. 2nd Floor 0 0 c. Attic and Basement ® 0 eeG( TOTALS r) 6,b65,7 9 GM .5. 7`1 Maximum Floor Area Allowed-MFA(from Worksheet#1) G I TOWN USE ONLY CHECKED BY ;-;›,(2‘q.vi np, Va vis DATE P4 I lc- Revised 2/26/96 ATTACHMENT I: L.. L.LI AUG 8 I 1998 TOWN OF LOS ALTOS HJLLS TREE SURVEY TO INCLUDE TREE PRESERVATION AND PROTECTION PLAN Submitted To: - Renaissance Design do Mr. Mark Godby 735 Industrial Road, Suite 30 San Carlos, California 94070 Project Location: #3 Via Arline Los Altos Hills, California Submitted By: James M. McClenahan, ASCA President, Consulting Arborist August 26, 1997 JAMES M.McCLENAHAN WALTER J.LAWRENCE w• GARY F.ARMSTRONG DAVID F.MOORE CONTRACTOR'S#651341 S. P McCLENAHAN Ca, INC. JOHN H.McCLENAHAN ARBOR ICULTURISTS #1 ARASTRADERO ROAD.PORTOLA VALLEY, CA 94028 TELEPHONE (415) 326-8781 FAX (415) 854-1267 August 26, 1997 • Renaissance Design do Mr..Mark Godby 735 Industrial Road, Suite 30 San Carlos, California 94070 RE: #3 Via Arline Los Altos Hills, California Dear Mr. Godby: 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 are tagged with numbered aluminum markers which correspond to those on the Site Plan and this survey. 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 Renaissance Design Page 2 August 26, 1997 Tree #1: Species: Italian Stone Pine (Pinus pines) 14.8" diameter @ 4-1/2' above grade Condition: Fair Observation: Foliage is of uniform size and coloration, although slightly sparse resultingfrom drought stress. Tree structure is sound with no visible signs of decay. The proposed garage will encroach to within 20' on the southwest side and no impact to tree environment is expected. Prognosis: Adoption of preservation measures will improve tree condition. Prognosis is considered favorable. Tree #2: Species: Arizona Cypress (Cupressus arizonica) 8.9" diameter @ 4-1/2' above grade Condition: Poor Observation: Foliage is sparse indicating a lack of vitality. Oozing sap indicates canker infection. Tree is located within proposed garage and will be removed. Tree #3: Species: Live Oak (Quercus agrifolia) Multi trunk: 6.7", 7.1" diameter © 4-1/2' above grade Condition: Fair to Good Observation: Foliage is typical of the species and injury resulting from cynipid gall infestation does not threaten tree health. Multi trunk habit provides an inherent defect that weakens tree structure. The proposed covered walkway will encroach to within 8' on the north westerly side and encompass approximately 10% of lateral root environment. Prognosis: With adoption of preservation measures, prognosis is considered most favorable. Renaissance Design Page 3 August 26, 1997 Tree #4: , Species: Arizona Cypress Multi trunk: 12.0", 8.7" diameters @ 4-1/2' above grade Condition: Po o r to Fair Observation: Foliage is sparse resulting from canker infection. Tree structure is weak at trunk bifurcation. Tree'is located within building footprint and will be removed.' Tree #5: Species: Live'Oak Multi trunk: 7.4", 7.0", 6.0", 5.9", 4.0" diameters @ 4-1/2' above grade Condition: Fair to Good Observation: Foliage is typical of the species and injury has resulted from cynipid gall infestation. Tree is located within building footprint and must be removed. Multi trunk habit provides a poor specimen for transplanting. Replacement with similar species is suggested. Tree #6: Species: Live Oak 11.2" diameter @ 4-1/2' above grade Condition: Fair Observation: Foliage is typical of the species although injury has resulted from cynipid gall infestation. Structure is weak at trunk bifurcation and crossing scaffold limb is rubbing/abrading westerly standard. Buttress root decay was observed at northerly side and has not compromised support and anchorage at this time. Proposed building footprint will encroach to within 15' of trunk. At this distance, buttress and lateral root area will remain to provide continued support and vitality. Prognosis: Considered favorable. Renaissance Design Page 4 August 26, 1997 --Tree #7: Species: Arizona Cypress _ Multi trunk: 11.3", 3.9" diameters @ 4-1/2' above grade Condition: Very Poor Observation: Structural breakage, dieback and canker infection indicate this tree should be removed. - Tree is located within the building footprint. Tree #8: Species: Arizona Cypress Multi trunk: 8.0", 7.8" diameters @ 4-1/2' above grade Condition: Very Poor Observation: Largest standard has died as a result of canker disease and borer infestation. I recommend this tree be removed. ******************************************* .a. Renaissance Design Page 5 August 26, 1997 • Tree Preservation And Protection Plan In providing recommendations for tree preservation, we recognize that injury to trees as a result of construction include.mechanical injuries to trunks, roots and branches, and injury as a result of changes which occur in the growing environment. To minimize these injuries, we recommend grading operations encroach no closer than four times the trunk diameter, (i.e. 30" diameter tree x 4=120" distance). At this distance, buttress/anchoring roots would be preserved and minimal injury to the functional root area would be anticipated. Should encroachment within the area become necessary, hand digging is mandatory and root severing should be accomplished only after inspection by a qualified arborist. • Barricades Prior to initiation of construction activity, temporary barricades should be installed around all trees in the construction area. These barricades will be placed around individual trees and/or groups of trees as the existing environment dictates. The temporary barricades will serve to protect trunks, roots and branches from mechanical injuries, will inhibit stockpiling of construction materials or debris within the sensitive `dripline' areas and will prevent soil compaction from increased vehicular/pedestrian traffic. These barricades should remain in place until completion of project. Designated areas beyond the driplines of any trees should be provided for construction materials and on site parking. • Root Pruning (if necessary) During and upon completion of any trenching/grading operation within a tree's dripline, should any roots greater than two inches (2") in diameter be damaged, broken or severed, timely root pruning to include flush cutting and sealing of exposed roots should be accomplished under the supervision of a qualified arborist to minimize root deterioration beyond the soil line. i Y . Renaissance Design Page 6 August 26, 1997 • Pruning Pruning of the foliar canopies to include removal of dead wood is recommended and should be initiated prior to construction operations. Such pruning will provide any necessary construction clearance, will lessen the likelihood or potential for limb breakage, reduce `windsail' effect and provide an environment suitable for healthy and vigorous growth. Recommend deferring the pruning of the Pine trees until the dormant season, November through February. • Fertilization A program of fertilization by means of deep root soil injection is recommended with applications in Spring and Summer for those trees to be impacted by construction. Such fertilization will serve to stimulate feeder root development, offset shock/stress as related to construction and/or environmental factors, encourage vigor, alleviate soil compaction and compensate for any encroachment of natural feeding root areas. Inception of this fertilizing program is recommended prior to the initiation of construction activity. • Irrigation A supplemental irrigation program is recommended for the Pine trees to include perimeter trees and should be accomplished at regular three week intervals during the period of May 1St through October 31St. Irrigation is to be applied at or above the `dripline' in an amount sufficient to supply approximately fifteen (15) gallons of water for each inch in trunk diameter. This program should be implemented annually or least until the return of normal rainfall weather patterns over several consecutive years. Irrigation can be provided by means of a soil needle, 'soaker' or permeable hose. When using `soaker' or permeable hoses, water is to be run at low pressure, avoiding runoff/puddling, allowing the needed moisture to penetrate the soil to feeder root depths. Renaissance Design Page 7 August 26, 1997 • Inspection Periodic inspections by a qualified Arborist are recommended during construction activities, particularly as trees are impacted by trenching/grading operations. Inspections at approximate four (4) week intervals would be sufficient to assess and monitor the effectiveness of the Tree Preservation Plan and to provide recommendations for any additional care or treatment. We thank you for this opportunity to be of assistance in your tree preservation concerns. Should you have any questions, or if we may be of further assistance, kindly contact our office at any time. Very truly yours, S. P. cC ENAHAN CO., INC. (k_ct6By: am-s M. Mensan, ASCA resident, Consulting Arborist JMMc:pm