HomeMy WebLinkAbout3.3ITEM 3.3
TOWN OF LOS ALTOS HILLS May 9 2013
Staff Report to the Planning Commission
SUBJECT: A REQUEST- FOR- A SITE DEVELOPMENT PERMIT FORA NEW -TWO-
- STORY ' RESIDENCE: _ WITH -A -BASEMENT,. PARTIAL BUNKER,: AND.
"RELOCATED DRIVEWAY.;: ACCESS .' --LANDS OF ="'MAUPII,E; 26970
ORCHARD HILI; LANE; FILE#36-13-ZP-S6=GD
FROM: -m,,' Brian. Froelich, AICPA=Associate Planner_ .. -
APPROVED:- Debbie.Pedro, AICP, Planning. Director
RECOMMENDATION: That the Planning Commission.
Approve the'requested Site Development :Permit-. for the new residence, basement, bunker, -'and
relocated driveway: access subject to the recommended Conditions of Approval in `Attachineat
BACKGROUND
A. ' id' zVV
'Lill
_ >a.
The subject property is accessed° from a 30' wide:ingress/egress easement that extends 'from the
end of the Orchard Dill bane `cul-de-sac There is currently a,, 3,669. square foot- residenee:-and
garage;that was originally.. built in� 1-940: The'' I erty also: contains a swiinming.pool and pool -
cabana. The site has*a, mild 9:5% slope -with surrounding.land,uses being -all. single-family homes
on 1+ acre ,properties. The site contains three ;(3) -heritage: oak trees, -,several other mature trees,
and an established hedge at the property Perimeter.
The proposed;Site:Development,Permit,includes demolition of the existing.house, gar and
carport: -structures and construction of a. new, 5,69;1 square foot two story• ,residence 'N r a 4,273
square foot basement. No heritage oak trees or substantial vegetation are -proposed .for -removal:
CODE REQUIREMENTS;
The:proposal- requires Planning .;Commission, review,:per :Section -10-1:202'_`(Basements) of the
Zoning Ordinance ,The Plannv�ig-Commission must.reviow. ,',liMtions,_ l-ap:for bunkers:.Bunkers`
can -be - approved when the -Planning ,Commission :finds that such- structures: do�not Encroach in
setbacks, are'a minimum of eghteen'(18). inches below$natural,,grade -are.:wholly underground
except for -required exiting, lighting and ventilation and :are counted. as development : area except
when placed under a surface already counted as 'development - area (Basement_ -Ordinance-
Attachment #5).
Staff Report to the Planning Commission. :
Lands of Maupile
26970 Orchard hill Lane
May 9, 2013 .
Page 2'of 10 `
DISCUSSION
Site Data:.
Net Lot Area:. . 0.94 acres
Average Slope: 9.5%
Lot Unit Factor. 0'.949
Area . Maximum Proposed Existing. Increase 'Left
Development 14,235 14,113 14,247 -134 - 122..
Floor 5,694 5,691. 4,515 1,176- - -3
BasementBunker area exempt from'Floor Area = 4;264 square feet
Site and Architecture
The proposedproject meets the _setback, height, floor area' and- development area requirements -
established in Title. 10, Zoning and Site Development,. of, the Los -Altos Hills Municipal Code.
The projectalso complies with'the'Grading Policy and Basement Ordinance.
The proposed setbacks are as follows:
Setbacks: Minimum .Proposed`
Front (North) :40 ft. 501
Side (West) . 30 ft.' 31.1
.Side (East) 30 ft. 36 ft.
Rear (North) 30 ft. 140 $.
The maximum building height on a vertical plane is 24' and the maximum .overall height of the
building from the lowest point to the highest point is 35'.
Proposed exterior building materials include a combination of stucco and stone cladding. The
stucco is to be painted a light grey/cream color specified as Benjamin Moore Soft Chamois.
The basement level has two areas that are not "directly below floor area above and constitute
bunkers. The basement . and bunkers are wholly underground and exempt from floor area
calculations pursuant to Section 10-1.202 of the Municipal Code. The basementibunker level has
one (1) lightwell and also daylights -at the garage door.
Driveway & Parking
The existing driveway will be demolished with access relocated to the west along the access
easement. The new driveway will lead to an underground basement/bunker garage where all
required parking is housed in a below ground motor court.
Staff Report to the Planning Commission
Lands of Maupile
26970 Orchard hill Lane.
May 9, 2013.
.Page 3 of 10
The garage and parking: design is somewhat _atypical being: entirely.. below ground but the design.
meets the minimum requirements for access.to the parking spaces and backup space.
Trees & Landscanm
The site. contains three (3) heritage oak trees (12" diameter and _larger);. two () ofi;the oak trees are. in proximity to proposed construction. The; project, arborist has provided recommendations
-for, protection. of the trees. - during construction -that _ includes -typical, fencing: = Condition 413 .
specifies -the requirement for installation of tree protection fencing per -Town standards. The site
contains one eucalyptus -tree that is required to -be removed per Section 10- 2.802.( condition #2).
Additional landscaping includes several existing pepper�and palm. trees land. a.hedge. around the
property boundary. Portions of the -hedge will -be, for. the relocated driveway °access,
however, the, applicant intends to-retain..the remainder of the existing landscape.
Grading and Drainage .
The proposed. grading includes 1,845. cubic yards of cut, 185 cubic yards: of fill,, and 1,660 cubic:
yards will exported off site. The new basement/bunker and- driveway comprise the majority of
cut.
Storm water runoff is to be collected at various area drains. and"piped into a 20 foot long, 36 -inch,
diameter perforated detention pipe laid in drain rock. The system's required storage volume is -
calculated based on the proposed net increase in two dimensional impervious square footage.'
That number is entered into a standardized Santa Clara County formula for a one hour, 10 year
storm event. All projects in the Town are subject to this same standard.
Neighbor Comments
As of the writing of this report, one neighbor that viewed the story poles has come in to Town.
Hall to review the plans but had no formal comment.
Fire Department Review
The Santa Clara County Fire -Department has reviewed the proposal and is requiring a sprinkler
system throughout the building (Attachment#3).
Committee Review.
The Pathways Committee recommends the applicant pay an in lieu fee (condition #23).
The Environmental Design and Protection Committee had comments and concerns about the
proposed pool, which has now been removed from the proposal (Attachment #4). ,
f
Staff Report to the Planning Commission:-
Lands
ommissionLands of Maupile
26970 Orchard hill Lane
.May 9, 2013
Page 4 of 10
Green Building Ordinance
The new residence .is projected' to achieve. 74 points in. Build it Green's GreenPoint Rated.
program. The minimum required is 50GreenPoints.
CEQA STATUS
The project is categorically exempt under-CEQA per Sections 15303 (a).. .
ATTACHMENTS
I.- Recommended Conditions of Approval
2.. Project Worksheet #2 dated Match 27, 2013
3. Recommendations from Santa Clara County Fire Department datedFebruary 15, 2013
4. Comments from.Environmental Design and Protection Committee dated February 25, 2013:
5. Los Altos Hills Basement Ordinance
6.. Arborist Report prepared by Urban Tree Management Inc. dated January 21, 2013
- ATTACHMENT I"--
Staff Report to the Planning Commission
I anti of Maupile
26970 Orchard hill. Lane
May 9; 20.13
Page 5 of 10
ATTACHMENT 1
RECOMMENDED=CONDMONS.� FOR=SITE. DEVELOPMENT PERMIT` .
FOR A NEW=RESIDENCE BASEMENT: BUNKER.AND "RELOCATEDDRTVEWAY
_ ACCESS;,'
t :LANDS OE.1MAUPII,E 26970".ORCHARD::HILL.<I:ANE
,File.#36-13 ZP,SD=GD:
A. { , PLANNING::DEPARTMENTS-Please!,work with Brian:.Froeli6h, Associate .Planner to
complete, the, following conditions; 650947=2505.: }
1 . No other:modifications to:the approved,plans" are: allowe& except as otherwise first
reviewed4nd approved, by r the= Planning: 'Director: nor : the -:Planning Commission,
dependingon-the seope.af the-'changes::—
.. r ... - ... •lei ... .
2. ;All existing'.Blud,Gum (E. globulus), Pink ;Ironbark-(E::'sideroxylon rosea), River
Red Gum. (E. ~-.camaldulensi* Swamp: �lGum (E::: rudis) -,:.;Honey . Gum (E.
melliodora or Manna Gum wiminalis => eucal )im . reel ion theproperty, _ - :.
,located within.150': of any:stnicturesjor;roadways:shall,=be:removed prior to final
inspection.. Removal of eucalyptus- trees shall•take;place°.:between the beginning of
August and the end of January.; to avoid .disturbance of nesting birds protected_
under'theTederalMigratory Bird-Treaty Act.(MBTA) and-,C,-ah omia Department of
Fish and Game Code .Section `.3500` et seq `Fess -a nesting: bird survey is first
conducted and there is a determination that there are no active nests within the tree.
3 After completion: of rough fraini -g. or •at -least six,(6) mbndis�:prior to scheduling a
final : -inspection, the; applicant shall submit=.:;landscape-:;screening and erosion
coniiol- plans br. review: by: thei <Planningt, Commission.' `The application for
landscape screening = and erosion control shall be accompanied by the applicable
fee and deposit. `The :plans shall- be =reviewed at= ' ° noticed Planning Commission
fiearing::Attention shallbe giveaf to%plantin ' ,. Which =will" be -adequate to break up,
the view of the structures from surrounding properties:and streets. All landscaping
required for screening purposes and for erosion control (as deteiminedby the City
Engineer)-must be':instatled' prior: to final inspection:° °Th'e aandscape` s¢reenin�
plan shall comply with Section .10-2.809 (water 'efficient landscaping) of the
Los AIW" . HiM Municipal Code:
4. A landscape maintenance deposit (minimurri. S5,000)- shall, be posted prior to final
inspection, An inspection of the landscape to ensure adequate establishment and
maintenance shall- be -made two_ years- after.. the:installation:= The deposit will be
released at that following. confirmation 'that- requiredt screening plantings have
'remained viable: .
r•
Staff Report to the Planning Commission:
Lands of Maupile.
26970 Orchard hill Lane
May 9, 2013
Page 6 of 10':
5: Prior tw requesting the .foundation - inspection, it, registered civil .engineer or-..
licensed land surveyor shall certify in writing and state that "the location of the
= new residence and roof eaves are: no less than. 40' from:.the front property line
and. 30.' . from the' side : and rear: property lines:" The elevation . of the new
residence- shall be, similarly certified in writing to state that "the elevation of the
new residence 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 final inspection. .
6. Prior- 'to requesting the final' framing inspection, a registered civil engineer or
licensed' land surveyor shall. certify in writing :and state that "the. height of the new,
residencecomplies with, the 27' maximum structure height, measured as the
verticaldistanea. at any, point from the .building pad or basement plate, to the '
highest. part' of the roof fracture directly above." The overall structure height
shall be similarly certified. in.. writingand. state that "all points of the building
(including chimneys and appurtenances) lie within a thirty flve (35) foot
horizontal band.based, measured from the lowest visible natural or finished grade .
topographical elevation of the primmy. 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
.. final: inspection..::'
7. Any. new fencing :or gates require a separate permit.review and approval by the
Planning Department, prior to installation.. .
8. Building mounted lighting shall be the minimum required. Light fixtures shall
have- frosted :glass or be shielded =down -lights. -No ,lighting maybe placed within
setbacks_ -except two entry or: driveway lights. Any :additional outdoor lighting
shall be approved. by, the :Planning Department, prior to -installation.
9. Skylights, -if utilized, shall :be, designed and constructed .to reduce emitted light
(tinted. or. colored glass; or other material). No lighting may be placed within
skylight wells....
.10. :Fire retardant roofing (Class A) .is required for all new construction.
11. At time of submittal of plans for building plan ' check, the applicant shall
submit- one of the following checklists to demonstrate compliance with the
Town's Green Building Ordinance:
a. A GreenPoint Rated checklist with the building permit application to
indicate that the project will achieve a minimum of fifty (50) points. The
checklist shall be completed by a qualified -green building professional and
Staff Report to the Planning Commission
Lands- of Maupile
26970 Orchard hill Lane
May 9, 2013, -
Page 7 of 10
shall bel 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 toy 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 mummum',of fo ty-five (45) points
�::.or..LEED-. certification They checklist shall be-.icompleted by a qualified
green-building:.professional, and-: shall: te., attachedl),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 bevsed to attain the required points:
12: Prior to final- inspection and occupancy;:.a .qualified, green, building. professionl
shall provide documentation verifying ,that,; the'•>building was constructed in.
compliance -with -GreenPoint Rated -or- LEED® certification.
13.. Prior to beginning any grading operation, tree fencing for all oak trees 12" in'
diameter and, greater in thel areas of work. The; tree protection _ measures must be
implemented throughout: -the course of construction : , Town staff must inspect the,
fencing and the trees to be fenced prior, to commencement .of grading. The:.
property owner shall callfor said inspection at least three days in advance of the
n
'inspectio..No_,storage .of equipment, vehicles. or debris- shall be allowed within
the drip lines: of these trees.
Tree fencing requirements:
• Fencing shall -be located at the drip line of the tree�or trees.
• All trees to be preserved shall be protected with chain link fences with a minimum
height offive feet (5). above grade.
• Fences: are to be mounted on-ntwo-inch'diameters galvanized iron posts,- driven into
theground to -a depth of.at_ least two feet (27) at no-niore than 10 -foot spacing.
Fencing shall be rigidly supported and maintained during all.construction periods.
• No storage of equipment, vehicles or debris shall be allowed within the drip lines
of thesettrees at anytime.
• No trenching 'shall dc' curbeneath the drip line of any. trees `to be saved.
14. The applicant 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 the'school district offices (both'elementary and high school in the Los Altos
School.Distridt), pay the appropriate fees and provide the Town with: a copy of the
receipts.
Staff Report to the Planning Commission
Lands of Maupile.
26970 Orchard hill Lane;
May 9, 2013
Page 8. of 10
B.
ENGINEERING DEPARTMENT Please work .with John .Chau, Assistant Engineer.
tocomplete the following conditions, 650-947-2510:.
15. Peak discharge at 26970 Orchard Hill Lane, as a result of Site Development.
Permit 36-13, shall not exceed the existing pre -development peak discharge value.
of the property. Detention storage must be incorporated into the project to reduce
the predicted peak discharge ' to the pre -development value. Provide the data and .
peak discharge hydrologic model(s) utilized, as well as, the calculations of the
peak .discharge value prior and post'development. 'Determine the design peak
runoff rate for a 10 -year return period storm and provide detention storage design .
plans. to reduce the predicted peak discharge to the pre -development value. All
documentation, calculations, and detention storage design (2 plan copies) shall be
submitte&for review and approval to.the satisfaction of the City Engineer prior to,
acceptance of plans for building plan check.
16. The Engineer of Record shall observe the installation of the drainage system,
construction of the energy dissipators, and completion of the grading activities
and state that items have been installed and constructed per the approved plans. A
stamped and signed letter shall be prepared and submitted to the Town prior to
final inspection.
17. Any, and all, changes to the approved, grading and drainage plan shall be
submitted as revisions from the project engineer and shall first be approved by the
Town Engineering Department. No grading shall take place during the grading
moratorium (October 15 to April 15) except with prior approval from the City
Engineer. No grading shall take place within ten feet of -any property line except
to allow for the construction of the driveway- access.
18. 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 66-88
months.
19. Two copies of an erosion and sediment control plan shall be submitted for review
and approval by the Engineering Department prior to acceptance of plans for
building plan check. The contractor and the property owner shall comply with all
appropriate requirements of the Town's NPDES. permit relative to grading and
erosion/sediment control. The first 100 -:feet of _ the driveway shall be rocked
during construction and all cut and fill slopes shall be protected from erosion. All
areas on the site that have the native soil disturbed shall be protected for erosion
control during the rainy season and shall be replanted prior to final inspection.
Page 9 of 10
20: 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 " plansfor building plan. check The .
grading/construction: operation plan shalladdress truck'. traff c : issues - regarding
dust, noise, and vehicular and pedestrian traffic safety•on Orchard: Hill Lane and
surrounding :roadways, storage .of construction- materials placement' of sanitary
facilities, ;parking :.for construction, vehicles ;.> clean-up ;area, and parking or
construction.personnel.: A debris box•(trash dumpster),shall be placed on site:for
collection- -of, construction .debris: :ArraAgements -must be made::with- the
GreenWaste Recovery, Inc. for the debris box, since they have- a franchise with
the Town an&no: other hauler .is allowed within the .Town limits.
21. The. property owner shall inform: the. Town of any damage and shall repair any
damage caused bythe construction;.of the project to --pathways, :private driveways;
and: public and .private roadways,' prior to • final .inspection: and release" of
occupancy permits -arid -shall- provide- the-,Townwith -photographs-of-the.existing"
conditions of the roadways and. pathways prior to acceptance of plans for
building plan check
22.:.. Theproperty: owner shall- be. required to'.conhect to the public sanitary sewer prior
to final :inspection: An., encroachment- permit- shallbe required for . all work
proposed within...thepublic.right of wayprior to start work. '
23 The property owner' shall: pay., a pathway fee of 153.00- per linear, foot of the
-average width•.oflhe� property prior to acceptance -of plans for building plan
check
C. FIRE DEPARTMENT - Please work with the Santa Clara County Fire Departmentto
complete the following conditions, 408-3784010:
24:. 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. Thesprinklers shall be inspected and approved by the Fire Department,
prior -to final inspection and occupancy of the new residence.
25. 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.
Staff Report to the Planning Commission
Lands of Maupile .
.26970 Orchard hill Lane
May 9, 2013
Page 10 of 10.
CONDITION NUMBERS. 14, 15,19,20,21and 23 SHALL BE COMPLETED AND SIGNED
OFF BY THE . PLANNING DEPARTMENT OR THE: ENGINEERING'. DEPARTMENT
PRIOR TO ACCEPTANCE OF .CONSTRUCTION PLANS FOR PLAN CHECK BY THE
BUILDING DEPARTMENT. ;
Project approval may be appealedif done so in writing and with the applicable fee within 22
days of -: the . date of project. approval or denial.. The. ; Building Department cannot accept
construction documents- and: plans until the appeal. period ha& Japsed and theapplicant has
satisfactorily_ completed all:applicable project conditions.
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. 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
Conditionsimpose 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 arehereby: 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. Ifyou 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.
UCUCEVVED
= ATTACHMENT 2
MARmO 9. 8- 2013
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT TOW OMM96 HILLS
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 •
MOMPT ni=
WARTIT-JEWPOWHIK!"Ma"
1.. DEVELOPMENT AREA
(SQUARE FOOTAGE):
A. House and Garage (from Part 3: A.).
B.- Decking`..
C. Driveway and Parking
(Measured 100' along centerline)
D. Patios and Walkways
E.. Tennis Court
F. Pool and Decking
G. Accessory Buildings'(from Part B)
H.' Any other coverage
TOTALS
Existing Proposed Total
(Additions/Deletions)
3 (ofe +
Maximum Development Area Allowed -.MDA (from Worksheet #1) 1 2.3
2. TOTAL IMPERVIOUS SURFACE Existing Proposed Total
(SQUARE FOOTAGE)
-TOTALS
3. FLOOR AREA (SQUARE FOOTAGE)
A. House and Garage
a.
1 st Floor
b..
2nd, Floor .
c.
Attic and Basement
d.
Garage
B. Accessory Buildings
a.
1 st Floor
b.
2nd Floor
c.
Attic and Basement
Il,�o2(0 -�-(Z (0 12 SCOa
Existing Proposed Tota
(Additions/Deletions)
I
Maximum Floor Area Allowed - MFA (from Worksheet #1)
Ci,ARA C, l
• " ��'... °�� HRE DEPARTMENT.: , ATTAC . 3
� SANTA CLARA, COUNTY
FIRE
14700 Winchester Blvd.,. Los Gatos) CA 95032-1818_ T
COURiESV 6 SERVICE - (-� I- I,
(408). 378-4010 • (408).378-9342 (fax) • www.sccfd:org I h- p
TOWUF LOS AL�C�S HILLS
REVIEW No. 13 0 13-
BLDG
DEVELOPMENTAL'REVIEW.:COMMENTS= PERMIT No.
Proposed new 9,964 square -foot split -level -single-family residence with attached garage and. 384
square -foot accessory structure.
Comment #1: Review' of this Developmental proposal is limited' to acceptability of site access and -
water supply As,they pertain to 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 'work.'the°applicant shall:make application�.to and receive the. Building
Department all applicable construction permits.
Comment #2 Fire -Sprinklers --Required: An-automatic--residential-fire-sprinkler system shall -be -
installed in one -.and two -family -dwellings as follows: In all-new one- and two-family 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. Exception: A one-time addition. to an existing --building. that does not
total more than 1,000 square feet of building area.. NOTE: 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
modification or upgrade of the existing water service 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 8313.2 as adopted and amended by
'LAHTC
Comment #3: 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 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
CUy PLANS SFECS NEW RMOL AS
OCCUPANCY
CONST. TYPE,
ApplkaMNaine DATE
PAGE
LAH
®>` ❑ :. ®
❑ _ .. ❑ :
SFR
V-BJ
Ken Linsteadt Archirects . : 02/:15/ 2013
1 of 2
SEC/FLOOR
AREALOAD
PROJECT DESCRIPTION
PROJECT TYPE OR SYSTEM
see plans
see plans
I
Residential Development
Design Review
NAME OF F PROJECT
LOCATION
SFR
26970
Orchard Hill Ln Los Altos Hills
TABULAR FIRE FLOW
REDUCTION FOR FIRE SPRINKI ERS'
REQUIRED FIRE FLOW @ 20 PSI
BY
50 0 ;.
2250
1500.
Harding, Doug
Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, and Saratoga
).
a c°G r RE DEPARTMENT
FIRE �� SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818'
COUMSYSS E (408) 378-4010•(408) 378-9342 (fax) • www.sccfd.org
PLAW
REVIEW No. 13 0313
BLDG
DEVELOPMENTAL REVIEW `COMMENTS PERMIT No.
requirements of the water purveyor of record are. documented by that purveyor as, having been met.
by the applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7
Comment #4: Premises. Identification: • Approved numbers or addresses shall. be placed on all new
and existing buildings insuch a _position 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 #5: 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 OCCUPANCY CONST. TYPE AppllcantName DATE PAGE
LAH ® ❑ ® ❑ -❑ SFR V-13 Ken Linsteadt Archirects 02/15/2013 2 OF 2
SEGFLOOR AREA LOAD PROJECT DESCRIPTION PROJECT TYPE OR SYSTEM
see plans see plans Residential Development Design Review
NAME OF PROJECT LOCATION
SFR 26970 Orchard Hill Ln Los Altos Hills
TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW ® 20 PSI BY
2250 507° 1500 Harding, Doug
Serving Santa Clara County andthe communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, and Saratoga
Pe
A TACH' 4
ENVIRONMENTAL DESIGN and PROTECTION COMMITTEE,,,
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I HILLS -
ATTACHM ENT 5
fiOWN OF LOS ALTOS HILLS`
26379 Rdhionl-Road
'
Los Altos Hills, CA 94022
Phone: (650) 941-7222: h
www.losaltoshills.ca:gov CALIFORNIA
Base"rnent Ordinance .
,Effective Date• 11!20/2011
s
Sec.104.261-Base
ent_:., }
r
'Basement" shall mean's floor level, or portions thereof, which has:
{-1) all portions.directly below a;buidg;=and _ ..._ ..
(2)- the finished'floorelevation'of the building level above shall not be,: greater than twenty-
eight (28"):inches above the adjoining natural or finished grade, whichever is lower; and
(3)1,6*e at least 75°/u of its perimeter length wholly underground, "arid
Daylighted.basements "shall comply with all 1eight and setback requirements of this. ordinance.
Basements' including cellars and': bunkers,. which are not Jocated Within the . footprint. of :the
building above, may be permitted by the Planning Commission,when it finds that such structures
do not encroach -in setbacks,' are a minimum of 18 inches =below patiiral grade; are wholly
underground except for required exiting, lighting and ventilation and are counted as development
area except when" placed under a "surface already ,, ted- as developmenti area: Bunker area that
exceeds 1,500 square feet shall be counted as Floor Area:
Daylight,Basement Structure Height Setback: Daylight. Basement Structure Height Setback:
For basement. floor, levels, any floor area portion and the first 20 feet. of a- day
lighted basement
shall -be limited`innstructure height per Section 10-1.504.
(See Example #4)
Note: Daylighted basements shall comply with the Town's grading policy .The Grading Policy is
used by staff in- t .valuating:and mq/ ing recommendations to the 'Ptannmg 'Commission and/or
-City: Council regarding site development applications,: and "as guidance for ;applicants.
Individual -sites may dictate_ a_ need to .deviate from the criteria,-. the, ;extent permitted by the
Planning Commission and/or. City Council.
Policy: Basement Ordinance
Page 2 -
BASEMENT EXAMPLES
1 Standard Basement 0 Daylight Base ent.
a
N toral
Grade
-Natural - ] ... Story, ......... ._ is! Story
Grade— i EL 239.52'
Finish
a Grade Floor ♦ `.
-Area ♦
Finish
SECTION Grade .
O3 of
Basement Retainin ll and least np% i
Retaining. Wall basement t perimeter Topography line at 28"
Floor. Frame Detail wholly un erground : below the FF elevation
77a
' :�Max 4 foot tall
..
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retaining
walls
' Floor
ea
EL 2 9.52'
PLAN
4 Daylight'Basemerit.Structure Height Set6ack
Topography line at 28
belowthe.FF elevation:
a 01
I 0' 28" below the 1 FF elevation 27'
27' _
Floor ..
Area
1 10 floor
♦ ' Area •
X20asem
ATTACHMENT 6
RECEIVED
FEES 0. V ;
Maupile Residence
Toww of LOS ros HILLS
26970 Orchard Hill Lane
Los Altos Hills, CA9 2
f i
:' Re =Tree Survey
} Assrgnment � . .
Y.
a
Itwas myrassignment to physic allymspect the seven tree onsite and the proposed
development-plans:and write a tree survey report.
mmary
There are only seven trees surveyed in this report. Twb,ol the trees are protected by the Town
(#1 & #2). There are no -real. conflicts with the.proposed development and the rees. ' Tree
Protection. Fencing. will be required.
Methods
The.trunks of the. trees are measured using a standard-measuring.tape at 4 34.feet above soil
grade (referred to as DBii or Diameter at BreastHeight);cept thosespecimens whose forrri
does not allow for a representative- measurement at this height..The measurement for multi
stem specimens is taken. below the: lowest fork. on. the'trui ik when.possible. in accordancewith
the International Society of Arboriculture standards. The nopy height and spread are
estimated using visual references only.
Risks toTreesby Proposed Construction.
The. trees at this site. couId, be at risk of damage by'cpnstrL coon or construction procedures that
are common to most construction -sites. These procedure ,may::include.the dumping or the
stockpiling of materials over root systems, may include the trenching across the root zones for
;:utilities or:for landscape irrigation; or may -include const coon traffic across the roof system
resulting in soil compaction. and root die back.
It is therefore mandatorythat Tree Protection Fencing be sed as per the.Architects drawings.
If any underground utilities would be constructed, it will b� essential that the: location of
trenches be done.outside the drip lines of -trees except wIlere approved by the Arborist..
t650+321.02102 1 (408.399 x8063 1 po box 971 los gatos -a 9 503 1 1 urhantreemonagement.r.om
G14111 (Jf Ig15 115Uur1!& # 755939 rF:n(rtf of Lofist WC i5A 8 023
Specific Trees
Trees 91 & #2 (seen in images to right) are the two
trees onsite protected by the Town. It is my
understanding that the grade around these trees will
remain.intact and that, if anything,potential new
rooting areas will only be increased after this project
is complete;
The demolition of the existing driveway surface
should be one of the final elements of the
construction so it can be used as a construction
access route that protects the roots.
z
The portions of the existing`driveway that are located-wi in the .tree. protection zone of these
trees should be broken up using a Jackhammer and then c Ilected in a skid steerbucket, The
skid steer should remain on the existing driveway surface it all times. This should help reduce
damage to the roots of these trees and reduce soil compaction. 1 recommend salvaging the -
existing base material for use.below the new driveway sur ace (if applicable). Adding additional
base material to the existing layer of base is acceptable. A, certified- arborist should supervise
the demolition of the driveway surface within the tree prttection zone of these trees:
The following are my recommendations to reduce any im acts from the installation of the new
driveway surface to a less than significant level:
1: I recommend re -using the existing base to mini ize the need for excavation into the
root zone of these trees. If excavation is required i should not exceed 4-6 inches into
the root zone of these trees. If further excavation s necessary than an air -spade
should be used to expose,these trees roots to det' -mine the impact that this excavation
work would have on these trees.
2. Any roots exposed during these construction aivities that are larger than 2 inches in
diameter should not be cut or damaged until the p, oject arborist has an opportunity to
assess the impact that removing these roots could ihave on the trees.
3. A certified arborist should supervise any.excava�ion activities within the tree
protection zone of these trees. j
4. Biaxial Geo -grid can be used to successful minimize the thickness of thebase
material and compaction that is required for typic4l driveway construction.
f
Tree RwW 26970 Orchard HFO Lane
V22/13
Page 3
5. Interlocking permeable pavers or permeable cot icrete should be used to allow water
to, reach the roots below the driveway surface.`
Utility Installation:
All new utilities should be routed.along the edge. of the d veway that is farthest from
trees:' Any`roots'exposed during these corxstructior► actio les that are larger'than -
2 inches in`diameter should be cleanly.cut:at'the- edge 6t.t a excavation-trench'and covered:
with burlap and kept moist unfit the roots,canbe coverer!' gain with soil.' Typically wetting the
burlap in the morning and the. end'of the workday is suff ent.: I must pre -approve of roots
beinecut that are greater than X' in diameter:"
The Palms and Cedar (see images to right) as
well as the, Lo uat'and Pe
q Peer (not pictured)"
will also be retained. With proper tree
protection fencing (see map) these trees will be
able to be retained without worry,:
General Tree Protection Plan
The homeowners are going to trim, cable,
fertilize and care for all of the trees at the start
of this project: 'It is their'goal'to make the trees as health and`stable as-possible''before the.
project starts:
It is mandatory that protective fencing be. provided Burin the construction period to protect
those trees t at are planned to be preserve .,This fencing must protect aaufl;cient portion of
the root zone to be effective. In most cases, it would'be e's "ential to'locatethe fencing "a
minimum radius distance of 6 times the trunk diameter in *I! directions from the trunk. There
are areas where we will amend this distance based upon Oroposed construction. In my
experience -,,the protective fencing must:
a. ' ' Consist of chain link fencing and. having "a minimuheight of 6 feet.
b. Be mounted on steel posts driven approximately feet into the soil
c. Fencing posts must be located a maximum of 10 Net on. center.
d. Protective fencing must be installed prior to thea irWat.of materials, vehicles, or
equipment.
e. Protective fencing must not be moved, even temporarily, and must remain -in place
until all construction is completed, unless approved be a certified arborist.
There must be no grading, trenching, or surface scraping inside the driplines of protected trees,
unless specifically approved by a certified arborist.
f
i
Trenches for any underground utilities (gas;, electricity,
located outside the driplines of protected trees, unless
Alternative methods of installation may be suggested.
Mulch should cover all bare. soils with the.tree protection
inches. in depth. after spreading, which must be.done by h
because it is organic, and degrades.naturally over time.
Loose soil and mulch must not be allowed to slide down s
root collars of protected trees. .
Materials must not be stored, stockpiled, dumped, or_bur
trees.
::Excavated soil must not be piled or, dumped, even tempos
trees:
Any pruning must be done by�a Company with an arborist
Society of Arboriculture) and according to ISA, Western C
Landscape irrigation trenches must be.a minimum•distanc
the trunks of protected trees unless otherwise noted and
Tree Survey: 2070Ondrwd NAf lane
IM113
Page 4
:er, phone, TV cable, etc.) must be
iroved by a certified arborist.
encin_g. This material must be 6-8
nd. I prefer course wood chips
ape to cover the root zones or the
�d inside the driplines of protected
rily, 'inside the-driplines of protected
ied by the -ISA (International
' Standards,1998: . .
of 10 times the trunk diameter from
)proved by the Arborist.
The sprinkler irrigation must not be designed to strike, theltrunks of trees, especially oak trees.
Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be installed
directly in contact with the bark of trees because of the.rijk of serious disease infection.
The plants that are planted inside the driplines of oak trees must be of species that,are
compatible with the environmental and cultural requirements of oaks trees. A publication
about plants compatible with California native oaks can b obtained from the California Oak
Foundation, 1212 Broadway, Suite 810, Oakland, CA 9461
Respectfully,-%,X-
Michael
espectfully
Michael P. Young
P•
urbantreemanagement
ASSUMPTIONS- AND LIMITING CONDITIONS
1. - Any.legaCdescription provided to this arborist is assumed to be correct No responsibility
is assumed for matters legal in character nor is any opinion rendered as to the quality of
any title.
2. -This arborist can neither guarantee nor. -be responsible'for accuracy of information -
provided by others:
3. This arborist shall not be required to give testimony or to attend court by reason of the
information provided by this arboristlunless subsequent written arrangements are made,
including payment of an additional fee for services.
4. - Loss or removal of any part of this reportinvalidates the entire report
5. Possession of this, report or a copy thereof not imply right of publication or use for
any.an purpose by any other ththe persons)'to whom it is addressed without written
consent of this arborist
6. This report and the values expressed herein represent the opinion of this arborist, and this
arborist's fee is in no way contingent upon the reporting of a specified value nor upon
any:finding to be reported
7.. Sketches, diagrams, graphs, photos, etc.,in this report;: being intended as visual aids, are
not necessarily to scale and should not be construed asm engineering reports or surveys.
8. This report has been made in conformity with acceptal le appraisaUevaluation/diagnostic
reporting "techniques annd procedures, as recommendedby.�e l—nfeinational Society of:
Arboriculture.
9. When applying any pesticide, fungicide, or herbicide, always follow label instructions.
10. No tree described in this report was climbed, unless otherwise.stated._ This arborist
cannot take responsibility for any defects which could only have been discovered by
climbing. A full root collar inspection, consisting of excavating the soil around the tree
to uncover the root collar and major.buttress roots, was not performed, unless otherwise
stated. This arborist cannot take responsibility for any root defects which could only
have been discovered by such an inspection. '
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 to seek'additional advice. .
Arborists cannot detect every condition that could possiblylead to the structural failure of a
tree. Trees are living 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; Iike any 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,.and other issues. Arborists cannot take such considerations -into, account
unless complete -and accurate information is disclosed to the arborist An arborist should then
be expected to reasonably rely upon the completeness and accuracy .ofthe information
provided.
Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree
of risk. The only way to eliminate all risk associated with trees is to eliminate all trees..
1650+321+0202 1 f408.399+8063 1 . po box 971 los gotos co 95031 1 urbantreemanayement con
controctoia h3cenca 9 7°,5969 1 certked orboria WC ISA It'623 _
lau ile Pro ect 26970 Orchard Hill Lane Los Altos Hills
34 1 44/60 !Good Fair I Multiple leaders
1/16/13
i
Diameter
I
� E
In inches
1 Width/ Hei
ht
i
'ree # . Species
► at 48" up
in feet
!Health-
Structure
. l Comments .
1 !Coast Live Oak
34
39_/30
Fair
Fair
;Decaying main trunk; co -dominant
2 Coast Live Oak
52
48/50
Fair
Fair
Co -dominant, gravel surface should be.reduced
3 i Pepper Tree
47
30/24-
Fair
Fair
I Lar a decayed limbs
4 Palm
i 23
22/25
I Good
Good
� ! D�Im
i 7Q
i 7F./Q�i
[�nnrl
r�nnri
n 1I _ _a �a-f
7 i Deodar Cedar
34 1 44/60 !Good Fair I Multiple leaders
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i
Key to Tree Names:.
(Common Name Scientific Name
_—
Coast Live Oak
1 Quercus agrifolia
�Schinus
_ TPepper _ —
-Palm
sp.:
Phoenix dactylifera
_ Loquat I Enod_ojyUapontca_
Deodar Cedar I Cedrus deodara
5-25 tars?
86-.
74
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4
14
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