HomeMy WebLinkAbout3.2 TOWN OF LOS ALTOS HILLS December 9, 1998
Staff Report to the Planning Commission
RE: REQUEST FOR A MODIFICATION TO A CONDITION OF AN APPROVED
SUE DEVELOPMENT PERMIT REQUIRING INSTALLATION OF A FIRE
HYDRANT WITHIN 500 FEET OF THE NEW RESIDENCE; LANDS OF
RABBANI; 25630 DARLING LANE;FILE#222-98-MISC.-
FROM: Suzanne Davis, Planner SD
APPROVED BY: Curtis S. Williams, Planning Direc�p , lr
RECOMMENDATION That the Planning Commission:
Deny the request to delete the condition of approval requiring installation of a fire hydrant
within 500 feet of the new residence.
CODE REQUIREMENTS
This application has been forwarded to the Planning Commission for review and approval
since the applicants wish to deviate from a condition attached to the site development
permit for a new residence. The Planning Commission approved the project subject to a
number of conditions, including one that required a fire hydrant to be installed as
recommended by the Fire Department. The 1994 Uniform Fire Code, which has been
adopted by the Town, requires spacing between fire hydrants to be 500 feet maximum.
BACKGROUND
The subject property is accessed from a private road (Darling Lane) off the westerly side
of Burke Lane. The property was previously addressed as 13410 Burke Road. The
address was changed to 25630 Darling Lane since the house is accessed from that road.
The net lot area is less than one acre due to the exclusion of the access easements from
the total land area of 1.13 acres. _
The new residence under construction on the site was approved by the Planning
Commission on March 26, 1997. The applicant was required to install a residential fire
sprinkler system in the residence and a fire hydrant within 500 feet of the structure. The
applicant is now requesting to have the requirement for the fire hydrant waived (see
Attachment 1).
DISCUSSION
_ The applicant is requesting to not install the required fire hydrant due to the cost of
extending the water line needed for the hydrant. This was discussed with the Santa Clara
County Fire-Department, and the Fire Marshal has determined that the hydrant is needed
Planning Commission
December 9, 1998
Lands of Rabbani
Page 2
and should be installed. The Fire Department conditions of approval for the project
included the following:
25. An automatic residential fire sprinkler system approved by the Los Altos 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. The applicant may propose
alternate means of achieving an acceptable water supply in lieu of fire sprinklers,
subject to the approval of the Fire Department.
26. A fire hydrant shall be installed within 500 feet of the residence, to the
satisfaction of the Fire Department,prior to final inspection.
Condition #26 is the one that the applicant is requesting relief from. The following are
the applicant's reasons for not complying with the condition, with staff's response in
italics:
1. The living area is 3,741 square feet and is one of the smallest new residences
under construction in the Town. - •
The total floor area is 4,399 square feet including garage, and the required fire
flow is based on this number. The Fire Department determines the required fire
flow based on the size of the structure (1,750 gallons per minute in this case).
The closest hydrant has a calculated flow of 1,000 gallons per minute at 20 psi,
which does not meet the minimum requirement for a 4,399 square foot residence.
If a fire sprinkler system is provided, the required fire flow may be reduced by
half, which is what was done with this project.
2. Fire sprinklers have been installed in all living areas, including the attic and
garage.
The required fire flow may also be achieved through installation of fire
hydrant(s), storage tanks or other means as approved by the Fire Department.
The fire hydrant was requested because there is not one within 500 feet, as
required by the Uniform Fire Code. Even if the flow rate were adequate, fire
sprinklers would have been required because the travel distance to the residence
_ is more than 150 feet from the road where the hydrant is located, and it is more
than 150 feet to the back of the house from the parking location for a fire vehicle.
If the house had not been sprinklered, it would have been necessary to install
more than one hydrant or to provide some other means to meet the flow
requirement.
Planning Commission
December 9, 1998
Lands of Rabbani
Page 3
3. The distance between the existing fire hydrant at the corner of Darling Lane and
Burke Road is approximately 600 feet (not 700 to 800 as stated).
The Fire Department's letter of November 30, 1998 states that the hydrant is 630
feet from the site and is across the intersection of Burke and Darling (see
Attachment 2). The requirement is for the hydrant to be 500 feet or closer, with
the optimum distance being 250 feet.
4. The pressure of the existing hydrant is much more than 20 psi as suggested by the
Fire Department.
The flow rate is based on 20 psi minimum and the hydrant meets this requirement.
However, the hydrant is more than 500 feet from the residence, and does not meet
the spacing requirement.
5. There are two existing fire hydrants by Burke Road within 1,000 feet of the
residence.
The proximity of the two fire hydrants in the area of the,property does not meet
the requirement to have a hydrant within 500 feet of the residence.
6. There is no extension of the water main in Darling Lane and the cost of the
extension is the sole burden of the applicant. The estimated $40,000 cost is an
undue financial burden on the applicant.
Staff is not aware of any refitnd policy from the water company when a property
owner extends a water line. When a project is required to install a fire hydrant,
water line or other utility it is usually at the expense of the applicant. $40,000, if
that is an accurate figure, is the cost of providing adequate fire protection to a
home and property that will be valued at well.over one million dollars.
7. The Fire Department does not enforce the same requirements in any other city or
county. -
The Santa Clara County Fire Department applies the same regulations to all
cities and unincorporated county lands under its jurisdiction. Some cities may
adopt other provisions in addition to those in the 1994 Uniform Fire Code (these
are in addition to the UFC and are more stringent requirements). For example,
the City of Sunnyvale requires fire sprinkler systems in all new residences and
secondary units regardless of size. The requirements placed on the Rabbani
project were not arbitrary, but were based on the 1994 UFC, and the project was
conditioned accordingly. Other property owners in the Town have been required
to install both a sprinkler system and a fire hydrant based on site characteristics,
proximity to the main road and location of the nearest hydrant (examples: 11985
Magdalena Avenue - Leach; 25810 Vinedo Lane - Rose; and 12248 Via Arline -
Boissiere & Locker).
Planning Commission
December 9, 1998
Lands of Rabbani
Page 4
In summary, staff does not believe that there is a basis for not requiring the requested fire
hydrant, and recommends that the Planning Commission uphold its original decision.
Staff is available to answer any questions from the Commission or any member of the
community.
ATTACHMENTS:
1. Letter from applicant's representative,received October 26, 1998 (two pages)
2. Original comments from Santa Clara County Fire Department, dated January 29,
1997 (two pages)
3. Letter from Santa Clara County Fire Department dated November 30, 1998 (one
page)
cc: Mr. &Mrs. Mehdi Mohammadian
6222 Mojave Drive
San Jose, CA 95120
Mr. &Mrs. Jamal Rabbani
6557 Garden Oak Court
San Jose, CA 95120
AllALCMttrltiN
M. Mohammadian&J. Rabbani
6557 Garden Oak Court
San Jose, CA. 95120
October 25, 1998
•
Planning Commission
Town of Los Altos Hills
26379 Fremont Road
— Los Altos Hills, CA. 94022
To Whom it May Concern:
RE: File#4-97-ZP-SD GD
25630 Darling Lane
New Resident
By this letter we wish to object to the unfair and discriminatory conditions
adopted by the planning commission based on the recommendations of the Santa Clara
County central Fire protection district. Due to the following facts:
1. The total living area under construction is 3,741 square feet; one of the SMALLEST
NEW RESIDENCE'S under construction in this town.
2. ALL Living Areas, including the Attic and the Garage, have been installed with
Automatic Fire Sprinklers,with two pressure tanks and multi- stage pump,-which
has cost us an excess of $12,000.
**The existing water pressure at the building is 60 to 80 PSI,which is more than the
initial specification of the CA. Water Company and Fire department, which have it at 20
to 35 PSI.
3. The distance between the existing Fire Hydrant at the corner of Darling Lane and
Burke Road and the building is approximately 600 feet and not 700 to 800 feet as written
in their report.
4. The pressure of the water by the existing Hydrant is much more than 20 PSI as
suggested by the Fire department.
5. There are two existing fire hydrants by Burke Road within 1000 feet of the building
6. There is no extension of the California main water in Darling Lane. The cost of this
extension we were told in 1997 was less than$20,000 and refundable,but based on the
California water company proposal the cost of the extension and one fire hydrant will
be approximately$40,000 and it is not refundable anymore. This is not only unfair
but it creates an undue financial burden on us.
7. The Fire Department requirement is unfair and discriminatory for residents of the
Town of Los Altos Hills because there is no enforcement in any other city in this county. .
This recommendation places extra and undue costs upon residents. This is especially
true for us as this recommendation would cost us approximately$40,000 on top of all the
precautions that we have already installed. We have installed fire sprinklers, which have
cost us in excess of $12,000.
Therefore,by this letter we will ask that the Planning Commission reconsider their
position on this matter and relieve us from the extension of the water main to Darling
Lane and the installation of a new fire hydrant.
Thank you for your time and attention to this matter.
Yours Sincerely
k.
M.Mohammadian
ATTAC A8 NT 4
ii;c4T_Ri
RECEIVED
�`-`,' ' : SANTA CLARA COUNTY
r,��=����,. JAN 3 Q X997
E. CENTRAL FIRE PROTECTION DISTRICT
aA : �1.. k' 14700 WINCHESTER BOULEVARD TOWN OF LOS ALTOS HILLS
4,0 cures .s,•0 LOS GATOS, CA 95030-1818 (408)3784010
SERVICE SINCE 1947 FAX(408)378-9342
January 29, 1997 .
Suzanne Davis, Planner
— Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills CA 94022
RE: File#4-97-ZP-SD
Lands of Rabbani
1344-0-Burke-Read- 25630 Dari T (ale.
- New residence and pool
Dear Suzanne:
Notes to Applicant:
The access to this residence serves two residences, is measured to be approximately 800 plus feet
from the public access to the first portion of the building for Fire Department access. The access
to this residence shall meet all provisions of Section 902 of the Uniform Fire Code relating to Fire
Department Access excluding the width requirement which shall be maintained at 14 feet. The
access is determined to be from Burke Road, the public way, and the residence.
Fire apparatus access roads shall have an unobstructed vertical clearance of 13 feet 6 inches.
1994 UFC, Section 902.2.2.1
Note: This vertical clearance shall be maintained.
Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire
apparatus and shall be provided a surface so as to provide all-weather driving capabilities.
1994 UFC, Section 902.2.2.2
Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with
approved provisions for the turning around of fire apparatus.
1994 UFC, Section 902.2.2.4 _
The gradient for a fire apparatus access road shall not exceed 17% grade.
1994 UFC, Section 902.2.2.6
Proudly Serving Santa Clara County and the communities of:
Campbell,Cupertino,Los Altos,Los Altos Hills,Los Gatos,
Monte Sereno,Morgan Hill,and Saratoga
Approved numbers or addresses shall be placed on all new buildings in such a position so as to be
plainly visible and legible from the street or road fronting the property. Numbers shall contrast
with their background.
1994 UFC, Section 901.4.4
An approved water supply capable of supplying the required fire flow for fire protection shall be
provided to all premises upon which buildings are constructed. Water supply is allowed to consist
of reservoirs, pressure tanks, water mains, or other fixed systems capable of providing the
required fire flow. In setting the requirements for fire flow, we are guided by Appendix III-A.
1994 UFC, Section 903
The minimum fire flow duration requirements for one-and two-family dwellings having a fire area
which does not exceed 3,600 square feet shall be 1,000 gallons per minute. Fire flow and flow
duration for dwellings having a fire area in excess of 3,600 square feet shall not be less than that
specified in Table A-III-A-1.
EXCEPTION: A reduction in required fire flow of 50 percent, as approved by the chief,
is allowed when the building is provided with an approved automatic sprinkler system.
1994 UFC, Appendix III-A, Section 5
The Fire Area for this project is approximately 4,399 square feet. The minimum required fire
flow for a dwelling of this size requires a fire flow of 1,750 gallons per minute. The closest
hydrant to this property has a calculated flow at 20 psi residual of 1,000 gallons per minute. The
closest hydrant does not meet the required flow for this residence.
The location, number and type of fire hydrants connected to a water supply capable of delivering
the required fire flow shall be provided on the public street or on the site of the premises or both
to be protected as required by the chief. In setting the location and number of fire hydrants we
are guided by Appendix III-B. Fire hydrants shall be accessible to fire department apparatus by
roads meeting the requirements of Section 902.2.
1994 UFC, Section 903
Applicant shall demonstrate meeting requirements of Section 903 and Appendix III-A and III-B.
Copies of these two appendices are provided. -
The Fire Department can be reached at (408) 378-4010 for clarification of items listed.
Sincerely,
Cal-L-JCAISef
Daniel Dunlap
District Chief
• 11/30/98 12:55 ]408 378 9342 Lrrli L.Ed vuG/UUL
ATTACHMENT 3
4. c °6+,A FIRE DEPARTMENT
c M3111,14�!1 'A SANTA CLARA COUNTY
if EST.1947` 14700 Winchester Blvd., Los Gatos, CA 95032-1818
COURTESY b SERVICE (408)378-4010(phone)• (408)378-9342(fax)
November 30, 1998
Ms. Suzanne Davis, Planner
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Subject: 25630 Darling Lane
Dear Ms. Davis,
Following a file review of this project, I find that the previously issued
developmental review comments from this department are well founded in
regards to the need for a new public fire hydrant installation. The Uniform
Fire Code calls for fire flow to be provided via fire hydrants for any new or
modified building. The fire flow shall be derived from fire hydrants
appropriately spaced. The residential fire hydrant spacing is 500' between fire
hydrants such that a hydrant would be spotted within 250' of a subject parcel.
This is not the existing case at this property. In fact the nearest off-site fire
hydrant is located some 630' away from the site at and across the intersection
of Burke Road @ Darling Lane.
The conditions of approval called for both a fire sprinkler system to be
installed as well as a new hydrant to be installed. We would continue to
recommend the inclusion of the fire hydrant installation today based upon
existing hydrant spacing conditions.
Should you need any further information from this department relative to
this subject, please feel free to contact myself. -
Sincerely,
tjz4/.
Wayne A. Hokanson
Deputy Fire Marshal II
Fire Prevention Division
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