HomeMy WebLinkAbout3.1 TOWN OF LOS ALTOS HILLS January 8, 2004
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING PLAN; LANDS
OF CORRIGAN; 13445 ROBLEDA ROAD;FILE#179-03-ZP-SD.
FROM: Angelica Herrera Olivera, Assistant Planner
APPROVED BY: Carl Cahill, Planning Director
RECOMMENDATION That the Planning Commission:
1. Approve the request of a Site Development Permit for a landscape screening plan, subject
to the attached conditions of approval in Attachment 1.
BACKGROUND
The Planning Commission approved a Site Development Permit for a new residence and a
detached garage with an upper studio (File #196-00-ZP-SD-GD) for this property on December
13, 2000. Condition of approval #2 requires that the applicant submit a landscape screening and
erosion.control plan for review by the Planning Commission.
CODE REQUIREMENTS
The requested Site Development Permit is referred to the Planning Commission for review,
pursuant to Section 10-2.1305(c) of the Site Development Code. Criteria from Article 8 of the
Site Development Code utilized to evaluate landscape plans address erosion, noise, visual
effects, maintenance, tree preservation, views, size and placement and amount required to
adequately screen new construction. -
DISCUSSION
Article 8 of the Site Development Code regarding landscaping attempts to maximize the
compatibility of development with the natural environment and ensure that structures, as viewed
from off-site, blend and are unobtrusive, while retaining aesthetic quality. The original
application for the new residence and detached garage with upper studio met with some neighbor
concern, in regards to concerns with the grading and drainage, vertical height, and overall
visibility of the site from adjacent properties (Attachment 2).
Landscape Screening
Pursuant to Section 10-2.805(a), in evaluating the adequacy of proposed landscaping, the
applicant must demonstrate that the shape, outline, color, and form of all structures will be
unobtrusive when viewed from any location off-site at the time landscaping has matured.
Planning Commission
Lands of Corrigan
13445 Robleda Road
January 8,2004
Page 2 of 5 .
The photo on the left of the
site depicts the current view
of the main residence from
` properties on Burke Lane.
Sheets LSP-1, LSP-2, and
LSP-3 show the various
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types of trees and their
: •e � �,��e�-;�.� r�•�. locations'on the site. The
tree specimens depicted on
the plans appear to provide
adequate screening of the
view of the new residence
from nearby properties and roads. Sheet STP-1 provides the individual height and size of
specific trees at the time of installation. In addition to the previously existing trees, a
combination of two 16'-tall Camphor trees, ten 14'-tall Italian Cypress, five 12'-tall Maidenhair
trees, six 9'-tall Mayten trees, eight 10'-tall Manzanillo Olive trees, five 8'-tall Italian Stone
Pines, and two 18'-tall Coast Live Oaks shall screen the new residence from Wildflower Lane
and Robleda Road and surrounding properties.
Outdoor Lighting
The Environmental Design Committee conducted a site visit and reviewed the plans. The
committee's main concerns were regarding the type and number of proposed outdoor lighting
fixtures on the landscape plan. The lighting plan on Sheet LSP-5 shows driveway lights (spaced
40 feet apart) located within the 30-foot side yard setback of the two properties owned by the
applicant. Sheet LSP-6 provides the specifications for the driveway light,fixtures, which appear
to shield and focus the light illumination directly on the driveway surface for safety purposes.
The Town's outdoor lighting policy generally prohibits uplighting, unless it is clearly
demonstrated that the number of uplights are minimal and that the glow of the uplighting is not
visible from off site. Light fixtures MR-16, located at several retaining walls and along the
perimeter of the residence at every double-door on Sheet LSP-5 are uplights. Staff has
recommended in condition of approval #4 that the MR-16 light fixtures be approved only to
point downward, be reduced in number of fixtures by 1/3 of the proposed number (53), and be
spaced at least 20 feet apart to reduce visibility of outdoor lighting from neighboring properties.
Conservation Easement
The Town of Los Altos Hills has an open space-conservation easement on the applicant's
property over the creek running along Robleda Road, which includes all areas within 25' of the
top of bank. Throughout the construction process, neighbors have contacted staff regarding
activity within the open space-conservation easement. The restrictions on use of, the
conservation easement includes a restrictive covenant against "the cutting of vegetation, except
as may be required for fire prevention, thinning, elimination of'diseased growth, and similar
Planning Commission
Lands of Corrigan
13445 Robleda Road
January 8,2004
Page 3 of 5
measures." The applicant has eliminated poison oak and dead brush located along the creek
bank, as well as, thinned the vegetation within the conservation easement. In fact, native
vegetation has been installed within the conservation easement, as is allowed in the Agreement
for Conservation Easement between the Town of Los Altos Hills and Lands of Corrigan
(Attachment 4). Any non-native vegetation installed on the property has been located outside of
the boundaries of the conservation easement.
SUMMARY
The proposed landscape plans appear to provide substantial mitigation of the site's development.
The applicant is requesting that Planning Commission consider his request to install driveway
lighting within the setback for safety purposes.
Throughout the construction process, neighbors have contacted staff with questions regarding
activity within the open space-conservation easement, construction noise, and construction time
length. Otherwise, staff has not received any complaints from neighbors.
Staff is available to answer any questions that the Commission or the public may have.
ATTACHMENTS
1. Recommended conditions of approval;
2. December 13, 2000 Planning Commission Meeting Minutes;
3. December 13, 2000 Planning Commission Staff Report;
4. Agreement for Conservation Easement between the Town of Los Altos Hills and Lands of
Corrigan;
5. Landscape screening plan
cc: Wilfred and Sigrun Corrigan Thomas Klope
12797 Normandy Lane 960 N. San Antonio Road, Ste. 270
Los Altos Hills, CA 94022 Los Altos, CA 94022
Planning Commission
Lands of Corrigan
13445 Robleda Road
January 8,2004
Page 4 of 5
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A
LANDSCAPE SCREENING PLAN
LANDS OF CORRIGAN, 13445 ROBLEDA ROAD
File#179-03-ZP-SD
A. PLANNING DEPARTMENT:
1. All plantings shown on the plans shall be installed prior to final inspection of the new
residence: 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 letter from a certified arborist shall be submitted prior to final inspection of the
new residence verifying that the number of trees shown on the landscape plan be
installed on the site and at the heights specified prior to final inspection of the new
residence.
3. A landscape maintenance deposit of$5,000.00 shall be posted prior to final inspection
of the new residence. An inspection of the landscape to ensure adequate establishment
and maintenance shall be made two (2) years after installation. The deposit will be
released after two (2)years if the plantings remain viable.
4. The MR-16 light fixtures are approved only to point downward, shall be reduced in
number of fixtures by 1/3 of the proposed number (53), and be spaced at least 20 feet
apart. A revised lighting plan shall be submitted to the Planning Department for review
and approval, and all lighting shall be installed accordingly prior to final inspection of
the new residence. Any additional lighting shall be first submitted to the Planning
Department for review and approval prior to installation. Lighting shall be the
minimum needed for safety, shall be down shielded, low wattage, shall not encroach or
reflect on adjacent properties, and the source of the lighting shall not be visible from off
the site. No lighting may be placed within setbacks unless it is clearly demonstrated
that it is needed for safety.
5. Two (2) lighting fixtures no greater than 12" in height and of opaque glass are approved
on top of two columns (total) within the setbacks. All fencing and column heights are
measured from natural grade to the top of fencing at any point. All fencing, columns,
and column lighting must be installed according to the approved site development
permit plans prior to final inspection of the new residence.
6. Any required permits shall be issued by the Building Department, prior to
commencement of work on landscape improvements.
Planning Commission
Lands of Corrigan
13445 Robleda Road
January 8,2004
Page 5 of 5
B. ENGINEERING DEPARTMENT:
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7. Any revisions or additions to the previously approved grading and drainage plan shall
be submitted by the project engineer 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.
8. No grading shall take place during the grading moratorium (November 1 and April 1)
except with prior approval from the City Engineer. No grading shall take place within
ten feet of any property line.
9. Any, and all, areas on the project site that have the native material disturbed shall be
protected for erosion control during the rainy season and shall be replanted prior to
final inspection of the new residence.
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10. All irrigation systems must be located at least five feet from the Town's pathways and
outside of the public right of way and storm drain easement. The Town staff shall
inspect the site and any deficiencies shall be corrected to the satisfaction of the
Engineering Department prior to final inspection of the new residence.
11.If any trees or large shrubs are proposed to be planted within the right of way or public
utility easements, a letter shall be required to be submitted which has been stamped and
signed by a registered civil engineer verifying that the proposed plantings, when mature,
will not conflict with any existing public utilities that are located either underground or
impact the available sight distance for traffic on the
overhead and will not negatively p g
adjacent roadways or block existing pathways or roadways. The letter shall be required
to be submitted to the Engineering Department prior to final project approval and prior
to commencement of planting.
CONDITION NUMBERS 1, 2, 3, 4, 5, 9, AND 10 SHALL BE COMPLETED AND
SIGNED OFF BY THE PLANNING AND ENGINEERING DEPARTMENTS PRIOR TO
FINAL INSPECTION OF THE NEW RESIDENCE.
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Planning Commission Minutes
A014MElolT �.
December 13, 2000
Page 3
MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by
Commissioner Gottlieb to deny the request for Site Development Permit for a bunker/wine cellar,
Lands of Campi, 14190 Baleri Ranch Road.
AYES: Chairman Cottrell, Commissioners Wong, Gottlieb &Clow
NOES: None
ABSTAIN: Commissioner Vitu (stepped down)
3.2 LANDS OF CORRIGAN, 13445 Robleda Road (196-00-ZP-SD-GD); A request
for a Site Development Permit for a new residence and a detached garage with an
upper studio.
The Planning Director introduced this item by noting, in addition to requiring a fire hydrant, the
Fire Department is also requiring the residence to have a fire sprinkler system. The Planning
Commission should add the following condition to the project conditions of approval:
"An automatic residential fire sprinkler system approved by the Santa Clara County Fire
Department shall be included in the new residence. Plans prepared by a sprinkler contractor shall
be submitted and approved by the Fire Department prior to acceptance of plans for building plan
check and the sprinklers shall be inspected and approved by the Fire Department prior to final
inspection."
Discussion ensued regarding pathway dedications.
OPENED PUBLIC HEARING
Sigrun Corrigan, 12797 Normandy Lane, applicant, stated they have been working on the project
since August, making many changes per staff recommendations and requests. She introduced her
project team.
Gregory Zubick, 14000 Palawan Way, Marina Del Rey, project architect, provided a model of
the site, discussing reducing the visual impacts especially for neighbors on Wildflower Lane.
The project meets and is under the MDA/MFA calculations. He has read the Design Guidelines,
discussing the design as it relates to reducing bulk and mass. The house design is Italian and the
siding is a key aspect in reducing the bulk. They have lowered the building pad and the main
entry is 175 feet from Wildflower Lane. The access into the property will be from Robleda
Road. The second story is half the size of the first floor and they have created shadows on the
building to reduce the appearance of bulk. Their main object is to create a building which
appears to have been there for many years. He further discussed the color process, roofing
material and colors, no white painted surfaces and the grading policy, in particular, the court yard
area and a portion of the new driveway which do not meet the grading policy. Although
Commissioner Gottlieb was concerned with the 27 foot height on a flat roof, Mr. Zubick
explained it was within code.
Planning Commission Minutes Approved 1/10.01
December 13, 2000
Page 4
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Wilt Corrigan, 12797 Normandy Lane, requested a part of condition#25 be deleted as the request
for a 10 foot easement along the northern property boundary will go in the middle of his
property. He understood the Pathway Committee did not know he owned both parcels and asked
for relief. They are meting all other pathway requirements.
Susan Roberts, Giuliani &Kull, Inc., project engineer, provided a revised Worksheet#2 to better
define the proposed development areas. Regarding condition #19, they would like to request that
this condition be reworded as follows: "The design of a new driveway to serve the property at
13441 Robleda Road shall be included in the submittal for permits for this project. The
construction of such a driveway shall be included in the permitting and construction for 13445
Robleda Road and shall be completed prior to occupancy, and prior to the removal of the existing
driveway access to 13441 Robleda Road." She addressed the letter from Mr. Danaher regarding
drainage, requesting the drainage from the lot be directed through the property onto the Robleda
Road side as opposed to the Wildflower Court side. She further discussed the driveway design
referring to the Kern driveway design where they gave their best effort, given the terrain. They
have met fire department requirements.
Mike Potel, 13320 Wildcrest Drive, stated that the road is owned by the association. He has
reviewed the plans, walked the site and still has some concerns: impact of the construction; the
large garage; and routing of the driveway. The driveway is very close to his property and would
prefer it moved away from his property. He also noted there will be a construction fence along
Wildcrest Drive and Wildflower Lane to stop any unauthorized entry or parking by
subcontractors along those roads, during the construction phase.
Tom Klope, 885 N. San Antonio Road, Los Altos, landscape architect, stated they intend to
screen the area and preserve views of neighbors.
Jim Danaher, 13700 Wildflower Court, reviewed his letter regarding water problems for lower
end properties; construction traffic problems, the 27 foot height, the choice of colors, and the
need for extensive landscaping along Wildflower Lane.
Stan Mok, 25690 Chapin Road, supported the project which is better than a subdivision and
complimented the applicants for their cooperation.
Harry Emerzian, Pathways Committee, understood the objection of the 10 foot easement along
the northern property boundary which is located in the middle of the applicant's property since
they own both sites. The Committee looks at properties as single ownership. He felt this
pathway was critical but willing to look at other options.
Brad Lyman, 13770 Wildflower Lane, shared in the comments from the letter from Mr. Dahaher.
He is at the low point of the property and drainage is a concern. They should consider the future
of downhill properties. Regarding the construction fence, it should not be right on the street but
closer to the construction site, using the Robleda Road access. Also, anything that could be done
regarding the mass as it relates to the Wildflower Lane area would be appreciated.
Planning Commission Minutes Approved 1/10.01
December 13, 2000
Page 5
Sandy p �
d Humphries, Environmental Desi Committee, asked if there was anywhere on the plan
showing the creek or the conservation easement which was explained by the project engineer,
Susan Roberts. Ms. Humphries continued, discussing the flow of wildlife, and the protection of
the 44" cypress tree which is not within the footprint of the structure but the deck area. Also,
trees should not be higher than the residence to protect neighbor's views.
Tom Klope responded that they too would like to keep the tree, however an arborist report
indicated the tree is in decline (fungus).
Discussion ensued regarding the studio over the garage with a kitchenette and whether it was
actually a secondary dwelling and if so, would not qualify due to the total size (2,738 square feet
including the garage). Mrs. Corrigan stated she would be happy to remove the kitchenette if it is
a problem.
CLOSED PUBLIC HEARING
Commissioner Vitu had no problem with the project. She requested more discussion regarding
the off road path and the possible secondary dwelling. Commissioner Wong supported the
project with the elimination of the pathway which crosses the middle of their property.
Commissioner Gottlieb voiced the following concerns: parking for large events; conservation
easement 25 feet from top of bank (preservation of the creek); proposed driveway lights;
drainage as it related to Wildflower Lane; vertical elements; and tree planting in the courtyard up
close to the residence asking for areas especially by the garage for tree planting. Trees should be
a variety and not form a hedge. She was also concerned with the amount of fill, requesting a
reduction, if possible. The secondary dwelling/studio was also a concern. She requested a
disclosure statement be added to the conditions of approval preventing the area to be used as a
secondary dwelling due to the size of the entire structure. Commissioner Clow felt the applicants
had done a great job with communicating with the neighbors, with the access from Robleda Road
and the planting of some trees. The secondary unit is no larger than 1000 square feet. Since the
requested pathway is running through the applicant's two properties, he did not feel it was
desirable to require it and also because there is an existing pathway on the property. He felt
screening for the driveway and the garage were important. The fence/barrier is a good idea to
make sure contractors do not operate off of Wildflower. Chairman Cottrell also supported the
project, subject to the conditions discussed: #19, a change in wording provided by staff; #25
deleting the north pathway (separate motion) as well as an easement on Wildflower Lane since
there is a pathway on the other side; fencing the property along Wildflower Lane up to the
property during construction; drainage toward Robleda Road wherever possible to prevent
drainage from coming down to Wildflower Lane, conservation easement along the creek to
comply with Fish and Game Department requirements; the landscape plan will not be approved
at this time; applicant to work with staff to bring the secondary dwelling into compliance with
code; adding the fire sprinkler condition to the fire hydrant condition; and provide findings for
the color condition (highly visible). He commended the Corrigans for working with their
neighbors.
Planning Commission Minutes Approved 1/10.01
December 13, 2000
Page 6
MOTION SECONDED AND PASSED: Motion by Commissioner Clow, seconded by
Commissioner Wong and passed by consensus to eliminate the northern boundary pathway from
the application. It shall read as follows: The Type 2B path shall be restored on Robleda Road.
+11 87, 11 -7
In addition-, Lile applieerAr ,a,, pm- D'V---asement along the narthffn propefty "0t1n1-11UY-
in aeeardanee with the Master Pathway
AYES: Chairman Cottrell, Commissioners Gottlieb, Clow,Wong &Vitu
NOES: None
MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by
Commissioner Wong adding to #25: Unless it is determined that a pathway easement already
exists on the opposite side of Wildcrest Drive and Wildflower Lane (working with the Pathway
Committee and staff), the applicant shall submit a legal description and exhibit for a pathway
easement along Wildcrest Drive and Wildflower for review and approval by the City Engineer
and the City Attorney. The City Attorney shall prepare the grant document and the property
owner shall sign and notarize the document prior to acceptance of plans for building plan check.
A Type 2B pathway shall be constructed along Wildflower and Wildcrest prior to final
inspection.
AYES: Chairman Cottrell, Commissioners Gottlieb, Clow,Wong& Vitu
NOES: None
MOTION SECONDED AND PASSED: Motion by Commissioner Clow, seconded by
Commissioner Wong to approve the Site Development Permit for a new residence and garage
with second story studio, Lands of Corrigan, 13445 Robleda Road, with the following additions
and changes to the conditions of approval: add to #1, that the setback lines shall be accurately
shown on the site plan; add to#13, that the plans shall show 6-foot fencing along Wildflower and
Wildcrest to discourage access to the property from these streets and shall be sufficiently setback
(minimum 60 feet); add to condition #19: The driveway design shall be included with the
submittal of plans for building plan check. The construction of this driveway shall be completed
prior to final inspection, and prior to the removal of the existing driveway access to 13441
Robleda Road.; add to #20, that all drainage from developed areas shall be directed towards the
creek adjacent to Robleda Road; new condition: The property owner shall grant a 25-foot wide
(measured from top of creek bank) conservation easement to the Town over the wooded creek
area adjacent to Robleda Road. No other structures, other than septic field lines, are permitted,
no grading shall be permitted within the easement area, and only native vegetation may be
planted within the easement. The property owner shall provide a legal description and plat
exhibits that are 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 plans for building plan check; and, add the following
condition under FIRE DEPARTMENT: An automatic residential fire sprinkler system approved
by the Santa Clara County Fire Department shall be included in the new residence. Three sets of
plans prepared by a sprinkler contractor shall be submitted to the Planning Department and
approved by the Fire Department, prior to acceptance of plans for building plan check, and the
Planning Commission Minutes Approved 1/10.01
December 13, 2000
Page 7
sprinklers shall be inspected and approved by the Fire Department, prior to final inspection.
Findings for color reflectivity restriction due to visibility.
AYES: Chairman Cottrell, Commissioners Clow,Wong &Vitu
NOES: Commissioner Gottlieb (due to the secondary dwelling unit above a structure as
she did not feel it met the intent of the ordinance)
This approval is subject to a 22 day appeal period.
Brief break at 9:35 p:m.
4. OLD BUSINESS
4.1 Report from subcommittees. Commissioner Gottlieb stated the Pathway
Committee will be participating in a pathway family caroling event December 21, 2000.
5. NEW BUSINESS
Commissioner Clow discussed the repeated situation regarding pathway requests and the
Commission not provided with enough information and/or a clear understanding as to where the
pathway will be constructed (need map submitted with report for the non obvious pathways).
The Commission would also like to know the reasoning for the request (connector, master
pathway map, etc.) so they can determine if the request makes sense. If the pathway committee
cannot propose a placement before the scheduled hearing, a recommendation should not be
made.
The Planning Commission would like to initiate a review of basement and secondary dwelling
unit ordinances.
6. REPORT FROM THE CITY COUNCIL MEETING
6.1 Planning Commission Representative for December 7th, Commissioner Clow,
gave a brief overview of the meeting.
6.2 Planning Commission Representative for December 21St— cancelled
6.3 Planning Commission Representative for January 4th—Commissioner Gottlieb
6.4 Planning Commission Representative for January 18th—Commissioner Wong
7. APPROVAL OF NIINUTES
7.1 Approval of November 8, 2000 minutes
PASSED BY CONSENSUS: To approve the November 8, 2000 minutes
ATt'A.G: Ei .3;
TOWN OF LOS ALTOS HILLS December 13, 2000
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND GARAGE
WITH SECOND STORY STUDIO; LANDS OF CORRIGAN; 13445 ROBLEDA
ROAD;#196-00-ZP-SD-GD.
FROM: Carl Cahill,Planning Director
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit subject to the recommended conditions
of approval (Attachment 1).
BACKGROUND
The subject property is located between the east side of Robleda Road and the west side
of Wildflower Lane. The rectangular shaped 4.61-acre property has an average slope
18.7%. A few small existing structures on the site will be demolished prior to
construction. A long driveway off of Robleda Road will serve the residence.
CODE REQUIREMENTS
As required by Section 10-1.1104 of the Zoning Ordinance, this application for a new
residence and detached garage/studio (secondary unit) has been forwarded to the
Planning Commission for review and approval. Criteria for review from the Site
Development Ordinance include grading, drainage, building siting, pathways, landscape
screening and outdoor lighting. Zoning Code review encompasses compliance with floor
and development area requirements, setbacks, height and parking. The project was not
fast tracked since portions of the proposed development do not conform to the Town
grading policy.
DISCUSSION
Site Data:
Gross Lot Area: 5.0 acres
Net Lot Area: 4.61 acres*
Average Slope: 18.7%*
Lot Unit Factor: 3.75
Planning Commission
Lands of Corrigan
December 13,2000
Page 3
existing driveway will be realigned to serve the adjacent property which is also owned by
the applicant.
Outdoor Lighting
Exterior lighting is shown on plan sheet A 3.1. Staff has included the standard condition
for outdoor lighting, requiring that fixtures be downshielded with a maximum of one
fixture per exit except at the garage and front entrance. The applicant will be required to
submit lighting specifications prior to landscape plan review and approval.
Trees &Landscaping
There are numerous trees and shrubs on the site. The grading plan shows about 25 trees
to be removed. Most of the trees that presently obscure the off-site view of the story
poles are slated for removal. A condition of approval requires the applicant to follow the
certified arborist's recommendations for protecting the 24" oak on the south side of the
home near the attached garage including hand digging around the roots. The applicant's
project manager has requested that the Commission review and approve the proposed
landscape plan (Sheets MP-1, Ll-L3). Staff does not recommend that Planning
Commission attempt to review and approve the proposed landscape plan at this time.
The standard practice is to review the landscaping screening plan subsequent to framing
of the structure and construction of retaining walls. This seems all the more necessary,
given the extraordinary size and potentially high visibility of this particular development.
Grading&Drainage
The project does not meet Town grading policy in all respects. According to the Town's
Engineering Consultant, approximately 720 square. feet of the south garage and
approximately 1,700 square feet of the ground area northeast of the court yard exceed the
maximum allowable fill differential of 3-feet as measured from the existing grade to the
finished floor/finished grade. Approximately 1,100 square feet of the south driveway
near the proposed elevation contours 292 and 294 and an approximate 3,500 square foot
area outside the southeast comer of the residence also exceed 4 feet of cut. The project
also shows retaining wall heights adjacent to the attached garage in excess of the
maximum 4-foot height limit.
Total grading quantities are shown on the Grading &Drainage Plan. The total volume of
cut is 10,050 cubic yards (CY) including 2,925 CY for the basement. The total volume
of fill is 1,550 CY with 8,500 yards proposed for export. The Engineering Department
has reviewed the plans and has recommended conditions of approval as specified in
Attachment#1. Drain inlets around the development connect to drain lines and drainage
dissipaters. Storm drainage will ultimately discharge into the creek adjacent to Robleda
Road. 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 shall be corrected prior
to final inspection.
Planning Commission
Lands of Corrigan
December 13,2000
Page 5
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR NEW
RESIDENCE AND GARAGE/STUDIO
LANDS OF CORRIGAN, 13445 ROBLEDA ROAD
File# 196-00-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. Any changes or modifications to the approved plans must be submitted for
review and approval by the Planning Director or the Planning
Commission, depending upon the scope of the changes.
2. The conceptual landscape plans are not approved at this time (Sheets MP1,
Ll-3). Subsequent to final framing, a landscape screening and erosion
control plan shall be reviewed by the Planning Commission. Particular
attention shall be given to plantings which will help screen the site from
neighboring properties and from the Wildflower Lane and Robleda Road.
All landscaping required for screening purposes or for erosion control (as
determined by the City Engineer) must be installed prior to final
inspection, unless the Planning Director finds that unusual circumstances,
such as weather or site conditions, require that planting be delayed. In
those instances, a deposit of an amount equal to the cost of landscape
materials and installation, to the satisfaction of the Planning Director, shall
be submitted to the Town. Landscaping shall in any event be installed not
later than six months after final inspection, or the deposit will be forfeited.
3. A landscape maintenance deposit (or certificate of deposit), equal to the
cost of materials and installation for all landscaping required for screening
purposes or for erosion control (as determined by the City Engineer), shall
beP osted prior to final inspection. An inspection of the landscape to
P
ensure adequate establishment and maintenance shall be made two years
after installation. The deposit will be released at that time if the plantings
remain viable.
4. Paint colors shall be chosen by the applicant and approved by staff and
shall exhibit a light reflectivity value of 50 or less. Roofs shall use
materials that have a light reflectivity value of 40 or less. White trim area
should be minimized, particularly on large surfaces such as doors, garage
doors columns railings, and trellises. A color sample shall be submitted
to the Planning P PP 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.
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Planning Commission
Lands of Corrigan
December 13,2000
Page 7
preparation and grading, site drainage improvements and design
parameters for foundations, retaining walls, and driveway) to
ensure that his 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 prior
to the acceptance of plans building plan check.
C. The geotechnical consultant shall inspect, test (as needed), and
approve all geotechnical aspects of the project construction. The
inspections should include, but not necessarily be limited to: site
preparation and grading, site surface and subsurface drainage
improvements, and excavations for foundations and retaining walls
prior to placement of steel and concrete. The consultant shall
verify that new fill materials are properly keyed and benched into
competent earth materials.
The results of these inspections and the as-built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town Engineer for review prior to final
inspection.
For farther details on the above requirements, please refer to the letter
from Cotton,Shires &Associates dated September 21, 2000.
10. 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 between November 1 and April I
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.
11. All public utility services serving . this property 'shall be placed
underground.
12. An erosion and sediment control plan shall be submitted for review and
approval by the Engineering Department prior to acceptance of 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.
Planning Commission
Lands of Corrigan
December 13,2000
Page 9
recorded document to the Town prior to submittal of plans for building
plancheck
19. The property owner shall design and construct a new driveway within the
property at 13441 Robleda Road over the area .that is affected by the
abandonment of the existing access easement on the property at 13445
Robleda Road. Design and construction of this work shall be included
with the submittal of plans for building plancheck.
20. The site drainage associated with the proposed development must be
designed as surface flow wherever possible to avoid concentration of the
nmoff. The proposed drainage shall be designed to maintain the existing
flow patterns. A final grading and drainage plan shall be submitted for
approval by the Engineering Department prior to acceptance of plans for
building plan check Final drainage and grading shall be inspected by the
Engineering Department and any deficiencies corrected to the satisfaction
of the Engineering Department prior to final inspection. A letter shall be
submitted from the project engineer stating that the drainage
improvements were installed as shown on the approved plans and in
accordance with their recommendations prior to final inspection.
FIRE DEPARTNIENT
21. The access driveway and bridge shall be a minimum of 14 feet wide, shall
have a vertical clearance of 13 feet six inches; shall be designed and
maintained to support the imposed loads of fire apparatus (40,000 pounds)
and shall have an all weather surface. An onsite fire truck turnaround that
meets Fire Department specifications shall be constructed as part of the
driveway improvements.
22. The property address shall be placed on the property so that it is clearly
visible and legible from Robleda Road. The address numbers shall be
internally illuminated and a minimum of four inches high and shall
contrast with the background color.
23. Prior to final inspection, the applicant shall install a public fire hydrant to
assure that adequate flow is available to the residence. The design and*
location shall be reviewed and approved by the Fire Department and the
California Water prior to acceptance of plans for building plan check.
24. The required driveway and turn-around installations shall be in place,
inspected, and accepted by, the Fire Department prior to the start of
construction. Bulk combustible construction materials may not be
delivered to the construction site until installations are completed as stated
above.
ATTACHMENT
TOWN OF LOS ALTOS HMLS
PLANNING DEPARTMENT
26379 Fremont Road,Los Altos Hills,California 94022-(650)941-7222•FAX(650)941-3160
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
•'TURN IN WITH YOUR APPLICATION•
PI t
U L c r}u t �- t�.v c..c— /ill G / • 00
DEVELOPMENT ARS (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage(&om Part 2.A.)
B. Decking
C. Driveway and Parking f
,(Mcasutoj31p0'along centerline) t(p D
D. Patios and Walkways
E. Tennis Court • 8"D 0
F. Pool and Decking J (o D O
0. Accessory Buildings(from Part B) � -7 ;3 Y
H. Any other coverage
TOTALS O 2
Maximum Development Area Allowed-MDA(from Worksheet#1) . O i 5
FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A- House and Garage
a 1st Floor ) O, 4"I Z-
b. 2nd Floor , 2,1 I
c. Attic and Basement 415 . go1,
d. Garage2.1
B. Accessory Buildings
a. 1 st Floor 16,00
b. 2nd Floor ! l 1:3
C. Attic and Basement
TOTALS I9, 197
Maximum Floor Area Allowed-MFA(from Worksheet#1)
vised D16197
COTTON SHIRES & ASSOCIATES, INC. ATTACHMENT
CONSULTING ENGINEERS AND GEOLOGISTS
September 21, 2000
L4420
TO: Shaunn O'Connor
Assistant Planner
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hill, California 94022 RE f1E,"Ail E
D
SUBJECT: Geotechnical Review t
RE: Corrigan Residence
#196-00-ZP-SD-GD TOWN OF LOS AYTOS HILLS
13445 Robleda Road
At your request,we have completed a geotechnical review of permit applications
for property improvements using.
• Geotechnical Preliminary Report prepared by Nielsen Geotechnical, dated
July 12, 2000;
• Site Development Plans (3 sheets)prepared by Giuliani&Kull, dated August
12, 2000; and
• Architectural Plans prepared by G. Zubick & Associates, dated August 16,
2000.
In addition we he r
have reviewed,pertinent technical documents from our office files
and completed a recent site inspection.
DISCUSSION
The applicant proposes to remove the existing residence and construct a new
residence and garage with upper studio. The residence is to be serviced by sanitary
sewers. Project grading includes 10,050 cubic yards of excavation and 1,550 cubic
yards of fill. The proposed residence is to contain a full basement. Various retaining
walls are proposed around the residence and along the proposed driveway.
SITE CONDITIONS
The proposed house site is primarily located on the crest of a gently rounded
knoll. Western portions of the residence extend over gentle (13 percent inclination)
west-facing slopes. A patio area to the east of the residence also extends over
moderately steep (22 percent inclination) northeast-facing slopes. A proposed
driveway crosses similar moderately steep slopes to reach the proposed garage along the
southern edge of the property.
The property is underlain, at depth, by mapped Santa Clara Formation bedrock
(siltstone, claystone, sandstone and conglomerate). The bedrock is overlain by
potentially expansive silty clay(colluvium and shallow fill.in the vicinity of the existing
residence). Drainage is primarily characterized by sheet flow to the east and west away
from the proposed house site.
Northern California Office Southern California Office
330 Village Lane 5245 Avenida Encinas•Suite A
Los Gatos,CA 95030-7218 Carlsbad,CA 92008-4374
(408)354-5542 •Fax(408)354-1852 (760)931-2700 •Fax(760)931-1020
e-mail:loss@csa4reo.com e-mail:earl@esageo.com
Shaunn O'Connor September 21, 2000
Page L4420
the geotechnical profession. This warranty is in lieu of all other warranties, either
expressed or implied.
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Senior Engineering Geologist
CEG 1795
Patrick O. Shires
Principal Geotechnical Engineer
GE 770
POS:TS:ks
i
i
COTTON, SHIRES& ASSOCIATES, INC.
EiVti. -.OiYiYIENTA-L-DESICiY COiYMT'. .L , ..
NEW RESIDENCE EVALUATION Tr
m Dour
Applicant's Name: ;; ,Ly- ,f.
a., vas a_
Address:
Reviewed by: a LY,xn l Date:
9z.
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection durin construction.)
Proposed Grading: (Impact on water table, nearby rge2on. Erosion potentxai. All
grading at least 10' from property line?)
Creeks and drainage: (Should a conservation easement be recommended. Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, Iandscape).)
Other Comments:
D � r
r
AM . H
This Document is Recorded
For the Benefit of the
Town of Los Altos Hills
And is Exempt from Fee
Per Government Code
Sections 6103 and 27383
When Recorded, Mail to:
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Attention: City Clerk
AGREEMENT FOR CONSERVATION EASEMENT
This Agreement is made and entered into this 15th day of March ,
2001, by and between Wilfred J. Corrigan, Trustee, and Sigrun Corrigan, Trustee, of the
Corrigan Family Trust UDT June. 12, 1984, (collectively, Owner") and the Town of Los
Altos Hills, a municipal corporation,(`Town").
RECITALS
A. . Owner is the owner of certain real property in the Town of Los Altos Hills
commonly known as 13445 Robleda Road and more particularly described in in Exhibit A
hereto.
B. Town has adopted a General Plan and, pursuant thereto, may accept grants
of conservation and open space easements on privately owned lands lying within the
Town.
C. Town finds this conservation easement to be consistent with the Town's
General Plan and in the best interest of the Town.
D. Owner and Town desire to limit the use of a portion of the property described
above by dedication of a conservation easement in order to reduce potential adverse
impacts on such land including grading,vegetation removal, and erosion, recognizing that
such land is essentially unimproved and if retained in its natural state has substantial
scenic value to the,public and that the preservation of such land as open space constitutes
an important physical, social, aesthetic and economic asset to the Town and the Owner.
N:\DATA\Clients\L\LAH\Projects\Corrigan\Conserv.eas.wpd
NOW, THEREFORE, the parties, in consideration of the mutual covenants and
conditions set forth herein and the substantial public benefits to be derived therefrom, do
hereby agree as follows:
1. Grant of Conservation Easement. Owner, as grantor, hereby grants a
conservation easement to the Town of Los Altos Hills, a municipal corporation, County of
Santa Clara, State of California, over the real property described and shown as Exhibit B,
attached hereto (the "Property"), to have and to hold said conservation easement for the
term and for the purposes and subject to the conditions, covenants and exceptions
described herein.
2. Statutory Authorization.This Agreement and grant of conservation easement
are made and entered into.pursuant to Civil Code Sections-815 through 816 and Chapter
6.6 commencing with section(51070)of Part 1, Division 1,Title 5 of the Government Code.
This Agreement is subject to all of the provisions of said sections and chapter including any
amendments thereto which may hereafter be enacted.
3. Restriction on Use of Property. During the term of this Agreement and the
conservation easement granted herein, the Property shall not be used for any purpose
other than a conservation easement and those uses related to or compatible therewith.
Owners, for the direct benefit of the Property described herein, hereby declares that the
Property shall be subject to restrictive covenants running with the land which shall be
binding upon all subsequent grantees. Said restrictive covenants shall be:
a. against the right of Ownerto construct any improvements on or within
the Property except for public and private utilities and paths dedicated to the Town and/or
an approved septic system, provided these reserved exceptions shall be consistent with
the purposes of maintaining and preserving the natural or scenic character of the land; and
b. against the extraction of natural resources or other activities which
may destroy the unique physical and scenic characteristic of the land; and
C. againstthe grading of land otherthan attendantto permitted uses;and
d. against the cutting of vegetation, except as may be required for fire
prevention, thinning, elimination of diseased growth, and similar measures; and
e. against any plantings other than native vegetation; and
f. against the erection of structures, other than lawful fences.
The City Council of the Town may authorize exceptions*to the foregoing restrictive
covenants, provided such exceptions are consistent with the purposes of law and not
incompatible with maintaining and preserving the natural character of the land.
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4. Restrictions on Public Use. The public shall not have a right of entry upon the
Property. The right of entry and surface use is limited solely to the Town, but only for the
purpose of inspection of condition of the Property.
5. Term of Agreement. This conservation easement and Agreement shall be
effective on the date of recordation of this Agreement and shall remain in effect in
perpetuity, unless abandoned pursuant to Government Code Sections 51093 and 51094,
or any successor legislation.
6. Successors in Interest. This Agreement and the conservation easement shall
run with the Property and shall- be binding upon an inure to the benefit of the heirs,
successors and assigns of the parties hereto.
IN WITNESS WHEREOF, the parties hereto have executed this agreement.
OWNER
Date: ca6 1 , 2001
Wilfred . Corrigan, Tr "-'-'ee
Date: ' , 2001
1grun C rrigan, Trustee
s
TO S ALTO L
Date: March 15 , 2001
ayo.r
ATTEST:
City Clerk
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