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Home My WebLink About3.3ITEM 3.3 TOWN OF LOS ALTOS TE1 LS December 5, 2013 Staff Report to the Planning Commission SUBJECT: A° REQUEST FOR A SITE DEVELOPMENT PERMIT FOR A TWO STORY NEW "RESIDENCE WITH - A BASEMENT, ATTACHED SECONDARY DWELLING UNIT,- AND A -BUNKER;.. LANDS OF -MARCH SIXTH LLC; 14271 MIRANDA ROAD; FILE #227-13-nZPwSD-GD FROM: Nicole Horvitz, Assistant PlanneV4 APPROVED: Debbie Pedro, AICP, Community Development Director.&P RECOMNfENDATION: That -the__ Planning Commission: ,py,c� the , Apprequcsted,Siteppy j?Rpqt Permit,for anew residence with a basement, attached secondary dwelling unit, ' and ,bunker subject. to the recommended .-Conditions of Approval .m -Attwhme BACKGROUND - " ;., /A The subject prop Srt'y - -1o:cated'# ;the western ,side a' 'Th6ie is currently a 41;648 1A re property. The surrounding uses square foot residence ,iiid gara ge built m-- A 973 6n.16 -3002 - ac' Z •._11 ,y single-family home, on.a include one and -two, story, d' t parcels to the west, south' and across, " Miranda Jacen -Road i 8othe " e"a" s '116 applicant is requesting -approval of a Site ..Development Permit to ."demolish the existing house -and construct -a 4,930 -square -foot two -story -residence with:x: 2 -;635 --square- foot-baseftient; .-an socond-dwell unit and a 1,3 10 square- foot bunker garage. .CODEREO S Pursuant: to Section 16-1.16i-kthe- M`iihi_c'ib'ar' Code "t'h"is".p lip4-itipq_ or a -,new resi ence been forwarded p to the Planning Commission for review. ."Bunkers which are n6t located within the '06 ht of%e by: -the -Planning C&imissioii when.1f-Rii& tp _�s ti&66 � (I 8-y- bdlo* t siicK�structUr T d,�niirumumdf: inches' ' natural, grade, dr&-wh61Iy_-ufid6r&dund --e i ceptfor -_requiTed,d exiting, lighting�irid ventilation . and , ex "616pfii6iit",-are-a'*�:-'cqpt,,.-'w'heii..'.p'l'actid:under -i�::sunace--aiready;*doujiteda ,*--s� are counted asl-,dev development area:" DISCUSSION Site D a*ia et' ot Area: 1.002acres s %:.;,:1. q99 1648 Staff Report to the Planning Commission Lands of March Sixth LLC 14271 Miranda Road December 5, 2013 Page 2of11 Lot Unit Factor: 0.863 Floor Area and Development Area: Area (sgft) Maximum . Existing Proposed Increase Remaining Development 11,348 11,143 10,085* -1,058 1,263 Floor 5,000 4,648 4,930 282 70 Basement - - (2,635) - - *1,310 sq feet of proposed development area is bunker per Section 10-1.202 Site and Architecture The proposed project meets the setback, height, floor area, and development area requirements established in Title 10, Zoning and Site Development, of the Los Altos Hills Municipal Code. The new residence is located a minimum of 76' from the east (front) property line, 30' from the west (rear) property line, 35' from the north (side) property line, and 33' from the south (side) property line. The maximum building height on a vertical plane is 27' and the maximum overall height of the building (including. chimneys and appurtenances) from the lowest point to the highest point is 27'. Proposed exterior materials consist of wood and metal siding and a flat green roof The basement level of the new residence has 2,635 square feet of area which includes a bedroom, sitting room, wine cellar, media room, play room, and fitness room. The basement is wholly underground and exempt from floor area calculations pursuant to Section 10-1.202 of the Municipal Code. The detached bunker is 1,310 square feet and is a three (3) car garage. The majority of the bunker complies with Section 10-1.202 of the LAHMC and is at least 18" below grade and is included in the development area calculations. 161 square feet of the bunker extends above the natural grade and is included in the floor area calculations. The main level has 2,539 square feet of living space consisting of an entry, study, living room, kitchen, dining and an attached secondary dwelling unit. The second floor has 2,230 square feet of living area which includes the master bedroom and four (4) bedrooms with bathrooms. Driveway & Parking The existing driveway along the south property line will be removed and replaced with a new driveway along the east property line with access off of Miranda Road. Pursuant to Section 10-1.601 of the Municipal Code, a total of five (5) parking spaces are required because the application includes a secondary dwelling unit. The proposed garage can Staff Report to the Planning Commission Lands of March Sixth LLC 14271 Miranda Road December 5, 2013 Page 3 of 11 accommodate three (3) cars and two (2) exterior parking spaces are proposed outside of the property line setbacks. Outdoor Lighting The. applicant is proposing twenty (28) shielded/down lights located on the exterior of the residence and bunker. Staff has included condition #10 for outdoor :lighting, requiring that fixtures be down shielded or have frosted glass, low wattage, and shall not encroach or reflect on adjacent properties.' The applicant has submitted lighting -specifications indicating that all proposed fixtures will be either shielded, downlights, or have frosted glass.. Trees & Landscaping There- are three (3) fruit trees on the property proposed to be removed as a part of this application. A landscape screening and erosion control plan will -be required after framing of the new residence (Condition of approval #3). Furthermore, any landscaping: required for screening or erosion control will be required to ' be planted prior to final inspection, and a maintenance deposit to ensure viability of plantings will be collected prior to final inspection. Grading and Drainage Total grading quantities include 2,440- cubic yards of cut and 90 cubic yards of fill for a total export of 2,350, cubic yards for thehouse; basement, second unit, and bunker. The Engineering Department has reviewed the proposed grading and concluded- that it is in conformance with the Town's grading policy. Water runoff generated from the new development will be collected into a retention system consisting of two (2) - 36" perforated pipes 45' long each on the property and metered out into a bubbler along east side of the property into an existing drainage swale adjacent to Miranda Road. Pursuant to .Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the Engineering Department has reviewed and determined that the proposed drainage design complies with Town requirements. The Engineering Department will review and approve the final drainage plan prior to acceptance of .plans for building plan check. Final "as -built" grading and drainage will be inspected by the Engineering Department, and any deficiencies will be required to be corrected prior to final inspection. Neighbor Concerns The Hearn's (14221 Miranda Road) have expressed. concerns about view impacts of the new residence on their property but.no written comment has been received as of the writing of this report. Staff Report to the Planning Commission Lands of March Sixth LLC 14271 Miranda Road December 5, 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, attached secondary dwelling unit and bunker (Attachment 2). Geotechnical Review The Town's geotechnical consultant Cotton, Shires & Associates, Inc. has reviewed the soil and foundation report prepared by Murray Engineers dated July 12, 2013 and recommends approval of the permit subject to conditions 16 a & b (Attachment 3). Committee Review The Pathways Committee recommends the applicant construct a type 2B pathway along Miranda Road within the road right of way (condition #26). The Environmental Design and Protection Committee comments are in included in attachment 4. Green Building Ordinance This project is required to comply .with the Town's Green Building Ordinance. The new residence is designed to achieve 92 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 July 31, 2013 3. Recommendations from Cotton, Shires and Associates, Inc. dated August 7, 2013 4. Comments from Environmental Design and Protection Committee dated August 12, 2013 5. Worksheet #2 6. Site Development Plans Staff Report to the Planning Commission Lands of March Sixth LLC 14271 Miranda Road December 5, 2013 Page 5 of 11 ATTACHMENT 1. RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR ANEW RESIDENCE WITH BASEMENT: AN ATTACHED SECONDARY -DWELLING UNIT, AND BUNKER LANDS OF MARCH SIXTH LLC, 14271 'MIRANDA ROAD .File # 227-13=ZP-SD-GD PLANNING DEPARTMENT: ,No, other. -modifications to the approved plans: are allowed except as otherwise first -. reviewed -arid -approved by the Planning: Director or the Planning- Commission, depending on the scope of the changes. 2. All existing Blue Gum (E. globulus), Pink..Ironbark,(E. sideroxylon rosea), River Red Gum (E. camaldulensis), Swamp Gum (E. � rudis) Honey Gum (E. melliodora), or Manna Gum (E. viminalis).,eucalyptus. trees., on; tl�e; property, located within 150'.,of.any .$tructures or roadways shall 'be xemoved pnor ao final inspection. of the new=;iesid1. erice =Rtemoval of eucalyptus trees':shall take place betweejtiii ' beginnuig,ofAugust andahe end of -January to avoid disturbance of nesting °bird`s `protected under `the Federal Migratory Bird Treaty Act (MBTA)-and California Dep"ent..of Fish, and Game Code. iSecdpn_,3,5Q0 et seq unless a nesting bird survey is first'conduct4-Ea ia.there'.is a iination deters -that`thereare no active nests within the tree. 3. _ After completion 'of rough framing or at least six (6) months prior to scheduling a final inspection, the.; applicant shall submit landscape screening and erosion control plans , for review by the Site"Developmerit Committee.' The application for landscape. screening and erosion control`sha l be accompanied bythe applicable fee and'deposit. The "plans'sha lie reviewed'at a notfced public hearing. Attention shall 1be given to, plantings which will be adequate to break up the view;of the new residence from surrounding properties and streets. All landscaping required for screeningpurposes and for erosion control (as deteririiried by the City Engineer) must be installedprior to -final . inspection of the .new residence. The landscape screening plan -shall comply, with Section 10-2.809 (water.efficient landscaping) - of the Los Altos HillsMunicipal Code 4. A landscape maintenance, deposit in the. amount of $5;000 shall be posted prior 6-fin'al inspection. An,..: inspection:. of the landscape ° to ensure adequate .establishment and maintenance shall be made two years after the installation. The deposit will be 'released at that time if the plantings remain viable. 5. Prior to beginning any grading operation, all significant trees, particularly the Heritage oak trees, are -to be-.- fenced at the :drip line.: The. fencing shall be of "a mate rial',anditi=ucture (chain-link) to clearly: delineate the drip- line: Town staff must inspect ahe. fencing and th& Staff Report to the Planning Commission Lands of March Sixth LLC 14271 Miranda Road December 5, 2013 .Page 6 of 11 trees to be fenced prior to commencement of grading. The property owner shall call for said inspection at least. three days in advance of the inspection. The fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period. 6. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and roof materials shall have a light reflectivity value of 40 or less, per manufacturer specifications. All color samples shall be submitted to the Planning Department for approval prior to acceptance of plans for building plan check. All applicable structures shall be painted in conformance with the approved color(s) prior to final inspection. 7. Prior to requesting the final. inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that. "the location of the new residence and roof eaves and secondary dwelling unit are no less than 40' from the front property line and 30' from the side and rear property lines." The elevation of the new residence and secondary dwelling unit shall be similarly certified in writing to state that "the elevation of the new residence and secondary dwelling unit matches the elevation and location shown on the Site Development plan." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a 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 height of the new residence and secondary dwelling unit complies with the 27-' maximum structure height, measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above (including roof materials)." The overall structure height shall be similarly certified in writing and state that "all points of the buildings -(including chimneys and appurtenances) lie within a thirty-five (35 ) foot horizontal band based, measured from the lowest visible natural or finished grade topographical elevation of the structure along the building line and the highest topographical elevation of the roof of the structure." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection. 9. No new fences are approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 10. 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 by the Planning Department prior to installation. Staff Report to.the Planning Commission Lands of March Sixth LLC 14271 Miranda Road December 5, 2013 - Page 7 of 11 11. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or colored glass, or other material). No lighting may be placed within -skylight wells. 12. Fire retardant roofing (Class A) is required fox all new construction. 13. At time of submittal of plans for building plan check, the applicant shall submit one of the following checklists to demonstrate compliance with the Town's Green Building Ordinance: a. A GreenPoint Rated checklist- with the building permit application to indicate that the project will, achieve a minimum of fifty (50) .points. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings, where feasible, showing the green building measure to be used toattain the required points. b. A LEED for Homes checklist with the building permit application to indicate that the project will achieve a minimum of forty-five (45) points or LEED certification. The checklist shall be completed by a qualified - green building professional and shall ' be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings, where feasible, showing the .green .building measure -to be used to attain the required points. 14. Prior to final -inspection and occupancy, a qualified green building professional shall provide documentation verifying that the building wasconstructed in compliance with GreenPoint Rated or LEED® certification. 15. 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: 16. , As recommended by Cotton, Shires & Associates, Inc., in their report dated August 7, 2013, the applicant shall comply with the following: a. Geotechnical 'Plan Review —. The applicant's geotechnical consultant shall review, and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage, improvements and design parameters for foundations, retaining walls, and pool) to ensure that their recommendations have been properly incorporated. Staff Report to the Planning Commission Lands of March Sixth LLC 14271 Miranda Road December 5, 2013 Page 8 of 11 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 b. Geotechnical Field Inspection — The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. Final site drainage improvements should be inspected for conformance with geotechnical recommendations. The results of these inspections and the as -built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final inspection. For further details on the above geotechnical requirements, please refer to the letter from Cotton, Shires & Associates, Inc., dated August 7, 2013. 17. Peak discharge at 14271 Miranda Road, as a result of Site Development Permit 227-13, 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 submitted for review and approval to the satisfaction of the City Engineer prior to acceptance of plans for building plan check. 18. 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. 19. 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. Staff Report to the Planning Commission Lands of March Sixth LLC 14271 Miranda Road December 5, 2013 Page 9 of 11 20. 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. 21. 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 forbuilding 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 tofnal inspection. 22. Two copies of a grading and construction operation plan shall -be submitted by the property owner ,for : review and approval by .the City ' -Engineer and -Planning. Director prior to acceptance of plans for building plan check. The grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Miranda Road and surrounding roadways, storage of construction materials, placement of sanitary facilities, parking for - construction vehicles, clean-up -area, - and parking for construction personnel. A debris box (trash dumpster) :shall -be placed on site for collection of construction debris. Arrangements must be made with the GreenWaste Recovery, Inc. for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 23. 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 24. The driveway shall be required to be fully constructed and: -to be roughened where the pathway intersects, to the satisfaction of the City Engineer, prior to final inspection. 25. The property owner shall be required to connect to the- public sanitary sewer prior to final inspection. A sewer hookup permit shall be required by the Town's Public Works Department prior to acceptance of plans for building plan check An encroachment permit shall be required for all work proposed within the public right of way prior to start work. 26. The property owner shall construct a type 2B pathway along Miranda Road to the satisfaction of the Engineering Department prior to final inspection. An encroachment permit shall be required by the Town's Public Works Department for all work proposed within the . public right of way prior to start. work. Staff Report to the Planning Commission Lands of March Sixth LLC 14271 Miranda Road December 5, 2013 Page 10 of 11 FIRE DEPARTMENT: 19. An automatic residentialfire 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 and secondary dwelling unit. 20. 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 21. Potable water supplies shall be protected from contamination cause by fire protection water supplies. It is the responsibility of the applicant and any contractors to contact the water purveyor supplying the site of such project,. and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water based fire protection systems, and/or fire suppression water supply systems or storage. CONDITION NUMBERS 6, 15, 16a, 17, 21, 22, 23, and 25 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 December 5, 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 Staff Report to the Planning Commission Lands of March Sixth LLC 14271 Miranda Road December 5, 2013 .Page 11 of 11 this 90 -day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. C1,AAq co FIRE DEPARTMENT SANTA CLARA COUNTY ATTACHMENT 2. 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org PLAN REVIEW No. BLDG -DEVELOPMENTAL REVIEW COMMENTS. PERMIT No. 13 890 >osed new 8,557 square -foot two=story single-family residence with basement/bunker-garage, attached guest house ;Comment #1: Review of this Developmental proposal -is- limited to acceptability of site access and water.supply is 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 from, the Building . Departinent all applicable construction permits: !Comment #2: Fire Sprinklers Required: Ari-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 I existing one- and two-family dwellings when additions are made that increase the buiicling area -to :more -than 3;600,square feet, Exception: A one=time addition to an existing building that does not aotal'more than 1;000aquare feet of building area.`NOTE: The' owner(s),,occupant(s) and any.contractor(s) or subcontractor(s).are responsible for consulting. with the water.purveyor of record in order.. to determine if, any modificatign or upgrade of, the existing water service -is required: NOTE: Covered' porch es, patios,'balcoriies, ,and attic spaces may require fire sprinkler coverage: NOTE: For buildings in excess of 6200 square feet, a fire ,department connection (FDC) shall be provided. The FDC shall consist of at least one 2.5" hose connection *,that is connected to the sprinkler riser with a pipe not less than the diameter of thesprinkler. riser. A State of ;California licensed (C-16) Fire, Protection Contractor shall submit plans, calculations, a.compl'eted permit' ' ?application and. appropriate fees to thus. department for -review and. approval prior to.beginning their work,,. tSectiori R313.2 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 thewater purveyor supplying the site ofsuchproject, :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 City . PLANS -SPECS NEW RMDL AS .�j LAH . ` ®. 13, .' ® ❑ OCCUPANCY -SFR I : CONST. TYPE V -B ApplleaotName DATE Mode 07/31/2M PAGE' 1 OFD SEC/FLOOR 2 'try. + AREA 8557 sf LOAD 'PROJECT DESCRIPTION Residential Development 'PROJECT TYPE -OR SYSTEM Design Review NAME OF PROJECT SFR - LABE LOCATION 14271, Miranda Rd Los Altos Hills TABULAR FIRE FLOW 2500 REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 1500 BY ' -:Harding, Doug 50 0 Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos; Monte Sereno,. and Saratoga FIRE DEPARTMENT SANTA CLARA COUNTY '� ► 14700 Winchester Blvd:, Los Gatos, CA 95032-1818' ' COUNTESY a SFAVICE - (408) 378=4010-- (408) 378-9342 (fax) • www.sccfd.org :...:.:: .. PLAN - REVIEW No BLDG DEVELOPMENTAL REVIEW COMMENTS PERMIT No. 113 890 tem(s) under consideration will not be granted by this office until compliance with the uirements of the water purveyor of record are documented by that purveyor as having been met the-applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 :Comment #4: Driveway Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as. to .provide all weather ;driving. capabilities. Driveways. shall be surfaced roads of either asphalt, concrete or another !engineered surface acceptable:to the Fire Department. NOTE: For alternative roadway surfaces such 1. las ."Turf Block" or other materials that blend into landscaping and / or that do not readily appear to 'be driving surfaces, the boundary edges of the alternate material shall be delineated as approved by 'the Fire Department. Delineation shall be by concrete curbs, borders, posts or other means that :clearly indicate the location and extent of the driving surface. The design shall be wet -signed and :stamped by a properly licensed engineer. CFC Sec: 503.2.3 :Comment #5: Premises identification: 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: CFC. Sec..505' Comment #6: 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. When fire ;apparatus access roads or a water supply for fire protection is required to be installed, such :protection shall be installed and made serviceable prior to and during the time of construction except :when approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection when construction of new roadways allows passage by vehicles in accordance with Section. 505.2. CFC Sec. 501 prevent plan review and inspection delays; the above noted Developmental Review Conditions shall. be tressed as "notes" on all pending and'future plan submittals and any referenced diagrams to be roduced onto the. future pian submittal.. City PLANS SPECS NEW RMDL AS LAH ® ❑ N. [3 [1SFR OCCUPANCY CONST. TYPE V-13Mode AppllcantName DATE - 07/31/2013 PAGE 2 OFLE SEC/FLOOR 2 stry + AREA 8557 sf LOAD PROJECT DESCRIPTION Residential Development PROJECT TYPE OR SYSTEM Design Review NAME OF PROJECT SFR - LABE LOCATION 14271 Miranda Rd Los Altos Hills TABULAR FIRE FLOW 2500 REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 1500 BY Harding, Doug 150% .Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, and Saratoga ATTACHMENT 3 COTTON, SHIRES AND ASSOCIATES, INC. rIML CONSULTING ENGINEERS AND GEOLOGISTS 4CEIVED August 7, 2013 L5223 RECEIt D .'AUG ] AN 12 2013 TO: Nicole Horvitz TOWN OF ; ` S (MILS Associate Planner 7rr, TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, California 94099 SUBJECT: Geotechnical Peer Review March -LLC/Labe, Proposed Construction of Single Family Home, Guest House and Pool 227-13-ZP-SD-GD 14271 Miranda Road At your request, we have completed a geotechnical peer review of the subject permit application for the proposed site improvements using the -following documents: • Geotechnical .t and- Engineering: Geologic Investigation (report) prepared;by Murray Engineers, Inc. dated July 12, 2013; • Architectural,. Plans .prepared: by. Modern-Design'Environments dated June 4, 2013; and Civil. Plans _ prepay • red by Lea and- Braze..Engineering:_dated May 5, and Jul 12, 2013. In addition; ewe have reviewed .pertinent. technical data from our affice "files -and performed a recent site inspection: DISCUSSION The applicant. proposes to demolish the existing two-story residence and pool and construct a'ne_w.two=sfoiy�residence with basement, guest house, garage, pool and spa in the same general vicinity. -Retaining walls are also anticipated to accommodate the grade changes around the new residence and circular,. driveway: Northern California Office Central California Office Southern California Office 330 Village Lane 6417 Dogtown Road 550 St. Charles Drive, Suite 108 Los Gatos, CA 95030-7218 San Andreas, CA 95249-9640 Thousand Oaks, CA 91360-3995 (408) 354-5542 • Fax (408) 354-1852 (209) 736-4252 • Fax (209) 736-1212 (805) 497-7999 • Fax (805) 497-7933 www.cottonshires.com Ms. Nicole Horvitz Page 2 SITE CONDITIONS August 7, 2013 L5223 The subject property is characterized, in general, by gentle to moderate east/ northeast -facing topography. There are at least two fill slopes on the property, one on the eastern side of the house and another on the eastern side of the pool area. Drainage in the vicinity of the house is collected in downspouts and conveyed to buried pipes. Drainage at the site is generally characterized by sheetflow directed to the northeast portions of the property and onto Miranda Road. The site is underlain, at depth, by bedrock of the Santa Clara Formation. The Santa ' Clara Formation includes conglomerate, sandstone, siltstone and shale. The project borings encountered sandstone and' conglomerate. These materials are locally overlain by colluvial soil and artificial fill materials. The property is located approximately 4.4 miles northeast of the active San Andreas fault and approximately 1.7 feet northeast of the mapped potentially active Monta Vista fault. CONCLUSIONS AND RECOMMENDED ACTION The proposed residential construction is constrained by potential compression and creep of surficial soils, expansive soil, and very strong seismic ground shaking. The Project Geotechnical Consultant has performed an investigation of the site and has provided geotechnical design recommendations that are in general conformance with prevailing standards. The Project Geotechnical Consultant has recommended that the basement portion of the new home be constructed on'a mat slab foundation system. Other portions of the residence are to be supported on a drilled pier foundation that extends through the fill and colluvium and into bedrock. We recommend approval of the site development permit application from a geotechnical standpoint, with the following conditions: 1. Gehlcchnical FlanIZ:�yiew The- -Yujac G Gtechirucal Co 1S pant should review and -approve all geotechnical aspects of the development plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations, retaining walls, and pool) to ensure that their recommendations have been properly incorporated. The results of the Geotechnical Plan Review should be submitted to the Town for review and approval by the Town Staff prior to approval of building permits. COTTON, SHIRES AND ASSOCIATES, INC. Ms. Nicole Horvitz August 7, 2013 Page 3 L5223 2. Geotechnical Field Inspection — The Project Geotechnical Consultant should inspect, - test (as needed), _ and approve all geotechnical aspects of the project construction.. The inspections should include, but necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements and excavations for foundations and the pool prior to the placement of steel, gunite. and concrete. Final site ' drainage improvements should be inspected for conformance with geotechnical recommendations. The results of these inspections and the as -built conditions of the project should be described by. the- ° Project Geotechnical Consultant in a letter and submitted to -the Town Engineer for review prior to final project approval. LIMITATIONS This geotechnical peer review has been performed to provide technical advice. to assist the Town in its discretionary permit decisions. Our services have been limited to review of the documents previously identified, and a visual review of.the-property..0ur opinions and conclusions are made -in- accordance- with generally accepted principles and practices of the geotechnical profession. This warranty is .in, lieu of all other warranties, either expressed or implied. TS:DTS:kd Respectfully submitted, COTTON, SHIRES AND ASSOCIATES, INC. CITY GEOTECHNICAL CONSULTANT Ted Sayre Principal Engineering Geologist CEG ' 1795 David T. 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Joj u 0 1 .42DII 'n --- qn-V ------------------------------------------------------------------------ ........................... ............................ ............................................................. WWO� NOIJL33JLOIJd pue. NSIS3(3 lVlN3WN021IA-N3 17 JNTLrjhTH3VlllV j ATTACHMENT 5 RECEMD . OF LOS ALTOS. HILLS OCT 11 20131. PLANNING DEPARTMENT j s s, Califomia 94022 - (650).941-7222 • FjtNWTtd'160 REV2 ibo Hills, #2 ALTOS HILLS Emsnm AND. PROPOSED -DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION • .PROPERTY OWNER'S NAME} PROPERTY ADDREsS. t1inNIPA 12bAT> CALCULATEDBY Zoo --Arty DATE S4ZI 1. DEVELOPMENT AREA Exis ft. a Proposed DA Credit Total A. House and Garage (from part 2A) 4. (b B. Decking yr C. Driveway and Parking V,074 D. --Patios and Walkways fI E. Tennis Court F.' Pool and Pool Decking Accessory Building (from part 2.B) . . , 4'" - . 7 H. Solar Panels (ground mounted) Any Other Coverage 41*7 ....... I Total.: OR 1. 67� R0of,MqtMtgd Solar.Bonus AAH ycs: No , MQ 5�666h 10-1,502) -D Magimnm 'ui Area -NIDA (from worksheet - Maximum Deyelopment Area w/ Solar Credit 2. FLOOR AREA isting Proposed Total A. HOUSE AND GARAGE a. First Floor4 219;3fl3 b.',Second- Floor -11Z30 io C. Attic 141 1&1 d.. Basement e. Garage f Area over 17' B. ACCESSORY BUILDINGS ---- - - TOWN USE ONLY CHECKED BY DATE