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Home My WebLink About3.1ITEM 3.1 TOWN OF LOS ALTOS HILLS May 8, 2014 Staff Report to the Planning Commission SUBJECT:. A REQUEST FOR A SITE; DEVELOPMENT PERMIT FOR A TWO STORY NEW RESIDENCE, A SWIMMING POOL, AND THE REMOVAL OF ONE HERITAGE OAK TREE; LANDS OF SEGO & ZHUO; 13140 AVILA COURT; FILE #107-13-ZP-SD-GD FROM: Nicole .Horvitz, Assistant Planner APPROVED: Debbie Pedro, AICP, Community Development Director q RECOMMENDATION: That the Planning Commission: Approve the requested Site Development Permit for a new residence with a swimming pool subject to the recommended Conditions of Approval in Attachment 1. BACKGROUND The subject property is located at the end of Avila Court. There is currently a 2,804 square foot two residence and garage built in 1954 on the 2.228 acre property. The surrounding uses include one and two story single-family homes on adjacent parcels to the west, east, north and a private stable to the south. The applicant is requesting approval of a Site Development Permit to demolish the existing house and swimming pool and construct a 9,981 square foot two story residence with a 925 square foot swimming pool. CODE REQUIREMENTS This application for a new residence has been forwarded to the Planning Commission for review pursuant to Section 10-2.1305 (a) of the Municipal Code, the Planning Director shall review all site development applications for projects meeting the criteria outlined in Section 10-2.301(a). The Planning Director may issue a permit with such reasonable conditions as he or she may deem necessary to achieve the purposes of this chapter, may refer the application for hearing before the Planning Director or the Planning Commission. DISCUSSION Site Data: Net Lot Area: 2.228 acres Average Slope: 17.86% Lot Unit Factor: 1.853 Staff Report to the Planning Commission Lands of Sego & Zhuo 13140 Avila Court May 8, 2014 Page 2 of 12 )Floor Area and Development Area: Area (sq.ft) Maximum Existing Proposed Increase Remaining Development 22,833* 10,871 22,594 11,723 239 Floor 10,390 2,804 9,981 7,177 409 *Includes 500 sq. ft. development area bonus per Section 10-1.502.b.6 (Solar Ordinance) 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 86' from the north (front) property line, 48' from the south (rear) property line, 44' from the west (side) property line, and 120' 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 and concrete exterior with a flat roof. The main level has 5,263 square feet of living space consisting of a foyer, family room, dining room, kitchen, living room, study, laundry room, pantry, guest bedroom with bathroom, gallery, two bedrooms with bathrooms and the master bedroom with bathroom. The lower level consists of a total of 3,925 square feet of two bedrooms/study with bathrooms, exercise room, living room, bathroom, and two car garage. 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. Outdoor Lighting The applicant is proposing eighteen (18) shielded/down lights located on the exterior of the residence. 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, down lights, or have frosted glass. Staff Report to the Planning Commission Lands of Sego & Zhuo 13140 Avila Court May 8, 2014 Page 3 of 12 Trees & Landscaping One 14" heritage oak tree is proposed to be removed as a part of this application, located in the vicinity of the new residence. Condition of approval #3 requires.a replacement of 3:1 with 24" box oaks. In addition, there are thirteen (13) various species of 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 Drainage - - Water runoff generated from the new development will be collected in two (2) separate detention systems on the property. The majority of the runoff will be routed into a 60' long, 36" perforated pipe along the north property line and will percolate out near the driveway. The second system is 43' long and 18" solid PVC pipe and metered out to the energy dissipater at the south east side of the property. The total storage capacity proposed for both systems is 1,011 cubic feet. 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. Pathways Condition The Pathways Committee made a recommendation (8-1) on May 5, 2013 (Attachment 2) that the applicant dedicate a pathway easement over a portion of the western property line and construct a native path within the easement (condition #'s 27 & 28). The property owner did not agree with the committee's recommendation, citing privacy issues as a concern (Attachment 3) and requested the committee to review the application again. At their October 28, 2013 meeting, the committee voted to uphold their previous recommendation. The area in question is shown as a future path on the 2005 off road path plan approved by the City Council on March 8, 2005. During the 2005 Master Path Map update, the subject off road path was recommended to be removed by the Pathways Committee because it is redundant with adjacent paths. The Commission and Council voted to retain the path on the map but requested the Pathway's Committee to conduct further study to find an optimal or better route. (Attachment 4) The off road path provides a connection between Maple Leaf Court and Via Feliz. To date, one segment of the path has been constructed along the south property line of 13115 Maple Leaf Court. Staff Report to the Planning Commission Lands of Sego & Zhuo 13140 Avila Court May 8, 2014 Page 4 of 12 No other paths have been constructed nor have easements been obtained on any other segments of the subject path. 14193 _ 7510 21660 192tl9 27966 27560 - ._'—� _ .. __-�M - '-13GW 278:.5 2760.:' 27767 �- 2775, 27677 ` 2765) P - `y" 131 ,`• 13600 - 277 13120 )350 2601. PWC = - 27673 �9. _ V ' Current P VV C 27 27fl71 27771' yJ* Z73E7 27tl'J11 -F� 27820 2T600 P� 29040 . Recommended-' _ --- -= _- _ _ 27ffi0 ,3181 - � -..- `` � -70. = 27878 --... - easement and path - 27905 - - -_ 27630--'''--•- 279£0 C 27690 -27678 27650 278272169 �i. 27u1 1320E 27910 - / �'•. 820 13:15 275P.. 13204 13174 ` _ 13460 13466 Easement and path have been .. Q _ i, CT. CE�:WE<S' .ZK _ :. LN. �P 3139 ' constructed - .. ,_•-`_:,1�1 f _. 13432 13112 137 C-_17724 _ _ 1374U- 1 3130 107 17456 13400 13500 13'31 13070 � 13424 13'00 21501 iJ. 13105 z • ` 17400 1X60 13016 131-913709 �. Gt.•I. 13435 .:. " _ • - - - - � ! �•._ ...- _.' . _.._•4..I;p 87285 _ 13'43 ING1 t. 13415`: l 13350 13452, 13955 4 - .., !� � _ ro 7 6 -. - - -- - 73145 131'7 � 27330 2] 1337, 13263 26210 _ _� 12263 LEGEND: E%M%1G PATH WfrH EASEMENTS FUTURE PATH - RECOMMENDED TO RETAIN,CURRENTLY SHOWN ON THE 1%1 MASTER PATHWAY PLAN, FUT1JRE P4T aROonS ED T(-...ln ., ..`a l': 'r: .;!i ..1 -ca FUTURE PATH - PROPOSED FOR REMOVAL FROM THE 1981 MASTER PATHWAY PLAN Constant with the Towns General Plan Master Path Map, the commission can uphold the Pathway's Committee recommendation and require the easement dedication and construction of a native path. As an alternative, the applicant can be required to dedicate an easement and pay an in - lieu fee, so when the remaining easement segments are obtained, the Town can install the path at that time. Neighbor Concerns To date, staff has not received comments from the public. 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 the new residence and a fire truck turnaround. (Attachment 5) Staff Report to the Planning Commission Lands of Sego & Zhuo 13140 Avila Court May 8, 2014 Page 5 of 12 Geotechnical Review The Town's geotechnical consultant Cotton, Shires & Associates, Inc. has reviewed the soil and foundation report prepared by Geoforensics, Inc. dated September 17, 2012 and recommends approval of the project based on conditions 18 a & b. (Attachment 6) Committee Review The Environmental Design and Protection Committee noted that the three redwood trees proposed to be removed may be able to be retained. (Attachment 7) Green Building Ordinance This project is required to comply with the Town's Green Building Ordinance. The new residence is designed to achieve 134 points in Build it Green's GreenPoint Rated program. CEQA STATUS The project is categorically exempt under CEQA per Sections 15303 (a) & (e). ATTACHMENTS 1. Recommended Conditions of Approval 2. Pathway Committee minutes from the May 22, 2013 and October 28, 2013 meetings 3. Applicant's response to pathway requirements (presentation) 4. Subject area of 2005 Pathways Map 5. Recommendations from Santa Clara County Fire Department dated July 22, 2013 6. Recommendations from Cotton, Shires and Associates, Inc dated May 7, 2013 7. Comments from Environmental Design and Protection Committee dated May 16, 2013 8. Worksheet #2 9. Site Development Plans ATTACHMENT 1 Staff Report to the Planning Commission Lands of Sego & Zhuo 13140 Avila Court May 8, 2014 Page 6 of 12 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH A SWIMMING POOL LANDS OF SEGO & ZHUO, 13140 AVILA COURT File 4 107-13-ZP-SD-GD PLANNING DEPARTMENT: No other modifications to the approved plans are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes. 2. 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 the property located within 150' of any structures or roadways shall be removed prior to final inspection of the new residence. 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 the Federal Migratory Bird Treaty Act (MBTA) and California Department of Fish and Game Code Section 3500 et seq unless 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 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 Planning Commission. The application for landscape screening and erosion control shall be accompanied by the applicable fee and deposit. The plans shall be reviewed at a noticed public hearing. Attention shall be 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 screening purposes and for erosion control (as determined by the City Engineer) must be installed prior 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 Hills Municipal Code. There shall be a 3:1 replacement of 24" box oak trees for the one 14" heritage oak tree to be removed. 4. A landscape maintenance deposit in the amount of $5,000 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 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 material and structure (chain- link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said Staff Report to the Planning Commission Lands of Sego & Zhuo 13140 Avila Court May 8, 2014 Page 7 of 12 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 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 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 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. 11. Standard swimming pool conditions: a. Lights shall be designed so that the source is not visible from off-site. b. Drainage outfall structures shall be constructed and located to the satisfaction of the City Engineer. Staff Report to the Planning Commission Lands of Sego & Zhuo 13140 Avila Court May 8, 2014 Page 8 of 12 c. Pool equipment shall be enclosed on all four sides with a roof for noise mitigation and screening. 12. For swimming pools, at least one of the following safety features shall be installed 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. All 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 lower than 54 inches above the floor. 13. 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. 14. Fire retardant roofing (Class A) is required for all new construction. 15. 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 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 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. 16. 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. 17. 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. Staff Report to the Planning Commission -Lands of Sego & Zhuo 13140 Avila Court May 8, 2014 Page 9 of 12 ENGINEERING DEPARTMENT: 18. As recommended by Cotton, Shires & Associates, Inc., in their report dated May 7, 2013, the applicant shall comply with the following: a. Geotechnical Update and Plan Review — The project geotechnical consult shall evaluate current development plans and provide supplemental updated geotechnical design criteria (as needed) to address new improvements including a swimming pool, establishment of below grade lower floor levels, expanded fill placement and decommissioning of the existing pool. 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 driveways) to ensure that their recommendations have been properly incorporated. The consultant shall evaluate geotechnical design aspects of the drainage retention and discharge system. 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 and pool prior to the placement of steel and concrete. A final site inspection should be completed of project drainage improvements 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 May 7, 2013. 19. Peak discharge at 13140 Avila Court, as a result of Site Development Permit 107-13, 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 Staff Report to the Planning Commission Lands of Sego & Zhuo 13140 Avila Court May 8, 2014 Page 10 of 12 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. 20. The Engineer of Record shall observe the installation of the drainage system, construction of the energy dissipaters, 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. 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 Purissima 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 access. 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'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. 25. Two copies of a Grading and Construction Operation plan shall be submitted by the property owner for review and approval by the City Engineer and Planning Director prior to acceptance of plans for building plan check. The grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Avila Court 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. Staff Report to the Planning Commission Lands of Sego & Zhuo 13140 Avila Court May 8, 2014 Page 11 of 12 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 prior to final inspection. A sewer plan that is prepared by a registered civil engineer shall be required to be approved by the City Engineer prior to acceptance of plans for building plan check. An as - built mylar shall be required to be submitted to the Town prior to final project approval. 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. 28. The property owner shall dedicate a 10' wide pathway easement to the Town along the western border of the parcel up to 27801 Via Feliz. The property owner shall provide legal description and plat exhibits that are prepared by a registered civil engineer or a licensed land surveyor and the Town shall prepare the dedication document. The dedication document, including the approved exhibits, shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building plan check. 29. The property owner shall construct a native path within the newly created pathway easement to the satisfaction of the Engineering Department prior to final inspection. FIRE DEPARTMENT: 19. 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. 20. The applicant shall provide an approved fire department engine driveway turnaround with a minim radius of 36 feet outside and 23 feet inside. 21. Gate installations shall conform to Fire Department standard details and specifications, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. 22. 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 Sego & Zhuo 13140 Avila Court May 8, 2014 Page 12 of 12 23. 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. 24. 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, 17, 18a, 19, 21, 24, 25, 26, 27 and 28 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 8, 2015) 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. ACH T �---• . =. ATT MEN 2. Los Altos Hills Pathway Committee FINAL (Approved 06/24/13 w/o amendments) Minutes of Meeting of Monday, May 22, 2013 1. ADMINISTRATIVE Chairman Eileen Gibbons called the meeting to order at 7:05 PM Members present: Weegie Caughlan, Ann Duwe, Eileen Gibbons, Vic Hesterman, Breene Kerr, Joseph Kleitman, Tim Warner, Sue Welch, Denise Williams Members absent: Nick Dunckel, Rachelle Mirkin Councilmember present: John Radford (CC liaison to PWC) Members of public present: Christopher Huang (Eastbrook Ventures) Michael Sego (13140 Avila Court) Art Kamangar (12030 Elsie Way) John Chen (2200 Page Mill Road) The agenda was approved as written. 2. COMMUNICATIONS FROM THE FLOOR None. 3. PROPERTY REVIEWS. The following properties was reviewed for pathway recommendations: A. Unknown Eastbrook address, 11768 Maedalena (Lands of Eastbrook Ventures LLC). The reason for pathway review is construction of a new residence. The developer (Huang) was present. The property is the parcel in the Nicholson subdivision closest to the I-280 exit ramp. Pathways on this subdivision have been discussed at multiple PWC meetings during the past 2 years. The assigned address will be 11768 Magdalena. The general consensus was that the subdivider has met pathway requirements by providing pathways easements and constructing pathways. The Planning Commission asked for an easement along Hale Creek from Dawson that cannot be blocked by fencing, landscaping, or other obstructions. Although no off-road path is required in this creek side easement at this time, it would provide valuable access to Dawson and should be considered for addition to the Master Path plan in the future. Ann Duwe moved that: 1) Town staff confirm that the easement along Hale Creek exists on 11768 Magdalena; and 2) the Town require the developer to reconstruct existing IIB pathways after construction. Breene Kerr seconded. The vote was unanimously in favor. B. 13140 Avila Court (Lands of Sego and Zhue). The reason for pathway review is construction of a new residence. The developer (Sego) was present. The property is at the end of Avila Court, a cul-de-sac off Elena Road that serves 5 parcels. The Master Path Plan includes an off-road pathway easement on the southern half of the western border of the parcel. This 10 -foot wide pedestrian -equestrian easement provides a connection between Elena Road (via Maple Leaf Court) to the Page Mill Road area (by way of Via Feliz). Joe Kleitman moved that the Town ask the owners of 13140 Avila Court for the pathway easement as shown on the Master Path Plan (on the western border of the parcel up to 27801 Via Feliz); and ask the homeowner to build a native path there. Ann Duwe seconded. The vote was 8 in favor, 1 opposed (WC; path redundant and obtrusive on this property). C. 12030 Elsie Way (Lands of Recurve Ventures). The reason for pathway review is construction of a new residence. The developer (Kamanger) was present. The property is on the northeast side of Elsie Way, a private cul-de-sac Concepcion Road that serves 3 parcels. The Master Path Plan does not show any off-road pathways exiting Elsie Way and no roadside paths exist along this cul-de-sac. Breene Kerr moved that Town request a pathway in -lieu fee from the developer of 12030 Elsie Way. Joe Kleitman seconded. The vote was unanimously in favor. D. 2210 Page Mill Road (Lands of Chen). The reason for pathway review is construction of a new residence. The developer (Chen) was present. The property is on the west side of Old Page Mill Road at the intersection with Gerth Lane and has frontages on both streets. Gerth is a private cul-de-sac; Old Page Mill Road is public. The Master Path Plan does not show any off-road pathways exiting Gerth lane and no roadside paths exist along this cul-de-sac. Matadero Creek runs along the Old Page Mill frontage and no roadside paths exist along this road. Old Page Mill Road has heavy bicycle traffic and the roadsides are FIna1PWC Min 13-0522 6/25/13 1 Los Altos Hills Pathway Committee Minutes of Meeting of Monday, October 28, 2013 ADMINISTRATIVE Chairman Joe Kleitman called the meeting to order at 7:05 PM Members present: Weegie Caughlan, Ann Duwe, Nick Dunckel, Eileen Gibbons, Breene Kerr, Joseph Kleitman, Rachelle Mirkin, Sue Welch, Denise Williams, and Bob Stutz (Associate Member) Members absent: Vic Hesterman, Tim Warner Members of public present: Curt Cline, Architect for 13140 Avila Court Julie Zhou and Mike Sego, owners of 13140 Avila Court) The agenda was approved as written. 2. APPROVAL OF MINUTES. Minutes from the September 23, 2013 meeting were approved with typos corrected. 3. PROPERTY REVIEWS. The following properties was reviewed for pathway recommendations: A. 26240 and 26238 Fremont Road (Lands of Red Orchid, LLC). The reason for pathway review is merging of the two lots and construction of a new residence. Neither the owner nor a representative was present. The parcels are on the south side of Fremont Road. The parcel at 26238 is adjacent to Fremont Road; 26240 is a flag lot south of 26238 with access to Fremont along a driveway on the western border. A IIB roadside path exists on the Fremont frontage of 26238, which was recently renovated as part of the Safe Routes to School project. The Master Path Plan does not show any off-road paths on or near the parcels. Sue Welch moved that the developer of 26240 and 26238 Fremont Road be asked to pay a pathway in lieu fee. Ann Duwe seconded. The vote was unanimously in favor. MONOB. 13140 Avila Court (Lands of Sego and Zhue). The owners of this parcel are requesting a re -review of their property. The PWC recommended at the May 2013 meeting that they grant a pathway easement along part of the western border of their property as shown on the Master Path Plan. The owners cited issues of privacy and possible confusion about the location of property line. The owners attended the September 2013 meeting to contest the recommendation. However, because the issue was not on the agenda, no action could be taken. At that meeting, Acting Chairman Gibbons told the owners they could either go directly to Planning Commission or return to the PWC to contest the recommendation. The owners and the architect have returned tonight to ask for a change in the recommendation. The PWC recommendation from May 22, 2013 was: The reason for pathway review is construction of a new residence. The developer (Sego) was present. The property is at the end of Avila Court, a cul-de-sac off Elena Road that serves S parcels. The Master Path Plan includes an off-road pathway easement on the southern half of -the western border of the parcel. This 10 foot wide pedestrian -equestrian easement provides a connection between Elena Road (via Maple Leaf Court) to the Page Alfill Road area (by way of Via Feliz). Joe Meitman moved that the Town ask the owners of 13140 Avila Court for the pathway easement as shown on the Master Path Plan (on the wester: border of the parcel up to 27801 Via Feliz); and ask the homeowner to build a native path there. Ann Duwe seconded. The vote was 8 in favor, I opposed (WC, path redundant and obtrusive on this property). The homeowners again cited concerns about privacy and that the PWC may be confused about the location of the property line. The PWC discussed the reasons for the request to reconsider the original recommendation and agreed that the location of the property line was clear and that no new information had been presented. Chairman Kleitman advised that a change in the committee's previous recommendation would require a motion to reconsider and that only a member who wished to change their vote on the original motion could make such a motion. No member introduced a motion to reconsider and therefore the previous recommendation stands. 4. NEW BUSINESS A. Complaints about Native Paths In Byrne Preserve. SW reported that residents have complained to the Open Space Committee about paths in Byrne Preserve and OSC is seeking advice from PWC. 1. Paths are being made too wide. OSC has received multiple complaints that the paths are being made wider every year. PWC discussed the status of paths in the preserve, the value of wider paths, and the lack of formal standards for native paths. The committee will review these standards at the November Minutes Draft 10-28-13.doc 1/22/14 My name is Mike, and together with my wife Julie, we would like to discuss the property at 13140 Avila Ct in Los Altos Hills. • i 1 «. .r M i � � t t. y.. .. i:�. ..,7Pi7ay 4�if s7[�t�i�kE.a sE,,k.u4cipIt '97 !r' This misunderstariding may have [ed the committee to have inaccurate information in making their decision. T 13140 Avila Ct t� 1 fNMfA SNL .Y 1.N T t i.W.M♦IC/A f+1'.�P.f yry�y[//.. 1 '� � .. NPTYB f1�NCrMtA14f .",�q•' q„aLam., � x• . '..// `�,..\�`-RJ ' +��IiMd40`<MAl MI Cf •..,N . fI1 ,1 +. n.p. NJ1/. 11M+pry y .MIN ~ '` +.� ` y �'• �� KASPAENT NPTO 0 FUTL W NUNNKRK I• `\• , .ice. `�., a: {i TJl+ • \ q•�'\ ,^ '.. \ ae ,ui. fan , Proposed Easeme nt t s_ t . � r e€':i.,yq �c4",«�i•(Itii./7�,-,l�e�i,dlM�l4.."rEa�'-n ,. ......3 ,.fi,-.. �6 •'n %r ,F -.. :....�f ... :..-t .. .x, s... .. ...- .v �a �, ..w'� i a:-:,.-Lw.;farw3.: -..,.. k .y:4�[df..-n.y..�,.>•.•aL.l: ;... ...--i,:.t�',r::� This is an understandable mistake, because the layout of the property is really quite confusing. I have prepared this presentation to help explain. 13140 Avila Ct NOT90 ran.,== EASEMENT NOTE HTE Of!NCHMAIW Fence separating properties First, some background. Here is a picture of Julie enjoying a picnic on our 2nd wedding anniversiary up at our property. The view of the western hills here is simply beautiful, and is among the top reasons we chose to purchase this property. -$", '1- 6 However, details like this are difficult: to appreciate when simply looking at a flat map of the area, so I'd like to talk you through everything from the beginning. 13140 Avila Ct k. nye �IUTP.P POKHNAFM6 .�•' .�n� �R ") .. yy�gyyp J1 rn'u r'��i1�*.t xl1�! f � •1 .\F41�Du,�W YnM��Iyir t.U�r. W14 �tri� •� � � ` Mw MY 4r•r,r>Y M ,WIr NPl1 YPWr• O•�,ti,1 `t),. "' EA6EMENT NOIF # WE 6EKWAIM 111 r � ',' T� �, � �:, • J,u I i e's .�- iW1000 Picnic 1� � J •r N � n Table Starting with the Master Plan, here is our property (in yellow). The line shown in blue is intended to one day create an off-road path connecting Maple Leaf Court to Via Feliz, behind our land. 2786 13490 Currently, none of the segments required for this connection exist as pathway easements, not a single one. 13490 50 I IJ I IJ Connection MAPLE LEAF It<�' 28010 2786 13201 In order for this to one day become an off-road path, one by one, at least 3 or 4 of these properties, in yellow, may need to come up for planning, and easements will need to be granted. � 13120 13100 28010 21673 27950 27890 27800 27810 27830 13160 27836 27840 2786 13490 �- _ 13140 `4L, 27830 /. / ti J0 27801 7827 ____ 27741 13115 27580 13466 MAPLE LEAF / 13201 �t{�� NNS 13114 13400 13432 13140 13130 13124 - 13112 - �'750 1° It is for that reason, when looking at map like this, that the pathways committee made a request for an easement. This proposed easement may seem to be in a small corner of our overall property when viewing a map like this... �y fi � 2 ` 27810 7800 1: 3 t 13140 ?7Rni P00 % i°. 13160 ...but showing a view with more detail, you can see that most of our property exists along a sloping hill with a driveway, and there is only one area, at the top of the hill, that is flat and suitable for building a house. 13140 Avila Ct MM IM M. r,wree �f Nc�M1ARK Avila Ct become5 a driveway that e Ati6MF.Nf H1►i: f 01k.IIENl.,11MAHk Oft h goes up a 4O ill 'f 1� c^A.d� .�• �` � r-y� kA. �.�"i'."' �� '�4'u y �•aufasa F.t "�'� ^��{ a "°�. At'b � +w' a6F,� e b oi a1 �X'�ly,,tYi�,�,.1, J ,,�J� ��5�� % +Pal�d9f:rf'.•S`R:i�•1�.r11��i.�+•.C.h.��G£.:.4Air•z!dd1`.sh+��'u{h�i'$3.�:.4•�?e..�dian•fi:4'�:34.:..!.(.�6Z1.."`:�`4Zt��i[�'41a��+k .hG The location where a house is currently located on the property is in a very similar position to the location where we plan to build our new home. It is the only reasonable location to build. A very important detail to note is that the location of the western property line is extremely close to the house. The property line is located directly at the retaining walls overlooking the western view. �. ik�«.1y.YH 'w..•�.� M.5lll,>ti:q ty Line w;. -I trr ' Looking out over the retaining walls here, you can see that about 20 feet down the hill, there is a fence separating our property from our neighbor's property located at 27801 Jia Feliz. This 'is critical to understand: The property line is not located at this fence, but is in fact located here, at the retaining walls. In the currently layout, there is a swimming pool here alongside the property line. Going back -to our picnic, Julie is actually seated here directly adjacent to the property line. In our future home plans, we intend to have outdoor furniture here so we can enjoy out -door dining overlooking the view. ". JIW ,:k So, looking again at that fence: we believe that when the pathways committee made their previous recommendation, some members of the committee thought the property line was at the fence... ...and so they thought they were requesting for an easement to be located here. However, given the actual location of our property line, we believe a mistake was made where the actual proposed easement runs directly through our living area. line) To illustrate this point, I have added an overlay to some photos, showing just how close the proposed pathway easement is. Here you can see the proposed pathway easement cutting directly through our picnic and into the current swimming pool. This easement is less than 30 feet from our home, and is directly on top of the most beautiful and important location on the property. It is just not reasonable to have a pathway this close, without any barrier to separate the path from the residence. Proposed iEafasernent And so, knowing that there was likely a misunderstanding at the time the easement was proposed, what can we do to move forward? 13140 Avila Ct "Oils OIAC•1MAf 19.7 ti EASPAENT HATE .. _.'. -. to .. ` `•4{� \\ �"$u.. Home._ S. 1' I We're not sure what all the options are, but what may make sense is to have a pathway easement located here, alongside the fence below our retaining walls. This is likely where the committee had intended for the easement to be located, as it naturally makes sense as a reasonable location for the path. 13140 Avila Ct MQUO M O'K, MAW IN NAMMWT molt 0-44i miwwc, Revised Vasement � Location Of course, despite being adjacent to our property and technically on "our side of the fence", this location is not a part of the 13140 Avila Ct land. It belongs to our neighbor below, at 27801 Via Feliz. It may not be possible to create this easement until this property comes up for planning. However, given that none of the segments of this overall path currently exist as easements, it will likely be many years before the entire path is connected. Given that the path is a long way off from this path being fully completed, it is unlikely to take longer to wait until we can connect this path the correct way, in a more reasonable location. WA him 11 ® lJ Ll U SER V ' ./ ,3 �j�-J■��/\��. {.,p. ��: t��1 ny ar��A�.�T t� ��yy0'�10 9• ��' r• � -1_ �r. �� F i1 rA s i ; /irk. lrJl r 11 U r �pyo�/YWoi Ir r r _ � Iru ��., r ra,/\a r ` r ,r r _ r r a aaa , ._` \ u. a aw au \w...\ � ,r• ° f ""e ra.0 nu .r, w s s ( as, ° a\ � .,/ r. r. r 'r \ as / ,w ra �" '��/) �� a,,, "u. � •r ,... �- ,r� %' n r. °4� \I z � .._. ! ,n• \ rr r r. � \ u. "I" "wl i rw .a. r. � _ us Town of Los Altos Hills Master Pathway Plan Offroad Pathwa Recommen s h y t tt : a � ``t ,, ,� is vim' t�: k ..a ,.' a/� i, l �a> o,,:;, , r'�.,{..air ':,�fi;f, � ,a�tk., �r, :?(a ��¢ :+ .,f;, '.� ii+rx:�.,. .,. >; •s, r ...,,,,, a }:, .� ^ �•• ;`�..: R� :.nr• t k �, 1 1 r�1 .7,: i ! ,�I',•i I,il I , ' , is Tow''Coun¢II • t .!f ,,,1- , .r ,.( ,,.• , . i,n��c t.,, z� r u1�: :1; a.. K r t, h ,t: �y ��+. ,I, k%f., ,,ii t'r++t f. �.itr�'. .t. y 'I �? t �a �{i tic x .l .. �j sol9h � i ;: .�:• , + r ,: ., _�,,�bR, rte �yrl'�;.ks ,�' 'i ,. .•qib h3. meh tionF l a)iur .,.t ! n. �; , n.. Recommend tion , a _ pn if t, �trJw„e1105 tr.r,+...� rr,, (Reason (MarO5L Reason i.. Reference, ,F;:. Uan{05 's!.+�'.'.(3rts. 1...",+?peniskl(rlDsl itiGlf .•.7 , ?-x. r.. t, Pr — ---- B2.8 Do not retain in MPP Redundant with Fran Stevenson path TOM" - for preferred route via 82.9/62.10. Avoid bi-secting newly combined lots 13432 & Ask PWC to restudy, to find 82.9 Do not retain in MPP Redundant with Fran Stevenson path Retain 13466 Retain, but stud optimal or better route — tts for preferred route via B2.9/B2.10. Avoid bi-secting newly combined lots 13432 & Ask PWC to restudy, to find B2.10 Do not retain In MPP Redundant with path A2.2 & B2.6A Retain 13466 Retain, but study optimal or better route Redundancy, Privacy to lot B2.11 Retain Connect Byrd Lane to Middlefork Ln & Maple Leaf Ct. Do not retain in MPP #13124 (3 sides) ,+ B2.12 Do not retain in MPP Obsolete. B2.13b Do not retain in MPP Topography too severe. Privacy. B2.13c Do not retain in MPP Topography too severe. Privacy. B2.13d Do not retain in MPP Topography too severe. Privacy. 132.14 Do not retain In MPP Redundant with path along Elena. 82.15 Do not retain in MPP Goes nowhere. CLQ O ATTACHMENT 5 FIRE DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 9.5032-1818 (408) 378-4010 • (408) 378-9342 (fax) v www.sccfd.org REVIEW No 13 1798 ... .. - BLDG I DEVELOPMENTAL REVIEW COMMENTS PERMIT No. Proposed new 9,784 square -foot split-level single-family residence with attached garage. 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 from, the Building .Department all applicable construction permits. Comment #2: Wildland-Urban Interface: This project is located within the designated Wildland- Urban Interface Fire Area. The building 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: 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 subcontractor(s) 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. 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 tha e gbameter of the sprinkler riser. :Section R313.2 as adopted and amended by LAHTC City PLANS SPECS NEW RMDL AS LAH ® ❑ ® ❑ ❑ OCCUPANCY SFR CONST.TYPE V -B AppllcantName ?' ? GLp'JRA co � FIRE FIRE DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) . www.sccfd.org DEVELOPMENTAL REVIEW COMMENTS PLAN REVIEW No. 113 ,1798 BLDG PERMIT No. 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 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). 2010 CFC Sec. 903.3.5 and Health and -Safety Code 13114.7 Comment #5: Emergency Gate/Access Gate Requirements: Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the .required width for emergency access roadways or driveways. Locks, if provided, shall be fire department approved prior to installation. Gates across the emergency access roadways/ driveways shall be equipped with an approved access devices. If the gates are operated electrically, an approved Knox key switch shall be installed; if they are operated manually, then an approved Knox padlock shall be installed. Gates providing access from a road to a driveway or other roadway shall be at least 30 feet from the road being exited. CFC Sec. 503 and 506 Comment #5: Fire Department (Engine) Driveway Turn -around Required: On Page L1.0, the required turnaround is illustrated in dashed lines, and includes a portion of the driveway. It is not noted if the entire surface within the dashed lines will be accessible and finished in a code -compliant all-weather driving surface. .Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside 'and 23 feet inside or as noted for such installations as shown in Fire Department Standard Details and Specifications D -l. Comment #6: 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 City PLANS SPECS NEW RMDL AS LAH ® ❑ ® ❑ ❑ OCCUPANCY SFR I CONST. TYPE V -B AppllcantName DATE Modern House 07/22/2013 PAGE 2 OFrL_f_J SEC/FLOOR SEE AREA 9784 SF LOADPROJECT DESCRIPTION Residential Development PROJECT TYPE OR SYSTEM Design Review NAME OF PROJECT SFR - SEGO & ZHUO LOCATION 13140 Avila Ct Los Altos Hills TABULAR FIRE FLOW 2750 REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 1500 BY Harding, Doug 150%a 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 LARA INS 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 -(408) 378-9342 (fax) - www.sccfd.org DEVELOPMENTAL REVIEW COMMENTS PLAN REVIEW No. 113 11 798 BLDG AppllcantName DATE Modern House 07/22/2013 PERMIT No. SEC/FLOOR SEE 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 AppllcantName DATE Modern House 07/22/2013 PAGE 3 OF[E SEC/FLOOR SEE AREA 9784 SF LOAD PROJECT DESCRIPTION Residential Development PROJECT TYPE OR SYSTEM Design Review NAME OF PROJECT SFR - SEGO & ZHUO LOCATION 13140 Avila Ct Los Altos Hills TABULAR FIRE FLOW 2750 REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 1500 BY Harding, Doug 1 5070 anized 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 COTTON, SHIRES ANIS ASSOCIATES, INC. CONSULTING ENGINEERS AND GEOLOGISTS TO: Nicole Horvitz Associate Planner TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, CA 94022 SUBJECT: Geotechnical Peer Review RE: Sego, New Residence 107-13-GD-ZP=SD 13140 Avila Court ATTACHMENT 6 May 7, 2013 L5202 RECEIVED MAy 0 TOWN OF LOS ALTOS HILLS At your request, we have completed a geotechnical peer review of the subject permit application for the proposed new residence and associated improvements using: Geotechnical Investigation (report) prepared by-Geoforensics, Inc., dated September 17,2012; • Architectural Plans (21 sheets, various. scales)' prepared by Modern House Architecture & Design, dated May 10, 2013; and • Grading, Drainage, Topographic and Erosion Control Pians (3 sheets, 20 -scale) prepared by Westfall Engineers. dated March2013. In addition.. we. have reviewed pertinent technical documents from our office files and completed a recent site reconnaissance. DISCUSSION The applicant proposes to remove the existing residence and pool, and construct a multi -story residence with two attached garages and guest wing. Some areas of the proposed residence will require excavation below existing site grade and construction of structural retaining walls as part of the proposed building walls. Provided earthwork quantities include 2,297 cubic yards of cut and 607 cubic yards of fill. Proposed project drainage includes a detention facility and a 75 -foot long energy dissipater. Access is to be provided from a modified driveway extending from Avila Court. Northern California Office 330 Village Lane Los Gatos, CA 95030-7218 (408) 354-5542 • Fax (408) 354-1852 Central California Office 6417 Dogtown Road San Andreas, CA 95249-9640 (209) 736-4252 • Fax (209) 736-1212 www.cottonshires.com Southern California Office 550 St. Charles Drive, Suite 108 Thousand Oaks, CA 91360-3995 (805) 497-7999 • Fax (805) 497-7933 Nicole Horvitz Page 2 SITE CONDITIONS May 7, 2013 L5202 The subject property is located on a northeast -facing slope. Natural slopes within the eastern portion of the property are steep (approximately 20 percent inclination). Previous site grading has resulted in a relatively level combination cut and fill building pad in the western portion of the property. Site fill materials up to approximately 6 feet in depth have been identified by the Project Geotechnical Consultant. The subject property is underlain, at depth, by sedimentary bedrock of the Santa Clara Formation. Exploratory borings encountered siltstone and claystone bedrock with variable amounts of sand and gravel. The site is located approximately 700 feet north of the mapped potentially active Monta Vista fault. CONCLUSIONS AND RECOMMENDED ACTION Proposed site development is constrained by existing artificial fill materials, areas of steep slopes, and strong seismic ground shaking. The project geotechnical consultant has investigated the site and provided geotechnical recommendations that are in general conformance with prevailing standards of geotechnical practice. Foundations for all site structures are to be extended into competent bedrock. However, site development plans have been revised since preparation of the referenced geotechnical report and the project currently includes significant fill placement, establishment of lower floor levels below existing site grades, and planned construction of a new pool. These design changes warrant supplemental updated geotechnical design criteria. Consequently, we recommend geotechnical approval of permit applications for proposed site development with the following conditions: 1. Geotechnical Update and Plan Review - The Project Geotechnical Consultant should evaluate current development plans and provide supplemental updated geotechnical design criteria (as needed) to address new improvements including a swimming pool, establishment of below grade lower floor levels, expanded fill placement and decommissioning of the exiting pool. The consultant should 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 and retaining walls) to ensure that their recommendations have been properly incorporated. The consultant should evaluate geotechnical design aspects of the drainage retention and discharge system. The results of the geotechnical update and plan review should be summarized by the geotechnical consultant in a letter and COTTON, SHIRES AND ASSOCIATES, INC. Nicole Horvitz Page 3 May 7, 2013 L5202 submitted to the Town along with other documentation 'for building permit plan -check. 2. Geotechnical Construction Inspections - The geotechnical consultant should 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. A final site inspection should be completed of project drainage improvements for conformance with geotechnical recommendations. The results of these inspections and the as -built conditions of the project should be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final (granting of occupancy) project approval. LIMITATIONS This geotechnical peer review has been performed to provide technical advice to assist the Town with its discretionary permit decisions. Our services have been limited to review of the documents previously identified, and a visual review of the property. Our 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. TOWN GEOTECHNICAL CONSULTANT Ted Sayre Principal Engineering Geologist CEG 1795 David T. Schrier Principal Geotechnical Engineer GE 2334 COTTON, SHIRES AND ASSOCIATES, INC. ATTACHMENT 7 E NV,, I RO IE• TlkltSDESIGN and PROTECTION COMMITTE TONN `� .................... .... .................................................................................................................. ..................................... ?Application for: .. .... . .............................................. ...... ........................................................................................ ................... ..................................... ......... . .................... -•---•---- --- •---•-....... ----- Applicant N T - ----- ................... ..................... Im .......... 1p ............................................................................................... ............................................... ........................................ --- -------- ............................................................................................... ?ARpiicant Address*': .... ....... .................................................. .0 ......... .............................................................................................................................................. Reviewed .�y: ...... ................ .................. ......... .... 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COMMENTS Site Impact rk g%hte-,L ID c5lhDui MCI-XIMU/n 4116%N. it............................................................. .............. kq-2.6 .................................................................................................... .. ....... ....................................................................................................................................................... ----------------------------------- ............................................................. ................................ ............................ .... .......... .... ..... .L!qhtlng ......................... 9. ..... ...-•--••••••• . ....... 6.. ) . j .;r .............. ................. . ................................................................. WG. - 46 ... v ........... U- .................................... ------ .... 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I I f P ATTACHMENT 8 TOWN OF LOS ALTOS HILLS PLANNING DEPARTMENT 26379 Fremont Road • Los Altos Hills, Californja 94022 • (650) 941-7222 • FAX (650) 941-3160 WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME MIQjAq ULIE ZHUO PROPERTY ADDRESS Vi�A + O RT CALCULATED BY _ DATE 1. DEVELOPMENT I `I 'V Existing (SQUARE F06— ) . Proposed A. House and Garag o Part 3. A.) 2,591 B. Decking C. Driveway and Parking a. 1st Floor 1,204 (TO BE DEMO) (Measured 100' along centerline) 3,590 D. Patios and Walkways 3,247 E. Tennis Court 0 F. Pool and Decking 742 G. Accessory Buildings (from Part B) 550 H. Any other coverage 151 TOTALS 10,871 sq. ft. Maximum Development Area Allowed - MDA (from Worksheet #1 2. TOTAL IMPERVIOUS SURFACE Existing (SQUARE FOOTAGE) Proposed (Additions/Deletions) 9,981 1,830 7,276 1,318 2,395 Total 9,981 1,830 7,276 1,318 2,395 22,800 sq. ft. 22,800 sq. ft. )�`� >2,sq.ft. Proposed x Total 2-Z 0 2, a a TOWN USE ONLY I CHECKED BY I DATE TOTALS 3. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total (Additions/Deletions) A. House and Garage a. 1st Floor 1,204 (TO BE DEMO) 3,925 3,925 b. 2nd Floor 1,190 (TO BE DEMO) 5,263 5,263 c. Attic and Basement 0 0 0 d. Garage 410 (TO BE DEMO) 793 793 B. Accessory Buildings a. 1 st Floor b. 2nd Floor c. Attic and Basement TOTALS2,804 (TO BE DEMO) 9,981 9,981 Maximum Floor Area Allowed - MFA (from Worksheet #1) 10,390 sgft. TOWN USE ONLY I CHECKED BY I DATE