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Home My WebLink About4.2 ITEM 4.2 TOWN OF LOS ALTOS HILLS July 23, 2015 Staff Report to the Planning Commission SUBJECT: SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING PLAN FOR A NEW TWO STORY RESIDENCE; LANDS OF TIOP, INC; 26991 TAAFFE ROAD; FILE #424-14-ZP-SD FROM: Nicole Horvitz, Assistant Planneiffl/ APPROVED: Suzanne Avila, AICP, Planning Director S`P'C RECOMMENDATION: That the Planning Commission: Approve the requested Site Development Permit for a landscape screening plan, subject to the recommended Conditions of Approval in Attachment 1. BACKGROUND A Site Development permit for new a two story residence with a basement was approved unanimously by the Planning Commission on May 9, 2013 (file#110-12-ZP-SD-GD). Condition #3 from the new residence approval requires the landscape screening application to be reviewed by the Commission. CODE REQUIREMENTS Sections 10-2.801 and 10-2.803 of the Site Development Ordinance are used to evaluate landscape plans to address erosion, visual effects, tree preservation, views, and the amount of planting required to adequately screen the new construction. DISCUSSION Site Data: Net Lot Area: 1.174 acres Average Slope: 25.1% Lot Unit Factor. .794 Floor Area and d Development Area: Area (sq.ft) Maximum Existing Proposed Increase Remaining Development 8,000* 7,176 7,584 226 408 Floor 5,000 4,990 0 0 10 (Basement 2,926) Staff Report to the Planning Commission Lands of TIOP,INC 26991 Taaffe Road July 23,2015 Page 12 Existing Landscape The property has mature perimeter landscaping consisting of oaks,redwoods,pines,birch,and bay trees. As a part of the new residence application,the applicant removed nine (9)heritage oak trees. Because the building footprint was increased by approximately 1,000 square feet (in the same location as the existing residence)there was little alternative to removing the trees. Due to the existing oak coverage on the site and the health of the trees removed, condition of approval #3 required a 1:1 replacement of five (5) oaks. These replacement trees have been incorporated into the proposed landscape screening plan. Proposed Landscape Screening The applicant is proposing 33 screen trees ranging from 15 gallon to 24-inch box size, primarily along the perimeter of the property. The tree planting list is as follows; Common Name (symbol on plan) Size Quantity English Laurel (1) 15 Gallon 24 Japanese Maples (2) 24" Box 4 Oaks (3) 24" box 5 The applicant is proposing less than 5,000 square feet of new irrigated landscape therefore compliance to Section 10-2.809 of the Los Altos Hills Municipal Code(Water Efficient Landscape Ordinance) is not required. Hardscape The applicant has modified the driveway design, reducing it from the original approval and added additional patios and walkways on the property so net addition is 226 square feet of new hardscape. Outdoor Lighting No new lighting is proposed. Fencing The applicant is proposing a 4 foot tall metal fence and driveway gate along a portion of the front of the property. Grading and Drainage No new grading and drainage is proposed with the landscape screening application. Staff Report to the Planning Commission Lands of TIOP, INC 26991 Taaffe Road July 23,2015 Page 13 COMMITTEE COMMENTS The Environmental Design and Protection Committee recommended that the applicant consider Carolina Laurels instead of the proposed English Laurels. The applicant has worked with the immediate neighbor and installed the English Laurels in order to establish the screening of the residence from off site. NEIGHBOR CONCERNS To date, staff has not received any comments from the public. CEQA STATUS This project is exempt from California Environmental Quality Act (CEQA) pursuant to Section 15304 (b) of the CEQA Guidelines. ATTACHMENTS 1. Recommended Conditions of Approval 2. May 9, 2013 Planning Commission Minutes and Staff Report 3. Site Development Plans Staff Report to the Planning Commission ATTACHMENT 1 Lands of TIOP, INC 26991 Taaffe Road July 23,2015 Page 14 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING LANDS OF TIOP, INC, 26991 TAAFFE ROAD File#424-14-ZP-SD 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. A landscape maintenance and water use deposit of $5,000.00 shall be posted prior to final inspection of the new residence. An inspection of the screening plantings to ensure adequate establishment and maintenance shall be made two years after installation. 3. 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. 4. Fencing and gates are approved as shown on the plans. The proposed metal picket fence shall not have points, spikes, or sharpened edges per LAHMC Section 10-1.507. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 5. No new lighting is approved. 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. ENGINEERING DEPARTMENT: 6. Any revisions or additions to the previously approved grading and drainage plan shall be submitted for review by the Engineering Department The plan shall be reviewed by the Engineering Department and approved prior to commencement of this project. The approved plan shall be stamped and signed by the project engineer and shall supersede the previously approved drainage plan. Staff Report to the Planning Commission Lands of TIOP,INC 26991 Taaffe Road July 23,2015 Page 15 7. No grading shall take place during the grading moratorium (October 15 and April 15) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line. 8. Any, and all, areas on the project site that have the native material disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection. 9. All irrigation systems must be located at least five feet from the Town's pathways and outside of the public right of way and public utility easements. The Town staff shall inspect the site and any deficiencies shall be corrected to the satisfaction of the Engineering Department prior to final inspection. Project approval may be appealed if done so in writing within 22 days of the date of this 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 is over provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. NOTE: The Site Development permit is valid for one year from the approval date (until July 23, 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 May9, • 2013 • Staff Report to the Planning Commission • SUBJECT: A REQUEST FOR A SITE DEVELOPMENT PERMIT FOR A.NEW TWO STORY RESIDENCE WITH A BASEMENT AND THE REMOVAL OF NINE • (9)HERITAGE OAK TREES;LANDS OF TIOP, INC; 26991 TAAFFE ROAD; . • • •FILE#110-12-ZPLSD:GD • . . • • • • • FROM: Nicole Horvitz,Assistant Planner 9,01 • - • APPROVEt) Pedro,MCP,Planning • . • • • • • . RECOMMENDATION That the Planning Commission, • .Approve.the requested Site Divelotiineut..Permir or a new residence :with a basement and • -removal of nine (9)-heritage-oak:Iteesiihject to-therecommendediConditions of Approval in Attichnieiit 1. . • ••". • - - •• , . • •• . -- • • • 7 Et. ;IR A NE\;.! TI•_VO BACKO1i9p4D. "7: OF NUM:: . , - 013, - - - -7CAAFF `The i 74 aCre;prepe4..i locited-at the sideofTa #0.10ad:There is curreniP y a ,938 square foot-y*4=6e and garage 1970 The surrounding uses include one and two story single-family.hoMes on adjace14.f4rcelito the west,-east,Midi., and across Taaffe Road to the • south. . . . • The applicant is.requesting approval of a Site Development Permit to demolish the existing house and construct a 4,999 square foot two story residence with a 2;926 square foot basement.- • CODE REOUIREMENTS This application for a new residence has been forwarded to the PlanningComraisaionfor review pursuant to Section 10-2.301 (c) of the Municipal Code. TheZoningint'Site.Dakeliipnleiit sections of the Municipal Code are used to evaluate proposed projects.including .floor,and 'development area:.litaitations,;grading,' •drainage, -height; setlileks, requirementL7. -1%. • DISCUSSION- • . . • • Site D. Oat' . Net Lot Area: • 1.174 acres Average Slope: 25.1% • Lot Unit Factor: . • .794 • • • • Staff Report to the Planning Commission Lands of Tiop Inc • 26991 Taaffe Road May 9,2013 Page2of11 • • • Floor Area and Development Area: - Area(sq.ft) Maximum Existing Proposed. Increase Remaining Development 8,000* 7,170 7,176 6 . 824 • Floor - • 5,000 1,938 4,990 3,052 10 (Basement 2,926) *500 sq ft development area bonus Per Section 10-1.502(b)(6)of the LAHMC • Site and Architecture . • The proposed project meets-the setback,height, floor area, and development area requirements' established in Title 10,Zoning and Site Development,of the Los Altos Hills Municipal Code. The new residence is located a minimum of 66' from the-south(front)property line, 82'from the north (rear) property line, 30' from the west (side) property-line; and 140' from the.east (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'30'.Proposed exterior materials consist of a•stucco exterior, ceramic-tile roof; . and stone veneer: • . 'The basement level of the new residence has •2,926 square feet of area which includes a swimming pool,.exercise room, courtyard, guest bedroom with bath, laundry room,wine cellar, and theater._The basement .is wholly underground and exempt.from floor area`calculations. . pursuant to Section 10-1:202 of the'Municipal Code, except for,two,skylights over the indoor . pool area. 105 squarefeet, adjacent to the entry way on the above floor, is.not underneath floor area nor qualify for bunker and.have been included in the floor area calculations. • The main level has 2,945.square feet of living space consisting of an entrance lobby, lobby, . study/libiary, jiving room, guest.bediooin with bath, dining roo&lxtchen, pantry, and family- room. • The second floor has 2,045 square feet of living area which includes the master bedroom, and . bath,and three bedrooms and two bathrooms. ' Driveway&Parking . The existing driveway will be removed and replaced with a new driveway primarily within the same location. - - Pursuant to Section 10-1.601 of the Municipal Code, a total of four (4) parking spaces are required. The proposed garage--can accommodate two. (2) cars and two (2) exterior parking spaces are proposed outside of the property line setbacks. • Staff Report to the Planning Commission Lands of Tiop Inc 26991 Taaffe Road • May 9,2013 • • Page 3.of 11 Trees&Landscaping The property has mature landscaping along the perimeter consisting of oaks, redwoods, pines, • birch,.•bay, and eucalyptus: :As a part-of this-application;.the applicant isiproposing•to remove . nine (9) heritage oak trees. Because the building footprint is increasing by approximately 1,000 square feet(in the same location as the existing residence)there is little alternative but to remove . the trees to accommodate the new building footprint. • An arborist report has been submitted and the health of:the trees proposed for removal range from poor to fair condition per the arborist report(Attachment 4).-Four(4) of the trees proposed for removal,trees# 1, 2,•8•-and.9 are-"not•located•within-the proposed building:footprint;but been recommended by"the arborist"tO be removed due!to poor vigor-and poor structure. •'Due to•the.existing Oak coverage on the•site and the health of the trees proposed to be removed, • staff.is recommending a 1:V•replacement;of the-five'(5). oaks-(trees #3; 4, 5,"6 and 7).in fair condition,per-Section-12-21502.A landscape screening and-erosion-control-plan-will-•be required • -after framing of the new residence (Condition of approval #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. - .. ..• . f_ Drainage . • Water runoff generated from the new development will be-collected and distributed to three energy dissipaters on the-site. The 'proposedapplication is less impervious surface then the existing development. 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 f Tial'drainage plan priorto 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. • -.,••• Neighbor Concerns - • • To date,staff has received one letter from the adjacent-neighbor at 27053 Taaffe Road(Lands of Fang & Yu) voicing concerns over an existing redwood tree which could be a hazard to the proposed residence and their residence. The tree has not been evaluated by an arborist and is not proposed to be removed with this application. In addition Yulin Fang.notes that the eucalyptus trees along the west property line are also hazardous.(Attachment 5). The eucalyptus trees are • required to be removed per condition of approval#2. . Staff Report to the Planning Commission Lands of Tiop Inc 26991 Taaffe Road May 9,2013 Page 4 of 11 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 a fire truck turnaround(Attachment 2). Committee Review The Pathways Committee recommends the applicant pay a pathway fee of$53.00,per-linear foot -.of the average width of the property(condition#28). • . • • The.Environmental.Design and Protection Committee noted the amount of grading needed is excessive and that the house is not-environmentally.friendly(Attachment 3). The.Open Spade Committee reviewed the proposal and recommended an open space easement be placed over the northerly portion of the property encompassing oak trees and portions of Deer Creek,as shown on sheet Al.1 (condition#6). - Green Building Ordinance . This project is required to comply with the Town's Green Building Ordinance.. The.new residence is designed to achieve 142 points in Build it Green's GreenPoint Rated program. CEQA STATUS . . . The project is categorically exempt under CEQA per Sections 15303 (a). ATTACHMENTS . • 1. Recommended Conditions of Approval . . 2. Recommendations from Santa Clara County Fire Department dated.June 1,2012 3. Comments from Environmental Design and"ProtectionCommittee dated June 7, 2012 and November 5,2012 4. Arborist report dated March 8,2012 5. Letter from neighbor at 27053 Taaffe Road(Lands of Fang and Yu)dated April 25,2013 6. Worksheet#2 7. Site Development Plans ATTACHMENT 1 Staff Report to the Planning Commission , Lands of Tiop Inc . 26991 Taaffe Road • • May 9;2013- . Page 5 of 11 ' -- • • • ATTACHMENT 1• • " • RECOMMENDED CONDITIONS FOR•ST•1L6DEVELOPMEN'1~PERMIT; • FOR A'NEW'RESIDENCE•WITH-BASEMENT • LANDS OF TIOP''INC,2'6991"TAAFFE.ROAD`r' ' • " • - • File•#110-12-ZP-SD-GD " • PEAgNING DEPARTMENT:' • - a . . - •. •a • . . 4.• No•:•other' nodificatioiis=to the=:approved•:plan§ are'allowed" exeept as:-'Otherwise first ' ;reviewed'an '•`approved by the Planning'!Direetortr't a P1anningT Commission, depending . `ren'tlie scepe•of the changes. • :r<: ' .. • . v •2. All existing Blue Gum(E. globulus),Pink Ironbark(E.sideroxylon rosea);River Red Gum , eanialdulensts),`Swamp'G'uin-,-.-tidis);:Honey'Gum=(E:.inelliodora),-or'-MMaima. Gum "(E-:'vimii alis);eiicalyptiis•trees•on the=giroperty.lo'ciated,•within: F50Nof any structures or roadways shall;be•"�removed'.pnor:to `finaLinspection.of.the ne resideuc Removal of - -�reucalyptustreesshallta e:plae.ebetweeirthe'begnnid .ofAiigustanritheFeno4Januaryto avoid disturbance of itestiiigiliirds:profs&ted ideiTlheFe ieral=iMigratory Bird Treaty Act (META) and California.D.eparlment.of'fish and,Gane:Code Section 3500 et seq unless a I ene§t hg bird'survey is_first conducted•anditl ere'is'aOteirininatfOri that there are no active nests • • •withinthe'tcee: • - � :. . :. . . 3. 'a�After completion`of rough'franking'or at least'Six'(6)..months prior to scheduling a final • -' inspection,the applicant'shall•'submit=landscape screening•:: and'-trosion control'plans for • :rreview.by the•Plannin Commission:'The-a lieati n:�for.landsca a creenin and erosion Y. b pP ,i. P ,� g. '• .v °con`frbl:'shall-be`edccompanie1 1 y'tplicanie'•�fee� and- deposit:;-s-The'plans',shall be reviewed at a noticed'publiche •he'aparing:fAtteiitiont:shall• o-giverrto plantings which will be • adequate to break up the viewof the new residence from surrounding properties and streets. t•-•"`Alk laudscaping'required`for screening ptirposest and.L.for"erosion foot trot (as determined by • _ - • the Citf'Engineef) must be•-ihstalledfrior°Wfin 4"inspection of ti e'new residence. The --landscape°sereening plan,shall eoniplywith,Section:l012 809 (water-efficient landscaping) Municipal Code: A'=replacem ent•of a` 1;1_"ratio' 'of:the five (5) .`.heritage Oaks (tree# s•.4, 54nd 7)with 24. bog oak trees shall be.incorporated in the - • landscape screening plan.' ' • . • • 1" • 4.` A'landscape maintenance . the•arioufit-of-$5,000 shall be'posted prior to final inspection. •Ari''inspection f•,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,particularly thelieritage oak trees, are to be fenced at the drip line. The fencing shall be of a material and structure • Staff Report to the Planning Commission ' Lands of Tiop Inc 26991 Taaffe Road May 9,2013' Page 6 of-11 • • (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 constriction period. • 6. The property owner shall grant an Open Space Easement to the Town.on the northern portion of the property as shown on sheet A-1.l.No structures are permitted and.no grading or fill shall be.permitted. Native vegetation'may be planted within.the easement but no- irrigation oirrigation or sprinkler systems are permitted. The property owner shall: provide legal description.and plat exhibits that-arc prepared by a licensed land surveyor and the Town shall prepare the grant document The grant document shall be signed and notarized by the property owner and returned to the Town prior'to acceptance of plaris for building permit. • • 7. Exterior finish colors of all buildings shall have a light.reflectivity value of 50.or less and roof materials shalt-.have,a light reflectivity value of 40 or less, per manufacturer specifications. . All• i color samples•shall be submitted to.the::Planning Department for approval.prior to acceptance ofplans•for building plan check: All applicable structures shall be painted in conformance with the:approved colors)prior to final inspection. • 8. 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 and secondary dwelling unit 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 secondary dwelling unit matches the elevation and location shown on the ._ Site Development plan." The applicant shall submit the-stamped and signed letters)to • the Planning Department prior to requesting a.final inspection. - . . 9. 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 and secondary dwelling unit complies with the 27'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 buildings (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.r-oof of the structure"The applicant shall submit the stamped and signed letter(s) .to the Planning Department prior to requesting a final inspection. . / • Staff Report to the Planning Commission Lands of Tiop Inc 26991 Taaffe Road May 9,2013 • Pagel of 11 . . 10.•No new fences are approved. .Any new fencing or gates shallrequire review and approval by the PlanningDoparnient.piidorto•installatiOn.• . • . : . - 11. Outdoor lighting is approved as shown on the plans. There shall be one light per door or two for double doors..Light fixtures shall have frosted glass Or be down lights.No lighting --'rnay-beplaced•withinsetbadks except two entry:or driveway lighth.:Any:additional outdoor •••• • lighthigahall be approved bytheTlanningDepartmentprior to installation: . • ... • •• • _ . • • . 12. Standard swimming pool conditions: - • • ••• .'•• • &tights slialtbo-ddigne&Sothat the so*deri§not visible from off-site..• ••• . • • • W'-Drainage outfall structures.shall'be constructed and located to,the satisfaction of the • • -!•CitrEngineer.. • ' • .-1* •• •• • -•'•• L. • - ." • • . • • c. Peol-equipMent shall be enclosed on all four sides with a roof for noise'mitigation and • . . . screening. ••. • : ,• - • _ ..„,. • • - • • 13. For swimming poolsist-least one of the following-safety-features-shall be,ingtalled-to-the satisfaction of the Town Building Official: • a. The pool shall be isolated from access th 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: • l•• - . • . • • '&A11 doors *providing'direct access:from the home to -the sviimming pool.shall be • • equipped with Serf-cloSing,-.Segjitqhing device with a•release•Machanism placed no ••-• Aotverthan 54 inches above theflook.•••• • • . • • . • -14. Skylights,lifutilizaL shall.be-designed and•conitructed to reduce emitted light (tinted or • • colored glass,or other material):No•lighting may be placed within skylight wells. .• .• . . • • • • • • • - 15. Fire retardant:roofing:(Class A).is required for all new constrtrction. • 16. :At tinie of•stibmiftal-of plans forbuilding,plan,cheek,the applicant shall.submit one of • thefolloviing 'theeklists- to• demonstrate compliance with•the Town's Green Building • 'Ordinance •- • •- ••• - • . • • . . a. A GreenPoint Rated checklist with the building permit application to indicate that •- • the-0.6feet will4chieve a'minimum of fifty(50) points. The checklist shall be • . - • • - - • completed by a!qUalified green'building•professiOnal andshall be attached to the •• •- front of the con'itractionplarts;The construction plans shallinclude general notes *Or:individual detail.draivings,where feasible, shoWing the green building measure to be used to att9in the required points. • . • •. • - b. A LEED for Homes-cheeldist with thebuilding,permit application-to indicate that the project will achieve a minimumof forty-five (45) points or LEED certification. The checklist shall be completed by a qualified green building • • Staff Report to the Planning Commission • Lands of Tiop Inc 26991 Taaffe Road • . May 9,2013 Page of 11 • • • 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. • . . • 17.. 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. • 18. 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: .19. As recommended by..Cotton, Shires & Associates,'Inc., in their report dated June 13, 2012, the applicant shall comply with the following: • • a. Supplemental geotechnical investigation-the project-geotechnical.consultant should complete a geotechnical.-investigation for the-currently-proposed proj eot:including providing recommended-.geotechnical design criteria for-all project elements. This • • investigation should address the- merits providing uniform bedrock support to the proposed residence. The supplemental investigation should include subsurface exploration to accurately determine the depth,to_bedrock in proposed construction areas. The report should include an engineering_geologic..map and cross section that • show tho:lateral extent of all natural•atttt artificial surficial materials,'the-depths and • extent of subsurface materials and the locations of the proposed improvements. Appropriate documentation to address the above should be submitted to the Town review by the Town geotechnical consultant prior to geotechnical approval of permit applications for proposed improvements. The documents shall be submitted prior to acceptance of plans for building plan check. b. Geotechnical plan review-the applications geotechnical consultant should review and approve all geotechnical aspects of the'project building plans(i.e. site preparation and grading, drainage improvements and design:parameters for foundations-and retaining walls)to ensure that their recommendations have been properly incorporated. 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. StaffReport to the Planning Commission Lands of Tiop'Inc 26991 Taaffe Road May 9,2013 - • Page 9 of 11 • c. `Geotechnical-Contraction Inspections-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 iniproveinents; and excavations for foundations, and-retaining walls:prior to theplacement of steel and concrete. • - ' • • The:results of these inspections and the'as-built conditidi s=of.the-project-shall be • de eribed''by the'geotechnical,consultant in a letter".and'submitted to the Town Engineer for reviewprior td final inspection•of the new residence.— • • • •For farther•--detaiis on the above geotechnical requirements; please refer to the:letter from • '`Corton,Shires`Bi.Associates;ine:Aated • •• 20� Two'sets-of a-final.grading and drainage plan shall be submitted for review and approval by 'the Engineering 1Dep`artment prior:to`dcce&itance of plans for building plan check Final --drainage'and grading-shalll-be=inspected-bythe-Engineefng-Department-and unydefrciencies •. corrected to the satisfaction of the'Engineering Department prior to final inspection._ A letter'shall be submitted from the project engineer%tatiing that tlie'site.grading and drainage • improvements were installed as shown on the approved plans prior to final inspection. • •21: All-hydrant use is strictly prohibited-by the Purissima Hills'Water.District. ""A permit for • • obtaining water for-grading anC 'eenstruction'purposes must-be obtained from the Purissima . Hills'Water District,-and submitted for approval-a.the-Town Engineeriing Departrnent 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. 22: 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'alio*.for'the•construction of the driveway access.:.. • • 23. All public utility-services serving this property shall be placed underground. The applicant should contact PG&E-immediately after issuance Of building permitio start the application process for undergrounding utilities which can take up to 6-8 months. - 24. Two copies of an erosion and sedixhent control plan shall-be submitted for review and approval by'.the;'Engineering Department prior toacceptance-of plans for building plan check. • The contractor and' the property owner -Shall:-comply with -.all appropriate requirements of the'I oven'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 Staff Report to the Planning Commission Lands of Tiop Inc 26991 Taaffe Road May 9,2013 0 Page 10of11 disturbed shall be protected for erosion control during the rainy. season and shall be replanted prior to final ins,pection. • 25. 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 issuesregarding dust, noise,;and vehicular and pedestrian traffic safety on Taaffe 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. . . • -26. 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 plansfor building plan check 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 publioright of way prior tostar_t work. 28. The property owner shall pay a pathway fee of$53.00 per linear foot of the average width-of the properly prior to acceptance of plansfor building plan check FIRE DEPARTMENT: • . . • 29. 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. - 30. Provide and access driveway with a paved all weather surface, a minimum unobstructed width of 14 feet, vertical clearance of 13'6", minimum circulating turning radius of 36 feet outside and-23 feet inside, and a maximum slope of 15%. Grades of 20% for up to 300 feet may be permitted with the approval of the Chief. Installations shall conform to fire departnient.standard details and specifications sheet D-1. CFC Sec. 503. Staff Report to the Planning Commission Lands of Tiop Inc 26991 Taaffe Road May 9,2013 • Page 11 of 11 31. 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.roadfronting the property. Numbers shall contrast with their background . 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. • 33. This.project is located within the.designated Wildland Urban Interface Fire Area. The building construction shall comply with the provisions of the•California Building -Code . (CBC) .Chapter 7A.. Vegetation clearance shall be in compliance with CBC• Section 701A.3.2.4 prior to project final approval. • 34. All construction sites must comply with'applicable provisions of the.CFC Chapter 14 and our standard detail and specifications SI-7. . CONDITION NUMBERS 6, 7, 19 a & b,-20, 21, 24, 25, 26, 27 and 28 -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 the appeal period is over 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 May 9, 2014) All required building permits must be obtained within.that year and work on items not • requiring a building permit shall be commenced within one year and completed within two years. Please refer to the Conditions of Project Approval set forth herein. If you believe that these Conditions impose any fees, dedications, reservation or other exactions under the California • Government Code Section 66000, .you are hereby notified that these Conditions constitute written notice of a statement of the amount of such fees, and/or a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest such fees, dedications, reservations, and other exactions, - pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within • this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. r Wadi eon ( 1 ATTAC.' ;.02..a T 2 FIRE DEPARTMENT - �,U• _ cif co F•IRE1•us-IAAA SANTA CLARA COUNTY . fir , • .70=0.20,5• EST 1947 . 14700 Winchester Blvd.,.Los Gyatos,:CA 950324818 _. °°°a'g"' ""`E • (408)3784010 *(408)378-9342(fax):.www.sccfd.org • . PLAN • REVIEW No. 12 1721 • • BLDG DEVELOPMENTAL REVIEW COMMENTS ' PERMIT No. • Proposed new 5,977 square-foot two-story single-family residence with basement and attached :garage. 4Ccsniment:#1:Reviewrofthis Developmental'proposal:isaimited to`acceptability of site access and I water supply as theypertain to fire department'operati"ons;and!shaRnot'be construed as a ` . - • isubStitute for formal plan review to determine compliance with adopted model codes.Prior to -performingany-work:the applicant.shall makel application to,and receive from,the.Building- Department:a11;applicable•�cofistruction:permits:.._ . . . .• .'. • • Comment #2::Wildland-Urban Interface:''his'pxojectis located.within the-designated Wildland- Urban Interface Fire Area.-The building construction shall-conmply:With the provisions of California ;Building-Code•(CBC)-Chapter 7-A.-Note-that-vegetation-clearance-shall be in-compliance-with-CBC Section 701A.3.2.4 prior to project final approval.Check with the Planning Department for related - .landscape plan'requirements: =• • - -. • ` - • - . :Comment #3.:Fire Sprinklers:Required: (noted on Page T01:.of plans) An automatic residential fire sprinkler system shall be installed in one-and two-family dwellings as follows:In allnew one-and two:;family dwellings and in existing one-and•two=fami y dkvellittgs when additions are:made that jincrease the building area to'inore-than 3,600 square feet:,Rxdeption:;A one-tine addition to-an . •existing building that does not total more than 1,000 square feet of-building area.NOTE:The owrier(s), occupant(s)and any contractors)Or subcontractor(s)'are responsible for consulting with:the water purveyor of record in order to deterinine if any-modification or upgrade of the existing water seiw'ice is required:NOTE: :Covered porches,patios,balconies,'and'attic=spacesmayrrequire fire sprinkler-coverage:A State of California ! licensed(C46)Fire Protection Contractor shall submit plans,calculations,a completed permit application and :appropriate fees to this department for review and approval prior to beginning their work.Section R313.2 as ;adopted and amended by LAHMC Comment#4:Water Supply Requirements:Potable water supplies shall be protected from contamination • 'caused by fire protection water supplies.It is the responsibility of the applicant and any contractors and •subcontractors 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 1 . protection systems,and/or fire suppression water supply systems or storage'containers that may be physically i • City. PLANS SPECS-NEW RMDL AS OCCUPANCY CONST:-TYPE AppllcanlName • ' . DATE PAGE LAK. 'El 0 .1 ® 0 0. • SFR . . .-V-B • M Designs Architects : 06/01/201 1c f 2 SEC/FLOOR AREA LOAD - PROJECT DESCRIPTION ' ' •PROJECTTYPE OR SYSTEM - - • • . 2 story+ 5977 sf - Residential Development • Design Review NAME OF PROJECT LOCATION - ' SFR - 26991 Taaffe Rd Los Altos Hills TABULAR FIRE FLOW • REDUCTION FORIFIIiE=SPRINKLER$_. ':REQUIRED'FIRE FLOW G.20 PSI BY • 2000 I 50% • ,.. I - , 1500 Harding,Doug Organized as the Santa Clara-County Central Fire Protection District - Serving Santa Clara Countli anti the•coinmunities'of Campbell.Cupertino,Los Altos, ' Los Altos Hills,Los Gatos,Monte Sereno,Morgan Hill,and Saratoga 1,ARA - e' • _6 • 6 . FIRE DEPARTMENT - . >�fFP�n<n, t2 .•LFIREJ. �"� SANTA CLARA COUNTY - __ :✓ — ., EST.14T 14700 Winchester Blvd.,Los Gatos, CA 95032-1818 • °°amesraaeavlce . (408)378-4010 •(408).378-9342 fax •www.sccfd.org • REVIEW No. 12 1721 BLDG • DEVELOPMENTAL REVIEW COMMENTS PERMIT No. . ±connected in any manner to an appliance capable of causing contamination of the potable water supply of the - purveyor of record.Final approval of the systems)under consideration will not be granted by this office until !compliance with the requirements of the water purveyor of record are documented by that purveyor as having .been met by the applicant(s).2007 CFC Sec.903.35 and Health and Safety Code 13114.7...- _ • 'Comment#5:Fire Apparatus (Engine)Access Driveway Required:Provide an access driveway with-a paved all weather surface, a minimum unobstructed width of 14.feet,-vertical clearance of 13-feet 6 inches,minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum :slope of 15%.Grades of 20%_for up.to 300 feet.niay be permitted with the approval of the_ Chief.,- - Installations shall conform to Fire Department-Standard Details and Specifications sheet D-1. CFC Sec.503 , , °Comment#6:-Premises Identification: Approved numbers or addresses shall be placed onall 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 cohtrast with their background..CFC Sec.'505- . ;Comment.#7:•Construction Site•Fire-Safety:All.construction sites must comply with applicable 'provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7. . - -- :To prevent plan review and inspection delays,the'above noted Developmental Review. -Conditions shall be addressed as"notes":on.all pending andfuture plan submittals and any '.referenced diagrams to be reproduced onto the future plan submittal. : .• . . . • ,• • - CIEy. PLANS SPECS NEW RMDL AS. OCCUPANCY CONST.TYPE AppllcanINama .DATE. •PAGE LAH ® ❑ ® 0 ❑-. ..SFR - . - V-B M Designs Architects 06/01/201 2 DF 2 SEC/FLOOR AREA - LOAD' PROJECT DESCRIPTION •PROJECT TYPE OR SYSTEM . 2 story+ 5977 sf Residential Development .Design Review •• NAME OF PROJECT LOCATION SFR . . 26991 Taaffe Rd Los Altos Hills TABULAR FIRE FLOW REDUCTION FOR FIRESPRINKLERS • REQUIRED FIRE FLOW @ 20 PSI BY - - . . 2000 50% .• 1500 Harding,Doug Organized as the.Santa Clara County Central Fire Protection District • Senting Santa Clara County and the communities of Campbell Cupertino,Los Altos,. • •Los Altos Hills,Los Gatos,Monte Sereno,Morgan Hill,and Saratoga • t� f• t^.I ATTACHMENT 3 • - FUMED ENVIRONMENTAL(IVkliT sand PROTECTION COMMITTEE .: ---1 -- --__ -_ - LSOS ._..- Application for: 'L _ _ _ . - A.plicant Name _' L(Uv-—'r.__. ?�? ._____E,- -.. _ _«_• __ .._�___Y ._.__ _-__._--.. „. Applicant Address: i p-.g.i_u_• `� - «. �_..._. _ __ - _------_ • cE-e...L.tez Reviewed by:_:__:.:-_.' --- --....__ ._..q e-�.,_ - > _ . . _ Date: � .___._-- --0 Na-t?_ . __ --- - ____ - : F .COMMENTS -• •-- ---. -• _ . Site Impact tJ -. 1 . ..• S-b-e›--sa • - > ,, - - - - - - --.'----:- -----"--F---"C:T:Trk:;: ujnting_ - -----N .�.M �G tom. .__ mss' ca 4.__ _ - ititi:o---gA . Cla-t-% 6. -4--4-1-c-44-SR--1:11- 0 Noise _. p�► - - - creeKs _____-_... ..._...-... .-Jte.._.:_lka_....:!2-1-_.:. Tizt .•."...---;41-4c: ._1_ •:+1-.c .6-i • -In Drainage _..« _ L ____._... et:ft ,...:; eit-%-):-Sitice ------•-------- ---- _....� �k_._� �- Easements . • _ : -: it,L s -lei . :. ._s..- ---�.e u. r- .�... 4o ExistingVegitation _ ___._ -`-s._-- -:_ _._-•------___.o..._._---�----_ _ �.� _..._...._..__...._ • Mitigation _.____-_-_Y-- --_--- Environmental Design and Protection Committee- . • Reviewed by: Pr^ :r ANe-e-eR . Date o•CI 0 ) Z-01 L Applicant - Name Lo We. , ill we. . Address . 2 6 ct `t.( "" QQ'P • Site impact/lighting/noise: (N - .car th.12s2 X. • i CLT 2/� • t.�-cz, 1.�.5� . Creeks, drainage, easements: - t� c-- - `6, - � t- tr.( tr-e-A-6--a-t3-0-Q. t-e---4-e-k-s-1-",x-L.. Existing.Vegetation: 1A-sx-L-A.i-4.0 A-L.Se-- qi-c2,83f- „A_ Valt Significant issues/Comments: RECEIVED JUN Oil ?1117 s. TOWN OF LOS ALTOS MILLS .) ATTACHMENT 4 • ARBORIST REPORT • • • • _•. Submitted To: • - Mr. Keith Yue - • . 26991 Taaffe Road . Los Altos•Hille, CA 94022' - • • • ' . . • , • Project Location: • - . 26991 Taaffe Road ' , • • •-• • • . • RECENED . • • .- • • Pk\( 14.202 • • TOWN OF LOS ALTOS HILLS . • • • Submitted'By:"I • - McCLENAHAN CONSULTING, LLC John H. McClenahan ISA-Board Certified Matter Arborist,WE-1476B member, American Society of Consulting Arborists March 8, 2012 ()Copyright McCLENAHAN CONSULTING,LLC 2012 • • • • (_ ; McClenahan Consulting, LLC Arboriculturlsts Since 1911 1 Arasttadero Road,Portola Valley,CA 94028-8012 Telephone(650)326-8781 Fax(650)854-1267 wwwspmcclenahan.com March 8,2012 Mr.-Keith Yue 26991 Taaffe Road Los Altos Hills, CA 94022 • • • Assignment •• As requested, I'performed a visual inspection of 13 oaks to determine, size, condition, impacts from proposed improvements and provide Tree Preservation Guidelines. Summary The site contains an existing home proposed for removal and construction of a new single • family residence. To minimize.impact to overall site a very similar footprint will be used as will the same driveway approach. This will require removal of five oaks (#'s 3,4, 5, 6 and 7). Four• oaks are recommended for removal dueto poor condition and poor contribution to site (#'s 1, 2, 8 and 9);Most of the oaks around the house have been topped repeatedly for views. Tree Protection Zones (TPZ)of trees 10 through 13 should not be impacted by improvements.All of the trees inThisinventory have.been victims of poor.pruning practices.There are 47 other trees on site over 1.2 inches in diameter that should not be adversely impacted by improvements. Tree protection fencing should be used to separate trees to be protected from the work area. Should any grading be proposed within drip line or 15 feet of other trees to remain, contact project arborist for further review. The TPZ for all trees retained is 1.2-feet.Any work to occur within TPZ must be reviewed by project arborist: Methodology • No root crown exploration, climbing or plant tissue analysis was performed as part of this -survey. In determining Tree Condition several factors have been considered which include: Rate of growth over several seasons; Structural decays or weaknesses; Presence of disease or insects; and • Life expectancy. . The following guide for interpretation of Tree Condition as related to Life Expectancy is submitted for your information. 0 - 5 Years = Poor. 5 - 10 Years = Poor to Fair 10 - 15 Years = Fair 15 -20 Years = Fair to•Good • 20 + Years = Good Mr. Keith Yue Page 2 Tree Description/Observation ti `t's a r11 ,at'{ %J"`�:N a' 'F•of Diameter: 19.8, 13.4, 17.3"Multi Trunk Height: 28' Spread: 36' Condition: Poor Location: Bridge to'front door • - • Observation: Sixty percent of.crown is very sparse. Several cavities observed. Minor decay observed in main crotch. Generalpoor vigor. Recommend removal due to poor vigor. qty rr-�Yl:i:i t 31t • Height: 12' -Spread: 26' Condition:- Poor to Fair Location: Bridge to front door Observation:Trostrate•Vol-king tree:Foliage IS-at end of long leaning stem: Recommend • ••- removal.due to poor site contribution and poor structure. • -.''r � +fe Irc .•,ijr ��ar `�.v(nY-'� }:;;. :i . Diameter: 16.1" ' _Height:...25'. .Spread: 1.61 . _.-. __. - Condition: FrooffoTair • Location: 'Raised planter in drive • • Observation: Previously topped at 20-feet. Raised planter creates a limited root environment. - Adjacent to larger leaning live oak. Proposed for removal. wirmalenalingffir _Diameter: 21:3" - ' Height: 16' Spread: 28' • _ • • • Condition: Fair • • • • Location: Raised planter in drive - . Observation: Previously topped. Moderate accumulation of interior deadwood observed. Grows to an exaggerated lean over drive, at least 45 degree lean. Proposed for removal. - Diameter: 18.8" Height: 22' Spread: 20' ' Condition: Fair ' • • - • Location: Adjacent to drive Observation: Previously topped at 15-feet. Foliar crown consists mainly of water sprouts. Decay observed at old topping cut. Bifurcation at 8-feet creates an inherent structural defect. " - Basal cavity observed. Proposed for removal. Diameter: 18.7" Height: 30' Spread: 20' Condition: Poor to Fair • Location: Right of house Observation: Void of foliage in lower 20 feet. Previously topped. Codomiant leaders at 9-feet exhibit weak attachment. Basal cavity to unsderside of root crown. Proposed for removal. Mr. Keith Yue Page 3 • Diameter: 22.3" • Height:-38' Spread: 34' Condition: Fair Location: Right of house Observation: Foliar crown has been raised for view.Water sprouts visible on scaffold limbs. Bifurcation at 7-feet creates an inherent structural defect. Pockets of decay visible at root flare near stubs from secondary stem removals. Proposed for removal. geenliaMannefik Diameter: 12.4" Height: 12' Spread: 20' • Condition: Poor.to Fair Location: Right of house Observation: Previously topped for view. Grows to significant lean. Recommend removal. Diameter: 5.8, 13.5" Multi-Trunk • • Height: 15' Spread: 18' Condition: Poor Location: Right:of house Observation:. Previously topped at 14-feet. Multi trunk growth habit creates inherent structural weakness. Recommended for removal due to poor condition. 10 Valley oak Diameter: 13.5" - • Height: 17' Spread: 12' - Condition: Poor to Fair Location: Right rear corner of house Observation: Previously topped at 16 feet. 11 Coast live oak _ Diameter: 23" • - Height: 18' Spread: 22' Condition: Poor to Fair Location: Right rear corner of house Observation: Previously topped at 16-feet. Poison oak growing on low trunk. 12 Coastlive oak - Diameter: 16" Height: 15' Spread: 20' Condition: Fair Location: Right rear corner of house Observation: Previiously topped. Below tree 10. 13 Coast live oak Diameter: 22.3" Height:15' :Spread: 18' Condition: Poor to Fair Location: Left rear corner of house Observation: Previously topped at 13-feet. Crown is blighted. n r Mr. Keith Yue Page 4 TREE PRESERVATION GUIDELINES ' • Tree Preservation and Protection Plan In providing recommendations for tree preservation, we recognize that injury to trees as a result of construction include mechanical injiariee to trunks, roots and branches, and injury as a result of changes that occur in the growing•environinerit. • • • - ' • - To minimize these injuries,we-recommend grading operations encroach no closer than five_ times the•trunk diameter,-(i:e:30"'diameter tree x 5='150"distance).'At this disfance, '• buttress/anchoring roots would be preserved and minimal injury to the functional root area • would be anticipated. Should encroachment within the area become necessary, hand digging is mandatory. • Barricade's :i • Prior to initiation of construction activity;temporary barricades should'be instelled around all trees in the construction area. Six-foot high, chain link fences are to be mounted on steel posts, driven 2 feet info the ground,-at no-more than 10-foot spacing.The fences shall enclose the -entire area-underthe drip-line-of-the-trees or as close-to-the-drip line-area-as-practical::These barricades wilite ilaed airound-individual trees and/or.groups o frees.as the existing environment dictates. • • The temporary barricades will serve to protect trunks, roots and branches from mechanical • injuries, will inhibit stockpiling of construction materials or debris within the sensitive.`drip line' areas and will prevent soil compaction from increased vehicular/pedestrian traffic. No storage of • material,topsoil, vehicles-or equipment shall be-permitted within the tree ericlosure area. The • ground around the-tree canopy shall not be altered.These barricades should remain in-place until final inspection of the building permit, except for work specifically required In the approved . plans to be done under the trees to be protected. Designated areas beyond the drip lines of any trees should be provided for construction materials and onsite parking. . . • Root Pruning (if necessary) - ' - . I . During and upon completion of any trenching/grading operation within a tree's drip line, should any roots greater than one inch (1') in diameter be damaged, broken or severed, root pruning to • include flush cutting and sealing of exposed roots should be accomplished'under the - supervision of a qualified Arborist to minimize root deterioration beyond the soil line within twenty-four(24)hours. "Pruning . Pruning of the foliar canopies to include removal of deadwood is recommended and should be initiated prior to construction operations. Such pruning will provide any necessary construction- clearance,will lessen the likelihood or potential for limb breakage, reduce'windsail' effect and provide an environment suitable for healthy and vigorous growth. Sudden Oak Death • Live oaks are susceptible to sudden oak death (Phytophthora ramorum). Treatment in spring 2012 and fall annually thereafter is recommended to prevent infection from this disease. Mr. Keith Yue • Page 5 Mulch • Mulching with wood chips (maximum depth 3")within tree environments (outer foliar perimeter) will lessen moisture evaporation from soil, protect and encourage adventitious roots and minimize possible soil compaction: • Inspection - • Periodic inspections by the Site Arborist are recommended during construction activities, • particularly as-trees are impacted by trenching/grading operations. - Inspections at approximate four(4)week intervals would be sufficient to assess and monitor•the effectiveness of the Tree Preservation Plan-and to provide recommendations for any additional care or treatment : • • All written material appearing herein constitutes original and unpublished work of the Arborist . and.may not be.duplicated, used or disclosed without written,consent of the Arborist. • We thank you for this opportunity•to be of assistance in your tree preservation concerns. Should you have-any questions, or if we maybe-of further assistance in these_ concerns, kindly contact our office at any time. Very truly yours, . McCLENAHAN CONSULTING, LLC By: John H. McClenahan. • ISA Board Certified Master Arborist,.WE-1476B • member,American Society of Consulting Arborists • • • JHMc: pm • • • McClenahan Consulting, LLC • Arboridultarists Since 1911 1 Arastradero Road,Portola Valley,CA 94028-8012 Teleplione.(650)326-8781 • Fax(650)854-1267 wwwspmcclenahan.com ARBORIST DISCLOSURE STATEMENT _Arborists are tree specialists who use their education, knowledge, training and . 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 seek additional advice. Arborists cannot detect every condition that could possibly•lead to the structural failure of a tree: Trees::ace=liVing:orgariisinrthaffail-.iri ways we do nod fully understand: =Conditions are • often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe'under all circumstances, or for a specified period of time: Likewise, remedial • treatments, like a medicine, cannot be guaranteed. • Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist's services such as property boundaries, property ownership, site lines, disputes . - between neighbors, landlord-tenant matters, etc. Arborists cannot take such issues into -- account'unless-complete and accurate information is given to the arborist. The person-hiring the arborist accepts full responsibility for authorizing the recommended treatment or remedial measures. • Trees can be managed, but they cannot be controlled. To live near a tree is to accept • some degree of risk. The only way to eliminate all risks is to eliminate all trees. • • • ?I-Ware_ Arborist: John H. McClenahan Date: March 8, 2012 • • ATTACHMENT 5 Dear Debbie Pedro, - Regarding to your File#110-12-ZP-SD-GD.I am the next door neighbor of 26991 Taaffe Rd site development,my house is 27053,Taaffe Rd. • The construction worker has shown me the blue print and explained to me the perimeter of the new building.I have no objection on the plan. • • My concern is on the trees.In.your letter,.you mention 9 oak trees are proposed to be removed. I wonder if a very tall redwood tree which is close to the Old frbnt door and.the house itself( by eye balling,I would say it is within 5-8 feet of the house)is included?If the new ground is to be dug out,this redwood tree will-lose lots of its roots as Redwood tree's roots is known to be wide spread.Will that weaken the redwood tree and.may come loose when we hit a long raining season and a big storm?To put our mind at ease and to eliminate the possibility of future damage,I would like to suggest the new owner to remove that redwood tree as well,if it falls either way,either my house or their house will be damaged seriously.The reason-lam specially-concern about this tree is because itis very tall and our • two houses sit very close to'each other. • The other trees I am concerned which has no direct impact on the building of the house,but rather-a potential..danger for both of our houses:thatis the 4 eucalyptus trees which are close tothe fence - which is sitting between our two houses and they are planted very close to both houses.Over the years, the previous owner had cut those eucalyptus tree down to 6 feet high several times to prevent them from.growing too big.-.But then the previous owner was ill-forseveral years and thenthe took over,those eucalyptus trees has since grown big.I am concerned when these eucalyptus trees grows to be very big in the future,..their shallow roots may alter if we have a long raining season/big . . storm,and the oily leaves are easy to be caught on fire.Also,there is simply not enough room between our houses for these eucalyptus trees once they are fully grown.In any rate,eucalyptus tree is nota good tree to be planted close to the house. Would you convey my concern to the.new owner and maybe they can remove them while removing other proposed trees? In all,I am happy to have a new neighbor again: Thank you. • - • Yulin Fang,4-25-13 • • 27053,Taaffe Rd,Los Altos Hills. . RECEIVED MAY 022013 TOWN OF iu ALTOS RECEIVED I. f fl ( '- ATTACHMENT 6 ;..a..�;;, ,:• ALTOS HILLS TOWN Of LOS ALTOS HILLS • - 1 G DEPARTMENT 26379 F• ., _'•;� -Lcs Altos Hills,California 94.022•(650)941-7222-FAX(650)941-3I60 WORKSHEET#2 ., EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA •TURN IN WTTHK YOUR APPLICATION• _ . - PROPERTY OWNER'S NAME Reirm YuE 414. ZAVNN A 40 We- • PROPERTY ADDRESS ta.meq.-1 - ' • +S •1. a% CALCULATED BY • M k L7 KA. 2-involo • DATE o t /i�'i f A0tp • 1: DEVELOPMENT AREA - Existing Proposed • Total. (SQUARE FOOTAGE): - A House and Grarage(from Part 3.A.) 14 32- :17 242.i • 41 Lj-S67q..*/ B. Decking • C. Driveway and Parking ' (Measured 100'along centerline) 3D 30 ...,_.-...-_-12...273.a4._ 1807-•56 • D. Patios andWalkways - axe a. it/gio.44, E. Tennis-Court • F. - Pool and Decking. Cr -Accessory.Buildings(from Pali P.). ._=_._ : . �. . _H _.- __ .. ._ K Any other-coverage f Labe'► featare - - +4-$. = -. -j--I}g - . TOTALS ' V-IV:O ,. o -i-6_'tF t - -./4C .42—- Maximum Development Area Allowed-MDA(from Worksheet#1) - 2.. TOTAL IMPERVIOUS SURFACE Existing Proposed Total . (SQUARE FOOTAGE) - ' TOTALS 5-a3a-�. , - 420 /0 3o 3. FLOOR AREA (SQUARE FOOTAGE) Existing /""useProposed - Total (Additions/Deletions) A. House and Garage . • a. 1st Floor - 193 S- 25l9- , - . _ ZS/4. b. 2ndFloar - . ?o 71.1.....5... .r.c. - •:Attic and Basement • _ J1 -- - d. Garage 1 B. Acessaiy Buildings . . • 0 .: . . a. 1st Floor-. • . — . b. 2nd Floor • • . . c. Attic and Basement •- TOTALS 7.1.4138 • -4-496_ • _ - • Maximum Floor Area Allowed-MFA(from Worksheet#1) 5'O0 0 .:. I TBwN USE ONL•Y CHECKED BY u DATE Approved June 6.2013 Minutes of a Special Meeting Town of Los Altos Hills PLANNING COMMISSION Thursday, May 9, 2013 7:00 P.M. Council Chambers, 26379 Fremont Road 1. ROLL CALL AND PLEDGE OF ALLEGIANCE Present: Commissioner Abraham, Commissioner Couperus, Commissioner Mandle, Chair Partridge, Commissioner Tankha Staff: Debbie Pedro, Planning Director; Richard Chiu, Public Works Director; Brian Froelich, Associate Planner; Nicole Horvitz, Assistant Planner; Jaime McAvoy, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR 3. PUBLIC HEARINGS ----- 3.1 LANDS OF TIOP INC; 26991 Taaffe Road, File #110-12-ZP-SD-GD; a request for a site development permit for a new 4,990 square foot two story residence (maximum height 27') with a 2,926 square foot basement. In addition. the applicant is requesting removal of nine (9) heritage oak trees within the building site. CEOA review: exempt per 15303 (a) (Staff-Nicole Horvitz). Assistant Planner Nicole Horvitz presented the Staff Report. The Commission asked questions of staff. Chair Partridge opened the PUBLIC HEARING. Architect Malika Junai spoke on behalf of the project. Commission asked questions of the architect. Environmental Design and Protection Committee (EDP) Chair Pat Ley spoke, stated the house is not suitable for the site. Ms. Junai responded to the concerns of the EDP. Planning Commission Special Meeting Minutes May 9,2013 ,,,,X� .__.. ..._. Approved June 6.2_013 Chair Partridge closed the PUBLIC HEARING. Commission discussion ensued. MOTION MADE AND CARRIED: Moved by Commissioner Abraham, seconded by Commissioner Couperus and passed unanimously to approve a request for a site development permit for a new 4,990 square foot two story residence with a 2,926 square foot basement, and removal of nine (9) heritage oak trees within the building site. In addition, the landscape screening plan must be brought back before the Planning Commission. MOTION CARRIED. 3.2 LANDS OF FREMONT HILLS COUNTRY CLUB; 12889 Viscaino Place: File #45-13-ZP-SD-CUP; A request for a Site Development Permit and Con ional NN Use Permit Amendment for a 830 square foot addition to the existin fitness dater on the lower floor of the clubhouse building. CEQA Review: . ategorical ExeMption per Section 15301 (e). (Staff-Brian Froelich). /- Associal nner Brian Froelich presented the Staff Report. The Commission sked questions of staff. / / Chair Partridge opene UBLIC HEARING. / / Club Representative Scott Dominie spoke on be1alf of the project. '` Chair Partridge, seeing no one wishing to s-eak, closed the PUBLIC HEARING. Commission discussion ensued. Commissioner Abraham stated concern over code violations he had observed at the Country Club, and requested the applicatiori'should be denied because of them. Chair Partridge recommended that staff investigate,and resolve code compliance issues with the lighting as4 separate issue from theproject approval. Debbie Pedro agreed to pursue t,is. MOTION MADE: ommissioner Abraham moved to cdlatinue the application until the next me Ing, and during the interim period that the applicant cleans up code violations nd that staff conducts a true traffic and parking\study and reports back at the ne Commission meeting for further consideration. Die motion lacked a second an was lost. MOTI MADE AND SECONDED: Commissioner Couperus moved to forward a rec mmendation to the City Council to approve a request for a Site Devel ment Planning Commission Special Meeting Minutes May 9,2013