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HomeMy WebLinkAbout3.4 ITEM 3.4 TOWN OF LOS ALTOS HILLS March 5, 2015 Staff Report to the Planning Commission SUBJECT: SITE DEVELOPMENT PERMIT FOR A NEW TWO STORY RESIDENCE WITH AN ATTACHED GARAGE AND SECOND UNIT; LANDS OF PATEL; 11637 DAWSON DRIVE; FILE#409-13-ZP-SD-GD FROM: Suzanne Avila, Planning Director SA 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 an undeveloped 7.04 acre parcel created with a three-lot subdivision approved by the Town in 2012 (Lands of Nicholson). The parcel map was recorded in December 2012. The site is accessed from Dawson Drive through a 25 foot wide panhandle. Adjacent properties to the south and west are developed with single family homes. The parcel to the east has a new residence under construction. Interstate 280 is located alongside the northern property line. There are a number of easements on the property including a large open space easement that encompasses a significant portion of the parcel as well as the following(refer to sheet C2.1 of the development plans,Attachment 6): • 10 foot Public Utility Easement • 20 foot Emergency Vehicle Access Easement • 15 foot and 25 foot Slope Easements • 10 foot and 20 foot Pathways Easements • 25 foot private Sanitary Sewer Easement • 20 foot Sanitary Sewer Easement All trees on the property, with the exception of one oak, are located within the Open Space Easement. Pathways are existing, having been constructed as part of the subdivision improvements. A portion of the pathway located within the panhandle will be modified with the driveway and utility installations. The project complies with Fast Track criteria, however, all of the proposed floor area is within a single building that will collectively be larger than 10,000 square feet, therefore the project is governed by the Estate Home Ordinance (total proposed floor area is 11,246 square feet). Estate Homes are required to be reviewed by the Planning Commission. Staff Report to the Planning Commission Lands of Patel March 5,2015 Page 2 of 12 CODE REQUIREMENTS Pursuant to Section 10-1.508 (Estate Homes Ordinance) of the Municipal Code, this application for a new residence has been forwarded to the Planning Commission for review. The Zoning and Site Development sections of the Municipal Code are used to evaluate proposed projects including floor and development area limitations, grading, drainage,height, setbacks, visibility and parking requirements. DISCUSSION Site Data: Gross Lot Area: 7.04 acres Net Lot Area: 1.457 acres Average Slope: 34.1% Lot Unit Factor: 3.407 Floor Area and Development Area (square feet): Area Maximum Existing Proposed Increase Remaining Development 25,553 0 18,325 18,325 7,228 Floor 17,035 0 11,246 11,246 5,789 Site and Architecture The applicant is requesting approval of a Site Development Permit to construct an 8,213 square foot three level residence with an attached 2,099 square foot garage and 934 square foot second unit. The total proposed floor area(11,246 square feet) also includes 882 square feet of space that exceeds 17-feet in height. The new residence has been sited within the buildable portion of the lot (the area that is not encumbered by easements or required setbacks). Sheet C1.1 of the development plans shows the buildable area of the lot(see Attachment 6). The lower level of the residence is 2,255 square feet and includes two bedrooms and bathrooms, mechanical room, wine cellar, theater, game room and wet bar. The lower level is partially daylighted and is counted as floor area since it does not fully comply with the Basement Ordinance. The main level has 3,977 square feet of living space including a foyer, living room, dining room, powder room, laundry room,mud room,butler's pantry,kitchen,nook, family room,master suite, and den, and a 2,099 square foot five car garage. The upper level has 2,915 square feet of living space including a master suite, two additional bedrooms with bathrooms, and a second unit that includes a bedroom, bathroom, living room, kitchen and laundry. The house has stepped elements,varying wall planes and articulation to break up the massing(see sheet 7 of the development plans). A variety of exterior building materials and the increased setbacks also help reduce the appearance of bulk. Staff Report to the Planning Commission Lands of Patel March 5,2015 Page 3 of 12 As required by the Estate Home Ordinance, the minimum setbacks are 44 feet from the front property line and 33 feet from the sides and rear property lines. The applicant has further increased the setbacks to take advantage of Municipal Code Section 10-1.504,which allows additional height up to 32 feet. Proposed setbacks are as follows: Front 46 feet Rear 128 feet West Side 234 feet East Side 532 feet The maximum building height on a vertical plane is 29'10" and the maximum overall height of the building from the lowest point to the highest point is 34'11". Proposed exterior materials consist of smooth finish stucco siding, stone accent, pre-cast columns and ballusters, wood windows, doors wood and rafter tails and a clay barrel tile roof Building elevations are shown on sheets 6 and 7 of the development plans. Green Building Ordinance The project is required to comply with the Green Building Ordinance. The new residence is designed to achieve 60 points under Build it Green's GreenPoint Rated program. A minimum of 50 points is required for certification. The GreenPoint Rated checklist is included in the development plans (see sheet G of Attachment 6). Condition#16 requires the applicant to submit documentation verifying that the new residence has been constructed to meet green building certification standards. Driveway&Parking A new driveway will be constructed from Dawson Drive, through the 25 foot wide panhandle that accesses the property. A required fire truck turnaround has been incorporated into the driveway design(see site plan, sheet 1 of the development plans). Pursuant to Section 10-1.601 of the Municipal Code,a total of five(5)parking spaces are required. The applicant is proposing a five car garage that is part of the main level of the house(see sheet 3 of the development plans). Trees & Landscaping One oak tree located near the entry to the property is proposed to be removed. The applicant provided an arborist report which indicates that the tree is in fair condition and that the structure of the tree is poor due to limb failure and a previous lighting strike(see Attachment 4). Condition #3 requires four 24-inch box replacement oaks to be planted on the property, prior to final inspection. The replacement trees can be incorporated into the landscape screening plan. A landscape screening and erosion control plan will be required after the new residence has been framed. Any landscaping required for screening or erosion control will be required to be installed, and a maintenance deposit to ensure viability of plantings will be collected prior to final inspection Staff Report to the Planning Commission Lands of Patel March 5,2015 Page 4 of 12 and issuance of an occupancy permit for the new residence. As required by the Estate Home Ordinance,the landscape screening plan will be forwarded to the Planning Commission for review (see condition #2). Substantial planting will be needed since the house is visible from Interstate 280 and to homes on the opposite side of the freeway. Outdoor Lighting The applicant is proposing shielded and down directed lights on the exterior of the residence (see sheets 10, 11 and 12 of the development plans for proposed locations). Condition #10 requires outdoor lighting fixtures to be in compliance with the Town's Outdoor Lighting Policy. Noise As required by subdivision conditions, a Noise Assessment Study was completed for the project. Interior noise levels will be compliant with the Town's standards and no mitigation is required. Exterior noise levels will require mitigation in the form of a 61 foot high fence or wall to be constructed at the exterior living area(see pages 3 and 4 of Attachment 3). Condition#14 requires the noise barrier to be constructed prior to occupancy of the new residence. Drainage The drainage system for the new development includes storm drain piping around the residence that connects to a dispersion trench located to the west of the driveway, three below ground detention vessels and a concrete v-ditch that will be installed alongside the driveway. Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the Engineering Department has reviewed and determined that the proposed drainage design complies with Town requirements. The Engineering Department will review and approve the final drainage plan prior to acceptance of plans for building plan check. Final "as-built" grading and drainage will be inspected by the Engineering Department and any deficiencies will be required to be corrected prior to final inspection. Grading Proposed grading incudes 3,760 cubic yards of cut and 309 cubic yards of fill,with export of 3,451 cubic yards. Most of the earthwork is being done to lower the house into the site. Cut and fill depths are in compliance with the Town's Grading Policy. Fire Department Review The Santa Clara County Fire Department has reviewed the plans and is requiring a sprinkler system throughout all portions of the new residence, garage and second unit, and installation of an emergency vehicle turnaround. The property is located within the Wildland Urban Interface and will be required to comply with the provisions of Chapter 7A of the California Building Code. Fire Depattinent requirements are included in the conditions of approval in Attachment 1. Staff Report to the Planning Commission Lands of Patel March 5,2015 Page 5 of 12 Geotechnical Review The Town's Geotechnical Consultant, Cotton, Shires &Associates, reviewed the property as part of the subdivision process and the proposed building site has been determined to be developable from a geotechnical perspective. A supplemental site specific evaluation is required for the new residence, and will be reviewed and approved by Cotton Shires &Associates prior to construction plans being submitted for building permit plan check (see condition#17). Committee Review The Environmental Design and Protection Committee commented that the house is on the top of a steep slope and will be highly visible. The Committee expressed concerned that the house will have a three story appearance when viewed from Highway 280 and from homes on the north side of the freeway. The house has stepped elements and offsets between the levels so there are not any locations with three stacked stories. Most of the lower level is buried and will not be visible from off the site,however, landscape screening on the north side of the house will be an important consideration when the landscape plans are submitted for review. The landscape plans will be forwarded to the Environmental Design and Protection Committee as part of the landscape review process. There are existing pathways easements on the property that were granted at the time the 3-lot subdivision that created the subject property was approved. Pathways were previously installed as part of the subdivision improvements. Condition #27 requires the pathways to be restored at the end of construction,prior to occupancy of the new residence. Neighbor Concerns To date staff has not received any comments from neighbors. CEQA STATUS The project is categorically exempt under CEQA per Sections 15303 (a) and (e). ATTACHMENTS 1. Recommended Conditions of Approval 2. Worksheet#2 3. Noise Assessment Study dated December 20, 2013 (17 pages) 4. Arborist report (five pages), received December 20, 2013 5. Applicant's letter(one page) 6. Development plans (20 sheets) Staff Report to the Planning Commission ATTACHMENT 1 Lands of Patel March 5,2015 Page 6of12 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND SECOND UNIT LANDS OF PATEL, 11637 DAWSON DRIVE File#409-13-ZP-SD-GD A. PLANNING DEPARTMENT: 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. 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 public hearing. Attention shall be given to plantings which will be adequate to break up the view of the new residence 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 of the new residence. 3. Four 24-inch box oak trees shall be planted to replace the heritage oak that is being removed. The replacement trees shall be incorporated into the landscape screening plan and shall be planted,prior to final inspection and issuance of an occupancy permit. 4. A landscape maintenance deposit in the amount of$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 time if the plantings remain viable. 5. Prior to beginning any grading operation,all significant trees that may be impacted by construction or construction staging, are to be fenced at the drip line. The fencing shall be of a material and structure(chain-link)to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period. Staff Report to the Planning Commission Lands of Patel March 5,2015 Page 7 of 12 6. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and roof materials shall have a light reflectivity value of 40 or less,per manufacturer specifications. All color samples shall be submitted to the Planning Department for approval prior to acceptance of plans for building plan check. All applicable structures shall be painted in conformance with the approved color(s)prior to final inspection. 7. 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, roof eaves and cabana are no less than 68'from the front property line and 51'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 and cabana 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 requesting a foundation inspection and prior to final inspection. 8. Prior to requesting the final framing inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that"the height of the new residence and cabana complies with the 32'maximum structure height, measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above (including roof materials)." 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 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 requesting a final framing inspection and prior to final inspection. 9. No new fencing is approved. Any new fencing or gates shall require review and approval by the Planning Depaitnient prior to installation. Fences shall not encroach within any easements on the property. 10. Outdoor lighting is approved as shown. Light fixtures shall be down directed or shielded. No lighting may be placed within setbacks except two entry or driveway lights. Any additional outdoor lighting shall be approved by the Planning Department prior to installation. 11. 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. 12. Fire retardant roofing(Class A) is required for all new construction. Staff Report to the Planning Commission Lands of Patel March 5,2015 Page 8 of 12 13. All properties 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 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. 14. The applicant shall construct a 61/2 foot high noise barrier at the exterior living area as recommended in the Edward L. Pack Associates, Inc. Noise Assessment report dated December 16, 2013. The final design of the barrier shall be reviewed and approved by the Acoustic Consultant and the installation shall be completed prior to final inspection and issuance of an occupancy permit. 15. 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 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. 16. Prior to final 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. B. ENGINEERING DEPARTMENT: 17. As recommended by Cotton, Shires & Associates, Inc., the applicant shall comply with the following: a. Two copies of a site specific geotechnical investigation,one set of plans and $1400 deposit shall be submitted to the Town for review by the Town Geotechnical Consultant,prior to acceptance of plans for building plan check. Staff Report to the Planning Commission Lands of Patel March 5,2015 Page 9 of 12 b. Geotechnical Plan Review—The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the project building and grading plans(i.e.,site preparation and grading,site drainage improvements and design parameters for foundations) to ensure that their recommendations have been properly incorporated. We note that minimum schedule 40 or SDR35 perforated pipe has been recommended for back drain systems. We have encountered instances where SDR35 pipe has been crushed during normal construction operations and suggest that the schedule 40 alternative be duly considered. The results of the plan review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to acceptance of plans for building plan check c. 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 surface and subsurface drainage improvements, and excavations for foundations and retaining walls and pool 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 inspection. 18. Peak discharge at 11637 Dawson Drive, as a result of Site Development Permit 409-13, 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. 19. The Engineer of Record shall observe the installation of the drainage system, construction of the energy dissipaters, 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. Staff Report to the Planning Commission Lands of Patel March 5,2015 Page 10 of 12 20. 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 (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. 21. 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. 22. 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. 23. 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 Dawson Drive 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. 24. 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. 25. The property owner shall dedicate a 25' wide public sanitary sewer easement as shown on the Utility Plan to the Town. The property owner shall provide legal description and plat exhibits that are prepared by a registered civil engineer or a licensed land surveyor and the Town shall prepare the dedication document. The dedication document,including the approved exhibits,shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building plan check. Staff Report to the Planning Commission Lands of Patel March 5,2015 Page 11 of 12 26. A sewer plan for the sanitary sewer main relocation shall be required to be approved by the City Engineer prior to acceptance of plans for building plan check. An as- built mylar shall be required to be submitted to the Town prior to project approval and final inspection. An encroachment permit shall be required by the Town's Public Works Department for all work within the sanitary sewer easement prior to start of work. 27. The property owner shall restore the existing pathway to the satisfaction of the Engineering Department prior to final inspection. 28. The driveway shall be required to be fully constructed and to be roughened where the pathway intersects, to the satisfaction of the City Engineer, prior to final inspection. An encroachment permit shall be required by the Town's Public Works Department for all work proposed within the public right of way prior to start of work. 29. The property owner shall be required to connect to the public sanitary sewer prior to final inspection. A sewer hookup permit shall be required by the Town's Public Works Department prior to acceptance of plans for building plan check. An encroachment permit shall be required for all work within the public sanitary sewer easement prior to start of work. C. FIRE DEPARTMENT: 30. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all portions of the dwelling. Covered porches,patios, balconies, and attic space may require sprinkler coverage. A Fire Department Connection(FDC) shall be provided. The FDC shall consist of at least one 2.5"hose connection that is connected to the sprinkler riser with a pipe not less than the diameter of the sprinkler riser. A State of California licensed(C-16) Fire Protection Contractor shall submit plans,calculations,a completed permit application and appropriate fees to the Fire Department for review and approval prior to beginning their work. The fire sprinkler system installation shall be inspected and approved by the Fire Department, prior to final inspection and occupancy of the new residence. 31. The project is located within the designated Wildland Urban Interface Fire Area. Building construction shall comply with the provisions of California Building Code (CBC)Chapter 7A. Vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to final inspection. 32. Potable water supplies shall be protected from contamination cause by fire protection water supplies. It is the responsibility of the applicant and any contractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water based fire protection systems, and/or fire suppression water supply systems or storage. Staff Report to the Planning Commission Lands of Patel March 5,2015 Page 12 of 12 33. Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14 feet, vertical clearance of 13 feet six inches, maximum circulating turning radius of 23 feet inside, and a maximum slope of 15%. Installation shall conform to Fire Department Standard Details and Specifications sheet D-1. 34. Provide an approved Fire Department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. 35. All construction shall comply with applicable provisions of the CFC Chapter 33 and Standard Detail and Specifications SI-7. 36. Approved numbers or addresses shall be placed on all new and existing buildings in such a position that it is plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. CONDITION NUMBERS 6, 13, 17a, 17b, 18, 22, 23, 24, 25, 26 and 29 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DEPARTMENT AND 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 within 22 days of the date of this notice. The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after March 27, 2015 provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. 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 (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. . ATTACHMENT 2 TOWN OF LOS ALTOS HILLS • PLANNING DEPARTMENT 26379 Fremont Road•Los Altos Hills;California 94022•(650)941-7222•FAX(650)941-3160 WORKSHEET#2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA •TURN IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME �11, el ' PROPERTY ADDRESS I 1 (p�jl ; p CALCULATED BY iliVigac 1-1/11t1 Cj940 DATE I Or•`5. I... 1. DEVELOPMENT AREA Existing Proposed Total (SQUARE FOOTAGE) (Additions/Deletions) A. House and Garage(from Part 3.A.) t? ,1l 4CD II 7,4to B. Decking D ' .I Qyl j • f.V 6. C. Driveway and Parking (Measured 100'along centerline) o 466o • 461,6,o D. Patios and Walkways D (.04 Lot04 E. Tennis Court 0 . ® d F. Pool and Decking 0 0 0 G. Accessory Buildings(from Part B) Q (;i' Q H. Any other coverage 0 © TOTALS 0 11, 6 12, $21- Maximum Development Area Allowed.:MDA(from Worksheet#1) j 5F. 9 2. TOTAL IMPERVIOUS SURFACE Existing Proposed Total (SQUARE FOOTAGE) TOTALS 0 IA) I 1 14/ l 471 3. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total (Additions/Deletions) A. House and Garage a. 1st Floor . 0 /l. 2 b. 2nd Floor 0 VI11 Sill c. rt4itAAOF 0 2411 PJ 4,11V* - d. Garage 44 5 wend, alt 0 .q '22) 1 1 B. Accessory Buildings 91-oli' a. 1st Floor - are a, abov- 11' f 0 40 b. 2nd Floor c. Attic and Basement 0 D 0 TOTALS 0 f}IJ {/6, 111/2467. Maximum Floor Area Allowed-MFA(from Worksheet#1) flO** TOWN USE ONLY CHECKED BY - ga DATE t Ot I Cpl t4 ATTACHMENT 3 EDWARD L. PACK ASSOCIATES. INC. -01141 I 1975 HAMILTON AVENUE Acoustical Consultants TEL:408-371-1195 SUITE 26 FAX:408-371-1196 SAN JOSE,CA 95125 www.packassociates.com December 16, 2013 Project No. 45-0 Mr. Surag Patel DEC 2 237 La Cuesta Drive ® 2013 Portola Valley, CA 94028 TOWN°FL N Subject: Noise Assessment Study for the Planned Single-Family Deve op r , Parcel C, 11637 Dawson Drive, Los Altos Hills Dear Mr. Patel: This report presents the results of a noise assessment study for the planned single-family development at 11637 Dawson Drive in Los Altos Hills, as shown on the Site Plan, Ref. (a). The noise exposures at the site were evaluated against standards of the Town of Los Altos Hills Noise Element, Ref. (b). The analysis of the on-site sound level measurements indicates that the existing noise environment at the site is due primarily to vehicular traffic sources on Interstate 280. The results of the study indicate that the noise exposures at the exterior living area of the project will exceed the limits of the standards. The interior noise exposures will be within the limits of the standards. Noise mitigation measures will be required for the designated exterior living area. Sections I and II of this report contain a summary of our findings and recommendations, respectively. Subsequent sections contain the site, traffic and project descriptions, analyses and evaluations. Attached hereto are Appendices A, B and C, which include the list of references, descriptions of the applicable standards, definitions of the terminology, descriptions of the acoustical instrumentation used for the field survey, general building shell controls, and the on-site noise measurement data and calculation tables. • -2 - I. Summary of Findings The noise exposures presented herein were evaluated against the standards of the Town of Los Altos Hill Noise Element, which utilizes the Community Noise Equivalent Level (CNEL) to define acceptable noise environments at residential exterior living areas. The Noise Element specifies a limit of 60 decibels (dB) CNEL for usable exterior areas, such as rear yards, swimming pools and patios. The Noise Element also limits the interior noise exposure in residential living spaces to 45 dB CNEL. The noise exposures shown below are without the application of mitigation measures and represent the noise environment for the planned development site. A. Exterior Noise Levels • The existing exterior noise exposures at the most impacted planned building setback of the home (320 ft. from the centerline of I-280) is 68 dB CNEL. Under future traffic conditions, the noise exposure is expected to remain at 68 dB CNEL. • The existing exterior noise exposure at the most impacted planned exterior living area, 336 ft. from the centerline of I-280, will be 68 dB CNEL under existing and future traffic conditions. Thus, the noise exposures will be up to 8 dB in excess of the 60 dB CNEL limit of the Town of Los Altos Hills Noise Element standards. As shown above, the exterior noise exposures will exceed the limits of the standards. Mitigation measures will be required. - 3 - B. Interior Noise Exposures • The interior noise exposures in the most impacted living spaces will be up to 43 dB CNEL. Under future traffic conditions, the noise exposure is expected to remain at 43 dB CNEL. Thus, the noise exposures will be within the limits of the Town of Los Altos Hills Noise Element standards. The interior noise exposures will be in compliance with the standards. Noise mitigation for the interior living spaces will not be required. II. Recommendations A. Exterior Noise Controls To achieve compliance with the 60 dB DNL standard of the City of Los Altos Hills Noise Element,the following noise control barrier is recommended: • Construct a 6-1/2 ft. high acoustically-effective barrier at the exterior living area. The barrier height is in reference to the nearest exterior living area floor elevation. Please see Figure 1 for the location of the recommended noise control barrier. To achieve an acoustically-effective barrier, it must be constructed\air-tight, i.e., without cracks, gaps or other openings, and must provide for long term durability. The barrier can be constructed of masonry, wood, stucco, metal, earth-berm, or a combination thereof, and must have a minimum surface weight of 2.5 lbs./sq. ft. Clear materials minimum 1/4 in. thick may also be used. If wood fencing is used, homogeneous sheet materials are preferable over conventional wood fencing as the latter has a tendency to warp and form openings with age. However, high quality air-tight tongue-and-groove, board and batten or shiplap construction can be used. All connections with posts, pilasters or the building shells must be sealed air-tight. A gate may be incorporated into the barrier on the north side. The gate shall be constructed air-tight, meet the minimum surface weight requirement and must seal tight to the main bather when closed. The gap at the bottom shall be no more than 1 in. No openings are permitted between the upper barrier components and the ground. W• l �Terryp 7Townsend P¢,el Reddence La. M.Colkenkr Lady Oran Tame �; \I 0'� CamM Taro. 6-1/2 ft. O . ❑ _ . impil e F. =, C=� I \ ® =IC460 r i E= _ 10). M¢e.z i �� 0.1.. AN •���\ �� <_ \\ �� • f � \\4 _1.1j � I Stomp _. .---;-::-1:11 FIGURE 1 Location of the 6-1/2 ft.high noise control barrier. The barrier height is in reference to the nearest exterior living area floor elevation. ®m 3 } - 5 - III. Site,Traffic and Project Descriptions The planned development site is located along Dawson Drive in Los Altos Hills. The site is on the south side of Interstate 280 and slopes down to the north toward the freeway and down to the east toward an adjacent vacant parcel. Surrounding land uses include single-family homes adjacent to the south and across I-280 to the north. Parcel B of the subdivision is adjacent to the east. Currently vacant property is adjacent to the west. The on-site noise environment is controlled primarily by vehicular traffic sources on I-280, which carries an Average Daily Traffic (ADT) volume of 116,000 vehicles, as reported by CalTrans, Ref. (c). Portions of the freeway are partially shielded by intervening topography. The proposed project includes the construction of a 3-story single-family home. Ingress and egress to the site will be by way of a private driveway off of Dawson Drive. III. Analysis of the Noise Levels A. Existing Noise Levels To determine the existing noise environment at the site, continuous recordings of the sound levels were made on November 25-26, 2013 at two locations. Location 1 was 320 ft. from the centerline of 1-280 at the planned minimum setback of the home. Location 2 was 393 ft. from the centerline of I-280 at the large bush that is on the site to determine the sound attenuation rate over distance. The sound levels were recorded and processed using Larson-Davis Model 812 Precision Integrating Sound Level Meters. The meters yield, by direct readout, a series of descriptors of the sound levels versus time, as described in Appendix B, and the results are shown in the data table in Appendix C. The measured descriptors include the L1, L10, L50, and L90, i.e., those levels exceeded for 1%, 10%, 50%, and 90% of the time. Also measured were the maximum (Lmax) and minimum levels and the continuous equivalent-energy levels (Leg), which are used to calculate the CNEL. The measurements were made for a continuous 24-hour period at each location and included representative hours of the daytime, evening and nighttime periods of the CNEL index. - 6 - The on-site measurement locations are shown on Figure 2,below. Vehicular traffic noise dissipates at the rate of 3 to 6 dB for each doubling of distance from the source and contains a wide spectrum of frequency components (from 100 to 10,000 Hz), which are associated with engine, tire, drive-train, exhaust and other sources. These frequency components are centered primarily in the 500 and 1,000 Hz octave bands, and were used in determining the noise control measures recommended for this project. • • 1Meas. Loc. 2 40.! � a� r. to earth y a ja FIGURE 2—NOISE MEASUREMENT LOCATIONS - 7 - B. Future Noise Levels Future traffic volume data for I-280 were not available from CalTrans. Therefore, an average annual traffic growth rate was calculated from the change in traffic volume from 1996 to 2011. The 1996 ADT volume for I-280 was 112,000 vehicles, Ref. (d). The 2012 (existing) traffic volume is 116,000 vehicles ADT. Thus, the average annual growth rate was calculated to be 0.22% per year. Applying this growth rate to the future 20 years, the 2032 traffic volume was calculated to be 121,202 vehicles ADT. This 4.5% increase in traffic volume yields a less than 0.5 dB increase in the traffic noise levels, which is negligible. IV. Evaluations of the Noise Exposures A. Exterior Noise Exposures To evaluate the on-site noise exposures against the exterior noise standards of the Town of Los Altos Hills Noise Element, CNEL's for the survey locations were calculated by decibel averaging of the Leg's as they apply to the daily time periods of the CNEL index. The CNEL is a 24-hour noise descriptor that uses the measured Leg values to calculate a 24-hour time-weighted average noise exposure. Evening and nighttime penalties of 5 dB and 10 dB, respectively, were added to the measured noise levels to account for the increased human sensitivity to noise during these hours. Adjustments were made to the measured noise levels to account for various setback distances of receptor locations from the measurement locations using methods established by the Highway Research Board, Ref. (e). The formula used to calculate the CNEL is described in Appendix B. The noise exposure at measurement Location 1 and at the most impacted planned building setback, 320 ft. from the centerline of I-280, and in the designated exterior living area on the west side of the home, 336 ft. from the centerline of I-280, was calculated to be 68 dB CNEL. Under future traffic conditions, the noise exposure is expected to remain at 68 dB CNEL. • - 8 - The noise exposure at measurement Location 2, 393 ft. from the centerline of I- 280, was calculated to be 67 dB CNEL. The traffic noise attenuation rate was calculated to be 15log1o(rl/r2), which is the standard traffic noise attenuation rate. B. Interior Noise Exposures To evaluate the interior noise exposures in project living spaces against the 45 dB CNEL limit of the Town of Los Altos Hills Noise Element standards, a 25 dB reduction was applied to the exterior noise exposure at the building setback to represent the attenuation provided by the building shell under a closed window condition. The closed window condition assumes that windows are standard dual-pane thermal insulating windows that are kept closed all of the time for noise control. The windows may be kept closed as the Mechanical Code requires full time supplementary ventilation. The interior noise exposure under existing traffic conditions in the most impacted living spaces was calculated to be 43 dB CNEL. Under future traffic conditions, the noise exposures are expected to remain at 43 dB CNEL. Thus, the interior noise exposures will be within the limits of the Town of Los Altos Hill Noise Element standards. As shown by the above evaluations, the exterior noise exposures will exceed the limits of the standards. Mitigation measures will be required. The recommended measures are described in Section H of this report. The interior noise exposures will be within the limits of the standards. Mitigation measures for the interior living spaces will not be required. • - 9 - • This report presents the results of a noise assessment study for the planned single-family development at 11637 Dawson Drive in Los Altos Hills. The study findings for present conditions are based on field measurements and other data and are correct to the best of our knowledge. Future noise level predictions were based on information provided by CalTrans. Significant changes in the future traffic volumes, speed limits, motor vehicle technology, noise regulations, or other changes beyond our control may produce long range noise results different from our estimates. If you have any questions or would like an elaboration on this report,please call me Sincerely, EDWARD L. PACK ASSOC., INC. •(477 Jeffrey K. Pack President Attachments: Appendices A, B, and C APPENDIX A References: (a) Site Plan, Patel Residence, Parcel C, by Terry J. Townsend Architect., September 12, 2013 (b) Noise Element of the General Plan, Town of Los Altos Hills, Adopted November 8, 2007 (c) "www.dot.ca.gov/hq/traffops/saferesr/trafdata/2012a11/r280-405i.htm", State of California Department of Transportation, Division of Traffic Operation. (d) "http://www.dot.ca.gov/hq/traffops/saferesr/trafdata/1996all/docs/1996adt.xls", State of California Department of Transportation, Division of Traffic Operations (e) Highway Research Board, "Highway Noise-A Design Guide for Highway Engineers", Report 117, 1971 APPENDIX B Noise Standards,Terminology,Instrumentation and Building Shell Controls 1. Noise Standards A. Town of Los Altos Hills Noise Element Standards The Town of Los Altos Hills Noise Element of the General Plan, adopted November 8, 2007, contains land use compatibility standards and polices for various land uses. The chart and policies shown below summarize the noise standards applicable to development projects. Adopted November S.7007 Figure 7-4 Land Use and Noise Compatibility Guidelines Exterior Noise Exposure Land Use Category (Ldn or CNEL,dB) 551 601 65! 701 75 80 Single-family residential and open space Outdoor sports and recreation, Neighborhood parks and playgrounds Schools,libraries,museums, hospitals,personal care,meeting halls,churches Office buildings,business commercial,and professional (such as Town Hall) ;a Auditoriums,concert halls,amphi- ' theatres NORMALLY ACCEPTABLE specified lana tuo is satisfactory,based on the assumption dut any buildings involved arc of normal conventional construction,without any special insulation requirement, CONDITIONALLY ACCEPTABLE speulned food use maybe L u prenatal only abet detailed analysis erthe anise reduceon ie ns and • ceded noise Insulation featured included inihndesign. ■ U ACCEPTABLE New uonstruction aedeeelopment so colt gene rally not be uedertaken because mitigation Is salsify rut feasible to comply with noise element policies Source:Adapted from General Plan Guidelines, Office of Planning and Research,Append'a C,2003. Noise Element Lou Altos Hila General Plan Page 10 B-1 Adopted November 8,2007 GOAL 2 Provide compatible noise environments for new development. Policy 2.1 All development adjacent to Interstate 280,Arastradero Road or Foothill Expressway should be designed so as to minimize the impacts of noise generated by traffic movement. Policy 2.2 Residential construction in high-noise-level areas shall include provisions for structural insulation as necessary to ensure maximum possible noise attenuation,with the objective of ensuring a maximum of CNEL 45 dB. Policy 2.3 Mitigation measures such as site planning, building orientation, window placement, increased setbacks, landscaped berms, and sound-proofing shall be required in new development when necessary to reduce the impacts of noise. . Policy 2.4 The construction of sound walls on private property adjacent to Interstate 280 and within the State right-of-way shall be discouraged. Policy 2.5 The potential for new development to generate noise levels higher than Town standards shall be evaluated, and significant impacts shall be appropriately mitigated. Policy 2.6 Work with adjoining municipalities and public and private landholders to assure noise-compatible land uses across jurisdictional boundaries. Program 2.1 Evaluate noise impacts on surrounding land uses during the site development review and permitting process. Program 2.2 Utilize the Land Use and Noise Compatibility Guidelines as a basis for determining the compatibility of land uses. Program 2.3 To determine noise exposure, use the noise contour maps or more detailed noise analysis if appropriate. Program 2.4 Require the mitigation of all significant noise impacts as a condition of project approval. Program 2.5 Convey the Town's sound wall policy to Caltrans and work with the agency to develop more acceptable alternatives such as landscaped berms along Interstate 280. Noise Element Los Altos Hills General Plan Page 11 B-2 2. Terminology A. Statistical Noise Levels Due to the fluctuating character of urban traffic noise, statistical procedures are needed to provide an adequate description of the environment. A series of statistical descriptors have been developed which represent the noise levels exceeded a given percentage of the time. These descriptors are obtained by direct readout of the sound measuring instruments. Some of the statistical levels used to describe community noise are defined as follows: L1 - A noise level exceeded for 1% of the time. L10 - A noise level exceeded for 10% of the time, considered to be an "intrusive" level. L50 - The noise level exceeded 50%of the time representing an "average" sound level. L90 - The noise level exceeded 90 % of the time, designated as a "background" noise level. Leg - The continuous equivalent-energy level is that level of a steady noise having the same sound energy as a given time-varying noise. The Leg represents the decibel level of the time-averaged value of sound energy or sound pressure squared and is the descriptor used to calculate the DNL and CNEL. B-3 B. Community Noise Equivalent Level(CNEL) The CNEL is a measure of the cumulative noise exposure over a 24 hour period. The CNEL index divides the 24 hour day into three subperiods, i.e.,the daytime (7:00 am to 7:00 pm), the evening period (7:00 pm to 10:00 pm), and the nighttime period (10:00 pm to 7:00 am). Also, weighting factors of 5 and 10.dBA are applied to the evening and nighttime periods, respectively, to account for the greater sensitivity of people to noise during those periods. The CNEL values are calculated from the measured Leq values in accordance with the following mathematical formula: CNEL = [(Ld+10 logio12) & (Le+5+10 logio3) & (Ln+10+10 logio9)] - 10 logio24 where: Ld= Lea for the daytime(7:00 a.m. to 7:00 p.m.) Le= Lea for the evening(7:00 p.m. to 10:00 p.m.) Ln= Leq for the nighttime (10:00 p.m. to 7:00 a.m.) 24 indicates the 24 hour period & denotes decibel addition C. A-Weighted Sound Level The decibel measure of the sound level utilizing the "A" weighted network of a sound level meter is referred to as "dBA". The "A" weighting is the accepted standard weighting system used when noise is measured and recorded for the purpose of determining total noise levels and conducting statistical analyses of the environment so that the output correlates well with the response of the human ear. B-4 3. Instrumentation The on-site field measurement data were acquired by the use of one of the instruments specified below, which provides a direct readout of the L exceedance statistical levels including the equivalent-energy level (Leg). Input to the instrument was provided by a microphone extended to a height of 5 ft. above the ground on using a tripod or mast. The "A" weighting network and the "Fast" response setting of the instruments were used in conformance with the applicable standards. The instruments conform to American National Standards Institute (ANSI) standard S1.4 for Type I instruments, and all instrumentation was acoustically calibrated before and after field tests to assure accuracy. Instruments used for field surveys: Larson-Davis Model 812 Integrating Sound Level Meter Larson-Davis 2900 Real Time Analyzer Bruel &Kjaer Model 2231 Precision Sound Level Meter 4. Building Shell Controls The following additional precautionary measures are required to assure the greatest potential for exterior-to-interior noise attenuation by the recommended mitigation measures. These measures apply at those units where closed windows are required: Unshielded entry doors having a direct or side orientation toward the primary noise source must be 1-5/8" or 1-3/4" thick, insulated metal or solid-core wood construction with effective weather seals around the full perimeter. Mail slots should not be used in these doors or in the wall of a living space, as a significant noise leakage can occur through them. If any penetrations in the building shell are required for vents, piping, conduit, etc., sound leakage around these penetrations can be controlled by sealing all cracks and clearance spaces with a non- hardening caulking compound. B-5 • APPENDIX C On-Site Noise Measurement Data and Calculation Tables CNEL CALCULATIONS 1 CLIENT: SURAG PATEL FILE: 45-061 PROJECT: LOS ALTOS HILLS SINGLE-FAMILY DATE: 11/25-26/2013 SOURCE: INTERSTATE 280 LOCATION 1 1-280 LOCATION 2 1-280 Dist.To Source 320 ft. Dist.To Source 393 ft. TIME Leq 10^Leq/10 TIME 10^Leq/10 7:00 AM 68.1 6456542.3 7:00 AM 66.7 4677351.4 8:00 AM 67.1 5128613.8 8:00 AM 65.2 3311311.2 9:00 AM 66.6 4570881.9 9:00 AM 64.6 2884031.5 10:00 AM 65.8 3801894.0 10:00 AM 64.3 2691534.8 11:00 AM 65.4 3467368.5 11:00 AM 63.9 2454708.9 12:00 PM 64.9 3090295.4 12:00 PM 63.3 2137962.1 1:00 PM 65.1 3235936.6 1:00 PM 63.7 2344228.8 2:00 PM 65.7 3715352.3 2:00 PM 64.5 2818382.9 3:00 PM 66.4 4365158.3 3:00 PM 65.1 3235936.6 4:00 PM 64.9 3090295.4 4:00 PM 63.7 2344228.8 5:00 PM 64.9 3090295.4 5:00 PM 64.0 2511886.4 6:00 PM 65.3 3388441.6 SUM= 47401075.5 6:00 PM 64.0 2511886.4 SUM= 33923449.9 7:00 PM 64.7 2951209.2 Ld= 66.0 7:00 PM 63.5 2238721.1 Ld= 64.5 8:00 PM 63.3 2137962.1 8:00 PM 61.8 1513561.2 9:00 PM 61.9 1548816.6 SUM= 6637987.9 9:00 PM 60.5 1122018.5 SUM= 4874300.8 10:00 PM 60.4 1096478.2 Ld= 63.4 10:00 PM 58.9 776247.1 Ld= 62.1 11:00 PM 58.4 691831.0 11:00 PM 56.8 478630.1 12:00 AM 55.2 331131.1 12:00 AM 53.6 229086.8 1:00 AM 52.0 158489.3 1:00 AM 50.4 109647.8 2:00 AM 51.4 138038.4 2:00 AM 49.8 95499.3 3:00 AM 52.7 186208.7 3:00 AM 51.3 134896.3 • 4:00 AM 56.1 407380.3 4:00 AM 54.8 301995.2 5:00 AM 63.0 1995262.3 5:00 AM 61.6 1445439.8 6:00 AM 66.7 4677351.4 SUM= 9682170.8 6:00 AM 65.4 3467368.5 SUM= 7038810.8 • Ld= 60.3 1.0 Ld= 58.9 Daytime Level= 76.8 Daytime Level= 75.3 Evening Level= 73.2 Evening Level= 71.9 Nighttime Level= 79.8 Nighttime Level= 78.4 CNEL= 68 CNEL= 67 24-Hour Le.= 64.2 24-Hour Le.= 62.8 • ATTACHMENT DEC. 2.0 2013 ARBORIST REPORT TOWN OF LOS ALTOS HILLS SITE: Dawson Site: Nearest Address: 11635Dawson Dr. Los Altos Hills, CA 94024 BY: Richard Smith,Arborist ISA WE8745A Bay Area Tree Specialists CONTACT: . (408) 836-91.47/(408):466=3469 Fax:(408) 448-2036 Web Site: wvww.bavareatreespecialists:com MAILING ADDRESS: 541 W. Capitol Expwy#287 San Jose, CA 95136 TREES OBSERVED: Tree#1- Quercus lobata: DBH 37",'Height 40', Spread 68', Live e Crown Ratio (LCR) 50%. . Observation The'tree is in fair health. From my inspection I found multiple limbs with varying degrees of decay due to lack of maintenance. The tree's structure is poor due to previous lighting strike andlimb failure. Recommendation Tree Protection Zone shall be installed through-out the duration of the construction. Please see notes below. I also recommend spreading mulch within the drip line of the tree. Tree Protection Zone Tree Protection measures shall be on the Quercus lobata indicated-above.. Fenced enclosures around the tree is essential to protect it by keeping the canopy and branching structure clear from contact by equipment,materials and activities, preserving roots and soil conditions intactand non-compacted state. Within the Tree Protection Zone (TPZ)no soil disturbance is permitted and activities are restricted, unless otherwise approved. International Society ^f Arboriculture Richard.Smith, Arborist ISA WE8745A RICHA.TW SMITH CERTIFIED ARBORIST )'Ju. WE.474:5A CL;P No. Gk's CERTIFIED FREE RISK ASSESSOR l;s f •. ARBORIST REPORT SITE: Dawson Site: Nearest Address: 11635 Dawson Dr. Los Altos.Hills, CA 94024 BY: Richard Smith, Arborist ISA WE8745A. Bay Area Tree Specialists CONTACT: (408) 836-9147/(408)466-3469 Fax: (408)448-2036 Web Site: www:bavareatreespecialists corn MAILING ADDRESS: 541 W. Capitol Expwy#287 San.Jose, CA 95136 Tree Protection.Zone Fencing should beinstalled five feet out from the treetrunkin a square with each side being ten feet long. The postsshould be driven two feet into the ground at every 10 foot corner. Signs shall be attached to the fencing clearly visible and stating ``Tree.Protection Zone No Access or Storage Permitted". Trees that are to remain and are within the tree protection zone, should be inspected monthly.by the project Arborist to insure that the trees remain in good health. Recommendations should be given to insure the health of the tree monthly. The inspection monthly will also help to insure that the tree protection fencing remains intact. Arborist shall be called if any roots are exposed during grading. Normal watering must be maintained throughout the course of the construction so that the trees do not begin to decline in health. International Society OfArboriculture Richard Smith, Arborist ISA WE8745A RICHARD SMITH CERTIFIED ARBORIST No.WE-8745A CTSP No.589 CERTIFIED TREE RISK ASSESSOR j GLOSSARY OF TERMS USED IN THIS REPORT I)Root buttress- the think of the tree interface where it meets the ground level. 2)Double leader- where:two mainstems of a tree grow separately as if one trunk,with each supporting half of the.canopy. 3)DBH-Diameter at breast height measured at 4'above grade. 4)LCR Live crown ratio or percentage of canopy that is in the tree. 5)Spread- Distance horizontally from one side of the canopy to the other.. 6)Included Bark- A structural defect where the branch or two mainstems of a tree,do not have a ridge of growth at the interface to support each other. Causing them to push against one another. 7)Multi-trunk-Where multiple trunks grow out ata same point of attachment. International Society Of RICHARD SIVIITTI CERTIFIED ARBORIST No.WE 8745A CTSP No.589 CERTIFIED TREE RISK ASSESSOR - . . --L.'''. i r s i 1 • f r ;�. t , k r • i. , , q A IIIV - �, ►' a7� • i F� _ { • i• � ^ iall ft •" '''..**6.1,' •11A 1 I l• , 40 - 0001**47 '. ,'fr V .I ' ... • -IIIIIIIIt •r` ti.' ,, ,fir-r • • ;. r �, `: , r: ..r. �,r. ' i � � 1 _ 'lid • } fit • .„7,4 • 4. , ✓ . i d, a 4/Ib' ti. L•j„.......___ , ,.. #A .- ♦ -.e. Alol i 't• . ;i T a yy _34 *h. 7. N.iiik -alki • • ' ,v p_ -” r alar:,' M• • • • 1.....;:A. . • r. '_� a rye'...ea— 1' ft:,j° 1 11111.11. r • . • - ` f.: - +y -0 ' • . .10 1111 f 'fit r a • 4. • • 1 Ili'I r ~ • •ii .i.-ti'.•. „i14 +ate `' r+l;o4. . -ii, :-•i- _0le i4 `� : °.• -.I..., Arb _ rili.. • ta 4- , •. kb 6 -4 4 lir '''. UP lit re all e . *IP i ek ,e .. . ,..,"•4: ' aeLi ' —le' III ••f l +, �~ • ° ■--/ •a, ri.",t` - a•i • d•.. e - it i Niirliji. . .. du • . '• •ht 5 • .. somirdr --4 p-• . -N, aIli ;?..t t, I% ,' dee `` a. ° 1 . . .. • ... f' 4 a-.L 11 A a t1 1111 r' Atilt. • • .4._ . .. P +,yam' - °'� _ • ` e' ', - 1 i • 1 IL e • _ •�+• �t.- +lr •■ollit. .Ili 6.40i li • ' • aaer 4T F -la l •�' •r ••• - - a 7■P fi�4 1 ++ Ly a • ' . Wes r 111.1 at' + 4004 .18 i ; � , ii.? 411 041 li • .-IF.- - - it: rA ...)ierikt.' A IL• V ' Tai 1.111% IA , r. T J. I. .P 1 •-to lh,6IF"11 141 . , .. t a 76 — f j• s.,� i. • t a Tre 7 _ ,. ! ,.:0, *,._ t i `a r'4-� f lira ' -�if a l� . J eh• j ik 16.:'':1, -.'10111:111P'r•••••••...111: .--emosa.-....";%''...... - - 1. • 41.11. ciii„ 4 Illir 1444, ;ii. .4.,{ 1 r f �a ;• r • ti - d " arc :. •. a r i ATTACHMENT 5 Meeting: Planning Commission @ Los Altos Hills Town Hall, March 5th, 7pm Address: 11637 Dawson Drive, Los Altos Hills (updated from 11631, per meetings & confirmation from Jeanne Evilsizer 12/3/2013) Summary: We are proposing to build a new home on a currently vacant lot at 11637 Dawson Drive. The lot is 7.04 acres where we are proposing an approximately 8300 sq.ft main home, a 900 sq ft second unit and a 2100 sq ft Garage, which are combined in a single building. We have been working closely on our plans following our closing of the subdivision in January 2013. The latest design that we present to you is based on over a year of working collaboratively with the town, fire department, our architects & engineers. The home design is built around three primary drivers: (1) Fire Truck Turnaround, (2) Lot slope &topography and (3) the Los Altos Hills Fast Track Home guidelines. From the very beginning, we worked directly with the Santa Clara County Fire Department to find a turnaround that would satisfy their requirements. Given the current driveway access, lot slopes and easements, there was only 1 solution that was approved by the fire department. Designing around that and the various public utility& pathway easements, the footprint for the home was designed to fit the various restrictions. Many meetings were setup with the town engineers & planning department to find mutually agreeable solutions for the various utilities & home layout. Finally, we designed a home that would fit all the fast track guide requirements, especially noting the direction for sloped lots. The home is built to stack into the hillside to avoid any large facade. It's also built low to avoid any impact upon neighbors. From Dawson Drive, only about 1 floor of the home will be visible. The home design is also made to fit in with the various homes in the neighborhood. The finished home features: 6 bedrooms, 7 bathrooms, a five car garage and a 1 br/1 bath attached second unit. The design also incorporates increased setbacks, stepped levels into the hillside, minimized roof slopes and maintaining the semi-rural character of the town.