CITY ATTORNEY (011-1500) (CONT)
CITY CLERK (011-1300)
MISSION:
The mission of the City Clerk program is to provide the residents of the Town, City Council and Staff with access to public records and to ensure all facets of agenda preparation, public meetings and municipal elections are conducted according to state law. The City Clerk is the liaison and public information officer between the public and the City Council. The Clerk also provides logistical support to Town committees. The City Clerk’s most important function is to promote openness in government by serving the people’s needs promptly and efficiently.
ORGANIZATION AND DESCRIPTION:
The Town of Los Altos Hills City Clerk program consists of one budget unit, staffed by a City Clerk and a Administrative Technician. The basic function of the City Clerk office is to provide administrative support for City Council meetings by preparing agendas, minutes, resolutions and ordinances, coordinate municipal elections, oversee and manage the vital records program, receive Fair Political Practices Commission filings, oversee updating and codification of the Municipal Code and assist the public, maintaining the permanent, non- permanent and historical records and respond to requests for public information in accordance with the Town’s records retention schedule and State Law. Additional duties include completing assignments designated by the City Manager and maintenance Committee minutes and memberships.
PROGRAM SUMMARY & MAJOR SERVICES:
• Council and City Manager Support – Facilitate the Council agenda process for the City Manager and Council in compliance with legal requirements
• Town Committee Support – Post agenda, send reminders, maintain attendance records, attend several meetings throughout the year, and assist in coordinating events by various committees • Elections Management – Oversee election contract with County in accordance with State law • Permanent Records Management – Coordinate and monitor Town permanent and non-permanent records and respond to requests for public information in accordance with state law • Public Information Officer – In coordination with the City Manager, issue press releases and utilize Rapid Notify to disseminate information to residents, along with responding to public records requests PROGRAM SUMMARY:
ACTIVITY
Measurement
Method 2019/20 2020/21 2021/2
1) Council and Committee
Support
a) Council meetings 100% 16 26 28
b) Timely publishing of
Council agenda (Friday
before meeting)
100% 100% 100% 100%
c) Volunteer dinner
• Event coordination &
under budget
• Mayor presentation
assistance
Yes
Yes
Yes
No
No
Yes
N/A
N/A
Yes
2) Town Committee Support No of
Committee
12/100% 14/100% 15/100%
3) Election/Appointment of City
Council
No of positions
filled 0 3 0
4) Permanent Records
Management
a) Public records request,
including subpoenas 102 110 95
b) Records (boxes) archived
per retention policy
Indexed /
Purged
52 12 In Progress
c) Form 700 oversight of all
relevant stakeholders 100% 100% 100%
d) Monitored and updated
the Town’s website as
appropriate, including
making Resolutions,
Ordinances and City
Council Minutes available
100% 100% 100%
5) Public Information Officer
a) Communication medium
used:
• Website
• Facebook
• Twitter
• Nextdoor
• Nixle
• Traditional mail
• Website
• Facebook
• Twitter
• Nextdoor
• Nixle
• Traditional mail
• Website
• Facebook
• Twitter
• Nextdoor
• Nixle
• Traditional mail
b) Participated in Emergency
Preparedness drills and
initiated Rapid Notify
alerts to CERT members
and Town residents as
needed
Yes Yes Yes
DEPARTMENT STAFFING:
The City Clerk manages an Administrative Clerk/Technician, and the labor distribution is as followed:
Position FTE City Manager City Clerk Committees Engineering City Clerk 1.0 0% 75% 25% 0%
Administrative Clerk/Technician 1.0 25% 25% 25% 25%
Total Full-Time Equivalent (FTE) 2.0 0.25 1.00 0.50 0.25 Precent Distribution 100% 13% 50% 25% 12%
DEPARTMENT GOALS AND ACCOMPLISHMENTS:
Town
Goal 2021-22 Accomplishments 2022-23 Goals Preservation of Current Quality of Life • Continue to provide excellent customer
service to Town residents, Town vendors,
Town third party partners, and all
interested parties
• Successful 2022 Election
Promote Sense of
Community
• Coordinate the 2020 Volunteer
Appreciation Gift
• Assist in other Town events, as applicable
• Assist the Mayor with Weekly Office
Hours Volunteer Dinner Presentation
• Continue to assist with quarterly
newsletter
• Coordinate a Volunteer Dinner in person in September 2022 • Work Directly with the Editor for the Our Town Newsletter
Town
Goal 2021-22 Accomplishments 2022-23 Goals Emergency Preparedness • Assist in other Town events, as applicable
• Actively attend County EOC briefings
• Actively attend County PIO Meetings
• Assist in other Town events, as applicable
• Actively attend County EOC briefings
• Actively attend County PIO Meetings
Risk
Mitigation
• Continue oversight of liability and
property claims and working with the
Town’s insurance administrator for speedy
resolution
• Continue oversight of liability and property claims and working with the Town’s insurance administrator for speedy resolution Transparency
• Switched Council Meeting Platforms for
Streaming and Agenda Management from
Granicus to CivicClerk
• Continue to manage public records
requests and provide timely responses
• Continue to administer electronic
scanning of Town documents utilizing
Laserfiche
• Oversee compliance with Town's
Retention Policy
• Assist in preparing City Manager’s Weekly Report
• Meet with Committee Chairs to standardize meeting and committee norms
• Prepare and Post Recaps after regular City Council meetings • Hold an annual City Council meeting with committees
Improve website
Preservation of Current Quality of Life
• Continue to provide excellent customer
service to Town residents, Town vendors,
Town third party partners, and all
interested parties
• Coordinate the 2021 Volunteer
Appreciation Gift
• Assist in other Town events, as applicable
• Prepare draft presentation for the 2021
State of the Cities luncheon
• Prepare Presentation for Council
Reorganization
Continue to assist the Mayor with office
hours
Council Identified Priorities
• Maintain public safety
• Employee Value Proposition
• Pathways
• Road Maintenance
• Community Engagement
• Code Enforcement
• Effectiveness & transparency of advisory
committees
• Facility and space needs assessment
• Sanitary sewer system district oversight
CITY CLERK (011-1300) (CONT)
BUDGET SUMMARY:
The City Clerk division is part of the General Administration. The City Clerk budget increased by 59%, $102,406. The personnel costs reduced by 3% even though the Administrative Clerk/Technician position is now a full-time employee. The allocation is spread amongst four different departments. The increased budget for project consultants is related to record management and storage, PRA software, and minutes record keeping doubled from the prior year. The record storage project is part of the 2022 City Council priorities. In the operation budget, funds are allocated for the election which includes 2 City Councilseats.
COMMITTEES AND COMMISSIONS (011-1700)
MISSION:
To build community consensus for proposals or projects; to review written materials; to facilitate a study of issues; to guide implementation of new programs to or regulate established programs; to assess the alternatives regarding issues of community concern and to ultimately forward these recommendations to the City Council for consideration.
ORGANIZATION AND DESCRIPTION:
The City Council has established 15 committees/commissions to review Town programs, projects and community issues. The Town of Los Altos Hills standing committees have been established by resolution with the exception of the Planning Commission and Senior Commission, which were established by ordinance. All standing committees consist of Town residents who are willing to share their expertise and enthusiasm to contribute to the Town’s direction and vision to make it a better place to live in.
PROGRAM SUMMARY & MAJOR SERVICES:
The Town has the following standing committees/commissions:
• Planning Commission
• Community Relations
• Emergency Communications
• Environmental Design and Protection
• Environmental Initiatives
• Finance and Investment
• History
• Technology
• Senior Commission
• Open Space
• Parks & Recreation
• Pathways
• Public Art
• Joint Community Volunteer Service Awards
• Youth Commission
DEPARTMENT STAFFING:
The Committees and Commissions do not have dedicated in-house staff. The City Clerk's Office and Parks & Recreation Department offers most of the support, total FTE is 1.28. Additionally, each committee has Council liaison who provide directions and staff support to complete research and analysis.
DEPARTMENT GOALS AND ACCOMPLISHMENTS:
Town
Goal 2021-22 Accomplishments 2022-23 Goals Preservation of Current Quality of Life • Continue Scan the Town’s existing historical files
• Continuing to inspect properties to be developed and
sending reports to planning staff concerning impact
on the neighborhoods.
• Working with the planning staff and Planning
Commission concerning our proposals to amend the
Town’s Fence Ordinance and the Tree Ordinance.
• Complete the contract, design, production and
installation planning phases for the major Artwork to
be installed on the approved Town site.
• Plan for a A TEDx program in Los Altos Hills, similar in structure to those organized by neighboring towns
and with a topic relevant to Los Altos Hills
• Complete Greenhouse Gas Inventory/Climate Action
Plan
• Installation of ALPRs
• Install and dedicate Town of Los Altos Hills art sculpture • Plan for a June 5, 2022 Town Picnic
• More communication with residents by Community
Relations Committee
• LAH Fiber Internet
• Computer Systems Support
• Support and work on beekeeping, fence and tree
ordinances
• Utilizing Prop 67 funds to create better recreational experiences.
Town
Goal 2021-22 Accomplishments 2022-23 Goals Promote Sense of Community • Continue to provide safe and informative public
events for residents
• Continue to analyze and provide input on
recreational programs and facilities
• Bring residents together to strengthen community
• Stay attuned to residents’ immediate and changing
needs
• Participate in Neighborhood Watch Program
• Historical walk on April 30, 2022
• Passage of Outdoor Lighting Policy
• Effective usage of pathway audit layer by the Pathways Committee and Staff
• Support Public Works as they strive to install pathways the City Council has funded (7 CIP projects)
• Systematically strive to keep the Master Pathways Plan and GIS audit layer up to date
• Fence setback policy
• Update SB 9 Ordinance and Revised ADU ordinance for
consistency with SB 9
Emergency Preparedness
• Work with the registered hams data base in the Los
Altos Hills Town and influence area to develop a
cohesive outreach to the licensed amateur radio
operators (“ham”) as well as develop outreach to
those who would like to earn their FCC license for
community or personal reasons.
• Coordinate the training and participation activities
with the Town’s Emergency Manager team guidelines
to ensure common objectives relative to town
emergency communications preparation in support
of both the town and the LAHCFD.
• Participate in Neighborhood Watch Programs
• Enhance preparation and coordination in drills through established schedule of drills
• Coordinate cross-agency volunteer training and further Disaster Preparedness by the Technology Committee build infrastructure to support town volunteer needs
Risk Mitigation
• Reviewing and reporting on opportunities to
integrate investment and benefit plan funding goals
by putting more long-term investments into
unfunded Pension Liabilities where rates of return
are significantly higher
• Maintain and update Reserves so management has a
more easily accessible picture of balances available to discretionary expenditures
• Reviewing and reporting on opportunities to integrate investment and benefit plan funding goals by putting more long-term investments into unfunded Pension Liabilities where rates of return are significantly higher
• Maintain and update Reserves so management has a more easily accessible picture of balances available to
discretionary expenditures
•
Transparency
• Review of the annual CAFR and the Annual Budget.
• Review of the annual CAFR and the Annual Budget.
COMMITTEES AND COMMISSIONS (011-1700) (CONT)
BUDGET SUMMARY:
The Committee & Commissions is a General Administrative department. The department budget increased by 32%, or $84,539, comparing to FY2021-22 Estimated Actual. The personnel costs increased to include 25% allocation of the full-time Administrative Clerk/Technician. The operation costs have increased to print the newsletter and general printing that must adhere to the SB1383 requirements and due to inflation.
COMMUNITY SERVICES GRANT (011-1600)
MISSION:
To provide financial incentive to certain community service non-profit organizations DESCRIPTION:
Annual budgetary appropriation of grant funding to be awarded to qualified community non-profit organizations.
PROGRAM SUMMARY & MAJOR SERVICES:
Every year, the City Council receives requests from community service agencies for grant monies to support programs that directly benefit the residents. In October 2015, the City Council identified four non-profit organizationsthat provides services and programs to all residents. These organizations include Community Health Awareness Council (CHAC), Friends of Deer Hollow Farm, Hidden Villa, and Los Altos Chamber of Commerce.
DEPARTMENT STAFFING:
There is minimum in-house support, primarily from Finance and City Council. 2020-21 ACCOMPLISHMENTS:
Commerce. American Rescue Plan Act funds were provided to CHAC, Hidden Villa, and Los Altos Chamber of Commerce. 2021-22 OBJECTIVES:
Continue financialsupport to CHAC, Community Services Agency, Friends of Deer Hollow Farm, Hidden Villa, and Los Altos Chamber of Commerce.
BUDGET SUMMARY:
The Community Services Grant is a General Administration department. The Division budget decreased by $152,381, a decrease of 62 percent compared to 2020-21 Estimated Actual. This decrease is from decreasing the financial support to Hidden Villa and Community Health Awareness Council (CHAC) to support for COVID-19 Pandemic response to design and execute health programs.
The Town has reverted back to the 2015 City Council approval of the five non-profit organizations that were approved in prior years. The North County Library Authority (NCLA) is currently passing 50% of their costs to the Town while the remaining portion is being supplemented by the City of Los Altos.
COMMUNITY SERVICES GRANT (011-1600) (CONT)
Byrne Preserve
GENERAL LIABILITY (011-1510)
MISSION:
To develop Town risk management and safety programs, policies, and procedures and ensure the Town's assets in order to minimize risk and costs.
ORGANIZATION AND DESCRIPTION:
The Administrative Services Director is the Town's official Risk Manager, a member of the PLAN JPA's Board of Directors and is assisted by the City Clerk in the daily operation of the programs and claims administration. The Town of Los Altos Hills is a member of PLAN JPA (Pooled Liability Annuity Network), a public agency insurance pool sponsored by PLAN which is comprised of 28 greater bay area municipalities, including the Town’s benchmark agencies Woodside, Portola Valley, Atherton, and Hillsborough. As a member, the Town purchases General Liability coverage of $5 million with an excess coverage of $10 million and Self-Insured Retention or deductible of $25,000 on liability claims per occurrence. Claims, and incidents that might develop into claims, are referred to PLAN for review and disposition. The Town also participates in PLAN’s property insurance program to provide property insurance of $1 million with a $5,000 deductible per occurrence for all Town owned facilities and capital equipment (vehicle, etc.). The Town also has Cyber Insurance with PLAN that provides $25 million claims. In addition, the Town carries a Public Officials Bond through the PLAN for key Town officials who are entrusted with Town funds.
PROGRAM SUMMARY & MAJOR SERVICES:
The program includes managing liability, property and auto claims, insurance programs, as well as developing risk reduction policies and procedures. The budget provides for the premiums as well as any settlements resulting from claims against the Town.
PROGRAM SUMMARY:
ACTIVITY
Measure
ment
Metho
d
2019/20 2020/21 2021/22
1. Claimsfiled
a. General liability (G/L) Open Cases 5 0 0
b. Workers Comp (W/C) Open Cases 0 0 0
c. OSHA's Form 300A Filing # of injuries 0 0 3
d. Loss Recovery $ 9,511 $10,000 $10,000
2. Risk Management & Mitigation
a. Wellness Grant (W/C)
• Grant Program $10,540 $12,286 $12,000
• Participants 100% 100% 100%
b. Risk mitigation (G/L) $3,000 $3,000 $3,000
c. Risk Management Framework and Operational
Best Practices program
Vehicle
Policy
Playground
Safety
d. Mandatory Training
• OSHA Training Yes Yes Yes
• Harassment Training (yearly) n/a Yes Yes
e. Ethics Training (All Employees, Council, Planning
Commission)
Yes Yes Yes
GENERAL LIABILITY (011-1510) (CONT)
DEPARTMENT STAFFING:
General Liability operations are jointly managed by City Clerk and Finance. City Clerk provides oversight of all new and ongoing claims. Finance manages the financial aspect of the claims as well as participates in board meetings for PLAN JPA and SHARP groups.
DEPARTMENT GOALS AND ACCOMPLISHMENTS:
Town Goal 2021-22 Accomplishment 2022-23 Objectives Risk Mitigation • Identify and reduce risks to the Town
• Process and handle liability claimsin a timely manner, so claim expenses and legal costs can be minimized
• Recovered costs from third party for damages to
Town property (“subrogation” cases)
• Implemented new Risk Management and Safety
policies and procedures
• Updated Risk Management Framework and
Operational Best Practices
• Continue to identify and reduce risks to the Town
• Process and handle liability claimsin a timely manner, so claim expenses and legal costs can be minimized
• Continue to seek recovery of costs third party.
• Implement new Risk Management and Safety
policies and procedures
• Work closely with PLAN JPA on updating Risk
Management Framework and Operational Best
Practices
BUDGET SUMMARY:
The General Liability Insurance is a General Administration department. The Division budget decreased by $21,570 or 6 percent compared to 2021-22 Estimated Actual. This decrease does not include a forecast in the liability settlements in the FY22-23 budget. The increase in projected insurance premium based on the draft actuarial for PLAN JPA, which includes cyber security. The preliminary budget for FY22-23 presented by PLAN had a decrease of 5% which didn’t include the excess liability, excess property, and excess cyber renewals that have not been finalized. The FY22-23 budget is a conservative placeholder and if it is necessary to increase the expense, it will be done at mid-year. General Liability operating cost, net of insurance proceeds and recovers is fully distributed to service departments.
Byrne Preserve Heritage Trees
GENERAL LIABILITY (011-1510)
Finance & Administration
FINANCE & ADMINISTRATION SERVICES (011-1400)
MISSION:
Provide overall management of the Town’s Administrative Services, execution of the Town’s administrative policies, and ensure the Town organization; including officials, management and staff receive high quality effective and efficient administrative support services.
ORGANIZATION:
The department is comprised of Administration, Finance, Debt Service, Human Resources, Community Services Grants Administration, and Risk Management (Worker’s Compensation & General Liability) functions.
DESCRIPTION:
The Administrative Services Department consists of four full-time employees including Administrative Services Director, Senior Accountant, Accountant, and an Accounting Technician.
The Administrative Services Department goals are to provide oversight and support ofthe Town’s organization including: timely and accurate financial transaction processing and reporting, provide services that effectively protect and maximize the use of Town resources for the good of the community; support workforce best practices and policies consistent with Federal, State and local mandates and regulations; and ensure implementation of safety policies and risk management best practices & procedures to mitigate the Town’s risk exposure.
MAJOR SERVICES:
The Town has the following standing committees/commissions:
• Project Management
• Contract Management
• Special Services
• Financial Planning/ Budgeting
• Accountability and Annual Financial
Reporting
• Disbursements
• Debt Service Administration
• Banking/cashiering/revenue/investment
mgt
Employee Relations
• On-line services & Resources
• Risk Management
• Business Registration
• Recruitment
• Payroll
• Annual External Audit Coordination
• Benefit Administration
Town Hall Donor Wall
FINANCE & ADMINISTRATION SERVICES (011-1400) (CONT)
PROGRAM SUMMARY:
ACTIVITY
Measurement
Method 2019/20 2020/21 2021/22
1. Maintain/Improve Operating Efficiency
a. Timely month-end close Average number of
days
32 32 32
b. Timely year-end close Prior fiscal year September September September c. Clean audit opinion Prior fiscal year Yes Yes Yes
d. GFOA Financial Reporting Award Yes Yes Yes
2. Transparency
a. Budget adoption by June 30 Following fiscal year Yes Yes Yes b. GFOA Budget Award -- Yes --
c. Annual Cash & Investment Report -- Yes Yes
d. Mid-Year Financial Update -- YEs Yes
3. Workload
a. Number of full-time equivalent employees and
contractors
Actual / Budget 3.0 / 3.6 3.0 / 3.6 3.0/4.0
c. Number of invoices processed 2,010 2,091 2,091
d. Number of payroll check issued 890 968
e. Number of journal entries 349 375
4. Recruitment Hire / Vacancy 3/4.2 3.8/2 8/1
5. Risk Management (See General Liability) -- -- --
DEPARTMENT STAFFING:
Administrative Services Department has a total of five staff positions that are distributed to various divisions and programs as follows:
Position FTE Finance Sewer
Administrative Services Director 1.00 100% 0%
Senior Accountant 1.00 98% 2%
Accountant 1.00 100% 0%
Accounting Technician 1.00 100% 0%
Total Full-Time Equivalent (FTE) 4.00 3.98 0.02
Percent Distribution 100% 99.5% 0.5%
DEPARTMENT GOALS AND ACCOMPLISHMENTS:
Town Goal 2021-22 Accomplishment 2022-23 Objectives Preservation of Current Quality of Life • Staff attended a variety of Government Financial
Officers Association (GFOA) courses on updates for
the GASB pronouncements.
• Update policies and procedures and provide cross
training for succession planning.
Emergency
Preparedness
• Staff attended a variety of Government Financial
Officers Association (GFOA) courses on updates for
the GASB pronouncements.
• Update policies and procedures and provide cross
training for succession planning.
Transparency
• Staff attended a variety of Government Financial
Officers Association (GFOA) courses on updates for
the GASB pronouncements.
Update policies and procedures and provide cross
training for succession planning.
Risk Mitigation
• Staff attended a variety of Government Financial
Officers Association (GFOA) courses on updates for
the GASB pronouncements.
Update policies and procedures and provide cross
training for succession planning.
BUDGET SUMMARY:
The Finance and Administration division is included in the General Administration. The Finance and Administration expenditures budget increased by $165,105 or 21 percent compared to 2021-22 Estimated Actual. The increase in personnel costs is due to the City Council approval to convert the .60 budgeted position to a full-time position. The professional services for audit services have increased the expenditures based on current agreements in place. The contract services have reduced by eliminating the temporary help for the Accounting Technician position that will be filled in fiscal year 2022-23. Increases to bank fees has caused the budget to increase from the prior year.
FINANCE AND ADMINISTRATION (011-1400) (CONT)
Entrance to Town Hall
TOWN CENTER (061-1480)
BUDGET SUMMARY:
The Town Center is an internal service fund division. Internal Service Fund expenditures are allocated to various departments and accounted for within “Allocations Out”. The Division budget increased by $229,734 an increase of 37 percent compared to 2021-22 Estimated Actual. The increase is for engaging a new vendor for IT Services with Eaton & Associates, computer system maintenance, updating the cost of software subscriptions accounts, and phasing out the desktops to laptops with docking stations for staff has increased the budget in expenditures. Upgrading the technology is part of the 2022 City Council priorities.
Public Safety
POLICE SAFETY (011-2100)
MISSION:
To work in partnership with Town departments and the community to protect life and property and improve the quality of life of all residents.
ORGANIZATION:
The Town contracts with the County of Santa Clara Sheriff’s Office for law enforcement services including regular patrols, responses to emergency and 911 calls, investigative services and specialized law enforcement services as needed. Animal control services are contracted through the City of Palo Alto.
PROGRAM SUMMARY & MAJOR SERVICES:
The Santa Clara County Sheriff's Office and Palo Alto Animal Services are dedicated to the preservation of public safety by providing innovative and progressive service in partnership with the Los Altos Hills community, and to protect animals and promote their humane treatment.
Santa Clara County Sheriff Department
PROGRAM SUMMARY:
Activity
Measurement
Method 2018/19 2019/20 2020/21
1. Santa Clara County Sheriff
a. Average response time
• Priority 1 calls Actual / Target 6.62/9 4.08/9 4.60/99 • Priority 2 calls Actual / Target 12.32/14 10.40/14 10.45/14 • Priority 3 calls Actual / Target 17.26 / 25 14.20/25 13.66/25 b. Crime related activities
• Number of calls 89 74 52
• Category with most calls Identity Theft,
Forgery, Fraud
Residential
Burglary
Residential
Burglary
c. Traffic related activities
• Number of calls 744 1159 548
• Category with most calls Other Citations Other Citations Other Citation d. Community Outreach/Education Yes Yes Yes
2. Palo Alto Animal Services 355 341 361
3. Emergency Preparedness meeting – To
update emergency policy, case studies, etc.
12 10 10
DEPARTMENT STAFFING:
The Town contracts with Santa Clara Sheriff's Office for law enforcement services and City of Palo Alto for animal control services. There is no in-house staff allocated to this department. The traffic safety services from Santa Clara County Sheriff's Office and utilizing Citizen's Option for Public Safety grant for these services.
Santa Clara County Sheriff Department
POLICE SAFETY (011-2100) (CONT)
DEPARTMENT GOALS AND ACCOMPLISHMENTS MATRIX
Town Goal 2021-22 Accomplishment 2022-23 Objectives Preservation of Current Quality of Life and Risk Mitigation • Activated three Neighborhood Watch Groups in
Town
• Educated the Town through a virtual crime
prevention forum
• Utilized COPS funding from the county to
provide law enforcement services
• Continue to provide orientations to
neighborhood groups that want to be a part of
the Neighborhood Watch Program
• Hold the first “Coffee with a Sheriff” monthly
workshop event
• Continue to utilize COPS funding to
provide supplemental law enforcement
services
Emergency
Preparedness
• Patrolled the streets of Los Altos Hills
throughout the pandemic
• Continued to assist in fingerprinting services
for all disaster workers - Town Staff and
volunteers
• Stay current on emergency trainings from
FEMA and CalOES
• Participate in the Town evacuation drill
Transparency
• Provided weekly and monthly reports on sheriff
services sent out to the community as part of
the City Manager’s Report
• Attended City Council meetings and presented
public safety reports for the Town
• Continue to provide detailed weekly and
monthly reports of sheriff services
BUDGET SUMMARY:
The Police Administration is approximately 18% of the Town-wide expenditure budget. The budget increased by 30 percent, $555,069 from the estimated actual of FY2021-22. Amongst other things, the additional expense includes a 6% increase in cost for services from the previous year, as well as $35,500 cost of substation for the FY2022-23.
POLICE SAFETY (011-2100) (CONT)
Santa Clara County Sheriff Department at Gardner Bullis Elementary School
ANIMAL CONTROL (011-2150)
BUDGET SUMMARY:
The Animal Control is a division of Public Safety. The budget increased by 39 percent, $24,407 from the estimated actual of FY2021-
22. The increase cost includes a 5% CPI adjustment for the Animal Control contract services.
CITIZENS PUBLIC SAFETY PROGRAM (COPS) (021-6100)
BUDGET SUMMARY:
The Citizens Public Safety Program’s estimated actual for FY 2021-22 falls short of the FY21-22 adopted budget due to there being $450,000 allocated for an additional full-time deputy on the Sheriff’s Office, which was ultimately not pursued by the Town in the fiscal year. However, following discussions with the Sheriff the Council has alternatively approved of $150,000 supplemental overtime deputy work the “peak hours” of the night (5:00pm – midnight) five days a week for the entire FY2022-23.
The 2022-23 budget cycle includes the Town’s Automatic License Plate Reader (ALPR) camera system, which costs $120,000 annually.
Additionally, the Emergency Manager Consultant contact was moved from the City Manager’s Office and placed here. That contract has been budgeted at $90,000 for FY2022-23.
Planning & Building
PLANNING ADMINISTRATION (011-3100)
MISSION:
The mission of the Planning and Building Department is to provide professional, courteous, and efficient service to the public, ensure that new development complies with local, state, and federal land use and environmental regulations, and guide the physical development of the Town in a manner that is consistent with the goals and values of the community.
ORGANIZATION AND DESCRIPTION:
The Department is comprised of Planning, Building and Code Enforcement Operations. Under the Direction of the Planning and Building Director, the Department consists of seven full-time regular employees and one part-time employee.
Planning & Code Enforcement Division Building Division
Planning and Building Director (1 FTE)
Principal Planner (1 FTE)
Associate Planner (1 FTE)
Assistant Planner (1FTE)
Administrative Clerk/Technician (1 FTE)
Code Enforcement Office (contract)
Building Inspector (1 FTE)
Building Technician (1 FTE)
PROGRAM SUMMARY & MAJOR SERVICES:
The Planning Division is responsible for long range planning regarding growth and development of the Town. Long range planning involves the preparation, maintenance and implementation of the Town’s General Plan and Municipal Code. Planning is also responsible for the administration of the Town’s Zoning and Site Development Codes which involves the review and processing of all site development and zoning applications, use permits, environmental reviews (CEQA compliance), and code enforcement. The Building Division is responsible for plan checking, inspection and permitting to ensure life safety, as well as quality control on building activity within the Town.
Major Services:
• Site development and Zoning permit review
• Building permit review and inspections
• Municipal Code maintenance
• General Plan administration
• Code enforcement
• Town Hall public information/permit counter
• Records retention and file management
• Planning Commission and City Council support on
development and land use matters and Municipal Code
amendments
• Intergovernmental relations: MTC, LAFCO,
SCVWD, BAAQMD, SCCAPO, MTC/ABAG
• Grant applications
• Emergency planning-EOC planning function
• Committee liaison: Environmental Design and
Protection, Environmental Initiatives, History, Open
Space and Pathways
• State housing and land use legislation monitoring
The David and Lucile Packard Foundation, Taaffe House Apricot Orchard
PLANNING ADMINISTRATION (011-3100) (CONT)
PROGRAM SUMMARY:
ACTIVITY
Measurement
Method 2019/20 2020/21 2021/22
1. Planning Applications April thru March
a. Applications Submitted 259 339 333
b. Applications Approved 217 289 268
2. Building Permits April thru March
a. Permits Issued 574 543 605
b. Permits Finaled 394 364 412
c. Total Valuation $45,449,930 $48,170,417 $88,441,457
d. Inspections Completed 2,089 2,296 2,401
e. Phone Calls Fielded 3,832 3,595 4,960
3. Code Enforcement April thru March
a. Cases Opened 113 107 94
b. Cases Resolved 88 94 159
ACTIVITY 2019/20 2020/21 2021/22
4. Code Updates and Special Projects
a. Completed • ADU Ordinance and
Permitting Policy Update
• Town Hall Addition
SD/CUP
• New Wireless
Communications Facilities
Ordinance
• Reach Codes
• 2019 Building and Fire
Code Updates
• Section R337 Residential
Building Code Adoption
• Master Path Plan Update
• User Fee Study and Fee
Schedule Update
• GIS Base Map and
Pathway Layer Update
• ADU Ordinance and
Permitting Policy Update
• La Paloma-Robleda OffRoad Path - CEQA MND
• Ravensbury Island
Annexation
• Updated Appeals Process
Ordinance
• Phase 1 Town Hall
Addition - Construction
Documents and Bid
• Phase 2 Town Hall
Addition - Design and
Development Plans
• GHG Emission Inventory
Update
• GIS Pathway Layers and
Public Portal Update
• ADU survey completed
• Adopted SB9 Urgency
Ordinance
• New SB9 application and
handout
• Adopted Outdoor Lighting
policy update
• Housing Element RFP and
consultant contract completed
• Facilitated two (2) Joint
Planning Commission and City
Council meetings for Housing
Element
• Completed Phase 1 Town Hall
Addition
• Annual Progress Report for the
General Plan and Housing
Element sent to HCD and OPR
b. In Progress • Town Hall Addition
(Phases 1 and 2)
Construction Documents
and Contractor Bids
• Tree Protection
Ordinance Update
• Ravensbury Island
Annexation
• Outdoor Lighting Policy
• Short-Term Rental
Licensing Process
• Master Path Plan Policies
Update
• Update and Expand GIS
Map Layers
• ADU Survey
• Phase 2 Town Hall
Addition - Construction
Documents
• Reestablish Wildland
Urban Interface (WUI)
• Update Master Path Plan
Policies
• Adopt an Outdoor
Lighting Policy
• Update and Expand GIS
Pathway Easements Layer
• Housing Element Update
process – community
workshops, sites inventory,
and preparation of draft
document
• Safety Element – coordination
with the County, technical
studies, and preparation of
draft document
• Update Zoning Code (clean up
text, remove antiquated
sections)
• Review of city permitting
processes and permit fees for
electrification conversions
PLANNING ADMINISTRATION (011-3100) (CONT)
DEPARTMENT STAFFING:
Planning and Building has a total of eight staff positions that are distributed to various divisions and programs as follows:
Position FTE Planning
Commission
Committees Planning Building Code
Enforcement
Pathways Town
Center
Planning Director 1.00 5% 5% 52% 25% 10% 3% 0%
Principal Planner 1.00 0% 1% 80% 10% 2% 7% 0%
Associate Planner 1.00 0% 1% 93% 5% 1% 0% 0%
Assistant Planner 1.00 0% 1% 93% 5% 1% 0% 0%
Building Inspector 1.00 0% 0% 0% 95% 5% 0% 0%
Building Technician 1.00 0% 0% 0% 94% 1% 0% 5%
Administrative Clerk/Technician 1.00 5% 5% 30% 15% 0% 0% 45% Total Full-Time Equivalent (FTE) 7.00 0.10 0.13 3.48 2.49 0.20 0.10 0.5 Percent Distribution 100% 1.4% 1.9% 49.7% 35.6% 2.9% 1.4% 7.1% Pathway behind Pinewood
PLANNING ADMINISTRATION (011-3100) (CONT)
DEPARTMENT GOALS AND ACCOMPLISHMENTS:
Town
Goal 2021-22 Accomplishments 2022-23 Goals Maintain Quality of Life & Community Character • Contract with Michael Baker International for
preparation of the Housing Element Update executed on
October 21, 2021
• Completed ADU rent survey
• Adopted amendments to the Outdoor Lighting Policy
on March 3, 2022
• Completed Town Hall Addition Phase 1 construction
• Adopted Town’s Climate Action Plan
• Housing Element - Adoption by the City Council and
certification by the Department of Housing and Community Development (HCD)
• Amend the zoning code
• Adopt permanent SB9 Ordinance
• Create SB330 application form
• Rezoning of RHNA sites and adopting development standards for multi-family housing
• CEQA for Housing Element
Simplify city permitting processes and reduce permit fee for electrification conversions
Promote Public Safety
• Executed contract with Michael Baker International to initiate Safety Element
• Established processes and protocol to share
information with the community, manage
construction activities, and maintain permitting
services during COVID-19 pandemic
• Code Enforcement Officer from CSG responded to
code enforcement complaints and resolved long
standing open cases and closed old files
• Adoption of the Safety Element by the City Council
• Participate in emergency preparedness planning and
training opportunities
• Continue to implement processes and protocol to share information with the community, manage construction
activities, and maintain permitting services during COVID-19 pandemic
• Continue to focus on prompt response times to code
compliance matters
• Continue to engage a part-time consultant (24 hrs./week) to oversee and manage code compliance issues and complaints Increase Effective Service Delivery &
Governance Emergency Preparedness
• Improved engagement with residents and neighbors
on site development projects with virtual meetings
and additional online resources
• Created webpage for Housing Element update and SB
9 • Updated existing forms and added new handouts to
the website
• Maintained in-person public counter (outdoor) at
Town Hall during Covid-19 Pandemic
• Updated Planning website to include Fast Track/Site
Development Hearing agendas, project plans,
including video recordings of the meetings and
conditions of approval documents
• Completed update of the Town’s GIS Base Map, which
included additional information about pathways and
pathway easements
• Continue to engage residents and neighbors on site
development projects
• Continue to improve checklist and other forms of
communications to inform new residents and interested
developers of Town planning and building codes
• Continue to maintain daily public counter hours and staff prioritization of customer service
• Implement additional public access portals and continue to make improvements to the Planning and Building websites • Work with advisory committees to improve effectiveness and transparency
• Develop additional handouts with Planning and Building fee information
• Update Town’s GIS Base Map to include recorded maps
and other easements
PLANNING ADMINISTRATION (011-3100) (CONT)
BUDGET SUMMARY:
Planning Department revenue and expenditures are anticipated to come in below the budgeted amounts for Fiscal Year 2021-22.
Revenue projections for FY21-22 were estimated conservatively due to the unknowns related to Covid-19. In addition, spending on personnel and contract services was less than anticipated. However, application activity remained strong in FY21-22 resulting in additional revenue from development projects and less from the General Fund.
The Planning Department’s FY2022-23 revenue is projected to be similar to FY21/22 estimated actuals based on the volume of applications received. In addition, the transition from deposits to flat fees in April 2020 has made Planning revenue more predictable.
The projected FY22-23 budget includes an increase in contractual services from the actual FY21-22. This includes various consultant services that help with the review of development projects, including geologists, CEQA, etc. Additionally, because of a variety of state laws pertaining to housing, including SB 9, the department has projected to use the services of the City Attorney that cannot be billed to the applicants/homeowners.
PLANNING ADMINISTRATION (011-3100) (CONT)
COST RECOVERY:
The Planning Department’s cost recovery target is set at 90 percent for its fee-related services (i.e. processing of zoning and site development permits). However, due to the nature of the Planning Department’s activities and tasks, which often serve to support larger community-wide objectives such as ordinance updates (accessory dwelling units, SB 9, and appeals process), Housing Element administration, State legislation monitoring and special projects (Housing Element, Safety Element etc.), the Department’s overall cost recovery rate is much lower than its recovery rate for fee related services. In order to improve the tracking of Departmental revenue and more closely align revenues and expenses within the same fiscal year, in April 2020, the Department shifted from a deposit-based fee collection system and transitioned to flat fees. This transition made Planning revenue more predictable. In addition, the use of flat fees has reduced the overhead costs associated with the administration and processing of deposits.
PLANNING COMMISSION (011-3110)
BUDGET SUMMARY:
The Planning Commission is a five-member body that acts in an advisory capacity to the City Council and reviews and acts on land use, planning and development applications. The annual compensation for a Planning Commissioner is $1,200 and the Commission meets once a month. Costs to operate and support the Planning Commission are generally stable, with minor increases year to year. Due to the transition from in-person to virtual meetings during the Covid-19 Pandemic, along with other related changes and lower expenses related to commissioner training, the Commission’s expenditures for this past Fiscal Year are anticipated to be significantly below projections. However, in anticipation of a return to more regular operations and in-person meetings for this upcoming year, budget projections are aligned with pre-pandemic assumptions, including the training budget to ensure that the commissioners have an opportunity to receive appropriate training and education.
CODE ENFORCEMENT OPERATIONS (011-3120)
BUDGET SUMMARY:
Code Enforcement Operations is a service that is administered by the Planning Department and overseen by the Planning and Building Director. The primary expenditure is related to the contract for a part-time code enforcement officer who works an average of 24 hours per week. In addition, Planning, Building, and Public Works staff are routinely involved in the evaluation and resolution of code enforcement cases and provide support to the part-time code enforcement officer. While there is occasional revenue generated through fines and penalties, the overarching goal of Code Enforcement is to ensure that the quality of life is maintained through adherence to the Municipal Code and prompt response to complaints and issues when they arise. In prior years, code enforcement costs were accounted for within Planning and Building operations. However, to provide greater transparency and understanding about the full costs to support Code Enforcement Operations, a separate account to track code enforcement related expenditures was established in FY2020-21.
Code Enforcement expenditures were lower than expected in FY 21-22. However, code enforcement activity is anticipated to increase as more post-Pandemic activities resume, so maintaining a 24 hours of weekly code enforcement officer would be essential. The projected FY22-23 budget is based on the hourly rate of the contract code enforcement officer’s time.
BUILDING OPERATIONS (011-3200)
BUDGET SUMMARY:
Building Department expenditures are coming in higher than projected due to very strong permit and construction activity, and departmental expenses are coming in as anticipated. The Department uses a consultant for plan review services, resulting in a significant increase in the cost for contractual services due to the strong permit volume. In addition, due to unavailability of the Senior Building Inspector position, the department had to use consultant services for all building inspections.
Revenue projections for FY21-22 were estimated conservatively due to the unknowns related to the Covid-19. However, permits activity exceeded the permit activity from the previous two years. The department is anticipating that the volume of building permits in FY22-23 will be the same or slightly higher than FY21-22.
The projected FY22-23 budget is slightly lower (-15%) than the estimated actual FY21-22. In FY21-22, the department extensively used consultant services for plan reviews and building inspections services. The department is projecting that in FY22-23 the use of consultant services might be slightly less than FY21-22 with the hiring of the building inspector.
BUILDING OPERATIONS (011-3200) (CONT)
COST RECOVERY:
The Building Department’s cost recovery target is set at 90 percent. The target for all Building fees and operations is full cost recovery.
To ensure that fees assessed do not exceed 100 percent cost recovery, the permit fees were adjusted to achieve a cost recovery of 90- 95 percent. This assumption was used when the fee schedule was updated in April 2020.
Given that the purpose of cost recovery is to collect sufficient fees to offset the staff costs to provide services for the duration of the permit life, it is crucial to understand the permitting process and how and when the fees collected cover the staffing costs to review, process and inspect a given permit. Building permit fees are collected in advance, at initial application submittal and then at building permit issuance. However, the staff time that is covered by the payment of fees when a building permit is issued takes place months and years later, with fees collected in one fiscal year not being fully spent until later fiscal years. This is because a new single-family residence or major renovation in the Town can take 2-3 years to complete. A typical building permit process is as follows, with initial plan review occurring years before the final inspection:
Building plan reviewed by
third party consultant
(billing occures when permit is
issued not progress payment)
Building Administrative
process and collect rest of the
fee
Inspection phase begin (per
code an inspection is required
every 6 months and at preset
phase of construction)
Revised plan review may
occur, with additional fees
collected
Final inspection
(release of deposit as
applicable)
Parks & Recreation
RECREATION ADMINISTRATION (011-1000)
MISSION:
The department develops, implements and evaluates recreational programs, activities and events for youth, adults and seniors.
Coordinates and supervises recreational uses of Purissima Park, Town Riding Arena and Westwind Community Barn.
DESCRIPTION:
Under the City Manager's direction, the department comprises two full-time employees, Sr. Community Services Supervisor and Recreation Specialist. Department staff oversees part-time seasonal staff throughout the year, community events, recreation programs, community outreach, independent contractors, Purissima Park, janitorial services for Town facilities, and works closely with Westwind Community Barn Concessionaire.
PROGRAM SUMMARY & MAJOR SERVICES:
The Parks and Recreation Department performs a variety of assignments including the development, promotion, and management of Town community events, facilities and recreation programs.
Major services include:
• Community events
• Bi-Annual Activity Guides
• Manages vendor contracts for parks and recreation services • Community Outreach on social media, website, and email marketing • Works with Public Works on maintenance for Purissima Park and Westwind Community Barn • Manages contract with Los Altos/Los Altos Hills Little League and Westwind Community Barn Concessionaire • Schedules facility use for Town Hall and Purissima Park • Performs Notary services
• Liaison to Community Relations, Parks & Recreation Committees, Youth and Senior Commissions • Emergency logistics, EOC function
• Other duties as assigned
PROGRAM SUMMARY:
ACTIVITY Measurement Method 2019/20 2020/21 2021/22
1. Recreation program
a. Fee Based Classes/Camps April - March 110 (64)25 53
b. Fee-Based Participants April - March 430 197 346
c. Free Programs April - March 81 (65)8 56
d. Total Programs April - March 191 (129)33 109
2. Events (20)12 11 17
a. Shred Event # Households 54/11=165 110/154=264 85/128=213 b. Guess the Pumpkins Weights # Attendees 104 entries 98 Entries d. Virtual Holiday Barn Lighting #Attendees 916 views
e. COVID Testing Appointments at Town Hall # Attendees 4,000+ 1441**
3. Notarial Acts FY 115 173 207
a. Appointment 48 82 100
4. Field Rental (excludes Little League) FY
# of Bookings 20 208 98
RECREATION ADMINISTRATION (011-1000)
ACTIVITY Measurement Method 2019/20 2020/21 2021/22
Total Hours Rented 112 784 395.5
Revenue $5,600 $25,135 $15,680
4. Westwind Barn Operations FY
a. Summer Camp Registrations 136 96* 139
b. Town's Summer Camp Revenue $16,717 $11,400 $17,600
(scheduled but not held due to COVID-19)
*Limited by Health Restrictions
**Limited due to Phase 1 Council Chambers construction
DEPARTMENT STAFFING:
The Parks and Recreation Department has a total of 2.05 staff positions and are distributed to various divisions as follows:
Position FTE Committees Parks & Recreation Westwind Barn Senior Community Services Supervisor 1.00 35% 40% 25%
Recreation Specialist 1.00 15% 85% 0%
Seasonal Part-time Assistant 0.05 0% 5% 0%
Total Full-Time Equivalent (FTE) 2.05 0.50 1.30 25%
Percent Distribution 100% 24% 63% 12%
DEPARTMENT GOALS AND ACCOMPLISHMENTS:
Town
Goal 2021-22 Accomplishments 2022-23 Goals Preservation of Current Quality of Life • Provided community events and activities throughout
the year for all ages
• Continue to pivot from virtual/in-person for the
changing community needs with COVID-19
• Provided the following in-person community events:
Drive Thru Shred Events, modified Pathways
Run/Walk self-challenge, Car Show, Adult Softball
Game, Hoedown,
• Increase usage of Open Spaces, Pathways and Parks,
and Field Rentals
• Deliver monthly community events/activities while adhering to current guidance
• Enrich the lives of residents
• Promote positive customer service
• Complete Prop 68: Purissima Park Snack Shack Improvement Project, which will result in an ADA complaint community space • Conduct Town Surveys for a Facilities Needs Assessment Emergency
Preparedness
• Continue to use Nixle and social media to
disseminate information
• Strengthened number of Community outreach during
COVID-19 through posting more frequently, updating
website
• Continue working with PIO team to disseminate information to the community
• Attend trainings for Logistics
• Promote CERT and PEP trainings for the community
Risk Mitigation
• Completed Annual Inspections on Playground and
Outdoor Fitness Equipment
• Ensured all contractors have the Town added as
additional insured and contracts updated
• Attended monthly SCC Directors meetings, statewide
roundtables, D4 contracts, OARS, webinars regarding
COVID-19, guidance, and trends
• Continue to follow, encourage, and promote COVID guidance • Continue Playground and Outdoor Fitness Equipment annual inspections.
• Ensuring all contractors have the Town added as additional insured and contracts updated
BUDGET SUMMARY:
The Recreation Administration estimated actual for FY2021-22 increased by roughly $47,00 of the adopted FY21-22 budget majority due to the Q1 and Q2 Step Down Allocation and instruction and training that staff could attend but didn’t anticipate this expense due to the pandemic. The Recreation Administration Division has increased its budget for FY2022-23 by 29% or $197,774 compared to 2021-22 Estimated Actual. This is mainly due to the increase from the town center and step down allocations. This budget also includes training and instruction not present in the FY2021-22 budget. The Recreation Administration expenditures include all staff time for City Council priorities like community events, Town Community Surveys, improving communication with staff, council, and communication while increasing transparency, and continued emergency prep.
Town
Goal 2021-22 Accomplishments 2022-23 Goals Transparency • Made updates to the website, social media, print
material, and email marketing materials.
• Answered community questions and concerns.
• Utilized Recreation software: CivicRec
• Assist and promote with updating the City Manager Weekly Report.
• Work with community to answer questions and/or concerns • Posting Town Survey Results
.
Council Identified
Priorities
• Fire Safety Plan/Emergency Preparedness: Provided
consistent messaging and public education for
residents regarding safety mitigation measures.
• Committees/Volunteers to strengthen effectiveness
and leveraged the use of volunteers.
• Parks needs assessment: addressed through the
budget process.
• Encouraged community engagement through
Committees/Commissions, programs, activities, and events. • Complete Town Surveys to understand resident priorities • Improve Contract Management: Review and renew Victoria Dye Equestrian Agreement
• Continue Emergency Prep: update training
• Consider Improvements to Town Facilities: improve services to community
•
RECREATION ADMINISTRATION (011-1000) (CONT)
Town Picnic
RECREATION PROGRAMS (011-4110)
BUDGET SUMMARY:
The Recreation Program estimated actual for FY2021-22 falls roughly $41,000 short of the adopted FY21-22 budget due to many programs still being impacted by the COVID-19 Pandemic, Phase 1 Construction of the Council Chambers, and a focus to include more non-fee based programming with existing partnerships. With the Council Chamber Phase 1 construction completed and COVID guidelines loosened, staff anticipates more vendor payments for courses resulting in an increase in expenditures of $19,362 from the estimated actuals in FY2021-22 to FY2022-23. Below expenses are the independent contractor split of the fee-based class.
SPECIAL EVENTS (011-4120)
BUDGET SUMMARY:
Due to COVID-19, community events continued to be modified in FY2021-22 budget to actuals were close as many of the community events were able to occur throughout the year. Community Events were identified as a City Council priority in 2022 to increase the social capital of the Town. An increase of $60,000 from the FY2021-22 estimated actuals to FY 2022-23 budget results from the return of in-person events to the pre-COVID levels. The rise in budget results from the increasing charges for services/vendor costs, and additional events. The budget is inclusive of the following community events:4th of July Parade, Adult Softball Game, Movie Night, Hoedown, Touch a Truck, Trick or Treating at Town Hall, Guess the Pumpkin’s Weight, TEDx, Barn Lighting, Music Concert, Teen Movie Night, Hoppin’ Hounds, Leadership Conference, two Shred Events, Earth Day Celebration, Pathways Run/Walk, and the Town Picnic.
PARKS (RENAMED FROM FIELD RENTALS) (011-5100)
BUDGET SUMMARY:
The estimated actual for FY2021-22 falls roughly $13,000 short of the adopted FY21-22 budget due to housing keeping, pest control and allocation reductions. FY2022-23 staff is anticipating an increase from the FY2021-22 actuals due to an increase in water costs, tree maintenance, and signage projects for Byrne Preserve and Purissima Park. This account reflects Purissima Park and Edith Park expenses.
WESTWIND COMMUNITY BARN (011-5300)
BUDGET SUMMARY:
Westwind Community Barn is a 15-acre property owned by the Town of Los Altos Hills and managed by Concessionaire Victoria Dye Equestrian (VDE). VDE operates the boarding facility and provides instruction. The funding source is Charges for Services; VDE pays the Town 25% of lesson gross revenue. Additionally, the Town collects payment for VDE Riding Camps. The Contractual Services is the VDE 75% split of Camp gross revenue the Town collects and includes VDE concessionaire services approved by the City Council in April 2020 and will be up for renewal in April 2023. The 2021-22 budget fell short of $12,000 to the projected actuals due to arena maintenance and footing costs and increased water costs. Staff anticipates a $43,000 growth from FY2021-22 estimated actuals to the FY2022-23 budget due to VDE increasing class sizes and recommissioning the solar system, water, and landscaping costs.
Public Works
ENGINEERING (011-3300)
MISSION:
To effectively manage the Town’s public infrastructure for the benefit of all users and to provide support to other Town departments.
ORGANIZATION:
The Public Works Department is comprised of engineering and maintenance staff providing support to other departments and overseeing the Town’s public roads, storm drain system, and sewer system.
DESCRIPTION:
The Public Works Department is responsible for major capital projects as well as maintaining, inspecting, and reviewing construction and repairs associated with the Town of Los Altos Hills’ municipal infrastructure. The department is headed by the Public Works Director/City Engineer.
PROGRAM SUMMARY & MAJOR SERVICES:
The department provides support for private development projects, code enforcement issues, Town events, review and response of resident issues, management of the Town’s capital improvement projects, and oversight and maintenance of the Town’s infrastructure and assets.
PROGRAM SUMMARY:
GOALS/OBJECTIVES
Measurement
Method 2019/20 2020/21 2021/22
1. Capital project management
a. In progress
• Design phase 6 7 19
• Construction phase 2 2 5
b. Completed 4 3 3
2. Public right-of-way maintenance
a. Pathways Linear miles (LM) 65 65 65
b. Annual tree survey # of trees inspected 418 338 111
• Sudden Oak Death spraying in
Byrne Preserve
# of trees 238 238 238
c. Streets LM / PCI 61/80 62/80 62/80
d. Sewer LM 34 34 34
3. Permit review Total # 111 178 50
a. Sewer LM 16 45 45
4. Los Altos Hills Connect APP # of service requests
(April to March)
115 147 281
Westwind Community Barn
ENGINEERING (011-3300) (CONT)
DEPARTMENT STAFFING:
The Public Works Department has a total of ten staff positions and are distributed to various divisions as follows:
Position FTE
CommitteePlanningBuildingEngineeringParks & RecreationDrainageStreetPathwaySewerTown CenterCorp YardFleets Public Works Director/City Engineer 1.00 10% 10% 5% 20% 0% 0% 10% 20% 25% 0% 0% 0% Utilities Manager 1.00 5% 10% 5% 15% 0% 10% 10% 10% 25% 0% 10% 0% Assistant Engineer (1) 1.00 0% 0% 0% 25% 0% 10% 15% 50% 0% 0% 0% 0% Assistant Engineer (2) 1.00 0% 0% 0% 40% 0% 0% 0% 0% 60% 0% 0% 0% Associate Engineer 1.00 0% 30% 15% 20% 0% 10% 10% 15% 0% 0% 0% 0% Maintenance Superintendent 1.00 0% 0% 0% 0% 10% 10% 20% 20% 10% 10% 10% 10% Maintenance Worker III (1) 1.00 0% 0% 0% 0% 10% 15% 15% 30% 10% 5% 5% 10% Maintenance Worker III (2) 1.00 0% 0% 0% 0% 10% 15% 20% 30% 10% 5% 5% 5% Maintenance Worker II 1.00 0% 0% 0% 0% 25% 15% 20% 15% 10% 5% 5% 5% Maintenance Worker I 1.00 0% 0% 0% 0% 10% 15% 20% 30% 10% 5% 5% 5% Total Full-Time Equivalent (FTE) 10.00 0.15 0.50 0.25 1.20 0.65 1.00 1.40 2.20 1.60 0.30 0.40 0.35 Percent Distribution 100% 1.5% 5% 3% 12% 6.5% 10% 14% 22% 16% 3% 4% 3.5% DEPARTMENT GOALS AND ACCOMPLISHMENTS:
Town
Goal 2020-202 Accomplishments 2021-22 Goals Maintain Quality of Live and Community Character • Completed the 2021 Pavement Rehabilitation and
Drainage Improvement Project
• Completed surveys for Summerhill Pathway, Byrne Park
Plunge, and Edgerton Road Pathway
• Completed Town-wide herbicide spray for roadside
pathways and native path to fight the Stinkwort growth
• Completed environmental review for La Paloma/Robleda
Pathway
• Completed design for Altamont Plunge Pathway
• Opened the existing unofficial pathway from East to West Sunset to the public, added signage, and performed
pathway maintenance where needed
• Completed repairs and added pathway delineation for the Fran Stevenson pathway on Lupine Rd
• Continued to work with Pathway Committee to identify
and develop new pathway projects
• Improved pathway delineation and signage for the Saddle Court pathway
• Complete the 2022 Pavement Rehabilitation and
Drainage Improvement Project
• Secure all permits and start construction for Page
Mill/Matadero Creek erosion project
• Complete design and construction for Summerhill
Pathway Phase 2 project
• Complete construction for Fremont Redwood Grove
• Complete construction of Altamont Plunge Pathway
• Complete design and construction of La Paloma/Robleda Pathway
• Complete design and construction of Page Mill from
Lupine to Via Feliz Pathway
• Complete design and construction of Byrne Park Plunge • Complete design and construction of Edgerton Road
Pathway
• Complete Town-wide herbicide spray for roadside
pathways and native paths to fight the Stinkwort growth • Construct and rehabilitate pathways throughout the
fiscal year as approved by the City Council
• Establish a new three-year contract for Open Space
Stewardship and Education.
Promote
Public Safety
• Retained consultant to design El Monte Fire Station
Undergrounding project and prepare Town-wide utility
undergrounding feasibility study
• Completed construction for the 2020 Sanitary Sewer
Repair and Replacement project
• Complete El Monte Fire Station Undergrounding project and Town-wide utility undergrounding feasibility study
• Complete construction for the 2021 Sanitary Sewer
Repair and Replacement project
BUDGET SUMMARY:
Engineering Administration’s work includes capital improvement management, development review, site inspections, contract management, public inquiry research and support of other Town departments and citizen committees. The Engineering budget increased by 15%, or $147,526, as compared to FY21-22 estimated actual. The Engineering department used contract services to fill the vacancies. In addition, the department engaged CSG to assist with project management of various engineering projects. The operating expenses includes the implementation of a new workorder system to replace SeeClickFix and other engineering subscriptions, such as, Auto CAD 3D, and forestry software. With the department being fully staffed, reducing the contract services and not engaging professional services for project management projects the budgeted expenses for FY22-23 has been reduced to reflect those changes.
Town
Goal 2020-202 Accomplishments 2021-22 Goals
• Completed design and construction for 2020 Road
Rehabilitation project, except Dezahara Way. Dezahara
way will be paved after the sewer improvement project
is completed
• Continued to work with County and other stakeholders on the completed the construction of the interim bicycle
improvement for Page Mill Road near I-280
• Continued to work with Caltrans to repave I-280 within Los Altos Hills limits, Construction started on February 13, 2020
• Continued to notify and guide residents for street trees identified with problems
• Extended sewer operation and maintenance contract with West Bay Sanitary District
• Completed Town-wide tree inspection on highly used
roadways and pathways, park, and Byrne Preserve
• Complete design and construction for 2021 Road
Rehabilitation project
• Continue to work with Caltrans to repave I-280 within Los Altos Hills limits. Estimated completion date is
November 2021
• Continue to notify and guide residents for street trees identified with problems
• Execute a new long-term contract with WBSD or another qualified contractor for sewer operation and
maintenance
• Complete Town-wide tree inspection on highly used
roadways and pathways, park, and Byrne Preserve
Increase Effective
Service Delivery &
Governance
• Completed the sanitary sewer rate study
• Continued discussions with CPA and LA on the sewer
usage evaluation
• Continued to provide Public Works – City Engineer weekly activity report
• Complete sewer usage evaluation with City of Palo Alto and Los Altos
• Continue to provide Public Works – City Engineer weekly activity report
Council Identified
Priorities
• Initiated El Monte Fire Station Utility Undergrounding project and Town-wide utility undergrounding feasibility study
• Provided routine pathway maintenance and LAH-Connect
service request throughout Town pathway systems
• Prepared potential private street list to public street • Continued the sewer special district process with West Bay Sanitary District
• Initiated El Monte Fire Station Utility Undergrounding project and Town-wide utility undergrounding feasibility study
• Provided routine pathway maintenance and LAH-Connect
service request throughout Town pathway systems
• Prepared potential private street list to public street • Continued the sewer special district process with West Bay Sanitary District
ENGINEERING ADMINISTRATION (011-3300) (CONT)
SEWER (048: CAPITAL, 051: OPERATION) (CONT)
BUDGET SUMMARY:
The Sewer Fund is the Town’s only enterprise fund and staff manage sewer contracts, develop sewer capital programs and other longrange planning documents, as well as responding to sewer related service requests and emergencies.
The sewer budget for 2022-23 is expected to increase from $2.9M to $4.1M This is based on an increase in sewer treatment costs and RWQP capital projects, it is also due to increase on the Town Capital budget from $.5M to $1M. The increase in capital expense is due to backlog of repairs, the goal is to address the worst areas in a period of five years, this will result in a smaller number of overflows and help to maintain the current maintenance levels. If not performed future maintenance efforts would have to be increased.
The Sewer Fund is fully supported by sewer service charges to residential and non-residential customers and sewer connection fees assessed on new connections added to the sewer system. In FY21-22 both the sewer connection fees, and sewer rate fees were updated to meet the Town’s long-term sewer enterprise funding needs. These funding needs include supporting operations and capital improvements to the Town’s infrastructure. As a result, the FY22-23 sewer service charge rate will continue to be $1,643 per main unit of service. In addition, each ADU sewer service charge is 50% of the main unit of service charge.
The Sewer Utility’s expenditures vary from year to year depending on the timing and scope of the capital improvement projects the Town undertakes. The sewer 5-year plan has been updated with a list of projects identified using the data provided by the CCTV inspections conducted by the contractor. Also included in the 5-year plan are capacity analysis project identified by the Sewer Master Plan Update. These changes along with increased treatment costs resulted in budget increase of 41%, or $1,191,274, as compared to FY21-22 estimated actual.
Los Altos Hills Sewer Manhole Replacement Project
SEWER (048: CAPITAL, 051: OPERATION) (CONT)
STORM DRAIN OPERATION (011-4500)
BUDGET SUMMARY:
Storm drain program manages drainage repairs and ongoing maintenance, and provides administration, monitoring, and reporting for the Storm Drain system. The Storm Drain operations expenditures budget increased by $43,099 or 15 percent compared to 2021-22 Estimated Actual. With the limited staff we were not able to fully execute the project as expected. The requirements to manage the program remains the same and the projected budget reflects that need.
STREET OPERATIONS (011-4600)
BUDGET SUMMARY:
The staffing allocation has been adjusted to be 1.4 FTE, or 2,912 hours annually, this is a decrease of 330 hrs. and reflects the current efforts our maintenance team spends on this program to manage ongoing roadway maintenance and operations, which includes crack sealing and roadside tree maintenance in the public street right-of-way. The slight increase in budget from the FY22 to FY23 is primarily due to the slight increase in staffing costs.
PATHWAY OPERATIONS (011-4740)
BUDGET SUMMARY:
The staffing allocation for FY21-22 has been adjusted to be 2.2 FTE, or 4,576 hours annually. This is an increase of 330 hrs., and reflects an increased workload for the program, to manage on-going pathway maintenance, new pathway capital projects, and resident and Pathway Committee support. The Pathway Operation’s budget has been increased by 30%, or $161,329 as compared to the FY21-22 estimated actual. This increase is primarily related to an increased budget for personnel both in-house and contract services to support the design and construction of multiple pathway projects that have a higher degree of complexity than a typical pathway project, and projected additional services and supplies to support the program.
CORPORATION YARD OPERATIONS (061-4300)
BUDGET SUMMARY:
Corporation Yard Operations is an internal service fund division, expenditures are allocated to various departments and accounted for within "Allocations Out". The division budget increased by $75,008 or 74 percent compared to 2021-22 Estimated Actual, primarily due to vacancies being filled, additional contract services for janitorial services and projected higher cost of services and supplies. The landscaping costs, safety gear, training, tools, tablets for the maintenance crew and fuel cost have also increased due to inflation. The FY2021-22 Estimated Actuals were $46K less than the FY2021-22 adopted budget because the required training was not completed and tools and equipment were not purchased or upgraded as predicted. Going forward the training, tools and equipment will be completed and purchased.
VEHICLE OPERATIONS (061-4400)
BUDGET SUMMARY:
Vehicle Operations (Fleets) is an internal service fund division. Internal Service Fund expenditures are allocated to various departments and accounted for within "Allocations Out." The Division budget increased by 18%, or $15,381, as compared to the FY2021-22 Estimated Actual. Increased costs are for projected higher cost of repairs and fuel for next year, and additional higher personnel allocations due to filled vacancies.
Funding Source
Prior
Appropriations
Balance as of
3/31/2022
Fiscal Year
2022/23
Budget
Fiscal Year
2023/24
Budget
Fiscal Year
2024/25
Budget
Fiscal Year
2025/26
Budget
Fiscal Year
2026/27
Budget
Total Project
Funding
CIP/General Fund 5,148,301 2,318,697 901,812 724,843 555,600 512,700 10,161,953 ARPA Fund 250,000 1,216,650 252,260 - - - 1,718,910
Cell Tower Rental 15,418 50,000 50,000 50,000 50,000 50,000 265,418 Drainage in-lieu 267,983 540,000 40,000 40,000 40,000 40,000 967,983 Gas Tax - 188,000 195,300 205,100 215,400 226,200 1,030,000 Little Leauge 30,000 - - - - - 30,000
Measure B - 186,019 195,300 205,100 215,400 226,200 1,028,019 Pathway Fund 762,067 335,000 325,000 325,000 325,000 325,000 2,397,067 Prop 68 Parks Grant 183,098 - - - - - 183,098
Rule 20A 4,628,583 - - - - - 4,628,583
SB1 Funds - 130,000 169,800 178,300 187,200 196,600 861,900 Sewer User Charges 1,076,351 1,170,350 1,050,000 950,000 950,000 1,150,000 6,346,701 Street Encroachment Fees - 146,000 153,300 161,000 169,100 177,600 807,000 SVCE Grant 50,228 - - - - - 50,228
TDA 19,438 - - - - - 19,438
Vehicle Registration Fees SB 83 - 58,100 61,000 64,100 67,300 70,700 321,200 Westwind Barn Capital - 90,000 20,000 20,000 20,000 30,000 180,000 Total $ 12,431,467 $ 6,428,816 $ 3,413,772 $ 2,923,443 $ 2,795,000 $ 3,005,000 $ 30,997,498 FISCAL YEAR 2023-2027 CAPITAL IMPROVEMENT PROGRAM FUNDING SOURCES Attachment 2.d
Project # Project Name Funding Sources
Prior
Appropriations
2022/23
Budget
2023/24
Budget
2024/25
Budget
2025/26
Budget
2026/27
Budget Total
TR4169 Byrne Preserve Restoration CIP $ 68,732 $ 94,620 $ 96,512 $ 98,443 $ - $ - $ 358,307 410209-23 Cable System CIP $ - $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 250,000 CIP $ 193,141 $ - $ - $ - $ - $ -
Rule 20A $ 4,628,583 $ - $ - $ - $ - $ -
SVCE Grant $ 50,228 $ - $ - $ - $ - $ -
ARPA Fund $ 250,000 $ - $ - $ - $ - $ -
CIP $ 276,000 $ 300,000 $ - $ - $ - $ -
410220 Housing Element-CEQA CIP $ 310,991 $ 400,000 $ - $ - $ - $ - $ 710,991 CIP $ 45,821 $ 81,896 $ - $ - $ - $ -
Prop 68 Parks Grant $ 183,098 $ - $ - $ - $ - $ -
Little Leauge $ 30,000 $ - $ - $ - $ - $ -
410213 Civic Center Improvements CIP $ 2,544,806 $ - $ - $ - $ - $ - $ 2,544,806 410221 Townhall EV Charging Stations CIP $ 200,000 $ - $ - $ - $ - $ - $ 200,000 410217 Undergrounding Utilities Feasiblity
Study
CIP $ 217,211 $ - $ - $ - $ - $ - $ 217,211
New Broadband ARPA Fund $ - $ 800,000 $ - $ - $ - $ - $ 800,000 New Council Chambers HVAC CIP $ - $ 70,000 $ - $ - $ - $ - $ 70,000 New Corp Yard Locker Room CIP $ - $ - $ 130,000 $ - $ - $ - $ 130,000 ARPA Fund $ - $ 100,000 $ - $ - $ - $ -
CIP $ - $ 50,000 $ - $ - $ - $ -
New Heritage House Renovation CIP $ - $ 400,000 $ - $ - $ - $ - $ 400,000 New Purissima Park Improvement Program
(Field & Facility Improvements)
CIP $ - $ 70,000 $ 40,000 $ 30,000 $ - $ - $ 140,000
New Street Sign Replacement CIP $ - $ 14,000 $ 15,000 $ 15,000 $ 15,000 $ - $ 59,000 New Technology Miscellaneous CIP $ - $ 100,000 $ - $ - $ - $ - $ 100,000 New Town Hall Furniture & Space Upgrade ARPA Fund $ - $ 250,000 $ - $ - $ - $ - $ 250,000 ARPA Fund $ - $ - $ 142,260 $ - $ - $ -
CIP $ - $ 40,000 $ - $ - $ - $ -
TOTAL $ 8,998,611 $ 2,820,516 $ 473,772 $ 193,443 $ 65,000 $ 50,000 $ 12,601,342 New Water Well Purissima Park $ 182,260
410215 Concession Stand at Purissima Park $ 340,815
New Corp Yard Site Improvements $ 150,000
FISCAL YEAR 2023-2027 PROPOSED CAPITAL IMPROVEMENT PROGRAM SUMMARY
INFRASTRUCTURE
410216
El Monte Fire Station Undergrounding
Project $ 4,821,724
410218 Generator Replacement & Electrical
Panel Upgrade $ 876,228
Project # Project Name Funding Sources
Prior
Appropriations
2022/23
Budget
2023/24
Budget
2024/25
Budget
2025/26
Budget
2026/27
Budget Total
427909 Edgerton Road Plunge Pathway Pathway Fund $ 41,147 $ - $ - $ - $ - $ - $ 41,147 427903 Fremont to Redwood Grove Pathway Fund $ 15,400 $ 10,000 $ - $ - $ - $ - $ 25,400 427906 La Paloma/Robleda Pathway Pathway Fund $ 228,377 $ - $ - $ - $ - $ - $ 228,377 427913-23 Misc Pathway Pathway Fund $ - $ 325,000 $ 325,000 $ 325,000 $ 325,000 $ 325,000 $ 1,625,000 427912 Page Mill from Lupine to Via Feliz Pathway Fund $ 59,556 $ - $ - $ - $ - $ - $ 59,556 Pathway Fund $ 417,587 $ - $ - $ - $ - $ - $ 417,587
TDA $ 19,438 $ - $ - $ - $ - $ - $ 19,438
TOTAL $ 781,505 $ 335,000 $ 325,000 $ 325,000 $ 325,000 $ 325,000 $ 2,416,505 Gas Tax $ - $ 188,000 $ 195,300 $ 205,100 $ 215,400 $ 226,200 $ 1,030,000 SB1 Funds $ - $ 130,000 $ 169,800 $ 178,300 $ 187,200 $ 196,600 $ 861,900 Vehicle Registration Fees
SB 83 $ - $ 58,100 $ 61,000 $ 64,100 $ 67,300 $ 70,700 $ 321,200 Drainage in-lieu $ - $ 40,000 $ 40,000 $ 40,000 $ 40,000 $ 40,000 $ 200,000 Street Encroachment
Fees
$ - $ 146,000 $ 153,300 $ 161,000 $ 169,100 $ 177,600 $ 807,000 Measure B $ - $ 186,019 $ 195,300 $ 205,100 $ 215,400 $ 226,200 $ 1,028,019 General Fund $ 407,123 $ 608,181 $ 570,300 $ 531,400 $ 490,600 $ 462,700 $ 3,070,304 467227 East Sunset Drive Roadway Widening General Fund $ 569,976 $ - $ - $ - $ - $ - $ 569,976 TOTAL $ 977,099 $ 1,356,300 $ 1,385,000 $ 1,385,000 $ 1,385,000 $ 1,400,000 $ 7,888,399 Drainage in-Lieu $ 267,983 $ 500,000 $ - $ - $ - $ - $ 767,983 General Fund $ 314,500 $ - $ - $ - $ - $ - $ 314,500
TOTAL $ 582,483 $ 500,000 $ - $ - $ - $ - $ 1,082,483
Sewer User Charges $ 1,076,351 $ 1,170,350 $ 1,050,000 $ 950,000 $ 950,000 $ 1,150,000 $ 6,346,701 ARPA Fund $ - $ 66,650 $ - $ - $ - $ - $ 66,650
TOTAL $ 1,076,351 $ 1,237,000 $ 1,050,000 $ 950,000 $ 950,000 $ 1,150,000 $ 6,413,351 Cell Tower Rental $ 15,418 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 265,418 Westwind Barn Capital $ - $ 90,000 $ 20,000 $ 20,000 $ 20,000 $ 30,000 $ 180,000 ARPA Fund $ - $ - $ 110,000 $ - $ - $ -
CIP $ - $ 40,000 $ - $ - $ - $ -
TOTAL $ 15,418 $ 180,000 $ 180,000 $ 70,000 $ 70,000 $ 80,000 $ 595,418 GRAND TOTAL $ 12,431,467 $ 6,428,816 $ 3,413,772 $ 2,923,443 $ 2,795,000 $ 3,005,000 $ 30,997,498 New Westwind Community Barn Water
Well $ 150,000
FISCAL YEAR 2023-2027 PROPOSED CAPITAL IMPROVEMENT PROGRAM SUMMARY
WASTEWATER
SEWER
487918-23 Annual Sewer Rehabilition
WESTWIND BARN
437307-23 Westwind Community Barn
Improvement
ANNUAL ROAD REHABILITATION PROGRAM
467226-23 Annual Pavement Rehab and Drainage
Improvement
STORM DRAIN
467209 Matadero Creek Erosion
PATHWAYS
427902 Summerhill Pathway
RESOLUTION __
A RESOLUTION OF THE CITY COUNCIL OF THE TOWN
OF LOS ALTOS HILLS APPROVING THE FY 2022-23
SALARY SCHEDULE
WHEREAS, the City Council of the Town of Los Altos Hills approved the FY 2022-23 Budget by way of Resolution xx-22 on June 16, 2022; and
WHEREAS, the California Public Employees Retirement System (CalPERS) requires that the governing board of each participating agency approve the agency’s salary schedule on an annual basis; and
WHEREAS, the City Council of the Town of Los Altos Hills now desires to increase the salary ranges by 5.0%, effective July 1, 2022; and
WHEREAS, Attachment 1 reflects increases of 5.0% to the top and bottom of the range for each position except the City Manager’s, for which the salary is set by contract; and WHEREAS, this is not a cost of living adjustment and pay increases will continue to be determined through the performance review process;
NOW THEREFORE, the City Council of the Town of Los Altos Hills does hereby resolve to approve the FY 2022-23 Salary Schedule.
The above and foregoing Resolution was passed and adopted by the City Council of the Town of Los Altos Hills at a special meeting held on 16thth of June 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
By:
George Tyson, Mayor
ATTEST:
Deborah L. Padovan, City Clerk
Attachment 3
TOWN OF LOS ALTOS HILLS June 16, 2022
Staff Report to the City Council
SUBJECT: APPEAL OF THE PLANNING COMMISSION IMPOSED CONDITIONS
OF APPROVAL OF A SITE DEVELOPMENT PERMIT FOR PROPERTY
LOCATED AT 12869 LA CRESTA DRIVE – FILE #APL22-0002
FROM: Areli Perez, Assistant Planner
Sofia Mangalam, Planning Director
APPROVED: Peter Pirnejad, City Manager
RECOMMENDATION: That the City Council conduct a hearing on the appeal, consider all evidence and testimony, and deny the appeal and uphold the Planning Commission’s decision.
BACKGROUND
The subject property is located on the west side of La Cresta Drive and is adjacent to the Purissima Hills Water District tank site (see Figure 1). The 1.27 acre property is at the top of the ridgeline with an average slope of 26 percent, with certain areas of the property exceeding 30 percent slope.
There is an existing slope easement along the eastern property line facing La Cresta Drive, as stated on Tract Map No. 2062, the purpose of the slope easement is to allow for any cut or fill of the slope or any structure necessary to construct and maintain the street or driveway.
Figure 1: 12869 La Cresta Drive Source: Google Maps
On September 6, 2018, the Planning Commission approved a Site Development Permit (File #SD18-0001) to demolish a partially constructed residence (originally approved at a Fast Track Hearing on April 03, 2007) and construct a new 4,949 square-foot residence with 5,984 squareAGENDA ITEM #6.C P.P.
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foot basement and 1,180 square-feet of bunker area, an indoor pool, related hardscape improvements, and exterior building lighting. The owner of the subject property at the time was different from the current property owner. The application was approved with conditions. It shall be noted that, as voted upon and issued by the Planning Commission, condition of approval #3 included that “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….” . The conditions of approval for the new residence project (File #SD18-0001) are included as Attachment #4.
On August 24, 2021, the new owner/applicant applied for a Site Development Permit for the landscape screening for the subject property. Based on condition of approval #3 for the main residence, the permit was scheduled for Planning Commission’s review.
On May 12, 2022, a public hearing meeting was held to review the application for the Site Development Permit for landscape screening, fencing, driveway gate and a new outdoor kitchen for the subject property. The Planning Commission approved the Site Development Permit application with conditions. The Planning Commission Resolution and conditions of approval are included in Attachment #5.
On June 2, 2022, the applicant filed a Notice of Appeal with the City Clerk (Attachment #3) regarding the conditions of approval imposed by the Planning Commission. Thus, this appeal is being presented to the City Council in accordance with the Section 10-1.1009 Appeals of the Los Altos Hills Municipal Code.
This public hearing is to consider an appeal of a Planning Commission decision dated May 12, 2022, approving a Site Development Permit for landscape screening, fencing, driveway gate, and a new outdoor kitchen for a previously approved new residence. The appeal was filed on June 2, 2022 and is scheduled for City Council consideration on June 16, 2022, which is within 45 days of the appeal date as specified under the Los Altos Hills Municipal Code.
Specifically, the appeal objects to Conditions of Approval #4, 5, and 6 which require the applicant to grant to the Town a 40-foot Open Space Easement at the northern property line, prohibit fencing to locate within the easement, and require perimeter fencing to be a split-rail wood fence or equivalent design. As described in further detail below, the Planning Commission approved the Site Development Permit at its May 12th meeting with these conditions of approval (which are shown in Attachment #3). The appellant and permit applicant, Nicholas Sutardja, is appealing those conditions and asking the City Council to strike Conditions #4, 5 and 6 and approve the proposed 6-foot-tall, cedar post, open style fence.
Staff recommends the City Council deny the appeal and uphold the Planning Commission’s decision. The record below shows that during the public hearing conducted for the project, the Planning Commission rendered its decision to approve the Site Development Permit for landscape screening, fencing, driveway gate and a new outdoor kitchen for the previously approved new residence (File #SD18-0001) with certain conditions of approval. The record for the proceedings below shows that the imposed conditions are reasonable and consistent with the programs and
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policies of the Los Altos Hills General Plan. Thus, staff recommends that the City Council deny the appeal and uphold the Planning Commission’s decision.
Alternatively, staff notes that the City Council does have the authority to grant the appeal and revise the conditions of approval imposed by the Commission. The Council has the authority to make this decision by reviewing the record below, the testimony received during the June 16, 2022, public hearing, and other relevant issues. Staff has prepared two (2) separate resolutions for this purpose, which are included as Attachments #1 and #2 to this report. If the City Council grants the applicant’s appeal, it may accept the applicant’s proposal to strike Conditions #4, 5 and 6, or it may modify said conditions separate from what the applicant has proposed. If the City Council denies the appeal, the Site Development Permit issued with conditions of approval imposed on May 12, 2022, would become final.
NOTICING/PUBLIC COMMENTS
The public was advised of this Public Hearing in the following ways:
• Mailing to property owners who own property within a 500-foot radius – June 3, 2022 • Town Website: www.losaltoshills.ca.gov – June 10, 2022 • Public Posting Places – June 3, 2022
• Posted at the project site – June 3, 2022
As of June 9, 2022, staff has received no public comments.
MUNICIPAL CODE AND GENERAL PLAN REQUIREMENT
I. Application Review
The application for a new residence was originally reviewed by the Planning Commission pursuant to Sections 10-2.301 of the Municipal Code. Under Section 10-2.301(c), the Planning Commission shall review and act on Site Development applications for the construction of a principal residence.
In addition, landscape screening plans are processed and reviewed as Site Development Permit applications and would either be reviewed by the Planning Commission or the Planning Director.
In this case, the Site Development Permit application was conditioned to be reviewed by the Planning Commission.
All Site Development Permit applications are reviewed pursuant to Section 10-2.1305 of the Municipal Code, entitled “Applications—Action and Hearings”. That section states that the Commission may issue a permit with such reasonable conditions as it deems necessary to achieve the purposes of this chapter or the Planning Commission may disapprove the application for site development.
The provisions of the purpose of the chapter mentioned above is included in the Section 10-1.102, “Purposes”:
The provisions of this chapter are adopted to permit reasonable development of land while preserving the natural scenic character of the town, protecting the
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natural amenities, and providing for the safety, benefit and welfare of its citizens by establishing minimum standards and requirements relating to: (1) land grading, (2) drainage and erosion control, (3) the siting of buildings and other development; (4) the planting of landscaping, (5) the installation of driveways; (6) preservation of ridgelines; (7) the implementation and maintenance of the Master Path Plan; and (8) outdoor lighting, and procedures by which such standards and requirements may be enforced. It is intended that the provisions of this chapter be administered with such purposes in mind.
II. General Plan
The following General Plan goals and programs are relevant to this project.
Land Use Element Program 2.1: Continue to require the dedication of open space easements where appropriate as a condition of approval for new development. Each parcel shall be evaluated on a case-by-case basis during the site development review process to determine whether an open space easement should be required, based on the extent of steep slopes generally in excess of 30% slope and the presence of heritage oak trees and/or creek corridors. Other considerations shall include the size of the proposed open space easement, its contiguity with existing open space easements, and whether the property is located within an Open Space Conservation Area.
Open Space and Recreation Element Program 1.1: Continue to encourage the voluntary grant of conservation easements on open space and environmentally sensitive areas.
Open Space and Recreation Element Program 1.2: Continue to require the dedication of open space easements as a condition of approval for development of parcels in designated Open Space Conservation Areas in order to protect steep slopes, canyons and ravines, generally in excess of 30% slope, as well as areas with Heritage oak trees, or other environmentally sensitive areas such as along creeks and riparian corridors.
Conservation Element Program 2.4: Continue to refer site development applications to the Environmental Design Committee and Open Space Committee for review and comment.
Conservation Element Program 2.5: Encourage the dedication of conservation/open space easements or the public acquisition of areas that are rich in wildlife or of a fragile ecological nature to ensure their protection.
III. Appeal
Section 10-1.1009 of the Municipal Code states that any interested party may appeal a decision of the Planning Commission to the City Council by filing a written notice of appeal with the City Clerk within twenty-one (21) days of the decision prior to it becoming final under Section 10-
1.1008. The Site Development Permit was approved by the Planning Commission on May 12, 2022, and the applicant timely filed a Notice of Appeal with the City Clerk on June 2, 2022.
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Under Section 10-1.1009, the City Council is required to hold a public hearing on the appeal no later than 45 days after the date of filing. Thus, staff has scheduled the appeal for the June 16, 2022 agenda for City Council’s review.
DISCUSSION
As discussed earlier, the Site Development Permit for the new residence at the subject property was approved by the Planning Commission on September 6, 2018 (File #SD18-0001). Per Condition #3 of the Planning Commission approval, the applicant is required to submit landscape screening and erosion control plans for review by the Planning Commission. This requirement to submit landscape screening and erosion control plans is a standard condition of approval for construction of new residences in the Town. In addition and as a part of the Town’s standard practice, applicants seeking review of said plan are required to file a Site Development Permit to be reviewed by the applicable Site Development authority which is either the Planning Director or the Planning Commission.
The applicant applied for a Site Development Permit (File #SD21-0079) for the landscape screening for the subject property on August 24, 2021. It shall be noted that as part of the standard review process for landscape screening plan applications, the application was routed to Environmental Design and Protection Committee (EDPC) for review.
As shown in the EDPC report in Attachment #6, the EDPC noted that the Open Space Committee (OSC) should be consulted if a property contains areas that exceed 30% slope and a conservation easement is being considered to preserve the natural character of the property. If the OSC does determine that a conservation easement and/or wildlife corridor is warranted based on Town policies, then EDPC will accordingly request fence, plantings, and wildlife corridors to be incorporated per those policies. Thus, based on EDPC’s recommendation, the application was routed to the OSC for review.
OSC reviewed the application and noted that the area along La Cresta Drive has a slope greater or equal to 30% extending 50’ uphill from the eastern edge of the property. Due to the slope feature, the Committee made the following recommendation on 10/20/2021: The OSC recommends the creation of an open space easement extending from the eastern edge of the property uphill approximately 50’ to a line parallel to the eastern property line as shown in the green area marked on attached plan. Any fencing in this area must permit the passage of wildlife, and landscape planting must be native. See Attachment #7.
In evaluating the OSC’s recommendation, Town staff reviewed the site topography and characteristics, and subsequently concluded that a 40’ open space easement would fulfill the purpose of preserving rural character while continuing to allow the property owner to construct the residence and utilize the property. This is because the 40’ easement coincides with the front setback of 40’ and is located on a steeply sloped, unbuildable area. Staff also engaged in subsequent discussion with the OSC and the recommendation was modified to a 40’ open space easement.
Based on Committee’s review, staff included the following conditions of approval in the recommendation to the Planning Commission:
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4. The property owner shall grant to the Town a 40-foot Open Space Easement commencing from the northern property line parallel to La Cresta Drive. No structures, grading, or fill shall be permitted within this easement area. Only native vegetation may be planted within the easement; however, no irrigation or sprinkler systems are permitted. The property owner shall provide legal description and plat exhibits that are prepared by a licensed land surveyor and the Town shall prepare the grant document. The grant document shall be signed and notarized by the property owner and returned to the Town prior to final inspection.
5. Fencing location as shown on the plans dated December 22, 2021 is not approved. The applicant shall submit a revised site plan showing the fencing located outside all easements. The revised site plan shall be approved by the Planning Director.
6. Fencing must be located outside of the Open Space Easement. Perimeter fencing shall be a split rail wood fence or equivalent design to provide opening sufficient to accommodate the free passage of wildlife through the easement.
Planning Commission May 12, 2022, Review and Approval
At the May 12, 2022, meeting, the Planning Commission reviewed the application for the Site Development Permit. At the meeting, the Planning Commission discussed the requirement for the Open Space Easement. The Commissioners invited Vijay Chawla from the EDPC to speak, and she stated a representative from the OSC would be the best representative to offer comments regarding the easement. One of the Commissioners noted that in the absence of a representative of the OSC at the meeting, the Commission should rely on the report that was drafted by the OSC.
The Project’s engineer, Peter Carlino from Lea & Braze Engineering attended the meeting to provide comment on the assessment of the slope for the purpose of the proposed easement. Mr.
Carlino verified that the slope equals or exceeds 30% for the area included in the proposed 40- foot open space easement.
After discussion, the Planning Commission approved the Site Development Permit and, among other conditions, imposed the three (3) noted conditions above.
The June 2, 2022 Appeal
Following the Planning Commission’s approval with conditions, the applicant filed a Notice of Appeal in letter form with the City Clerk. This Notice of Appeal and accompanying appeal letter are included as Attachment #3 to this staff report. The applicant appeals Conditions #4, 5, and 6 requiring the dedication of a 40-foot open space easement and restricting fencing therein. Through the appeal, the applicant challenges the basis for the Planning Commission to impose Conditions #4, 5, and 6 as a part of the approval of a Landscape Screening Plan.
In summary, the applicant raises the following arguments and issues on appeal:
1) The applicant argues that the new Conditions #4, 5, and 6 violate their vested right to construct the Project in accordance with permits previously issued by the Town. In addition, Specifically:
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• The Town issued a site development permit in September 2018 and a building permit in April 2019 for construction of the new home. Neither permits required dedication of an open space easement.
• The condition of approval imposed by the Planning Commission in 2018 only required submission of a landscape screening plan to the Planning Commission for review, and did not require an open space easement or prohibit installation of openstyle fencing.
For these reasons, the applicant argues that the property owner has acquired a vested right to complete construction without the requirement to dedicate an open space easement. 2) The applicant argues that the landscape screening plans submitted in August 2021 were already revised to retain extensive vegetation and proposes additional plantings. The plans were also responsive to OSC comments to eliminate fencing on the northern 10 feet of the property. However, the new Conditions # 4 – 6 would require dedication of a 40-foot open space and prohibit the installation of the proposed fence. Such a fence will not provide adequate protection or security for the owner and his young family and pets. Thus, applicant objects to these new conditions.
3) The applicant argues that Conditions #4 – 6 is not consistent with the General Plan or the Muni Code. Specifically, the applicant states that the Project site is not located in a designated Open Space Conservation Area and thus an open space easement would not be required pursuant to the Town’s General Plan Open Space and Recreation Element (which requires an OSE be dedicated for projects in such areas). As noted above, the applicant argues that even if required, the OSE was not previously imposed as a condition of approval on the development of the project. In addition, the applicant argues that the Project’s proposed fencing would be permitted under the Muni Code because the Code allows fences to cross or intersect a wildlife corridor as long as it provides openings sufficient to accommodate the free passage of wildlife. The proposed Project fencing contains such openings, and also meets Code requirements for fences not associated with an open space easement.
4) Finally, the applicant argues that the Planning Commission did not treat the Project the same as other similarly situated projects. The applicant is not aware of any other project where an open space easement was imposed a condition of approval on a Landscape Screening Plan. The Project’s fence would accommodate wildlife movement, while nearby properties do not have such fences. The Project’s plans have also been modified to allow for wildlife along the northern edge of the property. The applicant cites to various case law in support of their arguments that imposition of Conditions #4 – 6 would violate their Equal Protection and Due Process rights, and would constitute a regulatory taking of their property by the Town.
It should be noted that the applicant also stated that the appeal serves as a formal protest under Government Code section 66020. This statute provides a set of rules for a project applicant to file an administrative objection against “fees, dedications, reservations, or other exactions” imposed
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on a development project to defray the cost of public facilities related to the project. The statute provides certain procedural steps that an applicant must complete to lodge a protest, such as tendering the fee or satisfy the condition under protest. It appears to staff that the appeal letter did not complete all the procedural steps required for filing the protest as it does not contain any description that any conditions imposed have been satisfied under protest. However, staff also notes that this protest is tied together with the Project appeal and thus the Council’s decision on this matter will effectively respond to both items.
Staff Comments
As part of the review process for a Site Development Permit for a new residence, applications are routed to the three (3) standing committees: The EDPC, OSC, and Pathways Committee. In addition, when the required landscape screening plan application for the new residence is submitted, it is processed and reviewed as a Site Development Permit application. The Site Development Permit for landscape screening plans is routed to the EDPC and would be considered and issued by the Planning Director or Planning Commission, as applicable, during a noticed public hearing to approve the landscape screening plan. Site Development Permits are processed in accordance with Section 10-2.1305, which authorizes the reviewing authority to issue a permit with such reasonable conditions as it deems necessary to achieve the purposes of the Site Development chapter of the Zoning Code.
As part of the Site Development Permit application process, applicable committee recommendations are included as part of the draft conditions of approval prepared for a particular project. In addition, it is standard practice for staff to refer a project to another committee upon recommendation from the reviewing committee to address a specific topic. The project was routed to the OSC per recommendation from the EDPC. Based on the OSC’s review and recommendation, staff included Conditions #4, 5 and 6 to the Site Development permit for landscape screening.
As shown in the Land Use and Open Space and Recreation Elements listed in the previous section, the Town’s General Plan sets forth criteria for evaluating parcels on a case-by-case basis to determine whether an open space easement would be required. These considerations include steep slopes exceeding 30%, presence of heritage oak trees, existence of creek and riparian corridors and other sensitive areas, and the location of a site within a designated Open Space Conservation Area. In this case, it should be noted that the applicant’s engineer confirmed at the Planning Commission meeting that the area encumbered by the required open space easement is at approximately 30% slope. The 30% or greater slope was also noted by the OSC in their report and was the basis for its recommendation for the dedication of an open space easement. A subsequent evaluation by Town staff shows that the slope from the property boundaries to the 40-foot open space easement perimeter appears to equal or exceed 50%. Thus, in this case the open space easement requirement was imposed based on the considerations listed in the General Plan elements and programs.
Furthermore, staff is aware of an instance where an open space easement was imposed as a condition of approval for a Site Development Permit for a landscape screening plan, which took place after the primary residence was issued a Site Development Permit or other entitlements.
City Council Appeal Staff Report Page 9
12869 La Cresta Drive – APL22-0002
June 16, 2022
The Site Development Permit (File #26-16-ZP-SD-GD) for a new residence located at 28008 Laura Court was approved by the Planning Commission on October 6, 2016. No open space easement was required at the public hearing conducted to consider the application for the new residence. Subsequent to this, the applicant applied for a Site Development Permit (File #SD18- 0070) for landscape screening plan and a public hearing meeting was held on May 2, 2019. At the meeting, the Planning Commission imposed a condition requiring the grant and recordation of an open space easement. See Attachment #9 for Conditions of approval (Refer to condition of approval#8). As discussed above, the same process for reviewing landscape screening plans via the Site Development Permit process and imposition of an open space easement requirement applied to this 2019 project.
Finally, it is also worth noting that the Town’s Fence Ordinance does not contain specific provisions permitting fences or other structures to locate within an open space easement generally.
Section 10-1.507(f)(9) sets forth requirements for open space perimeter fences and requires splitrail wood fence or equivalent design for such fences. That section does permit perimeter fences for pathways located within an open space easement with certain requirements, and also permits fences intersecting an officially designated wildlife corridor with certain requirements. However, neither of those two special situations apply in this case as there is no pathway or officially designated wildlife corridor at issue. The Town generally otherwise prohibit structures and fences within an open space easement area and such rule is reflected through conditions of approval. 2022 CITY COUNCIL STRATEGIC PRIORITIES
The Planning Department is responsible for the administration of the Town’s Zoning and Site Development Codes, which involves the review and processing of all site development and zoning applications, including appeals. This application is “below the water line” projects of the Planning Department.
FISCAL IMPACT
The Notice of Appeal includes a fee $900 and a deposit of $2,000. Staff time including planning staff and City Attorney for preparation of staff report and City Council meeting will be paid from the deposit. However, there may be a small fiscal impact if the staff time exceeds the fee and deposit amount.
ATTACHMENTS
1. Draft resolution to Grant the appeal
2. Draft resolution to Deny the appeal
3. Notice of Appeal by the Applicant
4. Conditions of Approval for File #SD18-0001
5. Planning Commission Resolution with Conditions of Approval
6. Environmental Design and Protection Committee Report dated September 25, 2021
7. Open Space Committee Report dated October 20, 2021
8. Initial and Revised Project Plans
9. Conditions of Approval for File #SD18-0070
Resolution CC __-22 Page 1 of 2
RESOLUTION CC __-22
RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS
GRANTING AN APPEAL OF THE PLANNING COMMISSION IMPOSED
CONDITIONS OF APPROVAL FOR A SITE DEVELOPMENT PERMIT FOR
LANDSCAPE SCREENING, FENCING, DRIVEWAY GATE, AND A NEW OUTDOOR KITCHEN AT 12869 LA CRESTA DRIVE AND IMPOSE CERTAIN CONDITIONS OF
APPROVAL
WHEREAS, The Town of Los Altos Hills received an application for a Site Development Permit (SD21-0079) from Paragon Custom Builders on behalf of property owner, Nicholas Sutardja (“Applicant”) for landscape screening plan associated with a previously approved singlefamily home (SD18-0001) at 12869 La Cresta Drive (“Project”); and WHEREAS, based on the record presented before it, the Project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15304(b) and 15303(e) as the project includes new landscaping, fencing, driveway gate, and outdoor kitchen; and
WHEREAS, the Project application was processed in accordance with the applicable provisions of the California Government Code and the Los Altos Hills Municipal Code; and WHEREAS, the Planning Commission held a duly noticed public hearing on the Project on May 12, 2022 and considered all written documentation and public comments; and WHEREAS, the Planning Commission voted 5-0 to adopt the resolution to approve the Site Development Permit for landscape screening plan associated with a previously approved single-family home with conditions; and
WHEREAS, on June 2, 2022, the Applicant submitted a Notice of Appeal to the City Clerk to appeal the Planning Commission’s conditions of approval to the City Council; and WHEREAS, the City Council held a duly noticed public hearing to consider the appeal on June 16, 2022, and considered all evidence, testimony, written documentation and public comments; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the Town of Los Altos Hills hereby grants the appeal. The conditions of approval for the Site Development Permit (SD21- 0079) for landscape screening at 12869 La Cresta Drive shall be revised as set forth in the record of the June 16, 2022 public hearing. Town staff is hereby directed to prepare an updated list of the revised conditions of approval in accordance with the hearing records.
The above and foregoing Resolution was passed and adopted by the City Council of the Town of Los Altos Hills at a regular meeting held on the 16th day of June, 2022, by the following vote:
AYES:
NAYS:
Attachment 1
Resolution CC __-22 Page 2 of 2
ABSTAIN:
ABSENT:
By: _____________________________
George Tyson, Mayor
ATTEST:
Deborah Padovan, City Clerk
Resolution CC __-22 Page 1 of 6
RESOLUTION CC __-22
RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS
DENYING AN APPEAL OF THE PLANNING COMMISSION IMPOSED CONDITIONS
OF APPROVAL FOR A SITE DEVELOPMENT PERMIT FOR LANDSCAPE
SCREENING, FENCING, DRIVEWAY GATE, AND A NEW OUTDOOR KITCHEN AT 12869 LA CRESTA DRIVE AND IMPOSE CERTAIN CONDITIONS OF APPROVAL WHEREAS, The Town of Los Altos Hills received an application for a Site Development Permit (SD21-0079) from Paragon Custom Builders on behalf of property owner, Nicholas Sutardja (“Applicant”), for landscape screening plan associated with a previously approved singlefamily home (SD18-0001) at 12869 La Cresta Drive (“Project”); and WHEREAS, based on the record presented before it, the Project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15304(b) and 15303(e) as the project includes new landscaping, fencing, driveway gate, and outdoor kitchen; and
WHEREAS, the Project application was processed in accordance with the applicable provisions of the California Government Code and the Los Altos Hills Municipal Code; and WHEREAS, the Planning Commission held a duly noticed public hearing on the Project on May 12, 2022 and considered all written documentation and public comments; and WHEREAS, the Planning Commission voted 5-0 to adopt the resolution to approve the Site Development Permit for landscape screening plan associated with a previously approved single-family home with conditions; and
WHEREAS, on June 2, 2022, the Applicant submitted a Notice of Appeal to the City Clerk to appeal the Planning Commission’s conditions of approval to the City Council; and WHEREAS, the City Council held a duly noticed public hearing to consider the appeal on June 16, 2022, and considered all evidence, testimony, written documentation and public comments; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the Town of Los Altos Hills hereby denies the appeal and upholds the Planning Commission’s decision dated May 12, 2022, to approve a Site Development Permit (SD21-0079) for landscape screening plan associated with a previously approved single-family home with conditions of approval issued on May 12, 2022, subject to the findings in Exhibit “A” and incorporated herein by reference.
The above and foregoing Resolution was passed and adopted by the City Council of the Town of Los Altos Hills at a regular meeting held on the 16th day of June, 2022, by the following vote:
AYES:
NAYS:
ABSTAIN:
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Resolution CC __-22 Page 2 of 6
ABSENT:
By: _____________________________
George Tyson, Mayor
ATTEST:
Deborah Padovan, City Clerk
Resolution CC __-22 Page 3 of 6
EXHIBIT A
FINDINGS OF DENIAL
Based on the entirety of the record before it, which includes without limitation: the Los Altos Hills General Plan; the Los Altos Hills Municipal Code, including but not limited to the Los Altos Hills zoning and site development codes; reports and recommendation from the Los Altos Hills Open Space and Environmental Design and Protection Committees; all applications, correspondences, all oral and written comments, site plans, and all reports, submittals, presentations, recordings, minutes, written correspondence, and public testimony submitted as part of the Los Altos Hills Planning Commission’s duly noticed September 6, 2018 and May 12, 2022 public hearings, and the City Council’s duly noticed June 16, 2022 public hearing; and any other evidence and testimony presented in the record below, the City Council of the Town of Los Altos Hills makes the following findings with regard to the denial of an appeal of the Planning Commission Imposed Conditions of Approval (where applicant appeals Conditions #4, 5 and 6) for a Site Development Permit for landscape screening plan, fencing, driveway gate, and a new outdoor kitchen at 12869 La Cresta Drive (FILE #APL22-0002) (“Conditions of Approval”):
a. The May 12, 2022 Site Development Permit application for landscape screening plan and related construction for the project at 12869 La Cresta Drive was considered and acted upon by the Planning Commission in accordance with the procedures set forth under the Los Altos Hills Municipal Code.
The landscape screening plan and associated construction is for a previously approved a new residence which was originally reviewed by the Planning Commission pursuant to Sections 10-2.301 of the Municipal Code. Under Section 10-2.301(c), the Planning Commission shall review and act on Site Development applications for the construction of a principal residence. In addition, landscape screening plans are processed and reviewed by the Town’s reviewing authority as Site Development Permit applications and would either be reviewed by the Planning Commission or the Planning Director. In this case, the Site Development Permit application was conditioned to be reviewed by the Planning Commission at the September 6, 2018 public hearing. All Site Development Permit applications are reviewed pursuant to Section 10-2.1305 of the Municipal Code, entitled “Applications—Action and Hearings”. That section states that the Commission may issue a permit with such reasonable conditions as it deems necessary to achieve the purposes of the site development code chapter or the Planning Commission may disapprove the application for site development. The Planning Commission held a duly noticed public hearing on May 12, 2022 to consider the Site Development Permit application for landscape screening plan, fencing, driveway gate, and a new outdoor kitchen. Therefore, the City Council finds that the Site Development Permit application was properly considered by the Commission in accordance with the procedures set forth under the Municipal Code.
b. The June 16, 2022 appeal of the Conditions of Approval imposed by the Planning Commission were considered and acted upon by the City Council in accordance with the procedures set forth under the Los Altos Hills Municipal Code.
Decisions of the Planning Commission are appealable to the City Council pursuant to Section 10-1.1009 of the Municipal Code within twenty-one (21) days following the decision prior to it becoming final. The Planning Commission approved the Site
Resolution CC __-22 Page 4 of 6
Development Permit with conditions of approval on May 12, 2022. The appeal from that decision regarding the Conditions of Approval imposed by the Planning Commission was timely filed with the City Council on June 2, 2022. Consistent with the requirement under Section 10-1.1010 of the Municipal Code, the City Council set a public hearing within forty-five (45) days from receipt of the appeal on June 16, 2022 and conducted the public hearing on such date to consider the matter. The City Council received public testimony, heard evidence and provided the applicant an opportunity to be heard and respond to questions from the City Council. Therefore, the City Council finds that the June 16 appeal was properly considered in accordance with the procedures set forth under the Municipal Code.
c. There was substantial evidence in the record below to support the Planning Commission’s issuance of the Conditions of Approval for approving the Site Development Permit on May 12, 2022.
The applicant appeals the Conditions of Approval, specifically Conditions #4, 5 and 6, to the Site Development permit for landscape screening plan issued by the Planning Commission on May 12, 2022.
The subject property is located on the west side of La Cresta Drive and is adjacent to the Purissima Hills Water District tank site. The 1.27 acre property is at the top of the ridgeline with an average slope of 26 percent, with certain areas of the property exceeding 30 percent slope. There is an existing slope easement along the eastern property line facing La Cresta Drive, as stated on Tract Map No. 2062, the purpose of the slope easement is to allow for any cut or fill of the slope or any structure necessary to construct and maintain the street or driveway.
Landscape screening plans are required for new residences and are processed and reviewed by the Town’s reviewing authority as Site Development Permit applications and would either be reviewed by the Planning Commission or the Planning Director. As part of the review process for a Site Development Permit for a new residence, applications are routed to the three (3) standing committees: The Environmental Design and Protection Committee (EDPC), the Open Space Committee (OSC), and Pathways Committee. The Site Development Permit for landscape screening plans is routed to the EDPC and would be considered and issued by the Planning Director or Planning Commission, as applicable, during a noticed public hearing to approve the landscape screening plan. Further, As part of the Site Development Permit application process, applicable committee recommendations are included as part of the draft conditions of approval prepared for a particular project. In addition, it is standard practice for staff to refer a project to another committee upon recommendation from the reviewing committee to address a specific topic.
All Site Development Permit applications are reviewed pursuant to Section 10-2.1305 of the Municipal Code, entitled “Applications—Action and Hearings”. That section states that the Commission may issue a permit with such reasonable conditions as it deems necessary to achieve the purposes of the site development code chapter or the Planning Commission may disapprove the application for site development.
The Site Development Permit for the new residence at the subject property was approved by the Planning Commission on September 6, 2018 (File #SD18-0001). Per Condition #3
Resolution CC __-22 Page 5 of 6
of the Planning Commission approval, the applicant is required to submit landscape screening and erosion control plans for review by the Planning Commission. This requirement to submit landscape screening and erosion control plans is a standard condition of approval for construction of new residences in the Town. As noted before and as a part of the Town’s standard practice, applicants seeking review of said plan are required to file a Site Development Permit to be reviewed by the applicable Site Development authority which is either the Planning Director or the Planning Commission. Per Condition #3 imposed during the September 6, 2018 public hearing, the Planning Commission is the appropriate review authority.
The applicant applied for a Site Development Permit (File #SD21-0079) for the landscape screening for the subject property on August 24, 2021. As part of the standard review process for landscape screening plan applications, the application was routed to Environmental Design and Protection Committee (EDPC) for review. As demonstrated by the accompanying staff report in further detail, the project was routed to the OSC per recommendation from the EDPC given that the property contains areas that exceed 30% slope. The OSC reviewed the application and noted that the area along La Cresta Drive has a slope greater or equal to 30% extending 50’ uphill from the eastern edge of the property. Due to the slope feature, the Committee recommended requiring an open space easement extending from the eastern edge of the property uphill approximately 50’ to a line parallel to the eastern property line, and to require any fencing in this area to permit the passage of wildlife.
In evaluating the OSC’s recommendation, Town staff reviewed the site topography and characteristics, and subsequently concluded that a 40’ open space easement would fulfill the purpose of preserving rural character while continuing to allow the property owner to construct the residence and utilize the property. This is because the 40’ easement coincides with the front setback of 40’ and is located on a steeply sloped, unbuildable area. Based on the foregoing as described in further detail in the accompanying staff report, Town staff included Conditions #4, 5 and 6 to the Site Development permit for landscape screening plan. Conditions #4, 5, 6 require dedication of a 40-foot Open Space Easement commencing from the northern property line parallel to La Cresta Drive.
Fencing is not permitted within the easement area and perimeter fencing for the easement must be a split rail wood fence or equivalent design to provide opening sufficient to accommodate the free passage of wildlife through the easement.
The Planning Commission considered Conditions #4, 5, 6 at a duly noticed public hearing on May 12, 2022. The Council notes that the OSC’s report on its recommendation for the open space easement was made available to the Commission.
As shown in the Land Use and Open Space and Recreation Elements listed in the previous section, the Town’s General Plan sets forth criteria for evaluating parcels on a case-by-case basis to determine whether an open space easement would be required.
These considerations include steep slopes exceeding 30%, presence of heritage oak trees, existence of creek and riparian corridors and other sensitive areas, and the location of a site within a designated Open Space Conservation Area. In this case, it should be noted that the applicant’s engineer confirmed at the Planning Commission Mary 12 hearing that the area encumbered by the required open space easement is at approximately 30% slope.
The 30% or greater slope was also noted by the OSC in its report and was the basis for its
Resolution CC __-22 Page 6 of 6
recommendation for the dedication of an open space easement. A subsequent evaluation by Town staff shows that the slope from the property boundaries to the 40-foot open space easement perimeter appears to equal or exceed 50%. Thus, in this case the open space easement requirement was imposed based on the considerations listed in the General Plan elements and programs.
The City Council received report and testimony that there is at least one instance where an open space easement was imposed as a condition of approval for a Site Development Permit for a landscape screening plan, which took place after the primary residence was issued a Site Development Permit or other entitlements. This example occurred in the Site Development Permit (File #26-16-ZP-SD-GD) for a new residence located at 28008 Laura Court, which was approved by the Planning Commission on October 6, 2016. No open space easement was required at the public hearing conducted to consider the application for the new residence. Subsequent to this, the applicant applied for a Site Development Permit (File #SD18-0070) for landscape screening plan and a public hearing meeting was held on May 2, 2019. At the meeting, the Planning Commission imposed a condition requiring the grant and recordation of an open space easement.
Finally, it is also worth noting that the Town’s Fence Ordinance under Municipal Code Section 10-1.507 does not contain specific provisions permitting fences or other structures to locate within an open space easement generally. Section 10-1.507(f)(9) sets forth requirements for open space perimeter fences and requires split-rail wood fence or equivalent design for such fences. That section does permit perimeter fences for pathways located within an open space easement with certain requirements, and also permits fences intersecting an officially designated wildlife corridor with certain requirements. However, neither of those two special situations apply in this case as there is no pathway or officially designated wildlife corridor at issue. The Town generally otherwise prohibit structures and fences within an open space easement area and such rule is reflected through conditions of approval. Conditions #4, 5, 6 appears consistent with these provisions with regards to fencing requirements.
Based on the foregoing and on the entirety of the record, the City Council finds that the Conditions of Approval imposed for the Site Development Permit on May 12, 2022 were reasonable and necessary for the proposed project and to achieve the purposes of the side development codes in the Municipal Code, and thus were within the Planning Commission’s discretion to impose. The City Council further finds that there was substantial evidence in the record below to support the Planning Commission’s approval of the Site Development Permit application and the issuance of the Conditions of Approval on May 12, 2022.
Matthew D. Francois
Direct Dial: (650) 798-5669
E-mail: [email protected]
June 1, 2022
R u ta n & T uck e r, L L P | 4 5 5 Ma rk e t S tre e t, S u i te 1 8 7 0 S a n F ra n ci sc o , C A 9 4 1 05 | 6 5 0 -263 -7 9 0 0 | F a x 6 5 0 -263 -7 901 Ora n g e C o un ty | P a l o Alto | S a n F ra n c i s c o | w ww .ru ta n .c o m 2783/099999-0084
17884310.3 a06/01/22
VIA HAND DELIVERY AND EMAIL
Deborah Padovan
City Clerk
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Re: Notice of Appeal of Landscape Screening Plan (File #SD21-0079) Appellant: Nicholas Sutardja
Property Address: 12869 La Cresta Drive, Los Altos Hills Planning Commission Decision Date: May 12, 2022
Dear Ms. Padovan:
We write on behalf of our client, Nicholas Sutardja, the “Owner” of 12869 La Cresta Drive, Los Altos Hills (the “Property”) to appeal the Planning Commission’s May 12, 2022 conditional approval of a Landscape Screening Plan for an approved and nearly completed singlefamily residence (the “Project”). Even though the Project conditions did not require dedication of an open space easement, the Planning Commission nonetheless purported to require such an easement as a condition of approval of the Landscape Screening Plan. Because the Planning Commission’s actions in this regard are not supported by the facts or the law, we hereby appeal it to the Town Council.
1. Background
The Property is approximately 1.27 acres in size and planned and zoned for residential uses. The Property has an average slope of approximately 26 percent. (Staff Report for September 6, 2018 Planning Commission meeting [“2018 Staff Report”], p. 1.) Per the May 12, 2022 Staff Report to the Planning Commission [“2022 Staff Report”], “[t]here is an existing slope easement along the eastern property line facing La Cresta Drive where the slope reaches 30 percent.” This existing slope easement extends approximately 30 feet into the Property from the property line.
A proposal for a new approximately 5,000 square foot residence (plus large basement area) was approved at a Fast Track Hearing on April 3, 2007. Construction commenced and continued for several years before the contractor ceased operations at the site. The building permit expired in November 2014. It is our understanding that no open space easement was imposed as a condition of approval by the Town on that prior project.
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Deborah Padovan
June 1, 2022
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Subsequently, Owner acquired the Property and submitted an application to the Town for the Project. The Project includes an approximately 5,000 square feet residence that uses the basement and foundation from the prior partially constructed residence. The Project complies with all development standards related to height, setbacks, and floor area. The Project has many environmentally-sustainable features and greatly exceeds the certification points needed per the Town’s Green Building Ordinance. (2018 Staff Report, p. 4.) The Project will retain extensive native and non-native trees and shrubs on the slope below the proposed residence, which according to Staff “provide substantial screening of the existing structure from La Cresta Drive.” (2018 Staff Report, p. 3.)
On September 6, 2018, the Planning Commission approved a site development permit for the Project subject to a standard condition requiring that a landscape screening plan be submitted to the Planning Commission for review after completion of rough framing or prior to final inspection. (Project Condition 3.) Project Condition 3 specified the following parameters for the landscape screening plan to guide the Planning Commission’s review: (1) plantings were to be adequate to break up the view of the new residence from surrounding properties and streets, (2) landscaping was to be installed prior to final inspection of the new residence, and (3) the plan was to comply with the Town’s water efficient landscaping ordinance. Nothing in Project Condition 3 or any other Project condition required dedication of an open space easement or prohibited installation of standard open-style fencing.
In the Spring of 2019, Project construction commenced and is now nearly complete. As such, Owner submitted the proposed Landscape Screening Plan for Planning Commission approval in August 2021. The proposed plan retains existing extensive vegetation and proposes additional plantings (e.g., 86 pacific wax myrtles, 86 bush anemone, and 19 huckleberries) to “block breaks in existing vegetation and to intercept views beneath existing canopies.” (2022 Staff Report, p. 2.)1 “There are also a variety of low water shrubs proposed throughout.” (Id.) Staff acknowledged that the Project Landscape Screening Plan provides the required screening for the new residence and is compliant with the Town’s Site Development Ordinance and Zoning requirements. (2022 Staff Report, p. 3.)
Owner also proposed a 6-foot-tall cedar post fence. There are openings between fence posts and at the bottom of the fence for smaller wildlife to pass through. In response to comments from the Town’s Open Space Committee, Project plans were revised to eliminating fencing on the northern 10 feet of the Property where a utility easement currently exists and serves as a passageway for wildlife. The proposed open fence is also setback beyond the required 45 feet from the centerline of La Cresta Drive. (Los Altos Hills Municipal Code [“LAHMC”] § 10-
1.507(f)(4).)
1 See also Landscape Plan Condition 6: “All existing trees and shrubs to the east and south of the structure on the existing slopes shall be preserved and protected.”
Deborah Padovan
June 1, 2022
2783/099999-0084
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Notwithstanding the fact that construction of the Project home is nearly complete and the clear criteria of Project Condition 3, the Planning Commission purported to impose additional conditions on the Landscape Screening Plan. These objectionable conditions require Owner to dedicate a 40 foot open space easement to the Town and prohibit construction of the proposed fence between the Project residence and La Cresta Drive. 2 (Landscape Plan Conditions 4-5.)
Instead, Owner is limited to installing a split-rail wood fence along the perimeter of the open space easement area. (Landscape Plan Condition 6.) Such a fence will not provide adequate protection or security for Owner and his young family and pets.
With this background in mind, we turn now to the multiple, independent reasons supporting Owner’s appeal of the Planning Commission action.
2. The Planning Commission Action Contravenes Owner’s Vested Rights “It has long been the rule in this state and in other jurisdictions that if a property owner has performed substantial work and incurred substantial liabilities in good faith reliance upon a permit issued by the government, he acquires a vested right to complete construction in accordance with the terms of the permit.” (Avco Community Developers, Inc. v. South Coast Regional Commission (1976) 17 Cal.3d 785, 791.) The vested rights doctrine is predicated upon estoppel of the governing body. “An equitable estoppel requiring the government to exempt a land use from a subsequently imposed regulation must include (1) a promise such as that implied by a building permit that the proposed use will not be prohibited by a class of restrictions that includes the regulation in question; and (2) reasonable reliance on the promise by the promisee to the promisee’s detriment.” (Santa Monica Pines, Ltd. v. Rent Control Board (1984) 35 Cal.3d 858, 867.)
Here, Owner obtained approval of a site development permit for construction of the Project in September 2018. Owner obtained a building permit in April 2019 and incurred substantial liabilities in good faith reliance upon the permits issued by the Town. Neither the site development permit nor the building permit required dedication of an open space easement to the Town. As such, Owner has acquired a vested right to complete construction in accordance with the terms of the 2018-2019 permits, i.e., without the requirement to dedicate an open space easement to the Town.
2 The Town’s Open Space Committee initially recommended a 50 foot easement, but agreed to reduce it to 40 feet. (2022 Staff Report, p. 3.) Unlike the Planning Commission action, the Open Space Committee indicated that fencing would be allowed in this area provided that it permitted the passage of wildlife. (September 30, 2021 Memorandum From Open Space Committee to Planning Department.)
Deborah Padovan
June 1, 2022
2783/099999-0084
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In sum, the Planning Commission action purporting to impose an open space easement (and associated prohibition on fencing) violates Owner’s judicially- and constitutionallyprotected vested rights.
3. The Planning Commission Action Is Inconsistent With The General Plan.
A city’s general plan is effectively the “constitution for future development” in the community, and any subordinate land use action that is not shown to be consistent with the general plan is “void ab initio.” (Lesher Communications, Inc. v City of Walnut Creek (1990) 52 Cal.3d 531, 540; accord, Citizens of Goleta Valley v. Board of Supervisors (1990) 52 Cal.3d 553, 570 [“The propriety of virtually any local decision affecting land use and development depends upon consistency with the applicable general plan and its elements.”].) In order to be deemed “consistent,” a lesser land use action must actually be “compatible with the objectives, policies, general land uses, and programs specified in the general plan.” (Napa Citizens for Honest Government v. Napa County Board of Supervisors (2001) 91 Cal.App.4th 342, 378.) In regard to dedication of open space easements, Program 1.2 of the Town’s Open Space and Recreation Element reads as follows:
Continue to require the dedication of open space easements as a condition of approval for development of parcels in designated Open Space Conservation Areas in order to protect steep slopes, canyons and ravines, generally in excess of 30% slope, as well as areas with Heritage oak trees, or other environmentally sensitive areas such as along creeks and riparian corridors.
The Town’s Land Use Diagram depicts designated Open Space Conservation Areas (“OSCA”).
3 According to an official Town Planning Document entitled “Wildlife Management,” “Town planners have used the OSCA land-use map for decades to identify sensitive areas that warrant special protection.” (See Wildlife Management, p. 5 [further noting that wildlife areas “largely overlap with environmentally sensitive areas already identified on the Town’s [OSCA] map.”].) The Property is not located in a designated OSCA. Even if it were, the required dedication of an open space easement was not imposed as a condition of approval on development 3 Per the General Plan, OSCA is an overlay designation applied to residential land use areas of steep slopes, canyons and ravines associated with major creeks or their tributaries, as well as creek corridors and other areas of heavy vegetation. (Land Use Element, p. LU-5.) “Within these areas, special measures should be taken to conserve the natural quality of the area and to avoid environmental degradation. Residences should be placed on the most buildable portions of lands designated OSCA and carefully sited so as to preserve existing trees, vegetation and wildlife habitat.” (Id.)
Deborah Padovan
June 1, 2022
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17884310.3 a06/01/22
of the Project. Instead, the Planning Commission purported to impose it as a condition of approval on the Landscape Screening Plan.
When Owner’s representative objected to the dedication of an open space easement, Town Staff cited Program 1.2 of the Open Space Element. (March 23, 2022 email from Sofia Mangalam to Jared Wilcox.) To the extent Staff now purports to rely on Land Use Program 2.1, that too only authorizes consideration of an open space easement as a condition of approval for “new development,” not as a condition of approval for a landscape screening plan.4 An official Town publication entitled “Open Space Easements” likewise states that “[a]n open space easement may be required over certain portions of public and private lands during the request for a site development permit for a major addition, a new residence, or for a proposed subdivision.” (Emphasis added.) In short, the Planning Commission action is inconsistent with the General Plan and thus void ab initio.
4. The Planning Commission Action Conflicts With The Town Code.
The Town Code allows open fences of up to 6 feet in height provided that they are setback 45 feet from the centerline of an adjacent public or private road right-of-way. (LAHMC § 10-
1.507(f)(4).) Fencing up to 6 feet in height with 12 inch clearance from grade is also allowed in open space easements so long as it provides openings sufficient to accommodate the free passage of wildlife through the easement. (LAHMC § 10-1.507(f)(9).) While the Town Code suggests that such fencing is to be located at the perimeter of an open space easement, it also states that a fence crossing or intersecting a wildlife corridor is allowed so long as it adheres to the above specifications for open space easement fencing. (LAHMC § 10-1.507(f)(10).) We have set forth above and herein how Condition 4 requiring dedication of an open space easement is not lawfully permitted. The proposed Project fencing unquestionably adheres to the Town Code requirements pertaining to fencing not associated with an open space easement. Even as to fencing in an open space easement, the conditions do not conform to the Town Code.
Conditions 5 and 6 prohibit fencing in the open space easement area. Yet, LAHMC Section 10-
1.507(f)(10) allows fencing in a wildlife corridor—the ostensible basis relied on by the Town here for an open space easement—so long as it provides openings sufficient to accommodate the free passage of wildlife. The Project fence contains such openings. Condition 6 further attempts to apply the open space easement fencing requirements to lands outside of an open space easement.
Such a condition is not justified or proper.
4 The Land Use Element also refers to the Open Space and Recreation Element for additional information on open space easements. (Land Use Element, p. LU-10.)
Deborah Padovan
June 1, 2022
2783/099999-0084
17884310.3 a06/01/22
Because the Planning Commission conditions related to fencing conflict with the Town Code, they may not lawfully be imposed on the Project.
5. The Planning Commission Action Infringes On Owner’s Constitutionally-Protected Rights.
a. The Planning Commission Action Fails To Comply With The Heightened Scrutiny Demanded By The U.S. Supreme Court Rulings In Nollan v.
California Coastal Commission And Dolan v. City of Tigard.
The Takings Clause of the Fifth Amendment to the United States Constitution, made applicable to the states through the Fourteenth Amendment, guarantees that private property shall not “be taken for public use, without just compensation.” Article I, section 19 of the California Constitution also provides that “[p]rivate property may be taken or damaged for a public use only when just compensation . . . has first been paid to . . . the owner.” A land use regulation effects an impermissible taking of property if it, among others, imposes an exaction in violation of the “essential nexus” and “rough proportionality” standards respectively set forth in Nollan v.
California Coastal Commission (1987) 483 U.S. 825 and Dolan v. City of Tigard (1994) 512 U.S. 374.
In accordance with the U.S. Supreme Court ruling in Nolan, a government agency imposing a condition requiring a dedication of an easement or other interest in land must show that an essential nexus exists between such an exaction and a legitimate government interest. The Planning Commission did not articulate any legitimate government interest for dedication of an open space easement here. To the extent that it is based on wildlife movement, the Property is not in a OSCA and the easement area is located upslope from a road and adjacent to and across from existing residential development. Moreover, the primary wildlife path through the Property is along the northern edge of the Property contiguous with a public utility easement, not on the eastern edge where the open space easement is sought. The proposed Project fence along the eastern edge would nonetheless accommodate wildlife movement.
Per the U.S. Supreme Court ruling in Dolan, the government agency must also show the exaction is roughly proportional to the impacts of development. Rough proportionality requires the agency to make an “individualized determination that the required dedication is related both in nature and extent to the impact[s] of the proposed development.” (512 U.S. at 391.) The Planning Commission made no such individualized determination here. The condition fails on this basis alone. Even had the Planning Commission made such a finding, it would not be supported by evidence in the record. For instance, there is no evidence demonstrating that the dedication of the open space easement—consisting of approximately one-fifth of the Property—is related in nature and extent to the impacts of the Landscape Screening Plan.
Deborah Padovan
June 1, 2022
2783/099999-0084
17884310.3 a06/01/22
The Planning Commission action runs afoul of the U.S. Supreme Court rulings in Nollan and Dolan and thus constitutes a regulatory taking.
b. The Planning Commission Conditions Violate Owner’s Substantive Due Process Rights.
The touchstone of substantive due process is the protection of the individual against arbitrary government action; the due process clause was intended to prevent government officials from abusing their power or employing it as an instrument of oppression. (Wolff v. McDonnell, (1974) 418 U.S. 539, 558; Collins v. City of Harker Heights (1992) 503 U.S. 115, 126.) A violation of substantive due process rights occurs if a government agency’s actions are (1) irrational or arbitrary or (2) not rationally related to a legitimate government interest. (Village of Euclid v.
Ambler Realty Co. (1926) 272 U.S. 365; Lingle v. Chevron (2005) 544 U.S. 528.) The Planning Commission’s conditions are arbitrary and not rationally related to a legitimate government interest. We are not aware of any other project where an open space easement was imposed as a condition of approval on a Landscape Screening Plan. Moreover, the primary wildlife path through the Property is along the northern edge of the Property contiguous with the public utility easement. The Project plans were revised to accommodate wildlife movement in that corridor. The eastern edge of the Property where the open space easement is sought borders a road and is located immediately across from and adjacent to other residential development. The proposed Project fence along the eastern edge would nonetheless accommodate wildlife movement in this area. In contrast, the property located immediately to the north has an existing 6 foot tall chain link fence which allows for very little wildlife movement. The conditions related to Project fencing conflict with the Town Code and thus are also arbitrary and irrational on that basis.
In short, the Planning Commission action violates Owner’s substantive due process rights. c. The Planning Commission Conditions Violate Owner’s Equal Protection Rights.
The Fourteenth Amendment to the United States Constitution provides that no state shall deny to any person within its jurisdiction the equal protection of the laws. (See also Cal. Con., art. I, sec. 7.) The concept of equal protection has been defined to mean that no person or class of persons may be denied the same protection of law that is enjoyed by other persons or other classes in like circumstances. (Hawn v. County of Ventura (1977) 73 Cal.App.3d 1009, 1018.) A claimant need only show that the state “has adopted a classification that affects two or more similarly situated groups in an unequal manner.” (Walgreen Co. v. City & County of San Francisco (2010) 185 Cal.App.4th 424, 434.) “[A] deliberate, irrational discrimination, even if it is against one person (or other entity) rather than a group, is actionable under the equal protection clause.” (World Outreach Conference Center v. City of Chicago (7th Cir. 2009) 591 F.3d 531, 538.)
Deborah Padovan
June 1, 2022
2783/099999-0084
17884310.3 a06/01/22
For reasons similar to those outlined in Section 5.b above, the Planning Commission action fails to treat Owner in a manner comparable to other similarly situated property owners.
In particular, we are not aware of any other property owner that has had an open space easement imposed as a condition of approval on a Landscape Screening Plan. Moreover, the Project fence allows for wildlife movement whereas fencing allowed by the Town on other nearby properties does not.
In short, the Planning Commission’s action violates Owner’s equal protection rights. ********************
In closing, Owner respectfully asks the Town Council to strike Conditions 4-6 imposed by the Planning Commission on the Landscape Screening Plan and instead approve the Owner’s proposed 6-foot-tall, cedar post open fence. In addition to appealing the Planning Commission action, this letter serves as a formal protest of the imposition of those conditions pursuant to Government Code Section 66020.
Thank you for your consideration of our client’s views on these important matters.
Representatives of the Owner, including the undersigned, will be in attendance at the Town Council hearing on the appeal. In the meantime, please feel free to contact me or Jared Wilcox at (408) 203-4140 with any questions regarding this correspondence.
Very truly yours,
RUTAN & TUCKER, LLP
Matthew D. Francois
MDF:cm
cc: Nicholas Sutardja, Owner, via email
Page Mailliard, Co-Counsel, via email
John Todd, Project Architect, via email
Jared Wilcox, Project Contractor, via email
Sofia Mangalam, Planning Director, via email
Steve Mattas, Town Attorney, via email
Areli Perez, Assistant Planner, via email
"UUBDINFOU
"UUBDINFOU
ENVIRONMENTAL DESIGN and PROTECTION COMMITTEE
Landscape Screening, Hardscape Improvements, Fencing and Lighting Application For: Landscape Screening
Applicant Name: Weijin Dai
Site Address: 12869 La Cresta Dr
Reviewed By: Carol, Elizabeth, Vijay
Field Trip Date: September 3, 2021
Planner: Jeremy Loh
Due Date: September 25, 2021
File Number: SD21-0079
• Additional screening needed on East side.
• Careful attention to plants for appropriateness and water usage. • Remove all plantings and irrigation from under oak driplines. • OSC review pending.
"UUBDINFOU
SITE IMPACT & MITIGATION (Views, Neighborhood home locations, privacy, noise, slopes) The property is located on the top ridge of La Cresta Drive and enjoys beautiful views of Silicon Valley to the east. The property is a 1 story residence with an extensive lower level that exits to the East side from 3 circular holes for walk out access. These 3 openings are alternatives to traditional light-wells that we see for basements.
Behind this property is 12863 La Cresta, owned by Purissima Hills Water District with 2 water tanks. Since 1996 wireless communication towers are also housed here. 12857 La Cresta is adjacent and also under construction. Across La Cresta, 12930 La Cresta is also under construction.
The property is surrounded on all sides by easements:
1.East/La Cresta Dr – Slope easement
2.North – 10’ PUE
3.West/Purissima Hills property side – Anchor easement
4.South – 15’ driveway easement
Staff should ascertain the impact of all these easements on proposed and existing fencing.
While immediate neighbors are well screened, EDPC is concerned the large glass openings facing La Cresta/East will generally create light pollution. We would like to see TALL, NATIVE trees planted between La Cresta Dr and the home that will soften the light of the large glass openings.
ENVIRONMENT (Pathways, Open Space, Riparian Habitat, Heritage Trees, other mature trees) There is a slope easement along La Cresta Drive at approximately the 472-476 contour lines. Open Space Committee should be consulted if a conservation easement is additionally required over the 30%+ slope areas.
If OSC does find for a conservation easement and/or wildlife corridor, then EDPC will accordingly request fence, plantings, and wildlife corridors to be incorporated per those policies.
Steep slopes and oak trees along La Cresta Dr:
WILDFIRE SAFETY (Defensible Space, Zones, Tree Spacing, Ladder Fuels, Mulch) A pine tree is hanging over the new roof. The applicant should consider removing any overhanging branches, particularly as the tree and specifically its dry needle droppings are known combustibles.
Please refer to the Fire Safe Council's recommendations for defensible space:
https://cafiresafecouncil.org/resources/fire-safety-information-for-residents/ The north side of the property has overhead electrical lines – and many new proposed plantings. The east side also has OH power lines, but no new plantings are shown along La Cresta Dr. Careful consideration should be given to plantings appropriate under OH lines. Per PG&E, homes at high risk for wildfire should have no vegetation within 10 feet of power lines. Otherwise, low-growing fire resistant shrubs can be planted within 10 feet of the base of utility poles. Please see PG&E’s list of small trees (max 25 feet height) that can be considered for planting outside the 10 foot utility pole radius:
https://www.pge.com/pge_global/common/pdfs/safety/yard-safety/powerlines-and-trees/Bay-Area-Inland-TreePlanting-Guide.pdf
TREE REMOVAL & REPLACEMENT
The prior submission showed 3 oaks marked for removal at the driveway turning pad. Were they in fact removed? If so, we would like to see replacement NATIVE, EVERGEEN, TALL oaks planted (preferably on the Eastern side to help soften the light).
PLANTING COMMENTS (Plant selection)
Note that if OSC requires a conservation easement, then only appropriate native plants will be allowed.
EDPC would like to see softening of the lights emanating from the main level glass openings that face East. We would like to see TALL, EVERGREEN trees that will help soften the light while allowing the applicant to enjoy his views.
No plantings and no irrigation permitted under the dripline of oak trees.
EDPC is not familiar with the variety of plantings. Staff should verify if any are not appropriate for Los Altos Hills. For example, the varieties of Yucca we see tend to propagate easily, and we have seen Yucca spawn into a local creek.
Scientific Name Common Name Origin
1 Acacia Iteaphylla Willow Wattle Australia
2 Anemanthelle Lessonii New Zealand Windgrass New Zealand 3 Angophora costata Red Gum Australia
4 Carex divulsa Often mistaken for the native Berkeley Sedge! Europe 5 Carex pansa Sand Dune Sedge Ca Native
6 Carex tomentosa Downy Fruited Sedge Europe
7 Carpenteria californica Bush Anemone Ca Native
8 Dasylirion wheeleri Desert Spoon (Yucca) SW US
9 Dicksonia antarctica Tasmania Tree Fern Australia
10 Eriogonum fasciculatum California Buckwheat Ca Native 11 Festuca amethystina 'Superba' Purple Tufted Fescue Europe 12 Festuca mairei Atlas Fescue Africa
13 Grevillea lavendulacea 'Penola' Lavender Grevillea Australia
14 Lomandra longifolia 'Breeze' Dwarf Mat Rush Australia 15 Lomandra longifolia 'Lime Tuff' Dwarf Mat Rush Australia 16 Miscanthus sinensus 'Adagio' Maiden Grass China
17 Muhlenbergia capillaris Pink Muhly SE US
18 Muhlenbergia rigens Deer Grass Ca Native
19 Myrica californica Pacific Wax Myrtle Ca Native
20 Pennisetum Spathiolatum Slender Sveldt Grass S Africa 21 Sesleria autumnalis Autumn moor grass Europe
22 Vaccinium ovatum Huckleberry Ca Native
23 Woodwardia fimbriata Giant Chain Fern Ca Native
24 Xanthorrhoea glauca Queensland Grass Tree Australia
WATER BUDGET (Calculations Sheet Included?)
Provided. We encourage the applicant to scale back the plantings, particularly those that consume more water. We rarely see 100% water budgets used in landscaping plans, and given the current drought, we encourage the applicant to find ways to reduce water consumption.
HARDSCAPE (MDA Calculations shown?)
MDA calculations not provided.
FENCE/GATES (Style, Height)
EDPC observed deer on the property during our field trip. Staff should ensure there is an open corridor for wildlife to navigate. Staff should investigate if the existing fence along the northern property line should be moved in 6 feet or replaced with a wildlife friendly fence at that location.
LOS ALTOS HILLS POLICIES:
OUTDOOR LIGHTING (Home entry point lights, Pathway lights, Up/Down lights, String lights) The superintendent at the job site mentioned that recessed light(s) are coming in this roof eave. Staff to verify the light output will conform.
There are 2 very large walk-over skylights on the North side of the property. While they are likely to glow bright, EDPC is ok as there is a lot of trees proposed on the North side and should mitigate the light emission.
All exterior lighting must conform to the town’s dark sky standards:
Maximum Light Emission
(Lumens, Φv)
Maximum Color Temperature
(Kelvin, K)
Path Lights 200 2700
Step Lights 110 2700
Exterior Wall Sconces 600 3000
Front Door Pendants 600 3000
Gate Lights 600 3000
MISC
EDPC observed a shiny copper element on the roof. Staff should ensure all parts of the home’s exterior are dark and matte.
1 To: Los Altos Hills Planning Department
From: Open Space Committee
Date: 9/30/2021
Property address: 12869 La Cresta Drive
Date of Site Visit: 9/30/2021
Lands of unknown APN 175-44026
Town
Planner
Jeremy Loh Project
Number
SD21-0079
Reason for review (check one)
Major Remodel
BACKGROUND
This site was previously reviewed by the Environmental Design & Protection Committee, which recommended that the Open Space Committee also review it for a possible open space.
There is an existing narrow “slope easement” along the eastern edge of the lot bordering La Cresta Drive. The area along La Cresta Drive has a slope >=30%, extending 50’ uphill from the eastern edge of the property
OSC Final RECOMMENDATION FOR THIS PROPERTY
Date of OSC review:10/20/2021
Voting of review: unanimous
The OSC recommends the creation of an open space easement extending from the eastern edge of the property uphill approximately 50’ to a line parallel the eastern property line as shown in the green area marked on attached plan. Any fencing in this area must permit the passage of wildlife, and landscape planting must be native. "UUBDINFOU
2 Area proposed for an open space easement with a view looking North. La Cresta drive is on the right.
Area proposed for an open space easement with a view looking Northeast.
3 Existing slope easement shown in red. Proposed opens space easement shown in green.
NAME OF CLIENT NICOLAS SUTARDJA C/O PARAGON CUSTOM BUILDERS 244 KELLOGG AVE PALO ALTO, CA 94301 SITE DATA 12869 LA CRESTA DRIVE APN: 175-44-026 OCCUPANCY: R-3/U CONSTRUCTION TYPE: V-B PROJECT DESCRIPTION Our proposal for 12869 La Cresta Drive aims to bring the house and site back into connection with nature.The design enfolds an existing foundation that was intended for a partially constructed Spanish Style home (designed by another architect). Our proposal eschews the formalities and large presence of the previous version looming over the landscape in favor of a new form of coherence that synthesizes the particularities of the foundation with a new set of ordering principles. The initial act of the project is to restore the original hillside topography, re-burying the lower level of the house into the earth. This key move produces two distinct environments: Above, the upper level effectively becomes a single story house nestled on a hill. Its perimeter touches the ground on all sides, reducing the perceived scale of the house, while allowing for an immediate and fluid connection between inside and outside all around. Above, six ‘horns’ or differently oriented skylights and clerestories, act as instruments to register the cycles of the day. Four of the horns comprise the main living space of the house—a large space that provides an open context for a more nomadic appropriation of space— allowing its occupants to discover the changing conditions of light across time and seasons, connecting their everyday experiences to a greater environmental awareness. Along with the precise engineering of the building systems themselves, this project becomes a precisely calibrated perceptual and technical instrument of sustainability. Below, contained within the hill is a wholly other kind of space. It selectively opens itself to the landscape outside through a series of separate and distinctly different openings. All of these openings tunnel through the hill and are intentionally disconnected from wall plane of the upper level and from each other. This both further reinforces the perception of single-story-ness above and minimizes their collective visual impact below. Each opening produces a unique micro-environment for the spaces of lower level to enjoy. NOTES 12869 La Cresta Drive Los Altos Hills, CA December 22, 2021 Planning Submission R.2 INDEX OF DRAWINGS L1.0 ENLARGED LANDSCAPE PLAN L0.0 LANDSCAPE COVER SHEET G-000 COVER SHEET ARCHITECTURAL LANDSCAPE & SCREENING L2 LANDSCAPE PLANTING PLAN L2.1 PLANT SPECS L3 LANDSCAPE LIGHTING PLAN L3.1 LANDSCAPE LIGHT SPECS L4 LANDSCAPE DETAILS I-1 IRRIGATION PLAN I-2 IRRIGATION LEGEND AND NOTES IRRIGATION & WATER I-3 IRRIGATION DETAILS I-4 IRRIGATION DETAILS I-5 IRRIGATION DETAILS I-6 IRRIGATION DETAILS AND WATER CALCS. C-1.0 TITLE SHEET C-1.1 OVERALL SITE PLAN (PROPOSED TOPOGRAPHY) CIVIL C-2.0 GRADING AND DRAINAGE PLAN C-2.1 GRADING AND DRAINAGE PLAN C-3.0 UTILITY PLAN C-3.1 UTILITY PLAN C-4.0 DETAILS C-4.1 DETAILS C-4.2 DETAILS C-5.0 GRADING SPECIFICATIONS ER-1 EROSION CONTROL PLAN PLAN RESUBMISSION ADDRESSING SEPTEMBER 24, 2021 COMMENT LETTER FROM THE TOWN L0.1 CONDITIONS OF APPROVAL L1.1 ENLARGED LANDSCAPE LOWER SLOPE PLAN ER-2 EROSION CONTROL DETAILS G-000.00 NTS COVER SHEET GENERAL NOTES /STAMP NO12345 REVISION/ISSUE DATE DATE SCALE DRAWING TITLE SHEET NUMBER PAGE PROJECT ARCHITECTURAL DESIGNER12869 La Cresta Drive Los Altos Hills California ARCHITECT OF RECORD Jon Lott 346 Morgan Ave. Brooklyn, NY 11211 STRUCTURAL ENGINEER FWCSE 2300 Clayton Rd. Suite 1510 Concord, CA 94520 925.280.0098 LIGHTING DESIGN O-LLC Lighting Design 5831 N Albina Avenue Portland, OR 97217 503.914.6650 ELECTRICAL Monterey Energy Group 26465 Carmel Rancho Blvd. #8 Carmel, CA 93923 831.372.8328 CIVIL ENGINEER ROMIG Engineers 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 IRRIGATION ENGINEER GENERAL CONTRACTOR HVAC / PLUMBING / ENVIRONMENTAL December 22, 2021 Nutek Engineers 600 Magdalena Ave Los Altos, CA 94024 650.796.7553 Jared Wilcox Paragon Custom Builders 408.203.4140 Russell D. Mitchell & Associates 2760 Camino Diablo Walnut Creek, CA 94597 925.939.3985 GEOTECHNICAL ENGINEER Lea & Braze Engineering 2495 Industrial Parkway West Hayward, CA 94545 510.887.4086 APN 175-44-026 WOJR William O'Brien Jr. LLC 280 Broadway Cambridge, MA 02139 [email protected] +1 617.285.3772 LANDSCAPE DESIGN Daniel Nolan Daniel Nolan Design [email protected] 864.323.2140 Attachment 8
SHEET
ISSUE: PERMIT
SCALE:
DRAWN:
DATE: 12869 LA CRESTA DRIVE
LOS ALTOS HILLSCALIFORNIA 94022
AS NOTED
KV
07.01.21 D A N I E L N O L A N D E S I G N [email protected] DANIELNOLANDESIGN.COM R1 12.20.21 1
PREPARED BY:
DANIEL NOLAN 12.20.21
REVISIONSLANDSCAPE
COVER SHEET
L0.0
0 10 20 30 40 50 FT
SCOPE OF WORK:
IN CONJUNCTION WITH THE REMODEL OF THE EXISTING HOUSE BY ARCHITECT (PERMIT #BLD19-0298); THE SITEWORK SCOPE INCLUDES: NEW CONCRETE SITE WALLS, NEW LOWER FLOOR SUBTERRANEAN POOL AND
GARDEN TERRACES, NEW PERMEABLE PAVER DRIVEWAY, NEW PERIMETER FENCING, NEW AUTO GATE & KEYPAD,
NEW ENTRY STEPS AND PAVER LANDING/TERRACES, NEW PLANTINGS THROUGHOUT, NEW LANDSCAPE BOULDERS AND LANDSCAPE LIGHTING.
EQ EQUAL
FG FINISH GRADE
TBD TO BE DETERMINED
O.C. ON CENTER
SIM SIMILAR
NOM NOMINAL
NA NOT APPLICABLE
LD LANDSCAPE DESIGNER
ARCH ARCHITECT
VIF VERIFY IN FIELD
AR ARBORIST REPORT
DS DOWNSPOUT
TBR TO BE REMOVED
TYP TYPICAL
PTDF PRESSURE TREATED DOUGLAS FIR
REINF REINFORCED
CONC CONCRETE
B VICINITY MAP
NTS
A LANDSCAPE SITE PLAN
SCALE: 1"= 20'-0"
SITEWORK & LANDSCAPE RENOVATIONS:
12869 LA CRESTA DR
LOS ALTOS HILLS, CA
ABBREVIATIONS:
(E) EXISTING
(N) NEW
HT HEIGHT
MAX MAXIMUM
MIN MINIMUM
P.A. PLANTING AREA
P.L. PROPERTY LINE
TYP TYPICAL
TW TOP OF WALL
BW BOTTOM OF WALL
WM WATER METER
GM GAS METER
SAD SEE ARCHITECT'S DRAWING
SCD SEE CIVIL DRAWINGS
SSD SEE STRUCTURAL DRAWINGS
DN DOWN
CLR CLEAR
HDR HEADER
LANDSCAPE SHEET INDEX:
L0.0 LANDSCAPE COVER SHEET, PLOT PLAN & GENERAL NOTES
L0.1 CONDITIONS OF APPROVALS
L1.0 ENLARGED LANDSCAPE PLAN
L1.1 ENLARGED LANDSCAPE LOWER SLOPE PLAN
L2.0 PLANTING PLAN
L2.1 PLANTING SPECS
L3.0 LANDSCAPE LIGHTING & UTILITY PLAN
L3.1 LANDSCAPE LIGHTING & UTILITY SPECIFICATIONS
L4.0 LANDSCAPE DETAILS
LANDSCAPE DESIGNER:
DANIEL NOLAN DESIGN
552 VERMONT STREET
SAN FRANCISCO, CA 94107
PROJECT MANAGER:
KALMAN VARGA
[email protected]
805.975.7157
PROJECT SITE:
12869 LA CRESTA DR
LOS ALTOS HILLS
ARCHITECT:
WOJR
280 BROADWAY
CAMBRIDGE, MA 02139
PROJECT MANAGER:
JOHN TODD
[email protected]
617.285.3772
1. CONTRACTOR SHALL PROVIDE ALL WORK AND MATERIALS IN ACCORDANCE WITH APPLICABLE GOVERNMENTAL AND PUBLIC UTILITY REGULATIONS.
2. THE CONTRACTOR IS RESPONSIBLE FOR SECURING AND PAYING FOR ALL PERMITS AND CONNECTIONS FEES.
3. CONTRACTOR SHALL VERIFY ALL FIELD DIMENSIONS AND CONDITIONS. REPORT DISCREPANCIES TO THE LANDSCAPE DESIGNER PRIOR TO CONSTRUCTION. CONTRACTOR ACCEPTS LIABILITY BY NOT REPORTING ANY DISCREPANCY TO THE LANDSCAPE ARCHITECT IN WRITING.
4. CONTRACTOR SHALL VISIT THE PROJECT SITE AND SHALL BASE HIS BID ON THE EXISTING CONDITIONS, NOTWITHSTANDING ANY INFORMATION SHOWN OR NOT SHOWN ON THE DRAWINGS.
5. ALL WORK SHALL BE PERFORMED SO AS NOT TO CAUSE DAMAGE TO ADJACENT PROPERTIES, STRUCTURES, UTILITIES, PAVEMENT, AND LANDSCAPING. CONTRACTOR SHALL PATCH, REPAIR, OR REPLACE AT HIS OWN EXPENSE, ANY SUCH ITEMS DAMAGED, TO THE COMPLETE SATISFACTION OF THE OWNER.
6. THE CONTRACTOR AND SUBCONTRACTORS SHALL PURCHASE AND MAINTAIN CERTIFICATES OF INSURANCE WITH
RESPECT TO WORKMAN'S COMPENSATION, PUBLIC LIABILITY AND PROPERTY DAMAGE FOR THE LIMITS AS REQUIRED BY LAW. THE CONTRACTOR SHALL BE RESPONSIBLE FOR INITIATING, MAINTAINING, AND SUPERVISING ALL SAFETY PRECAUTIONS IN CONNECTION WITH THE WORK.
7. NO WORK DEFECTIVE IN CONSTRUCTION OF QUALITY OR DEFICIENT IN ANY REQUIREMENT OF THE DRAWINGS OR
NOTES WILL BE ACCEPTABLE IN CONSEQUENCE OF THE OWNER'S OR LANDSCAPE DESIGNER'S FAILURE TO DISCOVER OR POINT OUT DEFECTS OR DEFICIENCIES DURING CONSTRUCTION. DEFECTIVE WORK REVEALED WITHIN THE TIME REQUIRED BY GUARANTEES SHALL BE REPLACED BY WORK CONFORMING WITH THE INTENT OF THE CONTRACT.
8. THE CONTRACTOR SHALL BE GOVERNED BY THE CITY REGULATIONS WHEREIN THE WORK IS TO BE PERFORMED,
REGARDING PARKING, RECEIVING, HANDLING, AND STORAGE OF MATERIALS AND EQUIPMENT AND SAFETY, FIRE AND
OTHER REGULATIONS, AND SHALL KEEP THE PREMISES, STREETS AND SIDEWALKS CLEAN OF DEBRIS CAUSED BY ITS WORK. THE CONTRACTOR SHALL MAINTAIN PROPER ACCESS TO AREAS WITHIN THE BUILDING AT ALL TIMES.
19. PROTECT NEW MATERIALS AND FINISHES FORM DAMAGE WHICH MAY OCCUR FROM CONSTRUCTION, DUST, WATER, ETC. ERECT FENCES, CLOSURE WALLS, BARRICADES, EXCAVATION COVERS, ETC. AS REQUIRED TO PROTECT THE PUBLIC AND SECURE THE JOB SITE DURING THE PERIOD OF CONSTRUCTION. PATCH, REPAIR, OR REPLACE DAMAGE TO NEW AND EXISTING MATERIALS, FINISHES, STRUCTURES, AND EQUIPMENT FOR A COMPLETE AND FINISHED JOB. ANY DAMAGES WHICH OCCUR ARE THE FINANCIAL RESPONSIBILITY OF THE CONTRACTOR.
10. REMOVE RUBBISH AND WASTE MATERIALS ON A REGULAR BASIS AND EXERCISE STRICT CONTROL OVER JOB
CLEANING TO PREVENT ANY DIRT, DEBRIS, OR DUST FROM AFFECTING, IN ANY WAY, FINISHED AREAS IN OR OUTSIDE JOB SITE.
11. CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, EQUIPMENT AND SERVICES NEEDED TO COMPLETE THE WORK AS SHOWN IN THE DRAWINGS AND SPECIFIED HEREIN.
AGENCIES:
1. CODES AND REGULATIONS: ALL WORK (LABOR AND MATERIALS, SUBS AND SERVICES) SHALL BE IN ACCORDANCE WITH ALL APPLICABLE CODES AND REGULATIONS OF ANY GOVERNING JURISDICTION. CONTRACTOR ALSO TO COORDINATE ANY
TESTS AND/OR INSPECTIONS AS REQUIRED BY ANY OF THE GOVERNING JURISDICTIONS OR ANY AUTHORIZED AGENT AS PER THESE CONTRACT DOCUMENTS. CONTRACTOR IS TO PAY FOR ALL PERMITS, TESTS AND OTHER FEES.
2. CONTRACTORS QUALIFICATIONS: CONTRACTOR IS TO BE A LICENSED, INSURED PROFESSIONAL WITH A QUALIFIED SUPERINTENDENT, FOREMAN AND LABORERS. WORK IS TO BE PERFORMED IN A FIRST-CLASS MANNER. IN APPROPRIATE WEATHER CONDITIONS, THE SITE IS TO BE CLEANED DAILY.
DRAWINGS:
1. ACCURACY: BASE SHEET ACCURACY IS APPROXIMATE; IT MAY NOT BE FROM AN ACTUAL SURVEY. IT MAY BE FROM AN UNVERIFIED COPY OR TRACING OR FROM APPROXIMATE FIELD MEASUREMENTS. IT IS THE RESPONSIBILITY OF THE
CONTRACTOR TO CHECK MEASUREMENTS AND ACTUAL SITE CONDITIONS IN THE FIELD, AND TO BRING ANY
DISCREPANCIES BETWEEN DRAWINGS AND ACTUAL CONDITIONS TO THE ATTENTION OF THE LANDSCAPE DESIGNER BEFORE PROCEEDING.
2. DIAGRAMMATIC NATURE: THE LIMITATION OF THE DRAWINGS REQUIRES THEM TO BE SOMEWHAT DIAGRAMMATIC IN NATURE, NOT NECESSARILY BEING TOTALLY INCLUSIVE OF EVERY LAST DETAIL. THE CONTRACTOR'S RESPONSIBILITY IS
TO PRODUCE A PRODUCT COMPLETE WITH ALL STANDARD COMPONENTS, INCLUDING ALL LABOR, MATERIALS, SUBS AND SERVICES BASED ON THE FULL INTENT OF THE DRAWINGS. THE CONTRACTOR IS NEVER TO WILLFULLY PERFORM IN
ACCORDANCE WITH OBVIOUS ERRORS IN THESE DOCUMENTS, BUT SHOULD BRING ANY SUCH CASES TO THE IMMEDIATE ATTENTION OF THE LANDSCAPE DESIGNER.
3. REGULATIONS TO SUPERSEDE DRAWINGS: SHOULD THESE DOCUMENTS IN ANY WAY NOT BE IN FULL ACCORDANCE WITH ANY APPLICABLE CODES AND REGULATIONS, THE CODES SHALL GOVERN. LANDSCAPE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY, IF THERE IS A DISCREPANCY BETWEEN THE LOCAL REGULATIONS AND THE DOCUMENTS.
4. DIMENSIONS AND ELEVATIONS: WRITTEN DIMENSIONS ON DRAWING SHALL SUPERSEDE SCALED MEASUREMENTS.
GRADE ELEVATIONS AND CONTOUR LINES FOR BERMS, WHEN NOT PART OF COMPLETE GRADING PLAN, REPRESENT GRADE DIFFERENCES FROM THE IMMEDIATE SURROUNDING PLANE.
5. DETERMINING QUANTITIES: WRITTEN QUANTITIES INDICATED ON DRAWINGS INDICATED ARE APPROXIMATE AND NOT NECESSARILY CORRECT. EXACT AMOUNTS TO BE CALCULATED BASED ON SPECIFICATIONS AND ACTUAL FIELD CONDITIONS. FIELD MEASURE SITE PRIOR TO BID.
SITE CONDITIONS:
1. SITE FAMILIARITY: IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO FAMILIARIZE HIMSELF WITH ALL ACTUAL SITE
CONDITIONS AND BRING ANY DISCREPANCIES BETWEEN SUCH AND THE DRAWINGS TO THE IMMEDIATE ATTENTION OF THE LANDSCAPE ARCHITECT BEFORE PROCEEDING.
2. LOCATING UTILITIES: IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO LOCATE ALL UNDERGROUND UTILITIES AND STRUCTURES, CONTACTING ALL APPROPRIATE AGENCIES AS NEEDED TO DETERMINE SUCH. THE CONTRACTOR SHALL THEN STAKE THEM OUT TO PROTECT THEM FROM BEING DAMAGED DURING WORK. CALL U.S.A. UNDERGROUND SERVICE PRIOR TO ALL TRENCHING.
3. PROTECTING PROPERTY: ALL EXISTING TREES OR OTHER FEATURES WHICH ARE TO BE SAVED ARE TO BE APPROPRIATELY PROTECTED FROM ANY DAMAGE THEY MAY INCUR DURING CONSTRUCTION OR FROM VANDALISM. IT IS
THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECT THE OWNER FROM ANY OF THE ABOVE AND TO ASSUME THE LIABILITY FOR ANY DAMAGES OR LOSSES.
4. COORDINATE WITH PAVING CONTRACTORS TO INSURE THAT REQUIRED SLEEVES ARE IN PLACE PRIOR TO POURING ANY CONCRETE, A.C. PAVING, OR BASE ROCK PREPARATIONS, OR LAYING ANY MODULE PAVING.
GENERAL NOTES:
N
S
W E
Jun 22
Jun 22
Dec 22
Dec 22
A=28
A=75 PROPERTY INFORMATION:
APN: 175-44-026
OCCUPANCY CLASSIFICATION: R-3
NUMBER OF STORIES: 2
TYPE OF CONSTRUCTION: VB
SPRINKLERS EQUIPPED IN BUILDING?: YES
N
S
E
W
Jun 22
Jun 22
Dec 22
Dec 22
A=28
PROJECT
NORTH
A=75
S
E
W
490
489
505
503
501
500
498
498
499
499
500
501
502
504
@492.50
490
503
505
505
504
503
502
501
500
499
498
497
496
495
494
505
500
BATTERY BATTERY BATTERY BATTERY
HEAT PUMP HEAT PUMP HEAT PUMP HP WINE
505
510
494.50
510
495
493
494
500
BATTERY
GATE KEYPAD
EQUIPMENT CLEARANCE
20'-0"
FENCE ALIGNS TO PROPERTY BOUNDARY
PG&E
3'-0"
3'-0"
3'-0"
ELECTRICAL SHUT OFF
485
502
504
494
497
493
492
498
505
495
496
TW=495.00
491
490
494
490
495
496
497
40' B.S.L.
30' B.S.L.
30' B.S.L.
30' B.S.L.
ANCHOR EASEMENT
45' FENCE SETBACKFROM CL OF LA CRESTA
10' PUE
10' GRADING SETBACK
10' GRADING
SETBACK
SLOPE
EASEMENT
15' DRIVEWAY
EASEMENT
+ 505.00
+ 504.00
+ 503.00
+ 502.00
+ 501.00
+ 500.00
+ 499.00
+ 498.00
+ 497.00
+ 496.00
+ 495.00
+ 490.00
+ 487.00
+ 488.50
+ 491.00
+ 487.00
+ 491.00
40' B.S.L.
50' OPEN SPACE EASEMENT
[NATIVE PLANTINGS]
30'-0"
2'-0"
EXISTING TREE CANOPY, TYP.
EXISTING TREE TRUNK TO REMAIN, TYP.
RENOVATED HOUSE
SAD
(N) DRIVEWAY
(N)
LOWER FLOOR
GARDEN
(N)
LOWER FLOOR
GARDEN
(N)
LOWER FLOOR
GARDEN
(N) MECH. AREA
(N) ELEC. UTILITY CABINET, SAD
PROPERTY LINE
(N) HYDRAULIC AUTO GATE,
SAD AND L1
(N)
GUEST PARKING
(N) ENTRY STEPS, SEE L1
FOR MORE INFO
(N) SITE WALL, SAD AND L1
OPENING TO LOWER FLOOR TERRACE, SAD, TYP.
LINE OF EASEMENT, SCD
GARAGE OPENING BELOW, SAD
L A C R E S T A
25' WIDE
(E) OAK TREES PREVIOUSLY SHOWN AS
REMOVED ARE TO REMAIN
(N)
OUTDOOR DINING
(E) OAK TREES PREVIOUSLY SHOWN AS
REMOVED IS TO REMAIN
[4] OF [4] NEW COAST LIVE OAKS
PROPOSED (SEE PLANTING PLAN L2.0)
OWNER:
NICHOLAS SUTARDJA C/O WEIJIN DAI
SUTARDJA 1996 CHILDREN'S TRUST FBO NS
12869 LA CRESTA DRIVE
LOS ALTOS HILLS, CA 94022
1. THIS PLAN SET IS SCALED TO A 24 X 36 PAPER SIZE.
2. SEE ENLARGED LANDSCAPE PLAN L1 FOR MORE INFORMATION. LEGEND SHOWN ON L1.
3. PLANTINGS SHOWN DIAGRAMMATICALLY, SEE SCREENING PLAN L2 FOR MORE INFORMATION.
3. SITE PLAN TOPOS PROVIDED BY LEA & BRAZE ENGINEERS, INC DATED 04.01.21
4. ARCHITECTURAL PLANS PROVIDED BY WOJR DATED 04.01.21
5. ALL IMPROVEMENTS SHALL BE LOCATED ON PRIVATE PROPERTY AND WITHIN THE PROPERTY BOUNDARY.
LANDSCAPE PLAN GENERAL NOTES:
1 1
1 1
1 1
1 1
1 1
1
SHEET
ISSUE: PERMIT
SCALE:
DRAWN:
DATE: 12869 LA CRESTA DRIVE
LOS ALTOS HILLSCALIFORNIA 94022
AS NOTED
KV
07.01.21 D A N I E L N O L A N D E S I G N [email protected] DANIELNOLANDESIGN.COM R1 12.20.21 1
PREPARED BY:
DANIEL NOLAN 12.20.21
REVISIONSCONDITIONS OF
APPROVAL
L0.1
CONDITIONS OF APPROVAL:
SD18-0001:
COA #6: ALL EXISTING TREES AND SHRUBS TO THE EAST AND SOURH OF THE STRUCTURE ON THE EXISTING SLOPES SHALL BE PRESERVED AND PROTECTED.
COA #7: FOR ANY OAK TREE BEING REMOVED, A MINIMUM OF THREE OAK TREES OF THE SAME SPECIES AT 24" BOX SIZE SHALL BE PLANTED ON THE PROERTY.
SD21-0079:
1.ANY REVISIONS OR ADDITIONS TO THE APPROVED GRADING AND DRAINAGE PLAN SHALL BE SUBITTED FOR REVIEW BY THE ENGINEERING DEPARTMENT. THE PLAN SHALL BE REVIEWED BY THE ENGINEERING DEPARTMENT AND APPROVED PRIOR TO COMMENCEMENT OF THIS PROJECT. THE APPROVED PLAN SHALL BE STAMPED AND SIGNED BY THE PROJECT ENGINEER AND SHALL SUPERSEDE THE PREVIOUSLY APPROVED GRADING DRAINAGE PLAN.
2. NO GRADING SHALL TAKE PLACE DURING THE GRADING MORATORIUM (OCTOBER 1 AND APRIL 30) EXCEPT WITH PRIOR APPROVAL FROM THE CITY ENGINEER. NO GRADING SHALL TAKE PLACE WITHIN TEN FEET OF ANY PROPERTY LINE.
3. AN ENCROACHMENT PERMIT SHALL BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT FOR ALL WORK PROPOSED IN THE PUBLIC RIGHT-OF-WAY. NO WORK WITHIN THE PUBLIC RIGHT-OFWAY SHALL COMMENCE WITHOUT AN ENCROACHMENT PERMIT.
PRIOR TO FINAL APPROVAL
4. ANY, AND ALL AREAS ON THE PROJECT 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.
5. ALL IRRIGATION SYSTEMS MUST BE LOCATED AT LEAST THREE FEET FROM THE TOWN'S PATHWAYS AND OUTSIDE OF THE PUBLIC RIGHT OF WAY AND PUBLIC UTILITY EASEMENTS. THE TOWN STAFF SHALL INSPECT THE SITE AND ANY
DEFICIENCIES SHALL BE CORRECTED TO THE
SATISFACTION OF THE ENGINEERING DEPARTMENT PRIOR TO FINAL INSPECTION.
FIRE DEPARTMENT PLAN REVIEW NO. 21 3839
1. REVIEW OF THIS DEVELOPMENTAL PROPOSAL IS LIMITED TO ACCEPTABILITY OF SITE ACCESS, WATER SUPPLY AND MAY INCLUDE SPECIFIC ADDITIONAL REQUIREMENTS 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.
2. EMERGENCY GATE / ACCESS GATE REQUIREMENTS: (AS SHOWN ON SHEET L0 AND L4.0) GATE INSTALLATIONS SHALL CONFORM WITH FIRE DEPARTMENT STANDARDS DETAILS AND SPECIFICATIONS D-1 AND, WHEN OPEN SHALL NOT OBSTRUCT ANY PORTION OF THE REQUIRED WIDTH OF 14' FOR EMERGENCY ACCESS ROADWAYS OR DRIVEWAYS. LOCKS, IF PROVIDED, SHALL BE FREE DEPARTMENT APPROVED PRIOR TO INSTALLATION. GATES ACROSS THE EMERGENCY ACCESS ROADWAYS SHALL BE EQUIPPED WITH AN APPROVED ACCESS DEVICES. IF THE GATES ARE OPERATED ELECTRICALLY, AND APPROVED KNOX KEY SWITCH SHALL BE INSTALLED; IF THEY ARE OPERATED MANUALLY, THEN AN APPROVED KNOX PADLOCK SHALL BE INSTALLED. CFC SEC. 503.6 AND 506. AFTER INSTALLATION, CONTACT 408-341-4420 TO SCHEDULE AN INSPECTION TO VERIFY OPERATION OF THE KNOX PRODUCT. 1
SHEET
ISSUE: PERMIT
SCALE:
DRAWN:
DATE: 12869 LA CRESTA DRIVE
LOS ALTOS HILLSCALIFORNIA 94022
AS NOTED
KV
07.01.21 D A N I E L N O L A N D E S I G N [email protected] DANIELNOLANDESIGN.COM R1 12.20.21 1
PREPARED BY:
DANIEL NOLAN 12.20.21
REVISIONSENLARGED
LANDSCAPE PLAN
L1.0
490
489
505
503
501
500
498
498
499
499
500
501
502
504
@492.50
490
503
505
505
504
503
502
501
500
499
498
497
496
495
494
505
500
BATTERY BATTERY BATTERY BATTERY
HEAT PUMP
HEAT PUMP
HEAT PUMP HP WINE
505
510
494.50
510
495
493
494
500
BATTERY
GATE
KEYPAD
EQUIPMENT CLEARANCE
20'-0"
FENCE ALIGNS TO
PROPERTY BOUNDARY
ELECTRICAL SHUT OFF
502
504
494
497
493
492
498
505
495
496
TW=495.00
491
490
494
490
495
496
497
30' B.S.L.
30' B.S.L.
9' X 18' 9' X 18'
30' B.S.L.
+ 493
FFE 506.50
+ 496.25
+ 493.65
+ 493
+ 505.50
+ 501.00
+ 496.50
+ 495.00
+ 493.50
+ 499.50
+ 498.00
+ 505.00
504.00 + + 502.50
TW 510.50 +
+ BW 505.50
+ 505.50
9' X 18'
+ 506.50
+ 506.50
+ 505.50
FFE 506.50
FFE 506.50 FFE 506.50 FFE 506.50 FFE 506.50
+ 505.50 + 505.50 + 505.50 + 505.50
ANCHOR EASEMENT
+ 492.40
+ 493.65
10' PUE
10' GRADING
SETBACK
15' DRIVEWAY
EASEMENT
+BW 487.25 +TW 491.00
+ 505.00
+ 504.00
+ 503.00
+ 502.00
+ 501.00
+ 500.00
+ 499.00
+ 498.00
+ 497.00
+ 496.00
+ 495.00
+ 490.00
+ 491.00
+ 491.00
30'-0"
2'-0"
DRIVEWAY
SCD
GUEST
PARKING
PROPOSED RESIDENCE
SAD
ENLARGED SITE PLAN
Scale: 1" = 10'-0"
1 0 10 20 30 40 50 FT
LANDSCAPE KEY NOTES
2 3
4 (N) PERMEABLE PAVER DRIVEWAY AND PARKING, SEE DETAIL 3/L4.0 5 6
7 8
9 OVERALL KEY PLAN
Scale: 1" = 40'-0"
490
489
505
503
501
500
498
498
499
499
500
501
502
504
@492.50
490
503
505
505
504
503
502
501
500
499
498
497
496
495
494
505
500
BATTERY BATTERY BATTERY BATTERY
HEAT PUMP HEAT PUMP HEAT PUMP HP WINE
505
510
494.50
510
495
493
494
500
BATTERY
GATE KEYPAD
EQUIPMENT CLEARANCE
20'-0"
FENCE ALIGNS TO PROPERTY BOUNDARY
PG&E
3'-0"
3'-0"
3'-0"
ELECTRICAL SHUT OFF
485
502
504
494
497
493
492
498
505
495
496
TW=495.00
491
490
494
490
495
496
497
40' B.S.L.
30' B.S.L.
30' B.S.L.
30' B.S.L.
+ 493
FFE 506.50
+ 496.25
+ 493.65
+ 493
+ 505.50
+ 501.00
+ 496.50
+ 495.00
+ 493.50
+ 499.50
+ 498.00
+ 505.00
504.00 + + 502.50
TW 510.50 +
+ BW 505.50
+ 505.50
+ 506.50
+ 506.50
+ 505.50
FFE 506.50
FFE 506.50 FFE 506.50 FFE 506.50 FFE 506.50
+ 505.50 + 505.50 + 505.50 + 505.50
ANCHOR EASEMENT
+ 492.40
+ 493.65
45' FENCE SETBACKFROM CL OF LA CRESTA
10' PUE
10' GRADING SETBACK
10' GRADING
SETBACK
SLOPE
EASEMENT
15' DRIVEWAY
EASEMENT
+BW 487.25
+487.00
2%
+TW 491.00
GRILL
+ 505.00
+ 504.00
+ 503.00
+ 502.00
+ 501.00
+ 500.00
+ 499.00
+ 498.00
+ 497.00
+ 496.00
+ 495.00
+ 490.00
+ 487.00
+ 488.50
+ 491.00
+ 487.00
+ 491.00
40' B.S.L.
50' OPEN SPACE EASEMENT
[NATIVE PLANTINGS]
30'-0"
2'-0"
LEGEND
PROPERTY LINE, SEE SURVEY
SETBACK LINE
(N) STEP RISER (DOWNWARD DIRECTION) 6"HT
(EXISTING TREE TO REMAIN,
SEE SCREENING PLAN L2.0 FOR TRUNK DIAM AND
SPECIES (FROM SURVEY)
+ 00.00
+ TW 00.00 / + BW 00.00
(E) 6' HT SEMI OPEN WOOD FENCE
SPOT ELEVATION
TOP/BOTTOM OF WALL, SCD
(N) NEW AUTO GATE KEYPAD, SAD
(N) HYDRAULIC AUTO GATE BOLLARDS, SEE DETAIL 2/L4.0
(N) CONCRETE RETAINING WALLS, TYP., SAD & SCD
LINE OF (N) TRASH CLOSET BELOW, SAD
(N) DOWNSPOUT, SAD & SCD
(N) MECHANICAL AREA, SAD
(N) OPENING TO HOUSE LOWER SUBTERRANEAN TERRACE, SAD
(N) PG&E UTILITY CLOSET, SEE OVERALL SITE PLAN L1.0 FOR
LOCATIONS, SAD
10 (N) 42" HT GUARDRAIL, SAD
11 (N) STONE BLOCK LANDING, 3'W X 1'DEEP X 6" HT AT EXTERIOR
DOOR, SAD
12 13
14 15
(N) CONCRETE ENTRY LANDING, SAD
16 17
19 (N) PERMEABLE PAVER TO MATCH DRIVEWAY PAVER SPEC,
SEE DETAIL 3/L4.0
(N) LANDSCAPE BOULDER
(N) 3/8" ANGULAR GRAVEL PATH (3" THICK ) OVER 5" UNCOMPACTED PERMEABLE CLASS II BASE ROCK AND 95% COMPACTED SUBGRADE. UNBOUND EDGES OF WALKWAY TO HAVE 6"HT STEEL LANDSCAPE EDGING, PERMALOC OR SIM. MANUF. (N) 8" HT STEEL LANDSCAPE EDGE (PERMALOC OR SIM. MANUF.), SUNK 2" TO MAINTAIN 6" RISER HEIGHT FOR ENTRY PATH STEPS
(N) LARGE STATURE TREE SHOWN DIAGRAMMATICALLY, TYP., SEE SCREENING PLAN L2.0 FOR MORE INFORMATION
(N) WOOD FENCE TO MATCH AUTO GATE, SEE DETAIL 1/L4.0
2 (N) 6' HT CEDAR SEMI OPEN FENCE
EASEMENT LINE, SEE SURVEY
1 3
4 4
4 5
6 7
8 8
8 8
4 8
10 10
11 TYP.
TYP.
TYP.
TYP.
TYP.
11 TYP.
TYP. 11
12 12
13 TYP.
14 TYP.
14 TYP.
14 TYP. 15
16 TYP.
17 TYP.
17 TYP.
18 TYP.
18 TYP.
1. ALL IMPROVEMENTS SHALL BE LOCATED ON PRIVATE PROPERTY AND WITHIN THE PROPERTY BOUNDARY.
2. 42" HT GUARDRAILS REQUIRED ALONG OPEN SIDES OF WALKING SURFACES INCLUDING STAIRS THAT ARE LOCATED MORE THAN 30 INCHES MEASUREED VERTICALLY TO THE FLOOR OR GRADE BELOW ANY POINT WITHIN 36 INCHES HORIZONTALLY TO THE EDGE OF THE OPEN SIDE PER CRCR312. GUARDRAIL HEIGHT MEASURED VERTICALLY ABOVE THE ADJACENT WALKING SURFACE OR THE LINE CONNECTING THE LEADING EDGES OF STAIRS TREADS. OPENINGS IN THE GUARDRAIL SHALL NOT ALLOW THE PASSAGE OF A 4" DIAMETER SPHERE TO PASS THROUGH.
3.STAIRS MUST HAVE A MINIMUM WIDTH OF 36" PER CRC R311.7.1. STAIR TREADS MUST HAVE A MINIMUM OF 10" PLUS TREAD NOSING AND A MAXIMUM RISER HEIGHT OF 7-3/4" PER CRC R311.7.5. ALL STAIRS MUST HAVE A MINIMUM LANDING OF 36" AT TOP AND BOTTOM. ALL STAIRS TO HAVE A LIGHT TO ILLUMINATE WALKING SURFACE PER CRC R311.7.9. SEE DETAILS FOR MORE INFO.
4. ALL STAIRS WITH MORE THAN [3] RISERS ARE REQUIRED BY CRC311.7.8 TO HAVE HANDRAIL. HANDRAILS SHALL BE GRIPPABLE WITH AN OUTER DIAMETER OF 1-1/4” TO 2”. SPACE BETWEEN THE HANDRAIL AND THE WALL SHALL NOT BE LESS THAN 1-1/2”. HANDRAIL CONNECTION SHALL BE DESIGNED TO WITHSTANDING A 200-POUND LOAD APPLIED IN ANY DIRECTION AT ANY POINT ALONG THE TOP OF THE RAIL.
5. ALL WOOD EXPOSED TO THE WEATHER TO BE DECAY RESISTANT OR PRESSURE TREATED LUMBERS PER CRC R317.1. ALL WOOD IN CONTACT WITH THE CONCRETE TO BE PRESSURE TREATED LUMBER PER CRC R317.1.
PROPOSED LANDSCAPE PLAN GENERAL NOTES
18 (N) SCREENING SHRUB SHOWN DIAGRAMMATICALLY, TYP., SEE SCREENING PLAN L2.0
FOR MORE INFORMATION
19 TYP.
10' GRADINNG SETBACK LINE
20 (E) OAK TREES PREVIOUSLY SCHEDULE FOR REMOVAL TO REMAIN 21 (N) PERIMETER FENCE HELD OFF UTILITY EASEMENT TO MAINTAIN WILDLIFE CORRIDOR AND
PUE ACCESS
20 21
N
S
E
W
Jun 22
Jun 22
Dec 22
Dec 22
A=28
PROJECT
NORTH
A=75
S
E
W
15 TYP.
15 TYP. 15 TYP.
15 TYP. TYP.
15 TYP.
16 TYP.
15 22
22 (N) GRIPPABLE HANDRAIL, SEE DETAIL 4/L4.0
1 1
1 1
1
SHEET
ISSUE: PERMIT
SCALE:
DRAWN:
DATE: 12869 LA CRESTA DRIVE
LOS ALTOS HILLSCALIFORNIA 94022
AS NOTED
KV
07.01.21 D A N I E L N O L A N D E S I G N [email protected] DANIELNOLANDESIGN.COM R1 12.20.21 1
PREPARED BY:
DANIEL NOLAN 12.20.21
REVISIONSENLARGED LANDSCAPE
LOWER SLOPE PLAN
L1.1
498
498
499
499
500
501
502
504
503
505
504
503
502
501
500
499
498
497
496
495
494
500
485
494
497
493
492
498
495
496
TW=495.00
491
490
494
495
496
497
30' B.S.L.
+ 496.25
+ 493.65
+ 493.65
45' FENCE SETBACKFROM CL OF LA CRESTA
10' PUE
10' GRADING SETBACK
SLOPE
EASEMENT
+BW 487.25
+487.00
2%
+TW 491.00
GRILL
+ 503.00
+ 502.00
+ 501.00
+ 500.00
+ 499.00
+ 498.00
+ 497.00
+ 496.00
+ 495.00
+ 490.00
+ 487.00
+ 488.50
+ 491.00
+ 487.00
+ 491.00
50' OPEN SPACE EASEMENT
[NATIVE PLANTINGS]
(N) OUTDOOR (N) OUTDOOR DINING
KITCHEN
(N) FIRE TABLE
LOUNGE
ENLARGED LOWER SLOPE PLAN
Scale: 1" = 10'-0"
1 0 10 20 30 40 50 FT
LANDSCAPE KEY NOTES
2 3
4 5
OVERALL KEY PLAN
Scale: 1" = 40'-0"
490
489
505
503
501
500
498
498
499
499
500
501
502
504
@492.50
490
503
505
505
504
503
502
501
500
499
498
497
496
495
494
505
500
BATTERY BATTERY BATTERY BATTERY
HEAT PUMP HEAT PUMP HEAT PUMP HP WINE
505
510
494.50
510
495
493
494
500
BATTERY
GATE KEYPAD
EQUIPMENT CLEARANCE
20'-0"
FENCE ALIGNS TO PROPERTY BOUNDARY
PG&E
3'-0"
3'-0"
3'-0"
ELECTRICAL SHUT OFF
485
502
504
494
497
493
492
498
505
495
496
TW=495.00
491
490
494
490
495
496
497
40' B.S.L.
30' B.S.L.
30' B.S.L.
30' B.S.L.
+ 493
FFE 506.50
+ 496.25
+ 493.65
+ 493
+ 505.50
+ 501.00
+ 496.50
+ 495.00
+ 493.50
+ 499.50
+ 498.00
+ 505.00
504.00 + + 502.50
TW 510.50 +
+ BW 505.50
+ 505.50
+ 506.50
+ 506.50
+ 505.50
FFE 506.50
FFE 506.50 FFE 506.50 FFE 506.50 FFE 506.50
+ 505.50 + 505.50 + 505.50 + 505.50
ANCHOR EASEMENT
+ 492.40
+ 493.65
45' FENCE SETBACKFROM CL OF LA CRESTA
10' PUE
10' GRADING SETBACK
10' GRADING
SETBACK
SLOPE
EASEMENT
15' DRIVEWAY
EASEMENT
+BW 487.25
+487.00
2%
+TW 491.00
GRILL
+ 505.00
+ 504.00
+ 503.00
+ 502.00
+ 501.00
+ 500.00
+ 499.00
+ 498.00
+ 497.00
+ 496.00
+ 495.00
+ 490.00
+ 487.00
+ 488.50
+ 491.00
+ 487.00
+ 491.00
40' B.S.L.
50' OPEN SPACE EASEMENT
[NATIVE PLANTINGS]
30'-0"
2'-0"
LEGEND
PROPERTY LINE, SEE SURVEY
SETBACK LINE
(N) STEP RISER (DOWNWARD DIRECTION) 6"HT
(EXISTING TREE TO REMAIN,
SEE SCREENING PLAN L2.0 FOR TRUNK DIAM AND SPECIES
(FROM SURVEY)
+ 00.00
+ TW 00.00 / + BW 00.00
(E) 6' HT SEMI OPEN WOOD FENCE
SPOT ELEVATION
TOP/BOTTOM OF WALL, SCD
(N) OPENING TO HOUSE LOWER SUBTERRANEAN TERRACE, SEE L1 AND SAD (N) 3/8" ANGULAR GRAVEL PATH (3" THICK ) OVER 5" UNCOMPACTED PERMEABLE CLASS II BASE ROCK AND 95% COMPACTED SUBGRADE. UNBOUND EDGES OF WALKWAY TO HAVE 6"HT STEEL LANDSCAPE EDGING, PERMALOC OR SIM. MANUF.
(N) WOOD FENCE TO MATCH AUTO GATE, SEE DETAIL 1/L4.0
(N) 6' HT CEDAR SEMI OPEN FENCE
EASEMENT LINE, SEE SURVEY
1 1. ALL IMPROVEMENTS SHALL BE LOCATED ON PRIVATE PROPERTY AND WITHIN THE PROPERTY BOUNDARY.
2. 42" HT GUARDRAILS REQUIRED ALONG OPEN SIDES OF WALKING SURFACES INCLUDING STAIRS THAT ARE LOCATED MORE THAN 30 INCHES MEASUREED VERTICALLY TO THE FLOOR OR GRADE BELOW ANY POINT WITHIN 36 INCHES HORIZONTALLY TO THE EDGE OF THE OPEN SIDE PER CRCR312. GUARDRAIL HEIGHT MEASURED VERTICALLY ABOVE THE ADJACENT WALKING SURFACE OR THE LINE CONNECTING THE LEADING EDGES OF STAIRS TREADS. OPENINGS IN THE GUARDRAIL SHALL NOT ALLOW THE PASSAGE OF A 4" DIAMETER SPHERE TO PASS THROUGH.
3.STAIRS MUST HAVE A MINIMUM WIDTH OF 36" PER CRC R311.7.1. STAIR TREADS MUST HAVE A MINIMUM OF 10" PLUS TREAD NOSING AND A MAXIMUM RISER HEIGHT OF 7-3/4" PER CRC R311.7.5. ALL STAIRS MUST HAVE A MINIMUM LANDING OF 36" AT TOP AND BOTTOM. ALL STAIRS TO HAVE A LIGHT TO ILLUMINATE WALKING SURFACE PER CRC R311.7.9. SEE DETAILS FOR MORE INFO.
4. ALL STAIRS WITH MORE THAN [3] RISERS ARE REQUIRED BY CRC311.7.8 TO HAVE HANDRAIL. HANDRAILS SHALL BE GRIPPABLE WITH AN OUTER DIAMETER OF 1-1/4” TO 2”. SPACE BETWEEN THE HANDRAIL AND THE WALL SHALL NOT BE LESS THAN 1-1/2”. HANDRAIL CONNECTION SHALL BE DESIGNED TO WITHSTANDING A 200-POUND LOAD APPLIED IN ANY DIRECTION AT ANY POINT ALONG THE TOP OF THE RAIL.
5. ALL WOOD EXPOSED TO THE WEATHER TO BE DECAY RESISTANT OR PRESSURE TREATED LUMBERS PER CRC R317.1. ALL WOOD IN CONTACT WITH THE CONCRETE TO BE PRESSURE TREATED LUMBER PER CRC R317.1.
PROPOSED LANDSCAPE PLAN GENERAL NOTES
(N) CONCRETE RETAINING WALLS, TYP., SAD & SCD
(N) NEW NATURAL GAS GRILL(S) SEE LIGHTING AND UTILITY PLAN L3.0 AND SPEC SHEETS ON L3.1 FOR MORE
INFORMATION
6 (N) OUTDOOR SINK, SINK TO BE PLUMED TO SEWER AND HAVE LID TO FULLY ENCLOSE WHEN NOT IN USE, SCD
FOR MORE INFORMATION
1 2 2 2
7 (N) PERIMETER FENCE HELD OFF UTILITY EASEMENT TO MAINTAIN WILDLIFE CORRIDOR AND PUE ACCESS 7 8
12 10' GRADING SETBACK LINE
N
S
E
W
Jun 22
Jun 22
Dec 22
Dec 22
A=28
PROJECT
NORTH
A=75
S
E
W
(N) 42" HT GUARDRAIL, SAD
(N) 8" HT STEEL LANDSCAPE EDGE (PERMALOC OR SIM. MANUF.), SUNK 2" TO MAINTAIN 6" RISER HEIGHT FOR ENTRY PATH STEPS
(E) OAK TREE PREVIOUSLY SCHEDULE FOR REMOVAL TO REMAIN
(N) NEW NATURAL GAS FIRE TABLE, SEE LIGHTING AND UTILITY PLAN L3.0 AND SPEC SHEETS ON L3.1 FOR MORE 8 INFORMATION 9 10
11 3
3 4 TYP. 4 TYP.
4 TYP.
4 TYP. 5
11 TYP.
12 (N) FREESTANDING MODULAR COUNTER FURNITURE SYSTEM
(N) GRIPPABLE HANDRAIL, SEE DETAIL 4/L4.0
12 13
9 10
13 OUTDOOR KITCHEN, DINING AND FIRE TABLE OVER LOW STEPPABLE PLANTINGS, SEE PLANTING PLAN L2 FOR MORE INFORMATION 14
1 1
31 FES AME
490
489
505
503
501
500
498
498
499
499
500 501
502
504
@492.50
490
503
505
505
504
503
502
501
500
499
498
497
496
495
494
505
500
BATTERY BATTERY BATTERY BATTERY
HEAT PUMP
HEAT PUMP
HEAT PUMP HP WINE
505
510
494.50
510
495
493
494
500
BATTERY
GATE
KEYPAD
EQUIPMENT CLEARANCE
20'-0"
FENCE ALIGNS TO
PROPERTY BOUNDARY
PG&E
3'-0"
3'-0"
3'-0"
ELECTRICAL SHUT OFF
485
502
504
494
497
493
492
498
505
495
496
TW=495.00
491
490
494
490
495
496
497
541 CAR PAN
35 PEN SPA
9 MIS SIN
84 CAR DIV
6 CAR CAL
57 CAR DIV
40' B.S.L.
30' B.S.L.
30' B.S.L.
30' B.S.L.
+ 493
FFE 506.50
+ 496.25
+ 493.65
+ 493
+ 505.50
+ 501.00
+ 496.50
+ 495.00
+ 493.50
+ 499.50
+ 498.00
+ 505.00
504.00 + + 502.50
TW 510.50 +
+ BW 505.50
1 EUC CIT
+ 505.50
(E) 6" PINE
(E) 6"
STONE PINE
(E) 36"
STONE PINE
(E) 14"
STONE PINE
(E) 6"
COAST LIVE OAK
(E) 6"
COAST LIVE OAK
(E) 8"
COAST LIVE OAK
(E) 6"
COAST LIVE OAK
(E) 10"
COAST LIVE OAK
(E) 16"
COAST LIVE OAK
(E) 22"
COAST LIVE OAK
(E) 22"
COAST LIVE OAK
(E) 8"
COAST LIVE OAK
(E) 16"
COAST LIVE OAK
(E) 16"
COAST LIVE OAK
(E) 10"
COAST LIVE OAK
(E) 8"
COAST LIVE OAK
(E) 8"
COAST LIVE OAK
(E) 20"
COAST LIVE OAK
(E) 20"
COAST LIVE OAK
(E) 12"
COAST LIVE OAK
(E) 12"
COAST LIVE OAK
(E) 20"
COAST LIVE OAK
(E) 12"
COAST LIVE OAK
(E) 20"
COAST LIVE OAK
(E) 12"
COAST LIVE OAK
(E) 12"
COAST LIVE OAK
(E) 14"
COAST LIVE OAK
(E) 12"
COAST LIVE OAK
(E) 10"
COAST LIVE OAK
(E) 8"
COAST LIVE OAK
(E) 8"
COAST LIVE OAK
(E) 8"
COAST LIVE OAK
(E) 30"
COAST LIVE OAK
(E)
6" COAST LIVE OAK
+ 506.50
+ 506.50
+ 505.50
FFE 506.50
FFE 506.50 FFE 506.50 FFE 506.50 FFE 506.50
+ 505.50 + 505.50 + 505.50 + 505.50
ANCHOR EASEMENT
+ 492.40
+ 493.65
7 LOM LON B
3 EUC CIT
8 LOM LON L
48 LOM LON L
27 LOM LON L
32 LOM LON L
10 MUH RIG
5 MUH RIG
6 MUH RIG
5 DAS WHE
4 DAS WHE
1 DIC ANT
1 DAS LONG
1 DAS LONG
46 LOM LON L
6 LOM LON L
3 DAS LONG
4 LOM LON L
80 CAR DIV
5 MIS SIN
50 PEN SPA
32 CAR TOM
18 CAR DIV
5 MYR CAL
15 SES AUT
8 LOM LON B
1 ARC DEN
45' FENCE SETBACKFROM CL OF LA CRESTA
10' PUE
10' GRADING SETBACK
10' GRADING
SETBACK
SLOPE
EASEMENT
15' DRIVEWAY
EASEMENT
+BW 487.25
+487.00
2%
+TW 491.00
GRILL
+ 505.00
+ 504.00
+ 503.00
+ 502.00
+ 501.00
+ 500.00
+ 499.00
+ 498.00
+ 497.00
+ 496.00
+ 495.00
+ 490.00
+ 487.00
+ 488.50
+ 491.00
+ 487.00
+ 491.00
40' B.S.L.
50' OPEN SPACE EASEMENT
[NATIVE PLANTINGS]
324 CAR PAN
10 VAC OVA
8 ACA ITE
3 MYR CAL
7 MYR CAL
(E) 24"
COAST LIVE OAK
(E) 12"
COAST LIVE OAK
4 ACA ITE
18 MYR CAL
16 MYR CAL
3 CEA JUL
6 CAR CAL
10 CAR CAL
5 CAR CAL
6 MYR CAL
5 ACA ITE
6 GRE LAV
13 MUH RIG
8 MIS SIN
5 MIS SIN
19 MIS SIN
61 LOM LON B
4 DAS WHE
5 MUH RIG
7 MIS SIN
63 CAR PAN
80 PEN SPA
21 FES MAI
27 MUH CAP.
(E) 14"
COAST LIVE OAK
9 MUH CAP.
6 CAR CAL
20 MUH CAP.
32 MUH RIG
137 FES CAL
5 MIS SIN
32 MUH RIG
5 CEA JUL
12 ERI FAS
32 ERI FAS
400 CAR PAN
169 CAR PAN
5 DAS WHE
8 MUH RIG
3 DAS WHE
3 MUH RIG
7 ERI FAS 19 ANE LES
15 ANE LES
94 CAR TOM
63 FES MAI
13 MUH RIG
37 ERI FAS
27 ANE LES
73 FES MAI
74 FES AME
93 FES AME
51 CAR TOM
9 LOM LON B
16 CAR DIV
22 PEN SPA
66 CAR PAN
29 ANE LES
6 GRE LAV
77 CAR DIV
45 CAR TOM
10 MIS SIN
24 LOM LON B
3 GRE LAV
52 CAR TOM
6 ANE LES
31 ERI FAS
15 SES AUT
97 PEN SPA
25 LOM LON B
29 SES AUT
11 ANE LES
13 ERI FAS
85 PEN SPA
28 FES MAI
51 PEN SPA
51 PEN SPA
17 FES MAI
58 SES AUT
10 FES MAI
3 DAS WHE
52 SES AUT
63 LOM LON L
27 FES CAL
10 ERI FAS
3 GRE LAV
26 LOM LON B
25 ANE LES
22 ANE LES
(E) 8"
COAST LIVE OAK
5 MIS SIN
26 LOM LON B
10 CAR CAL
5 GRE LAV
5 ANE LES
6 FES AME
53 SES AUT
1 MYR CAL
5 MIS SIN
7 CEA JUL
19 LOM LON B
3 GRE LAV
15 CAR DIV
11 CEA JUL
34 WOO FIM
30'-0"
2'-0"
SHEET
ISSUE: PERMIT
SCALE:
DRAWN:
DATE: 12869 LA CRESTA DRIVE
LOS ALTOS HILLSCALIFORNIA 94022
AS NOTED
KV
07.01.21 D A N I E L N O L A N D E S I G N [email protected] DANIELNOLANDESIGN.COM R1 12.20.21 1
PREPARED BY:
DANIEL NOLAN 12.20.21
REVISIONSLANDSCAPE
PLANTING PLAN
L2.0 PLANTING PLAN
Scale: 3/32" = 1'-0"
0 10 20 30 40 50 FT
PLANTING NOTES:
1. THIS PLANTING PLAN SHOWS ALL PROPOSED LARGE TREE &
SCREENING PLANTINGS ONLY. A FULL PLANTING PLAN AND SCHEDULE
WILL BE PROVIDED TO THE CITY IN A SPATE ADDENDUM COMPLETE
WITH IRRIGATION PLANS, DETAILS AND CALCULATIONS TO MEET THE
CITY'S WATER EFFICIENT LANDSCAPE ORDINANCE BY A LICENSED
IRRIGATION CONSULTANT
2. WATER RATING IS BASED ON WUCOLS. DESIGNATIONS: L=LOW WATER USE, M = MODERATE WATER USE, H = HIGH WATER USE.
3. GROWTH RATE BASED ON ARBORDAY.ORG. DESIGNATIONS: SLOW GROWTH IS 12" OR LESS PER YEAR, MODERATE GROWTH RATE IS 13" TO 24" PER YEAR AND FAST IS 25" OR MORE GROWTH PER YEAR.
4. ALL PLANTING AREAS SHALL INCORPORATE LOCAL COMPOST AT A RATE OF 4 C.Y./1000SF. TO A MINIMUM DEPTH OF 6." REFER TO THE
SOIL MANAGEMENT REPORT (IF PROVIDED) FOR ADDITIONAL SOIL AMENDMENTS PRIOR TO PLANTING. PLANTINGS AREAS TO BE TOP DRESSED WITH 3" DEPTH BLACK MICROCHIP MULCH - VERIFY
MULCH TYPE WITH LANDSCAPE DESIGNER.
5. PLANTING LAYOUT SHALL BE REVIEWED WITH LANDSCAPE
DESIGNER IN THE FIELD PRIOR TO DIGGING PLANT PITS. ALL PLANT
MATERIAL SHALL BE ON SITE AND IN CONTAINERS, AS SPECIFIED,
AND IN GENERAL LOCATION SHOWN ON PLANS, PRIOR TO SITE VISIT BY LANDSCAPE DESIGNER.
PLANTING SCHEDULE
ID QTY SIZE LATIN NAME COMMON NAME HEIGHT WIDTH GROWTH RATE WATER ACA ITE 17 24" BOX ACACIA ITEAPHYLLA WILLOW WATTLE 10'-15' 10'-15' FAST L ANE LES 159 1 GAL ANEMANTHELE LESSONII NEW ZEALAND WINDGRASS 2'-3' 2'-3' FAST M ARC DEN 1 15 GAL ARCTOSTAPHYLOS 'HOWARD MCMINN' MANZANITA 7'-10' 7'-10' SLOW L CAR DIV 347 1 GAL CAREX DIVULSA BERKELEY SEDGE 10" 1'-2' MODERATE L CAR PAN 1563 4" POT CAREX PANSA SAND DUNE SEDGE 10" 1'-2' MODERATE L CAR TOM 274 1 GAL CAREX TOMENTOSUM DOWNEY FRUITED SEDGE 10" 2'-3' MODERATE L CAR CAL 43 15 GAL CARPENTERIA CALIFORNICA BUSH ANEMONE 6'-10' 8'-10' MODERATE L CEA JUL 26 15 GAL CEANOTHUS 'JULIA PHELPS' JULIA PHELPS CA LILAC 6'-8' 8'-12' MODERATE L DAS LONG 5 24" BOX DASYLIRION LONGISSIMUM MEXICAN GRASS TREE 6'-10' 4'-6' SLOW L DAS WHE 24 36" BOX DASYLIRION WHEELERI DESERT SPOON 3'-5' 4'-5' SLOW L DIC ANT 1 15 GAL DICKSONIA ANTARCTICA TASMANIA TREE FERN 12'-16' 8'-12' SLOW M ERI FAS 142 1 GAL ERIOGONUM FASCICULATUM CALIFORNIA BUCKWHEAT 2'-3' 3' MODERATE L EUC CIT 4 24" BOX EUCALYPTUS CITRIFOLIA LEMON SCENTED GUM 50'-65' 30'-50' FAST L FES AME 204 1 GAL FESTUCA AMETHYSTINA 'SUPERBA' PURPLE TUFTED FESCUE 1'-1.5' 1.5'-2.5' MODERATE M FES CAL 164 1 GAL FESTUCA CALIFORNICA CALIFORNIA FESCUE 2'-4' 3' FAST L FES MAI 212 5 GAL FESTUCA MAIREI ATLAS FESCUE 2'-3' 2'-3' MODERATE L GRE LAV 26 5 GAL GREVILLEA LAVENDULACEA 'PENOLA' LAVENDER GREVILLEA 4' 5'-6' FAST L LOM LON B 205 1 GAL LOMANDRA LONGIFOLIA 'BREEZE' BREEZE DWARF MAT RUSH 3' 3' MODERATE L LOM LON L 234 1 GAL LOMANDRA LONGIFOLIA 'LIME TUFF' LIME TUFF DWARF MAT RUSH 2'-3' 2'-3' FAST L MIS SIN 78 5 GAL MISCANTHUS SINENSUS 'ADAGIO' ADAGIO MAIDEN GRASS 5' 3' MODERATE L MUH CAP. 56 5 GAL MUHLENBERGIA CAPILLARIS. PINK MUHLY 2'-3' 2'-3' MODERATE L MUH RIG 127 5 GAL MUHLENBERGIA RIGENS DEER GRASS 3'-5' 4' FAST L MYR CAL 56 15 GAL MYRICA CALIFORNICA PACIFIC WAX MYRTLE 20'-30' 10-20' FAST L PEN SPA 471 1 GAL PENNISETUM SPATHIOLATUM SLENDER VELDT GRASS 1'-2' 1'-2' MODERATE L SES AUT 222 1 GAL SESLERIA AUTUMNALIS AUTUMN MOOR GGRASS 1'6" 1'6" MODERATE M VAC OVA 10 24" BOX VACCINIUM OVATUM HUCKLEBERRY 10'-15' 10'-15' SLOW M WOO FIM 34 5 GAL WOODWARDIA FIMBRIATA GIANT CHAIN FERN 3'-5' 3'-5' MODERATE M 1 N
S
E
W
Jun 22
Jun 22
Dec 22
Dec 22
A=28
PROJECT
NORTH
A=75
S
E
W
1 1
1 1
MYRICA CALIFORNICA
PACIFIC WAX MYRTLE
20'-30' HT X 10'-20' W
LOW WATER
DASYLIRION LONGISSIMUM
MEXICAN GRASS TREE
6-'10'' HT X 4'-6' W
LOW WATER
SHEET
ISSUE: PERMIT
SCALE:
DRAWN:
DATE: 12869 LA CRESTA DRIVE
LOS ALTOS HILLSCALIFORNIA 94022
AS NOTED
KV
07.01.21 D A N I E L N O L A N D E S I G N [email protected] DANIELNOLANDESIGN.COM R1 12.20.21 1
PREPARED BY:
DANIEL NOLAN 12.20.21
REVISIONSPLANT SPECS
L2.1
TREES & LARGE SHRUBS
VACCINIUM OVATUM
HUCKLEBERRY
10'- 15' HT X 10'-15' W
MODERATE WATER
EUCALYPTUS CITRIFOLIA
LEMON SCENTED GUM
50'-65' HT X 30'-50' W
LOW WATER
ACACIA ITEAPHYLLA
WILLOW WATTLE
10'-15' HT X 10'-15' W
LOW WATER
CARPENTERIA CALIFORNICA
BUSH ANEMONE
6'-10' HT X 10' W
LOW WATER
SHRUBS, PERENNIALS, GRASSES, AND OTHER PLANTINGS
DICKSONIA ANTARCTICA
TASMANIA TREE FERN
12'-16' HT X 8'-12' W
MODERATE WATER
WOODWARDIA FIMBRIATA
GIANT CHAIN FERN
3'-5' HT X 3'-5' W
MODERATE WATER
MISCANTHUS SINENSUS 'ADAGIO'
ADAGIO MAIDEN GRASS
5' HT X 3' W
LOW WATER
GREVILLEA LAVANDULACEA 'PENOLA'
LAVENDER GREVILLEA
3' HT X 3' W
LOW WATER
MUHLENBERGIA CAPILLARIS
PINK MUHLYGRASS
2'-3' X 2'-3'
LOW WATER
DASYLIRION WHEELERI
DESERT SPOON
3'-5' HT X 4'-5' W
LOW WATER
ANEMANTHELE LESSONIANA
NEW ZEALAND WIND GRASS
2'-3' HT X 2'-3'' W
MODERATE WATER
ERIOGONUM FASCICULATUM
CALIFORNIA BUCKWHEAT
2'-3' HT X 3' W
LOW WATER
MUHLENBERGIA RIGENS
DEER GRASS
3'-5' HT X 4' W
LOW WATER
SESLERIA AUTUMNALIS
AUTUMN MOOR GRASS
1'6" HT X 1'6'' W
MODERATE WATER
PENNISETUM SPATHIOLATUM
SLENDER VELDT GRASS
1'-2' HT X 1'-2' W
LOW WATER
CAREX DIVULSA
BERKELEY SEDGE
10" HT X 1'-2' W
LOW WATER
LOMANDRA LONGIFOLIA 'LIME TUFF'
LIME TUFF DWARF MAT RUSH
2'-3' X 2'-3'
LOW WATER
LOMANDRA LONGIFOLIA 'BREEZE'
BREEZE DWARF MAT RUSH
2'-3' X 2'-3'
LOW WATER
FESTUCA MAIREI
ATLAS FESCUE
2'-6" X 2'-6"
LOW WATER
FESTUCA AMETHYSTINA 'SUPERBA'
PURPLE TUFTED FESCUE
12"-18" HT X 18"-30" W
MODERATE WATER
CAREX PANSA
CALIFORNIA MEADOW SEDGE
6"-12" HT, SPREADING
MODERATE WATER
CAREX TOMENTOSA
DOWNEY FRUITED SEDGE
6" -12" HT, SPREADING
MODERATE WATER
FESTUCA CALIFORNICA
CALIFORNIA FESCUE
2'-4' HT X 3' W
LOW WATER
1 1 1
LIGHT FIXTURE LEGEND
SYMBOL LETTER
CUT SHEET
TYPE / VOLTS MANUF. FIXTURE INFORMATION QUANTITY
A PATH LIGHT / 12V HINKLEY HARDY ISLAND ROUND SIDE MOUNT 16012MZ-LL 24 B WALL / 12V SISTEMALUX GHOST SQUARE - S.GHO-SQM-830-REM-35 7 SHEET
ISSUE: PERMIT
SCALE:
DRAWN:
DATE: 12869 LA CRESTA DRIVE
LOS ALTOS HILLSCALIFORNIA 94022
AS NOTED
KV
07.01.21 D A N I E L N O L A N D E S I G N [email protected] DANIELNOLANDESIGN.COM R1 12.20.21 1
PREPARED BY:
DANIEL NOLAN 12.20.21
REVISIONSLANDSCAPE
LIGHTING & UTILITY PLAN
L3.0
490
489
505
503
501
500
498
498
499
499
500
501
502
504
@492.50
490
503
505
505
504
503
502
501
500
499
498
497
496
495
494
505
500
BATTERY BATTERY BATTERY BATTERY
HEAT PUMP
HEAT PUMP
HEAT PUMP HP WINE
505
510
494.50
510
495
493
494
500
BATTERY
EQUIPMENT CLEARANCE
20'-0"
FENCE ALIGNS TO
PROPERTY BOUNDARY
ELECTRICAL SHUT OFF
485
502
504
494
497
493
492
498
505
495
496
TW=495.00
491
490
494
490
495
496
497
40' B.S.L.
30' B.S.L.
30' B.S.L.
9' X 18' 9' X 18'
30' B.S.L. 9' X 18'
ANCHOR EASEMENT
10' PUE
10' GRADING
SETBACK
15' DRIVEWAY
EASEMENT
+ 505.00
+ 504.00
+ 503.00
+ 502.00
+ 501.00
+ 500.00
+ 499.00
+ 498.00
+ 497.00
+ 496.00
+ 495.00
+ 490.00
+ 487.00
+ 488.50
+ 491.00
+ 487.00
+ 491.00
40' B.S.L.
30'-0"
2'-0"
GUEST
PARKING
PROPOSED RESIDENCE
SAD
GAS EMERGENCY SHUT
OFF VALVE TO BE
LOCATED WITHIN 36" OF
GAS APPLIANCE
GRILL
GAS EMERGENCY SHUT
OFF VALVE TO BE
LOCATED WITHIN 36" OF
GAS APPLIANCE
FIRETABLE
LANDSCAPE LIGHTING & UTILITY PLAN
Scale: 1" = 10'-0"
0 10 20 30 40 50 FT
N
S
E
W
Jun 22
Jun 22
Dec 22
Dec 22
A=28
A=75
PROJECT
NORTH
S
E
W
OVERALL KEY PLAN
Scale: 1" = 40'-0"
490
489
505
503
501
500
498
498
499
499
500
501
502
504
@492.50
490
503
505
505
504
503
502
501
500
499
498
497
496
495
494
505
500
BATTERY BATTERY BATTERY BATTERY
HEAT PUMP HEAT PUMP HEAT PUMP HP WINE
505
510
494.50
510
495
493
494
500
BATTERY
GATE KEYPAD
EQUIPMENT CLEARANCE
20'-0"
FENCE ALIGNS TO PROPERTY BOUNDARY
PG&E
3'-0"
3'-0"
3'-0"
ELECTRICAL SHUT OFF
485
502
504
494
497
493
492
498
505
495
496
TW=495.00
491
490
494
490
495
496
497
40' B.S.L.
30' B.S.L.
30' B.S.L.
30' B.S.L.
+ 493
FFE 506.50
+ 496.25
+ 493.65
+ 493
+ 505.50
+ 501.00
+ 496.50
+ 495.00
+ 493.50
+ 499.50
+ 498.00
+ 505.00
504.00 + + 502.50
TW 510.50 +
+ BW 505.50
+ 505.50
+ 506.50
+ 506.50
+ 505.50
FFE 506.50
FFE 506.50 FFE 506.50 FFE 506.50 FFE 506.50
+ 505.50 + 505.50 + 505.50 + 505.50
ANCHOR EASEMENT
+ 492.40
+ 493.65
45' FENCE SETBACKFROM CL OF LA CRESTA
10' PUE
10' GRADING SETBACK
10' GRADING
SETBACK
SLOPE
EASEMENT
15' DRIVEWAY
EASEMENT
+BW 487.25
+487.00
2%
+TW 491.00
GRILL
+ 505.00
+ 504.00
+ 503.00
+ 502.00
+ 501.00
+ 500.00
+ 499.00
+ 498.00
+ 497.00
+ 496.00
+ 495.00
+ 490.00
+ 487.00
+ 488.50
+ 491.00
+ 487.00
+ 491.00
40' B.S.L.
50' OPEN SPACE EASEMENT
[NATIVE PLANTINGS]
30'-0"
2'-0"
1. ALL LIGHTING TO COMPLY WITH STATE AND LOCAL REGULATIONS.
2. PATH LIGHTS TO HAVE MINIMUM 16" AND MAXIMUM 30" STAKE HEIGHT - VERIFY EACH LOCATION AND HEIGHT WITH LANDSCAPE DESIGNER.
3. SEE ARCHITECTURAL PLANS FOR ADDITIONAL EXTERIOR LIGHTING.
LANDSCAPE LIGHTING GENERAL NOTES
GAS APPLIANCE LEGEND
SYMBOL LETTER
CUT SHEET
TYPE MANUF. APPLIANCE INFORMATION BTUs
C NATURAL GAS ROSHULTS MODULE GAS GRILL X #200362 [3 UNITS] 26,000 X 3 = 78,000
D NATURAL GAS LUMACAST UVA SOFT 52" 296,000
FIRETABLE
GRILL
1. CONTRACTOR RESPONSIBLE FOR REVIEWING ALL SLEEVE LOCATIONS AND NOTIFYING DESIGNER OF INSUFFICIENT AMOUNTS OR CONFLICTS PRIOR TO COMMENCEMENT OF CONSTRUCTION.
2. EXTERIOR OUTLETS TO COMPLY WITH CODE REQUIREMENTS FOR GFCI/WP PROTECTION.
3. WHERE GFCI NOT MOUNTED TO BUILDING OR WALL, MOUNT TO 6X6 CLEAR HRT CEDAR POST WITH CHAMFERED TOP. CENTERLINE OF OUTLET SHALL BE A MINIMUM OF 12" ABOVE GRADE.
4. CONTRACTOR RESPONSIBLE FOR SIZING NATURAL GAS LINES PER FIXTURE REQUIREMENTS AND LENGTH OF RUNS.
5. SEE CIVIL DRAWINGS (SCD) FOR WATER SUPPLY AND DRAINAGE TO/FROM OUTDOOR SINK.
LANDSCAPE UTILITY GENERAL NOTES
1 1
1 1
GHOST
SQUARE - HORIZONTAL Project :
Type: SPECIFICATION SHEET
Page: 1 of 6
Due to continuous improvements, the information herein may be changed without notice 9320 Boul. St-Laurent, suite 100, Montréal (Québec) Canada H2N 1N7, P.: 514.523.1339 F.: 514.525.6107 www.sistemalux.com CL - R2 Last update: July 04, 2019
Unique lighting system for wall recessed lighting in exterior applications. The system consists of a series of concrete forming boxes designed to create a cavity in the wall during the concrete forming process. The resulting void in the wall houses the LED light module, which is concealed from view. Designed for low mounting heights with downward asymmetric light distribution. Low luminance with light source regressed inside the luminaire and shielded from all viewing angles Luminaire characteristic:
Power input: 4W to 12W
Lumens: up to 430lm (for 3000K, 80CRI)
Luminaire efficacy: Up to 35lm/W
Source: WHITE LED module (LM-80 tested)
3000K : 80CRI,
4000K : 80CRI.
Lumen maintenance: 70% of initial lumens at 50 000 hours (L70) (LM79 tested)
Optic: Downward Asymmetric
Material: Body: Die-cast
Diffuser: Toughened glass
Recessed housing: Polypropylene
Mounting: Wall recessed cast in concrete. Supplied with a two part housing installation kit, anchor screws, bolts,
locking system and adhesive template to ensure
perfect alignment when installing. Connections to
be done inside the back box.
Electrical: See remote power supply options on page 6
Finish: Concrete
Weight: 1.8 lbs (0.8 kg) to 3.97 lbs (1.8 kg).
Warranty: 5 year limited warranty
Rating: IP65, IK06
Certification: cULus listed for Wet location
SHEET
ISSUE: PERMIT
SCALE:
DRAWN:
DATE: 12869 LA CRESTA DRIVE
LOS ALTOS HILLSCALIFORNIA 94022
AS NOTED
KV
07.01.21 D A N I E L N O L A N D E S I G N [email protected] DANIELNOLANDESIGN.COM R1 12.20.21 1
PREPARED BY:
DANIEL NOLAN 12.20.21
REVISIONSLANDSCAPE LIGHTING
SPECIFICATIONS
L3.1
PATH LIGHT WALL LIGHT
PHOTOMETRIC DATA
Visit sistemalux.com for complete photometric data.
GHOST
SQUARE - HORIZONTAL Project :
Type: SPECIFICATION SHEET
Page: 3 of 6
Due to continuous improvements, the information herein may be changed without notice 9320 Boul. St-Laurent, suite 100, Montréal (Québec) Canada H2N 1N7, P.: 514.523.1339 F.: 514.525.6107 www.sistemalux.com CL - R2 Last update: July 04, 2019
90°
50°
10°
0 15
30 45
60 75
90 CD
70°
30°
5 fc
2 fc
0,5 fc Mounting Height: 2ft
0,25 fc Grid scale 1 : 2ft 1 fc
210123 3 4
324101234
-0° H
5 fc
2 fc
0,5 fc Mounting Height: 2ft
0,25 fc Grid scale 1 : 2ft 1 fc
210123 3 4
324101234
GHOST SQUARE SMALL
LUMENS
(lm)
EFFICACY
(lm / w)
MAX CANDELA
(cd)
CCT MODEL
(K)
CRI
3000K 80 100 25 85 S.GHO-SQS
LOAD
(W)
4W
OPTIC
Asymmetric
Asymmetric 6W
Asymmetric 12W
3000K 80 185 30 165 S.GHO-SQM
3000K 80 430 35 380 S.GHO-SQL
GHOST SQUARE MEDIUM
GHOST SQUARE LARGE
Asymmetric 4W (3000K, 80 CRI)
90°
50°
10°
0 28
57 85
113
142
170
CD
70°
30°
-0° H 5 fc
2 fc
0,5 fc Mounting Height: 2ft
0,25 fc Grid scale 1 : 2ft 1 fc
210123 3 4
324101234
Asymmetric 6W (3000K, 80 CRI)
90°
50°
10°
0 65
130
195
260
325
390
CD
70°
30°
-0° H
Asymmetric 12W (3000K, 80 CRI)
AB
PRODUCT DETAILS:
A wiring kit and ground spike is supplied.
Suitable for use in wet (outdoor direct rain or sprinkler) locations as defined by NEC and CEC. Meets United States UL Underwriters Laboratories & CSA Canadian Standards Association Product Safety Standards
Hardy Island Series products carry a lifetime limited warranty LED Lamps carry a 3-year limited warranty
The Hardy Island Collection, named for the ruggedly beautiful island off the coast of British Columbia, defies the harshest environments in style with landscape lighting that features fully enclosed lamps and a rich weathered brass finish that will mature naturally over time.
Sophisticated and streamlined design, durable construction and timeless finish complement any architectural style
Rich dark brass finish
Please refer to Hinkley's Warranty for complete product warranty details; some warranty limitations may apply.
HARDY ISLAND ROUND
SIDE MOUNT
16012MZ-LL
HARDY ISLAND ROUND SIDE MOUNT LED
PATH LIGHT
Named after the ruggedly beautiful island off the
coast of British Columbia, Hardy Island products are
impeccably designed to defy the harshest
environments. Hinkley Path Lights add impeccable
style and safety to walkways and outdoor living
environments to create sophisticated curb appeal.
DETAILS
FINISH: Matte Bronze
MATERIAL: Cast Brass
GLASS: Etched Lens
DIMENSIONS
WIDTH: 7"
HEIGHT: 18.3"
DEPTH: 7.5"
WEIGHT: 2.5 lbs.
TOP TO OUTLET: 0"
LIGHT SOURCE
LIGHT SOURCE: LED Lamp
LED NAME: EA-LMW-1.5W
WATTAGE: 1-1.50w Mini Wedge LED
*Included
VOLTAGE: 12v
COLOR TEMP: 2700
LUMENS: 150
CRI: 80
INCANDESCENT
EQUIVALENCY:
1 x 25w
DIMMABLE: Yes - MLV On Transformer
Primary
TRANSFORMER
REQUIRED:
Yes
MOUNTING
LEAD WIRE: 1 X 36"
SHIPPING
CARTON LENGTH: 22"
CARTON WIDTH: 8"
CARTON HEIGHT: 7.5"
CARTON WEIGHT: 3 lbs.
Powered by TCPDF (www.tcpdf.org)
HINKLEY
33000 Pin Oak Parkway
Avon Lake, OH 44012
PHONE: (440) 653-5500
Toll Free: 1 (800) 446-5539
hinkley.com 1
NATURAL GAS GRILLC
NATURAL GAS FIRE TABLED
P.01
CONTENT DATE SHEET
NO. STATUS / NOTES
SHEET INDEX
12/18/2020
12/18/2020
12/18/2020
SECTION DETAILS 12/18/2020
PLAN+ELEVATION
COVER SHEET
PLUMBING DETAIL
CS
A1.0
A1.1
400 lb
296,000
PATENT PENDING
GROSS WEIGHT:
BTU:
APPROVED FOR PRODUCTION
PRELIMINARY / UNDER REVISION
EGI
SHEET NO.
CS
AUTHOR DATE
PROJECT INFORMATION
7171 Ronson Rd
San Diego, CA 92111
t: 760.834.1567
www.lumacast.com
PROJECT:
DESIGNER:
LUMACAST
DRAWING INFORMATION
DRAWING PACKAGE:
2D SHOP DRAWINGS
SHEET CONTENTS:
12/18/2020
Y N
COLOR: - - -
INFILL: - - -
LUMACAST FIRE-TABLE
OVA [soft] 52
WIND GAURD:
A.W.I.E.S: Y N
Y N
A.W. COVER
ALU TOP:
Y N
DATE:
SIGN:
COVER SHEET
OVA [soft] 52
52 X 15
SHEET NO.
CS
400 lb
296,000
PATENT PENDING
GROSS WEIGHT:
BTU:
APPROVED FOR PRODUCTION
PRELIMINARY / UNDER REVISION
EGI
SHEET NO.
A1.1
AUTHOR DATE
PROJECT INFORMATION
7171 Ronson Rd
San Diego, CA 92111
t: 760.834.1567
www.lumacast.com
PROJECT:
DESIGNER:
LUMACAST
DRAWING INFORMATION
DRAWING PACKAGE:
2D SHOP DRAWINGS
SHEET CONTENTS:
12/18/2020
Y N
COLOR: - - -
INFILL: - - -
LUMACAST FIRE-TABLE
OVA [soft] 52
WIND GAURD:
A.W.I.E.S: Y N
Y N
A.W. COVER
ALU TOP:
Y N
DATE:
SIGN:
1/4" TURN VALVE
Ø18
19 38
9 516
Ø52
14 1516
6 TYPICAL PLUMBING DETAIL
MANUAL IGNITION
1/2" WHISPER
FLEX SUPPLY LINES
AIR VENTS
NATRUAL GAS LINE
LIMIT TO 5" FROM FF
STAINLESS STEEL BURNER
EXTERIOR SHELL
BURNER CONNECTION //
CENTER POINT
SEE P.01
BRASS FNPT X FLARE GAS
BALL VALVE: 1/2"
CONCRETE PAD OR
NON COMBUSTIBLE DECKING
AIR VENTS
STAINLESS STEEL BURNER PLATE
22 34
SCALE: 1"=0' - 10"
SECTION DETAIL
05 BOTTOM PLAN
06 SUGGESTED ZONE FOR STUB UP
SEE P.01
1/4" TURN VALVE
FINISH FLOOR CONTACT
SCALE: 1"=1' - 0"
SHEET NO.
A1.1
GFRC SHELL / 1" THICK 1
A TYP. HANDRAIL ENLARGEMENT
Scale: 3" = 1'-0"
SHEET
ISSUE: PERMIT
SCALE:
DRAWN:
DATE: 12869 LA CRESTA DRIVE
LOS ALTOS HILLSCALIFORNIA 94022
AS NOTED
KV
07.01.21 D A N I E L N O L A N D E S I G N [email protected] DANIELNOLANDESIGN.COM R1 12.20.21 1
PREPARED BY:
DANIEL NOLAN 12.20.21
REVISIONSLANDSCAPE
DETAILS
L4.0
1 FENCE DETAIL
SCALE: 1/2" = 1'-0"
2 GATE DETAIL
SCALE 1/4" = 1'-0"
3 PAVER DETAIL
NTS
NOTES:
1.4X4 GRAY GRANITE COBBLESTONE
2. NO. 8 GRANITE AGGREGATE IN JOINTS OR A PERMEABLE GROUT SUCH AS GFTK VDW800 -
SEE THE TYPICAL SECTION TO THE LEFT
WOOD IMAGE
FENCE COPIES DESIGN AT 26301 SILENT HILLS LANE, LOS ALTOS HILLS. SEE REFERENCE IMAGES BELOW
REFERENCE IMAGE REFERENCE IMAGE
2" X 4" TIGHT KNOT
WESTERN CEDAR POSTS 4
3 4" O.C.
6'-0"
CONTINUOUS CONCRETE
FOOTING MIN 24" DEEP
COARSE GRAVEL BED
FOR DRAINAGE
3" 2'-0"
MIN
6"
SECTION ELEVATION
NATURAL
WEATHERED
GRAY FINISH (SEE
IMAGE BELOW,
THIS SHEET)
CEDAR POST BELOW
GRADE TREATED WITH
WOOD PRESERVATIVE
490
20'-0"
9' X 18'
15' DRIVEWAY
EASEMENT
GALVANIZED STEEL POSTS
FOLLOW SAME 2" X 4" PROFILE
SPACED 4 3/4" O.C. AS THE FENCE
6' HT FANCY FENCE RETRACTABLE GATE BY
MULHOLLAND SECURITY CENTERS
14'-0"
SEE DOCUMENTATION BELOW,
THIS SHEET, ON TRENCH AND
SECTION
CALL BOX WITH KEYPAY. POST TO
ACCOMODATE A KNOX BOX FOR FIRE DEPT.
AT 5'-6" (TO CENTER OF BOX) FROM GRADE
CURB CUT
PERMEABLE PAVER DRIVEWAY
0 1 2 3 4 5 FT 0 1 2 3 4 5 FT
PLAN FANCY FENCE RETRACTABLE GATE DIAGRAM
FANCY FENCE RETRACTABLE GATE SUPPORTING DOCS KNOX BOX SPEC SHEEET KNOX GATE & KEY SWITCH™
Eliminate perimeter barriers that delay emergency response with the Knox Gate & Key Switch. Override electronic gates and lower voltage equipment to allow emergency access into communities, apartment complexes, parking garages, pedestrian gates, industrial receiving areas and much more.
Dual Gate & Key Switch
on Mounting Plate
Model #3503
Single Gate & Key Switch
on Mounting Plate
Model #3502
Single Gate &
Key Switch
Model #3501
MKT-KBSPEC-0026-E
1601 W. DEER VALLEY RD. PHOENIX, AZ 85027 | T. 800-552-5669 | F. 623-687-2290 | [email protected] | KNOXBOX.COM ©Knox Company. All rights reserved.
POLICE
NORMAL EMERGENCY
4-5/8"
PLATE
4-1/2"
PLATE
FIRE
NORMAL EMERGENCY
Highly reflective
operation decal
Label color red for
Fire Department
NOTE: Labels also
available in yellow
for Sheri
and
white for Security
Label color
blue for Police
Mounting holes
fit standard
double electric
switch box (typ.)
FIRE DEPT
4-1/2"
PLATE
2-13/16"
PLATE
2-1/4" D
CLEARANCE
Highly reflective
operation decal
Label color red for
Fire Department
3/4" diameter 1/8" thick aluminum
mounting plate
with gasket
(gasket not shown)
Mounting holes
fit standard
single electric
switch box (typ.)
Stainless steel Dust
Cover with hole for
Tamper Alert
FEATURES
• One position, two position or momentary switch
• Face plate and lock cover ensure weather resistant operation • Dual locks enable shared access with other agencies
BENEFITS
• Gain rapid access through electronic gates without forced entry • Overrides electronic gates, motorized doors, electrical switches • Can share access with multiple agencies
• Utilizes Knox Master Key solution
OPTIONS
• Single or dual key switch
• Fire, EMS, security or law enforcement identification labels
ELECTRICAL DATA
• Switch: SPDT or DPDT
• 7 A resistive, 4 A inductive, (sea level), 28 VDC
• 7 A resistive, 2.5 A inductive, (50,000 ft.), 28 VDC
• 7 A resistive or inductive, 115 VAC, 60 Hz
• UL® and CSA listed: 7 A, 250 VAC
• Temperature tolerance up to +180º F
ORDERING SPECIFICATIONS
To insure procurement and delivery of the Knox Gate &
Key Switch, it is suggested that the following specification paragraph be used:
Dimensions: Requires 2 1/4" recessed depth x 3/4" diameter Switch: SPDT or DPDT; 7 A resistive, 4 A inductive,
key removable two position
Mounting: Key switch is designed to be recess mounted
P/N: 3500 Series Knox Gate & Key Switch (mfr’s cat. ID) Mfr’s Name: KNOX COMPANY
ABOUT KNOX COMPANY
Over forty years ago, a unique concept in rapid access for emergency response was born. The KnoxBox®, a high-security key lock box, was designed to provide rapid access for
emergency responders to reduce response times, minimize injuries and protect property from forced entry.
Today, one revolutionary lock box has grown into a complete system providing rapid access for public safety agencies, industries, military, and property owners across the world. The Knox Company is trusted by over 14,000 fire departments, law enforcement agencies, and governmental entities.
SEE NOTE 1
SEE NOTE 2
4 HANDRAIL DETAIL
NTS
0 1 2 FT
34" -38"
A
NOTES:
- ALL (N) HANDRAILS TO
BE PAINTED REDWOOD
TO MATCH STYLE OF
HOUSE
- HANDRAILS REQUIRED
FOR STAIRS WITH 4 OR
MORE RISERS
- HANDRAIL HEIGHT MIN
IS 34", MAX IS 38"
- GRIPS MUST BE 1-1/4"
TO 2" CIRCULAR CROSS
SECTION
- MAX PROJECTION INTO
STAIRWAY IS 4-1/2"
- HANDRAIL ENDS SHALL
RETURN TO WALL OR
NEWEL POST OR VOLUTE
- HANDRAILS MUST BE
STONG ENOUGH TO
RESIST 200 LBS POINT
LOAD IN ANY DIRECTION
PAINTED TUBE STEEL HANDRAIL
STEEL TUBE POST
2"
2"
1
490
489
505
503
501
500
498
498
499
499
500
501
502
504 @492.50
490
503 505 505 504 503 502 501 500 499 498 497 496 495
494
505
500
505
510 494.50
510
495
493
494
500 485
502
504
494
497
493
492
498
505
495
496
TW=495.00
491
490
494
490
495
496
497 + 493 FFE 506.50 + 496.25 + 493.65 + 493 + 505.50 + 501.00 + 496.50+ 495.00+ 493.50 + 499.50 + 498.00 + 505.00 504.00 + + 502.50 TW 510.50 ++ BW 505.50 + 505.50 (E) 6" PINE (E) 6" STONE PINE (E) 36" STONE PINE (E) 14" STONE PINE (E) 6" COAST LIVE OAK (E) 6" COAST LIVE OAK (E) 8" COAST LIVE OAK (E) 6" COAST LIVE OAK (E) 10" COAST LIVE OAK(E) 16" COAST LIVE OAK (E) 22" COAST LIVE OAK (E) 22" COAST LIVE OAK (E) 8" COAST LIVE OAK (E) 16" COAST LIVE OAK (E) 16" COAST LIVE OAK (E) 10" COAST LIVE OAK (E) 8" COAST LIVE OAK (E) 8" COAST LIVE OAK (E) 20" COAST LIVE OAK(E) 20" COAST LIVE OAK (E) 12" COAST LIVE OAK (E) 12" COAST LIVE OAK (E) 20" COAST LIVE OAK (E) 12" COAST LIVE OAK (E) 20" COAST LIVE OAK (E) 12" COAST LIVE OAK(E) 12" COAST LIVE OAK (E) 14" COAST LIVE OAK (E) 12" COAST LIVE OAK (E) 10" COAST LIVE OAK (E) 8" COAST LIVE OAK (E) 8" COAST LIVE OAK (E) 8" COAST LIVE OAK (E) 30" COAST LIVE OAK (E) 6" COAST LIVE OAK + 506.50 + 506.50 + 505.50 FFE 506.50 FFE 506.50 FFE 506.50 FFE 506.50 FFE 506.50 + 505.50 + 505.50 + 505.50 + 505.50 + 492.40 + 493.65 +BW 487.25
+487.00
2%
FIRE PIT
+TW 491.00
GRILL + 505.00 + 504.00 + 503.00 + 502.00 + 501.00 + 500.00 + 499.00 + 498.00 + 497.00 + 496.00 + 495.00 + 490.00 + 487.00 + 488.50 + 491.00 + 487.00 + 491.00 (E) 24" COAST LIVE OAK (E) 12" COAST LIVE OAK (E) 14" COAST LIVE OAK (E) 8" COAST LIVE OAK FS MV SM HB HB HB HB HB HB HB CV CV CV CV CV CV CVCV CV CV CV 3 6
6 6 2425 22 2120 17 17 17 17 16 16 16 16 19 19 19 19 19 19 18 18 13 13 13 13 13 12 12 12 12 12 12 12 15 15 15 15 15 15 15 15 14 14 14 7 7
7 7
8 8
8 9
9 9
9 10 10 10 10 11 11 11 11
1 1
2 2 CV DESIGN: DRAWN: SCALE: DATE:
Russell D. Mitchell & Associates
IRRIGATION CONSULTANT
2760 Camino Diablo
Walnut Creek, CA 94597
(925) 939-3985
Fax (925) 932-5671
12869 LA CRESTA DR. RESIDENCE
LOS ALTOS HILL, CA MS SHEET TITLE: SHEET INFO REVISIONS SHEET NUMBER PERMIT RESUBMITTAL 12.20.21 DM 7/01/2021-- 1IRRIGATION PLANI-1 24'
0 6' 12' 24' tel 925.939.3985 fax 925.932.5671 www.rmairrigation.com 2760 Camino Diablo Walnut Creek, CA 94597 Russell D. Mitchell Associates, Inc. Irrigation Consultant: NOTES: 1. ONE BUBBLER SYMBOL IS SHOWN AT TREES FOR GRAPHIC CLARITY ONLY. INSTALL MINIMUM TWO BUBBLERS AT EACH TREE. INSTALL REQUIRED NUMBER OF BUBBLERS AS DETAILED. 2. IRRIGATION EQUIPMENT MAY BE SHOWN WITHIN HARDSCAPE FOR GRAPHIC CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT WITHIN PLANTED AREAS. IRRIGATION PIPE AND WIRE CROSSING BENEATH HARDSCAPE SURFACES SHALL BE CONTAINED WITHIN SLEEVING OR SCHEDULE 40 PVC CONDUIT. SLEEVING SIZE SHALL BE A MINIMUM OF TWO TIMES THE AGGREGATE DIAMETER OF ALL PIPES CONTAINED WITH SLEEVE. PROVIDE VERTICAL SWEEP FOR ALL ELECTRICAL CONDUIT ON EACH SIDE OF HARDSCAPE AND TERMINATE ENDS AT 12" MINIMUM DEPTH AND 12" FROM HARDSCAPE SURFACE. 3. UNSIZED LATERAL LINE PIPING LOCATED DOWN STREAM OF 1" PIPING SHALL BE 3/4" IN SIZE (TYPICAL). 4. SIZING OF LATERAL PIPE SHALL BE AS FOLLOWS: 0.75" 0-6 GPM 1" 7-12 GPM 1.25" 13-20 GPM 5. SIZING OF LATERAL PIPE FOR DRIPLINE (12" O.C. GRID WITH 0.6 GPH OR LESS EMITTERS) SHALL BE AS FOLLOWS: 0.75 0-500 FT 1" 501-1100 FT 1.25" 1101-2000 FT 6. SIZING OF LATERAL PIPE FOR DRIPLINE (18" O.C. GRID WITH 0.6 GPH OR LESS EMITTERS) SHALL BE AS FOLLOW: 0.75" 0-1100 FT 1" 1101-2200 FT 1.25" 2201-3600 FT 1
DESIGN: DRAWN: SCALE: DATE:
Russell D. Mitchell & Associates
IRRIGATION CONSULTANT
2760 Camino Diablo
Walnut Creek, CA 94597
(925) 939-3985
Fax (925) 932-5671
12869 LA CRESTA DR. RESIDENCE
LOS ALTOS HILL, CA MS SHEET TITLE: SHEET INFO REVISIONS SHEET NUMBER PERMIT RESUBMITTAL 12.20.21 DM 7/01/2021-- 1IRRIGATION LEGEND AND NOTESI-2 I HAVE COMPLIED WITH THE CRITERIA OF THE WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLANS. tel 925.939.3985 fax 925.932.5671 www.rmairrigation.com 2760 Camino Diablo Walnut Creek, CA 94597 Russell D. Mitchell Associates, Inc. Irrigation Consultant: MVFSHBSMCV XX STATION # XX STATION #
DESIGN: DRAWN: SCALE: DATE:
Russell D. Mitchell & Associates
IRRIGATION CONSULTANT
2760 Camino Diablo
Walnut Creek, CA 94597
(925) 939-3985
Fax (925) 932-5671
12869 LA CRESTA DR. RESIDENCE
LOS ALTOS HILL, CA MS SHEET TITLE: SHEET INFO REVISIONS SHEET NUMBER PERMIT RESUBMITTAL 12.20.21 DM 7/01/2021-- 1IRRIGATION DETAILS SCALE: NONE I-3
6 WEATHERPROOF WIRE SPLICE ASSEMBLY 6"typ. RED BLK SCALE: NONE INSTALLATION DETAIL - MASTER VALVE/FLOW SENSOR VALVE CONTROL WIRE: SOLID COPPER, DIRECT BURIAL WIRE. POSITIVE: DIFFERENT COLOR FROM RCV WIRES 12-1, NEURTAL: WHITE 14-1. PROVIDE WATERPROOF SPLICES AND 36" OF EXCESS WIRE IN A 1" DIAMETER COIL. FINISH GRADE TO CONTROLLER MASTER VALVE PEA GRAVEL-4" DEEP BELOW VALVE (NO SOIL IN VALVE BOX), TYP. BRICK-ONE @EACH CORNER, TYP. MAIN LINE TO BACKFLOW PREVENTION ASSEMBLY TO CONTROLLER 18 GAUGE AWG DIRECT BURRIAL WIRE. FLOW SENSOR WIRE MUST BE RUN IN 1/2" PVC CONDUIT FROM FLOW SENSOR TO CONTROLLER ENCLOSURE. FLOW SENSOR MUST BE INSTALLED WITH INSERT (TOP) POSITIONED VERTICALLY AND BODY (TEE) POSITIONED HORIZONTALLY. SCH. 80 REDUCING COUPLING, TYP. FLOW SENSOR 10 PIPE DIAMETERS DIMENSION 'A' 5 PIPE DIAMETERS DIMENSION 'B' NO VALVES, REDUCERS, OR ELBOWS IN THIS AREA 2 SCALE: NONE
7 TRENCHING 4"
1 2345 CLEAN BACKFILL MATERIAL. FINISH GRADE. LATERAL LINE. MAIN LINE. LOW VOLTAGE CONTROL WIRE. TAPE AND BUNDLE TUBING OR WIRING AT 10 FT. INTERVALS. WIRING SHALL BE LAID OUT LOOSELY IN THE TRENCH. 1 2345 12" [300mm] [100mm] [450mm] 18"
6 TYPICAL DISTANCE BETWEEN PIPES.
6 ALL MAIN SUPPLY LINES AND LATERAL LINES SHALL BE PLACED IN SLEEVES UNDER PAVED SURFACES. INSTALL LOW VOLTAGE WIRES WITHIN A SEPARATE CONDUIT UNDER PAVED SURFACES. DO NOT TAPE WIRES WITHIN CONDUIT. 1. NOTES: BRASS BALL VALVE COMMON BRICK, TWO TOTAL-180° APART 10" ROUND X 12" DEEP PLASTIC VALVE BOX 4" 1/2" REFER TO IRRIGATION NOTE: BRASS NIPPLES WILL ALLOW FOR A 10 FPS FLOW THROUGH VALVE. LEGEND PEA GRAVEL (NO SOIL IN VALVE BOX) SCALE: NONE 1 23 FINISH GRADE4567
1 2
3 5
7 3 BALL VALVE-BRASS PVC MAIN LINE
6 4 MALE ADAPTER. REFER TO LEGEND FOR FITTING TYPE. INSTRUCTIONS: 1. STRIP WIRES APPROXIMATELY 1/2" FROM ENDS TO EXPOSE WIRE. 2. TWIST CONNECTOR AROUND WIRES CLOCKWISE UNTIL HAND TIGHT, DO NOT OVERTIGHTEN. 3. INSERT WIRE ASSEMBLY TO BOTTOM OF GEL-FILLED TUBE. CHECK TO MAKE SURE CONNECTOR HAS BEEN PUSHED PAST LOCKING FINGERS AND IS SEATED AT THE BOTTOM OF THE TUBE. 4. PLACE WIRES WHICH EXIT TUBE IN WIRE EXIT HOLES AND CLOSE CAP UNTIL IT SNAPS. 5. INSPECT FINAL SPLICE ASSEMBLY THAT IT IS SECURED. NOTE: MAXIMUM # OF WIRES PER CONNECTOR: · 3-#14 GAUGE · 2-#12 GAUGE STEP 4 STEP 5 STEP 1 STEP 2 STEP 3 INSTALL 12" [300mm] BEYOND EDGE OF HARDSCAPE 120 VOLT LOCKABLE WEATHERPROOF ON/OFF SWITCH PROVIDED UNDER IRRIGATION CONTRACT. 120 VOLT SERVICE TO CONTROLLER LOCATION PROVIDED BY CONTRACTOR. IRRIGATION CONTROLLER. 120 VOLT SERVICE IN RIGID STEEL CONDUIT. FINISH GRADE OR HARDSCAPE. 56 432
1 1
432
5 6 50" MAX. [1270mm] 18"[450mm] MIN. SCALE: NONE
4 CONTROLLER - EXTERIOR WALL MOUNTED LOW VOLTAGE WIRE IN SCHEDULE 40 PVC CONDUIT. PAINT CONDUIT ABOVE GRADE TO MATCH BUILDING SURFACE COLOR. 1 2 3
4 1 NOTE:
5 2
3 4
5 3
1 MAXIMUM LINE OF SIGHT FROM SENSOR TO RECEIVER IS 1000 FT. DISTANCE IS LESS IF OBSTRUCTIONS EXIST. SENSOR MUST BE INSTALLED IN "CLEAR SPACE" WHERE IT IS EXPOSED TO UNOBSTRUCTED RAINFALL AND IS CLEAR OF IRRIGATION SPRAY. SCALE: NONE WIRELESS WEATHER SENSOR WIRELESS CLIMATE SENSOR TRANSMITTER (EVE/GUTTER MOUNTED) MOUNT SENSOR ON GUTTER/EVE GUTTER/EVE CONTROLLER SENSOR RECEIVER 5 SCALE: NONE 1 REDUCED PRESSURE BACKFLOW ASSEMBLY WITH SUB-METER INSTALL A FREEZE PREVENTATIVE BLANKET AROUND BACKFLOW ASSEMBLY. BLANKET SHALL BE GREEN. NIPPLES AND FITTINGS TO BE SAME IPT SIZE AS BACKFLOW ASSEMBLY. DO NOT SOLDER CONNECT FITTINGS WHILE THREADED INTO BACKFLOW ASSEMBLY. THIS MAY CAUSE DAMAGE TO DEVICE. 1 456
7 8
9 REDUCED PRESSURE BACKFLOW ASSEMBLY. WROUGHT COPPER MALE ADAPTER-2 OTAL (SOLDER x THREAD CONNECTION). COPPER TYPE "K" PIPE (LENGTH AS REQUIRED). WROUGHT COPPER 90° ELBOW-2 TOTAL (SOLDER x THREAD CONNECTION). PVC MAIN LINE TO POINT OF CONNECTION. BUSH AS NECESSARY FOR SIZE TRANSITION. REFER TO IRRIGATION LEGEND. FINISH GRADE. CONCRETE SUPPORT BLOCK. SCHEDULE 40 PVC MALE ADAPTER-2 TOTAL. 1112 PVC MAIN LINE TO IRRIGATION SYSTEM. NOTES: 1. 2. 3. 10FLOW 1 10
8 7 113456
3 12"
2 2 NETAFIM SUB-METER.
9 12 EXTERIOR WALL
DESIGN: DRAWN: SCALE: DATE:
Russell D. Mitchell & Associates
IRRIGATION CONSULTANT
2760 Camino Diablo
Walnut Creek, CA 94597
(925) 939-3985
Fax (925) 932-5671
12869 LA CRESTA DR. RESIDENCE
LOS ALTOS HILL, CA MS SHEET TITLE: SHEET INFO REVISIONS SHEET NUMBER PERMIT RESUBMITTAL 12.20.21 DM 7/01/2021-- 1IRRIGATION DETAILS SCALE: NONE I-4 CARSON 1220 RECTANGULAR VALVE BOX FOR FOUR VALVES OR CARSON 1419 FOR TWO VALVES REMOTE CONTROL VALVE WITH FLOW CONTROL AND MANUAL BLEED. REFER TO TWO OR FOUR VALVE MANIFOLD DETAIL FOR INSTALLATION INSTRUCTIONS VALVE CONTROL WIRE- PROVIDE 3M-DBY SEAL PACKS AT ALL SPLICES AND 24" OF EXCESS UF WIRE IN A 1" DIAMETER COIL BRICK-1 EACH CORNER FINISH GRADE 12 5
6 7
432
1 319 GAUGE 1/2" SQUARE WIRE MESH. WRAP UP THE SIDES OF THE BOX PEA GRAVEL OR 3/4" DRAIN ROCK- 4" DEEP BELOW VALVE (NO SOIL IN VALVE BOX)BUBBLER OR SPRAY REMOTE CONTROL VALVE IN TWO OR FOUR VALVE MANIFOLD 67 34
5 8 SCH 40 PVC LATERAL LINE TO BUBBLERS OR SPRAY
8 SCALE: NONE CARSON 1220 RECTANGULAR VALVE BOX FOR FOUR VALVES OR CARSON 1419 FOR TWO VALVES VALVE CONTROL WIRE- PROVIDE 3M-DBY SEAL PACKS AT ALL SPLICES AND 24" OF EXCESS UF WIRE IN A 1" DIAMETER COIL BRICK-1 EACH CORNER FINISH GRADE 12 5
6 9
432
1 419 GAUGE 1/2" SQUARE WIRE MESH. WRAP UP THE SIDES OF THE BOX PEA GRAVEL OR 3/4" DRAIN ROCK- 4" DEEP BELOW VALVE (NO SOIL IN VALVE BOX)DRIP REMOTE CONTROL VALVE IN TWO OR FOUR VALVE MANIFOLD 7 9
34 5
6 SCH 40 PVC LATERAL LINE TO DRIPLINE OR DRIP.
8 8
7 DRIP FILTER AND REGULATOR REMOTE CONTROL VALVE WITH FLOW CONTROL AND MANUAL BLEED. REFER TO TWO OR FOUR VALVE MANIFOLD DETAIL FOR INSTALLATION INSTRUCTIONS INSTRUCTIONS: TOP VIEW 36" EDGE OF LAWN, WALK, ETC. SCALE: NONE CENTER VALVE BOX OVER REMOTE CONTROL VALVES TO FACILITATE SERVICING VALVE. SET BOXES 1" ABOVE FINISH GRADE OR MULCH COVER IN GROUND COVER/SHRUB AREA AND FLUSH WITH FINISH GRADE IN TURF AREA. SET RCV AND VALVE BOX ASSEMBLY IN GROUND COVER/SHRUB AREA WHERE POSSIBLE. INSTALL IN LAWN ONLY IF GROUND COVER DOES NOT EXIST ADJACENT TO LAWN. SET BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE OF LAWN, WALK, FENCE, CURB, ETC. AVOID HEAVILY COMPACTING SOIL AROUND VALVE BOXES TO PREVENT COLLAPSE AND DEFORMATION OF VALVE BOX SIDES. INSTALL EXTENSION BY VALVE BOX MANUFACTURER AS REQUIRED TO COMPLETELY ENCLOSE ASSEMBLY FOR EASY ACCESS. 1. 2. 3. 4. 5. 6. 10" DIAMETER ROUND VALVE BOX. FOR QCV AND GATE VALVE. 15" x 21" OR 14" x 19" RECTANGULAR VALVE BOX. 5 VALVE BOX INSTALLATION 12" SCALE: NONE
2 SCALE: NONE 1 2.5"MIN.
1 1819
2 CARSON 1220 RECTANGULAR PLASTIC VALVE BOX WITH LID. INSTALL PER REMOTE CONTROL VALVE DETAIL. 1416 SCHEDULE 80 PVC NIPPLE (LENGTH AS REQUIRED). 171819 20 SCHEDULE 80 PVC NIPPLE (LENGTH AS REQUIRED). 21 DURA 1"x1" THREADED ADAPTER (PART #08303) 6 TOTAL. 8 DRIP REMOTE CONTROL VALVE. REFER TO LEGEND FOR MODEL. 9 FILTER. REFER TO LEGEND FOR MODEL.
5 NDS 1"LO-TORQ BALL VALVE THREADED (PART #LT-1000-T) QUICK COUPLING VALVE. INSTALL PER DETAIL. 10" ROUND BOX. INSTALL PER DETAIL. 5 3
1 2
6 7 14 17
8910111213 15 SCH 40 PVC 90° ELBOW (SxS) FROM PVC MAIN LINE BELOW. 4 SCH 40 PVC PIPE. LENGTH AS REQUIRED.
3 SCH 80 PVC MALE ADAPTER.
4 6
7 DURA 1" MULTI-PORT MANIFOLD (PART #301-010-4) 10 40 PSI REGULATOR. REFER TO LEGEND FOR MODEL. 11 DURA 1" x 3/4" MALE ADAPTER (PART #08303-131) 3 TOTAL. ONLY REQUIRED WITH 3/4" OUTLET REGULATORS. USE 1"x1" DURA THREAD ADAPTER ON 1" REGULATORS 15 FOUR REMOTE VALVE MANIFOLD DETAIL WITH QUICK COUPLING VALVE (1" VALVES ONLY) 16 2021 SCHEDULE 80 PVC 90° ELBOW (TxT). SCHEDULE 40 PVC LATERAL TO BUBBLERS OR SPRAY IRRIGATION. 1 2 CARSON 1220 RECTANGULAR PLASTIC VALVE BOX WITH LID. INSTALL PER REMOTE CONTROL VALVE DETAIL. 1518 SCHEDULE 80 PVC THREADED FEMALE COUPLING TO SERVICE QCV. IF NO QCV INSTALL A DURA 1" CAP (PART #348-010) SCHEDULE 80 PVC NIPPLE (LENGTH AS REQUIRED). 1920 SCHEDULE 80 PVC 90° ELBOW (TxT). SCHEDULE 80 PVC NIPPLE (LENGTH AS REQUIRED). DURA 1"x1" THREADED ADAPTER (PART #08303) 4 TOTAL. 9 13 DRIP REMOTE CONTROL VALVE. REFER TO 14 LEGEND FOR MODEL. SCHEDULE 40 PVC LATERAL TO DRIP IRRIGATION 10 FILTER. REFER TO LEGEND FOR MODEL. 5 NDS 1"LO-TORQ BALL VALVE THREADED (PART #LT-1000-T) DURA 1" SLIP X 1" SWIVEL (PART #329-011) 2 TOTAL. SCH 40 PVC 90° ELBOW (SxS) FROM PVC MAIN LINE BELOW. SCH 40 PVC PIPE. LENGTH AS REQUIRED. 3 SCH 80 PVC MALE ADAPTER.
4 7
8 DURA 1" MULTI-PORT MANIFOLD (PART #301-010-2) 11 40 PSI REGULATOR. REFER TO LEGEND FOR MODEL. 12 DURA 1" x 3/4" MALE ADAPTER (PART #08303-131). ONLY REQUIRED WITH 3/4" OUTLET REGULATORS. USE 1"x1" DURA THREAD ADAPTER ON 1" REGULATORS 16 BUBBLER OR SPRINKLER REMOTE CONTROL VALVE. REFER TO LEGEND FOR MODEL. 17 SCHEDULE 40 PVC LATERAL TO BUBBLER OR SPRAY IRRIGATION. DURA 1" MIPT x 1" SWIVEL 90° (PART #306-009) 6 7
8 15 1920 17 11 18 16 10
53 12
9121314
4 6 2.5"MIN. 22 QUICK COUPLING VALVE. INSTALL PER DETAIL. 10" ROUND BOX. INSTALL PER DETAIL. 21 2122 TWO REMOTE VALVE MANIFOLD DETAIL WITH QUICK COUPLING VALVE (1" VALVES ONLY) SCHEDULE 80 PVC THREADED FEMALE COUPLING TO SERVICE QCV. IF NO QCV INSTALL A DURA 1" CAP (PART #348-010) BUBBLER OR SPRINKLER REMOTE CONTROL VALVE. REFER TO LEGEND FOR MODEL. 12 DURA 1" SLIP X 1" SWIVEL (PART #329-011) 4 TOTAL. 13 SCHEDULE 40 PVC LATERAL TO DRIP IRRIGATION.
DESIGN: DRAWN: SCALE: DATE:
Russell D. Mitchell & Associates
IRRIGATION CONSULTANT
2760 Camino Diablo
Walnut Creek, CA 94597
(925) 939-3985
Fax (925) 932-5671
12869 LA CRESTA DR. RESIDENCE
LOS ALTOS HILL, CA MS SHEET TITLE: SHEET INFO REVISIONS SHEET NUMBER PERMIT RESUBMITTAL 12.20.21 DM 7/01/2021-- 1IRRIGATION DETAILS I-5 SCALE: NONE
6 HLD DRIPLINE CENTER FEED MANIFOLD
1 2
3 4
5 6
7 8
9 ISOMETRIC
9 8
7 6
4 5
3 1
2 NOTE: THE TOTAL LENGTH OF A SINGLE DRIP LINE RUN SHALL NOT EXCEED 300 FT. FINISH GRADE. DEPTH OF TUBING PER IRRIGATION LEGEND. DEPTH OF PVC LATERAL LINE PER IRRIGATION LEGEND DRIPLINE TUBING. BLANK 5/8" [16mm] POLY TUBING, LENGTH AS NECESSARY. PVC TEE (SxSxT) WITH 1/2" [13mm] FPT OUTLET. PVC LATERAL LINE FROM REMOTE CONTROL VALVE. NOT TO SCALE SECTION AV FV NOT TO SCALE PLAN SCALE: NONE 6 DRIPLINE TO PVC CONNECTION REFER TO IRRIGATION LEGEND 4" 1 FINISH GRADE
1 2
3 4
5 8
7 6
9 2 CARSON 708 OR EQUAL. COLOR: BLACK. USE PURPLE FOR RECYCLED WATER SYSTEMS. 3 DRIPLINE TUBING
4 5 TORO 1/2" CHECK VALVE (PCV-500)
6 1/2" SCH 40 MALE ADAPTER.
7 8 BRICK (1 OF 2) 1/2" SCH 40 PVC (LENGTH AS REQUIRED) 9 PVC LATERAL LINE SUPPLY. MINIMUM SIZE TO BE 1" UNLESS SIZED DIFFERENTLY ON DRAWINGS. USE SCH 40 PVC 1"x1"x1/2" TEE OR 90° ELBOW. NOTE: 1. THE TOTAL LENGTH OF ALL INTERCONNECTED DRIP LINE OFF A SINGLE PVC SUPPLY LINE CONNECTION OR A SINGLE RUN OF DRIPLINE SHALL NOT EXCEED 300 FT. 2. INSTALL DRIPLINE 2-4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED. SCALE: NONE 4 HLD DRIPLINE ODD CURVE LAYOUT 10
8 9
1 2
3 4
5 6
7 FLUSH VALVE PLUMBED TO FLUSH MANIFOLD AT LOW POINT PVC SUPPLY LINE/HEADER FROM VALVE. MINIMUM SIZE TO BE 1" UNLESS OTHERWISE NOTED. DRIPLINE LATERAL. PERIMETER LATERALS 2" [50mm] TO 4" [100mm] FROM EDGE. AREA PERIMETER. DRIPLINE OPERATION INDICATOR LOCATED AT THE ENDS OF EACH DRIPLINE ZONE. 1" SCH 40 PVC OR FLEXIBLE PVC IPS HOSE FLUSH/EXHAUST MANIFOLD. MANIFOLD-TO-ELBOW CONNECTION. 2 1
3 4
5 6
7 9
8 4 10 SCALE: NONE
7 DRIPLINE MANIFOLD TO ELBOW CONNECTION
1 2
3 4
5 FINISH GRADE
6 DRIPLINE TUBING SECTION/ELEVATION NOT TO SCALE
1 8
2 3
6 5
7 4 DEPTH OF TUBING PER IRRIGATION LEGEND.
7 SCH 40 PVC TEE (SxSxT) WITH 1/2" FPT OUTLET.
8 DEPTH OF PVC LATERAL LINE PER IRRIGATION LEGEND HUNTER PLD AIR/VACUUM RELIEF VALVE (PLD-AVR) PLUMBED TO SUPPLY MANIFOLD AT HIGH POINT. HUNTER PLD-TEE (PLD-TEE) HUNTER PLD-TEE (PLD-TEE) HUNTER PLD-MPT ADAPTER (PLD-050) HUNTER PLD-MPT ADAPTER (PLD-050) HUNTER PLD-ELBOW (PLD-ELB) BLANK 5/8" [16mm] POLY TUBING, LENGTH AS NECESSARY. HUNTER PLD-TEE X 1/2" FPT ADAPTERSCALE: NONE 3 HLD DRIPLINE ISLAND LAYOUT PLAN
7 6
5 4
3 2
1 9
81011121314 PVC TEE (SxSxS). PVC ELL (SxS). HUNTER PLD-ELBOW (PLD-ELB) HUNTER PLD-TEE (PLD-TEE). BLANK 5/8" [16mm] POLY TUBING AT SUPPLY AND FLUSH END OF EACH ISLAND. REFER TO DRIPLINE TO PVC CONNECTION DETAIL. AIR/VACUUM RELIEF VALVE PLUMBED TO TUBING AT HIGH POINT. DRIPLINE LATERAL. MANUAL FLUSH VALVE PLUMBED TO TUBING AT LOW POINT. DRIPLINE OPERATION INDICATOR LOCATED AT THE ENDS OF EACH DRIPLINE ZONE. ISLAND PERIMETER. PERIMETER LATERALS 2" [50mm] TO 4" [100mm] FROM EDGE. FVFV AV FV AVAV 141213 4 3
2 1
5 6
7 9
8 10 11 NOTE: 1. THE TOTAL LENGTH OF A SINGLE DRIP LINE RUN SHALL NOT EXCEED 300 FT. 2. INSTALL DRIPLINE 2-4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED. PVC LATERAL LINE FROM VALVE. MINIMUM SIZE TO BE 1" UNLESS OTHERWISE NOTED. PVC FLUSH MANIFOLD. MINIMUM SIZE TO BE 1" UNLESS OTHERWISE NOTED.
AV
FV
7 6
5 4
3 2
1 8
9 10
4 7 11 NOTE: 1. THE TOTAL LENGTH OF ALL INTERCONNECTED DRIP LINE OFF A SINGLE PVC SUPPLY LINE CONNECTION OR A SINGLE RUN OF DRIPLINE SHALL NOT EXCEED 300 FT. 2. INSTALL DRIPLINE 2-4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED. SCALE: NONE 5 HLD DRIPLINE TRIANGULAR LAYOUT 1110
8 9
1 2
3 4
5 6
7 FLUSH VALVE PLUMBED TO FLUSH MANIFOLD AT LOW POINT PVC LATERAL LINE FROM VALVE. MINIMUM SIZE TO BE 1" UNLESS OTHERWISE NOTED. PVC SUPPLY MANIFOLD. DRIPLINE LATERAL. PERIMETER LATERALS 2" [50mm] TO 4" [100mm] FROM EDGE. AREA PERIMETER. DRIPLINE OPERATION INDICATOR LOCATED AT THE ENDS OF EACH DRIPLINE ZONE. 1" SCH 40 PVC OR FLEXIBLE PVC IPS HOSE FLUSH MANIFOLD. MANIFOLD-TO-ELBOW CONNECTION. HUNTER PLD AIR/VACUUM RELIEF VALVE (PLD-AVR) PLUMBED TO SUPPLY MANIFOLD AT HIGH POINT. HUNTER PLD-TEE (PLD-TEE) SCALE: NONE 1 HLD DRIPLINE CENTER FEED LAYOUT SCALE: NONE 2 HLD DRIPLINE END FEED LAYOUT PLAN FVFV AV 1110
8 9
1 2
3 4
5 6
7 FLUSH VALVE PLUMBED TO FLUSH MANIFOLD AT LOW POINT MANIFOLD-TO-ELBOW CONNECTION (TYP). PVC LATERAL LINE FROM VALVE. MINIMUM SIZE TO BE 1" UNLESS OTHERWISE NOTED. PVC SUPPLY MANIFOLD. EXTEND TO END OF ZONE/EXHAUST HEADER. MANIFOLD-TO-TEE CONNECTION. DRIPLINE LATERAL. AIR/VACUUM RELIEF LATERAL, BLANK POLY TUBING CENTERED ON MOUND OR BERM. AIR/VACUUM RELIEF PLUMBED TO BLANK 5/8" POLY TUBING AT EACH HIGH POINT. PERIMETER LATERALS 2" [50mm] TO 4" [100mm] FROM EDGE. AREA PERIMETER. 12 DRIPLINE OPERATION INDICATOR LOCATED AT THE ENDS OF EACH DRIPLINE ZONE. 1 2
3 4
5 6
7 8
9101112
2 1 1110
8 9
1 2
3 4
5 6
7 PLAN MANIFOLD-TO-ELBOW CONNECTION (TYP). DRIPLINE LATERAL. AIR/VACUUM RELIEF VALVE PLUMBED TO BLANK 5/8" TUBING AT EACH HIGH POINT. AIR/VACUUM RELIEF LATERAL, BLANK 5/8" POLY TUBING CENTERED ON MOUND OR BERM. PERIMETER LATERALS 2" [50mm] TO 4" [100mm] FROM EDGE. AREA PERIMETER. DRIP OPERATION INDICATOR LOCATED AT THE ENDS OF EACH DRIPLINE ZONES. FLUSH VALVE PLUMBED TO FLUSH MANIFOLD AT LOW POINT. FV AV 10 9 8
7 6
5 4
3 2
1 11 NOTE: 1. THE TOTAL LENGTH OF ALL INTERCONNECTED DRIP LINE OFF A SINGLE PVC SUPPLY LINE CONNECTION OR A SINGLE RUN OF DRIPLINE SHALL NOT EXCEED 300 FT. 2. INSTALL DRIPLINE 2-4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED. PVC FLUSH MANIFOLD. MINIMUM SIZE TO BE 1" UNLESS OTHERWISE NOTED. PVC LATERAL LINE FROM VALVE. MINIMUM SIZE TO BE 1" UNLESS OTHERWISE NOTED. 1" FLEXIBLE PVC IPS HOSE FLUSH MANIFOLD. 1" FLEXIBLE PVC IPS HOSE FLUSH MANIFOLD. NOTE: 1. THE TOTAL LENGTH OF ALL INTERCONNECTED DRIP LINE OFF A SINGLE PVC SUPPLY LINE CONNECTION OR A SINGLE RUN OF DRIPLINE SHALL NOT EXCEED 300 FT. 2. INSTALL DRIPLINE 2-4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED.
DESIGN: DRAWN: SCALE: DATE:
Russell D. Mitchell & Associates
IRRIGATION CONSULTANT
2760 Camino Diablo
Walnut Creek, CA 94597
(925) 939-3985
Fax (925) 932-5671
12869 LA CRESTA DR. RESIDENCE
LOS ALTOS HILL, CA MS SHEET TITLE: SHEET INFO REVISIONS SHEET NUMBER PERMIT RESUBMITTAL 12.20.21 DM 7/01/2021-- 1IRRIGATION DETAILS I-6 IRRIGATION WATER CALCULATION SCALE: NONE 3 DRIPLINE-FLUSH POINT 375421 1" IPS PVC HOSE FROM EXHAUST HEADER. BRICK (1 OF 2) NOTE: ALLOW A MINIMUM OF PVC HOSE IN VALVE BOX IN ORDER TO DIRECT FLUSHED WATER OUTSIDE VALVE BOX. 2 4 5 1 6 6 7 1/2" SCH 40 THREADED BALL VALVE. PEA GRAVEL SUMP (6" DEEP). FINISH GRADE 3 1/2" SCH 40 MALE ADAPTER. 1246 12" 1 43 SCALE: NONE DET: CHAMPION HOSE BIB (HB-2M) 3/4" 90° DROP ELBOX CXF-CAST WITH BRASS WOOD SCREWS 3/4" TYPE "K" COPPER PIPE. LENGTH AS NEEDED. SCH 40 PVC MAIN LINE SIDE VIEW 6 FRONT VIEW 7 7 PRESSURE TREATED (REDWOOD COLOR) 4X4X30". SET IN CONCRETE FOR STABILITY 3 FINISH GRADE 2 2 5 5 SCH 40 PVC MALE ADAPTER 4 HOSE BIB RISER SCALE: NONE 1 DRIPLINE OPERATION INDICATOR 4 ECO INDICATOR 5 FINISHED GRADE 6 MULCH PVC LATERAL PIPE OR DRIPLINE 3456 UPC APPROVED SCHEDULE 40 PVC TEE, ELBOW OR BARB x THREAD DRIP FITTING TEE OR ELBOW WITH 3/4" OUTLET. 12 32 1/2" X 3/4" X 6" HUNTER SWING JOINT (SJ-7506) 1 SCALE: NONE 2 TREE AND SHRUB BUBBLER UPHILL TREE BUBBLER PLACEMENT EXAMPLES UPHILL SLOPED GRADE LEVEL GRADE 1456 78 BUBBLER (TO BE INSTALLED ON TOP OF ROOTBALL). FINISH GRADE. TREE OR SHRUB ROOTBALL. 1/2" IPS FLEXIBLE PVC. USE WELD-ON 795 SOLVENT CEMENT OR EQUAL WHEN BONDING PVC HOSE TO FITTINGS. PVC TEE (SST), ELBOW (ST) OR FEMALE ADAPTER. PVC LATERAL LINE. TREE OR SHRUB. EDGE OF ROOTBALL (TYPICAL). 1011 1 56 78 1011 1/2" SCH. 40 MALE ADAPTER (2 TOTAL). 23 2 4 3 6" STAPLE. 9 9 TREE STAKES. 1 NOTE: SUGGESTED QUANTITY OF BUBBLERS PER TREES AND SHRUBS SIZE: · SHRUBS = 1 BUBBLER · 15 GAL OR 24" BOX = 2 BUBBLERS · 36" OR 48" BOX = 4 BUBBLERS REFER TO IRRIGATION LEGEND SCALE: NONE 5 LATERAL LINE CHECK VALVE 1254673 INLINE SPRING OR SWING LOADED CHECK VALVE. MATCH SIZE OF LATERAL LINE. FINISH GRADE. PVC LATERAL LINE. BRICK-2 TOTAL PEA GRAVEL OR 3/4" DRAIN ROCK - 4" DEEP (NO SOIL IN VALVE BOX). 10" ROUND VALVE BOX. SCHEDULE 40 PVC MALE ADAPTER. 2 TOTAL. 1 1" 2 45 3 6 7 1
LA CRESTA DRIVE
NOTE:
FOR CONSTRUCTION STAKING
SCHEDULING OR QUOTATIONS
PLEASE CONTACT ALEX ABAYA
AT LEA & BRAZE ENGINEERING
(510)887-4086 EXT 116.
[email protected]
LA CRESTA DRIVE
REQUIRED DRAINAGE INSPECTIONS
THE TOWN OF LOS ALTOS HILLS REQUIRES LEA & BRAZE
ENGINEERING, INC. TO INSPECT ALL STORM DRAINAGE AS IT
IS INSTALLED. IT IS THE CONTRACTOR'S RESPONSIBILITY TO
CONTACT LEA & BRAZE ENGINEERING, INC. PRIOR TO START
OF CONSTRUCTION TO SET UP A PRE-CONSTRUCTION
MEETING, AND TO CALL AT LEAST 48 HOURS IN ADVANCE OF
ANY INSPECTIONS. PIPES ARE TO REMAIN UNCOVERED
UNTIL AN INSPECTION OCCURS.
POINT OF CONTACT:
PETER CARLINO
LEA & BRAZE ENGINEERING, INC.
(510)887-4086 [email protected]
NOTE:
FOR CONSTRUCTION STAKING
SCHEDULING OR QUOTATIONS
PLEASE CONTACT ALEX ABAYA
AT LEA & BRAZE ENGINEERING
(510)887-4086 EXT 116.
[email protected]
“ ”
’ ’
”
‘ ’ ’
’
’
’ –
“ ”
“ ”
23. ‘ ’
”
” ”
NOTE:
FOR CONSTRUCTION STAKING
SCHEDULING OR QUOTATIONS
PLEASE CONTACT ALEX ABAYA
AT LEA & BRAZE ENGINEERING
(510)887-4086 EXT 116.
[email protected]
” ”
NOTE:
FOR CONSTRUCTION STAKING
SCHEDULING OR QUOTATIONS
PLEASE CONTACT ALEX ABAYA
AT LEA & BRAZE ENGINEERING
(510)887-4086 EXT 116.
[email protected]
”
“ ”
“ ”
“ ”
REQUIRED DRAINAGE INSPECTIONS
THE TOWN OF LOS ALTOS HILLS REQUIRES LEA & BRAZE
ENGINEERING, INC. TO INSPECT ALL STORM DRAINAGE AS IT
IS INSTALLED. IT IS THE CONTRACTOR'S RESPONSIBILITY TO
CONTACT LEA & BRAZE ENGINEERING, INC. PRIOR TO START
OF CONSTRUCTION TO SET UP A PRE-CONSTRUCTION
MEETING, AND TO CALL AT LEAST 48 HOURS IN ADVANCE OF
ANY INSPECTIONS. PIPES ARE TO REMAIN UNCOVERED
UNTIL AN INSPECTION OCCURS.
POINT OF CONTACT:
PETER CARLINO
LEA & BRAZE ENGINEERING, INC.
(510)887-4086 [email protected]
NOTE:
FOR CONSTRUCTION STAKING
SCHEDULING OR QUOTATIONS
PLEASE CONTACT ALEX ABAYA
AT LEA & BRAZE ENGINEERING
(510)887-4086 EXT 116.
[email protected]
”
“ ”
“ ”
“ ”
REQUIRED DRAINAGE INSPECTIONS
THE TOWN OF LOS ALTOS HILLS REQUIRES LEA & BRAZE
ENGINEERING, INC. TO INSPECT ALL STORM DRAINAGE AS IT
IS INSTALLED. IT IS THE CONTRACTOR'S RESPONSIBILITY TO
CONTACT LEA & BRAZE ENGINEERING, INC. PRIOR TO START
OF CONSTRUCTION TO SET UP A PRE-CONSTRUCTION
MEETING, AND TO CALL AT LEAST 48 HOURS IN ADVANCE OF
ANY INSPECTIONS. PIPES ARE TO REMAIN UNCOVERED
UNTIL AN INSPECTION OCCURS.
POINT OF CONTACT:
PETER CARLINO
LEA & BRAZE ENGINEERING, INC.
(510)887-4086 [email protected]
NOTE:
FOR CONSTRUCTION STAKING
SCHEDULING OR QUOTATIONS
PLEASE CONTACT ALEX ABAYA
AT LEA & BRAZE ENGINEERING
(510)887-4086 EXT 116.
[email protected]
LA CRESTA DRIVE
Matthew D. Francois
Direct Dial: (650) 798-5669
E-mail: [email protected]
June 10, 2022
R u ta n & T uck e r, L L P | 4 5 5 Ma rk e t S tre e t, S u i te 1 8 7 0 S a n F ra n ci sc o , C A 9 4 1 05 | 6 5 0 -263 -7 9 0 0 | F a x 6 5 0 -263 -7 901 Ora n g e C o un ty | P a l o Alto | S a n F ra n c i s c o | w ww .ru ta n .c o m 2783/037525-0001
17930384.3 a06/10/22
VIA EMAIL [[email protected]]
Honorable George Tyson, Mayor and
Members of the City Council
26379 Fremont Road
Los Altos Hills, CA 94022
Re: Appeal of Landscape Screening Plan, 12869 La Cresta Drive (File #SD21- 0079); City Council June 16, 2022 Hearing, Agenda Item No. 6.C.
Dear Mayor Tyson and Members of the City Council:
We write on behalf of our client, Nicholas Sutardja, the “Owner” of 12869 La Cresta Drive, Los Altos Hills (the “Property”). We write in support of Owner’s “Appeal” of the Planning Commission’s May 12, 2022 action requiring dedication of an open space easement in connection with approval of a Landscape Screening Plan (the “Landscape Plan”). No open space easement was required as a condition for the new residence (the “Project”), approved in 2018, which is nearly complete and ready for occupancy. Imposing an easement now conflicts with the Town’s plans and policies and frustrates the Owner’s ability to place an open-style fence in the area between the Project home and La Cresta Road, as long planned. We urge the City Council to uphold the Appeal especially given the additional concessions described below which are the functional equivalent of an open space easement and split-rail fence.
In our June 1, 2022 Appeal letter, we outlined the myriad reasons why the requested open space easement, consisting of approximately one-fifth of the Property, cannot legally be imposed on the Project. In short, the easement infringes on Owner’s judicially-recognized and protected vested rights, (2) is inconsistent with the Town’s General Plan, (3) conflicts with the Town Code, (4) fails to adhere to the essential nexus and rough proportionality requirements of Supreme Court precedents, and (5) violates Owner’s substantive due process and equal protection rights. In addition to these points, we wish to relay several reasons why imposing the open space easement does not make sense from either practical or policy standpoints.
First, the imposition of an open space easement at the proverbial “eleventh hour” raises obvious concerns as to the predictability and certainty of the Town’s approval process. No open space easement was imposed as a condition on the approval of the Project home in 2018. As a result, Owner proceeded to implement the approvals granted by the Town and incurred substantial expenditures in good faith reliance thereon to construct the Project home. Owner had long planned on constructing an open-style fence in a location downslope of the Project home that complied with Town standards to protect his growing family and pets. It was only when Owner sought to obtain approval of the subsidiary Landscape Plan that the Planning Commission required dedication of an open space easement and conditioned the Project such that the proposed fence—which otherwise complies with all Town standards—was not allowed.
Supplemental No. 1
AGENDA ITEM #6.C
Distributed 6/14/22
Honorable George Tyson, Mayor and
Members of the City Council
June 10, 2022
2783/037525-0001
17930384.3 a06/10/22
Second, moving the fence upslope and outside the requested easement area would infringe on Bay views from the Project’s proposed outdoor dining area. Infringement of this spectacular viewshed would defeat one of the key purposes for the outdoor dining area. Given the existing slope and water tank behind the Project home, the outdoor dining area—comprising a mere 1.3 percent of the Property—is the only functional yard space available to Owner. Placement of the fence further upslope would not allow sufficient space for landscape screening of the fence. The Project landscape architect has indicated that at least 25 feet is needed to achieve this purpose. This coincides with Owner’s proposed fence location. It is important to note that Owner could alternatively place a fence close to the Property line along La Cresta Drive. Such a fence could extend for an unbroken length of approximately 300 feet along the roadway.
Third, the unusual imposition of an open space easement very late in the process on the Landscape Plan treats Owner differently than all but apparently one other similarly situated property owner. The fact that the other owner did not seemingly object to the imposition of an easement does not create a precedent or justification for the disparate treatment of Owner here. We believe that the Town strives to have uniform rules that apply across the board to all properties and developments.
The Town’s General Plan and other official Town documents state that open space easements may be imposed in certain cases in connection with “new development” and approval of “a new residence.” The Town did not impose an open space easement in connection with its 2018 approval of the Project home here. It is neither fair nor equitable to apply a rule to Owner that is different than the ones set forth in the Town’s official planning documents.
Further, Owner was not given a full or fair opportunity to object to the open space easement.
Owner’s representatives did object in writing to the easement prior to its imposition. In response, Staff stated that dedication of an open easement is allowed citing a plan policy requiring dedication of such easements in properties located in open space conservation areas (“OSCA”). The Property is not located in an OSCA. At the Planning Commission hearing, the majority of the discussion regarding the open space easement occurred after the public hearing had been closed. Despite Owner’s representatives’ fervent attempts to “raise their hands” on Zoom, they were not allowed to further speak on or address this issue. Moreover, no members of the Open Space Committee were in attendance at the Planning Commission hearing, leaving Planning Commission members to speculate as to the underlying purpose of the open space easement and why it was being imposed so late in the process. Indeed, the Planning Commission Chair remarked that it was unusual for an open space easement to be imposed at the landscape screening stage as opposed to the home approval stage.
After submittal of the Appeal, Owner’s representatives reached out to Town Staff to determine whether there was some way to address Town’s concerns other than through dedication of an open space easement. The concerns expressed by Staff and others related to preserving the open and natural character of the Property and preserving wildlife movement.1 1 Although preserving the open and natural character was not specifically raised by the Planning Commission, because the proposed Project fence does not interfere with the open and natural
Honorable George Tyson, Mayor and
Members of the City Council
June 10, 2022
2783/037525-0001
17930384.3 a06/10/22
In response, Owner has prepared alternative fence designs that: (1) reduce the height of the fence from 6 feet to 4.5 feet, (2) widen the distance between posts in key areas from 3.5 inches to
21.5 inches (with open mesh screening between the posts) to enable wildlife movement, (3) add a 12 inch clearance at grade, and (4) shift the fence location upslope in certain other areas. Plans depicting the original and revised fence designs are attached hereto as Exhibit A. Owner is also willing to accept a condition of approval that prohibits any new development (other than the Project driveway, utilities, and mailbox) for a distance of 30 feet upslope from the eastern Property line.
The proposed Project fence is located just outside this line and at roughly the same elevation as a chain link fence on the neighboring property. Legally, such a condition would bind Owner and his successors and could be enforced by Town Staff.
In closing, we sincerely appreciate your consideration of the Owner’s valid concerns with being conditioned to dedicate an interest in its land nearly four years after the Project home had been approved and is now nearly constructed. Owner is reasonably and in good faith attempting to solve for the Town’s articulated concerns through the revised fence design and the agreement to a “no build” condition. Both are functionally equivalent to a split-rail fence and an open space easement.
We request that you uphold the Appeal subject to conditions requiring implementation of the revised fence design and imposition of the above-described no build condition. ********************
Thank you for your consideration of our client’s views on this important matter.
Representatives of the Owner, including the undersigned, will be in attendance at your June 16, 2022 hearing on this matter. In the meantime, please do not hesitate to contact me or Nick Sutardja at (408) 828-1975 with any questions regarding this correspondence.
Very truly yours,
RUTAN & TUCKER, LLP
Matthew D. Francois
cc: Nicholas Sutardja, Owner, via email
Page Mailliard, Co-Counsel, via email
John Todd, Project Architect, via email
Jared Wilcox, Project Contractor, via email
Sofia Mangalam, Planning Director, via email
Steve Mattas, Town Attorney, via email
Deborah Padovan, Town Clerk, via email
Peter Pirnejad, Town Manager, via email
character of the land, there is no essential nexus between the easement and this government interest. Staff has acknowledged that the proposed extensive landscaping adequately screens the Project residence. Reliance on this ground for the open space easement likewise infringes on Owner’s substantive due process and equal protection rights.
Exhibit A
SITE PLAN SHOWING OLD AND NEW FENCE PROPOSALS
AGENDA ITEM #8
8. REPORTS FROM COUNCIL LIAISONS ON STANDING COMMITTEES, AD HOC
COMMITTEES, AND COUNCIL MEMBERS ON OUTSIDE AGENCIES
A. Report by the Undergrounding Subcommittee (Mayor Tyson) B. Report from the Council Ad Hoc Committee on Community Surveys (Mayor Tyson/Councilmember Schmidt)
C. Report from the Council Town Hall Ad Hoc Committee (Mayor Tyson/Councilmember Schmidt)
D. Report from the Council Ad Hoc Committee Focusing on Broadband (Councilmembers Mok and Tankha)
E. Status Reports from All Councilmembers on Subcommittee and Outside Agencies Activities There are no reports for these items. They will be presented verbally.
AGENDA ITEM #8
8. REPORTS FROM COUNCIL LIAISONS ON STANDING COMMITTEES, AD HOC
COMMITTEES, AND COUNCIL MEMBERS ON OUTSIDE AGENCIES
A. Report by the Undergrounding Subcommittee (Mayor Tyson) B. Report from the Council Ad Hoc Committee on Community Surveys (Mayor Tyson/Councilmember Schmidt)
C. Report from the Council Town Hall Ad Hoc Committee (Mayor Tyson/Councilmember Schmidt)
D. Report from the Council Ad Hoc Committee Focusing on Broadband (Councilmembers Mok and Tankha)
E. Status Reports from All Councilmembers on Subcommittee and Outside Agencies Activities There are no reports for these items. They will be presented verbally.
AGENDA ITEM #8
8. REPORTS FROM COUNCIL LIAISONS ON STANDING COMMITTEES, AD HOC
COMMITTEES, AND COUNCIL MEMBERS ON OUTSIDE AGENCIES
A. Report by the Undergrounding Subcommittee (Mayor Tyson) B. Report from the Council Ad Hoc Committee on Community Surveys (Mayor Tyson/Councilmember Schmidt)
C. Report from the Council Town Hall Ad Hoc Committee (Mayor Tyson/Councilmember Schmidt)
D. Report from the Council Ad Hoc Committee Focusing on Broadband (Councilmembers Mok and Tankha)
E. Status Reports from All Councilmembers on Subcommittee and Outside Agencies Activities There are no reports for these items. They will be presented verbally.
AGENDA ITEM #8
8. REPORTS FROM COUNCIL LIAISONS ON STANDING COMMITTEES, AD HOC
COMMITTEES, AND COUNCIL MEMBERS ON OUTSIDE AGENCIES
A. Report by the Undergrounding Subcommittee (Mayor Tyson) B. Report from the Council Ad Hoc Committee on Community Surveys (Mayor Tyson/Councilmember Schmidt)
C. Report from the Council Town Hall Ad Hoc Committee (Mayor Tyson/Councilmember Schmidt)
D. Report from the Council Ad Hoc Committee Focusing on Broadband (Councilmembers Mok and Tankha)
E. Status Reports from All Councilmembers on Subcommittee and Outside Agencies Activities There are no reports for these items. They will be presented verbally.
AGENDA ITEM #8
8. REPORTS FROM COUNCIL LIAISONS ON STANDING COMMITTEES, AD HOC
COMMITTEES, AND COUNCIL MEMBERS ON OUTSIDE AGENCIES
A. Report by the Undergrounding Subcommittee (Mayor Tyson) B. Report from the Council Ad Hoc Committee on Community Surveys (Mayor Tyson/Councilmember Schmidt)
C. Report from the Council Town Hall Ad Hoc Committee (Mayor Tyson/Councilmember Schmidt)
D. Report from the Council Ad Hoc Committee Focusing on Broadband (Councilmembers Mok and Tankha)
E. Status Reports from All Councilmembers on Subcommittee and Outside Agencies Activities There are no reports for these items. They will be presented verbally.
TOWN OF LOS ALTOS HILLS
MEMORANDUM
DATE: June 16, 2022
TO: Honorable Mayor and Council Members
FROM: Sofia Mangalam, Planning Director
RE: State Historic Landmark Designation for Westwind Community Barn At May 25, 2022, City Council meeting, staff presented a staff report for designating Westwind Community Barn as a Historical Landmark (local.) At the meeting, the City Council expressed interest in the State Historic Landmark Designation for the barn.
This memo includes the information on pursuing State historic landmark designation for the barn.
Historic preservation has four (4) essential components: identification, evaluation, registration, and protection. The Town has identified the barn for historic preservation through its local ordinance.
The Office of Historic Preservation (OHP) offers four different registration programs:
• California Historical Landmarks
California Historical Landmarks are sites, buildings, features, or events that are of statewide significance and have anthropological, cultural, military, political, architectural, economic, scientific or technical, religious, experimental, or other value. To be designated as a California Historical Landmark, a resource must meet at least one of the criteria listed below; have the approval of the property owner(s); be recommended by the State Historical Resources Commission; and be officially designated by the Director of California State Parks. In addition, if a site is primarily of local interest, it may meet the California Points of Historical Interest Program criteria.
• California Points of Historical Interest
California Points of Historical Interest are sites, buildings, features, or events that are of local (city or county) significance and have anthropological, cultural, military, political, architectural, economic, scientific or technical, religious, experimental, or other value. • California Register of Historical Resources
The State Historical Resources Commission has designed this program for use by state and local agencies, private groups and citizens to identify, evaluate, register and protect California's historical resources. The Register is the authoritative guide to the state's
significant historical and archeological resources. The California Register program encourages public recognition and protection of resources of architectural, historical, archeological and cultural significance, identifies historical resources for state and local planning purposes, determines eligibility for state historic preservation grant funding and affords certain protections under the California Environmental Quality Act. • National Register of Historic Places
The National Register of Historic Places is the nation's official list of buildings, structures, objects, sites, and districts worthy of preservation because of their significance in American history, architecture, archeology, engineering, and culture. The National Register recognizes resources of local, state and national significance which have been documented and evaluated according to uniform standards and criteria.
Designation for Westwind Community Barn
Staff made a call to the Office of Historic Preservation (OHP) to determine which of the four (4) categories above would be applicable to Westwind Community Barn. The OHP historian said the minimum criteria for the designation is that the structure must be at minimum 50 years old and that the ‘National Register of Historic Places’ will be applicable to the barn.
Criteria for Designation
To be eligible for listing in the National Register, a resource must meet at least one (1) of the following criteria:
• Is associated with events that have made a significant contribution to the broad patterns of our history (Criterion A).
• Is associated with the lives of persons significant in our past (Criterion B). • Embodies the distinctive characteristics of a type, period or method of construction, or represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction (Criterion C). • Has yielded, or may be likely to yield, information important in history or prehistory (Criterion D).
A building, such as a house, barn, church, hotel, or similar construction, is created principally to shelter any form of human activity. "Building" may also be used to refer to a historically and functionally related unit, such as a courthouse and jail or a house and barn.
Buildings eligible for the National Register must include all of their basic structural elements. Parts of buildings, such as interiors, facades, or wings, are not eligible independent of the rest of the existing building. The whole building must be considered, and its significant features must be identified. If a building has lost any of its basic structural elements, it is usually considered a "ruin" and is categorized as a site.
Effects of National Register Designation
• Tax incentives, in some cases, for rehabilitation of depreciable structures. • Tax deduction available for donation of preservation easement.
• Local building inspector must grant code alternatives provided under State Historical Building Code.
• Local assessor may enter into contract with property owner for property tax reduction (Mills Act).
• Consideration in federally funded or licensed undertakings (Section 106, National Historic Preservation Act).
• Environmental review may be required under the California Environmental Quality Act (CEQA) if property is threatened by a project.
• Automatic listing in California Register of Historical Resources. Owner may place his or her own plaque or marker at the resource site.
• Listing in the National Register may result in restrictions, such as design review, imposed locally pursuant to the California Environmental Quality Act (CEQA) or through local zoning and land use planning regulations.
Staff comments
After doing the initial research and discussion with the Historian at OHP, staff has determined that the designation does not provide any additional protection to the structure than the local designation.
Useful links:
https://ohp.parks.ca.gov/pages/1056/files/Registration%20Programs%20Comparison%20Chart.p df
https://ohp.parks.ca.gov/pages/1056/files/NRHP%20Fact%20Sheet_2019.pdf https://www.ecfr.gov/current/title-36/chapter-I/part-60?toc=1 https://www.nps.gov/subjects/nationalregister/upload/NRB-15_web508.pdf