HomeMy WebLinkAbout3.3 ITEM 3.3
TOWN OF LOS ALTOS HILLS March 5, 2015
Staff Report to the Planning Commission
SUBJECT: SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING
PLAN; LANDS OF MAUPILE; 26970 ORCHARD HILL LANE; FILE
#387-14-ZP-SD.
FROM: Suzanne Avila,AICP, Planning Director 5A,
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit for the Landscape Screening Plan, subject
to the conditions of approval in Attachment#1.
BACKGROUND
On May 9, 2013, the Planning Commission approved plans for a new 5,691 square foot
residence with a 4,273 square foot basement. A condition of approval requires review of
the landscape screening plan by the Commission. The.Planning Commission meeting
minutes and staff report for the new residence are included as Attachments 2 and 3.
The property is accessed from a 30 foot wide ingress-egress easement that extends off the
Orchard Hill Lane cul-de-sac. As part of the project the garage access was moved to the
west side of the property, off the ingress-egress easement. The change of access resulted
in the removal of a portion of an existing hedge that runs along the side of the property,
parallel to the private driveway. The perimeter vegetation has otherwise been retained and
the owners have focused on planting to soften the view of the house from the driveway
entrances, and filling in planters around the new residence and a gap in vegetation along
the east property line.
CODE REQUIREMENTS
The requested Site Development Permit is referred to the Planning Commission for review,
pursuant to Section 10-2.1305(c)of the Site Development Ordinance. Criteria from Article
8 of the Site Development Ordinance is utilized to evaluate landscape plans, address
erosion, noise, visual effects, maintenance, tree preservation, views, size and placement,
and amount of planting required to adequately screen new construction.
DISCUSSION
Landscape Screening Plan
The proposed landscape screening plan includes 18 26-inch box trees, 116 15-gallon
shrubs, 200+ 5-gallon shrubs, and native grasses and succulents (see sheet L3.0 of the
landscape plans, Attachment 6). The applicant has shared their plans with surrounding
Planning Commission
Lands of Maupile—Landscape Screening
March 5,2015
Page 2
neighbors. Attachment 5 includes communication from six neighbors stating that they have
reviewed the plans and have no objections.
Fencing
The applicant is proposing to install driveway gates on both driveways. A wall will be
installed with the north driveway gates and will turn and run parallel to the east property
line(see sheet L-1.0 of the landscape plans). The west driveway gates will also have a wall
that will connect to a wood fence that will run parallel to the west property line. Fencing
and gate details are shown on sheet L-6.0 of the plans.
Outdoor Lighting
Outdoor lighting was approved with the new residence. The only new lighting that has
been proposed with the landscape plan consists of one down light at each driveway and
four down directed path lights along the walkway to the terrace at the rear of the house(see
sheets L1-0 and L5.0 of the landscape plans). Proposed lighting complies with the Town's
Outdoor Lighting Policy.
Town Committee Review
The Environmental Design and Protection Committee reviewed the plans and visited the
site. The Committee commented on the planting plan and light fixtures and did not have
any recommended changes (see Attachment 4)
ENVIRONMENTAL CLEARANCE (CEQA)
The proposed landscape screening and fencing is categorically exempt from the provisions
of the California Environmental Quality Act pursuant to Sections 15303(e) and 15304(b).
ATTACHMENTS
1. Recommended Conditions of Approval
2. Excerpt from May 9, 2013 Planning Commission Minutes (two pages)
3. May 9, 2013 Staff Report to Planning Commission(10 pages)
4. Environmental Design and Protection Committee comments (one page), received
December 19, 2014
5. Neighbor correspondence(six pages)
6. Landscape Plans (19 sheets)
Planning Commission ATTACHMENT 1
Lands of Maupile—Landscape Screening
March 5,2015
Page 3
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A LANDSCAPE SCREENING PLAN
LANDS OF MAUPILE, 26970 ORCHARD HILL WAY
File#387-14-ZP-SD
A. PLANNING DEPARTMENT:
1. Any further changes or modifications to the approved plan or the required
landscaping shall be first reviewed and approved by the Planning Director or
Planning Commission, depending on the scope of changes, prior to planting or
commencement of work.
2. All trees and 15-gallon shrubs shown on the plans shall be installed prior to final
inspection of the new residence. All exposed slopes must be replanted for erosion
control to the satisfaction of the Engineering Department prior to final inspection.
3. Four pathway lights and two down directed driveway entry lights are approved.
No lighting is permitted within setbacks except the two driveway entry lights.
The pathway and driveway entry lights are in addition to outdoor lighting
approved with the Site Development Permit for the new residence. Any
additional lighting shall be submitted for Planning Department review and
approval prior to installation. Lighting shall be the minimum needed for safety,
shall be down shielded, low wattage, shall not encroach or reflect on adjacent
properties, and the source of the lighting shall not be visible from off the site.
4. A landscape maintenance and water use deposit of$5,000.00 shall be posted prior
to final inspection of the new residence. An inspection of the screening plantings
to ensure adequate establishment and maintenance shall be made two years after
installation. Prior to deposit release, the property owner shall also furnish to the
Town the second year (months 13-24 following receipt of the Certificate of
Completion) of water use and billing data from the subject property's water
purveyor. If the site water usage exceeds the calculated PWB,the deposit will be
held for an additional 12 months. At the end of the additional 12 month period,
the property owner shall provide the Town with the previous 12 months (months
25-36) of water use and billing data from the subject property's water purveyor.
If the water usage still exceeds the estimated PWB, the deposit shall be forfeited
to the Town, in full. All Town staff time and materials expended to ensure
compliance with this condition will be deducted from the deposit.
5. The property owner shall contact the Building Department and acquire any and
all required building permits prior to commencement of work on landscape or
hardscape.
Planning Commission
Lands of Maupile—Landscape Screening
March 5,2015
Page 4
6. Fencing and gates are approved as shown on the plans. Any additional fencing
requires review and approval by the Planning Department prior to installation.
Fences shall not encroach within any easements on the property.
B. ENGINEERING DEPARTMENT:
7. Any revisions or additions to the previously approved grading and drainage plan
shall be submitted for review by the Town Engineering Depaitment. The plan
shall be reviewed and approved prior by the Engineering Department prior to the
commencement of the project. The approved plan shall be stamped and signed
by the project engineer and shall supersede the previously approved grading and
drainage plan.
8. No grading shall take place during the grading moratorium (October 15 to April
15) except with prior approval from the City Engineer. No grading shall take
place within ten feet of any property line.
9. Any, and all, areas on the project site that have the native material disturbed shall
be protected for erosion control during the rainy season and shall be replanted
prior to final inspection.
10. All irrigation systems must be located at least five feet from the Town's pathways
and outside of the public right-of-way and public utility easements. Town staff
shall inspect the site and any deficiencies shall be corrected to the satisfaction of
the Engineering Department prior to final inspection.
C. SANTA CLARA COUNTY FIRE DEPARTMENT:
11. Gate installations shall conform to Fire Department Standard Details and
Specification G-1, and when open, shall not obstruct any portion of the required
width for emergency access roadways or driveways. Locks, if provided, shall be
Fire Department approved, prior to installation. If the gates are operated
electronically, an approved Knox key switch shall be installed. If operated
manually, an approved Knox padlock shall be installed. Gates providing access
from a road to a driveway or other roadway shall be at least 30 feet from the road
being exited.
Project approval may be appealed if done so in writing within 22 days of the action.
Building Permits cannot be accepted until the appeal period has lapsed.
NOTE: The Site Development Permit is valid for one year from the approval date (until
March 5, 2016). 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.
Planning Commission
Lands of Maupile—Landscape Screening
March 5,2015
Page 5
Please refer to the Conditions of Project Approval set forth herein. If you believe that these
Conditions impose any fees, dedications, reservation or other exactions under the
California Government Code Section 66000,you are hereby notified that these Conditions
constitute written notice of a statement of the amount of such fees, and/or a description of
the dedications,reservations, and other exactions. You are hereby further notified that the
90-day approval period in which you may protest such fees, dedications,reservations, and
other exactions,pursuant to Government Code Section 66020(a),has begun. If you fail to
file a protest within this 90-day period complying with all of the requirements of Section
66020, you will be legally barred from later challenging such exactions.
ATTACHMENT 2
Approved June 6,2013
Permit and Conditional Use Permit Amendment for a 830 square foot addition •
the existing fitness center on the lower floor of the clubhouse building. The • otion
was seconded by Commissioner Tankha.
AYES Commissioner Couperus, Co I ssioner Mandle, Chair Partridge,
Commissioner Tankha
NOES: Commissioner Ab . am
ABSENT: None
AB STA • one
•TION CARRIED.
33 LANDS OF MAUPILE REVOCABLE TRUST, 26970 Orchard Hill Lane; File
#36-13-ZP-SD-GD:, A request for a Site Development Permit for a 5,691 sq. ft.
two-story new residence (maximum height: 27 feet). The proposal includes a
4,264 sq. ft. combination basement/bunker and a relocated driveway access.
CEQA Review: Categorical Exemption per Section 15303 (a) (staff-Brian
Froelich).
Associate Planner Brian Froelich presented the Staff Report.
The Commission asked..questions.of staff. ,
Chair Partridge opened the PUBLIC HEARING.
Architect Ken Linsteadt spoke on behalf of the project.
The Commission asked questions of the architect.
Alexander Atkins, Los Altos Hills, spoke in support of the project, but is
concerned how the construction will affect traffic on the street as it is narrow.
Chair Partridge closed the PUBLIC HEARING.-
Commission discussion ensued.
MOTION MADE: Commissioner Abraham moved to approve a request for a Site
Development Permit for a 5,691 sq. ft. two-story new residence (maximum a, a
4,264 sq. ft. combination basement/bunker and a relocated driveway access, with
the added condition that they change the exterior paint to conform to the Town
Planning Commission Special Meeting Minutes
May 9,2013
Approved June 6,2013
standard of a reflectivity value of less than 50. The motion lacked a second and
was lost.
MOTION MADE AND SECONDED: Commissioner Couperus moved to approve
a request for a Site Development Permit for a 5,691 sq. ft. two-story new residence,
a 4,264 sq. ft. combination basement/bunker, and a relocated driveway access, with
the added condition that the Landscape Screening plan come before the Planning
Commission. The motion was seconded by Commissioner Tankha.
AYES: Commissioner Couperus, Commissioner Mandle, Chair Partridge,
Commissioner Tankha
NOES: Commissioner Abraham
ABSENT: None
ABSTAIN: None
MOTION CARRIED.
4. OLD BUSINESS - Discussion of Amendments to Setback Ordinance Section 10-1.51
of the LAHMC) (Continued to the next Planning Commission meeting).
5. NEW BUSINESS
5.1 Consideration of Amendment to Develo s ment Area P• 'c Re.ardin. Artificial
Turf(staff-Debbie Pedro).
Planning Director Debbie Pedro present-,e e Staff Report.
The Commission asked questions staff.
Chair Partridge opene. e PUBLIC HEARING.
Chair of the 'ronmental Design and Protection Committee (EDP) Pat Ley
stated that the past the artificial turf had been known to be dangerous, toxic, and
have . - unpleasant odor.
Chair Partridge closed the PUBLIC HEARING.
Commission discussion ensued.
Planning Commission Special Meeting Minutes
May 9,2013
ATTACHMENT 3
TOWN OF LOS ALTOS HILLS May 9, 2013
Staff Report to the Planning Commission
SUBJECT: A REQUEST FOR A SITE DEVELOPMENT PERMIT FOR A NEW TWO
STORY RESIDENCE WITH A BASEMENT, PARTIAL BUNKER, AND
RELOCATED DRIVEWAY ACCESS; LANDS OF MAUPILE; 26970
ORCHARD HILL LANE; FILE#36-13-ZP-SD-GD
FROM: Brian Froelich, AICP, Associate Planner
APPROVED: Debbie Pedro, AICP, Planning Director
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit for the new residence, basement, bunker, and
relocated driveway access subject to the recommended Conditions of Approval in Attachment
#1.
BACKGROUND
The subject property is accessed from a 30' wide ingress/egress easement that extends from the
end of the Orchard Hill Lane cul-de-sac. There is currently a 3,669 square foot residence and
garage that was originally built in 1940. The property also contains a swimming pool and pool
cabana. The site has a mild 9.5% slope with surrounding land uses being all single-family homes
on 1+ acre properties. The site contains three (3) heritage oak trees, several other mature trees,
and an established hedge at the property perimeter.
The proposed Site Development Permit includes demolition of the existing house, garage, and
carport structures and construction of a new 5,691 square foot two story residence with a 4,273
square foot basement. No heritage oak trees or substantial vegetation are proposed for removal.
CODE REQUIREMENTS
The proposal requires Planning Commission review per Section 10-1.202 (Basements) of the
Zoning Ordinance. The Planning Commission must review all applications for bunkers. Bunkers
can be approved when the Planning Commission finds that such structures do not encroach in
setbacks, are a minimum of eighteen (18) inches below natural grade, are wholly underground
except for required exiting, lighting and ventilation and are counted as development area except
when placed under a surface already counted as development area (Basement Ordinance-
Attachment#5).
Staff Report to the Planning Commission
Lands of Maupile
26970 Orchard hill Lane
May 9,2013
Page 2 of 10
DISCUSSION
Site Data:
Net Lot Area: 0.94 acres
Average Slope: 9.5%
Lot Unit Factor: 0.949
Area Maximum Proposed Existing Increase Left
Development 14,235 14,113 14,247 -134 122
Floor 5,694 5,691 4,515 1,176 3
Basement/Bunker area exempt from Floor Area=4,264 square feet
Site and Architecture
The proposed project meets the setback, height, floor area, and development area requirements
established in Title 10, Zoning and Site Development, of the Los Altos Hills Municipal Code.
The project also complies with the Grading Policy and Basement Ordinance.
The proposed setbacks are as follows:
Setbacks: Minimum Proposed
Front(North) 40 ft. 50 ft.
Side(West) 30 ft. 31 ft.
Side(East) 30 ft. 36 ft.
Rear(North) 30 ft. 140 ft.
The maximum building height on a vertical plane is 24' and the maximum overall height of the
building from the lowest point to the highest point is 35'.
Proposed exterior building materials include a combination of stucco and stone cladding. The
stucco is to be painted a light grey/cream color specified as Benjamin Moore Soft Chamois.
The basement level has two areas that are not directly below floor area above and constitute
bunkers. The basement and bunkers are wholly underground and exempt from floor area
calculations pursuant to Section 10-1.202 of the Municipal Code. The basement/bunker level has
one(1) lightwell and also daylights at the garage door.
Driveway&Parking
The existing driveway will be demolished with access relocated to the west along the access
easement. The new driveway will lead to an underground basement/bunker garage where all
required parking is housed in a below ground motor court.
Staff Report to the Planning Commission
Lands of Maupile
26970 Orchard hill Lane
May 9,2013
Page 3 of 10
The garage and parking design is somewhat atypical being entirely below ground but the design
meets the minimum requirements for access to the parking spaces and backup space.
Trees &Landscaping
The site contains three (3) heritage oak trees (12" diameter and larger), two (2) of the oak trees
are in proximity to proposed construction. The project arborist has provided recommendations
for protection of the trees during construction that includes typical fencing. Condition #13
specifies the requirement for installation of tree protection fencing per Town standards. The site
contains one eucalyptus tree that is required to be removed per Section 10-2.802 (condition#2).
Additional landscaping includes several existing pepper and palm trees and a hedge around the
property boundary. Portions of the hedge will be removed for the relocated driveway access,
however, the applicant intends to retain the remainder of the existing landscape.
Grading and Drainage
The proposed grading includes 1,845 cubic yards of cut, 185 cubic yards of fill, and 1,660 cubic
yards will exported off site. The new basement/bunker and driveway comprise the majority of
cut.
Storm water runoff is to be collected at various area drains and piped into a 20 foot long, 36 inch
diameter perforated detention pipe laid in drain rock. The system's required storage volume is
calculated based on the proposed net increase in two dimensional impervious square footage.
That number is entered into a standardized Santa Clara County formula for a one hour, 10 year
storm event. All projects in the Town are subject to this same standard.
Neighbor Comments
As of the writing of this report, one neighbor that viewed the story poles has come in to Town
Hall to review the plans but had no formal comment.
Fire Depailment Review
The Santa Clara County Fire Department has reviewed the proposal and is requiring a sprinkler
system throughout the building(Attachment#3).
Committee Review
The Pathways Committee recommends the applicant pay an in-lieu fee(condition#23).
The Environmental Design and Protection Committee had comments and concerns about the
proposed pool, which has now been removed from the proposal (Attachment#4).
Staff Report to the Planning Commission
Lands of Maupile
26970 Orchard hill Lane
May 9,2013
Page 4 of 10
Green Building Ordinance
The new residence is projected to achieve 74 points in Build it Green's GreenPoint Rated
program.The minimum required is 50 GreenPoints.
CEOA STATUS
The project is categorically exempt under CEQA per Sections 15303 (a).
ATTACHMENTS
1. Recommended Conditions of Approval
2. Project Worksheet#2 dated March 27, 2013
3. Recommendations from Santa Clara County Fire Department dated February 15, 2013
4. Comments from Environmental Design and Protection Committee dated February 25, 2013
5. Los Altos Hills Basement Ordinance
6. Arborist Report prepared by Urban Tree Management Inc. dated January 21, 2013
Staff Report to the Planning Commission
Lands of Maupile
26970 Orchard hill Lane
May 9,2013
Page 5 of 10
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT.
FOR A NEW RESIDENCE, BASEMENT,BUNKER, AND RELOCATED DRIVEWAY
ACCESS
LANDS OF MAUPILE 26970 ORCHARD HILL LANE
File#36-13-ZP-SD-GD
A. PLANNING DEPARTMENT - Please work with Brian Froelich, Associate Planner to
complete the following conditions, 650-947-2505:
1. No other modifications to the approved plans are allowed except as otherwise first
reviewed and approved by the Planning Director or the Planning Commission,
depending on the scope of the changes.
2. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River
Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum (E.
melliodora), or Manna Gum (E. viminalis) eucalyptus trees on the property
located within 150' of any structures or roadways shall be removed prior to final
inspection. Removal of eucalyptus trees shall take place between the beginning of
August and the end of January to avoid disturbance of nesting birds protected
under the Federal Migratory Bird Treaty Act(MBTA) and California Department of
Fish and Game Code Section 3500 et seq unless a nesting bird survey is first
conducted and there is a determination that there are no active nests within the tree.
3. After completion of rough framing or at least six (6) months prior to scheduling a
final inspection, the applicant shall submit landscape screening and erosion
control plans for review by the Planning Commission. The application for
landscape screening and erosion control shall be accompanied by the applicable
fee and deposit. The plans shall be reviewed at a noticed Planning Commission
hearing. Attention shall be given to plantings which will be adequate to break up
the view of the structures from surrounding properties and streets. All landscaping
required for screening purposes and for erosion control (as determined by the City
Engineer) must be installed prior to final inspection. The landscape screening
plan shall comply with Section 10-2.809 (water efficient landscaping) of the
Los Altos Hills Municipal Code.
4. A landscape maintenance deposit (minimum $5,000) shall be posted prior to final
inspection. An inspection of the landscape to ensure adequate establishment and
maintenance shall be made two years after the installation. The deposit will be
released at that following confirmation that required screening plantings have
remained viable.
Staff Report to the Planning Commission
Lands of Maupile
26970 Orchard hill Lane
May 9,2013
Page 6 of 10
5. Prior to requesting the foundation inspection, a registered civil engineer or
licensed land surveyor shall certify in writing and state that "the location of the
new residence and roof eaves are no less than 40'from the front property line
and 30' from the side and rear property lines." The elevation of the new
residence shall be similarly certified in writing to state that "the elevation of the
new residence matches the elevation and location shown on the Site Development
plan." The applicant shall submit the stamped and signed letter(s) to the
Planning Department prior to fmal inspection.
6. Prior to requesting the fmal framing inspection, a registered civil engineer or
licensed land surveyor shall certify in writing and state that "the height of the new
residence complies with the 27' maximum structure height, measured as the
vertical distance at any point from the building pad or basement plate, to the
highest part of the roof structure directly above." The overall structure height
shall be similarly certified in writing and state that "all points of the building
(including chimneys and appurtenances) lie within a thirty-five (35') foot
horizontal band based, measured from the lowest visible natural or finished grade
topographical elevation of the primary structure along the building line and the
highest topographical elevation of the roof of the structure." The applicant shall
submit the stamped and signed letter(s) to the Planning Department prior to
fmal inspection.
7. Any new fencing or gates require a separate permit review and approval by the
Planning Department,prior to installation.
8. Building mounted lighting shall be the minimum required. Light fixtures shall
have frosted glass or be shielded down lights. No lighting may be placed within
setbacks except two entry or driveway lights. Any additional outdoor lighting
shall be approved by the Planning Depai turent,prior to installation.
9. Skylights, if utilized, shall be designed and constructed to reduce emitted light
(tinted or colored glass, or other material). No lighting may be placed within
skylight wells.
10. Fire retardant roofing(Class A) is required for all new construction.
11. At time of submittal of plans for building plan check, the applicant shall
submit one of the following checklists to demonstrate compliance with the
Town's Green Building Ordinance:
a. A GreenPoint Rated checklist with the building permit application to
indicate that the project will achieve a minimum of fifty (50) points. The
checklist shall be completed by a qualified green building professional and
Staff Report to the Planning Commission
Lands of Maupile
26970 Orchard hill Lane
May 9,2013
Page 7 of 10
shall be attached to the front of the construction plans. The construction
plans shall include general notes or individual detail drawings, where
feasible, showing the green building measure to be used to attain the
required points.
b. A LEED for Homes checklist with the building permit application to
indicate that the project will achieve a minimum of forty-five (45) points
or LEED certification. The checklist shall be completed by a qualified
green building professional and shall be attached to the front of the
construction plans. The construction plans shall include general notes or
individual detail drawings, where feasible, showing the green building
measure to be used to attain the required points.
12. Prior to fmal inspection and occupancy, a qualified green building professional
shall provide documentation verifying that the building was constructed in
compliance with GreenPoint Rated or LEED® certification.
13. Prior to beginning any grading operation, tree fencing for all oak trees 12" in
diameter and greater in the areas of work. The tree protection measures must be
implemented throughout the course of construction. 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. No storage of equipment, vehicles or debris shall be allowed within
the drip lines of these trees.
Tree fencing requirements:
• Fencing shall be located at the drip line of the tree or trees.
• All trees to be preserved shall be protected with chain link fences with a minimum
height of five feet(5') above grade.
• Fences are to be mounted on two-inch diameter galvanized iron posts,driven into
the ground to a depth of at least two feet(2') at no more than 10-foot spacing.
• Fencing shall be rigidly supported and maintained during all construction periods.
• No storage of equipment, vehicles or debris shall be allowed within the drip lines
of these trees at any time.
• No trenching shall occur beneath the drip line of any trees to be saved.
14. The applicant shall pay School District fees to either the Los Altos School District
or the Palo Alto Unified School District, as applicable, prior to acceptance of
plans for building plan check. The applicant must take a copy of Worksheet #2
to the school district offices (both elementary and high school in the Los Altos
School District),pay the appropriate fees and provide the Town with a copy of the
receipts.
Staff Report to the Planning Commission
Lands of Maupile
26970 Orchard hill Lane
May 9,2013
Page 8 of 10
B. ENGINEERING DEPARTMENT - Please work with John Chau, Assistant Engineer
to complete the following conditions, 650-947-2510:
15. Peak discharge at 26970 Orchard Hill Lane, as a result of Site Development
Permit 36-13, shall not exceed the existing pre-development peak discharge value
of the property. Detention storage must be incorporated into the project to reduce
the predicted peak discharge to the pre-development value. Provide the data and
peak discharge hydrologic model(s) utilized, as well as, the calculations of the
peak discharge value prior and post development. Determine the design peak
runoff rate for a 10-year return period storm and provide detention storage design
plans to reduce the predicted peak discharge to the pre-development value. All
documentation, calculations, and detention storage design (2 plan copies) shall be
submitted for review and approval to the satisfaction of the City Engineer prior to
acceptance of plans for building plan check.
16. The Engineer of Record shall observe the installation of the drainage system,
construction of the energy dissipators, and completion of the grading activities
and state that items have been installed and constructed per the approved plans. A
stamped and signed letter shall be prepared and submitted to the Town prior to
final inspection.
17. 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 Depai'Anent. No grading shall take place during the grading
moratorium (October 15 to April 15) except with prior approval from the City
Engineer. No grading shall take place within ten feet of any property line except
to allow for the construction of the driveway access.
18. All public utility services serving this property shall be placed underground. The
applicant should contact PG&E immediately after issuance of building permit to
start the application process for undergrounding utilities which can take up to 6-8
months.
19. Two copies of an erosion and sediment control plan shall be submitted for review
and approval by the Engineering Department prior to acceptance of plans for
building plan check. The contractor and the property owner shall comply with all
appropriate requirements of the Town's NPDES permit relative to grading and
erosion/sediment control. The first 100 feet of the driveway shall be rocked
during construction and all cut and fill slopes shall be protected from erosion. All
areas on the site that have the native soil disturbed shall be protected for erosion
control during the rainy season and shall be replanted prior to final inspection.
Staff Report to the Planning Commission
Lands of Maupile
26970 Orchard hill Lane
May 9,2013
Page 9 of 10
20. Two copies of a grading and construction operation plan shall be submitted by the
property owner for review and approval by the City Engineer and Planning
Director prior to acceptance of plans for building plan check The
grading/construction operation plan shall address truck traffic issues regarding
dust, noise, and vehicular and pedestrian traffic safety on Orchard Hill Lane and
surrounding roadways, storage of construction materials, placement of sanitary
facilities, parking for construction vehicles, clean-up area, and parking for
construction personnel. A debris box (trash dumpster) shall be placed on site for
collection of construction debris. Arrangements must be made with the
GreenWaste Recovery, Inc. for the debris box, since they have a franchise with
the Town and no other hauler is allowed within the Town limits.
21. 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
22. The property owner shall be required to connect to the public sanitary sewer prior
to final inspection. An encroachment permit shall be required for all work
proposed within the public right of way prior to start work.
23. The property owner shall pay a pathway fee of $53.00 per linear foot of the
average width of the property prior to acceptance of plans for building plan
check
C. FIRE DEPARTMENT - Please work with the Santa Clara County Fire Department to
complete the following conditions, 408-378-4010:
24. An automatic residential fire sprinkler system approved by the Santa Clara County
Fire Department shall be included in all portions of the building. Three sets of plans
prepared by a sprinkler contractor shall be submitted to the Santa Clara County Fire
Department (14700 Winchester Blvd., Los Gatos, CA 95032) for review and
approval. The sprinklers shall be inspected and approved by the Fire Department,
prior to final inspection and occupancy of the new residence.
25. 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.
1 i
Staff Report to the Planning Commission
Lands of Maupile
26970 Orchard hill Lane
May 9,2013
Page 10 of 10
CONDITION NUMBERS 14, 15, 19,20,21 and 23 SHALL BE COMPLETED AND SIGNED
OFF BY THE PLANNING DEPARTMENT OR THE ENGINEERING DEPARTMENT
PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE
BUILDING DEPARTMENT.
Project approval may be appealed if done so in writing and with the applicable fee within 22
days of the date of project approval or denial. The Building Department cannot accept
construction documents and plans until the appeal period has lapsed and the applicant has
satisfactorily completed all applicable project conditions.
Upon completion of the construction, a final inspection shall be required to be set with the
Planning and Engineering Departments two weeks prior to final building inspection approval.
NOTE: The Site Development permit is valid for one year from the approval date. 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.
Please refer to the Conditions of Project Approval set forth herein. If you believe that these
Conditions impose any fees, dedications, reservation or other exactions under the California
Government Code Section 66000, you are hereby notified that these Conditions constitute
written notice of a statement of the amount of such fees, and/or a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90-day approval
period in which you may protest such fees, dedications, reservations, and other exactions,
pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within
this 90-day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
ENVIROMENTAL DESIGN and PROTEC—" ATTACHMENT 4
Application For:
Applicant Name: ^ci
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Reviewed by Vit , eas.e-Q.
Date: IV. . ( ct . ( 1{—
COMMENTS
Site Impact
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Lighting aS2.
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Creeks
Drainage
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Easements
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RECEIVED
Mitigation
DEC 1'9 2014
TOWN OF owns as
wlw: Volunteer-LAH 12/5/14
ATTACHMENT 5
Suzanne Avila
From: Stuart Schmidt <sschmidt@smwb.com>
Sent: Monday, February 23, 2015 6:48 AM
To: Suzanne Avila
Cc: Thierry Maupile (tmaupile58@gmail.com)
Subject: 26970 Orchard Hill lane - Land of Maupile
Suzane Avila
LAH planning department
Hi Suzane,
I have met Thierry& Monica Maupile and reviewed their landscape plan submitted to the Los Altos Hills planning
commission.
My wife and I have no objection to the proposed plan. Please let me know if you need anything further.
Stuart
Stuart Schmidt
26980 Orchard Hill Ln.
Cell 650-218-8827
0
1
Suzanne Avila
From: Angie Rumi <angelarumi@yahoo.com>
Sent: Sunday, February 22, 2015 7:27 PM
To: Suzanne Avila
Cc: Eric Andrews
Subject: Maupile Landscape plan
To Suzane,
We have met Thierry& Monica Maupile and reviewed their landscape plan submitted to the Los Altos Hills planning
commission.
We have no objection to the proposed plan.
Please let us know if you have any questions.
Thank you,
Eric and Angela Andrews
26030 Newbridge Drive
Los Altos Hills
1
Suzanne Avila
From: Goutham Rao <goutham.rao@gmail.com>
Sent: Sunday, February 22, 2015 6:41 PM
To: tmaupile58@gmail.com; Suzanne Avila
Subject: Landscape Plan from 26970 Orchard Hill Lane
Hi Suzane,
We have met Thierry&Monica Maupile and reviewed their landscape plan submitted to the Los Altos Hills planning commission.
We have no objection to the proposed plan
Thanks
Goutham
26005 Newbridge
1 .
Suzanne Avila
From: Alexander Atkins <alex@alexatkinsdesign.com>
Sent: Sunday, February 22, 2015 6:31 PM
To: Suzanne Avila
Cc: Thierry Maupile
Subject: 26970 Orchard Hill lane - Land of Maupile
Suzanne:
We have met with Thierry& Monica Maupile and reviewed their landscape plan submitted to the Los Altos Hills planning
commission. Based on our review of their plans,we have no objection to the proposed plan.
Thank you.
Alex and Allison Atkins
1
Suzanne Avila
Subject: FW:26970 Orchard Hill lane - Land of Maupile
From:Jennifer Lefteroff[mailto:jlefteroff@yahoo.com]
Sent: Monday, February 23, 2015 11:56 AM
To:Thierry Maupile;Suzanne Avila
Subject: Re: 26970 Orchard Hill lane-Land of Maupile
Dear Ms. Avila,
I am the owner of 26950 Orchard Hill Lane. This is to inform you that I have met with Thierry and
Monica Maupile and reviewed their landscape plan submitted to the Los Altos.Hills Planning
Commission. I have no objection to the proposed plan.
Regards,
Jennifer Lefteroff
On Sunday, February 22, 2015 6:23 PM, Thierry Maupile<tmaupile58(a)_gmail.com>wrote:
1
Suzanne Avila
From: Chip Covell <chip.covell@yahoo.com>
Sent: Monday, February 23, 2015 3:13 PM
To: Suzanne Avila
Subject: Re:Thierry& Monica Maupile landscape Plans
Hi Suzane,
We have met Thierry & Monica Maupile and reviewed their landscape plan submitted to the Los Altos
Hills
planning commission.
We have no objections to the proposed plan
Regards,
Chip & Carmel Covell
26940 Orchard Hill Lane
1