HomeMy WebLinkAbout3.1 ITEM 3.1
TOWN OF LOS ALTOS HILLS March 19, 2015
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW TWO STORY RESIDENCE
AND DETACHED SECOND UNIT AND GRADING POLICY EXCEPTIONS
FOR THE YARD/PATIO AREAS; LANDS OF PATEL; 26620 PURISSIMA
ROAD; FILE #189-14-ZP-SD
FROM: Nicole Horvitz, Assistant Plannerf0
APPROVED: Suzanne Avila,AICP, Planning Director SA
RECOMMENDATION: That the Planning Commission:
1. Approve the requested Site Development Permit for the new residence and detached
secondary dwelling unit subject to the recommended Conditions of Approval in
Attachment 1; and
2. Direct the applicant to redesign to bring the yard areas into compliance with the Town's
Grading Policy.
BACKGROUND
The subject 2.435 acre property is located on the western side of Purissima Road. Surrounding
uses include single-family homes on adjacent parcels to the west, east, and south. The applicant
is proposing to demolish an existing single story residence and a barn and to construct a new two
story residence with a detached secondary dwelling unit.
CODE REQUIREMENTS
Per 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:
Net Lot Area: 2.435 acres
Average Slope 3.46 %
Lot Unit Factor: 2.435
Staff Report to the Planning Commission
Lands of Patel
26620 Purissima Road
March 19,2015
Page 2 of 12
Floor Area and Development Area:
Area(sq.ft) Maximum Existing Proposed Increase Remaining
Development 36,525 5,054 26,975 21,921 5,054
Floor 14,610 3,392 13,632 10,240 978
Site and Architecture
The applicant is requesting approval of a Site Development Permit to construct an 11,371 square
foot two story residence with a 1,265 square foot garage and a 996 square detached second unit
(12,636 square feet total).
The subject parcel is 2.435 acres in size. The existing residence is located on a flat building pad.
The average slope of the property is 3.46%. The new residence 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 new residence is located a minimum of 96' from the east
(front) property line, 38' from the north property line (side), 166' from the west (rear) property
line and 46' from the south(side)property line. The maximum building height on a vertical plane
is 27' and the maximum overall height of the building (including chimneys and appurtenances)
from the lowest point to the highest point is 32'. Proposed exterior materials consist of stucco
siding, stone veneer, and a metal roof.
The main level has 7,783 square feet of living space with a multi-purpose room, exercise room,
two bedrooms, living room, dining room, hobby room, kitchen, laundry room and a four car
garage.
The second floor has 3,588 square feet of living space with a master suite and two bedrooms with
bathrooms.
The 996 square foot secondary dwelling unit is located near the front of the property and consists
of a bedroom, office, bathroom, kitchen and living room. The maximum height of the building is
17' and the proposed exterior materials will be consistent with the main residence.
Driveway&Parking
The existing driveway will be primarily in the same location as the existing. Pursuant to Section
10-1.601 of the Municipal Code, a total of five (5) parking spaces are required. The applicant is
proposing five(5) spaces: four(4) in an attached car garage and one(1)uncovered parking space.
Grading Policy Exception
Total grading quantities for this project include 3,910 cubic yards of cut and 688 cubic yards of
fill for the proposed development. The Engineering Department has reviewed the proposed
grading plan and concluded that it is not in conformance with the Town's Grading Policy.
Staff Report to the Planning Commission
Lands of Patel
26620 Purissima Road
March 19,2015
Page 3 of 12
The applicant is requesting up to 4.2' of cut for the side yard/patio area where 4' of cut is allowed
and up to 4.5' of fill for the rear patio where 3' of fill is allowed per the Town's Grading Policy.
Staff believes that a development on a property with an average slope of 3.4% can be designed to
comply with the Town's Grading Policy and recommends that the applicant revise the plans prior
to submittal of plans for building plan check(Condition# 18). The applicant has indicated a desire
to have everything on the property handicap accessible. This could still be accomplished through
use of ramps in areas that may require stairs or through a redesign of the outdoor areas.
The applicant has submitted a letter of justification for the proposed Grading Policy exceptions
(Attachment 2).
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Outdoor Lighting
The applicant is proposing nine (9) shielded light fixtures on the exterior of the residence.
Condition#10 specifies that fixtures shall be down directed or shielded and shall not encroach or
reflect on adjacent properties. The applicant has submitted lighting specifications indicating that
all proposed fixtures will be shielded down lights or have frosted glass in compliance with the
Outdoor Lighting Policy.
Staff Report to the Planning Commission
Lands of Patel
26620 Purissima Road
March 19,2015
Page 4 of 12
Trees & Landscaping
The existing landscaping consists of a variety of trees including oaks, pines, fir, fruit, and
eucalyptus. The applicant is proposing to remove a total of 15 trees including one fir, four pine, a
fruit tree,three unidentified species,five non-heritage oak trees and one heritage oak tree with this
application. Condition #3 requires 36" box oaks to be planted to replace the heritage oak. The
new trees can be incorporated into the landscape screening plan. In addition,Per LAHMC Section
10-2.802, the eucalyptus trees will need to be removed prior to final inspection.
A landscape screening and erosion control plan will be required after framing of the new residence.
(Condition #3) Furthermore, any landscaping required for screening or erosion control will be
required to be planted prior to final inspection, and a maintenance deposit to ensure viability of
plantings will be collected prior to final inspection. As required by the Estate Home Ordinance,
the landscape screening plan will be forwarded to the Planning Commission for review.
Drainage
Water runoff generated from the new development will be collected in a total of 146 linear feet of
36" perforated pipe, the overflow will be collected in a 6" solid pipe and directed to the energy
dissipater above the existing drainage swale towards the rear of the residence.
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.
Fire Department Review
The Santa Clara County Fire Department has reviewed the proposal and is requiring a sprinkler
system throughout all portions of the new residence and detached secondary dwelling unit
(Condition#31).
Green Building Ordinance
This project is required to comply with the Town's Green Building Ordinance. The new residence
is designed to achieve 82 points in Build it Green's GreenPoint Rated program. A minimum of 50
points is required for certification. Condition#16 requires the applicant to submit documentation
verifying that the new residence has been constructed to meet green building certification
standards.
Staff Report to the Planning Commission
Lands of Patel
26620 Purissima Road
March 19,2015
Page 5 of 12
Committee Review
The Pathways Committee recommended that a type 2B pathway be constructed along Purissima
Road(Condition#28).
The Environmental Design and Protection Committee commented that the eucalyptus should
remain to provide screening (Attachment 3).
Neighbor Concerns
To date, staff has received a letter of support from the Lands of Vandat and Lands of Wheatley
(Attachment 5).
CEQA STATUS
The project is categorically exempt under CEQA per Sections 15303 (a).
ATTACHMENTS
1. Recommended Conditions of Approval
2. Applicant's Letter of Justification(two pages)
3. Comments from Environmental Design and Protection Committee received August 1, 2014
(one page)
4. Letters of support(two pages)
5. Arborist Report dated August 1, 2014 (three pages)
6. Grading Policy(two pages)
7. Worksheet#2 (one page)
8. Development plans(15 sheets)
Staff Report to the Planning Commission ATTACHMENT 1
Lands of Patel
26620 Purissima Road
March 19,2015
Page 6 of 12
ATTACHMENT 1
CONDITIONS FOR A SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE WITH A DETACHED SECONDARY DWELLING UNIT
LANDS OF PATEL: 2660 PURISSIMA ROAD
FILE# 189-14-ZP-SD-GD
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. 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 of the new residence. 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 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. The landscape screening plan
shall comply with Section 10-2.809 (water efficient landscaping) of the Los Altos Hills
Municipal Code. The one heritage oak tree to be removed shall be replaced with three(3)36-
inch box oak trees,prior to final inspection.
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.
Staff Report to the Planning Commission
Lands of Patel
26620 Purissima Road
March 19,2015
Page 7 of 12
5. Prior to beginning any grading operation, all significant trees, particularly the heritage oak
trees, 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.
6. Prior to requesting the final 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 48'from the front property line and 36'from the side and rear property lines." In
addition, a registered civil engineer or licensed land surveyor shall certify in writing and state
that"the location of the new secondary dwelling 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 and secondary dwelling unit shall be similarly certified in writing to state that "the
elevation of the new residence and accessory building 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 final inspection.
7. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor
shall certify in writing and state that "the height of the new residence building complies with
the 27'-0"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 inspection.
8. 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.
9. Fences are approved as shown on the plans. Any new fencing or gates shall require review
and approval by the Planning Department prior to installation. No fences or walls shall
encroach or obstruct any easements.
Staff Report to the Planning Commission
Lands of Patel
26620 Purissima Road
March 19,2015
Page 8 of 12
10. Lighting is approved as shown on the plans. 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. Lighting shall be down directed or shielded fixtures
and shall not reflect or encroach onto neighboring properties.
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.
13. Standard swimming pool conditions:
a. Lights shall be designed so that the source is not visible from off-site.
b. Drainage outfall structures shall be constructed and located to the satisfaction of the City
Engineer.
c. Pool equipment shall be enclosed on all four sides with a roof for noise mitigation and
screening.
14. For swimming pools, at least one of the following safety features shall be installed to the
satisfaction of the Town Building Official:
a. The pool shall be isolated from access to the residence by an enclosure(fencing).
b. The pool shall be equipped with an approved safety pool cover.
c. The residence shall be equipped with exit alarms on those doors providing direct access
to the pool.
d. All doors providing direct access from the home to the swimming pool shall be equipped
with a self-closing, self-latching device with a release mechanism placed no lower than
54 inches above the floor.
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.
Staff Report to the Planning Commission
Lands of Patel
26620 Purissima Road
March 19,2015
Page 9 of 12
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.
17. 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.
ENGINEERING DEPARTMENT:
18. Peak discharge at 26620 Purissima Road,as a result of Site Development Permit 189-14,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.
20. All hydrant use is strictly prohibited by the Purissima Hills Water District. A permit for
obtaining water for grading and construction purposes must be obtained from the Purissima
Hills Water District, and submitted for approval to the Town Engineering Department prior to
acceptance of plans for building check.The permit will authorize the use of water from specific
on-site or off-site water sources."
21. 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.
22. 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.
Staff Report to the Planning Commission
Lands of Patel
26620 Purissima Road
March 19,2015
Page 10 of 12
23. 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.
24. 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 Purissima
Road 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.
25. 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
26. 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 for all work within the public right of way prior to start of work.
27. 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 proposed within the public right of way prior to start of work.
28. The property owner shall construct a type 2B pathway along Purissima Road separate from the
roadway as much as practical, to the satisfaction of the Engineering Department prior to final
inspection. An encroachment permit shall be required by the Town's Public Works Department
for all work within the public right of way prior to start of work.
Staff Report to the Planning Commission
Lands of Patel
26620 Purissima Road
March 19,2015
Page 11 of 12
FIRE DEPARTMENT:
29. Fire Department clearance shall be obtained prior to acceptance of plans for building plan
check
30. This project is located within the designated wildland urban interface fire area. The building
construction shall comply with the provisions of CA building code chapter 7A. Note that
vegetation clearance shall be in compliance with CBC 701A.3.4 prior to project final approval.
31. 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.
32. 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.
33. All construction sites must comply with applicable provisions of the CFC Chapter 14 and
standard detail and specifications SI-7.
34. 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.
35. 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.
CONDITION NUMBERS 8, 17, 18,20,23,24,25,27, 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 the approval.
The building permit cannot be issued until the appeal period has lapsed.The applicant may submit
construction plans to the Building Department after the appeal period provided the applicant has
completed all conditions of approval required prior to acceptance of plans for building plan check.
Staff Report to the Planning Commission
Lands of Patel
26620 Purissima Road
March 19,2015
Page 12 of 12
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.
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 19,
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
26th February 2015
Patel Residence
26620 Purissima Road,Los Altos Hills,CA
Project Justification and Green Statement:
The project is located on 2.435 Acres of land on 26620 Purissima Road in the Town of Los Altos Hills.
There is an existing home on site that will be demolished and replaced with a new 11,371 SF of home,
996 SF of an accessory building and 4-car garage of 1,265 SF. The site has a 6%gentle slope away from
Purissima Road.
The main goal of the design is to create a project that fits the site thus creating very little visibility along
Purissima Road. This has been achieved by several design elements.
1. The main home is tucked back significantly away from Purissima Road (114'-0"). The front 50'-0"
of the yard will have a vineyard and olive trees.
2. The finish floor elevation of the lower level home is an average of 10'-0"(7'0"to 14'-0")lower then
Purissima Road.
3. It is a partial two-story home thus creating less visual impact on the neighborhood.
The design of the home is inspired from the Modern-style architecture of the progressive San Francisco
Bay Area. There is a central courtyard that the house that all living spaces open into for a California
Living Concept. This creates opportunity to introduce a huge amount of natural daylight into all the
living spaces. The exterior of the building is clad with an acrylic based plaster system, tile cladding and
"Resysta siding"which is a sustainable product.
Grading Exception Justification:
The original design for the project was submitted to the Town of Los Altos Hills on June 25, 2014. The
owner's request was to make the entire project Handicap Accessible. Due to this we had some cut and
fill areas that were greater than the Town of Los Altos Hills requirements. Staff encouraged us to rework
the design to meet the Town's grading policies so that they can support the design for the project.
Based on this direction we have worked on several revisions and finally concluded on the current design.
The owners feel that they have lost out on the goal of having a home and site that is Handicap Accessible.
Grading Analysis:
Cut(greater then 4'-0") Fill (greater then 3'-0")
Original Design(June 25,2014) 1,985 CY 750CY
Current Design(February 23, 2015) 25 CY 32CY
Sustainable Architecture:
As a newly constructed building, the Patel Residence will meet the principles of"Green Architecture."
We have listed some of the design principles for the project:
1. Reduce construction waste by diverting the waste via recycle,salvage or reuse.
2. Select building materials as much as possible that have been harvested or manufactured in California or
within 500 miles of the project site including concrete products, exterior finishes, doors and windows,
plaster systems,roofing materials and interior finishes.
3. The project will use a "COOL ROOF' product for the entire flat roof area, which will have solar
reflectance. ,
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4. Mechanically, the entire building will he zoned. This will allow the occupants to use heating or cooling
as needed for the occupied spaces only.
5. All mechanical units will have highest level of energy star certification for the project.
6. The tankless water heater will have highest level of energy star certification with a re-circulating pump in
order to save water consumption. All hot and cold water lines shall be insulated in unconditioned spaces.
7. Wherever possible the project will use skylights in spaces where there is no natural light.
8. All exterior doors and windows will have insulted"low E"glazing.
9. The project will use recycled products as much as possible. Currently the products that are being
considered are engineered lumber, carpet, wood ceiling, wood products for cabinets, bamboo flooring,
trims and various other finishes.
10. The project will use Low/No VOC and Formaldehyde-Free Paint; Low-VOC water based wood finishes
and solvent-free adhesives wherever possible.
11. Use energy efficient appliances throughout the project.
12. Flush out building prior to occupancy per code for better air quality.
I hope this letter addresses the benefits that this project will bring to the community of Los Altos Hills.
If you have any questions regarding this letter please feel free to call me.
Thanking you
Sincerely,
f 1
nr
Kartik Patel,Principal
991 MONIAGUE EXPRESSWAY u2U8 . MIEPIIAS 6A 95035 1E1 - 408 946 9300 FAX- 408 946 9309
ATTACHMENT 3
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Nicole Horvitz ATTACHMENT 4
From: Archevon <archevon@gmail.com>
Sent: Thursday, March 05, 2015 3:58 PM
To: Nicole Horvitz
Subject: Fwd: Fw: Letter of support
Hi Nicole,
Here is one of the letter of support form the next door neighbor. We will send another one as soon
as we receive it.
Phalguni
Forwarded message
From: Rajiv Patel<rajivp(&,,sbcglobal.net>
Date: Tue, Mar 3, 2015 at 1:50 PM
Subject: Fw: Letter of support
To: Archevon Inc <archevonngmail.com>
Dear Rajiv,
Below please find a letter of support for your project. Please forward to the planning commission members or
town staff as appropriate.
Sincerely,
Amin
Name: Amin Vandat
Address: 26520 Purissima Road, Los Altos Hills, CA 94022
Subject: Support for the project on 26620 Purissima Road.
To:The Planning Commission Members
I have had a chance to review the plans for the Patel's house project at 26620 Purissima Road, Los Altos Hills,
during the neighborhood meeting that they had set up for that purpose last year. I have also discussed the project
with the Patels on a number of occasions over the last few years. I understand that the project has only changed in
terms of hardscapes after that point. Presently, we do not have any concerns regarding the project and believe this
project will definitely enhance our neighborhood. We have also discussed plans for the landscaping to align the
selection of the screening trees along our common boundary.
1
We are in full support of this project.
Sincerely,
Amin Vandat
ARCH e von
architecture planning interiors
9 9 1 Montague Expressway, #208
Milpitas , CA 9 5 0 3 5
Tel 408 . 946 . 9300 * Fax 408 . 946 . 9309
www . archevon . coni
2
Nicole Horvitz
From: Rajiv Patel <rajivp@sbcglobal.net>
Sent: Wednesday, March 11, 2015 9:21 PM
To: Nicole Horvitz
Cc: Kartik Patel
Subject: Fwd: Letter of Support for Your New Residence
Hi Nicole,
Apologies for the delay, but here is one more letter of support for my project on 26620 Purissima Road.
Thanks and best regards,
-Rajiv Patel
Sent from my iPad
Begin forwarded message:
From: Robert Wheatley<robertPrwprop.com>
Date: March 11, 2015 at 4:46:03 PM PDT
To: Rajiv Patel<rajivp@sbcglobal.net>
Subject: Letter of Support for Your New Residence
To: Town of Los Altos Hills Planning Commission
From: Robert Wheatley, Neighbor at 26644 Purissima Rd
Dear Planning Commission:
Rajiv has been a great neighbor to us since purchasing the property a couple years ago. We have lived
on the immediately adjacent property to the north for well over twenty years. I do not foresee
problems with his proposed design assuming the "retaining walls" as shown on the site plan are
relatively close to existing grade as I understand a retaining wall to be). He has been respectful of
setbacks and massing along our property line. If he is within the building ordinance, he should be
approved for construction. We understand that further discussion of appropriate landscaping will
happen when a plan is developed for submittal which I understand is separate from this building design
submittal.
We look forward to having his family as full-time neighbors.
Robert Wheatley
1
ATTACHMENT 5
OPWalter Levison
CONSULTING ARBORIST
ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist#401 ISA Certified Arborist#WC-3172
8/1/2014
EIVED
Assessment of One (1) Heritage Size Coast Live Oak iZEC
at
26620 Purissima Road DEC 0 3 2014
Los Altos Hills, California
Archevon Architecture
991 Montague Expressway#208 TOWN OF LOS ALTOS HILLS
Milpitas, CA 95035
Staff,
The author,Walter Levison Consulting Arborist(WLCA), visited the above-noted residential property on
7/29/2014 to assess whether there were any heritage-sized oak tree specimens located within the
confines of the portion of the lot proposed to be redeveloped as the Patel Residence.
WLCA found one (1) heritage-sized oak specimen that was located directly within the buildable area. The
tree is proposed to be removed. Per the condition of approval letter dated 7/17/2014 by Nicole Horvitz,
Town of Los Altos Hills assistant planner, item #10, the following report is required to assess heritage
oaks located directly within the building area that are to be removed.WLCA included tree data for this
single tree, an image of the heritage tree, and a tree location map showing the tree's location in relation to
the proposed residence and to Purissima Road.
Other heritage size oaks on site are located along the outside perimeter of the lot. Assessment of those
trees was outside the scope of this initial arborist consulting assignment.
Ordinance
The Los Altos Hills tree ordinance protects private trees as heritage trees per the following: all Quercus
genus trees with one or more mainstems totaling at least 12 inches diameter when measured at 4.0 feet
above grade. Per this definition, the subject oak is a heritage tree.
Tree Data
The subject tree ("oak#1") is a coast live oak (Quercus agrifolia)with three codominant mainstems
measuring 11.0, 9.6, and 8.2 inches diameter at 4.0 feet above grade. The tree stands 20 feet in height
with a canopy spread of 25 feet diameter. On scales of zero to 100% each, this tree rates out with a
health rating of 85%, a structural rating of 65%, and an overall condition rating of 75% or"good".
The canopy of the subject tree is lopsided to the south
act•- ,
(see images). ;
•J -f[r t 1••e
The subject exhibits included bark at the multiple •
codominant mainstem fork at 1 foot above grade: a • ',
structural defect which downgrades the overall condition `- .- ;�
rating. , ,, �+ ,
Image of Subject Tree r ' " - :t.
The subject oak is lopsided to the south as shown here in
the image, looking south.
Walter Levison,Consulting Arborist 1 of 3
Cell 415-203-0990 / Email
1))) Walter Levison
CONSULTING ARBORIST
ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist#401 ISA Certified Arborist#WC-3172
Tree Location MapEC 3 2014
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a - __.__ SHILLS
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Assumptions and Limiting Conditions
Any legal description provided to the consultantlappraiser is assumed to be correct.Any titles and ownership to any property are assumed to be good and marketable.No
responsibility is assumed for matters legal in character.My and all property is appraised and evaluated as through free and dean,under responsible ownership and
competent management.
It is assumed that any property Is not In violation of any applicable codes,ordinance,statutes,or other government regulations.
Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible;however,the consultant/appraiser can neither guarantee
nor be responsible for the accuracy of information provided by others.
The consuftanUappraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made,Including
payment of an additional fee for such services as described in the fee schedule and contract of engagement.
Unless required by law otherwise,the possession of this report or a copy thereof does not Imply right of publication or use for any other purpose by any other than the person
to whom it is addressed,without the prior expressed written or verbal consent of the consuttantlappraiser.
Unless required by law otherwise,neither all nor any part of the contents of this report,nor copy thereof,shall be conveyed by anyone,including the dient,to the public
through advertising,public relations,news,sales,or other media,without the prior expressed conclusions,Identity of the constltantlappralser,or any reference to any
professional society or institute or to any initiated designation conferred upon the consuttanUappraiser as stated in his qualifications.
This report end any values expressed herein represent the opinion of the consultant/appraiser,and the consultant's/appraiser's fee is in no way contingent upon the
reporting of a specified value,a stipulated result,the occurrence of a subsequent event,nor upon any finding to be reported.
Sketches,drawings,and photographs in this report,being Intended for visual aids,are not necessarily to scale and should not be construed as engineering or architectural
reports or surveys unless expressed otherwise.The reproduction of any information generated by engineers,architects,or other consultants on any sketches,drawings,or
photographs is for the express purpose of coordination and ease of reference only.Inclusion of said information on any drawings or other documents does not constitute a
representation by Walter Levison to the sufficiency or accuracy of said Information.
Unless expressed otherwise:
information contained in this report covers only those items that were examined and reflects the conditions of those items at the time of inspection;and
the inspection is limited to visual examination of accessible items without dissection,excavation,probing,or coring.There is no warranty or guarantee,expressed or implied,
that problems or deficiencies of the plants or property In question may not arise In the future.
Loss or alteration of any part of this report invalidates the entire report.
Walter Levison,Consulting Arborist 2 of 3
Cell 415-203-0990 / Email creesr)ws;r"..Z..ne:
l
0)) Walter Levison
CONSULTING ARBORIST
ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist#401 ISA Certified Arborist#WC-3172
Arborist Disclosure Statement:
Arborists are tree specialists who use their education,knowledge,training,end experience to examine trees,recommend measures to enhance the beauty and health of
trees,and attempt to reduce the risk of living near trees.Clients may choose to accept or disregard the recommendations of the arborist,or to seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree.Tree ere living organisms that fail in ways we do not fully understand.
Conditions are often hidden within trees and below ground.Arborist cannot guarantee that a tree will be healthy or safe under all circumstances,or for a specified period of
time.Likewise,remedial treatments,like any medicine,cannot be guaranteed.
Treatment,pruning,and removal of trees may involve considerations beyond the scope of the arborist's services such es property boundaries,property ownership,site lines,
disputes between neighbors,and other issues.Arbonsts cannot take such considerations into account unless complete and accurate information is disclosed to the arborist
An arborist should then be expected to reasonably rely upon the completeness and accuracy of the information provided.
Trees can be managed,but they cannot be controlled.To live near trees is to accept some degree of risk.The only way to eliminate all risk associated with trees is to
eliminate the trees.
Certification
I hereby certify that all the statements of fact in this report are true,complete,and correct to the best of my knowledge and belief,and are made in good faith.
Walter Levison,Consulting Arborist
Walter Levison,Consulting Arborist 3 of 3
Cell 415-203-0990 I Email drtreeOsboolobal.net
ATTACHMENT 6
LOSALTOSHILLS
TOWN OF LOS ALTOS HILLS ,,,,,,
26379 Fremont Road
,114
Los Altos Hills, CA 94022 _
Phone: (650)941-7222 r •
www.losaltoshills.ca.gov CALIFORNIA
Grading Policy
Approved by City Council 07/21/2011
Code Sections:
Section 10-2.702 (c) of the Site Development Ordinance states that: "The amount of grading,
excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless
grading is proposed to lower the profile of buildings." Section 10-2.703 (a) requires: "Type II
foundations — step-on-contour, daylight, pole foundations, or a combination thereof— shall be
used on building sites with natural slopes in excess of fourteen percent(14%)."
Intent:
The purpose of this policy is to outline desired criteria for grading which assure that construction
retains the existing contours and basic landform of the site to the greatest extent feasible. It is
also intended that the policy provide guidance for "stepping" structures down sloped hillsides,
encouraging terraced retaining walls where possible, and emphasizes cut to lower the profile of
structures over fill or foundation walls, which tend to raise the profile of the structure. While
balanced cut and fill is desirable to minimize import or export of soil, to or from a site, it is
recognized that the Town's policies and the guidelines below may encourage export as cut is
generally preferred over fill.
These policies are intended to be used by staff in evaluation and making recommendations to the
Planning Commission and/or City Council regarding site development applications, and as
guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the
extent permitted by the Planning Commission and/or City Council.
Grading Policy
Page 2
Policy:
1. Cuts and fills in excess of the following levels generally will be considered excessive and
contrary to Town ordinances and policies to grade only to the minimum extent necessary
to accommodate structures and to site structures consistent with slope contours, i.e., "step
down"the hill*:
Cut Fill
House 8'** 3'
Accessory Bldg. 8'** 3'
Tennis Court 6' 3'
Pool 4'*** 3'
Driveways 4' 3'
Other(decks,yards) 4' 3'
* Combined depths of cut plus fill for development other than the main residence
should be limited to 6 feet, except that for tennis courts cut plus fill may be
permitted up to a maximum of 8 feet.
** Excludes basements meeting Code definition.
*** Excludes excavation for pool.
2. The height of the lowest finished floor(s) of a structure should generally not be set in
excess of four feet six inches(4'6") feet above the existing grade,to assure that structures
step with the slope. Supported decks shall generally not exceed three (3') feet above
adjoining grade except where located within six(6') feet of a building.
3. Driveway cut may be increased up to a maximum of ten (10') feet for the portion of the
driveway or backup area which is adjacent to a garage that has been lowered with a
similar amount of cut. Terracing shall be utilized for cuts exceeding six(6') feet.
4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above
for each type of structure, but shall be the minimum grading needed for drainage
purposes, as determined by the City Engineer.
5. The Planning Director may approve exceptions for required driveways and Fire Truck
turnarounds where cut does not exceed seven (7') feet and fill does not exceed five (5')
feet at a noticed public hearing.
Grading Policy
Page 2
Policy:
1. Cuts and fills in excess of the following levels generally will be considered excessive and
contrary to Town ordinances and policies to grade only to the minimum extent necessary
to accommodate structures and to site structures consistent with slope contours, i.e.,"step
down"the hill*:
Cut Fill
House 8,** 3'
Accessory Bldg. 8'** 3'
Tennis Court 6' 3'
Pool 4'*** 3'
Driveways 4' 3'
Other(decks,yards) 4' 3'
* Combined depths of cut plus fill for development other than the main residence
should be limited to 6 feet, except that for tennis courts cut plus fill may be
permitted up to a maximum of 8 feet.
** Excludes basements meeting Code definition.
*** Excludes excavation for pool.
2. The height of the lowest finished floor(s) of a structure should generally not be set in
excess of four feet six inches(4'6") feet above the existing grade,to assure that structures
step with the slope. Supported decks shall generally not exceed three (3') feet above
adjoining grade except where located within six(6') feet of a building.
3. Driveway cut may be increased up to a maximum of ten(10') feet for the portion of the
driveway or backup area which is adjacent to a garage that has been lowered with a
similar amount of cut. Terracing shall be utilized for cuts exceeding six(6') feet.
4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above
for each type of structure, but shall be the minimum grading needed for drainage
purposes, as determined by the City Engineer.
5. The Planning Director may approve exceptions for required driveways and Fire Truck
turnarounds where cut does not exceed seven (7') feet and fill does not exceed five (5')
feet at a noticed public hearing.
LOSALTOS HILLS
TOWN OF LOS ALTOS HILLS �,,r,,�
26379 Fremont Road
Los Altos Hills, CA 94022 ` a
Phone: (650)941-7222
www.losaltoshills.ca.gov CALIFORNIA
Grading Policy
Approved by City Council 07/21/2011
Code Sections:
Section 10-2.702 (c) of the Site Development Ordinance states that: "The amount of grading,
excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless
grading is proposed to lower the profile of buildings." Section 10-2.703 (a) requires: "Type II
foundations — step-on-contour, daylight, pole foundations, or a combination thereof— shall be
used on building sites with natural slopes in excess of fourteen percent(14%)."
Intent:
The purpose of this policy is to outline desired criteria for grading which assure that construction
retains the existing contours and basic landform of the site to the greatest extent feasible. It is
also intended that the policy provide guidance for "stepping" structures down sloped hillsides,
encouraging terraced retaining walls where possible, and emphasizes cut to lower the profile of
structures over fill or foundation walls, which tend to raise the profile of the structure. While
balanced cut and fill is desirable to minimize import or export of soil, to or from a site, it is
recognized that the Town's policies and the guidelines below may encourage export as cut is
generally preferred over fill.
These policies are intended to be used by staff in evaluation and making recommendations to the
Planning Commission and/or City Council regarding site development applications, and as
guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the
extent permitted by the Planning Commission and/or City Council.
ATIMENT 7
JAN 2 3 2015
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT M ` ret
cA '1
26379 Fremont Road•Los Altos Hills,California 94022•(650)941-nn
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME Raj iv Patel
PROPERTY ADDRESS 26620 Purissima Road, Los Altos Hills
CALCULATED BY Di l ip Ki shnani, P.E. DATE January 22, 20 1 5
1. DEVELOPMENT AREA Existing Proposed Total
(SQUARE FOOTAGE) Sq.Ft . (Additions/Deletions)
A. House and Garage(from Part 3.A.) 2265 12, 636 12, 636
B. Decking 464 313 313
C. Driveway and Parking
(Measured 100'along centerline) 915 3, 648 3, 648
D. Patios and Walkways 283 8, 907 8, 907
E. Tennis Court -
F. Pool and Decking -
G. Accessory Buildings(from Part B) 1127 996 996
H. Any other coverage Artificial turf 475 475
TOTALS 5, 054 26, 975 26, 975
Maximum Development Area Allowed-MDA (from Worksheet#1) 36, 525 Sq. Ft .
2. TOTAL IMPERVIOUS SURFACE Existing Proposed Total
(SQUARE FOOTAGE)
TOTALS 5, 054 26, 975 26, 975
3. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total
Sq.Ft . (Additions/Deletions)
A. House and Garage
a. 1st Floor 1, 621 7, 783 7, 783
b. 2nd Floor - 3, 588 3, 588
c. Attic and Basement -
d. Garage 644 1. 265 1, 265
B. Accessory Buildings
a. 1st Floor 1, 127 996 996
b. 2nd Floor -
c. Attic and Basement -
TOTALS 3, 392 13, 632 13, 632
Maximum Floor Area Allowed - MFA (from Worksheet#1) 14 , 610 Sq. Ft .
TOWN USE ONLY CHECKED B DATE 2/ eat