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ITEM 3.1 TOWN OF LOS ALTOS HILLS May ' • 9, 2013 Staff Report to the Planning Commission SUBJECT: A REQUEST FOR A SITE DEVELOPMENT PERMIT FOR A. NEW TWO STORY RESIDENCE WITH A BASEMENT AND THE REMOVAL OF NINE (9) HERITAGE OAK TREES; LANDS OF TIOP, INC; 26991 TAAFFE ROAD; FILE #11.0=12-ZP-SD=GD FROM: Nicole Horvitz, Assistant Planner APPROVED:: Debbie Pedro; AICP;: Planning Director RECOMMENDATION:That the Planning Commission; Approve the requested Site Development Peruuf for a new residence :with a' basement and removal -of -nine -(Q) heritage-oak=trees-subject to=tlie recommended -Conditions- of Approval -in' BACKGROUND�. • y. `i, t er ,- :.. .. !.. -•:t ;...fit.. r L ';P T The 1.174 acreproperty is located: at the northern side of Taaffe Road. There is ciurent�y a 4;938 square-footresidence 'and' gara . built in 1970. The: surrounding.uses include one and two_ story single-family.homes .on adjacent.parcels"'to the west; east; north,,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 4,990. square foot two: story residence with a 2;926 square foot basement.- CODE REQUIREMENTS This applicationf for a new residence has been forwarded to &6 Planning Commission 'for review pursuant to Section 10-2.301 (c) of the Municipal- Code. The Zoning and` Site. Development. sections of the Municipal Code are used to evaluate proposed projects including floor. and development area limitations, 'grading,` drainage, _height; setbacks, visiYiility : ari&"'bai� ng requirements: _ DISCUSSION Site Data: Net Lot Area: 1.174 acres Average Slope: 25.1% Lot Unit Factor: .794 I Staff Report to the Planning Commission Lands of Tiop Inc 26991 Taaffe Road May 9, 2013 Page! of 11 Floor Area and Development Area: Area (sgft) 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 MunicipalCode. 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 square. feet, 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/hiiiary, living room, guest. bedroom with bath, dining room,.: kitchen, 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 is, proposing 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 Ahe 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 1:1 .replacement- of :the. five'(5). oaks (trees #3; 4, 5, ,6 and 7)' in fair condition, per Section 12-2.502: A --landscape screening-and-erosion-control-plan-wiu-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. _. Drainage Water runoff generated from the new development will be- collected and distributed to three energy dissipaters on the site. ' The proposed application 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 finaldrainage plan prior :to acceptance of plans for building plan check. Final "as -built' grading and drainage will be inspected by the Engineering Department, and any deficiencies will be required to be corrected prior to final inspection. 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.hnear 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 Space 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 Bading -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 Protection -Committee dated June 7, 2012 and November 5, 2012 4. Arborist report dated March 8, 2012 5. Letter from neighbor at 27053 Taaife Road (Lands of Fang and Yu) dated April 25, 2013 6. Worksheet #2 7. Site Development Plans ATTACHMENT 1 StaffReport to the Planning Commission Lands of Tiop Inc 26991 Taaffe Road May 9; 2013 Page 5 of 11 PLANNING DEPARTMENT: ) 4. -:No `other`modificationsr"to ,the approved plans are -<` all owe& except as ,otherwise first {reviewed 'and approved by the PlaniungDuector or`the -Planwng` Commission;: depending ...on e' scope ofthe'changes: t 0? 2e All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea); River Red Gum - • ' camaldulensis =Swam 'Gum . rudis '.H - -. ), p (E ) oney-Gum=(E:=melliodora),-or Manna Gum '(E 'viminalis) =eucalyptus ' trees on the 'property.located within° '150' , of any -structures or roadways_ s : be ' removed , prior ; to nal. inspection :of; the new residence., Removal of i eucalyptus trees shall take -place betweedihe begmnntg of Augpst and- the end' of January to avoid disturbance of neshrig-,bir s protected under the Federal Migratory Bird -.Treaty Act (MBTA) and Califomia_D.epartment of Fish and, Game -.Code Section 3500 et seq unless .a nesting bird `survey is first conducted andtlere is `a delerminatiori that there are no active nests. within the tree: 3. ±'°After completion'oft rough framing or $t least six "(6)- months prior to scheduling a final mspection,--the applicant- shall- submit- landscape: screeiung . and erosion control_ plans for review byilie Planning `Commission: The application. for .landscape.` screemng`and erosion coritroh' shallbe'b'y 'the `applicable 'fee and ' deposit: ,:_... The ' plans'', shall be . ieviewed ai a noticed` pubhc" hearing ", Attention shall" be �given'to Yplantings 'which will be adequate to break up the view of the new residence from surrounding properties and streets. All landseT�d-flbrmgi requirscreenmg purposes ands °for erosion'control (as defe awned by the City`Egineer) must be installed prior to final' 'inspection of tlie' new residence. The . landscape scieenmg plan shallcomplywith+Section'1Q=2:809 (watei efficient landscaping) of'the ,Los Altos`'IlM Municipal'Code:' Areplacement :ata 1,t1.'ratid)o ahe five (5) heritage oAs (tree #'s 4; 5 : and witli`24" 'bortoak trees. sliall`be incorporated in the landscape screening plan. ' 4 A' landscape maintenance depdsit----in' the • amount of `$5;000 shall be : posted prior to f nal inspection. An inspection- `of .,the landscape:, -to ensurer- adequate, establishment and maintenance shag be made two years ,after thet 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 the:heiitage 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 pe rimeter.plantings shall be fenced and retained throughout the entire construction 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-1.1.No structures are permitted and, no grading or fill shall be permitted.' Native vegetation may be planted within. the easement but' no irrigation or sprinkler systems are permitted. The property owner shall provide 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 permit. 7. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and roof materials shall ;have .a light, reflectivity value of 40 or less, per manufacturer specifications. All color samples shall be submitted to.- the :Planning Department for approval, prior to acceptance of plans -for building plan check: All applicable structures shall be painted in conformance with. theapproved color(s) 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 r. esidence andsecondary dwelling unit matches the elevation _and location shown on the Site Development plan." The applicant shall submit the- stamped and signed letter(s) to the Planning Department prior to requesting a- final inspection. 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.. pointfrom 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 shallbe 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. roof 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 Page 1 of 11 10. ` No new fences are approved. Any new fencing or gates shall require review and approval by the Planning Department prior -to 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 may be placed within'setbacks except two entry or driveway lights: Any additional outdoor lighting -shall be approved bythe Planning Department.prior to installation: 12. Standard swimming pool conditions: a lights shall -be desigaed'so that the souree.is not visible from off-site.. b: Drainage outfall:"structures'shall' be constructed -and located tol.the satisfaction of the CityEEngineer: ; C.* Poolequipment shall be enclosed on- all four sides with a roof for noise'mitigation and screening. 13. For-swimming--pools,-at--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 to the residence by an enclosure (fencing). b. The pool shall be equipped with an approved safety pool cover. . c. The residence shall be equipped with exit alarms on those doors providing direct access to the pool: ' d.'Al- doors providing direct access. from the home to' -the, swimming pool. shall be equipped with a self closing, self -latching device with, a release mechanism placed no lowef than 54 inches ' above the floor. 14. Skylights, .if utilized; "be designed and constructed 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, construction. 16. At time of submittal of plans for l nilding plan'check;. the, applicant, shall submit one of the following ' checklists - to ' demonstrate compliance with -the, Town's Green Building 'Ordinance; a. A GreenPoint Rated checklist with the building permit application to indicate that the- project will achieve a minimum of fifty. (50)- points. The checklist shall be completed` by a- qualified green building -professional an&shall be attached to the front of.the construction plans." The construction plans shall include general notes or individual detail drawings, where feasible, -'showing the green building' measure to be used to attain the required points. b. A LEED for Homes "checklist with the building, permit application to indicate that the project will achieve a minimum of forty-five (45) points or LEED certification. The checklist shall be completed by a qualified green building Staff Report to the Planning Commission Lands of Tiop Inc -26991 Taaffe Road May 9, 2013 .Page 8 of 11 professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individualdetail 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-theproject geotechnical. consultant should complete a geotechnical. investigation for the currently proposedproject: 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 thd1ateral -extent of all natural and 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. Staff Report to the Planning Commission Lands of Tiop -Inc 26991 Taaffe Road May 9, 2013 Page 9 of 11 c. 'Geotechnical Construction 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 improvements;. and excavations for foundations, and retaining walls priorto.the placement of'steel and concrete.. The results of these inspections and the as-built,conditions:'of the project shall be described by the `geotechnical. consultant -in a' letter, -,and.; submitted to the Town Engineer for review prior to final inspection of the new residence. For further details on the above geotechnical requirements; please refer to the letter from 'tofton Shires `&_Associates, Inc:;=dated Jun `l3; 2012: 20: Two sets -of a final grading and drainage plan shall be submitted for review and approval by the Engineering Department prior: to' acceptance of plans for Building plan check Final ---drainage-and-grading-shall=be-fiWected-by-the-Engineering-Department-and any -deficiencies corrected to the satisfaction `of the: EngineeringDepartment prior to. -final inspection. A letter -shall be submitted from theproject et gineer`stating that! the'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 and` construction purposes must be -obtained from the drissima Hills'Water District, and submitted for approval--to:the Town Engineering Department prior. to acceptance of plans for building check! The permit`will authorize the use of water from specific on-site or off-site water sources. 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.. allow for the construction- of the driveway 23. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the 'application process for undergrounding utilities which can take up to 6-8 months. 24. Two copies of an erosion and sediment control plan shall be submitted for review and approval by; the: Engineering Department prior to acceptance `of plans for building plan check. The contractor and, the property owner, 'shall - comply with all appropriate requirements of the Town'sNPDES 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 Page 10 of 11 disturbed shall be protected for erosion control during the rainy. season .and shall be replanted prior to final inspection. 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/consttuction operation plan shall address truck traffic issues. regarding dust, noise, and vehicular and pedestrian traffic safety on Taaffe Road and surrounding roadways, storage of construction. materials, placement of sanitaryfacilities; 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 plans for building plan check . 27. The property owner shall be required to connect to the public sanitary sewer prion 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 allwork proposed within the public right of way prior to start work. 28. The property owner shall pay a pathway fee of $53.00 per linear foot of the average width..of the propertyprior to acceptance of plans. for 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 department. 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 -road fronting 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 Pur standard detail and specifications SI -7. . CONDITION NUMBERS' 6, 7, 19 a & b, - 20, 21, 249 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. ATTAC . T 2 FIRE DEPARTMENT ,-FyIRE SANTA CLAIIA COUNTY 14700 Winchester B1vd.,,Los Gatos,:CA 95032=1818 °°" (408) 378-4010 •(408) 378-9342(fax). o www.sccfd.org REVIEW Na 12 1721 BLDG DEVELOPMENTAL REVIEW COMMENTS.: PERMITNo. y Proposed new 5,977 square -foot two-story single-family residence with basement and attached :garage. :Comment;#1: Review, f�this Developmentalproposa'l.is.limited to -acceptability of.site access and water supply as they mi pertato fire department operations; and ,shall not,be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any workAhe apphcantzshall,make;application-to, and receive'from, the Building.. Department.aH: applicable, cohstruction.p.ermits...: Comment #2:`Wildland-Urban Interface:11nds'.projectis located within the designated. Wildland- Urban Interface Fire Area. The:buildin-g construction shall--comply,with the provisions of California Building -Code -(CBC—) -Chapter -7A: 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 all _newone- and twoLfamily dwellings and in existing one- and two -family - dwellings when additions are made that ,increase the building- area to more than 3,600 square feet. Excep.tion::.A one-time addition to an existing building that does not total more than 1,000 square feet of building area. NO TM The owner(s), occupant(s) and any contractor(s) or subcontractors) are responsible for consulting with the• water purveyor of record in.,order to determine if any modifications or upgrade ofthe existing .water seivice is required: NOTE: Covered porches, patios, balconies;-and'attic spaces=may require fire sprinkler coverage. A State of California licensed (C-16) 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 Protection systems, and/or fire suppression water supply systems or storage containers that may be physically City. PLANS SPECS- NEW RMDL AS LAH... ® ® ❑ ❑ I OCCUPANCY SFR CONST?TYPE '. ' ,v APPIIcaniName M Designs Architects : DATEAGE 06/01/2071 1 OF 2 SECIFLOOR 2 story + AREALOAD 5977 sf PROJECT DESCRIPTION Residential Development '[PROJECT TYPE OR SYSTEM Design Review NAME OF PROJECT SFR LOCATION 26991 Taaffe Rd Los Altos Hills TABULAR FIRE FLOW 2000 REDUCTION FOR`FIRE SPRINKLERS. _ ..RE_QUIRED'FIRE FLOW @ 20 PSI .._-1500 BY Harding, Doug 50% Organized as the Santa Clara -County Central Fire Protection District Serving Santa Clara County and the eoinmunities'of Campbell,. Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Serena, Morgan Hill, and Saratoga FIDE DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 65ERVM (408) 378-4010 •(408) 378-9342 (fax) •www.sccfd.org PLAN REVIEW Na 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 system(s) 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. 903:3;5 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 14feet, -vertical clearance of 13 -feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum :slope of 157o. Grades of 207x_ for up. to 300 feet -may 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 on all new and existing buildings in suchap osition as to be plainly visible and legible from the street or road fronting the property: Numbers shall contrast 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 and future plan submittals and any :referenced diagrams. to be reproduced onto the future plan submittal. CITY. PLANS SPECS NEW RMDL AS LAH ® ❑ ® ❑ ❑: OCCUPANCY SFR CONST.TYPE V -B AppllrarrWam° M Designs Architects DATE. 06/01/20 PAGE 2 OF 2 SECIFLOOR 2 story + AREA 5977 sf LOAD PROJECT DESCRIPTION Residential Development PROJECT TYPE OR SYSTEM Design Review NAME OF PROJECT SFR LOCATION 26991. Taaffe Rd Los Altos Hills TABULAR FIRE FLOW 2000 REDUCTION FOR FIR 'SPRINKLERS REQUIRED FIRE FLOW ® 20 PSI 1500 BY Harding, Doug 5070 :: Urganized as the. Janta c;lara Lounty c;entrai rare rrotection uigrict Serving Santa Clam County and the communities of Campbell, Cupertino, Los Altos,. Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga ATTACHMENT 3 ` RECEIVE ENVIRONMENTAL PgkII?nd PROTECTION COMMITTEE •----------•------------•------------------- avvivOF L �_ - -- -- OS.ALTdg f�lLl�------.............. - _-----•---•-•-------- ---- - -- - - Application for: - __ __ — -- - - - ? p icant NameT---_=___ U'� -` --- - ---- --- - ApplicantAddress: _ _ ...___ - - - - - -- - -------.........__. a._.�-`------------�----:�.--------- --= _ --•-__--------•----------__._-------•-------------•---- - - — - --- - •-•------------ - - -- __- �_ _ ---- - =---------------••--•--------- . Reviewed .by•- - - —_-- - --- --------- ...... - - — Date: - --_—__ ---- _ — .�----------- ---- . . COMMENTS Site Impact -- ---:-------------------- ---.. . _.. -- - - - ------------- •-----------• --- ----sem --� Noise - ......._._ __.._..._ _ ----- – - -- _ ---------------------------- - - - - --- --~ - - - — _ Creeks =— - — -- - ------------ ---- ;- —------6u --- - - - Drainage .- uIr- --_....... - i - — - --- —`-------- ......... . .. .... -------------------- ess2Q _ ---- - - - - — — - — Easements Existing Vegitation — - M itigation - - Environmental Design and Protection Committee Reviewed by: Applicant Name Name �2 O h �t �-�.� y U k ter, Address Site impact/lighting/noise: Date O O Lot 2 - cis i� Gy-ze� tom.s�..L 1 ` U-� Creeks, drainage, easements: 40 Existing Vegetation: Significant issueskoniments: RECEIVED JUN OT 2012 (� ! !ATTACHMENT 4 ARBORIST .REPORT Submitted To: Mr. Keith Yue 26991 Taaffe Road Los Altos - Hills; CA 94022 Project Location: 26991 Taaffe Road Los�Altos HiIIs;CA . 1 MA`( 1q.2012 .TpwN OF LOS P& OS HILLS Submitted'By: McCLENAHAN CONSULTING, LLC John H. McClenahan ISA -Board Certified- Master Arborist, WE -14768 member, American Society of Consulting Arborists March 8, 2012 ©Copyright McCLENAHAN CONSULTING, LLC 2012 McClenahan Consulting, LLC Arboriculturists Since 19n 1 Arastmdero Road, Portola Valley, CA 94028-8012 Telephone (650) 326-8781 Fax (650) 854-1267 wwwspmcclendw com March 8, 2012 Mr. Xeith 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 due to 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 in this inventory have been victims .of poor, pruning practices. There are 47 other trees on site over 12 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 12 -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 as�Cc"rlc`�i$��dJi 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. General. poor vigor. Recommend removal due to poor vigor. bra " Height: 12' Spread: 26' Condition: Poor to Fair Location: Bridge to front door Observation -..'Prostrate. growing tree.' Foliage is -at 'end of long leaning stem. Recommend removal due to poor site contribution and poor structure. Diameter: 16.1" _Height:...25'. _._Spread:. -1-6' Condition: Poor to'Fair 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. oa .. 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. I 1 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. 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 comer 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 Coast live 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. 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 injuries to trunks, roots and branches, ,and injury as'a result of changes that occur in the growing- environment. To minimize these injuries,'we recommend grading operations encroach no closer than five times the trunk diameter, (i:e: 30" 'dianieter tree x 5=1'50° distance). At this distance, 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. Barricades Prior to initiation ,of construction activity, temporary barricadessho'uld be installed around all trees in the construction area. Six-foot high, chain link fences are to be mounted on steel posts, driven 2 feet into the ground,- at no -more than 10 -foot spacing. The fences shall enclose the -entire-area-under-the, drip-line-of-the-trees-orasclose- to -the -drip -line -area -as-practical; These - bariid deswill-be placed around -individual treesancUor-groups oTerees 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 enclosure area. The ground around the tree canopy shall not be altered. These 'barricades should remain- in place until final inspection of the building permit; exceptforwork 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) 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. . � I 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 may be -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, WEA 476B member, American Society of Consulting Arborists JHMc: pm McClenahan Consulting, LLC Arboricd[ftuists Since 1911 1 Amstmdero Road Portola valley, CA 94028-8012 Telephone (650) 326-8781 Fax (650) 854-1267 wwwspmcclenahan corn 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 aAree Trees:=aye. liuirig=organisms.-that: fail -in. ways we do not 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. 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 front 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 I am speciallyconcern about this tree is because it is 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 to'the 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.for:sev. eral years and then.the new,owner .took over, those eucalyptus trees has since grown big. Lam 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 roombetween our houses for these eucalyptus trees once they are fully grown. In any rate, eucalyptus tree is not a 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 0 2 2013 TO= U LO Ams RM RECEIVED ATTACHMENT 6 ALTOS BILLS TOM OF LOS ALTOS FILLS 26379 NQWDEPART&ENT os Ahos dills, CaIifmb 94022 • (650) 9417222 • FAX (650) 941-3160 WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME 4011-H yy PROPERTY ADDRESS q JS 1 CALCULATED BY • / M K� �V A/AiC DATE 1 a,.., 1: DE (SQUARE FOOTAGE). xsin Proposed a[+(i Total. A- House and Garage (from Part 3. A.) --!gig •t- Z6 2.1 • !�: q LJ- 5"�j. 9 B. Decking b. 2nd Floor c. C. 'Driveway and Parldng (Measured I00' along centerline)D. - Patios and Walkway S ago a ' - l4�0•6�. E. Tennis Court _ -- F. Pool and Decking . G Accessory. Buildings (from Part B) FL Any ;other coverage/I,tJct'l e�► 'iCd%vre `� �- $ TOTALS •-t� -t-� .4 Z 15*0L r, Cxzo it t Maximum Development Area Allowed - MDA (from Worksheet #1) SooFX000 _ I TOTAL PE REM SURFACE Existing Proposed Total (SQUARE FOOTAGE) TOTALS I FLOOR AREA (SQUARE FOOTAGE) A. House and Garage a_ 1st Floor b. 2nd Floor c. •itic and Basement d. CmW B. Accessory Buildings a. 1st Floor b. 2nd Floor c. Attic and Baseimnt 5a3 �.Cm Sao- 42-o 0 30 Exstmg use Proposed Total (Addiaoas/Ddedons) 3 S 261* ZS/ Z =04 Z-1 7J TOTALS 3 g Maximum Floor Area Allowed - MFA (from Worksheet # 1) TOWN USE ONL• Y I CHECKED BY DATE •s r