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510.1.1 Obstruction by new buildings. No obstruction of the public safety system backhaul shall be allowed without an approved mitigating plan.
H. Section 510.3 is amended to read as follows:
510.3 Permit required. A construction permit, for the installation of, or modification of, emergency responder radio coverage systems and related equipment is required as specified in Section 105.6.4. Maintenance performed in accordance with this code is not considered a modification and does not require a permit. A frequency change made to an existing system is considered to be new construction and will require a construction permit.
I. Section 510.4 is amended to read as follows:
510.4 Technical requirements. Equipment required to provide in-building, two-way emergency responder communication coverage shall be listed in accordance with UL 2524. Systems, components and equipment required to provide the emergency responder radio coverage system shall comply with Sections 510.4.1 through 510.4.2.8 and the current Emergency Responders Radio Coverage Systems Standard Details & Specification enforced by the Santa Clara County Fire Department.
J. Section 510.4.1.1 is amended to read as follows:
510.4.1.1 Minimum signal strength into the building. The minimum inbound signal strength shall be sufficient to provide usable voice communications throughout the coverage area as specified by the fire code official. The inbound signal level shall be sufficient to provide not less than a Delivered Audio Quality (DAQ) of 3.0 for analog communications and DAQ of 3.4 for digital communications systems or an equivalent Signal-to-Interference-Plus-Noise Ratio (SINR) applicable to the technology.
K. Section 510.4.1.2 is amended to read as follows:
510.4.1.2 Minimum signal strength out of the building. The minimum outbound signal strength shall be sufficient to provide usable voice communications throughout the coverage area as specified by the fire code official. The outbound signal level shall be sufficient to provide not less than a DAQ of 3.0 for analog communications and DAQ of
3.4 for digital communications systems or an equivalent SINR applicable to the technology.
L. Section 510.5 is amended to read as follows:
510.5 Installation requirement. The installation of the emergency responder radio coverage system shall be in accordance with NFPA 1221 and the current Emergency
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Responder Radio Coverage Systems Standard Details & Specification enforced by the Santa Clara County Fire Department.
M. Section 510.5.2 is amended to read as follows:
510.5.2 Approval prior to installation. Amplification systems capable of operating on frequencies licensed to any public safety agency by the FCC or other radio licensing authority shall not be installed without prior coordination and approval of the fire code official and the agency FCC license holder or systems administrator.
N. Section 510.5.4 is amended to read as follows:
510.5.4 Acceptance test procedure. Where an emergency responder radio coverage system is required, and upon completion of installation, the building owner shall have the radio system tested to verify that two-way coverage on each floor of the building is not less than 95 percent. Final system acceptance will require ERRCS power level and DAQ testing with agency FCC license holder, systems administrators, or designee.
O. Chapter 6 of the 2022 California Fire Code is adopted with the following amendments:
Section 603.11 is added to read as follows:
603.11 Immersion Heaters. All electrical immersion heaters used in dip tanks, sinks, vats and similar operations shall be provided with approved over-temperature controls and low liquid level electrical disconnects. Manual reset of required protection devices shall be provided.
Section 605.5 is amended to read as follows:
605.5 Portable unvented heaters. Portable unvented fuel-fired heating equipment shall be prohibited in occupancies in Groups A, B, E, I, R-1, R-2, R2.1, R2.2, R-3, R3.1 and R4 and ambulatory care facilities.
Exceptions:
1. Portable unvented fuel-fired heaters listed in accordance with UL 647 are permitted to be used in one and two-family dwellings, where operated and maintained in accordance with the manufacturer’s instructions.
2. Portable outdoor gas-fired heating appliances in accordance with Section 605.5.2.
Section 605.5.2.1.1 is amended to read as follows:
605.5.2.1.1 Prohibited locations. The storage or use of portable outdoor gas-fired heating appliances is prohibited in any of the following locations:
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1. Inside of any occupancy where connected to the fuel gas container.
2. Inside of tents, canopies and membrane structures.
3. On exterior balconies, and rooftops.
P. Chapter 7 of the 2022 California Fire Code is adopted with the following amendments:
Section 703.3 is added to read as follows:
703.3 Fire-resistant penetrations and joints. In high-rise buildings, in buildings assigned to Risk Category III or IV, or in fire areas containing Group R occupancies with an occupant load greater than 100, and other occupancies as determined necessary special inspections for through-penetrations, membrane penetration firestops, fire resistant joint systems and perimeter fire containment systems that are tested and listed in accordance with CBC Sections 714.4.1.2, 714.5.1.2, 715.3.1 and 715.4 shall be in accordance with Section 1705.18.1 or 1705.18.2.
Q. Chapter 9 of the 2021 International Fire Code is adopted with the following amendments:
Section 901.6.2 is amended to read as follows:
901.6.2 Integrated testing. Where two or more fire protection or life safety systems are interconnected, the intended response of subordinate fire protection and life safety systems shall be verified when required testing of the initiating system is conducted. In addition, integrated testing shall be performed in accordance with Sections 901.6.2.1 and 901.6.2.2.
901.6.2.1 High-rise buildings. For high-rise buildings, integrated testing shall comply with NFPA 4, with an integrated test performed prior to issuance of the certificate of occupancy and at intervals not exceeding 10 years, unless otherwise specified by an integrated system test plan prepared in accordance with NFPA 4. If an equipment failure is detected during integrated testing, a repeat of the integrated test shall not be required, except as necessary to verify operation of fire protection or life safety functions that are initiated by equipment that was repaired or replaced. For existing buildings, the testing timeframe shall be specified by the integrated systems test plan prepared in accordance with NFPA 4 as approved by the fire code official.
901.6.2.2 Smoke control systems. Where a fire alarm system is integrated with a smoke control system as outlined in Section 909, integrated testing shall comply with NFPA 4, with an integrated test performed prior to issuance of the certificate of occupancy and at intervals not exceeding 10 years, unless otherwise specified by an integrated system test
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plan prepared in accordance with NFPA 4. If an equipment failure is detected during integrated testing, a repeat of the integrated test shall not be required, except as necessary to verify operation of fire protection or life safety functions that are initiated by equipment that was repaired or replaced. For existing buildings, the testing timeframe shall be specified by the integrated systems test plan prepared in accordance with NFPA 4 as approved by the fire code official.
Section 901.6.3 is amended to read as follows:
901.6.3 Records Information. Records of all system inspections, tests and maintenance required by the referenced standard shall be maintained on the premises for a minimum of five years. See 907.7 & 907.8 for fire alarm system inspection, testing and maintenance documentation requirements.
Section 903.2 is amended to read as follows:
903.2 Where required. Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.12 whichever is the more restrictive and Sections 903.2.14 through 903.2.21.
For the purposes of this section, firewalls and fire barriers used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations.
1. An automatic sprinkler system shall be provided throughout all new buildings and structures, other than Group R occupancies, except as follows:
a. Buildings and structures not located in any Wildland-Urban Interface and not exceeding 1,200 square feet of fire area.
b. Buildings and structures located in any Wildland-Urban Interface Fire Area and not exceeding 500 square feet of fire area.
c. Group S-2 or U occupancies, including photovoltaic support structures, used exclusively for vehicle parking which meet all of the following:
i. Noncombustible construction.
ii. Maximum 5,000 square feet in building area.
iii. Structure is open on not less than three (3) sides nor 75% of structure perimeter.
iv. Minimum of 10 feet separation from existing buildings, or similar structures, unless area is separated by fire walls complying with California Building Code 706.
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d.Canopies, constructed in accordance with CBC 406.7.2, used exclusively for weather protection of vehicle fueling pads per CBC 406.7.1 and not exceeding 5,000 square feet of fire area.
2. An automatic sprinkler system shall be installed throughout all new buildings with a Group R fire area.
Exception: Detached Accessory Dwelling Unit, provided that all of the following are met:
a. The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 65852.2.
b. The existing primary residence does not have automatic fire sprinklers.
c. The accessory detached dwelling unit does not exceed 1,200 square feet in size.
d. The unit is on the same lot as the primary residence. e. The unit meets all apparatus access and water supply requirements of Chapter 5 and Appendix B of the 2022
California Fire Code, as amended.
3. An approved automatic fire sprinkler system shall be installed in new manufactured homes (as defined in California Health and Safety Code Sections 18007 and 18009) and multifamily manufactured homes with two dwelling units (as defined in California Health and Safety Code Section 18008.7) in accordance with Title 25 of the California Code of Regulations.
4. An automatic sprinkler system shall be installed throughout existing buildings with a Group R fire area when additions are made causing the fire area to exceed 3,600 square feet.
Exception: Additions where all of the following are met:
a. Building addition does not exceed 500 square feet.
b. The resultant structure meets all water supply requirements of Chapter 5 and Appendix B of the 2022 California Fire Code.
5. An automatic sprinkler system shall be provided throughout existing Group A, B, E, F, L, M, S and U buildings and structures, when additions are made that increase the fire area to more than 3,600 square feet or that create conditions described in Sections 903.2.1 through 903.2.18.
6. Any change in the character of occupancy or in use of any building with a fire area equal to or greater than 3,600 square feet which, in the opinion of the fire code official or building official, would place the building into a more hazardous division of the same occupancy group or into a different group of occupancies
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and constitutes a greater degree of life safety1 or increased fire risk2, shall require the installation of an approved fire automatic fire sprinkler system. 1 Life Safety – Shall include, but not limited to: Increased occupant load, public assembly areas, public meeting areas, churches, indoor amusement attractions, buildings with complex exiting systems due to increased occupant loads, large schools/day-care facilities, large residential care facilities housing non-ambulatory clients.
2 Fire Risks – Shall include, but not limited to: High-piled combustible storage, woodworking operations, hazardous operations using hazardous materials, increased fuel loads (storage of moderate to highly combustible materials), increased sources of ignition (welding, automotive repair with the use of flammable liquids and open flames).
R. Section 903.2.11.7 is added to read as follows:
903.2.11.7 Chemical Fume Hood Fire Protection.
Approved automatic fire extinguishing systems shall be provided in chemical fume hoods in the following cases:
1. Existing hoods having interiors with a flame spread index greater than 25 in which flammable liquids are handled.
2. If a hazard assessment determines that an automatic extinguishing system is required for the chemical fume hood, then the applicable automatic fire protection system standard shall be followed.
S. Section 907.8 is amended to read as follows:
907.8 Inspection, testing and maintenance. The maintenance and testing schedules and procedures for fire alarm and fire detection systems shall be in accordance with Sections 907.8.1 through 907.8.4 and NFPA 72. Records of inspection, testing and maintenance shall be documented using NFPA 72 record of inspection and testing forms.
T. Section 909.22.1 is amended to read as follows:
909.22.1 Schedule. A routine maintenance and operational testing program shall be initiated immediately after the smoke control system has passed the acceptance tests. A written schedule for routine maintenance and operational testing shall be established and operational testing must occur at least annually.
U. Section 1202.1 is amended to read as follows:
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1202.1 Definitions. The following terms are defined in Chapter 2:
BATTERY SYSTEM, STATIONARY STORAGE.
BATTERY TYPES.
CAPACITOR ENERGY STORAGE SYSTEM.
CRITICAL CIRCUIT.
EMERGENCY POWER SYSTEM.
ENERGY STORAGE MANAGEMENT SYSTEMS.
ENERGY STORAGE SYSTEM (ESS).
ENERGY STORAGE SYSTEM, ELECTROCHEMICAL.
ENERGY STORAGE SYSTEM, MOBILE.
ENERGY STORAGE SYSTEM, WALK-IN UNIT.
ENERGY STORAGE SYSTEM CABINET.
ENERGY STORAGE SYSTEM COMMISSIONING.
ENERGY STORAGE SYSTEM DECOMMISSIONING.
FUEL CELL POWER SYSTEM, STATIONARY.
LARGE-SCALE FIRE TESTING
PORTABLE GENERATOR.
STANDBY POWER SYSTEM.
V. Section 1207.1.5 is amended to read as follows:
1207.1.5 Large-scale fire test. Where required elsewhere in Section 1207, large-scale fire testing shall be conducted in accordance with NFPA 855, and UL 9540A. The testing shall be conducted or witnessed and reported by an approved testing laboratory and show that a fire involving one ESS will not propagate to an adjacent ESS, and where installed within buildings, enclosed areas and walk-in units will be contained within the room, enclosed area or walk-in unit for a duration equal to the fire-resistance rating of the room separation specified in Section 1207.7.4. The test report shall be provided to the fire code official for review and approval in accordance with Section 104.8.2.
W. Section 1207.2.2.1 is amended to read as follows:
1207.2.2.1 Ongoing inspection and testing. Systems that monitor and protect the ESS installation shall be inspected and tested in accordance with the manufacturer’s instructions and the operation and maintenance manual. Inspection and testing records shall be maintained in the operation and maintenance manual and made available to the fire code official upon request.
X. Section 1207.5.2 is amended to read as follows:
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1207.5.2 Maximum allowable quantities. Fire areas within rooms, areas and walk-in units containing electrochemical ESS shall not exceed the maximum allowable quantities in Table 1207.5. The allowable number of fire areas, maximum allowable quantity, and fire-resistance rating of fire-barriers shall comply with Table 1207.5.1.
Exceptions:
Where approved by the fire code official, rooms, areas and walk-in units containing electrochemical ESS that exceed the amounts in Table 1207.5 shall be permitted based on a hazardous mitigation analysis in accordance with Section 1207.1.4 and large-scale fire testing complying with Section 1207.1.5.
1. Lead-acid and nickel-cadmium battery systems installed in facilities under the exclusive control of communications utilities and operating at less than 50 VAC and 60 VDC in accordance with NFPA 76.
2. Dedicated-use buildings in compliance with Section 1207.7.1.
TABLE 1207.5.1
DESIGN AND NUMBER OF ESS FIRE AREAS
STORY PERCENTAGE
OF
MAXIMUM
ALLOWABLE
QUANTITY
PER FIRE
AREA
NUMBER
OF FIRE
AREAS
PER
STORY
FIRERESISTANCE
RATING FOR
FIRE
BARRIERS IN
HOURS
Above grade plan Higher than 9
7-9
6 5
4 3
2 25
50 50
50 75
100
100
1 2
2 2
4 6
6 3
2 2
2 2
2 2
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1 100 6 2
Below grade plan 1
2 Lower than 2
100
50 Not Allowed
4 2
Not Allowed
3 3
Not Allowed
Y. Section 1207.5.5 is amended to read as follows:
1207.5.5 Fire suppression systems. Rooms and areas within buildings and walk-in units containing electrochemical ESS shall be protected by an automatic fire suppression system designed and installed in accordance with one of the following:
1. An automatic sprinkler system designed and installed in accordance with Section 903.3.1.1 with a minimum density of 0.3 gpm/ft2 (1.14 L/min) based on the fire area or 2,500 square-foot (232 m2) design area, whichever is larger.
2. Where approved, an automatic sprinkler system designed and installed in accordance with Section 903.3.1.1 with a sprinkler hazard classification based on large-scale fire testing complying with Section 1207.1.5.
3. The following alternative automatic fire-extinguishing systems designed and installed in accordance with Section 904, provided that the installation is approved by the fire code official based on large-scale fire testing complying with Section 1207.1.5:
3.1. NFPA 12, Standard on Carbon Dioxide Extinguishing Systems.
3.2. NFPA 15, Standard for Water Spray Fixed Systems for Fire Protection.
3.3. NFPA 750, Standard on Water Mist Fire Protection Systems.
3.4. NFPA 2001, Standard on Clean Agent Fire-Extinguishing Systems.
3.5. NFPA 2010, Standard for Fixed Aerosol Fire-Extinguishing Systems.
Exception: Fire suppression systems for lead-acid and nickel-cadmium battery systems at facilities under the exclusive control of communications utilities that operate at less than 50 VAC and 60 VDC shall be provided where required by NFPA 76.
Z. Section 1207.11.3 is amended to read as follows:
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1207.11.3 Location. ESS shall be installed only in the following locations:
1. Detached garages and detached accessory structures.
2. Attached garages separated from the dwelling unit living space and sleeping units in accordance with Section R302.6.
3. Outdoors or on the exterior side of the exterior walls not less than 3 feet (914 mm) from doors and windows directly entering the dwelling unit and not below or above any emergency escape and rescue openings.
4. Enclosed utility closets, basements, storage or utility spaces within dwelling units with finished or noncombustible walls and ceilings. Walls and ceilings of unfinished wood-framed construction shall be provided with not less than 5/8- inch (15.9 mm) Type X gypsum wallboard.
5. ESS shall not be installed in sleeping rooms, closets, spaces opening directly into sleeping rooms or in habitable spaces of dwelling units.
AA. Section 1207.11.6 is amended to read as follows:
1207.11.6 Fire detection. ESS installed in Group R-3 and R-4 occupancies shall comply with the following:
1. Rooms and areas within dwellings units, sleeping units, basements and attached garages in which ESS are installed shall be protected by smoke alarms in accordance with Section 907.2.11.
2. A listed heat alarm interconnected to the smoke alarms shall be installed in locations within dwelling units, sleeping units and attached garages where smoke alarms cannot be installed based on their listing.
Exceptions:
1. A listed heat detector may be used in place of a heat alarm, so long as it is interconnected with devices that provide an audible alarm at all sleeping areas.
2. A fire sprinkler associated with an approved automatic sprinkler system that triggers an audible alarm upon activation of the waterflow switch, may be used in place of a heat alarm.
BB. Section 3305.5 is amended to read as follows:
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3305.5 Fire watch. Where required by the fire code official or the site safety plan established in accordance with Section 3303.1, a fire watch shall be provided for building demolition and for building construction. Fire watch is not intended to facilitate occupancy during ongoing construction in a new building.
CC. Section 3305.10 is amended to read as follows:
3305.10 Fire Walls. When firewalls are required in combustible construction, the wall construction shall be completed (with all openings protected) immediately after the building is sufficiently weather-protected at the location of the wall(s).
DD. Section 3311.1 is amended to read as follows:
3311.1 Required access. Approved vehicle access for firefighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet (30 480 mm) of temporary or permanent fire department connections. Vehicle access shall be provided by either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be maintained until permanent fire apparatus access roads are available.
EE. Section 3311.1.1 is added to read as follows:
3311.1.1 Fire Department Access Roadways: All construction sites shall be accessible by fire department apparatus by means of roadways having an all-weather driving service of not less than 20ft. of unobstructed width, except as provided for ADUs in section 503.2.1. The roads shall have the ability to withstand the live loads of fire apparatus, and have a minimum 13ft. 6 in. of vertical clearance. Dead end fire access roads in excess of 150 ft. in length shall be provided with approved turnarounds.
When approved by the Fire Code Official, temporary access roadways may be utilized until such time that the permanent roadways are installed. As a minimum, the roadway shall consist of a compacted sub base and six (6) inches of road base material (Class 2 aggregate base rock) both compacted to a minimum 95% and sealed. The perimeter edges of the roadway shall be contained and delineated by curb and gutter or other approved method. The use of geotextile reinforcing fabric underlayment or soils lime-treatment may be required if so determined by the project civil engineer. Provisions for surface drainage shall also be provided where necessary. The integrity of the roadway shall be maintained at all times.
FF. Section 3312.1 is amended to read as follows:
3312.1 Stairways Required. Each level above the first story in multi-story buildings that require two exit stairways shall be provided with at least two usable exit stairways after the
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floor decking is installed. The stairways shall be continuous and discharge to grade level.
Stairways serving more than two floor levels shall be enclosed (with openings adequately protected) after exterior walls/windows are in place. Exit stairs in new and in existing, occupied buildings shall be lighted and maintained clear of debris and construction materials at all times.
Exception: For multi-story buildings, one of the required exit stairs may be obstructed on not more than two contiguous floor levels for the purposes of stairway construction (i.e., installation of gypsum board, painting, flooring, etc.).
GG. Section 3312.4 is amended to read as follows:
Section 3312.4 Required Means of Egress. All buildings under construction shall have at least one unobstructed means of egress. All means of egress shall be identified in the written fire safety plan as required by Section 3303.1.
HH. Section 3315.1 is amended to read as follows:
3315.1 Completion before occupancy. In buildings where an automatic sprinkler system is required by this code or the California Building Code, it shall be unlawful to occupy any portion of a building or structure until the automatic sprinkler system installation has been tested and approved.
In new buildings of combustible construction where, automatic fire sprinkler systems are required to be installed, the system shall be placed in service as soon as possible.
Immediately upon the completion of sprinkler pipe installation on each floor level, the piping shall be hydrostatically tested and inspected. After inspection approval from the Fire department, each floor level of sprinkler piping shall be connected to the system supply riser and placed into service with all sprinkler heads uncovered. Protective caps may be installed on the active sprinklers during the installation of drywall, texturing and painting, but shall be removed immediately after this work is completed. For system activation notification, an exterior audible waterflow alarm shall be installed and connected to the sprinkler waterflow device prior to installation of the monitoring system.
For buildings equipped with fire sprinkler systems that are undergoing alterations, the sprinkler system(s) shall remain in service at all times except when system modifications are necessary. Fire sprinkler systems undergoing modifications shall be returned to service at the end of each workday unless otherwise approved by the fire department. The
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General contractor or his/her designee shall check the sprinkler control valve(s) at the end of each workday to confirm that the system has been restored to service.
II. Chapter 50 of the 2021 International Fire Code is adopted with the following amendments:
Section 5001.2.2.2 is amended to read as follows:
5001.2.2.2 Health Hazards The material categories listed in this section are classified as health hazards. A material with a primary classification as a health hazard can also pose a physical hazard.
1. Highly toxic and toxic materials.
2. Corrosive materials.
3. Moderately toxic gas.
4. Health hazards - Other.
Section 5002.1 is amended to read:
5002.1 Definitions. The following terms are defined in Chapter 2:
BOILING POINT.
CEILING LIMIT.
CHEMICAL.
CHEMICAL NAME.
CLOSED CONTAINER.
CONTAINER.
CONTROL AREA.
CYLINDER.
DAY BOX.
DEFLAGRATION.
DESIGN PRESSURE.
DETACHED BUILDING.
DISPENSING.
EXCESS FLOW CONTROL.
EXHAUSTED ENCLOSURE.
EXPLOSION.
FLAMMABLE VAPORS OR FUMES.
GAS CABINET.
GAS ROOM.
HANDLING.
HAZARDOUS MATERIALS.
HEALTH HAZARD.
HEALTH HAZARD – OTHER.
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IMMEDIATELY DANGEROUS TO LIFE AND
HEALTH (IDLH).
INCOMPATIBLE MATERIALS.
LIQUID.
LOWER EXPLOSIVE LIMIT (LEL).
LOWER FLAMMABLE LIMIT (LFL).
MAXIMUM ALLOWABLE QUANTITY PER CONTROL AREA.
MODERATELY TOXIC GAS.
NORMAL TEMPERATURE AND PRESSURE (NTP).
OUTDOOR CONTROL AREA.
PERMISSIBLE EXPOSURE LIMIT (PEL).
PESTICIDE.
PHYSICAL HAZARD.
PRESSURE VESSEL.
SAFETY CAN.
SAFETY DATA SHEET (SDS).
SECONDARY CONTAINMENT.
SEGREGATED.
SOLID.
SPILL CONTROL.
STORAGE, HAZARDOUS MATERIALS.
SYSTEM.
TANK, ATMOSPHERIC.
TANK, PORTABLE.
TANK, STATIONARY.
TANK VEHICLE.
UNAUTHORIZED DISCHARGE.
USE (MATERIAL).
VAPOR PRESSURE.
JJ. Section 5003.1.3.1 is added to read as follows:
5003.1.3.1 Toxic, Highly Toxic, Moderately Toxic Gases and Similarly Used or Handled Materials. The storage, use and handling of toxic, highly toxic and moderately toxic gases in amounts exceeding Table 6004.2.1.4 shall be in accordance with this chapter and Chapter 60. Any toxic, highly toxic or moderately toxic material that is used or handled as a gas or vapor shall be in accordance with the requirements for toxic, highly toxic or moderately toxic gases.
KK. Section 5003.1.5 is added to read as follows:
5003.1.5 Health Hazards - Other. The storage, use and handling of materials classified as other health hazards including carcinogens, irritants and sensitizers in amounts exceeding 810 cubic feet for gases, 55 gallons for liquids and 5,000 pounds for solids shall be in accordance with Section 5003.
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LL. Section 5003.1.6 is added to read as follows:
5003.1.6 Additional Spill Control and Secondary Containment Requirements. In addition to the requirements set forth in Section 5004.2. An approved containment system is required for any quantity of hazardous materials that are liquids or solids at normal temperature, and pressure (NTP) where a spill is determined to be a plausible event and where such an event would endanger people, property or the environment. The approved containment system may be required to include a combination of spill control and secondary containment meeting the design and construction requirements set forth in Section 5004.2.
MM. Sec. 5003.2.2.1 is amended to read as follows:
5003.2.2.1 Design and Construction. Piping, tubing, valves, fittings and related components used for hazardous materials shall be in accordance with the following:
1. Piping, tubing, valves, fittings and related components shall be designed and fabricated from materials that are compatible with the material to be contained and shall be of adequate strength and durability to withstand the pressure, structural and seismic stress, and exposure to which they are subject.
2. Piping and tubing shall be identified in accordance with ASME A13.1 and the Santa Clara County Fire Chiefs Marking Requirements and Guidelines for Hazardous Materials and Hazardous Waste to indicate the material conveyed.
3. Manual valves or automatic remotely activated fail-safe emergency shutoff valves shall be installed on supply piping and tubing and provided with ready access at the following locations:
3.1. The point of use.
3.2. The tank, cylinder or bulk source.
4. Manual emergency shutoff valves and controls for remotely activated emergency shutoff valves shall be clearly visible, provided with ready access and identified in an approved manner.
5. Backflow prevention or check valves shall be provided where the backflow of hazardous materials could create a hazardous condition or cause the unauthorized discharge of hazardous materials.
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6. Where gases or liquids having a hazard ranking of:
Health hazard Class 3 or 4
Flammability Class 4
Reactivity Class 4
in accordance with NFPA 704 are carried in pressurized piping above 15 pounds per square inch gauge (psig)(103 Kpa), an approved means of leak detection, emergency shutoff or excess flow control shall be provided. Where the piping originates from within a hazardous material storage room or area, the excess flow control shall be located within the storage room or area. Where the piping originates from a bulk source, the excess flow control shall be located as close to the bulk source as practical.
Exceptions:
1. Piping for inlet connections designed to prevent backflow.
2. Piping for pressure relief devices.
7. Secondary containment or equivalent protection from spills or leaks shall be provided for piping for liquid hazardous materials and for highly toxic and toxic corrosive gases above threshold quantities listed in Table 6004.2.1.4.
Secondary containment includes, but is not limited to double-walled piping.
Exceptions:
1. Secondary containment is not required for toxic corrosive gases if the piping is constructed of inert materials.
2. Piping under sub-atmospheric conditions if the piping is equipped with an alarm and fail-safe-to-close valve activated by a loss of vacuum.
8. Expansion chambers shall be provided between valves whenever the regulated gas may be subjected to thermal expansion. Chambers shall be sized to provide protection for piping and instrumentation and to accommodate the expansion of regulated materials.
NN. Section 5003.2.2.2 is amended to read as follows:
5003.2.2.2 Additional Regulation for Supply Piping for Health Hazard Materials.
Supply piping and tubing for gases and liquids having a health hazard ranking of 3 or 4 shall be in accordance with ASME B31.3 and the following:
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1. Piping and tubing utilized for the transmission of highly toxic, toxic, or highly volatile corrosive liquids and gases shall have welded or brazed connections throughout except for connections within an exhausted enclosure if the material is a gas, or an approved method of drainage or containment is provided for connections if the material is a liquid.
2. Piping and tubing shall not be located within corridors, within any portion of a means of egress required to be enclosed in fire-resistance-rated construction or in concealed spaces in areas not classified as Group H Occupancies.
3. All primary piping for toxic, highly toxic and moderately toxic gases shall pass a helium leak test of 1x10-9 cubic centimeters/second where practical, or shall pass testing in accordance with an approved, nationally recognized standard. Tests shall be conducted by a qualified "third party" not involved with the construction of the piping and control systems.
EXCEPTION:
Piping and tubing within the space defined by the walls of corridors and the floor or roof above or in concealed spaces above other occupancies where installed in accordance with Section 415.11.7.4 of the California Building Code for Group H-5 occupancies.
OO. Sec. 5003.5.2 is added to read as follows:
5003.5.2 Ventilation Ducting. Ducts venting hazardous materials operations shall be labeled with the hazard class of the material being vented and the direction of flow.
PP. Sec. 5003.5.3 is added to read as follows:
5003.5.3 “H" Occupancies. In "H" occupancies, all piping and tubing may be required to be identified when there is any possibility of confusion with hazardous materials transport tubing or piping. Flow direction indicators are required.
QQ. Section 5003.10.4 is added to read as follows:
5003.10.4 Elevators utilized to transport hazardous materials. 5003.10.4.1 When transporting hazardous materials, elevators shall have no other passengers other than the individual(s) handling the chemical transport cart. 5003.10.4.1.1 When transporting cryogenic or liquefied compressed gases, there shall be no occupants in the elevator.
5003.10.4.2 Hazardous materials liquid containers shall have a maximum capacity of 20 liters (5.28 gal).
5003.10.4.3 Toxic, moderately toxic, and highly-toxic gases shall be limited to a container of a maximum water capacity of 1 pound.
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5003.10.4.4 When transporting cryogenic or liquefied compressed gases, means shall be provided to prevent the elevator from being summoned to other floors.
RR. Section 5004.2.1 is amended to read as follows:
5004.2.1 Spill Control for Hazardous Material Liquids. Rooms, buildings or areas used for storage of hazardous material liquids shall be provided with spill control to prevent the flow of liquids to adjoining areas. Floors in indoor locations and similar surfaces in outdoor locations shall be constructed to contain a spill from the largest single vessel by one of the following methods:
1. Liquid-tight sloped or recessed floors in indoor locations or similar areas in outdoor locations.
2. Liquid-tight floors in indoor and outdoor locations or similar areas provided with liquid-tight raised or recessed sills or dikes.
3. Sumps and collection systems
4. Other approved engineered systems.
Except for surfacing, the floors, sills, dikes, sumps and collection systems shall be constructed of noncombustible material, and the liquid-tight seal shall be compatible with the material stored. When liquid-tight sills or dikes are provided, they are not required at perimeter openings having an open-grate trench across the opening that connects to an approved collection system.
SS. Section 5004.2.2.2 is amended to read as follows:
5004.2.2.2 Incompatible Materials. Incompatible materials shall be separated from each other in independent secondary containment systems.
TT. Chapter 54 of the 2022 California Fire Code is adopted with the following amendments:
Section 5402.1 is amended to read as follows:
5402.1 Definition. The following term is defined in Chapter 2:
CORROSIVE.
CORROSIVE LIQUIDS.
Ordinance Page 28
UU. Section 5601.1.3 is amended to read as follows:
5601.1.3 Fireworks. The possession, manufacture, storage, sale, handling, and use of fireworks, including those fireworks classified as Safe and Sane by the California State Fire Marshal, are prohibited.
Exceptions: The use of fireworks for firework displays as allowed in Section 5608.
VV. Section 5704.2.7.5.8 is amended to read as follows:
Section 5704.2.7.5.8 Overfill Prevention. An approved means or method in accordance with Section 5704.2.9.7.5. shall be provided to prevent the overfill of all Class I, II and IIIA liquid storage tanks. Storage tanks in refineries, bulk plants or terminals regulated by Sections 5706.4 or 5706.7 shall have overfill protection in accordance with API 2350.
Exception: Outside aboveground tanks with a capacity of 1320 gallons (5000 L) or less need only comply with Section 5704.2.9.7.5 (Item 1, Sub-item 1.1).
An approved means or method in accordance with Section 5704.2.9.7.5 shall be provided to prevent the overfilling of Class IIIB liquid storage tanks connected to fuel-burning equipment inside buildings.
Exception: Outside aboveground tanks with a capacity of 1320 gallons (5000 L) or less need only comply with Section 5704.2.9.7.5 (Item 1, Sub-item 1.1).
WW. Section 5704.2.7.5.9 is added to read as follows:
Section 5704.2.7.5.9 Automatic Filling of Tanks. Systems that automatically fill flammable or combustible liquid tanks shall be equipped with overfill protection, approved by the fire code official, that sends an alarm signal to a constantly attended location and immediately stops the filling of the tank. The alarm signal and automatic shutoff shall be tested on an annual basis and records of such testing shall be maintained on-site for a period of five (5) years.
XX. Section 5707 is amended to read as follows
5707.3.3 Site plan.
A site plan shall be developed for each location or area at which mobile fueling occurs.
The site plan shall be in sufficient detail to indicate the following:
Ordinance Page 29
1. All buildings and structures.
2. Lot lines or property lines.
3. Electric car chargers.
4. Solar photovoltaic parking lot canopies.
5. Appurtenances on-site and their use or function.
6. All uses adjacent to the lot lines of the site.
7. Fueling locations.
8. Locations of all storm drain openings and adjacent waterways or wetlands.
9. Information regarding slope, natural drainage, curbing and impounding.
10. How a spill will be kept on the site property.
11. Scale of the site plan.
YY. Chapter 58 of the 2022 California Fire Code is adopted with the following amendment:
Section 5809.3.4 is amended to read as follows:
5809.3.4 Site plan.
For other than emergency roadside service, a site plan shall be developed for each location at which mobile gaseous hydrogen fueling occurs. The site plan shall be in sufficient detail to indicate: all buildings, structures, lot lines, property lines and appurtenances on site and their use and function, and the scale of the site plan.
ZZ. Chapter 60 of the 2022 California Fire Code is adopted with the following amendments:
Amend Section 6001.1 is amended to read as follows:
6001.1 Scope.
The storage and use of highly toxic, toxic and moderately toxic materials shall comply with this chapter. Compressed gases shall also comply with Chapter 53.
Exceptions:
1. Display and storage in Group M and storage in Group S occupancies complying with Section 5003.11.
2. Conditions involving pesticides or agricultural products as follows:
2.1 Application and release of pesticide, agricultural products and materials intended for use in weed abatement, erosion control, soil amendment or similar applications when applied in accordance with the manufacturer’s instruction and label directions.
2.2 Transportation of pesticides in compliance with the Federal Hazardous Materials Transportation Act and regulations thereunder.
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2.3 Storage in dwellings or private garages of pesticides registered by the US Environmental Protection Agency to be utilized in and around the home, garden, pool, spa and patio.
Section 6004.1 is amended to read as follows:
6004.1 General.
The storage and use of highly toxic, toxic, and moderately toxic compressed gases shall comply with this section.
6004.1.1 Special limitations for indoor storage and use by occupancy. The indoor storage and use of highly toxic, toxic, and moderately toxic compressed gases in certain occupancies shall be subject to the limitations contained in Sections 6004.1.1.1 through 6004.1.1.3.
6004.1.1.1 Group A, E, I or U occupancies. Moderately toxic, toxic and highly toxic compressed gases shall not be stored or used within Group A, E, I or U occupancies.
Exception: Cylinders not exceeding 20 cubic feet (0.566 m3 ) at normal
temperature and pressure (NTP) are allowed within gas cabinets or fume hoods.
6004.1.1.2 Group R occupancies. Moderately toxic, toxic, and highly toxic compressed gases shall not be stored or used in Group R occupancies. 6004.1.1.3 Offices, retail sales and classrooms. Moderately toxic, toxic and highly toxic compressed gases shall not be stored or used in offices, retail sales or classroom portions of Group B, F, M or S occupancies.
Exception: In classrooms of Group B occupancies, cylinders with a capacity not exceeding 20 cubic feet (0.566 m3) at NTP are allowed in gas cabinets or fume hoods.
Section 6004.2 is added and amended to read as follows:
6004.2 Indoor storage and use.
The indoor storage and use of highly toxic, toxic, and moderately toxic compressed gases shall be in accordance with Sections 6004.2.1 through 6004.2.2.10.3.
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6004.2.1 Applicability. The applicability of regulations governing the indoor storage and use of highly toxic, toxic, and moderately toxic compressed gases shall be as set forth in Sections 6004.2.1.1 through 6004.2.1.4.
6004.2.1.4 Quantities exceeding the minimum threshold quantities but not exceeding the maximum allowable quantities per control area. The indoor storage or use of highly toxic, toxic, and moderately toxic gases in amounts exceeding the minimum threshold quantities per control area set forth in Table 6004.2.1.4 but not exceeding maximum allowable quantity per control area set forth in Table 5003.1.1(2) shall be in accordance with Sections 5001, 5003, 6001, 6004.1, and 6004.4
Table 6004.2.1.4 is added to read:
Minimum Threshold Quantities for Highly Toxic, Toxic and Moderately Toxic Gases for Indoor Storage and Use
Highly Toxic 20
Toxic 405 cubic feet
Moderately Toxic 405 cubic feet
Section 6004.4 is added to read as follows:
6004.4. General indoor requirements. The general requirements applicable to the indoor storage and use of highly toxic, toxic, and moderately toxic compressed gases shall be in accordance with Sections 6004.4 through 6004.4.8.2 6004.4.1 Cylinder and tank location. Cylinders shall be located within gas cabinets, exhausted enclosures or gas rooms. Portable and stationary tanks shall be located within gas rooms or exhausted enclosures.
Exceptions:
1. Where a gas detection system is provided in accordance with 6004.4.8 6004.4.2. Ventilated areas. The room or area in which gas cabinets or exhausted enclosures are located shall be provided with exhaust ventilation. Gas cabinets or exhausted enclosures shall not be used as the sole means of exhaust for any room or area.
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6004.4.3. Piping and controls. In addition to the requirements of Section 5003.2.2, piping and controls on stationary tanks, portable tanks, and cylinders shall comply with the following requirements:
1. Stationary tanks, portable tanks, and cylinders in use shall be provided with a means of excess flow control on all tank and cylinder inlet or outlet connections.
Exceptions:
1. Inlet connections designed to prevent backflow.
2. Pressure relief devices.
6004.4.4 Gas rooms. Gas rooms shall comply with Section 5003.8.4 and both of the following requirements:
1. The exhaust ventilation from gas rooms shall be directed to an exhaust system.
2. Gas rooms shall be equipped with an approved automatic sprinkler system. Alternative fire- extinguishing systems shall not be used. 6004.4.5 Treatment systems. The exhaust ventilation from gas cabinets, exhausted enclosures and gas rooms, required in Section 6004.4.1 shall be directed to a treatment system. The treatment system shall be utilized to handle the accidental release of gas and to process exhaust ventilation. The treatment system shall be designed in accordance with Sections 6004.2.2.7.1 through 6004.2.2.7.5 and Chapter 5 of the California Mechanical Code.
Exceptions:
1. Highly toxic, toxic, and moderately toxic gases—storage. A treatment system is not required for cylinders, containers and tanks in storage where all of the following controls are provided:
1.1 Valve outlets are equipped with gas- tight outlet plugs or caps.
1.2 Hand wheel-operated valves have handles secured to prevent movement.
1.3 Approved containment vessels or containment systems are provided in accordance with Section 6004.2.2.3.
2. Highly toxic, toxic, and moderately toxic gases —use. Treatment systems are not required for highly toxic, toxic, and moderately toxic gases supplied by stationary tanks, portable tanks, or cylinders where a gas detection system complying with Section 6004.4.8 and listed or approved automatic-closing fail- safe valves are
Ordinance Page 33
provided. The gas detection system shall have a sensing interval not exceeding 5 minutes. Automatic-closing fail- safe valves shall be located immediately adjacent to cylinder valves and shall close when gas is detected at the permissible exposure limit (PEL) by a gas sensor monitoring the exhaust system at the point of discharge from the gas cabinet, exhausted enclosure, ventilated enclosure or gas room.
6004.4.5.1. Design. Treatment systems shall be capable of diluting, adsorbing, absorbing, containing, neutralizing, burning or otherwise processing the contents of the largest single vessel of compressed gas. Where a total containment system is used, the system shall be designed to handle the maximum anticipated pressure of release to the system when it reaches equilibrium.
6004.4.5.2. Performance. Treatment systems shall be designed to reduce the maximum allowable dis- charge concentrations of the gas to one-half immediate by dangerous to life and health (IDLH) at the point of discharge to the atmosphere.
Where more than one gas is emitted to the treatment system, the treatment system shall be designed to handle the worst-case release based on the release rate, the quantity and the IDLH for all compressed gases stored or used. 6004.4.5.3. Sizing. Treatment systems shall be sized to process the maximum worstcase release of gas based on the maximum flow rate of release from the largest vessel utilized. The entire contents of the largest compressed gas vessel shall be considered. 6004.4.5.4 Stationary tanks. Stationary tanks shall be labeled with the maximum rate of release for the compressed gas contained based on valves or fittings that are inserted directly into the tank. Where multiple valves or fittings are provided, the maximum flow rate of release for valves or fittings with the highest flow rate shall be indicated. Where liquefied compressed gases are in contact with valves or fittings, the liquid flow rate shall be utilized for computation purposes. Flow rates indicated on the label shall be converted to cubic feet per minute (cfm/min) (m3/s) of gas at normal temperature and pressure (NTP).
6004.4.5.5 Portable tanks and cylinders. The maximum flow rate of release for portable tanks and cylinders shall be calculated based on the total release from the cylinder or tank within the time specified in Table 6004.2.2.7.5. Where portable tanks or cylinders are equipped with approved excess flow or reduced flow valves, the worst-case release shall be determined by the maximum achievable flow from the valve as determined by the valve manufacturer or compressed gas supplier. Reduced flow and excess flow valves shall be permanently marked by the valve manufacturer
Ordinance Page 34
to indicate the maximum design flow rate. Such markings shall indicate the flow rate for air under normal temperature and pressure.
6004.4.6. Emergency power. Emergency power shall be provided for the following systems in accordance with Section 604:
1. Exhaust ventilation system.
2. Treatment system.
3. Gas detection system.
4. Smoke detection system.
6004.4.6.1. Fail-safe systems. Emergency power shall not be required for mechanical exhaust ventilation and treatment systems where approved fail-safe systems are installed and designed to stop gas flow.
6004.4.7. Automatic fire detection system. An approved automatic fire detection system shall be installed in rooms or areas where highly toxic, toxic, and moderately toxic compressed gases are stored or used. Activation of the detection system shall sound a local alarm. The fire detection system shall comply with Section 907. 6004.4.8. Gas detection system. A gas detection system complying with Section 916 shall be provided to detect the presence of gas at or below the PEL or ceiling limit of the gas for which detection is provided.
Exceptions:
1. A gas detection system is not required for toxic and moderately toxic gases when the physiological warning threshold level for the gas is at a level below the accepted PEL for the gas.
2. A gas detection system is not required for highly toxic, toxic, and moderately toxic gases where cylinders, portable tanks, and all non-continuously welded connects are within a gas cabinet or exhausted enclosures. 6004.4.8.1. Alarms. The gas detection system shall initiate a local alarm and transmit a signal to an approved location.
6004.4.8.2. Shut off of gas supply. The gas detection system shall automatically close the shut off valve at the source on gas supply piping and tubing related to the system being monitored for whichever gas is detected.
Exception: Automatic shutdown is not required for highly toxic, toxic, and moderately toxic compressed gas systems where all of the following controls are provided:
Ordinance Page 35
1. Constantly attended / supervised.
2. Provided with emergency shutoff valves that have ready access.
AAA. Chapter 64 of the 2022 California Fire Code is adopted with the following amendments:
Section 6405.3.1 is added to read as follows:
6405.3.1 Silane distribution systems automatic shutdown.
Silane distribution systems shall automatically shut down at the source upon activation of the gas detection system at levels above the alarm level and/or failure of the ventilation system for the silane distribution system.
BBB. The following reference standards are added to Chapter 80 of the 2022 California Fire Code to read as follows:
855 – 20: Standard for the Installation of Stationary Energy Storage Systems CCC. Appendix B of the 2021 International Fire Code is adopted and Section B105.2 is added to Appendix B to read as follows:
B105.2 Buildings other than one- and two-family dwellings, Group R-3 and R-4 buildings and townhouses. The minimum fire-flow and flow duration for buildings other than one- and two-family dwellings, Group R-3 and R-4 buildings and townhouses shall be as specified in Tables B105.1(2) and B105.2.
Exceptions: [SFM] Group B, S-2 and U occupancies having a floor area not exceeding 1,000 square feet, primarily constructed of noncombustible exterior walls with wood or steel roof framing, having a Class A roof assembly, with uses limited to the following or similar uses:
1. California State Parks buildings of an accessory nature (restrooms).
2. Safety roadside rest areas (SRRA), public restrooms.
3. Truck inspection facilities (TIF), CHP office space and vehicle inspection bays.
4. Sand/salt storage buildings, storage of sand and salt.
Ordinance Page 36
The maximum fire flow reduction for all commercial buildings greater than 30,000 square feet and residential podium buildings shall not exceed 25 percent of the fire flow specified in Table B105.1(2). The maximum fire flow reduction for all other buildings shall not exceed 50 percent of the fire flow specified in Table B105.1(2).
DDD. Appendix C of the 2021 International Fire Code is adopted and Section C102.1 is amended to read as follows:
C102.1 Minimum number of fire hydrants for a building. The number of fire hydrants available to a building shall be not less than the minimum specified in Table C102.1, utilizing the base fire flow without fire sprinkler reduction.
EEE. Appendix D of the 2021 International Fire Code is adopted and amended as follows:
Section D103.1 is deleted in its entirety.
Section D103.2 is amended to read as follows:
D103.2 Grade. The maximum grade of a fire department apparatus access road shall not exceed 15-percent, unless approved by the fire code official.
Section D103.3 is amended to read as follows:
D103.3 Turning radius. The required turning radius of a fire apparatus access roads shall be a minimum of 30 feet inside, and a minimum of 50 outside.
Section D103.4 is amended to read as follows:
D103.4 Dead ends. Dead-end fire apparatus access roads and/or driveways in excess of 150 feet (45 720 mm) shall be provided with turnaround provisions in accordance with Santa Clara County Fire Department apparatus access and turnaround standards. Figure D103.1, as approved by the fire code official.
Section D103.4 is amended to read as follows:
D103.6 Signs. Where required by the Fire Code Official, fire apparatus access roads shall be designated and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle Code and the Santa Clara County Fire Department A-6 Standard.
Signs shall have a minimum dimension of 12 inches (305 mm) wide by 18 inches (457 mm) high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2.
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NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby further ORDAIN as follows:
1. Severability. If any provision of this ordinance or the application thereof to any person or circumstance is held invalid or unconstitutional, the remainder of this ordinance, including the application of such part or provision to other persons or circumstances shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this ordinance are severable.
The City Council of the Town of Los Altos Hills hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.
2. Effective Date; Publication. This ordinance shall take effect thirty (30) days after adoption. Within fifteen days after the passage of this ordinance the City Clerk shall cause this ordinance or a summary thereof to be published once, with the names of those City Councilmembers voting for or against it in a newspaper of general circulation in the Town of Los Altos Hills, as required by law.
INTRODUCED:
PASSED:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
BY: _________________________
Mayor
ATTEST:
_________________________
City Clerk
APPROVED AS TO FORM:
_________________________
City Attorney
5238474.1
THE TOWN OF LOS ALTOS HILLS November 17, 2022
Staff Report to the City Council
SUBJECT: CONSIDERATION OF AN APPEAL OF THE PLANNING
COMMISSION’S AFFIRMING CONDITIONS OF APPROVAL OF A
SITE DEVELOPMENT PERMIT FOR LANDSCAPE SCREENING
LOCATED AT 24490 AMIGOS COURT (APN: 336-16-055) – FILE
#APL22-0005; DETERMINATION REGARDING CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA): CATEGORICAL
EXEMPTION UNDER CLASS 4, SECTION 15304 (B) NEW
GARDENING OR LANDSCAPING EXEMPTION
FROM: Elaine Ling, Senior Planner
APPROVED: Peter Pirnejad, City Manager
RECOMMENDATION: That the City Council:
Conduct a hearing on the appeal, consider all evidence and testimony, deny the appeal, and affirm the Planning Commission’s decision upholding August 16, 2022 Site Development Permit Conditions of Approval #2, 3, and 4 with Landscape Plan Revision 1.
ALTERNATIVE ACTION: That the City Council:
Grant the appeal and revise the Conditions of Approval #2, 3, and 4 to increase the minimal sizes for screening trees to 36-inch boxes and require eight (8) 36-inch California native oak trees along the northern property line.
Staff has prepared two (2) separate resolutions for this purpose, which are included as Attachments 1 and 2 to this report. The City Council’s decision would become final for this Site Development Permit.
BACKGROUND:
The 1-acre vacant parcel is located half a mile east of Highway 280 and south of El Monte Avenue, taking access from Amigos Court. The development under construction on the subject lot, including a new single-family residence, a detached ADU, a pool, and associated improvements, was approved on the August 11, 2020 Fast Track public hearing. The approved floor area for the site is 5,076 square feet, and the development area is 12,104 square feet, whereby the allowable MFA is 5,558 square feet, and MDA is 12,738 square feet.
AGENDA ITEM #6.A
P.P.
City Council Staff Report Page 2
Amigos Ct Appeal - APL22-0005
November 17, 2022
Figure 1: 24490 Amigos Court outlined in red, and the Appellant’s Property outlined in yellow – Source: Google Maps On August 11, 2020, a new residence on the subject parcel was approved at a Fast Track public hearing (File No. SD20-0033, Attachment 4).
On March 10, 2022, the property owners applied for a Site Development Permit (SD22-0018) for landscape screening, fence, and driveway gate application to comply with Condition #7 of File #SD20-0033. The submitted landscape plan identified five (5) existing trees to remain and proposed twelve (12) evergreen trees, twenty (20) deciduous trees, and nine (9) fruit trees, for a total of 41 trees. Five (5) of the proposed evergreen trees were 36-inch boxes in size, and the rest were 24-inch boxes in size. The plan also included fifty-two [52] 15-gallon screening shrubs and other smaller shrubs and groundcovers that would pave the bare ground of the 1-acre lot.
On August 16, 2022, after one round of resubmittal, the subject project was heard at a Site Development public hearing. Appellant Wolfe attended the hearing and provided public comments, requesting eight (8) 36-inch box Canyon Live Oaks along the northern property line. Planning Director considered the request and stated staff and EDPC would work with the property owner for additional tree planting along the northern property line. However, the number and species determined at the request from the Appellant seemed arbitrary. In the end, the Site Development Authority imposed Conditions of Approval (COA) #2, #3, and # 4 were added, requiring the applicant to provide additional tree planting along the northern property line to address the screening concerns raised by the neighbor (Attachment 5).
COA#2: All required plantings shown on the plans shall be installed during the winter months between October and March. All screening trees shall be 24-inch box minimum and all screening shrubs shall be 15-gallon minimum.
COA#3: The applicant shall replace the 5-gallon screening trees along Amigos Court with native evergreen low-water usage trees that are 24-inch box minimum, and shrubs that are 15- gallon minimum. The applicant shall submit a list of replacement trees to the Planning Department prior to installation.
City Council Staff Report Page 3
Amigos Ct Appeal - APL22-0005
November 17, 2022
COA#4: The applicant shall provide additional tree planting along the northern property line to address the screening concerns raised by the neighbor. Planning staff will coordinate on the species of the proposed trees with Environmental Design and Protection Committee to be planted and pass the recommendation to the applicant.
The applicant shall provide the revised Landscape plan to accommodate these revisions.
Existing Trees Proposed Evergreen Trees Proposed Deciduous Trees Figure 2: Final Plan for August 16 SD Hearing Source: Property Owner Teng, with planting highlighted by staff On August 30, 2022, two (2) appellants, Appellant Wolfe and Appellant Moore filed two separate appeals (APL22-0003 and APL22-0004).
On September 8, 2022, the property owners came to the Town Hall with an updated landscape screening plan – Revision 1 (Attachment 9). The updated plan included one (1) additional 36-inch box Coastal Live Oak located at the northwestern corner of the property and relocated one (1) 36-inch box Coastal Live Oak to the northeastern corner of the property. In addition, all Fruitless Olive trees were upgraded from 24-inch-box size to 36- inch-box size, providing additional landscape screening along the northern property line.
Therefore, a total of six (6) 36-inch box trees were proposed along the northern property line.
Furthermore, five (5) and four (4) 15-gallon Toyon trees were added to both sides of the driveway gate in front of the oak tree and the olive tree, adding tall shrubbery landscape
City Council Staff Report Page 4
Amigos Ct Appeal - APL22-0005
November 17, 2022
along the northern property line, for a total of sixteen (16) 15-gallon shrubs/small trees. These proposals are consistent with Conditions #2, 3, and 4.
Existing Trees Proposed Evergreen Trees Proposed Deciduous Trees Figure 4: Landscape Plan Revision 2 Source: Property Owner Teng, with planting highlighted by staff On September 14, 2022, in a meeting with staff, Appellant Wolfe stated the updated plan was not adequate to screen the residence and mitigate related noise impact.
On September 14, 2022, the project landscape architect provided Landscape Plan Revision 2, adding two (2) additional 36-inch box Fruitless Olive trees for a total of eight (8) 36-inch box screening trees along the northern property line (Attachment 10). These proposals are also consistent with Conditions #2, 3, and 4. Staff forwarded the plan to both appellants and EDPC on the same day. No responses were received from the appellants regarding this plan.
City Council Staff Report Page 5
Amigos Ct Appeal - APL22-0005
November 17, 2022
Existing Trees Proposed Evergreen Trees Proposed Deciduous Trees Figure 4: Landscape Plan Revision 2 Source: Property Owner Teng, with planting highlighted by staff On October 6, 2022, in a duly noticed public hearing, the Planning Commission denied the appeals and upheld the Site Development Authority’s August 16 decision on Conditions #2, 3, and 4 with the updated Landscape Plan Revision 1 (Attachment 7).
NOTICING/PUBLIC OUTREACH:
The public was advised of this Public Hearing in the following ways:
• Mailing to property owners who own property within a 500-foot radius – November 7, 2022
• Town Website: https://losaltoshills.ca.gov/ – November 10, 2022 • Posted at the project site – November 7, 2022
• Public Posting Places – November 7, 2022
As of November 10, 2022, staff has not received any public comments.
GENERAL PLAN AND MUNICIPAL CODE REQUIREMENTS
I. General Plan
General Plan Policy 2.4: Encourage the planting of native trees and shrubs to provide a substantial buffer between the roadways and adjoining properties in harmony with the general character of the Town.
City Council Staff Report Page 6
Amigos Ct Appeal - APL22-0005
November 17, 2022
General Plan Housing Elements 2015-2023:
Landscaping – A landscape plan providing at least the minimal amount of landscaping necessary to mitigate off-site visual impacts is required for almost all projects.
II. Municipal Code
10-2.802 Landscape policies.
(b) Noise. Landscaping and berms may be required to shield Town residents from unnatural noises, such as those from freeways, arterial streets, and nonresidential land uses. (c) Visual Effects. Landscaping shall be required to mitigate the visual effects of development from off the site.
(d) Preferred Plants. Landscaping should utilize fire retardant species. Native or naturalized plants or other plant species that blend naturally with the landscape should generally be favored.
(h) Amount Required. The Town shall require only the minimum amount of landscaping necessary to implement the above policies. The amount of landscaping required by the Town shall be determined by the size of structure, the types of materials, and the colors proposed for structures. Structures that blend with the natural landscape will normally require less landscaping for screening purposes than will structures composed of non-natural materials and bright colors.
Municipal Code 10-2.805 Size and placement.
The number and size at maturity of plants used to screen and break up the outline of structuresshould be scaled to the size of the structures and the siting angles from prospective viewing points, the types of building materials used, and the color scheme of the structure.
In evaluating the adequacy of proposed landscaping, the following guidelines shall be considered:
(a) The shape, outline, color, and form of all structures shall be rendered unobtrusive when viewed from any location off-site at the time landscaping has matured.
III. Appeals
Section 10-1.1009
(a) Any interested party may appeal a decision of the Staff Committee to the Planning Commission by filing a written notice of appeal with the City Clerk within fourteen (14) days of the decision prior to it becoming final under Section 10-1.1008. (c) The City Council or Planning Commission, whichever is applicable, shall hold a public hearing, in accordance with the provisions of Section 10-1.1005 to consider the appeal. A public hearing shall be set no later than forty-five (45) days after the date of the filing of the notice of appeal, unless time is waived by the appellant or project applicant.
City Council Staff Report Page 7
Amigos Ct Appeal - APL22-0005
November 17, 2022
DISCUSSION:
Site Development Authority August 16, 2022, Approval
As discussed in the Background section, Appellant Wolfe attended the hearing and provided public comments. Planning Director considered the request and added Conditions of Approval (COA) #2, #3, and # 4, requiring that the applicant work with staff and EDPC to provide additional landscape along the northern property line to address the screening concerns raised by the neighbor.
Planning Commission October 6, 2022, Review and Denial of the Appeal As mentioned above, two appellants including Appellant Wolfe appealed the Site Development Permit conditions to the Planning Commission. At the October 6, 2022 meeting, the Planning Commission considered the appeals with the subsequently proposed landscape revision plans and received public comments. The two appellants, including Appellant Wolfe, and their landscape architect provided detailed reasoning for their appeals, and Property Owner Teng, together with their arborist and landscape architect, explained their landscape proposals. At the meeting, multiple neighbors expressed their concerns with fire hazards and the increasing home insurance caused by dense vegetation and stated their support for denying the appeal.
After taking in testimony and considering the evidence presented in the record, the Planning Commission denied the appeals. In particular, the Commission noted that the appellants’ arguments were not supported by the Municipal Code standards or intent. For instance, during the Planning Commission’s discussion, several Commissioners stated the appellants’ requests were unreasonable. The Town of Los Altos Hills Municipal Code (LAHMC) does not require one hundred percent screening, let alone on day one after the landscape installation. One Commissioner stated the appellants’ properties were wellscreened by the existing landscape, which was adequate without any further landscape on the property owner’s site. (Attachment 7).
In the end, the Planning Commission denied the appeals and upheld the Site Development Authority’s decision dated August 16, 2022, including Landscape Plan Revision 1 and the originally issued Conditions #2, 3, and 4.
Staff’s Response to Appellant’s City Council Appeal
Following the Planning Commission’s decision, Applicant Wolfe timely 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. Appellant Wolfe continues to object Conditions #2, 3, and 4 for a 36-inch-box size minimum for all screening trees and eight (8) 36-inch box California native oak trees along the northern property line.
In summary, the arguments and issues raised by the Appellant are listed below, followed by the staff’s responses to each appeal issue.
City Council Staff Report Page 8
Amigos Ct Appeal - APL22-0005
November 17, 2022
1) Appellant argues that, based on Commissioner Indaco’s presentation during the October 6 hearing, their appeal is supported.
Appellant’s Reason for Appeal:
• During her presentation, Commissioner Indaco explained that oak trees are superior screening trees compared to olive trees.
• The screening trees would be 26 feet away [from Amigos Court right-of-way] due to a utility easement that addresses “several” neighbors’ concerns of a tunneling effect over the driveway.
• The new residence was built on an elevated 8-foot pad.
Staff’s Response: It must be noted that Commissioner Indaco’s presentation is only a part of the Commission’s deliberation process. During that deliberation period, the commissioners are permitted to consider the evidence and make a decision on the issue at hand. The record below shows that the Commission did consider the testimony and evidence presented to it as the basis of forming a decision. After hearing other Planning Commissioners’ discussion with further clarification from staff, Commissioner Indaco voted in favor of on the motion to support denying the appeals and upholding the original Conditions of Approval #2, 3, and 4.
Note: only one neighbor abutting the project site to the west opposed the Appellant’s request due to the tunneling effects. The main reasons from the neighbors for opposing the appeal are fire hazards and concerns with increased home insurance. 2) Appellant argues that his appeal consists of reasonable changes to the Conditions of Approval
Appellant’s Reason for Appeal: “The appeal is to request reasonable changes to the screening plan in the COAs to provide adequate screening on the property,” with reasons summarized by staff from the appeal letter below:
• “The house on the Property uses materials and colors that do not match the natural landscape of the area.”
• “The house also sits on a pad that is elevated by 8 feet.” Staff’s Response: The approved exterior wall materials consist of natural stone veneer, dark grey wood siding, and stucco painted by Sherwin-Williams Versatile Gray with a Light Reflective Value of 48. All materials are in earth-tone colors that blend with the surrounding landscape. Likewise, the proposed residence follows the natural topography with no Grading Exception requested. In other words, the entire project proposes less than three (3) feet of vertical fill at any location, which means the house was not intentionally elevated to a higher ground to be obtrusive from the surrounding environment.
City Council Staff Report Page 9
Amigos Ct Appeal - APL22-0005
November 17, 2022
Figure 5: Approved Exterior Wall Material Source: Sherwin-Williams website & Approved Plans (SD20-0033) Nevertheless, Property Owner proposed adequate landscape screening to fully screen the one-story residence. At approximately ten (10) feet in front of the residence, one (1) camphor tree was proposed only three (3) feet below the finish floor of the structure.
According to Sunset Western Garden book, a book widely used by Landscape Architecture schools and professions in California, a camphor tree will reach 50 feet in height and 70 feet in canopy size at maturity. In addition, the Landscape Plan Revision 1 proposed another three (3) Fruitless Olive trees, two (2) Coastal Live Oaks, and sixteen (16) 15-gallon shrubs/small trees along the northern property line in front of the camphor tree. The October 6 Staff Report for the Planning Commission Appeal detailed the reasons why Landscape Plan Revision 1 provided adequate landscape screening (Attachment 6).
Furthermore, LAHMC identifies that the purpose of landscape screening is to “break up the outline of the structures” instead of requiring the entire structure to be 100% hidden behind the screening landscape, invisible from the neighbor’s view corridor. Given the subject residence is a single-story structure with a maximum roof ridge height of 22’- 11”, Landscape Plan Revision 1 sufficiently screens the development and meets landscape policy and standards outlined in the General Plan and LAHMC. 3) Appellant claims that the Planning Commission Findings of Denial does not reference any visual impact mitigation policies and are inadequate.
Appellant’s Reason for Appeal: The Findings of Denial only referenced LAHMC Sections regarding landscape policies for noise mitigation, omitting policies for visual mitigation.
Staff’s Response: The adopted Findings of Denial is a summary of the reasons to deny the appeals (Attachment 7). In the document, staff quoted LAHMC regarding landscape screening for noise mitigation to demonstrate that single-family residence was not required to mitigate noise impact by LAHMC and explained how the proposed landscape
City Council Staff Report Page 10
Amigos Ct Appeal - APL22-0005
November 17, 2022
screening adequately provided screening to mitigate visual impacts. Referencing all the relevant LAHMC policies regarding landscape screening in the adopted Findings is not mandatory. The Staff Reports for the Planning Commission and the City Council Appeals include detailed discussions and a complete list of all policies and guidelines regarding landscape screening in the Town’s General Plan and LAHMC. All of the foregoing information were presented to the Planning Commission and forms the basis of its decision.
4) Oak Trees vs. Olive Trees
Appellant’s Reason for Appeal: Property Owner Teng refused to change the proposed olive trees to oak trees “despite good faith effort to resolve the disagreement” and an offer of “one-half the cost of the oak trees.”
Staff’s Response: Property Owner Teng worked diligently in response to the neighbors’ concerns and made multiple compromises in providing Landscape Plan Revision 1 and 2, as discussed in detail in the Background section of this report. They also provided the utility diagram below, identifying four (4) utility lines buried along the planting areas for the screening trees. Given oak trees’ expansive root system, a row of oak trees might not be viable for landscape screening purposes along the northern property line.
Figure 7: Underground Utility Photo Provided by the Property Owner Source: Property Owner Furthermore, Santa Clara County Native and Adapted Non-Native Plants list published by the County lists the olive tree as adapted non-native species, which is compatible with Oak Woodland, Grassland, and Redwood Forest habitats. It is a widely used planting
City Council Staff Report Page 11
Amigos Ct Appeal - APL22-0005
November 17, 2022
material in the Town for landscape screening projects. Depriving the right to use this material is an unfair burden on the property owners.
In summary, the Appellant request additional screening landscape for a single-story residence that is unlikely to impose significant visual and noise impacts on his property.
Furthermore, the Appellant has failed to demonstrate the subject residence requires additional landscape screening beyond what previously approved landscape screening projects have been conditioned; the proposed landscape provides sufficient landscape screening pursuant to LAHMC. Landscape Plan Revision 1 would provide multi-layer landscape screening with various species feasible for the projects. For the reasons stated in the report regarding the grounds for appeals, staff recommends City Council deny the appeals and uphold the Planning Commission’s decision on approving Conditions #2, #3, and # 4 with Landscape Plan Revision 1.
2022 CITY COUNCIL STRATEGIC PRIORITIES
This application for appeal 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.
ENVIRONMENTAL REVIEW:
The proposed project’s environmental impacts were analyzed before the Site Development permit approval, resulting in a Categorical Exemption under Class 4, Section 15304 (b) new gardening or landscaping Exemption from CEQA. It was not otherwise overturned by the Planning Commission, and it is recommended that the City Council continue to make this determination exemption.
ATTACHMENTS:
1. Resolution to deny the appeal and uphold the Conditions of Approval #2, #3, and # 4
2. Resolution to grant the appeal and modify the Conditions of Approval #2, #3, or # 4
3. APL22-0005 Notice of Appeal and Statement
4. SD20-0033 Conditions of Approval and Fast Track Fact Sheet
5. SD22-0018 Conditions of Approval
6. October 6, 2022 PC Staff Report
7. October 6, 2022 PC Meeting Minutes and Adopted Resolution
8. SD22-0018 Approved Landscape Screening Plan 8-17-22
9. Landscape Plan Revision 1
10. Landscape Plan Revision 2
Attachment 1
RESOLUTION CC _-22
RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS DENYING THE APPEAL (APL22-0005) OF THE PLANNING COMMISSION’S OCTOBER 6, 2022 DECISION ON DENYING APPEALS (APL22-0003 AND APL22- 0004) AND UPHOLDING A SITE DEVELOPMENT PERMIT WITH LANDSCAPE PLAN REVISION 1 FOR LANDSCAPE SCREENING AT 24490 AMIGOS COURT WITH CONDITIONS OF APPROVAL ISSUED ON AUGUST 16, 2022 SITE
DEVELOPMENT PUBLIC HEARING
WHEREAS, The Town of Los Altos Hills received an application for a Site Development Permit (SD22-0018) from the property owners, Teng Lulu and Teng Su Li for landscape screening plan associated with a previously approved single-family home (SD20-0033) at 24490 Amigos Court (“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) as the project includes new landscaping; 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 Site Development Committee held a duly noticed public hearing on the Project on August 16, 2022 and considered all written documentation and public comments; and WHEREAS, the Site Development Committee approved the Site Development Permit for landscape screening with conditions; and
WHEREAS, on August 30, 2022, Appellants Nicolas Moore and James Wolfe submitted Notices of Appeal (APL22-0003 and APL22-0004) to the Planning Department to appeal the Site Development Committee’s conditions of approval to the Planning Commission; and WHEREAS, on October 6, 2022, the Planning Commission held a duly noticed public hearing to consider the appeals and considered all evidence, testimony, written documentation and public comments; and
WHEREAS, on October 27, 2022, Appellant James Wolfe submitted a Notices of Appeal (APL22-0005) to the City Clerk to appeal the Planning Commission’s decision on denying the appeals (APL22-0003 and APL22-0004) and upholding Site Development Committee’s conditions of approval.
WHEREAS, on November 17, 2022, the City Council held a duly noticed public hearing to consider the appeal 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 October 6,
Resolution CC -22 Page 2
2022, to approve a Site Development Permit (SD22-0018) for landscape screening plan associated with a previously approved single-family home with conditions of approval issued on August 16, 2022, subject to the findings in Exhibit “A” and Landscape Plan Revision 1 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 this 17th day of November 2022 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
By: _____________________________
George Tyson, Mayor
ATTEST:
Deborah Padovan, City Clerk
Resolution CC -22 Page 3
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, Landscape Policy and Guidelines, including but not limited to the Los Altos Hills zoning and site development codes; reports and recommendation from the Los Altos Hills Environmental Design and Protection Committee; 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 Site Development Committee’s duly noticed August 16, 2022 public hearing, the Planning Commission’s duly noticed October 6, 2022 public hearing, and the City Council’s duly noticed November 17, 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 appeal of the Planning Commission’s decision on upholding Conditions of Approval (where the Appellant appeals Conditions #2, #3 and #4) for a Site Development Permit for landscape screening plan at 24490 Amigos Court (FILE #APL22- 0018) (“Conditions of Approval”):
a. The August 16, 2022 Site Development Permit application for landscape screening plan and related construction for the project at 24490 Amigos Court was considered and acted upon by the Site Development Committee in accordance with the procedures set forth under the Los Altos Hills Municipal Code.
The landscape screening plan is for a previously approved new residence originally reviewed by the Site Development Committee pursuant to Sections 10-2.1305.1 (a) of the Municipal Code. Under Section 10-2.1305.1 (a), the Planning Director may fast-track any site development application for a project for a principal residence. In addition, landscape screening plans are processed and reviewed by the Town’s reviewing authority as Site Development Permit applications. In this case, the Site Development Permit application was conditioned at the August 11, 2020 public hearing to be reviewed by Site Development Committee. All Site Development Permit applications were reviewed pursuant to Section 10-
2.1305 of the Municipal Code, entitled “Applications—Action and Hearings”. That section states that the Site Development may issue a permit with such reasonable conditions as it deems necessary to achieve the purposes of the site development code chapter or may disapprove the application for site development. The Site Development Committee held a duly noticed public hearing on August 16, 2022 to consider the Site Development Permit application for landscape screening project. 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 November 17, 2022 appeal of the Conditions of Approval upheld 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 denied the appeals (APL22-0003 and APL22-
Resolution CC -22 Page 4
0004) and upheld the Site Development Committee’s imposed conditions of approval on October 6, 2022. The appeal from that decision regarding the Conditions of Approval #2, 3, and 4 upheld by the Planning Commission were timely filed with staff on October 27, 2022.
Consistent with the requirement under Section 10-1.1009 of the Municipal Code, the City Council set a public hearing on November 17, 2022 within forty-five (45) days from receipt of the appeals and conducted the public hearing on such date to consider the matter. The City Council received public testimony, heard evidence and provided the Appellant an opportunity to be heard and respond to questions from the City Council. Therefore, the City Council finds that the November 17, 2022 appeal were 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 Site Development Committee’s issuance of the Conditions of Approval for approving the Site Development Permit on August 16, 2022.
The Appellant appeals the Conditions of Approval upheld by the Planning Commission, specifically Conditions #2, #3, and #4 issued by the Site Development Committee on August 16, 2022.
Planning staff at the Town usually recommend a 24-inch box minimum size for all screening trees and a 15-gallon minimum size for all screening shrubs when working with the property owners on landscape screening projects. However, the minimum planting size is not an adopted requirement in the Town’s Municipal Code, General Plan, or Landscape Policy and Guidelines.
Staff verified sixteen (16) landscape screening projects approved in 2021 and found that none of the Conditions of Approval included the minimum plant size for screening landscape. All the approved landscape plans included 24-inch box screening trees as the minimum sizes.
Based on past practice in the Town that no projects had been conditioned for a 36-inch box minimum for all screening trees, a 24-inch box minimum size for all screening trees is adequate for screening purposes.
Furthermore, LAHMC Section 10-2.802 identifies that the purpose of landscape screening is to “break up the outline of the structures” instead of requiring the entire structure to be 100% hidden behind the screening landscape, invisible from the neighbor’s view corridor. Given the subject residence is a single-story structure with a maximum roof ridge height of 22’-11”, Landscape Plan Revision 1 sufficiently screens the development and meets landscape policy and standards outlined in the General Plan and LAHMC.
Due to the County Fire Department’s requirement for a driveway unobstructed space and underground utility location, oak trees are not an ideal tree species along the northern property line. The Landscape Plan Revision 1 proposed six (6) 36-inch box screening trees to the north of the residence with [29] 15-gallon screening shrubs along the northern property lines. The updated landscape plan provided sufficient, multi-layer landscape screening as seen from the Appellant’s properties.
Resolution CC -22 Page 5
EXHIBIT B
CONDITIONS OF APPROVAL
Lands of Teng– 24490 Amigos Court – File# SD22-0018
PLANNING DEPARTMENT
1. No other modifications to the approved plans dated September 8, 2022 are allowed except as otherwise reviewed and approved by the Planning Director. Any further changes or modifications to the approved plans shall be first reviewed and approved by the Planning Director, prior to planting or commencement of work.
2. All required plantings shown on the plans shall be installed during the winter months between October and March. All screening trees shall be 24-inch box minimum and all screening shrubs shall be 15-gallon minimum.
3. The applicant shall replace the 5-gallon screening trees along Amigos Court with native evergreen low-water usage trees that are 24-inch box minimum and shrubs that are 15- gallon minimum. The applicant shall submit a list of replacement trees to the Planning Department prior to installation.
4. The applicant shall provide additional tree planting along the northern property line to address the screening concerns raised by the neighbor. Planning staff will coordinate on the species of the proposed trees with Environmental Design and Protection Committee to be planted and pass the recommendation to the applicant. The applicant shall provide the revised Landscape plan to accommodates these revisions.
5. Exterior lighting is approved as shown on the plans. All light fixtures shall conform to the maximum lumens and kelvins as specified in the Town’s Outdoor Lighting Policy. Pool and spa lights may have a maximum of four lights combined. The applicant shall work with planning staff to reduce the number of proposed outdoor lighting to minimize the runway effect. Any changes to the approved lighting plan shall be approved by the Planning Department prior to installation. All exterior lighting fixtures shall be down directed, fully shielded, and non-movable fixtures. No lighting may be placed within setbacks except two driveway or entry lights.
6. Fencing and driveway gate is approved as shown on the plans. The fence is approved as a 6’-0” tall deer fence along the property lines and setback 45’ from centerline of Amigos Court. The driveway gate is approved as a 6’-0” tall open style gate with four entry columns and one pedestrian gate setback 45’ from centerline of Amigos Court. The location, height and materials of the fence and driveway gate shall be constructed according to the approved plans. Any changes to the location, height, or construction of any proposed fences, gates, or columns shall first be approved by the Planning Department. The new fence and driveway gate shall not obstruct or encroach within any easements on the property. The fence shall not have points, spokes, or sharpened edges per LAHMC Section 10-1.507.
Resolution CC -22 Page 6
7. The property owner shall remove all Stinkwort (Dittrichia graveolens) plants from the entire property and in the road right-of-way by manual pulling or use of herbicide by October 1st of each year until the final approval of the project.
8. Pathways within setbacks shall not exceed four feet in width.
9. A Certificate of Completion shall be prepared by the project Landscape Architect, Irrigation Designer, or Landscape Contractor, provided to the Town, and include the following statement:
“The landscape and irrigation system has been installed as specified in the landscape design plan and complies with the criteria of the Water Efficient Landscape Ordinance and the permit.” The Certificate of Completion shall be submitted at completion of landscape installation (not required prior to final inspection).
10. A $5,000 landscape maintenance and water usage deposit shall be paid to the Town prior to final inspection of the new residence. Two years after the project has been completed, staff will review the water usage for the property and conduct a site inspection to ensure installed landscape screening is still present and has been adequately maintained. Inadequate maintenance of installed landscape screening and/or water usage greater than the annual usage indicated on the approved parcel water budget worksheet, may result in complete forfeiture of this deposit.
ENGINEERING DEPARTMENT
11. Any revisions or additions to the approved grading and drainage plan shall be submitted 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.
12. 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.
13. 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-of-way shall commence without an encroachment permit.
14. 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.
15. 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
Resolution CC -22 Page 7
16. 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.
17. Fire Apparatus (Engine)Access Driveway Required: (Letter received) An access driveway shall be provided having an all-weather surface of either asphalt, concrete or other engineered surface capable of supporting 75,000 pounds and approved by a civil engineer. It shall have a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum turning radius of 40 feet outside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. Provide document from an civil engineer to justify new hydroflo paver driveway surface capable of supporting 75,000 lbs.
18. Emergency Gate / Access gate Requirements: (As Noted on Sheet L-1.0) 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 12' 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.
Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments prior to final building inspection approval.
NOTE: The Site Development permit is valid for one year from the approval date. All required building permits must be obtained within that year and work on items not requiring a building permit shall be commenced within one year and completed within two years.
Attachment 2
RESOLUTION CC __-22
RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS GRANTING THE APPEAL (APL22-0005) OF THE PLANNING COMMISSION’S OCTOBER 6, 2022 DECISION ON DENYING APPEALS (APL22-0003 AND APL22- 0004) AND UPHOLDING A SITE DEVELOPMENT PERMIT WITH LANDSCAPE PLAN REVISION 1 FOR LANDSCAPE SCREENING AT 24490 AMIGOS COURT WITH CONDITIONS OF APPROVAL ISSUED ON AUGUST 16, 2022 SITE
DEVELOPMENT PUBLIC HEARING
WHEREAS, The Town of Los Altos Hills received an application for a Site Development Permit (SD22-0018) from the property owners, Teng Lulu and Teng Su Li for landscape screening plan associated with a previously approved single-family home (SD20-0033) at 24490 Amigos Court (“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) as the project includes new landscaping; 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, on August 16, 2022 the Site Development Committee held a duly noticed public hearing on the Project and considered all written documentation and public comments; and WHEREAS, the Site Development Committee approved the Site Development Permit for landscape screening with conditions; and
WHEREAS, on August 30, 2022, Appellants Nicolas Moore and James Wolfe submitted separate Notices of Appeal (APL22-0003 and APL22-0004) to the Planning Department to appeal the Site Development Committee’s conditions of approval to the Planning Commission; and WHEREAS, on October 6, 2022, the Planning Commission held a duly noticed public hearing to consider the appeals and considered all evidence, testimony, written documentation and public comments; and
WHEREAS, on October 27, 2022, Appellant James Wolfe submitted a Notices of Appeal (APL22-0005) to the City Clerk to appeal the Planning Commission’s decision on denying the appeals (APL22-0003 and APL22-0004) and upholding Site Development Committee’s conditions of approval.
WHEREAS, on November 17, 2022, the City Council held a duly noticed public hearing to consider the appeal 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 (SD22-
Resolution CC __-22 Page 2
0018) for landscape screening at 24490 Amigos Court shall be revised as set forth in the record of the November 17, 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 and attached hereto and incorporated herein as Exhibit A.
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 this 17th day of November 2022 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
By: _____________________________
George Tyson, Mayor
ATTEST:
Deborah Padovan, City Clerk
Resolution CC __-22 Page 3
EXHIBIT A
CONDITIONS OF APPROVAL
Lands of Teng– 24490 Amigos Court – File# SD22-0018
PLANNING DEPARTMENT
1. No other modifications to the approved plans dated September 8, 2022 are allowed except as otherwise reviewed and approved by the Planning Director. Any further changes or modifications to the approved plans shall be first reviewed and approved by the Planning Director, prior to planting or commencement of work.
2. All required plantings shown on the plans shall be installed during the winter months between October and March. All screening trees shall be 36-inch box minimum and all screening shrubs shall be 15-gallon minimum.
3. The applicant shall replace the 5-gallon screening trees along Amigos Court with native evergreen low-water usage trees that are 36-inch box minimum and shrubs that are 15- gallon minimum. The applicant shall submit a list of replacement trees to the Planning Department prior to installation.
4. The applicant shall provide eight (8) 36-inch Canyon Live Oak trees along the northern property line to address the screening concerns raised by the neighbor. The applicant shall provide the revised Landscape plan to accommodates these revisions.
5. Exterior lighting is approved as shown on the plans. All light fixtures shall conform to the maximum lumens and kelvins as specified in the Town’s Outdoor Lighting Policy. Pool and spa lights may have a maximum of four lights combined. The applicant shall work with planning staff to reduce the number of proposed outdoor lighting to minimize the runway effect. Any changes to the approved lighting plan shall be approved by the Planning Department prior to installation. All exterior lighting fixtures shall be down directed, fully shielded, and non-movable fixtures. No lighting may be placed within setbacks except two driveway or entry lights.
6. Fencing and driveway gate is approved as shown on the plans. The fence is approved as a 6’-0” tall deer fence along the property lines and setback 45’ from centerline of Amigos Court. The driveway gate is approved as a 6’-0” tall open style gate with four entry columns and one pedestrian gate setback 45’ from centerline of Amigos Court. The location, height and materials of the fence and driveway gate shall be constructed according to the approved plans. Any changes to the location, height, or construction of any proposed fences, gates, or columns shall first be approved by the Planning Department. The new fence and driveway gate shall not obstruct or encroach within any easements on the property. The fence shall not have points, spokes, or sharpened edges per LAHMC Section 10-1.507.
7. The property owner shall remove all Stinkwort (Dittrichia graveolens) plants from the entire property and in the road right-of-way by manual pulling or use of herbicide by October 1st of each year until the final approval of the project.
Resolution CC __-22 Page 4
8. Pathways within setbacks shall not exceed four feet in width.
9. A Certificate of Completion shall be prepared by the project Landscape Architect, Irrigation Designer, or Landscape Contractor, provided to the Town, and include the following statement:
“The landscape and irrigation system has been installed as specified in the landscape design plan and complies with the criteria of the Water Efficient Landscape Ordinance and the permit.” The Certificate of Completion shall be submitted at completion of landscape installation (not required prior to final inspection).
10. A $5,000 landscape maintenance and water usage deposit shall be paid to the Town prior to final inspection of the new residence. Two years after the project has been completed, staff will review the water usage for the property and conduct a site inspection to ensure installed landscape screening is still present and has been adequately maintained. Inadequate maintenance of installed landscape screening and/or water usage greater than the annual usage indicated on the approved parcel water budget worksheet, may result in complete forfeiture of this deposit.
ENGINEERING DEPARTMENT
11. Any revisions or additions to the approved grading and drainage plan shall be submitted 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.
12. 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.
13. 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-of-way shall commence without an encroachment permit.
14. 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.
15. 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
16. 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
Resolution CC __-22 Page 5
adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits.
17. Fire Apparatus (Engine)Access Driveway Required: (Letter received) An access driveway shall be provided having an all-weather surface of either asphalt, concrete or other engineered surface capable of supporting 75,000 pounds and approved by a civil engineer. It shall have a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum turning radius of 40 feet outside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. Provide document from an civil engineer to justify new hydroflo paver driveway surface capable of supporting 75,000 lbs.
18. Emergency Gate / Access gate Requirements: (As Noted on Sheet L-1.0) 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 12' 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.
TOWN OF LOS ALTOS HILLS
MEMORANDUM
DATE: August 13, 2020
TO: Honorable Mayor and Council Members
FROM: Zachary Dahl, AICP, Planning and Building Director RE: Notification of Fast Track Approval – Lands of Teng At the August 11, 2020 Fast Track hearing, the following application was approved:
24490 Amigos Court - File #SD20-0033 – Lands of Teng
Site Development Permit for a new 5,076 square-foot, single-story residence with attached garage, detached 663 square-foot accessory dwelling unit, and 600 square-foot pool.
CEQA review: Categorical Exemption per Section 15303(a) Project Planner: Jeremy Loh
Public notice of the hearing was sent on July 31, 2020 to all properties within 500 feet and posted on the site. Copies of the Fast Track Fact Sheet, Fast Track Hearing Report and conditions of approval are attached.
If you wish to appeal this application and review it at a future City Council meeting, you may indicate your intention to appeal in a written request to the City Clerk by 5:00 p.m. on September 3, 2020.
Attachment 4
Town of Los Altos Hills August 11, 2020
Fast Track Hearing Fact Sheet
Project Description: New one-story residence with pool and detached accessory dwelling unit File Number: SD20-0033
Address: 24490 Amigos Court
Owner(s): Lulu Teng
Staff Planner: Jeremy Loh, Assistant Planner
Site Data
Net Lot Area: 1.076 acres
Average Slope: 14.8%
Lot Unit Factor: 0.965
Floor and Development Area (square footage):
Area Type Maximum Existing Proposed Increase Remaining
Development 12,738 11,450 12,104 654 634
Floor 5,558 3,948 5,076 1,128 482
Height: Maximum Proposed
On Vertical Plane 27’ 22’-11”
Lowest to Highest 35’ 22’-11”
Setbacks: Minimum Proposed
Front 40’ 62’-0”
Side (north) 30’ 30’-0”
Side (south) 30’ 30’-0”
Side (east) 30’ 88’-0”
Side (west) 40’ 40’-0”
Exterior Materials: Standing seam metal roof, horizontal siding “iron ore”, stone veneer, stucco (LRV 48), Parking: Required spaces: 5, 4 out of setbacks
Proposed: 5; 3 in garage, 2 uncovered
Fast Track Points: 5
Grading: Cut: 810 CY Fill: 250 CY Export: 560 CY
Sewer/Septic: Sewer
Environmental Design and Protection Committee: Committee would like the Flaxseed trees to be retained at least through construction. 12” oak tree proposed for removal should be retained. Committee recommends a reduction in skylights and recessed patio lighting.
Note: Arborist report recommends removal of the 12” oak tree due to poor structure.
Pathways Committee: Applicant shall pay in-lieu fees prior to acceptance of plans for building plan check.
Town of Los Altos Hills August 11, 2020
Fast Track Hearing Report
Project Description: New one-story residence with pool and detached accessory dwelling unit File Number: SD20-0033
Address: 24490 Amigos Court
Owner(s): Lulu Teng
Staff Planner: Jeremy Loh, Assistant Planner
Attendance:
Zachary Dahl, Planning Director
Jeremy Loh, Assistant Planner
Steve Simpson, Architect
Peter Brown, Environmental Design and Protection Committee (EDPC) Vijay Laxmi Shah, EDPC
Carol Gottlieb, EDPC
James and Karen Wolfe, Neighbor
Nicholas Moore, Neighbor
Barry and Carol Trost, Neighbor
Birgitta Indaco, Resident
Jim Waschura, Resident
Project Issues: Neighbors were primarily concerned about landscape screening and placement of the driveway. The uphill neighbors at 24510 Amigos Court access their property via an ingress and egress easement on the subject property and expressed concerns about maintaining existing landscape screening, not creating a “tunnel effect” with new landscaping, construction parking potentially blocking the access easement. The neighbors at 24650 Bella Ladera Drive to the north of the site expressed concerns about noise generated by the project and requested extensive landscape screening along the driveway to help mitigate noise and visual impacts.
Environmental Design and Protection Committee: EDPC’s comments were mostly addressed by design revisions to the structure and exterior lighting prior to the hearing. Flax Seed trees should remain during construction to the extent feasible and the heritage oak tree proposed for removal should be replaced with three Coast Live Oak trees (included as condition of approval) Pathways Committee: The property owner shall pay a pathway fee included as condition of approval.
Conditions of Approval:
• Standard conditions of approval;
• Flax Seed trees and other existing screening along the northern and eastern boundaries shall be retained during construction until a landscape screening approval is grantedunless removal is required for construction activities, access, or trenching; • The heritage oak tree proposed for removal shall be replaced on a 3:1 basis with 24-inch box oak trees. The replacement oak trees shall be shown on future landscape screening plan. An arborist report shall be required to assess feasibility of oak tree replacement on the site. The report should recommend replacement oak tree locations to avoid crowding the existing oak trees; and
Planning Director Action:
File # SD20-0033 (Lands of Teng) was approved at the August 11, 2020 Fast Track meeting subject to the attached conditions and a 23-day appeal period.
Zachary Dahl, Planning Director Date
Project plans are available for review on the Public Meeting Resource page on the Town’s website at https://www.losaltoshills.ca.gov/501/Public-Meeting-Resources.
For questions or additional information, contact project planner Jeremy Loh by phone at (650)- 947-2544 or by email at [email protected].
8/13/2020
CONDITIONS FOR A SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE, ACCESSORY DWELLING UNIT, AND POOL
LANDS OF TENG – 24490 Amigos Court
FILE #SD20-0033
PLANNING DEPARTMENT
1. No other modifications to the approved plans are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes.
2. The project is subject to the Town’s Construction Time Limit Ordinance (Chapter 10, Title VIII of the Municipal Code). The maximum time for completion of the new residence shall be 36 months from the date of Building Permit issuance. Failure to complete the project in the allotted time may result in substantial penalties and fees.
3. All space heating and water heating systems installed in a new residence and/or detached habitable building shall be all-electric systems. Gas or propane heating systems are not permitted. If gas cooking or clothes drying appliances are installed, then dedicated electrical receptacles and circuits will be required to allow for future electric appliances. Fireplaces and all outdoor gas appliances are excluded from these requirements.
4. A $5,000 landscape maintenance and water usage deposit shall be paid to the Town prior to final inspection of the new residence. Two years after the project has been completed, staff will review the water usage for the property and conduct a site inspection to ensure installed landscape screening is still present and has been adequately maintained. Inadequate maintenance of installed landscape screening and/or water usage greater than the annual usage indicated on the approved parcel water budget worksheet, may result in complete forfeiture of this deposit.
5. After completion of rough framing or at least six (6) months prior to scheduling a final inspection, the applicant shall submit landscape screening and erosion control plans for review by the Site Development Committee. The application for landscape screening and erosion control shall be accompanied by the applicable fee and deposit. The plans shall be reviewed at a noticed public hearing. Attention shall be given to plantings which will be adequate to break up the view of the new residence from surrounding properties and streets.
All landscaping required for screening purposes and for erosion control (as determined by the City Engineer) must be installed prior to final inspection of the new residence. The landscape screening plan shall comply with Section 10-2.809 (water efficient landscaping) of the Los Altos Hills Municipal Code.
6. Prior to beginning any grading operation, all significant trees, particularly any heritage oak trees, are to be fenced at the drip line. The fencing shall be of a material and structure (chainlink) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said
inspection at least three days in advance of the inspection. The fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period.
7. The heritage oak tree proposed for removal shall be replaced on a 3:1 basis with 24-inch box coast live oak trees. The replacement oak tree shall be shown on future landscape screening plan. An arborist report shall be required to assess feasibility of oak tree replacement on the site. The report should recommend replacement oak tree locations to avoid crowding the existing trees.
8. Flax Seed trees and other existing landscaping along the northern and eastern boundaries shall be retained during construction until a landscape screening plan is approved unless removal is required for construction activities, access, or trenching.
9. Roof eaves of all structures shall not encroach into the required side and rear yards. The roof eaves shall be shown on the site and civil plans in the construction drawings.
10. Exterior lighting is approved as shown on the plans. Any changes to the approved lighting plan shall be approved by the Planning Department prior to installation. All exterior lighting fixtures shall have non-transparent glass, or shall be down directed or shielded non-movable fixtures. No lighting may be placed within setbacks except two driveway or entry lights.
11. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that “the location of the new residence and roof eaves, are no less than 40’ from the front property line and 30’ from the side and rear property lines.” The elevation of the new residence shall be similarly certified in writing to state that “the elevation of the new residence matches the elevation and location shown on the Site Development plan.” The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection.
12. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that “the height of the new residence complies with the 27’ maximum structure height, measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above (including roof materials).” The overall structure height shall be similarly certified in writing and state that “all points of the building (including chimneys and appurtenances) lie within a thirty-five (35’) foot horizontal band based, measured from the lowest visible natural or finished grade topographical elevation of the structure along the building line and the highest topographical elevation of the roof of the structure.” The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection.
13. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and roof materials shall have a light reflectivity value of 40 or less, per manufacturer specifications. All color samples shall be submitted to the Planning Department for approval prior to acceptance
of plans for building plan check. All applicable structures shall be painted in conformance with the approved color(s) prior to final inspection.
14. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or colored glass, or other material). No lighting may be placed within skylight wells.
15. Fire retardant roofing (Class A) is required for all new construction.
16. All properties shall pay School District fees to either the Los Altos School District or the Palo Alto Unified School District, as applicable, prior to acceptance of plans for building plan check. The applicant shall take a copy of worksheet #2 to school district offices, pay the appropriate fees and provide the Town with a copy of the receipts.
ENGINEERING DEPARTMENT
17. Any, and all, changes to the approved grading and drainage plan shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (October 1st to April 30th) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line.
18. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 6-8 months.
19. Peak discharge at 24490 Amigos Court as a result of Site Development Permit SD20-0033 shall not exceed the existing pre-development peak discharge value of the property.
Detention storage must be incorporated into the project to reduce the predicted peak discharge to the pre-development value for the proposed increase in impervious surface.
Please provide the data and peak discharge hydrologic model(s) utilized, as well as, the calculations of the peak discharge value prior and post development. Determine the design peak runoff rate for a 10-year return period storm and provide detention storage design plans to reduce the predicted peak discharge to the pre-development value. All documentation, calculations, and detention storage design (2 plan copies) shall be submitted for review prior to acceptance of plans for building plan check.
20. Two sets of a final Grading and Drainage plan shall be submitted for review and approval by the Engineering Department two weeks prior to acceptance of plans for building plan check.
Final drainage and grading shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department.
21. Two copies of a Grading & Construction Operation plan shall be submitted by the property owner for review and approval by the City Engineer and Planning Director two weeks prior to acceptance of plans for building plan check. The grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Amigos Court and surrounding roadways; storage of construction materials; placement of sanitary facilities; parking for construction vehicles; and parking for
construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the GreenWaste Recovery, Inc. for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits.
22. Two copies of an Erosion and Sediment Control plan shall be submitted for review and approval by the Engineering Department two weeks prior to acceptance of plans for building plan check. The contractor and the property owner shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control.
23. The property owner shall provide the Town with high-quality color photographs of the existing conditions of the roadways and pathways two weeks prior to acceptance of plans for building plan check.
24. The property owner shall pay a pathway fee of $10,943 prior to acceptance of plans for building plan check.
25. A copy of a sewer connection permit from the City of Los Altos shall be required to be submitted to the Town prior to acceptance of plans for building plan check.
26. The Engineer of Record shall observe the installation of the drainage system, construction of the energy dissipators, and completion of the grading activities and state that items have been installed and constructed per the approved plans. A stamped and signed letter shall be prepared and submitted to the Town prior to final inspection.
27. All areas on the site that have the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection.
28. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways, prior to final inspection and release of occupancy permits
FIRE DEPARTMENT
29. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all portions of the residence. Three sets of plans prepared by a sprinkler contractor shall be submitted to the Santa Clara County Fire Department Fire Prevention Division (16795 Lark Avenue, Suite 200, Los Gatos, CA 95032) for review and approval. The sprinklers shall be inspected and approved by the Fire Department, prior to final inspection and occupancy of the new residence.
30. Provide an access driveway with a paved all weather surface capable of supporting apparatus weight at least 75k pounds, a minimum unobstructed width of 14 feet, vertical clearance of 13 feet 6 inches, minimum circulating radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1.
31. Potable water supplies shall be protected from contamination cause by fire protection water supplies. The applicant and any contractors shall contact the water purveyor supplying the site of such project, and shall comply with the requirements of that purveyor. These requirements shall be incorporated into the design of any water based fire protection systems, and/or fire suppression water supply systems or storage.
32. Gate installations shall conform with Fire Department Standard Details and Specification G1 and, when open, shall not obstruct any portin of the required width of 14’ for emergency access roadways or driveways. Gates across emergency access roadways shall be equipped with approved access devices. For gates which are operated electrically, an approved Knox key switch shall be installed; if they are operated manually, then an approved Knox padlock shall be installed. Gates providing access from a road to a driveway or other roadway shall be a minimum of 30 feet from the center of the road being exited. Knox products are obtained from www.knoxbox.com.
33. All construction shall comply with applicable provisions of the CFC Chapter 33 and Standard Detail and Specifications SI-7.
34. Approved numbers or addresses shall be placed on all new and existing buildings in such a position that it is plainly visible and legible from the street or road fronting the property.
Numbers shall be a minimum of four-inches high with a minimum stroke width of 0.5 inch (12.7 mm) and shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters.
CONDITION NUMBERS 13, 16, 19, 20, 21, 22, 23, 24, AND 25 SHALL BE COMPLETED
AND SIGNED OFF BY THE PLANNING DEPARTMENT AND THE ENGINEERING
DEPARTMENT PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT.
Project approval may be appealed if done so in writing within 23 days of the date of the approval.
The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after the appeal period provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check.
Please refer to the Conditions of Project Approval set forth herein. If you believe that these Conditions impose any fees, dedications, reservation or other exactions under the California Government Code Section 66000, you are hereby notified that these Conditions constitute written notice of a statement of the amount of such fees, and/or a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest such fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions.
Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval.
NOTE: The Site Development permit is valid for one year from the approval date (until August 11, 2021). All required building permits must be obtained within that year and work on items not requiring a building permit shall be commenced within one year and completed within two years
CONDITIONS FOR A SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE, ACCESSORY DWELLING UNIT, AND POOL
LANDS OF TENG – 24490 Amigos Court
FILE #SD20-0033
PLANNING DEPARTMENT
1. No other modifications to the approved plans are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes.
2. The project is subject to the Town’s Construction Time Limit Ordinance (Chapter 10, Title VIII of the Municipal Code). The maximum time for completion of the new residence shall be 36 months from the date of Building Permit issuance. Failure to complete the project in the allotted time may result in substantial penalties and fees.
3. All space heating and water heating systems installed in a new residence and/or detached habitable building shall be all-electric systems. Gas or propane heating systems are not permitted. If gas cooking or clothes drying appliances are installed, then dedicated electrical receptacles and circuits will be required to allow for future electric appliances. Fireplaces and all outdoor gas appliances are excluded from these requirements.
4. All construction shall comply with 2019 California Green Building Standards Code, Part 11, Title 24 mandatory measures. The property owner shall provide a 2019 CalGreen Residential Checklist demonstrating conformance with all applicable mandatory measures at time of building permit submittal.
5. All construction shall comply with Section R337 of the 2019 California Residential Code (Materials and Construction Methods for Exterior Wildfire Exposure).
6. A $5,000 landscape maintenance and water usage deposit shall be paid to the Town prior to final inspection of the new residence. Two years after the project has been completed, staff will review the water usage for the property and conduct a site inspection to ensure installed landscape screening is still present and has been adequately maintained. Inadequate maintenance of installed landscape screening and/or water usage greater than the annual usage indicated on the approved parcel water budget worksheet, may result in complete forfeiture of this deposit.
7. After completion of rough framing or at least six (6) months prior to scheduling a final inspection, the applicant shall submit landscape screening and erosion control plans for review by the Site Development Committee. The application for landscape screening and erosion control shall be accompanied by the applicable fee and deposit. The plans shall be reviewed at a noticed public hearing. Attention shall be given to plantings which will be adequate to break up the view of the new residence from surrounding properties and streets.
All landscaping required for screening purposes and for erosion control (as determined by Attachment 5
the City Engineer) must be installed prior to final inspection of the new residence. The landscape screening plan shall comply with Section 10-2.809 (water efficient landscaping) of the Los Altos Hills Municipal Code.
8. Prior to beginning any grading operation, all significant trees, particularly any heritage oak trees, are to be fenced at the drip line. The fencing shall be of a material and structure (chainlink) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period.
9. The heritage oak tree proposed for removal shall be replaced on a 3:1 basis with 24-inch box coast live oak trees. The replacement oak tree shall be shown on future landscape screening plan. An arborist report shall be required to assess feasibility of oak tree replacement on the site. The report should recommend replacement oak tree locations to avoid crowding the existing trees.
10. Flax Seed trees and other existing landscaping along the northern and eastern boundaries shall be retained during construction until a landscape screening plan is approved unless removal is required for construction activities, access, or trenching.
11. Roof eaves of all structures shall not encroach into the required side and rear yards. The roof eaves shall be shown on the site and civil plans in the construction drawings.
12. Exterior lighting is approved as shown on the plans. Any changes to the approved lighting plan shall be approved by the Planning Department prior to installation. All exterior lighting fixtures shall have non-transparent glass, or shall be down directed or shielded non-movable fixtures. No lighting may be placed within setbacks except two driveway or entry lights.
13. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that “the location of the new residence and roof eaves, are no less than 40’ from the front property line and 30’ from the side and rear property lines.” The elevation of the new residence shall be similarly certified in writing to state that “the elevation of the new residence matches the elevation and location shown on the Site Development plan.” The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection.
14. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that “the height of the new residence complies with the 27’ maximum structure height, measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above (including roof materials).” The overall structure height shall be similarly certified in writing and state that “all points of the building (including chimneys and appurtenances) lie within a thirty-five (35’) foot horizontal band based, measured from
the lowest visible natural or finished grade topographical elevation of the structure along the building line and the highest topographical elevation of the roof of the structure.” The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection.
15. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and roof materials shall have a light reflectivity value of 40 or less, per manufacturer specifications. All color samples shall be submitted to the Planning Department for approval prior to acceptance of plans for building plan check. All applicable structures shall be painted in conformance with the approved color(s) prior to final inspection.
16. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or colored glass, or other material). No lighting may be placed within skylight wells.
17. Fire retardant roofing (Class A) is required for all new construction.
18. All properties shall pay School District fees to either the Los Altos School District or the Palo Alto Unified School District, as applicable, prior to acceptance of plans for building plan check. The applicant shall take a copy of worksheet #2 to school district offices, pay the appropriate fees and provide the Town with a copy of the receipts.
ENGINEERING DEPARTMENT
19. Any, and all, changes to the approved grading and drainage plan shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (October 1st to April 30th) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line.
20. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 6-8 months.
21. Peak discharge at 24490 Amigos Court as a result of Site Development Permit SD20-0033 shall not exceed the existing pre-development peak discharge value of the property.
Detention storage must be incorporated into the project to reduce the predicted peak discharge to the pre-development value for the proposed increase in impervious surface.
Please provide the data and peak discharge hydrologic model(s) utilized, as well as, the calculations of the peak discharge value prior and post development. Determine the design peak runoff rate for a 10-year return period storm and provide detention storage design plans to reduce the predicted peak discharge to the pre-development value. All documentation, calculations, and detention storage design (2 plan copies) shall be submitted for review prior to acceptance of plans for building plan check.
22. Two sets of a final Grading and Drainage plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. Final
drainage and grading shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department.
23. Two copies of a Grading & Construction Operation plan shall be submitted by the property owner for review and approval by the City Engineer and Planning Director prior to acceptance of plans for building plan check. The grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Amigos Court and surrounding roadways; storage of construction materials; placement of sanitary facilities; parking for construction vehicles; and parking for construction personnel.
A debris box (trash dumpster) shall be placed on site for collection of construction debris.
Arrangements must be made with the GreenWaste Recovery, Inc. for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits.
24. Two copies of an Erosion and Sediment Control plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. The contractor and the property owner shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control.
25. The property owner shall provide the Town with high-quality color photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check.
26. The property owner shall pay a pathway fee of $10,943 prior to acceptance of plans for building plan check.
27. A copy of a sewer connection permit from the City of Los Altos shall be required to be submitted to the Town prior to acceptance of plans for building plan check.
28. The Engineer of Record shall observe the installation of the drainage system, construction of the energy dissipators, and completion of the grading activities and state that items have been installed and constructed per the approved plans. A stamped and signed letter shall be prepared and submitted to the Town prior to final inspection.
29. All areas on the site that have the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection.
30. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways, prior to final inspection and release of occupancy permits
FIRE DEPARTMENT
31. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all portions of the residence. Three sets of plans prepared by a sprinkler contractor shall be submitted to the Santa Clara County Fire Department Fire Prevention Division (16795 Lark Avenue, Suite 200, Los Gatos, CA 95032) for review and
approval. The sprinklers shall be inspected and approved by the Fire Department, prior to final inspection and occupancy of the new residence.
32. Provide an access driveway with a paved all weather surface capable of supporting apparatus weight at least 75k pounds, a minimum unobstructed width of 14 feet, vertical clearance of 13 feet 6 inches, minimum circulating radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1.
33. Potable water supplies shall be protected from contamination cause by fire protection water supplies. The applicant and any contractors shall contact the water purveyor supplying the site of such project, and shall comply with the requirements of that purveyor. These requirements shall be incorporated into the design of any water based fire protection systems, and/or fire suppression water supply systems or storage.
34. Gate installations shall conform with Fire Department Standard Details and Specification G1 and, when open, shall not obstruct any portin of the required width of 14’ for emergency access roadways or driveways. Gates across emergency access roadways shall be equipped with approved access devices. For gates which are operated electrically, an approved Knox key switch shall be installed; if they are operated manually, then an approved Knox padlock shall be installed. Gates providing access from a road to a driveway or other roadway shall be a minimum of 30 feet from the center of the road being exited. Knox products are obtained from www.knoxbox.com.
35. All construction shall comply with applicable provisions of the CFC Chapter 33 and Standard Detail and Specifications SI-7.
36. Approved numbers or addresses shall be placed on all new and existing buildings in such a position that it is plainly visible and legible from the street or road fronting the property.
Numbers shall be a minimum of four-inches high with a minimum stroke width of 0.5 inch (12.7 mm) and shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters.
CONDITION NUMBERS 4, 15, 18, 21, 22, 23, 24, 25, 26, AND 27 SHALL BE COMPLETED
AND SIGNED OFF BY THE PLANNING DEPARTMENT AND THE ENGINEERING
DEPARTMENT PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT.
Project approval may be appealed if done so in writing within 23 days of the date of the approval.
The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after the appeal period provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check.
Please refer to the Conditions of Project Approval set forth herein. If you believe that these Conditions impose any fees, dedications, reservation or other exactions under the California Government Code Section 66000, you are hereby notified that these Conditions constitute written
notice of a statement of the amount of such fees, and/or a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest such fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions.
Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval.
NOTE: The Site Development permit is valid for one year from the approval date (until August 11, 2021). All required building permits must be obtained within that year and work on items not requiring a building permit shall be commenced within one year and completed within two years
IMAGE COURTESY OF GOOGLE EARTH
N
S I T E L O C A T I O N M A P
AMIGOS COURT
SUMMERHILL AVENUE
CASA MIA WAY
QUINNHILL ROAD
MIRALOMA WAY
PROJECT LOCATION
AA-1
COVERSHEET
N E W S I N G L E - F A M I L Y R E S I D E N C E
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
O W N E R
LULU TENG & FELIX LO
24490 AMIGOS COURT
LOS ALTOS HILLS, CA 94024
P R O J E C T I N F O R M A T I O N
SITE DATA:
ADDRESS: 24490 AMIGOS COURT
APN: 334-16-055
OCCUPANCY GROUP: R-A
TYPE CONSTRUCTION: VB
PARKING: 4 SPACES MINIMUM
FIRE SPRINKLERS: YES
LOT AREA: 58,544.00 GROSS SQ. FT.
(+/-1.344 ACRES)
REQUIRED SETBACKS: FRONT 40'-00"
REAR 30'-00"
SIDES 30'-00"
MAXIMUM HEIGHT: MAIN 27'-00"
MAXIMUM FLOOR AREA: 5,558.00 SQ. FT.
MAXIMUM DEVELOPMENT AREA: 12,738.00 SQ. FT.
F I R E N O T E S
S H E E T I N D E X
SHEET DESCRIPTION
AA-1 COVER SHEET
AA-2 F.A.R. CALCULATIONS
AA-3 DEVELOPMENT AREA PLAN & M.D.A. CALCULATIONS
AA-4 CALGREEN GREENPOINTS CHECKLIST
AA-5.0 CONCEPTUAL RENDERING
AA-5.1 CONCEPTUAL RENDERING
AR-1 ARBORIST REPORT
SU-1 SURVEY
SU-2 SURVEY
C-1 CIVIL PLAN COVER SHEET
C-2 GRADING & DRAINAGE PLAN
C-3 CROSS SECTIONS AND MISC. DETAILS
C-4 DRAINAGE DETIALS
C-5 PROPOSED MDA
C-6 EXISTING MDA
A-1 SITE PLAN
A-2 FIRST FLOOR PLAN
A-3 ROOF PLAN
A-4 EXTERIOR ELEVATIONS
A-5 SECTIONS
AS-1 ACCESSORY DWELLING UNIT (POOL HOUSE) PLANS,
EXTERIOR ELEVATIONS & SECTIONS
S U P P L E M E N T A L D O C U M E N T S
GREENPOINT RATED CHECKLIST
ARBORIST REPORT
GEOTECHNICAL REPORT
C O N S U L T A N T S
SURVEYOR:
GIULIANI @& KULL - SAN JOSE, INC.
4880 STEVENS CREEK BLVD. SUITE 100
SAN JOSE, CA 95129
408.615.4000
ARBORIST:
KEVIN KEILTY ARBORIST SERVICES
P.O. BOX 6187
SAN MATEO, CA 94403
650.515.9783
GEOTECHNICAL ENGINEER:
ROMIG ENGINEERS, INC.
1390 EL CAMINO REAL, 2ND FLOOR
SAN CARLOS, CA 94070
650.591.5224
S C O P E O F W O R K
NEW 1-STORY SINGLE FAMILY DWELLING
WITH ATTACHED 3-CAR GARAGE
AND NEW ACCESSORY STRUCTURE (POOL HOUSE)
S I T E D E V E L O P M E N T R E V I E W
C O N C E P T U A L R E N D E R I N G
CIVIL ENGINEER
NNR ENGINEERING
535 WEYBRIDGE DRIVE
SAN JOSE, CA 95123
408.348.7813
1 06.10.20 A.K.
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 WILDLAND-URBAN INTERFACE: THIS PROJECT IS LOCATED WITHIN THE DESIGNATED WILDLAND-URBAN INTERFACE FIRE AREA. THE BUILDING CONSTRUCTION SHALL COMPLY WITH THE PROVISIONS OF CALIFORNIA BUILDING CODE (CBC) CHAPTER 7A. NOTE THAT VEGETATION CLEARANCE SHALL BE IN COMPLIANCE WITH CBC SECTION 701.A.3.2.4 PRIOR TO PROJECT FINAL APPROVAL.
FIRE SPRINKLERS REQUIRED: AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN ONEAND TWO-FAMILY DWELLINGS AS FOLLOWS: 1) IN ALL NEW ONE- AND TWO-FAMILY DWELLINGS. 2) IN EXISTING ONEAND TWO-FAMILY DWELLINGS WHERE DURING THE PROCESS OF A REMODEL AND/OR ADDITION, THE EXISTING ROOF STRUCTURE (JOISTS, RAFTERS, ETC.) IS REMOVED OVER AN AREA THAT EXCEEDS 75% OF THE EXISTING DWELLING FLOOR AREA. FOR ANY DISAGREEMENT ON THE AMOUNT OF ROOF STRUCTURE BEING REMOVED, A STATE OF
CALIFORNIA LICENSED ARCHITECT OR STRUCTURAL ENGINEER SHALL BE UTILIZED TO CALCULATE THE PERCENTAGE OF THE ROOF TO BE REPLACED. 3) IN EXISTING ONE- AND TWO- FAMILY DWELLINGS WHEN ADDITIONS ARE MADE THAT INCREASE THE BUILDING AREA BY 50% OR MORE. 4) IN ALL ATTACHED ACCESSORY DWELLING UNITS, ADDITIONS OR ALTERATIONS TO AN EXISTING ONE- AND TWO-FAMILY DWELLING THAT HAVE AN EXISTING FIRE SPRINKLER SYSTEM. 5) IN ALL NEW BASEMENTS AND IN EXISTING BASEMENTS THAT ARE EXPANDED BY MORE THAN 50 PERCENT.
EXCEPTIONS: DETACHED ACCESSORY DWELLING UNITS (ADUS), PROVIDED THAT ALL OF THE FOLLOWING ARE MET: A)
THE UNIT MEETS THE DEFINITION OF AN ACCESSORY DWELLING UNIT AS DEFINED IN THE GOVERNMENT CODE SECTION 65852.2. B) THE EXISTING PRIMARY RESIDENCE DOES NOT HAVE AUTOMATIC FIRE SPRINKLERS. C) THE DETACHED ADU DOES NOT EXCEED 1,200 SQUARE FEET IN SIZE. D) THE UNIT IS ON THE SAME LOT AS THE PRIMARY RESIDENCE. E) THE UNIT MEETS ALL ACCESS AND WATER SUPPLY REQUIREMENTS OF CHAPTER 5 AND APPENDIX B AND C OF THE 2019 CALIFORNIA FIRE CODE.
NOTE: SPRINKLERS ARE REQUIRED FOR BOTH THE PRIMARY RESIDENCE AND ADU/POOL HOUSE.
NOTE: THE OWNER(S), OCCUPANT(S) AND ANY CONTRACTOR(S) OR SUBCONTRACTOR(S) ARE RESPONSIBLE FOR
CONSULTING WITH THE WATER PURVEYOR OF RECORD IN ORDER TO DETERMINE IF ANY MODIFICATION OR UPGRADE OF THE EXISTING WATER SERVICE IS REQUIRED. FOR BUILDINGS IN EXCESS OF 6,200 SQ. FT., THE (4) FOUR MOST HYDRAULICALLY DEMANDING HEADS IN A ROOM OR COMPARTMENT SHALL BE CALCULATED.
NOTE: COVERED PORCHES, PATIOS, BALCONIES, AND ATTIC SPACES MAY REQUIRE FIRE SPRINKLER COVERAGE.
FIRE APPARATUS (ENGINE)ACCESS DRIVEWAY REQUIRED: PROVIDE AN ACCESS DRIVEWAY WITH A PAVED ALL WEATHER SURFACE CAPABLE OF SUPPORTING APPARATUS WEIGHING AT LEAST 75K POUNDS, A MINIMUM UNOBSTRUCTED WIDTH OF 14 FEET, VERTICAL CLEARANCE OF 13 FEET 6 INCHES, MINIMUM CIRCULATING TURNING RADIUS OF 36 FEET OUTSIDE AND 23 FEET INSIDE, AND A MAXIMUM SLOPE OF 15%. INSTALLATIONS SHALL CONFORM TO FIRE DEPARTMENT STANDARD DETAILS AND SPECIFICATIONS SHEET D-1 FIRE DEPARTMENT CONNECTION: FOR BUILDINGS IN EXCESS OF 6,200 SQ. FT., A FIRE DEPTPARTMENT CONNECTION (FDC) SHALL BE PROVIDED. THE FDC SHALL CONSIST OF AT LEAST ONE 2.5" HOSE CONNECTION THAT IS CONNECTED TO THE SPRINKLER RISER WITH A PIPE NOT LESS THAN THE DIA. OF THE SPRINKLER RISER. A STATE OF CALIFORNIA LICENSED (C-16) FIRE PROTECTION CONTRACTOR SHALL SUBMIT PLANS, CALCULATIONS, A COMPLETED PERMIT
APPLICATION AND APPROPRIATE FEES TO THIS DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO BEGINNING THEIR WORK. CRC SEC. 903.2 AS ADOPTED AND AMENDED BY LAHTC.
EMERGENCY GATE/ACCESS GATE REQUIREMENTS: GATE INSTALLATIONS SHALL CONFORM WITH FIRE DEPARTMENT STANDARD DETAILS AND SPECIFICATION G-1 AND, WHEN OPEN SHALL NOT OBSTRUCT ANY PORTION OF THE REQUIRED WIDTH OF 14' FOR EMERGENCY ACCESS ROADWAYS OR DRIVEWAYS. GATES ACROSS EMERGENCY ACCESS ROADWAYS SHALL BE EQUIPPED WITH APPROVED ACCESS DEVICES. FOR GATES WHICH ARE OPERATED ELECTRICALLY, AN APPROVED KNOX KEY SWITCH SHALL BE INSTALLED; IF THEY ARE OPERATED MANUALLY, THEN AN APPROVED KNOX PADLOCK SHALL BE INSTALLED. GATES PROVIDING ACCESS FROM A ROAD TO A DRIVEWAY OR OTHER ROADWAY SHALL BE A MINIMUM OF 30 FEET FROM THE CENTER OF THE ROAD BEING EXITED. KNOX PRODUCTS ARE OBTAINED FROM WWW.KNOXBOX.COM. CFC SEC. 503.6 & 506. NOTE: KNOX PRODUCT SHOUT BE PROVIDED AND INSTALLED.
WATER SUPPLY REQUIREMENTS: POTABLE WATER SUPPLIES SHALL BE PROTECTED FROM CONTAMINATION CAUSED BY FIRE PROTECTION WATER SUPPLIES. IT IS THE RESPONSIBILITY OF THE APPLICANT AND ANY CONTRACTORS AND
SUBCONTRACTORS TO CONTACT THE WATER PRUVEYOR SUPPLYING THE SITE OF SUCH PROJECT, AND TO COMPLY WITH THE REQUIREMENTS OF THAT PURVEYOR. SUCH REQUIREMENTS SHALL BE INCORPORATED INTO THE DESIGN OF
ANY WATER-BASED FIRE PROTECTION SYSTEMS AND/OR FIRE SUPPRESSION WATER SUPPLY SYSTEMS OR STORAGE
CONTAINERS THAT MAY BE PHYSICALLY CONNECTED IN ANYMANNER TO AN APPLIANCE CAPABLE OF CAUSING CONTAMINATION OF POTABLE WATER SUPPLY OF THE PURVEYOR OF RECORD. FINAL APPROVAL OF THE SYSTEM(S)
UNDER CONSIDERATION WILL NOT BE GRANTED BY THIS OFFICE UNTIL COMPLIANCE WITH THE REQUIREMENTS OF
THE WATER PURVEYOR OF RECORD ARE DOCUMENTED BY THAT PURVEYOR AS HAVING BEEN MET BY THE APPLICANT(S). 2010 CFC SEC. 903.3.5 AND HEALTH AND SAFETY CODE 13114.7.
CONSTRUCTION SITE FIRE SAFTEY: ALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABE PROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDARD DETAIL AND SPECIFICATION SI-7. PROVIDE APPROPRIATE NOTATIONS ON SUBSEQUENT PLAN SUBMITTALS, AS APPROPRIATE TO THE PROJECT. CFC CHP.33.
ADDRESS IDENTIFICATION: NEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS, BUILDING
NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSTION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY.
1 REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS:
S D G a r c h i t e c t u r e . c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0 . 3 6 6 . 9 2 7 7
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
STATE OF
I NR
FO
ALI C
A
C-26575
REN. 7-31-2021
LICENSED
CE
IT
CH AR
T
STEVE S
ON
PS IM
ISSUED FOR
SITE DEVELOPMENT
REVIEW
FIREPLACE
TRASH DW
X X
X X
X X
X X
X
X
X
X
X XX X
X X X X X X X X X
X X X X X X X X X X
X X X X X X
X
X X X X X X X
X
X
X
X
X
X
X
X
XX
X X X X X X
X X X X X X X X
X X X X X X X
X X X X X X X X X
X X X X X X X X X
X X
X X
X X
X X
X
X
X
X
X XX X
X X X X X X X X X
X X X X X X X X X X
X X X X X X
X
X X X X X X X
X
X
X
X
X
X
X
X
XX
X X X X X X
X
X X X X X X X
X X X X X X X
X X X X X X X X X
X X X X X X X X X
DRYER WASHER
60" REF.
GAS
FIREPLACE
(Queen Size Bed)
(Cal King)
76" x 84"
(Queen Size Bed)
3-CAR GARAGE
32'0" x 20'0"
PANTRY
6'2" x 7'10"
DINING
14'0" x 18'0"
KITCHEN
17'8" x 17'10"
BREAKFAST
9'0" x 6'0"
FAMILY ROOM
17'9" x 15'8" KID'S PLAYROOM
9'4" x 11'0"
ENTRY
13'4" x 9'0"
HALL
LIVING
15'6" x 14'6"
BATH 1
5'0" x 9'0"
BEDROOM 1
12'0" x 15'0"
BUILT-IN
LOW CAB.
LOW CAB.
CLOSET
CLOSET
BUILT-IN BUILT-IN
BUILT-IN
BEDROOM 3
12'0" x 15'0"
OFFICE
12'0" x 11'0"
MASTER BEDROOM
18'0" x 16'0" BATH 3
5'0" x 9'0"
HIS
6'8" x 9'0"
HERS
6'8" x 9'0"
MASTER BATH
18'0" x 10'0"
WINE
(Queen Size Bed) BEDROOM 2
12'0" x 15'0"
CLOSET
BATH 2
5'0" x 9'0"
LOW CAB.
COATS
BUILT-INBUILT-IN
(13'-0" CEILING HT.)
(13'-0" CEILING HT.)
(13'-0" CEILING HT.)
(9'-0" CEILING HT.)
(9'-0" CEILING HT.)
(11'-0" CEILING HT.) (11'-0" CEILING HT.)
COVERED VERANDA
LAUNDRY / MUDROOM
8'6" x 14'6"
POWDER
3'6" x 9'0"
STORAGE
POWDER
5'0" x 6'6"
LNBENCH
SL
SL SL SL COATSSL SL
GM ELEC. PANEL
SL
LINEN
OZONE
CONCENTRATOR
OZONE
GENERATOR
W/F
PUMP
FILTER
PUMP
JET PUMP(UNDER)
FILTER
MIXING TANK
HEATER
SWEEP PUMP
A/C
24" MW 24" REF/FRZ.
(Queen Size Bed)
BENCH
STO.
STO.
STACKED
W/D
STO.
CLOSET
F L O O R A R E A C A L C U L A T I O N S
FIRST FLOOR
(INCLUDED TOWARDS F.A.C. & M.D.A.)
AREA DIMENSIONS TOTAL
A 14'-00" X 21'-00" 294.00 SQ. FT.
B 09'-10" X 12'-00" 118.00 SQ. FT.
C 19'-00" X 60'-11" 1,157.52 SQ. FT.
D 06'-00" X 10'-00" 60.00 SQ. FT.
E 09'-01" X 19'-00" 171.00 SQ. FT.
F 20'-06" X 20'-10" 427.08 SQ. FT.
G 06'-00" X 14'-06" 87.00 SQ. FT.
H 60'-00" X 16'-00" 960.00 SQ. FT.
I 38'-00" X 19'-00" 722.05 SQ. FT.
J 03'-00" X 10'-00" 30.00 SQ. FT.
K 16'-00" X 18'-00" 288.00 SQ. FT.
_______________________________________________________________________________ TOTAL 4,314.65 SQ. FT.
COVERED PATIO AREA - ENCLOSED ON (3) SIDES
1 08'-04" X 06'-00" 50.00 SQ. FT.
2 02'-03" X 09'-01" 18.17 SQ. FT.
_______________________________________________________________________________ TOTAL 68.17 SQ. FT.
ATTACHED 3-CAR GARAGE
(INCLUDED TOWARDS F.A.C. & M.D.A.)
AREA DIMENSIONS TOTAL
G-1 21'-00" X 33'-00" 693.00 SQ. FT.
_______________________________________________________________________________ TOTAL 693.00 SQ. FT.
FIRST FLOOR COVERED PORCHES
(INCLUDED TOWARDS M.D.A.)
AREA DIMENSIONS TOTAL
C-A 18'-04" X -23'-07" 432.46 SQ. FT.
_______________________________________________________________________________ TOTAL 432.46 SQ. FT.
0 20 30 40 FT
SCALE: 1/8" = 1'-0"
0 20 30 40 FT
F I R S T F L O O R P L A N
AA-2
FLOOR AREA
CALCULATIONS
G-1 A
B
C
D
E F
G
H
J I
K
C-A
2 1
F L O O R A R E A S U M M A R Y
FIRST FLOOR 4,314.65 SQ. FT.
FIRST FLOOR - (AREA ENCLOSED ON 3 SIDES) 68.17 SQ. FT.
ATTACHED GARAGE 693.00 SQ. FT.
_______________________________________________________________________________ TOTAL MAIN HOUSE FLOOR AREA 5,075.82 SQ. FT.
5,558.00 SQ. FT > 5,075.82 SQ. FT. - OK
TOTAL ACCESSORY DWELLING UNIT 663.31 SQ. FT.
_______________________________________________________________________________ TOTAL ACTUAL FLOOR AREA 5,739.13 SQ. FT.
MAIN HOUSE COVERED PORCHES 432.46 SQ. FT.
_______________________________________________________________________________ TOTAL COVERED PORCHES 432.46 SQ. FT.*
*SEE MDA PLAN & CALCULATIONS, AA-3.
ACCESSORY DWELLING UNIT
(LESS THAN 800 SQ. FT. NOT INCLUDED TOWARDS F.A.C. & M.D.A.)
AREA DIMENSIONS TOTAL
A-A 19'-04" X 15'-00" 290.00 SQ. FT.
A-B 15'-00" X 24'-10" 373.10 SQ. FT.
_______________________________________________________________________________ TOTAL 663.31 SQ. FT.
F I R S T F L O O R P L A N ( A D U )
A-A
A-B
1 06.10.20 A.K.
1 1
1 REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS:
S D G a r c h i t e c t u r e . c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0 . 3 6 6 . 9 2 7 7
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
STATE OF
I NR
FO
ALI C
A
C-26575
REN. 7-31-2021
LICENSED
CE
IT
CH AR
T
STEVE S
ON
PS IM
ISSUED FOR
SITE DEVELOPMENT
REVIEW
10'-0" SANITARY SEWER EASEMENT
26'-0" UTILITY INGRESS/EGRESS EASEMENT
OZONE
CONCENTRATOR
OZONE
GENERATOR
W/F
PUMP
FILTER
PUMP
JET
(UNDER)
PUMP
FILTER
MIXING TANK
HEATER
SWEEP PUMP
A/C
PARKING SPACE
3-CAR GARAGE
ADU -PARKING SPACE
ADU
A/C A/C
257.83
FIRST 100' OF DRIVEWAY
COUNT TOWARDS MDA
ELEC. PANEL GM
14'-0"
ADU -PARKING SPACE
AMIGOS COURT
SCALE: 1/16" = 1'-0"
0 10 20 30 40 60 80 FT
N
S
E W
1 06.10.20 A.K.
1 1
1 1
1 1
1 AA-3
DEVELOPMENT
AREA PLAN &
WORKSHEET # 2
CALCULATIONS
D E V E L O P M E N T A R E A P L A N
PROPOSED DEVELOPMENT AREA:
(AS LISTED ON WORKSHEET #2)
A. HOUSE & GARAGE (FROM PART 2.A)*
-FIRST FLOOR (INCLUDING AREAS ENCLOSED ON 3 SIDES) 4,382.82 SQ. FT. -ATTACHED 3-CAR GARAGE 693.00 SQ. FT.
________________
TOTAL 5,075.82 SQ. FT.
*SEE AA-2 FOR FLOOR AREA (MFA) CALCULATIONS
B. ACCESSORY BUILDING (FROM PART 2.B)*
-POOL HOUSE (SECOND DWELLING UNIT) 663.31 SQ. FT.
(ADU LESS THAN 800 SQ.FT. NOT INCLUDED TOWARDS MDA)
________________
TOTAL 663.31 SQ. FT.
*SEE AA-2 FOR FLOOR AREA (MFA) CALCULATIONS
C. DRIVEWAY AND PARKING
-ENTRY DRIVEWAY (PERMEABLE PAVERS) 1,216.06 SQ. FT.
PERMEABLE PAVERS CREDIT (10% OF PRIMARY) -121.60 SQ. FT.) -DRIVEWAY / RAMP (PERMEABLE PAVERS) 826.96 SQ. FT.
PERMEABLE PAVERS CREDIT (10% OF PRIMARY) (-82.69 SQ. FT.) -GARAGE DRIVEWAY (PERMEABLE PAVERS) 1,326.56 SQ. FT.
PERMEABLE PAVERS CREDIT (10% OF PRIMARY) (-132.66 SQ. FT.) _______________
TOTAL 3,369.58 SQ. FT.
TOTAL (- PAVER CREDITS) 3,032.63 SQ. FT.
D. PATIOS & WALKWAYS
-ENTRY WALKWAY 145.69 SQ. FT.
-ENTRY PORCH & STEPS 136.44 SQ. FT.
-SIDE PORCH 40.51 SQ. FT.
-COVERED VERANDA 433.44 SQ. FT.
-REAR PATIO 1,460.94 SQ. FT.
-ADUWALKWAY 1 131.11 SQ. FT.
-ADU WALKWAY 2 33.78 SQ. FT.
-ADU PATIO 252.78 SQ. FT.
________________
TOTAL 2,634.69 SQ. FT.
E. RECREATION COURT N/A
F. POOL & POOL DECKING
-SWIMMING POOL 600.00 SQ. FT.
-SWIMMING POOL DECKING 322.78 SQ. FT.
________________
TOTAL 922.78 SQ. FT.
G. DECKS N/A
H. SOLAR PANELS (GROUND MOUNTED) N/A
I. ANY OTHER COVERAGE
-FRONT FENCE 18.58 SQ. FT.
-
-A/C UNITS (MAIN HOUSE) 45.00 SQ. FT.
-
-
-POOL EQUIPMENT 55.11 SQ. FT.
-A/C UNITS (ADU) 13.54 SQ. FT.
________________
TOTAL 132.23 SQ. FT.
MAXIMUM DEVELOPMENT AREA (MDA) 12,738.00 SQ. FT.
(FROM WORKSHEET #1)
TOTAL PROPOSED DEVELOPMENT AREA: 12,135.10 SQ. FT.
PERMEABLE PAVER CREDIT -336.95 SQ. FT.
________________
TOTAL PROPOSED DEVELOPMENT AREA: 11,798.15 SQ. FT.
REMAINING ALLOWED DEVELOPMENT AREA (+939.85 SQ. FT.)
(B) ADU
663.31 SQ. FT.
(ADU LESS THAN 800 SQ.FT.
NOT INCLUDED
TOWARDS MDA)
(I) POOL EQUIPMENT
55.11 SQ. FT.
(I) A/C UNITS ADU
13.54 SQ. FT.
(D) ADU PATIO
252.78 SQ. FT.
(D) ADU WALKWAY 2
33.78 SQ. FT.
(D) ADU WALKWAY 1
131.11 SQ. FT.
(F) SWIMMING POOL
600.00 SQ. FT.
(D) REAR PATIO
1,460.94 SQ. FT.
(D) COVERED VERANDA
433.44 SQ. FT.
(A) MAIN HOUSE
4,382.82 SQ. FT.
(I) A/C UNITS MAIN
HOUSE
45.00 SQ. FT.
(A) ATTACHED 3-CAR
GARAGE
693.00 SQ. FT.
(C) GARAGE DRIVEWAY
(PERMEABLE PAVERS)
1,326.56 SQ. FT.
(C) ENTRY DRIVEWAY
(PERMEABLE PAVERS)
AREA OF DRIVEWAY
DOES NOT COUNT
TOWARDS MDA
333.06 SQ. FT.
(C) ENTRY DRIVEWAY
(PERMEABLE PAVERS)
AREA OF DRIVEWAY
OVER 14' WIDE &
COUNT TOWARDS MDA
1,216.15 SQ. FT.
(D) ENTRY PORCH &
STEPS
136.44 SQ. FT.
(D) ENTRY WALKWAY
145.69 SQ. FT.
(C) DRIVEWAY /RAMP
(PERMEABLE PAVERS)
826.96 SQ. FT.
(I) FRONT FENCE
18.58 SQ. FT.
(F) POOL DECKING
322.78 SQ. FT.
(D) SIDE PORCH
40.51 SQ. FT.
X
1 1
REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS:
S D G a r c h i t e c t u r e . c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0 . 3 6 6 . 9 2 7 7
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
STATE OF
I NR
FO
ALI C
A
C-26575
REN. 7-31-2021
LICENSED
CE
IT
CH AR
T
STEVE S
ON
PS IM
ISSUED FOR
SITE DEVELOPMENT
REVIEW
AA-4
CALGREEN
GREENPOINTS
CHECKLIST
REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS:
S D G a r c h i t e c t u r e . c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0 . 3 6 6 . 9 2 7 7
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
STATE OF
I NR
FO
ALI C
A
C-26575
REN. 7-31-2021
LICENSED
CE
IT
CH AR
T
STEVE S
ON
PS IM
ISSUED FOR
SITE DEVELOPMENT
REVIEW
C O N C E P T U A L R E N D E R I N G
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
V I E W F R O M F R O N T
AA-5.0
CONCEPTUAL
RENDERING
CLAD WINDOWS
"STEEL GREY" BY KILBE WINDOWS
HORIZONTAL SIDING
SEMI-SOLID STAIN "IRON ORE"
BY BENJAMIN MOORE
STUCCO
"VERSATILE GRAY" BY SHERWIN WILLIAMS
STANDING SEAM METAL ROOF
"WEATHERED COPPER"
BY CUSTOM-BILT METALS
STONE VENEER
"COTTONWOOD SPLITFACE"
BY PENINSULA BUILDING MATERIALS
1 06.10.20 A.K.
1 REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS:
S D G a r c h i t e c t u r e . c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0 . 3 6 6 . 9 2 7 7
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
STATE OF
I NR
FO
ALI C
A
C-26575
REN. 7-31-2021
LICENSED
CE
IT
CH AR
T
STEVE S
ON
PS IM
ISSUED FOR
SITE DEVELOPMENT
REVIEW
C O N C E P T U A L R E N D E R I N G
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
V I E W F R O M R E A R
AA-5.1
CONCEPTUAL
RENDERING
CLAD WINDOWS
"STEEL GREY" BY KILBE WINDOWS
HORIZONTAL SIDING
SEMI-SOLID STAIN "IRON ORE"
BY BENJAMIN MOORE
STUCCO
"VERSATILE GRAY" BY SHERWIN WILLIAMS
STANDING SEAM METAL ROOF
"WEATHERED COPPER"
BY CUSTOM-BILT METALS
STONE VENEER
"COTTONWOOD SPLITFACE"
BY PENINSULA BUILDING MATERIALS
1 06.10.20 A.K.
1 REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS:
S D G a r c h i t e c t u r e . c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0 . 3 6 6 . 9 2 7 7
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
STATE OF
I NR
FO
ALI C
A
C-26575
REN. 7-31-2021
LICENSED
CE
IT
CH AR
T
STEVE S
ON
PS IM
ISSUED FOR
SITE DEVELOPMENT
REVIEW
AR-1
ARBORIST REPORT
1 06.10.20 A.K.
1 REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS:
S D G a r c h i t e c t u r e . c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0 . 3 6 6 . 9 2 7 7
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
STATE OF
I NR
FO
ALI C
A
C-26575
REN. 7-31-2021
LICENSED
CE
IT
CH AR
T
STEVE S
ON
PS IM
ISSUED FOR
SITE DEVELOPMENT
REVIEW
(408) 615-4000
4880 Stevens Creek Blvd. Suite 100
San Jose, California 95129
LOS ALTOS HILLS, CALIFORNIA
24490 AMIGOS COURT
1 TOPOGRAPHIC
SURVEY
(408) 615-4000
4880 Stevens Creek Blvd. Suite 100
San Jose, California 95129
LOS ALTOS HILLS, CALIFORNIA
24490 AMIGOS COURT
2 TOPOGRAPHIC
SURVEY
REVISIONS BY
N.T.S.
6-11-2020
NR
SCALE:DATE:DRAWN BY:SHEET NO:JOB NO:
OF 6 SHEETS
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%;
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GM ELEC. PANEL
N 45°39'07" W
N 50°52'57" E
REVISIONS DATE
1" =16'
6-11-2020
NR
SCALE:DATE:DRAWN BY:SHEET NO:JOB NO:
OF 6 SHEETS
':6'4+14)4#&+0)&'6#+.Ä4'#4#4'#
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6;2+%#.&'6#+.
REVISIONS DATE
AS SHOWN
6-11-2020
NR
SCALE:DATE:DRAWN BY:SHEET NO:JOB NO:
OF 6 SHEETS
2'4/'#$.'2#8'45
6;2+%#.&'6#+.
411(&1905217652.#5*$.1%- '#46*59#.'&'6#+.
%10%4'6'9#.-9#;Ä6;2+%#.5'%6+10
REVISIONS DATE
AS SHOWN
6-11-2020
NR
SCALE:DATE:DRAWN BY:SHEET NO:JOB NO:
OF 6 SHEETS
%#6%*$#5+0&'6#+. #4'#&4#+0&'6#+. $7$$.'4&'6#+. 5614/&4#+0%.'#0176&'6#+. 5'%6+10#Ä#
2.#08+'9
&'6'06+10&+55+2#6145647%674'
&'$4+5$#5+0&'6#+.
10'-0" SANITARY SEWER EASEMENT
26'-0" UTILITY INGRESS/EGRESS EASEMENT OZONE CONCENTRATOR OZONE GENERATOR PUMP W/F FILTER PUMP JET PUMP (UNDER) FILTER MIXING TANK HEATER SWEEP PUMP A/C
PARKING SPACE
3-CAR GARAGE
ADU -PARKING SPACE
ADU
A/C
A/C
257.83
FIRST 100' OF DRIVEWAY COUNT TOWARDS MDA ELEC. PANEL GM 7'
ADU -PARKING SPACE
AMIGOS COURT
D E V E L O P M E N T A R E A P L A N
(B) ADU
663.31 SQ. FT.
(ADU LESS THAN 800 SQ.FT.
NOT INCLUDED
TOWARDS MDA)
(I) POOL EQUIPMENT
55.11 SQ. FT.
(I) ADU RETAINING
WALLS
41.99 SQ. FT.
(I) A/C UNITS ADU
13.54 SQ. FT.
(D) ADU PATIO
252.78 SQ. FT.
(D) ADU WALKWAY 2
33.78 SQ. FT.
(D) ADU WALKWAY 1
131.11 SQ. FT.
(F) SWIMMING POOL
600.00 SQ. FT.
(I) POOL RETAINING
WALL
45.23 SQ. FT.
(D) REAR PATIO
1,460.94 SQ. FT.
(D) COVERED VERANDA
433.44 SQ. FT.
(A) MAIN HOUSE
4,382.82 SQ. FT.
(I) A/C UNITS MAIN
HOUSE
45.00 SQ. FT.
(A) ATTACHED 3-CAR
GARAGE
693.00 SQ. FT.
(C) GARAGE DRIVEWAY
(PERMEABLE PAVERS)
1,326.56 SQ. FT.
(C) ENTRY
DRIVEWAY
(PERMEABLE PAVERS)
AREA OF DRIVEWAY
DOES NOT COUNT
TOWARDS MDA
333.06 SQ. FT.
(C) ENTRY
DRIVEWAY
(PERMEABLE PAVERS)
AREA OF DRIVEWAY
OVER 14' WIDE &
COUNT TOWARDS MDA
1,216.15 SQ. FT.
(I) RETAINING WALLS
MAIN HOUSE/DRIVEWAY
218.67 SQ. FT.
(D) ENTRY PORCH &
STEPS
136.44 SQ. FT.
(D) ENTRY WALKWAY
145.69 SQ. FT.
(C) DRIVEWAY /RAMP(PERMEABLE PAVERS)
826.96 SQ. FT.
(I) FRONT FENCE
18.58 SQ. FT.
(F) POOL DECKING
322.78 SQ. FT.
(D) SIDE PORCH
40.51 SQ. FT.
PROPOSED DEVELOPMENT AREA:
(AS LISTED ON WORKSHEET #2)
A. HOUSE & GARAGE (FROM PART 2.A)*
-FIRST FLOOR (INCLUDING AREAS ENCLOSED ON 3 SIDES) 4,382.82 SQ. FT.-ATTACHED 3-CAR GARAGE 693.00 SQ. FT. ________________
TOTAL 5,075.82 SQ. FT.
*SEE AA-2 FOR FLOOR AREA (MFA) CALCULATIONS
B. ACCESSORY BUILDING (FROM PART 2.B)*
-POOL HOUSE (SECOND DWELLING UNIT) 663.31 SQ. FT.
(ADU LESS THAN 800 SQ.FT. NOT INCLUDED TOWARDS MDA)
________________
TOTAL 663.31 SQ. FT.
*SEE AA-2 FOR FLOOR AREA (MFA) CALCULATIONS
C. DRIVEWAY AND PARKING
-ENTRY DRIVEWAY (PERMEABLE PAVERS) 1,216.06 SQ. FT.
PERMEABLE PAVERS CREDIT (10% OF PRIMARY) -121.60 SQ. FT.) -DRIVEWAY / RAMP (PERMEABLE PAVERS) 826.96 SQ. FT.
PERMEABLE PAVERS CREDIT (10% OF PRIMARY) (-82.69 SQ. FT.) -GARAGE DRIVEWAY (PERMEABLE PAVERS) 1,326.56 SQ. FT.
PERMEABLE PAVERS CREDIT (10% OF PRIMARY) (-132.66 SQ. FT.) _______________
TOTAL 3,369.58 SQ. FT.
TOTAL (- PAVER CREDITS) 3,032.63 SQ. FT.
D. PATIOS & WALKWAYS
-ENTRY WALKWAY 145.69 SQ. FT.-ENTRY PORCH & STEPS 136.44 SQ. FT.-SIDE PORCH 40.51 SQ. FT.-COVERED VERANDA 433.44 SQ. FT.-REAR PATIO 1,460.94 SQ. FT.-ADUWALKWAY 1 131.11 SQ. FT.-ADU WALKWAY 2 33.78 SQ. FT.-ADU PATIO 252.78 SQ. FT. ________________
TOTAL 2,634.69 SQ. FT.
E. RECREATION COURT N/AF. POOL & POOL DECKING
-SWIMMING POOL 600.00 SQ. FT.-SWIMMING POOL DECKING 322.78 SQ. FT. ________________
TOTAL 922.78 SQ. FT.
G. DECKS N/A
H. SOLAR PANELS (GROUND MOUNTED) N/A
I. ANY OTHER COVERAGE
-FRONT FENCE 18.58 SQ. FT.-RETAINING WALLS (MAIN HOUSE/DRIVEWAY) 218.67 SQ. FT.-A/C UNITS (MAIN HOUSE) 45.00 SQ. FT.-RETAINING WALLS (POOL) 45.23 SQ. FT.-RETAINING WALLS (ADU) 41.99 SQ. FT.-POOL EQUIPMENT 55.11 SQ. FT.-A/C UNITS (ADU) 13.54 SQ. FT. ________________
TOTAL 438.12 SQ. FT.
MAXIMUM DEVELOPMENT AREA (MDA) 12,738.00 SQ. FT.
(FROM WORKSHEET #1)TOTAL PROPOSED DEVELOPMENT AREA: 12,440.99 SQ. FT.
PERMEABLE PAVER CREDIT -336.95 SQ. FT.
________________
TOTAL PROPOSED DEVELOPMENT AREA: 12,104.04 SQ. FT.
REMAINING ALLOWED DEVELOPMENT AREA (+633.96 SQ. FT.)
REVISIONS DATE
1" =10'
6-11-2020
NR
SCALE:DATE:DRAWN BY:SHEET NO:JOB NO:
OF 6 SHEETS
REVISIONS DATE
1" =16'
6-11-2020
NR
SCALE:DATE:DRAWN BY:SHEET NO:
9#.-9#; 5( JOB NO:
*175'$.&) 5(
&4+8'9#;2#4-+0) 5(
616#.'Ä/&# 5(
2#6+1 5(
2'3 5(
OF
6 SHEETS
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X X X X X X X X X X X X X X X X X X X X X X X
X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X X X X X X X X X X X X X X X X X X X X X X
18"RDWD
24"RDWD24"RDWD
26"RDWD
18"RDWD
3/4"I.P.-TAG
PAC BELL
10"EUC
EDGE OF CONC. EDGE OF CONC.
EDGE OF CONC.
EDGE OF CONC.
EDGE OF CONC.
CONC. WALK
CONC. WALK
PAVERS
EDGE OF AC PAVERS
CONC. DRIVEWAY
CONC. DRIVEWAY
7"TREE
LAMP POST
LAMP POST
STEP
STEP
CONC. CONC.
BLOCK WALL
FF
FF
COLUMN
COLUMN
GATE POST
GATE POST CONC.
EDGE OF AC
GATE
WALL
AD
CONC.
WALL
EDGE OF AC
EDGE OF AC
AC DRIVEWAY
X X X X X X X X X X X X X X X X X X X X X
8"TREE
WALL
STEPS
DECK
BRICK WALK
EXISTING BUILDING
PAC BELL
SSMH
RIM249.15
8"TREE
18"PEP
16"PEP
13"PEP
DBL 12"PEP
12",10"PEP
15",7"PEP
10"PEP
MUL PEP
DBL 8"PEP
MULTI PEP 48"BASE
BASKETBALL
POST
PAC BELL
PILLAR
SDMH
RIM247.61
7"CATV RISER
PILLAR
MAIL BOX
3/4"I.P.-TAG
WALL
WATER PNT
PAVERS DRIVEWAY
PAVERS DRIVEWAY
WALL
WALL
WALL
5' WOOD FENCE
5' WOOD FENCE
6' IRON FENCE
CONC. ROLLED
CURB
FL
F AC
WOOD GATE POST
1/2"IRON BAR
EDGE
OF AC
AC BERM
14"OAK
AC BERM AC BERM
DBL 12"OAK
3/4"I.P.-TAG
7"OAK
17"PINE
8"OAK
12"TREE
BRICK
BRICK
BRICK WALK
GAZEBO
13"OAK
14"OAK
10"OAK
9"TREE
12"OAK
WALL
CONC. WALK
CONC. WALK
FF
STEPS
CONC. WALK
CONC. WALK
PLANTER
BRICK
STEPS
WOOD DECK
BRICK PATIO
DECK
WALL
STEPS
FF
FF
FF
GFF
STEP
CONC. PATIO
WALL
WALL
WALL
POOL EQUIP.
CONC. WALK
STEP
WOOD DECK
STEPS
BRICK WALK
WALL
STEPS
GB
CONC. PATIO
GND259.12
GND159.03
GND258.83
GND258.80
GND258.81
GND256.66
GND259.82
GND259.79
GND256.91
TW257.64
TW254.88
TW255.82
GND253.74
GND253.91
GND254.62
GND256.40
GND256.32
GND256.22
GND260.12
GND256.26
GND256.23
GND259.28
GND259.20
TW256.62
TW256.43
TW255.44
TW255.21
TW253.61
GND253.11
BLOCK
GND253.18
HOSE
BIB
GND351.50
TW253.39
GND252.89
BRICK
PAD
TW256.65
TC250.81
TC250.32
4'WOOD FENCE
TW250.20
6' WIDE X 4' DEEP CONC. CHANNEL
TW249.06
GND248.46
TW249.08
GND248.48
TW248.78
GND248.48
TW248.79
GND248.39
TW248.46
GND247.96
TW249.26
GND248.76
TW249.74
GND249.24
TW250.28
GND249.28
TW250.64
TW252.04
GND250.14
TW252.11
TW253.11
GND251.61
TW253.12
TW254.02
GND252.72
TW255.22
TW253.92
GND253.92
TW257.11
GND256.41
TW257.13
GND256.23
TW257.16
GND256.46
TW257.22
GND255.32
TW237.66
CONC235.46
TW249.61
CONC244.81
TW249.19
CONC245.19
TW249.44
CONC245.64
GND257.76
CHIMNEY
GND256.73
TW257.72
GND257.22
& TACK-ILLEG
TOP279.97
TOP278.63
TOP277.03
TOP276.01
10'
S.S. EASEMENT
GB
26'
INGRESS/EGRESS &
UTILITY EASEMENT
CONC.
S 50°53'30" W 167.43'
N 42°16'48" W
306.40'
N 45°39'07" W
282.80'
N 50°52'57" E
INV(OUT)
SS
SS
SS
SD SD SD SD SD SD
W W W W W W W W W W W W W W W W W
EX. 6"SS
INV242.20
EX. 48' SD
INV242.46
EX. 48' SD
R=42'
247.64
249.35
251.54
249.47
254.35
258.99
251.56
251.44
247.96
258.92
273.62
280.64
259.57
251.69
252.01
251.85
251.69
251
251
.81
.75
251.95
253.07
255.25
255.62
255.43
254.04
253.81
252.21
252.86
252.90
256.15
256.62
256.14
256.14
256.13
250.46
250.41
250.31
256.15
250.09
251.07
250.63
249.91
249.71
249.64
249.47
249.17
248.63
248.89
249.49
249.66
251.21
253.78
256.40
251.83
251.79
251.33
251.41
254.66
255.59
255.53
255
256
.57
.05
256.39
258.15
258.26
258.35
258.43
258.40
258.35
258.24
258.07
257.06
257.90
258.22
258.95
259.14
259.48
259.57
259.63
259.89
259.77
259.80
259.68
259.58
259.64
259.54
259.51
259.48
258.54
257.46
258.31
259.49
259.63
259.76
259.78
259.78
259.66
259.06
258.50
258.50
258.31
258.10
256.60
256.01
255.61
255.65
255.65
255.59
256.56
255.50
258.54
259.26
259.24
259.37
259.58
259.37
257.17
253.80
252.11
252.07
252.19
252.14
258.13
259.84
260.49
259.82
259.79
259.75
259.61
259.19
259.67
259.50
257.42
260.77
263.51
266.84
266.07
264.50
275.06
269.86
269.06
278.03
274.31
249.22
249.32
249.35
249.24
249.75
250.07
251.44
252.23
251.61
251.42
250.74
250.41
249.92
249.88
255.91
257.21
255.23
259.02
260.05
252.66
249.88
249.70
249.33
247.01
6 247
88 .30
247
247
.44
.08
247.17
247.18
247.16
247.48
247.43
247.26
247.41
247.39
247.21
247.35
247.73
247.63
247.23
247.29
247.61
249.15
247.67
247
248
.63
.09
248.13
248.43
248.00
247.63
247.76
247.66
247.44
247.50
247.70
247.75
247.69
247.79
247.88
248.06
247.88
247.88
248.74
247.79
247.66
247.54
247.45
247.31
247.41
247.39
247.54
247.72
247.72
247.58
247.30
247.96
248.87
248.44
248.88
249.65
249.24
249.51
249.62
249.82
253.97
249.81
249.83
249.86
249.82
249.77
249.63
249.31
248.68
248.31
247.58
249.83
249.14
249.40
249.40
249.33
248.95
248.68
248.03
248.48
248.66
248.03
248.05
248.37
248.70
248.75
236.66
236.61
248.51
248.99
248.58
248.91
249.02
249.04
251.92
252.29
252.17
252.16
252.04
252.01
252.07
252.14
252.93
254.04
255.12
256.55
256.28
256.56
257.04
257.63
259.51
259.58
257.72
257.47
257.03
256.34
256.43
256.39
259.73
259.66
260.32
260.32
260.32
260.30
260.26
260.24
260.27
259.81
256.74
257.31
260.16
260.19
258.77
258.71
260.27
260.25
260.27
260.41
260.43
260.29
256.43
256.14
256.18
256.32
256.12
256.10
256.07
256.10
256.05
256.46
257.04
258.18
258.60
258.57
258.28
257.31
256.75
256.75
256.82
256.84
256.76
257.70
256.69
256.36
256.04
256.01
256.02
254.15
253.85
252.42
255.35
251.16
255.32
254.38
254.96
255.88
256.00
257.85
260.79
261.77
263.10
266.30
270.06
274.51
82.29 280.83
281.07
279.57
278.84
278.23
277.29
276.63
275.99
275.61
275.26
274.72
281.89
280.85
277.91
274.86
276.05
272.22
274.22
273.73
272.73
272.18
275.26
270.38
269.93
260.20
260.23
260.23
260.22
260.18
259.42
259.41
259.36
259.43
259.38
259.38
260.18
259.38
259.20
259.35
263.42
265.01
271.55
273.02
271.56
270.26
259.59
259.96
259.79
260.08
259.65
259.59
259.67
260.09
260.08
260.36
259.65
259.59
259.62
259.61
259.60
259.57
259.41
259.37
259.41
259.28
259.39
259.43
259.53
259.52
259.35
248.31
248.68
248.94
249.03
249.20
249.79
252.11
254.01
256.55
254.97
252.70
250.93
250.29
250.65
250.55
250.20
249.67
249.49
248
248
248
250
250
250
250
250
250
252
252
252
252
252
252
254
254
254
254
254
254
254
256
256
256
256
256
256
256
258
258
258
258
258
258
260
260
260
260
260
262
262
262
262
264
264
264
264
266
266
266
266
268
268
268
268
270
270
270
270
272
272
272
272
274
274
274
274
276
276
276
276
278
78 278
280
282
A/C
A/C
(N) 40'-0"X15'-0" POOL
257.83
257.83
256
255.00
254
252
256
254
251
248
257.83
257.83
256.00
257.50
257.83
257.83
257.50
258
257.50
257
257
BBQ
COVERED
VERANDA
TOW255.50
250
254
250
262
260
264
OZONE
CONCENTRATOR
OZONE
GENERATOR
W/F
PUMP
FILTER
PUMP
JET
(UNDER)
PUMP
FILTER
MIXING TANK
HEATER
SWEEP PUMP
A/C
257.83
(N) MAIN HOUSE W/ ATTACHED 3-CAR GARAGE
ELEC. PANEL
GM
PARKING SPACE
3-CAR GARAGE
ADU -PARKING SPACE
ADU
4'-0"
1 1
1 1
DRIVEWAY GATE TO BE
UNDER SEPARATE PERMIT
1 1
1 10'-0" SANITARY SEWER EASEMENT
26'-0" UTILITY INGRESS/EGRESS EASEMENT
30'-0" REQ. REAR SETBACK
40'-0" REQ. FRONT SETBACK
30'-0" REQ. SIDE SETBACK
30'-0" REQ. SIDE SETBACK
S 50°53'30" W
N 42°16'48" W
N 45°39'07" W
N 50°52'57" E
WM
WV
WM
SSCO
ELEC.
METER
METER
GAS
METER
ELEC
WM
SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS
SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS
W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W W W W W W W W W W W
#1
13.5"
MULBERRY
#2
18.6"
MULBERRY
#3
15.7"
MULBERRY
#4
13.7"
ALMOND
#5
9.2"
PINK DAWN
CHITALPA
#6
9.9"
CHERRY
PLUM
#7
8.5"
CRAPE
MYRTLE
#8
10.7"
MODESTO ASH
#9P
9.5"
COAST LIVE OAK
#10
17.0"
MONTEREY
PINE
#11P
7.2"
COAST LIVE
OAK
#12P/R
12.8"
COAST LIVE
OAK
#13*
12-8-8"
BLUE GUM
#14
18"EST
REDWOOD
#15*
24"EST
REDWOOD
#16
24"EST
REDWOOD
#17*
26"EST
REDWOOD
#18*
18"EST
REDWOOD
#21
20-14-10"
FLAXLEAF
PAPERBARK
#22
15-12-12"
FLAXLEAF
PAPERBARK
#23
14-8"
FLAXLEAF
PAPERBARK
#24
18-18"
FLAXLEAF
PAPERBARK
#25
18-12"
FLAXLEAF
PAPERBARK
#26
20"
FLAXLEAF
PAPERBARK
#27
12"
FLAXLEAF
PAPERBARK
#28
12X10"
FLAXLEAF
PAPERBARK
#29
12X10"
FLAXLEAF
PAPERBARK
#30
12-12"
FLAXLEAF
PAPERBARK
#31P
12-12"
COAST
LIVE OAK
#32P
14.0"
COAST
LIVE OAK
SCALE: 1" = 10'-0"
0 10 20 30 40 50 FT
(N) 15 GAL.
PACIFIC WAX
MYRTLE
(N) 48" BOX
COAST LIVE
OAK
(N) 48" BOX
COAST LIVE
OAK
(N) 48" BOX
COAST LIVE
OAK
(N) 15 GAL.
PACIFIC WAX
MYRTLE
(N) 15 GAL.
PACIFIC WAX
MYRTLE
(N) 15 GAL.
PACIFIC WAX
MYRTLE
(N) 15 GAL.
PACIFIC WAX
MYRTLE
(N) 15 GAL.
PACIFIC WAX
MYRTLE
(N) 15 GAL.
PACIFIC WAX
MYRTLE
(N) 15 GAL.
PACIFIC WAX
MYRTLE
AMIGOS COURT
CASA MIA WAY
S I T E P L A N
A-1
SITE PLAN
OUTLINE OF PROPOSED BUILDING
EXISTING STRUCTURE TO BE REMOVED / REMODELED
EXISTING TREE TO BE REMOVED.
EXISTING TREES TO REMAIN
(AS PER ARBORIST REPORT)
NOTE: ACTUAL TREE TRUNK LOCATIONS ARE SHOWN.
DRIPLINES SHOWN ARE ONLY APPROXIMATE.
DRIPLINES IN AREAS OF PROPOSED CONSTRUCTION
SHOULD BE FIELD VERIFIED.
TRUNK
DRIPLINE
SPREAD
TREE NO.
& SPECIES #1
24" OAK
NEW HARDSCAPE PATIO, PATHWAYS & STEPS
PROPERTY LINE
REQUIRED SETBACK LINE
BENCHMARK:
ELEVATIONS BASED UPON
ASSUMED DATUM
50.00 (SEE SURVEY)
NEW DRIVEWAY
TREE PROTECTION FENCING -
(PER ARBORIST REPORT & SPECIAL TREE
PROTECTION INSTRUCTIONS, DETAIL #605/T-1)
EXISTING TO BE REMOVED
EXISTING FENCE TO REMAIN
EXISTING FENCE TO BE REMOVED
X X X X X
PROPOSED TREES / ACCENT PLANTINGS
TO BE PLANTED (SEE LANDSCAPE FOR PLANTING PLAN)
NEW GRAVEL PATHWAYS/DRIVEWAY
EXISTING LAWN TO REMAIN AND/OR BE MODFIED
(E) PAVEMENT TO BE RELOCATED/REMOVED
X X X X X
N
S
E W
SURVEY NOTE :
SITE PLAN BASED ON A SURVEY PREPARED BY GUILIANI & KULL - SAN JOSE, INC. ON 02.26.19. ALL BOUNDARY LINES, TOPOGRAPHY, DATUM POINT & TREE LOCATIONS SHOWN ON THIS PLAN ARE AS INDICATED ON THIS SURVEY.
SPOT ELEVATION - NATURAL/EXISTING GRADE
SPOT ELEVATION - FINISH GRADE
DAYLIGHT PLANE REFERENCE POINTS
101.00
101.00
AVE. GRADE
101.00
L E G E N D
EXISTING TREE TO REMAIN DURING CONSTRUCTION
AND TO REMOVED AFTER.
T R E E S
TREE TO BE REMOVED ( SEE ARBORIST REPORT, TP-1)
TREE # SPECIES DIAMETER/SIZE
__________________________________________________________________________________ 1 MULBERRY 13.5"
2 MULBERRY 18.6"
3 MULBERRY 15.7"
4 ALMOND 13.7"
5 PINK DAWN CHITALPA 9.2"
6 CHERRY PLUM 9.9"
7 CRAPE MYRTLE 8.5"
8 MODESTO ASH 10.7"
12P/R COAST LIVE OAK 12.8"
21 FLAXLEAF PAPERBARK 20-14-10"
22 FLAXLEAF PAPERBARK 15-12-12"
23 FLAXLEAF PAPERBARK 14-8"
24 FLAXLEAF PAPERBARK 18-18"
25 FLAXLEAF PAPERBARK 18-12"
26 FLAXLEAF PAPERBARK 20"
27 FLAXLEAF PAPERBARK 12"
28 FLAXLEAF PAPERBARK 12-10"
29 FLAXLEAF PAPERBARK 12-10"
30 FLAXLEAF PAPERBARK 12-10"
__________________________________________________________________________________ TOTAL TREES TO BE REMOVED: 19
LINE OF (E) MAIN HOUSE TO BE
REMOVED
LINE OF (E) STRUCTURE TO BE
REMOVED
LINE OF (E) GAZEBO
TO BE REMOVED
1 REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS:
S D G a r c h i t e c t u r e . c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0 . 3 6 6 . 9 2 7 7
STATE OF
I NR
FO
ALI C
A
C-26575
REN. 7-31-2021
LICENSED
CE
IT
CH AR
T
STEVE S
ON
PS IM
ISSUED FOR
SITE DEVELOPMENT
REVIEW
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
1 06.10.20 A.K.
A/C A/C
BBQ
FIREPLACE
TRASH DW
X X X
X X X
X X X
X X X
X
X
X
X
X X XX X X
X X X X X X X X X X X X X
X X X X X X X X X X X X X
XX
X X X X X X X X X X
X X X X X X X X X X
X X
X
X
X
X
X
X
X
X
X
XX
X X X X X X X X X X
X X X X X X X X X X
X X X X X X X X X X
X X X X X X X X X X
X X X X X X X X X X X X X
X X X X X X X X X X X X X
X X X
X X X
X X X
X X X
X
X
X
X
X X XX X X
X X X X X X X X X X X X X
X X X X X X X X X X X X X
XX
X X X X X X X X X X
X X X X X X X X X X
X
X
X
X
X
X
X
X
X
X
X
XX
X X X X X X X X X X
X X X X X X X X X X
X X X X X X X X X X
X X X X X X X X X X
X X X X X X X X X X X X X
X X X X X X X X X X X X X
DRYER WASHER
60" REF.
GAS
FIREPLACE
(Queen Size Bed)
(Cal King)
76" x 84"
(Queen Size Bed)
3-CAR GARAGE
32'0" x 20'0"
PANTRY
6'2" x 7'10"
DINING
14'0" x 18'0"
KITCHEN
17'8" x 17'10"
BREAKFAST
9'0" x 6'0"
FAMILY ROOM
17'9" x 15'8" KID'S PLAYROOM
9'4" x 11'0"
ENTRY
13'4" x 9'0"
HALL
LIVING
15'6" x 14'6"
BATH 1
5'0" x 9'0"
BEDROOM 1
12'0" x 15'0"
BUILT-IN
LOW CAB.
CLOSET
CLOSET
BUILT-IN BUILT-IN
BUILT-IN
BEDROOM 3
12'0" x 15'0"
OFFICE
12'0" x 11'0"
MASTER BEDROOM
18'0" x 16'0"
BATH 3
5'0" x 9'0"
HIS
6'8" x 9'0"
HERS
6'8" x 9'0"
MASTER BATH
18'0" x 10'0"
WINE
(Queen Size Bed)
BEDROOM 2
12'0" x 15'0"
CLOSET
BATH 2
5'0" x 9'0"
COATS
BUILT-INBUILT-IN
(13'-0" CEILING HT.)
(13'-0" CEILING HT.)
(13'-0" CEILING HT.)
(9'-0" CEILING HT.)
(9'-0" CEILING HT.)
(12'-0" CEILING HT.) (12'-0" CEILING HT.)
COVERED VERANDA
LAUNDRY / MUDROOM
8'6" x 14'6"
POWDER
3'6" x 9'0"
STORAGE
POWDER
5'0" x 6'6"
LNBENCH
SL SL COATSSL SL
GM ELEC. PANEL
SL
RADIANT
FLOOR/
WATER
HEATER
BOILER
FAU
LINEN
SUBPANEL
FINISH SLAB (HIGH) ELEV:
256.50
FINISH SLAB (LOW) ELEV:
256.25
16'-0" 7'-4" 7'-0" 4'-6" 10'-0" 4'-6" 10'-8"
60'-0"
3'-0" 20'-6" 17'-6" 16'-0" 6'-0" 29'-7" 19'-0" 9'-10"
3'-0" 20'-6" 17'-6"
18'-0" 16'-0" 6'-0" 20'-6" 9'-1" 19'-0"
7'-1" 12'-0"
11'-4" 9'-6"
18'-7" 10'-0" 8'-4"
23'-7" 6'-0"
88'-7"
121'-5"
LINE OF ROOF ABOVE
LINE OF ROOF ABOVE
F I R S T F L O O R P L A N
4'-2" 21'-0"
33'-0"
14'-0" 21'-0"
A-2
FIRST FLOOR
PLAN
6'-11" 4'-5"
0 5 10 15 20 FT
SCALE: 3/16" = 1'-0"
B
A-5
B
A-5
A
A-5
A
A-5
REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS:
S D G a r c h i t e c t u r e . c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0 . 3 6 6 . 9 2 7 7
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
STATE OF
I NR
FO
ALI C
A
C-26575
REN. 7-31-2021
LICENSED
CE
IT
CH AR
T
STEVE S
ON
PS IM
ISSUED FOR
SITE DEVELOPMENT
REVIEW
N
S
E
W
.25:12
.25:12
.25:12
.25:12
.25:12
.25:12
4:12 4:12
4:12
4:12 4:12
4:12
4:12
4:12 4:12 4:12
4:12
4:12
4:12 4:12
4:12
4:12
4:12 4:12 4:12
4:12 4:12 4:12
4:12 4:12 4:12 4:12
4:12 4:12 4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12 4:12
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0 1/8"
TYP.
2'-0"
TYP.
1'-6"
TYP.
2'-0"
TYP. 2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
3'-6" 3'-6"
4'-0"
7'-10" 2'-6"
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
RIDGE
VALLEY
HIP
RIDGE RIDGE
RIDGE
HIP
VALLEY VALLEY VALLEY
HIP HIP
HIP
HIP VALLEY VALLEY
HIP
HIP HIP HIP
VALLEY VALLEY
RIDGE
RIDGE
RIDGE
HIP
HIP
HIP
HIP
VALLEY VALLEY
HIP HIP
HIP
RECESSED LED LIGHT
FIXTURE @ FRONT PORCH
WALL-MOUNTED LED DOWNLIGHT
FIXTURE, SEE SPEC. SHEET, A-3
RECESSED LED LIGHT FIXTURE @ COVERED TERRACE
WALL-MOUNTED LED DOWNLIGHT
FIXTURE, SEE SPEC. SHEET, A-3
A-3
ROOF PLAN
R O O F P L A N
05 10 15 20 FT
SCALE: 3/16" = 1'-0"
B
A-5B
A-5
A
A-5
A
A-5
RECESSED LED LIGHT
FIXTURE @ SIDE PORCH
WALL-MOUNTED LED
DOWNLIGHT FIXTURE,
SEE SPEC. SHEET, A-3
1 06.10.20
A.K.
1 1
REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS: S D G a r c h i t e c t u r e
. c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0. 3 6 6. 9 2 7 7
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
STATE
OF
I NR
FO
ALI C
A
C-26575
REN. 7-31-2021
LICENSE
D
CE
IT
CH
A
R
T
STEVE
S
ON
PS
I
M
ISSUED FOR
SITE DEVELOPMENT
REVIEW
N
S
E
W
A-4
EXTERIOR
ELEVATIONS
0 5 10 15 20 FT
SCALE: 3/16" = 1'-0"
AC AC
12 4
12 4
TYP. FIRST PLATE
ELEVATION = 269.00'
FIRST FLOOR
F.F. ELEVATION =258.00'
11'-2 1/2" (TYP. PLATE)
FIRST FLOOR
S.F. ELEVATION =257.79'
12'-2 1/2" (@ LIV./ENT./HALL)
TOP OF RIDGE
ELEVATION = 274.92'
13'-2 1/2" (@ FAM./KIT./DIN.)
10'-2 1/2"
(MUDROOM/LAUNDRY PLATE)
TYP. FIRST PLATE
ELEVATION = 269.00'
FIRST FLOOR
F.F. ELEVATION =258.00'
11'-2 1/2" (TYP. PLATE)
FIRST FLOOR
S.F. ELEVATION =257.79'
12'-2 1/2" (@ LIV./ENT./HALL)
TOP OF RIDGE
ELEVATION = 274.92'
13'-2 1/2" (@ FAM./KIT./DIN.)
F R O N T E L E V A T I O N
R E A R E L E V A T I O N
R I G H T S I D E E L E V A T I O N
L E F T S I D E E L E V A T I O N
TYP. FIRST PLATE
ELEVATION = 269.00'
FIRST FLOOR
F.F. ELEVATION =258.00'
11'-2 1/2" (TYP. PLATE)
FIRST FLOOR
S.F. ELEVATION =257.79'
12'-2 1/2" (@ LIV./ENT./HALL)
TOP OF RIDGE
ELEVATION = 274.92'
13'-2 1/2" (@ FAM./KIT./DIN.)
N.G. 256.00'
N.G. 257.00' N.G. 257.00'
N.G. 256.00'
N.G. 254.00'
N.G. 256.00'
N.G. 257.00' N.G. 257.00'
N.G. 257.00'
N.G. 256.00' N.G. 256.00'
N.G. 257.00'
N.G. 256.00' N.G. 256.00'
N.G. 256.00'
N.G. 257.00'
N.G. 257.83' N.G. 257.83' N.G. 257.83'
N.G. 257.00' N.G. 257.00'
N.G. 254.00'
E.G. 260.00' E.G. 260.00' E.G. 260.30'
E.G. 256.30' E.G. 256.30' E.G. 256.00'
E.G. 253.00'
E.G. 252.00'
E.G. 259.00'
E.G. 259.40'
E.G. 258.00'
E.G. 256.00'
E.G. 254.00'
E.G. 252.00'
E.G. 251.00'
E.G. 253.50'
E.G. 254.00'
E.G. 252.80' E.G. 253.00'
E.G. 255.00'
E.G. 259.80' E.G. 260.00'
E.G. 256.40'
E.G. 256.00'
E.G. 258.00'
E.G. 259.00'
E.G. 259.50'
E.G. 257.70'
E.G. 259.50'
E.G. 260.00'
E.G. 252.00'
STANDING SEAM METAL ROOF
CEMENT PLASTER (STUCCO) 1X8 STAINED HORIZONTAL WOOD SIDING
STONE VENEER
STANDING SEAM METAL ROOF
CEMENT PLASTER (STUCCO)
AC ENCLOSURE
STANDING SEAM METAL ROOF
1X8 STAINED HORIZONTAL WOOD SIDING
SKYLIGHT STONE VENEER
CEMENT PLASTER (STUCCO)
CEMENT PLASTER (STUCCO)
STANDING SEAM METAL ROOF
CEMENT PLASTER (STUCCO)
STONE VENEER
1X8 STAINED HORIZONTAL WOOD SIDING
STONE VENEER
12 4 12
4 12
4 12
4 12
4 STANDING SEAM METAL ROOF
CEMENT PLASTER (STUCCO)
STONE VENEER
STONE VENEER
CEMENT PLASTER (STUCCO)
1X8 STAINED HORIZONTAL WOOD SIDING
HIGHEST PROPOSED RIDGE POINT: 22'-11" (274.92')
NOTE: MEASURED FROM EXISTING LOWEST GRADE (E.G.) 252.00' HIGHEST PROPOSED RIDGE POINT: 22'-11" (274.92')
NOTE: MEASURED FROM EXISTING LOWEST GRADE (E.G.) 252.00' HIGHEST PROPOSED RIDGE POINT: 22'-11" (274.92')
NOTE: MEASURED FROM EXISTING LOWEST GRADE (E.G.) 252.00' HIGHEST PROPOSED RIDGE POINT: 22'-11" (274.92')
NOTE: MEASURED FROM EXISTING LOWEST GRADE (E.G.) 252.00' N.G. 255.33'
E.G. 253.00'
3'-8" 14'-11"
18'-7"
1 06.10.20 A.K.
1 1
TYP. FIRST PLATE
ELEVATION = 269.00'
FIRST FLOOR
F.F. ELEVATION =258.00'
11'-2 1/2" (TYP. PLATE)
FIRST FLOOR
S.F. ELEVATION =257.79'
12'-2 1/2" (@ LIV./ENT./HALL)
TOP OF RIDGE
ELEVATION = 274.92'
13'-2 1/2" (@ FAM./KIT./DIN.)
10'-2 1/2"
(MUDROOM/LAUNDRY PLATE)
4'-2" 16'-4"
20'-6"
REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS:
S D G a r c h i t e c t u r e . c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0 . 3 6 6 . 9 2 7 7
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
STATE OF
I NR
FO LI CA
A
C-26575
REN. 7-31-2021
LICENSED
CE
IT
CH AR
T
STEVE S
ON
PS
IM
ISSUED FOR
SITE DEVELOPMENT
REVIEW
A-5
SECTIONS
0 5 10 15 20 FT
SCALE: 3/16" = 1'-0"
CRAWLSPACE
BATH 2 BEDROOM 2 LINENS HALL POWDER LIVING ROOM ENTRY HALL DINING ROOM MUDROOM / LAUNDRY GARAGE
E.G. 256.40'
E.G. 256.00'
E.G. 256.70'
E.G. 255.80'
E.G. 255.00'
E.G. 254.00'
N.G. 257.00'
N.G. 256.00'
MAXIMUM BUILDING HEIGHT - 27'-0"
TYP. FIRST PLATE
ELEVATION = 269.00'
FIRST FLOOR
F.F. ELEVATION =258.00'
11'-2 1/2" (TYP. PLATE)
FIRST FLOOR
S.F. ELEVATION =257.79'
12'-2 1/2" (@ LIV./ENT./HALL)
TOP OF RIDGE
ELEVATION = 274.92'
13'-2 1/2" (@ FAM./KIT./DIN.)
10'-2 1/2"
(MUDROOM/LAUNDRY PLATE)
S E C T I O N A
LIVING ROOM
CRAWLSPACE
E.G. 259.50'
E.G. 258.00'
E.G. 256.00'
E.G. 254.00'
E.G. 252.00'
N.G. 256.00'
N.G. 257.00'
N.G. 254.00'
E.G. 250.00'
N.G. 251.00'
MAXIMUM BUILDING HEIGHT - 27'-0"
S E C T I O N A
HIGHEST PROPOSED RIDGE POINT: 22'-11" (274.92')
NOTE: MEASURED FROM EXISTING LOWEST GRADE (E.G.) 252.00' HIGHEST PROPOSED RIDGE POINT: 22'-11" (274.92')
NOTE: MEASURED FROM EXISTING LOWEST GRADE (E.G.) 252.00' TYP. FIRST PLATE
ELEVATION = 269.00'
FIRST FLOOR
F.F. ELEVATION =258.00'
11'-2 1/2" (TYP. PLATE)
FIRST FLOOR
S.F. ELEVATION =257.79'
12'-2 1/2" (@ LIV./ENT./HALL)
TOP OF RIDGE
ELEVATION = 274.92'
13'-2 1/2" (@ FAM./KIT./DIN.)
REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS:
S D G a r c h i t e c t u r e . c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0 . 3 6 6 . 9 2 7 7
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
STATE OF
I NR
FO LI CA
A
C-26575
REN. 7-31-2021
LICENSED
CE
IT
CH AR
T
STEVE S
ON
PS
IM
ISSUED FOR
SITE DEVELOPMENT
REVIEW
OZONE
CONCENTRATOR
OZONE
GENERATOR W/F
PUMP
FILTER
PUMP
JET PUMP
(UNDER)
FILTER
MIXING TANK
HEATER
SWEEP PUMP
A/C
12 4
R I G H T S I D E E L E V A T I O N
OZONE
CONCENTRATOR
OZONE
GENERATOR W/F
PUMP
FILTER
PUMP
JET PUMP
(UNDER)
FILTER
MIXING TANK
HEATER
SWEEP PUMP
A/C
24" MW 24" REF/FRZ.
(Queen Size Bed)
0 5 10 15 20 FT
SCALE: 3/16" = 1'-0"
AS-1
ACCESSORY DWELLING
UNIT FLOOR PLAN &
EXTERIOR ELEVATIONS
BENCH
LIVING ROOM
14'0" x 18'4"
BEDROOM
14'0" x 12'6"
4:12
4:12
2'-0"
TYP.
HIP
4:12
4:12
4:124:12
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
2'-0"
TYP.
HIP
RIDGE
RIDGE
HIP
HIP
HIP
HIP
VALLEY
VALLEY
A D U F L O O R P L A N
A D U R O O F P L A N
F R O N T E L E V A T I O N
12 4
L E F T S I D E E L E V A T I O N
TYP. FIRST PLATE
ELEVATION = 267.00'
FIRST FLOOR
S.F. ELEVATION =258.00'
9'-0" (TYP. PLATE)
TOP OF RIDGE
ELEVATION = 270.25'
R E A R E L E V A T I O N
12 4
12 4
12 4
S E C T I O N A
BEDROOM BATH LIVING
TYP. FIRST PLATE
ELEVATION = 267.00'
FIRST FLOOR
S.F. ELEVATION =258.00'
9'-0" (TYP. PLATE)
TOP OF RIDGE
ELEVATION = 270.25'
AC
STO.
STO.
WALL-MOUNTED LED
DOWNLIGHT FIXTURE,
SEE SPEC. SHEET, A-3
N.G. 257.83'
N.G. 257.50'
N.G. 257.50'
N.G. 257.50'
E.G. 260.00'
E.G. 258.00'
E.G. 262.00'
E.G. 262.00'
E.G. 260.20'
E.G. 259.50'
E.G. 260.00'
E.G. 262.00'
E.G. 262.00'
E.G. 259.50' E.G. 259.50'
E.G. 262.00'
E.G. 260.00'
E.G. 259.00'
E.G. 260.00'
E.G. 259.50'
BATH
5'0" x 9'6"
STACKED
W/D
15'-0" 11'-10" 13'-0"
19'-4"
15'-0" 11'-10" 13'-0"
2'-2" 15'-0" 2'-2"
STO.
CLOSET
WIC
A
AS-1
A
AS-1
A
AS-1
A
AS-1
ADRB application_authorization.pdf
TYP. FIRST PLATE
ELEVATION = 267.00'
FIRST FLOOR
S.F. ELEVATION =258.00'
9'-0" (TYP. PLATE)
TOP OF RIDGE
ELEVATION = 270.25'
1 06.10.20 A.K.
1 REVISIONS:
CONTENTS:
JOB:
DATE:
DRAWN:
19-113
03.25.20 SDG
SHEET:
STATUS:
S D G a r c h i t e c t u r e . c o m
876 KAYNYNE STREET
REDWOOD CITY, CALIFORNIA
94063
6 5 0 . 3 6 6 . 9 2 7 7
N E W S I N G L E - F A M I L Y R E S I D E N C E :
L O R E S I D E N C E
2 4 4 9 0 A M I G O S C O U R T
L O S A L T O S H I L L S , C A L I F O R N I A
STATE OF
I NR
FO
ALI C
A
C-26575
REN. 7-31-2021
LICENSED
CE
IT
CH AR
T
STEVE S
ON
PS IM
ISSUED FOR
SITE DEVELOPMENT
REVIEW
N
S
E
W
TOWN OF LOS ALTOS HILLS October 6, 2022
Staff Report to the Planning Commission
SUBJECT: 24490 Amigos Court – File # APL22-0003 and APL22-0004 Appeals of conditions of approval for a Site Development Permit for a landscape screening approval for a new residence at 24490 Amigos Court FROM: Elaine Ling, Senior Planner
APPROVED: Sofia Mangalam, Planning Director
RECOMMENDATION: That the Planning Commission do one of the following:
1. Adopt a resolution (Attachment 1) to DENY the appeals and UPHOLD the conditions of approval #2, #3, and # 4 made on August 16, 2022 at the Site Development Hearing with Landscape Plan Revision # 1 (Attachment 9) or Landscape Plan Revision # 2 (Attachment 10).
2. Adopt a resolution (Attachment 2) to GRANT the appeals and MODIFY the conditions of approval #2, #3, or # 4 made on August 16, 2022 at the Site Development Hearing to request 36-inch box minimum size for all screening trees and eight (8) 36-inch box Canyon Live Oaks along the northern property line.
BACKGROUND
The 1-acre vacant parcel is located half a mile east of Highway 280 and south of El Monte Avenue, taking access from Amigos Court. The development under construction on the subject lot, including a new single-family residence, a detached ADU, a pool, and associated improvements, was approved on the August 11, 2020 Fast Track public hearing. The approved floor area for the site is 5,076 square feet, and the development area is 12,104 square feet, whereby the allowable MFA is 5,558 square feet, and MDA is 12,738 square feet.
Figure 1: 24490 Amigos Court Location Map – Source: Google Maps Attachment 6
Planning Commission Page 2
24490 Amigos Court
October 6, 2022
The applicant applied for a Site Development Hearing for landscape screening for a new residence located at 24990 Amigos Court on March 10, 2022 and was subsequently approved at a Site Development public hearing on August 16, 2022.
On August 30, 2022, two (2) neighboring property owners filed two (2) separate appeals, APL22- 003, and APL22-004, requesting to modify Conditions #2, #3, and #4 for a 36-inch box size minimum for all screening trees and eight (8) 36-inch box Canyon Live Oaks along the northern property line (see Attachment 3 and Attachment 4).
NOTICING/PUBLIC OUTREACH:
The public was advised of this Public Hearing in the following ways:
• Mailing to property owners who own property within a 500-foot radius – September 23, 2022
• Posted at the project site – September 23, 2022
• Public Posting Places – September 23, 2022
• Town Website: www.losaltoshills.ca.gov – September 30, 2022
GENERAL PLAN AND MUNICIPAL CODE REQUIREMENTS
General Plan Policy 2.4
Encourage the planting of native trees and shrubs to provide a substantial buffer between the roadways and adjoining properties in harmony with the general character of the Town.
General Plan Housing Elements 2015-2013
Landscaping – A landscape plan providing at least the minimal amount of landscaping necessary to mitigate off-site visual impacts is required for almost all projects.
Municipal Code 10-2.802 Landscape policies.
The Los Altos Hills Municipal Code (LAHMC) identifies the following landscape requirements related to the appeals.
(b) Noise. Landscaping and berms may be required to shield Town residents from unnatural noises, such as those from freeways, arterial streets, and nonresidential land uses. (c) Visual Effects. Landscaping shall be required to mitigate the visual effects of development from off the site.
(d) Preferred Plants. Landscaping should utilize fire retardant species. Native or naturalized plants or other plant species that blend naturally with the landscape should generally be favored. (h) Amount Required. The Town shall require only the minimum amount of landscaping necessary to implement the above policies. The amount of landscaping required by the Town shall be determined by the size of structure, the types of materials, and the colors proposed for structures. Structures that blend with the natural landscape will normally require less landscaping for screening purposes than will structures composed of non-natural materials and bright colors.
Planning Commission Page 3
24490 Amigos Court
October 6, 2022
Municipal Code 10-2.805 Size and placement.
The number and size at maturity of plants used to screen and break up the outline of structures should be scaled to the size of the structures and the siting angles from prospective viewing points, the types of building materials used, and the color scheme of the structure. In evaluating the adequacy of proposed landscaping, the following guidelines shall be considered:
(a) The shape, outline, color, and form of all structures shall be rendered unobtrusive when viewed from any location off-site at the time landscaping has matured.
Municipal Code 10-1.1009 Appeals.
(a) Any interested party may appeal a decision of the Staff Committee to the Planning Commission by filing a written notice of appeal with the City Clerk within fourteen (14) days of the decision prior to it becoming final under Section 10-1.1008. (c) The City Council or Planning Commission, whichever is applicable, shall hold a public hearing, in accordance with the provisions of Section 10-1.1005 to consider the appeal. A public hearing shall be set no later than forty-five (45) days after the date of the filing of the notice of appeal, unless time is waived by the appellant or project applicant.
DISCUSSION
On April 27, 2020, the property owners, Teng Lulu and Teng Su Li, applied for a Site Development permit application for the subject single-family residence and a detached ADU, which was approved on August 11, 2020 at a Fast Track public hearing. Condition #7 requires a landscape screening plan to be reviewed by the Site Development Committee (File SD20-0033, Attachment 7).
On March 10, 2022, the property owners applied for a Site Development permit for landscape screening and fence application to comply with Condition #7 of File #SD20-0033. The submitted landscape plan identified five (5) existing trees to remain and proposed 12 evergreen trees, 20 deciduous trees, and nine (9) fruit trees, for a total of 41 trees. Five (5) of the proposed evergreen trees were 36-inch box in size, and the rest of the trees were 24-inch box in size. The plan also included [52] 15-gallon screening shrubs and other smaller shrubs and groundcovers that would pave the bare ground of the 1-acre lot. Staff issued a comment letter and provided the assessment report from Environmental Design and Protection Committee (EDPC) with recommendations for denser planting at the driveway/northern property lines.
On August 8, 2022, the property owner resubmitted the project with a revised lighting plan that was deemed complete (Attachment 8).
On August 16, 2022, the subject project was heard at a Site Development public hearing. The appellants attended the hearing and Appellant Wolfe provided public comments, requesting eight (8) 36-inch box Canyon Live Oaks along the northern property line to mitigate visual and noise impacts. Planning Director considered the request and stated staff and EDPC would work with the property owner for additional tree planting along the northern property line. However, the number and species were to be determined as the request from the appellants seemed arbitrary. In the end,
Planning Commission Page 4
24490 Amigos Court
October 6, 2022
Conditions of Approval (COA) #2, #3, and # 4 were added requiring that the applicant shall provide additional tree planting along the northern property line to address the screening concerns raised by the neighbor (Attachment 8).
COA#2: All required plantings shown on the plans shall be installed during the winter months between October and March. All screening trees shall be 24-inch box minimum and all screening shrubs shall be 15-gallon minimum.
COA#3: The applicant shall replace the 5-gallon screening trees along Amigos Court with native evergreen low-water usage trees that are 24-inch box minimum and shrubs that are 15- gallon minimum. The applicant shall submit a list of replacement trees to the Planning Department prior to installation.
COA#4: The applicant shall provide additional tree planting along the northern property line to address the screening concerns raised by the neighbor. Planning staff will coordinate on the species of the proposed trees with Environmental Design and Protection Committee to be planted and pass the recommendation to the applicant. The applicant shall provide the revised Landscape plan to accommodates these revisions.
Existing Trees Evergreen Trees Deciduous Trees
Figure 2: Final Plan for August 16 Site Development Hearing Source: Property Owner Teng, with planting highlighted by staff On August 23, 2022, the property owner came to the Town Hall to meet with staff to discuss additional plantings as required in the conditions.
Planning Commission Page 5
24490 Amigos Court
October 6, 2022
On August 30, 2022, two (2) appellants filed the subject appeals, and staff notified the property owner about the appeals on the same day via email.
On September 8, 2022, the property owners came to the Town Hall with an updated plan – Revision 1(Attachment 9). The updated plan included one (1) additional 36-inch box Coastal Live Oak located at the northwestern corner of the property and relocated one (1) 36-inch box Coastal Live Oak to the northeastern corner of the property. In addition, all Fruitless Olive trees were upgraded from 24 inch-box size to 36-inch box size, providing additional landscape screening along the northern property line. Therefore, a total of six (6) 36-inch box trees were proposed along the northern property line, including two (2) Coastal Live Oaks at the corners, three (3) Fruitless Olives in the middle, and one (1) Camphor behind the olive trees in front of the residence.
Furthermore, five (5) and four (4) 15-gallon Toyon trees were added to both sides of the driveway gate in front of the oak tree and the olive tree, adding tall shrubbery landscape along the northern property line, for a total of sixteen (16) 15-gallon shrubs/small trees.
Existing Trees Evergreen Trees Deciduous Trees
Figure 3: Landscape Plan Revision 1 Source: Property Owner Teng, with planting highlighted by staff On September 12, 2022, staff forwarded the updated landscape plans to both the appellants and extended separate invitations for discussion meetings. Staff also forwarded the revised plan to EDPC and informed the committee regarding the appeals on September 13, 2022.
On September 14, 2022, staff met with Appellant Wolfe and his landscape architect to discuss the proposed update by the property owner. Appellant Moore could not attend his meeting section but informed staff that he would be on the same page with Appellant Wolfe. In the meeting,
Planning Commission Page 6
24490 Amigos Court
October 6, 2022
Appellant Wolfe and his landscape architect stated the updated plan was not adequate to screen the residence and mitigate the noise impact.
On September 14, 2022, staff had a phone conversation with the property owner’s landscape architect, recommending additional tree planting along the northern property line. Though hesitant, the project landscape architect added two (2) additional 36-inch box Fruitless Olive trees, for a total of eight (8) 36-inch box screening trees along the northern property line (Attachment 10).
Staff forwarded the plan to both appellants and EDPC on the same day. No responses have been received from the appellants since then.
Existing Trees Evergreen Trees Deciduous Trees
Figure 4: Landscape Plan Revision 2 Source: Property Owner Teng, with planting highlighted by staff Appeal Summary & Response to Appeal
A. APL22-0003
Appellant Moore identified two (2) main grounds for the appeal, including, visual and noise impacts (Attachment 3). Each of the appeal grounds are summarized below, followed by staff’s response to each appeal issue.
1. Visual Impacts
Appellant’s Reason for Appeal: The appellant includes that “I literally stare out of my office window all day at the driveway and garage area, which included parking spaces and likely a basketball area, etc and I am sensitive to the noise emanating from that area.”
Planning Commission Page 7
24490 Amigos Court
October 6, 2022
Staff’s Response: As discussed in the Municipal Code Requirement section, Los Altos Hills Municipal Code identifies that the purpose of landscape screening is to “break up the outline of the structures” instead of requiring the entire structure to be 100% hidden behind the screening landscape, invisible from the neighbor’s view corridor. The subject residence is a single-story structure with a maximum roof ridge height of 22’-11”. Therefore, Landscape Plan Revision 1 meets the landscape policy and standards outlined in the Town’s Municipal Code and Landscape Policy and Guidelines. Staff’s understanding is that the proposed 36-inch Coastal Live Oak and Fruitless Olive trees, as well as the dense shrubbery landscape in the line of sight, will sufficiently screen the garage.
2. Noise Impacts
Appellant’s Reason for Appeal: The appellant stated that he was sensitive to noise emanating from the driveway and garage area, including additional parking spaces and likely a basketball court. He was certain “the noise would continue to be [a] factor as a very young family is the intended occupant.”
Staff’s Response: The Los Altos Hills Municipal Code (LAHMC) only requires landscape and berms “to shield Town residents from unnatural noises, such as those from freeways, arterial streets, and nonresidential land uses.” Single-family residential uses are not considered as noise-generating sources in the Town’s General Plan, or Municipal Code.
Normal conversation and sound generated in a household are not prohibited or required mitigation measures for noise impact. Therefore, staff finds it an unfair burden on Property Owner Teng if additional screening landscape is required to mitigate the “noise” generated by their “very young family.”
In addition, no basketball is proposed, and the garage and uncovered parking areas are quiet zones regardless occupied or not. Vehicle engines might generate brief noise while exiting and entering the property. However, the Trip Generation Matrix published by the Institute of Transportation Engineers (ITE) identifies that single-family residential uses generate ten (10) trips per parcel a day on average. Therefore, it would be less than 10 minutes a day when engine noise might be generated on a parcel. Therefore, no landscape screening has been required for any residential development in the Town to mitigate the sound generated by driving in and out the driveway serving one property.
B. APL22-0004
Appellant Wolfe identified two (2) main requests to mitigate visual and noise impacts (Attachment 4). Each of the appeal grounds are summarized below, followed by staff’s response to each appeal issue.
1. Conditions #2 and #3
Appellant’s Reason for Appeal: The appellant requested “the Planning Commission to increase the minimum size of the screening trees described in COAs #2 and #3 from 24- inch box minimum to at least a 36-inch box minimum.” “My landscape architect, Mike
Planning Commission Page 8
24490 Amigos Court
October 6, 2022
Dillon, he indicated that for the screening trees to be effective on the northeastern property line, the COAs should require at least 36 to 48-inch box minimums.” Staff’s Response: Planning staff at the Town usually recommend a 24-inch box minimum size for all screening trees and a 15-gallon minimum size for all screening shrubs when working with the property owners on landscape screening projects. However, the minimum planting size is not an adopted requirement in the Town’s Municipal Code, General Plan, or Landscape Policy and Guidelines. Staff verified sixteen (16) landscape screening projects approved in 2021, as listed in Table 1, and found that none of the Conditions of Approval included the minimum plant size for screening landscape. All the approved landscape plans included 24-inch box screening trees as the minimum sizes. Given the subject residence is a single-story structure in a flat area, it does not require additional landscape screening in larger sizes beyond what had been requested for other new residential development landscape screening. Based on the past practice in the Town that no projects had been conditioned for a 36-inch box minimum for all screening trees, a 24- inch box minimum size for all screening trees is adequate for screening purposes.
Site Address Project No Project Subtype Status Approved 27800 Via Feliz SD20-0063 Landscape Screening Approved 07/01/2021 25698 Elena Road SD20-0074 Landscape Screening Approved 01/20/2021 13661 La Paloma Road SD20-0078 Landscape Screening Approved 01/05/2021 27985 Central Drive SD20-0079 Landscape Screening Approved 02/23/2021 13875 Mirmirou Drive SD20-0092 Landscape Screening Approved 03/04/2021 12468 Casa Mia Way SD20-0093 Landscape Screening Approved 03/09/2021 24840 Summerhill Avenue SD21-0007 Landscape Screening Approved 04/27/2021 12255 Menalto Drive SD21-0009 Landscape Screening Approved 08/10/2021 27575 Black Mountain Road SD21-0023 Landscape Screening Approved 06/08/2021 27860 Black Mountain Road SD21-0034 Landscape Screening Approved 09/28/2021 12663 Corte Madera Lane SD21-0038 Landscape Screening Approved 05/25/2021 12170 Dawn Lane SD21-0044 Landscape Screening Approved 09/14/2021 26303 Esperanza Drive SD21-0047 Landscape Screening Approved 09/14/2021 27772 Lupine Road SD21-0066 Landscape Screening Approved 08/05/2021 12360 Priscilla Lane SD21-0074 Landscape Screening Approved 09/21/2021 26898 Dezahara Way SD21-0085 Landscape Screening Approved 12/21/2021 Table 1: Landscape Screening Projects Approved in 2021 Source: Trakit In addition, Property Owner Teng expressed concerns with the excessive cost for 36-in trees and provided a quote from a local nursery. The price for a 36-inch tree is $3,700 with a one-year warranty of $500 and a 24-inch tree is $900 with a one-year warranty of $150.
The project included 33 screening trees (42 trees minus the fruit trees). Therefore, the total cost for 36-inch box minimum screening trees is $138,600 and $34,650 for 24-inch box minimum screening trees, not including tax.
2. Screening Landscape Along the Northern Property Lines
Planning Commission Page 9
24490 Amigos Court
October 6, 2022
Appellant’s Reason for Appeal: The appellant requested eight (8) 36-inch Canyon Live Oaks to obscure the view corridor between the two (2) properties. “The Town of Los Altos Landscaping Guide (Landscaping Guide) provided Canyon Live Oaks are native and widespread evergreen trees that can reach up to 90 feet. Furthermore, the Landscaping Guide has not designated Canyon Live Oaks as highly susceptible to Sudden Oak Death (SOD). The Canyon Live Oak also has ideal dimensions for screening as long as eight trees, with a 36-inch box minimum, are planted and maintained. Thus, Canyon Live Oaks would serve as an ideal screening tree for the Project.” Staff’s Response: The Conditions of Approval # 32 by the County Fire Department for the subject residence (SD20-0033, Attachment 7) requires that the access driveway “a minimum unobstructed width of 14 feet, vertical clearance of 13 feet 6 inches.” Maintaining the required unobstructed space requires significant pruning before the proposed oak trees reach mature sizes. Therefore, oak trees might not be the only ideal species as it creates excessive maintenance needs for fire safety reasons.
In addition, the property owner provided the utility diagram below, identifying four (4) utility lines buried along the planting areas for the screening trees. In general, oak trees’ roots are shallower than deep, which can damage pipes and utility lines. In particular, “Canyon Live Oak has a deep penetrating root in its juvenile stages” (UC Agriculture and Natural Resources). Therefore, given the location of on-site underground utility lines, a row of Canyon Live Oak trees is not a viable option for landscape screening purposes along the northern property line.
Figure 7: Underground Utility Diagram Provided by the Property Owner Source: Property Owner On the other hand, staff found the updated landscape plan Revision 1 provides sufficient and superior screening for the reasons below.
Planning Commission Page 10
24490 Amigos Court
October 6, 2022
The project landscape architect relocated one (1) 36-inch box Coastal Live Oak next to the driveway gate and added another 36-inch box Coastal Live Oak per Condition of Approval #4, despite the potential conflict with the underground utilities. One (1) 36-inch box Camphor tree is proposed in front of the residence, behind three (3) 36-inch box Fruitless Olive trees. Based on the data collected from Sunset Western Garden in Table 2 below, the proposed six (6) 36-inch box trees would provide multi-layer, sufficient screening for the 22’-11” single-story residence. In addition, Fruitless Olive trees have smaller canopies and less spreading root systems, significantly reducing the unground utility maintenance and the pruning needs for fire safety reasons.
Species Evergreen Height Spread Native or Adaptive
Costal Live Oak Yes 20-60 ft 20-60 ft Yes
Camphor Yes 50 ft 50-70 ft No
Fruitless Olive Yes 25-30 ft 25-30 ft Yes
Table 2: Proposed Screening Trees along the Northern Property Line Source: Sunset Western Garden Figure 8: Proposed Trees – Landscape Plan Revision 1 Source: Picture collected, and planting highlighted by staff Furthermore, Landscape Plan Revision 1 included 29 shrubs with different heights, with the tallest hedges proposed in front of the three (3) Fruitless Olive trees. Based on the data collected from Sunset Western Garden in Table 3 below, these proposed shrubs would fill in the gaps between tree trunks and reach a height above where the tree canopies branch out. The project landscape architect would reduce the shrub quantity if additional trees were requested, while the proposed Landscape Plan Revision 1 offered a balanced and interesting landscape design preferred by the property owner.
Species No. Evergreen Shape Height Native or
Adaptive
Carolina
Cherry
5 Yes hedge or
tree
20 ft as hedge; 35-40
ft as a tree.
No
Planning Commission Page 11
24490 Amigos Court
October 6, 2022
Toyon 13 Yes shrub or
tree
10 ft as shrub; 15-25 ft
as a tree.
Yes
Sweet Olive 2 Yes shrub 10 ft No
Coffeeberry 9 Yes shrub 3-15 ft Yes
Table 3: Proposed Screening Shrubs along the Northern Property Line Source: Sunset Western Garden Figure 9: Proposed Shrubs – Landscape Plan Revision 1 Source: Picture collected, and planting highlighted by staff
ADDITIONAL INFORMATION
Five neighbors provided written letters to support the conditions of approval and landscape plan approved on the August 16, 2022 Site Development Hearing.
ENVIRONMENTAL REVIEW
The proposed project’s environmental impacts were analyzed before the Site Development permit approval, resulting in a Categorical Exemption under Class 4, Section 15304 (b) new gardening or landscaping Exemption from CEQA.
CONCLUSION
In summary, the Appellants request additional screening landscape for a single-story residence that is unlikely to impose significant visual and noise impacts on their parcels. Furthermore, the appellants have failed to demonstrate the subject residence requires additional landscape screening beyond what previous landscape screening projects have been requested; the number of trees is objectively determined, and tree species are ideal for the project. Landscape Plan Revision 1 would provide multi-layer landscape screening with various species feasible for the projects. For the reasons stated in the report regarding the grounds for appeals, staff recommends Planning Commission deny the appeals and uphold the Planning Director’s decision on Conditions #2, #3, and # 4.
Planning Commission Page 12
24490 Amigos Court
October 6, 2022
ATTACHMENTS
1. Resolution to DENY the appeals and UPHOLD the conditions of approval #2, #3, and # 4
2. Resolution to GRANT the appeals and MODIFY the conditions of approval #2, #3, or # 4
3. APL22-003 Appeal Statement and Application by Appellant Moore
4. APL22-004 Appeal Statement and Application by Appellant Wolf
5. Additional Information Provided by Property Owner Teng
6. Neighbors’ Supporting Letter for Denying the Appeals and Upholding the Approval
7. Approved Plans and Conditions of Approvals for the subject residence (SD20-0033)
8. Final Landscape Plan and Conditions of Approval (SD22-0018)
9. Landscape Plan Revision 1 Prepared by the Property Owner/Landscape Architect
10. Landscape Plan Revision 2 Prepared by the Property Owner/Landscape Architect
Item 3.2
Town of Los Altos Hills
Planning Commission Regular Meeting
October 6, 2022 Minutes
Zoom Meeting and Town Hall, 26379 Fremont Road, Los Altos Hills, California
1. ROLL CALL AND PLEDGE OF ALLEGIANCE
Via teleconference according to the Government Code Section 54953(e), Chair Waschura called the October 6, 2022 Planning Commission Regular meeting to order at 6:00 p.m.
Present: Commissioner Patel, Commissioner Couperus, Commissioner Indaco, Vice-Chair Bredo, Chair Waschura
Staff: Planning Director Mangalam, Senior Planner Ling, Assistant Planner Perez, Administrative Clerk/Technician Brunner
2. PRESENTATIONS FROM THE FLOOR
Chair Waschura opened PRESENTATIONS FROM THE FLOOR.
No presentations from the floor.
Chair Waschura closed PRESENTATIONS FROM THE FLOOR.
3. CONSENT CALENDAR
3.1 Motion of the Planning Commission of the Town of Los Altos Hills to continue meeting virtually through teleconference meetings and making related findings pursuant to AB 361.
3.2 Approval of the September 1, 2022 Regular Meeting Minutes.
MOTION MADE AND SECONDED: Commissioner Patel moved to APPROVE the consent calendar.
The motion was seconded by Commissioner Indaco.
MOTION PASSED: 5-0-0-0-0
AYES:
Commissioner Patel, Commissioner Couperus, Commissioner Indaco, Vice-Chair Bredo, Chair Waschura
NOES: None
ABSTAIN: None
RECUSE: None
ABSENT: None
4. PUBLIC HEARINGS
Ex parte:
Chair Waschura had communications with Vice-Chair Bredo on Item 4.2.
Commissioner Indaco had communications with Carol Gottlieb, from the Environmental Design & Protection Committee (EDPC), on Items 4.1 and 4.2.
Vice-Chair Bredo had communications with Chair Waschura, Carol Gottlieb from the EDPC, and the appellant, Nicholas Moore, on Item 4.2.
Commissioners Patel and Couperus had no ex parte communication.
4.1 24020 Oak Knoll Circle – File #SD22-0015 – Lands of Xie Attachment 7
2 Planning Commission Meeting October 6, 2022 Minutes
Site Development Permit for a new 1,350 sqft swimming pool and spa within a 1,976 sqft sunroom, deck, and related hardscape improvements; and a request for a grading policy exception for the swimming pool deck.
CEQA Review: Categorical Exemption per Section 15303(e) Project Planner: Areli Perez
Assistant Planner Perez presented the staff report.
A question-and-answer session between the Commissioners and staff ensued.
Chair Waschura opened the PUBLIC HEARING.
Representing the owners, the applicants, Mark Helton and Stan Gamble introduced themselves and offered comments on behalf of the project.
A question-and-answer session between the applicants and the Commissioners ensued.
Public Comment
No public comments.
Chair Waschura closed the PUBLIC HEARING.
Commission Discussion
Commissioner Couperus shared a presentation and offered comments in support of the proposed project.
Commissioner Indaco shared photos and offered comments.
Vice-Chair Bredo shared her concerns regarding the glass and offered comments.
Commissioner Patel shared his concerns regarding grading and glass and offered comments.
Chair Waschura requested the applicants answer additional questions posed by the Commission.
Chair Waschura shared his concerns regarding grading and glass and offered comments.
Planning Director Mangalam asked the Commission if they would like to condition the landscape screening plan to return to staff for review or Planning Commission Chair Waschura shared with the Commission recommended conditions of approval for the project that address the items discussed during the hearing.
Commissioner Indaco offered comments in support of her view after a motion was made and seconded but before the vote was recorded.
MOTION MADE AND SECONDED: Commissioner Patel moved to adopt a resolution (Attachment 1) to APPROVE the Site Development Permit and the exception to the Town’s Grading Policy, subject to the listed conditions of approval, with the following conditions added:
1. no exterior lighting
2. landscape screening plan to include shrubs on 2 tiers of the retaining wall and to break up the south side of glass and to return to staff
3. no glass on any transom or kickplate panels on all four sides
4. the use of the smart glass as exhibited in Supplemental 1 The motion was seconded by Commissioner Couperus.
3 Planning Commission Meeting October 6, 2022 Minutes
MOTION PASSED: 4-1-0-0-0
AYES:
Commissioner Patel, Commissioner Couperus, Vice-Chair Bredo, Chair Waschura
NOES: Commissioner Indaco
ABSTAIN: None
RECUSE: None
ABSENT: None
4.2 24490 Amigos Court – File #APL-0003 and APL22-0004 – Lands of Teng Appeal of conditions of approval for a landscape screening site development approval for a new residence at 24490 Amigos Court (SD22-0018) to modify Conditions #2, #3, and #4 for a 36- inch box size minimum for all screening trees and eight (8) 36-inch box Canyon Live Oaks along the northern property line.
CEQA Review: Categorical Exemption per Section 15304(b) Project Planner: Elaine Ling
Senior Planner Ling presented the staff report.
A question-and-answer session between the Commissioners and staff ensued.
Chair Waschura opened the PUBLIC HEARING.
One appellant, James and Karen Wolfe, introduced themselves and offered comments in support of their appeal requests.
Mike Dillon, representing the appellant James and Karen Wolfe, shared a presentation and offered comments in support of their appeal requests.
The second appellant, Nicholas Moore, offered comments in support of his appeal requests.
A question-and-answer session between the appellants and the Commissioners ensued.
Public Comment
Barry Trost, a resident of Los Altos Hills, offered comments regarding the driveway depiction.
Lulu Teng and Felix Lo, the homeowners of the appealed project, offered comments in support of their original landscape screening plans and requested a denial to the appeal.
Allen Yu, a neighbor to the Amigos Court owners, offered comments regarding his concerns over the fire hazard dense tree and vegetation plantings would pose and against the appellants’ requests for such.
John Aldrich, landscape architect to the Amigos Court homeowners, offered comments in support of the revised landscape screening plan Revision 1 from the home owner and requested a denial to the appeal .
David Beckham, representing Kielty Arborists, for the Amigos Court property, shared a presentation and offered comments in favor of 24-inch box replacing trees instead of 36-inch box sizes.
Kathryn Li, a neighbor to Amigos Court, offered comments in support of the revised landscape screening plan Revision 1.
The Wolfe/Dillon appellant team offered rebuttal comments.
Nicholas Moore offered rebuttal comments.
4 Planning Commission Meeting October 6, 2022 Minutes
Chair Waschura closed the PUBLIC HEARING.
Commission Discussion
Commissioner Indaco shared a presentation, offered comments supporting the appellants, and highlighted her concerns regarding the proposed lighting, tree, and shrub selections.
Vice-Chair Bredo and Chair Waschura asked Planning Director Mangalam about the lighting issues raised by Commissioner Indaco.
Planning Director Mangalam responded that the owners were working with staff to reduce the number of proposed lights.
Commissioner Couperus offered comments in favor of the approved original screening plans.
He noted that the appellants’ expectation to not see or hear their neighbor as unreasonable and shared his experience with planted 24” boxes trees recovering faster than 36” boxed trees and supported smaller sized plantings.
Commissioner Patel offered comments in agreement with Commissioner Couperus, noted that the Town did not have plans that required applicants to hermitically seal their property from their neighbors, and further noted that the appellants’ arguments for that requirement as offensive. He noted residents did not have the right to dictate a neighbor’s screening selections; that it was the choice of the property owner, and suggested the appellants plant their own trees to achieve the total screening they expected to have.
Vice-Chair Bredo offered comments in agreement with the previous Commissioners’ comments and in favor of Revision 1.
Commissioner Indaco asked staff about the difference between the two revisions and staff responded.
Chair Waschura offered comments in support of continuing the process of working with staff to complete the applicant’s landscape screening plan according to the conditions of approval, specifically noting the trophy lighting on either side of the picture window should be aimed downward.
Planning Director Mangalam invited Assistant Planner Perez to provide clarifying comments regarding previously approved lighting.
Chair Waschura advised the appellants they have 21 days to appeal the Planning Commission’s decision to the City Council.
MOTION MADE AND SECONDED: Commissioner Patel moved to adopt a resolution (Attachment 1) to DENY the appeals and UPHOLD the conditions of approval #2, #3, and #4 made on August 16, 2022 at the Site Development Hearing with Landscape Plan Revision #1 (Attachment 9) and that the applicant work with staff to reduce the outdoor lighting to comply with the current outdoor lighting policy.
The motion was seconded by Commissioner Bredo.
MOTION PASSED: 5-0-0-0-0
AYES:
Commissioner Patel, Commissioner Couperus, Commissioner Indaco, Vice-Chair Bredo, Chair Waschura
NOES: None
ABSTAIN: None
RECUSE: None
ABSENT: None
5 Planning Commission Meeting October 6, 2022 Minutes
5. REPORTS FROM THE COMMISSIONERS
5.1 Past Meeting
• September 15, 2022 – Commissioner Couperus
Commissioner Couperus provided a summary of the past City Council meeting.
5.2 Upcoming Meeting Assignments
• October 20, 2022 – Vice-Chair Waschura
• November 17, 2022 (unconfirmed) – Commissioner Indaco • December 15, 2022 (unconfirmed) – Vice-Chair Bredo
Chair Waschura confirmed upcoming meeting assignments.
Planning Director Mangalam noted the upcoming special joint Planning Commission and City Council meeting on October 21, 2022.
Chair Waschura noted Commissioner Patel's request to switch his January assignment to the City Council with another Commissioner due to travel.
6. REPORT ON PAST FAST TRACK/SITE DEVELOPMENT MEETINGS
6.1 AUGUST 30, 2022
27385 Deer Springs Way – File #ZP22-0008 – Lands of Angquist Zoning Permit to approve a front yard fence and driveway gate requiring an exception from minimum requirements. 6-foot fence and driveway gate are proposed 30 feet from the centerline of Deer Springs Way, where 45 feet is required. APPROVED
6.2 SEPTEMBER 6, 2022
CANCELLED
6.3 SEPTEMBER 13, 2022
CANCELLED
6.4 SEPTEMBER 20, 2022
CANCELLED
6.5 SEPTEMBER 27, 2022
CANCELLED
6.6 OCTOBER 4, 2022
CANCELLED
Planning Director Mangalam provided highlights on past Site Development/Fast Track hearings and noted that all but the August 30 dates had cancellations.
7. PLANNING DIRECTOR REPORT
Planning Director Mangalam noted staff will be working on two ordinances: SB9, which expires October 2023, and the Fence Ordinance, and requested the Planning Commission create two ad hoc subcommittees to cover each of the ordinances.
Commissioner Patel indicated he would like to work on the SB9 Ordinance. Chair Waschura also volunteered to work on the SB9 Ordinance.
Commissioner Indaco indicated she would like to work on the Fence Ordinance. Vice-Chair Bredo also volunteered to work on the Fence Ordinance.
6 Planning Commission Meeting October 6, 2022 Minutes
Commissioner Couperus requested the Town formally acknowledge the significant contribution of a particular past planning commissioner.
Chair Waschura requested Commissioner Couperus draft a letter to present at the next Planning Commission meeting to recommend this person for a pathway naming, listing reasons to support that recommendation, note this is a City Council decision, and get approval from the Pathways Committee.
This letter would be included as part of the Consent Calendar to forward a recommendation to the City Council.
Commissioner Indaco asked Planning Director Mangalam if the Planning Commission would be overstepping the volunteer committee by making a recommendation.
Planning Director Mangalam noted that there was no procedure either in the municipal code or in the general plan regarding naming of the pathwaysand it is not a land use issue. She suggested to have some sort of policy in place regarding the naming of the paths and that it would be best if the Pathways Committee made the recommendations.
Commissioner discussion regarding pathway naming ensued.
8. ADJOURNMENT
Meeting was adjourned at 9:19PM by Chair Waschura.
Respectfully submitted,
Keren Brunner
Planning Technician
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
File No. Date:
APPROVED
SD22-0018 8/16/22
SITE DEVELOPMENT COMMITTEE
Review COA
#4. Additionalscreeningrequired.
Reduce lighting
per COA #5
CONDITIONS OF APPROVAL
Lands of Teng– 24490 Amigos Court – File# SD22-0018
PLANNING DEPARTMENT
1. No other modifications to the approved plans dated January 30, 2022 are allowed except as otherwise reviewed and approved by the Planning Director. Any further changes or modifications to the approved plans shall be first reviewed and approved by the Planning Director, prior to planting or commencement of work.
2. All required plantings shown on the plans shall be installed during the winter months between October and March. All screening trees shall be 24-inch box minimum and all screening shrubs shall be 15-gallon minimum.
3. The applicant shall replace the 5-gallon screening trees along Amigos Court with native evergreen low-water usage trees that are 24-inch box minimum and shrubs that are 15- gallon minimum. The applicant shall submit a list of replacement trees to the Planning Department prior to installation.
4. The applicant shall provide additional tree planting along the northern property line to address the screening concerns raised by the neighbor. Planning staff will coordinate on the species of the proposed trees with Environmental Design and Protection Committee to be planted and pass the recommendation to the applicant. The applicant shall provide the revised Landscape plan to accommodates these revisions.
5. Exterior lighting is approved as shown on the plans. All light fixtures shall conform to the maximum lumens and kelvins as specified in the Town’s Outdoor Lighting Policy. Pool and spa lights may have a maximum of four lights combined. The applicant shall work with planning staff to reduce the number of proposed outdoor lighting to minimize the runway effect. Any changes to the approved lighting plan shall be approved by the Planning Department prior to installation. All exterior lighting fixtures shall be down directed, fully shielded, and non-movable fixtures. No lighting may be placed within setbacks except two driveway or entry lights.
6. Fencing and driveway gate is approved as shown on the plans. The fence is approved as a 6’-0” tall deer fence along the property lines and setback 45’ from centerline of Amigos Court. The driveway gate is approved as a 6’-0” tall open style gate with four entry columns and one pedestrian gate setback 45’ from centerline of Amigos Court.
The location, height and materials of the fence and driveway gate shall be constructed according to the approved plans. Any changes to the location, height, or construction of any proposed fences, gates, or columns shall first be approved by the Planning Department. The new fence and driveway gate shall not obstruct or encroach within any easements on the property. The fence shall not have points, spokes, or sharpened edges per LAHMC Section 10-1.507.
7. The property owner shall remove all Stinkwort (Dittrichia graveolens) plants from the entire property and in the road right-of-way by manual pulling or use of herbicide by October 1st of each year until the final approval of the project.
8. Pathways within setbacks shall not exceed four feet in width.
9. A Certificate of Completion shall be prepared by the project Landscape Architect, Irrigation Designer, or Landscape Contractor, provided to the Town, and include the following statement: “The landscape and irrigation system has been installed as specified in the landscape design plan and complies with the criteria of the Water Efficient Landscape Ordinance and the permit.” The Certificate of Completion shall be submitted at completion of landscape installation (not required prior to final inspection).
10. A $5,000 landscape maintenance and water usage deposit shall be paid to the Town prior to final inspection of the new residence. Two years after the project has been completed, staff will review the water usage for the property and conduct a site inspection to ensure installed landscape screening is still present and has been adequately maintained. Inadequate maintenance of installed landscape screening and/or water usage greater than the annual usage indicated on the approved parcel water budget worksheet, may result in complete forfeiture of this deposit.
ENGINEERING DEPARTMENT
11. Any revisions or additions to the approved grading and drainage plan shall be submitted 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.
12. 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.
13. 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-of-way shall commence without an encroachment permit.
14. 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.
15. 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
16. 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.
17. Fire Apparatus (Engine)Access Driveway Required: (Letter received) An access driveway shall be provided having an all-weather surface of either asphalt, concrete or other engineered surface capable of supporting 75,000 pounds and approved by a civil engineer. It shall have a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum turning radius of 40 feet outside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. Provide document from an civil engineer to justify new hydroflo paver driveway surface capable of supporting 75,000 lbs.
18. Emergency Gate / Access gate Requirements: (As Noted on Sheet L-1.0) 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 12' 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.
Project approval may be appealed if done so in writing within 14 days of the date of the approval.
Please refer to the Conditions of Project Approval set forth herein. If you believe that these Conditions impose any fees, dedications, reservation or other exactions under the California Government Code Section 66000, you are hereby notified that these Conditions constitute written notice of a statement of the amount of such fees, and/or a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest such fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions.
Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments prior to final building inspection approval.
NOTE: The Site Development permit is valid for one year from the approval date. All required building permits must be obtained within that year and work on items not requiring a building permit shall be commenced within one year and completed within two years.
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
File No. Date:
APPROVED
SD22-0018 8/16/22
SITE DEVELOPMENT COMMITTEE
Reduce lighting
per COA #5
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
File No. Date:
APPROVED
SD22-0018 8/16/22
SITE DEVELOPMENT COMMITTEE
Reduce lighting
per COA #5
2 Respectfully,
Jim Wolfe
Town of Los Altos Hills November 14th, 2022
26379 Fremont Road
Los Altos Hills, CA 94022
Subject: 24490 Amigos Court – File #SD22-0018 – Lands of Teng Site Development Permit for landscape screening of an approved new residence. #APL22-0005
Dear Mayor Tyson,
I would like to provide some background information regarding our case and the appeals brought on by Mr. Jim Wolfe, a neighbor.
We are the applicant for the above project and we currently reside at 24480 Amigos Court, Los Altos Hills. We purchased the land with an existing home at 24490 Amigos Court several years ago in order to expand so that our next generation of family members can live close by and help take care of each other more easily. We are blessed to have lived in this neighborhood for over 40 years; we have enjoyed it so much and are fortunate to be able to now continue to raise our next generation here as well.
Concerning the landscape design, we hired locally well-known landscape architect John Aldrich, who has designed landscapes all over Los Altos, Los Altos Hills, and the neighboring cities, with several factors in mind: fulfilling screening needs, choosing trees with less pollen, providing beautiful views of landscape with our desired plants, shrubs, and trees, and most importantly, creating an open and welcoming design. We wanted an aesthetically pleasing design that is enjoyable to all, with ample screening, but also allowing natural sunshine and air from all directions. With that in mind, we took into account comments from EDPC, planning, and neighbors and made a number of revisions which resulted in the plans being approved with conditions at the site development hearing on August 16th, 2022.
During this time, and in the initial planning period, we invited neighbors to walk the property with us and provide feedback, which included Mr. Wolfe. He expressed that he wished to not be able to see our house at all, and that many trees would be needed to ensure that. Specifically, he requested 8 Oak trees be planted. The area in question he is currently concerned about is approximately a 100 ft. fence line from the start of the cul-de-sac to the end of the property.
Supplemental No. 2
AGENDA ITEM #6.A
Distributed 11/15/22
Once we were notified of the initial neighbor appeals to our approved plan, John Aldrich did his best to add more shrubs and trees given the limitations of overcrowding due to the existing utility easement and proximity to the new driveway. We made great efforts to take into consideration Mr. Wolfe’s requests, and worked with the town planning staff on varying versions of the landscape plan in order to compromise with what we wanted as well as what would work for Mr. Wolfe and other neighbors. We proposed a total of six trees along the northwestern property line in addition to upsizing all sixteen screening shrubs.
However, all proposed compromised versions were rejected by Mr. Wolfe.
Subsequently, at the October 6th, 2022 planning commission hearing, we provided photos of the existing screening when viewing the neighbors’ properties from the subject property. We also provided an arborist report commenting on our landscape plans and the likelihood of survivability of our chosen trees and their respective sizes. A number of neighbors spoke up on our behalf, supporting our landscape plan. We believed that our design provided more than sufficient screening in accordance to the requirements of the Town.
It is our understanding that Commissioner Indaco, Commissioner Couperus, and Commissioner Waschura came to the site and viewed in person the area in question, prior to the hearing. At the hearing, all members of the planning commission unanimously voted to deny the appeal, citing that our landscape plans were acceptable according to the requirements of the Town and general Town expectations; furthermore, stating that a homeowner is allowed to decide which trees they wish to have on their own property.
A couple weeks after the hearing, Mr. Wolfe approached me again, asking us to add more Oak trees. We discussed with our family members and relayed to him that we believed our landscape plan was already a compromise and would provide ample screening per Town regulations. He asked me to view our house from his backyard to see what was bothering him, and I kindly explained to him he could plant Oak trees on his own property; he replied that the trees would take up too much room in his backyard.
The continuous threat of fire due to the density of trees and proximity to homes is also a concerning factor we took into consideration in our design. We believe our landscape plan will provide us with stable, long-term vegetation growth and will give the selected shrubs and trees the best chances for survival, as well as
THE TOWN OF LOS ALTOS HILLS November 17, 2022
Staff Report to the City Council
SUBJECT: RESOLUTION OF THE CITY COUNCIL MAKING CEQA EXEMPTION AND
APPROVING A TENTATIVE MAP TO CREATE A TWO-LOT SUBDIVISION OF AN EXISTING 2.20 GROSS ACRE PARCEL LOCATED AT 27600
ALTAMONT ROAD (APN 182-028-026).
FROM: Areli Perez, Assistant Planner
Sofia Mangalam, Planning Director
APPROVED: Peter Pirnejad, City Manager
RECOMMENDATION: That the City Council
Adopt a resolution (Attachment 1) making CEQA exemption and approving a tentative map to create a two-lot subdivision of an existing 2.20 gross acre parcel.
BACKGROUND
The subject property is a 2.2 gross acre lot located at the southeastern quadrant of the Altamont Rd. and Page Mill Rd. intersection. See Figure 1. The existing parcel has one single-family residence that is accessed via Altamont Rd. The parcel has a slope of 14% and an existing lot unit factor (LUF) of 2.03. As explained in detail below, the proposed project would be required to make road right-of-way dedications along Altamont Rd. and Page Mill Rd. based on requirements of the Town and the County of Santa Clara.
Figure 1 27600 Altamont Road Source: Google Maps
Altamont Road
AGENDA ITEM #6.B
P.P.
City Council Staff Report Page 2
Altamont 2-Lot Subdivision- TM22-0004
November 17, 2022
The item was previously presented to the City Council in a public hearing on August 18, 2022. At the meeting, the Council noted the concerns of the public regarding the potential safety impact of Parcel B being accessed off Page Mill Rd. The Council reviewed the Planning Commission’s recommendation of including a condition of approval requiring the applicant to provide a traffic safety study and discussed with staff the possibility of having the driveway for Parcel B accessed through Parcel A and onto Altamont Rd; however, staff explained that such proposal would bring the subdivision out of conformance with the General Plan and LUF requirements. Staff also noted that the applicant had previously proposed the driveway to locate off of Altamont but due to LUF requirements, the applicant could not proceed with this proposal. Thus, the Council made a motion to deny the subdivision application without prejudice and directed the applicant to refile the application with a Traffic Safety Study for review by the Planning Commission (See Attachment 2, City Council meeting minutes).
Subsequent to the council decision, the applicant refiled the Tentative Parcel Map application for a two-lot subdivision on August 27, 2022, with a Traffic Study as directed by City Council. The Traffic Study was prepared by Hexagon Transportation Consultants Inc. (Hexagon) dated September 7, 2022 (Attachment 5) and was peer reviewed by Traffic Patterns, a Town Consultant (Attachment 6). The applicant prepared a revised traffic study in response to the peer review and submitted to the Town on October 13, 2022 (Attachment 7).
On November 3, 2022, the Planning Commission reviewed the proposed subdivision and traffic safety study. A detailed discussion took place regarding the posted speed at Page Mill Road, and County’s standards for sight distance evaluation. After deliberation, Planning Commission voted 4-0-1 (one commissioner abstaining) to make a recommendation to the City Council approve the proposed subdivision. (See Attachment 3 for detailed notes for the Planning Commission Meeting).
In summary, staff recommends that the City Council approve the tentative map to create a two-lot subdivision of an existing 2.20 gross acre parcel.
NOTICING/PUBLIC OUTREACH
The public was advised of this Public Hearing in the following ways:
• Mailing to property owners who own property within a 500-foot radius – November 7, 2022
• Posted at the project site – November 7, 2022
• Public Posting Places – November 7, 2022
• Town Website: www.losaltoshills.ca.gov – November 10, 2022
MUNICIPAL CODE AND GENERAL PLAN REQUIREMENT
General Plan Land Use Element
• The lot unit factor (LUF) for any given parcel is based on lot size and average slope as
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determined by a formula established in the Town’s Zoning Ordinance. Newly created lots must have a LUF of one or more. Some lots with a LUF of less than one were created early in the Town’s history, prior to incorporation. These lots are considered nonconforming and their development is restricted today. Lots with a LUF of less than one may not be created today. Lots with a LUF of less than .50 require a conditional development permit. • Slope Density Standards for Subdivisions
Within those areas designated for low density residential use, net lot area should be not less than one acre (43,560 square feet) per primary dwelling unit. In addition, the minimum net lot area for subdivisions should increase with an increase in average slope, based on the following slope-density standards:
Average slope of land to be subdivided— Minimum net lot size 0 – 10% slope One acre
10 – 50% slope An increase from one to seven acres, based on the average slope of the land.
Over 50% slope These areas generally should not be developed for residential purposes.
Municipal Code
• Section 9-1.603 Preparation of tentative lot design and development plans of the Municipal Code includes requirements for tentative lot design and development plans. • Section 9-1.604 Lot size and requirements of the Municipal Code includes minimum requirements for parcels, including minimum parcel area, slope density requirements, lots which does not front on the public road system, lots with difficult terrain and other unusual conditions and related requirements.
• Section 9-1.512 Actions by the Planning Commission of the Municipal Code states that the Planning Commission is to make a recommendation on the tentative map to the City Council. The Commission may recommend the Council approve the map or deny the map; if the latter, there are certain findings of denial that the Commission would need to make.
In addition, the Planning Commission may recommend the City Council consider conditional exceptions to the subdivision ordinance requirements if certain findings are made.
• Section 9-1.514 City Council action of the Municipal Code states:
(a) Once the Planning Commission has made a recommendation on the map, the City Clerk shall place the map upon the next available meeting agenda of the City Council.
The City Council shall approve, conditionally approve, deny, or deny without prejudice the tentative map within thirty (30) days of the Planning Commission recommendation.
The City Council shall also take action on any and all conditional exceptions that may accompany the tentative map;
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(b) If no action is taken by the City Council within fifty (50) days after the official filing date of the tentative map, or of a longer period mutually agreed to by the subdivider and the City Council, then the tentative map, as filed, shall be deemed to be approved, insofar as it complies with other applicable requirements of this article, and it shall be the duty of the Clerk of the legislative body to certify such approval; and (c) The determination of the Council after the hearing upon the tentative map shall be transmitted to the City Planner, and shall, if there has been approval or conditional approval, constitute final action upon the tentative map.
DISCUSSION
Project Description
The applicant is requesting to subdivide the 2.20 gross acre (2.083 net acre) parcel into two (2) parcels of 1.010 net acre (Parcel A) and 1.073 net acres (Parcel B) with Lot Unit Factors (LUFs) of 1.009 and 1.003 per the Zoning Ordinance. See Fig. 2.
Figure 2: Existing lot and proposed subdivision Source: Project Plans The existing property is an approximately 2.20 gross acres with a slope of 14% and an existing LUF of 2.03. The existing property is a corner lot and has frontages on Altamont Rd and Page Mill Rd. Page Mill Rd is under the County of Santa Clara’s jurisdiction.
Parcel A
Parcel B
Existing Lot
Page Mill Rd
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Per Article 7 of the Subdivision Ordinance, every subdivider shall bring the widths of right-ofway (ROW) into the conformity and the minimum ROW width for all public and private roads.
The minimum width, except fire or emergency roads, is 60 feet. Thus, the applicant is required to dedicate a 10-foot-wide road ROW easement along Altamont Rd. In addition, because the property fronts the portion of Page Mill Rd. that is within the County of Santa Clara jurisdiction, the County also requires a 10-foot-wide road ROW dedication along Page Mill Rd.
Traffic Safety Study (Attachment 5)
As previously requested by the Council, a Traffic Safety Study was prepared by Hexagon Transportation Consultants, Inc. and is dated September 7, 2022. As previously stated, Page Mill Rd is under the County of Santa Clara jurisdiction and therefore, sight distance analysis and traffic safety measures would be required to meet the standards of the Department of Roads and Airports of Santa Clara County. The existing parcel is accessed from Altamont Rd. Similar to the existing parcel, proposed Parcel A will be accessed from Altamont Rd, and thus Parcel B will be accessed from Page Mill Rd. Page Mill Rd is not within the Town boundaries and not within the Town’s jurisdiction but is a County roadway and right of way. Thus, the applicant had to receive approval from the County of Santa Clara for using such road for driveway access.
The County’s Department of Roads and Airports, pursuant to the County’s sole jurisdiction over the roadway at issue, sets the standard for single residential driveways based on “stopping sight distance” requirements. The County thus required the applicant to submit a Sight Distance Analysis and determined that said analysis submitted by the applicant was acceptable on April 25, 2022 (Attachment 8). The sight distance analysis evaluates speed and driveway design with the stopping sight distance. The accepted Sight Distance Analysis has conditions of approval, including the road right-of-way dedication, frontage improvements, and removal of vegetation or other obstructions necessary for the line-of-sight of the proposed. The next step for the applicant should the subdivision be approved, is to obtain an encroachment permit from the Department of Roads and Airports for the driveway. During the encroachment permit application process, the County verifies this driveway approach is consistent with the approved sight distance analysis.
As discussed earlier that at the August 18 City Council meeting, Council directed the applicant to resubmit the subdivision plans with the traffic study for Planning Commission’s review.
The traffic safety study report prepared by the applicant further analyzed the sight distance analysis that was submitted to the County. The study notes that the required stopping sight distance is 250 feet and the available sight distance is 275 feet, which means that this roadway’s sight distance exceeds the County’s distance requirements. Roadway design is discussed in the study, as well as its impact on speed and sight.
Peer Review of the Traffic Safety Study (Attachment 6)
The Town obtained a peer review of the report provided by the applicant. The peer review includes four (4) findings and recommendations. These findings and recommendations are suggested to be modified within the Traffic Study prepared by the applicant.
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• The review explains what a stopping sight distance is, which is a “required ‘clear’ distance along a roadway that should be maintained between motorists so that they can see one another and stop their vehicles in the event of a hazard ahead on the roadway”. • The peer review noted that there is no posted speed limit of 25 MPH within the project area but agrees with the applicant’s Traffic Safety Study that 25 MPH speed appears to be the appropriate speed limit based on the roadway’s circumstances (subject to validation by the County). The posted speed relates to the traffic study as the study proposes a design speed to estimate the stopping sight distance requirements.
• The peer review noted that there is no curve warning nor advisory speeds for the curve closest to the proposed project driveway and suggested a Ball Bank Indictor study be undertaken to analyze the curve speed operations in both directions of Page Mill Rd. The peer review states that these findings are to be shared with the County for their determination if sign installations are appropriate or if sign installation can be recommended as an off-site improvement condition.
• The recommendation also discusses the stopping sight distance identified in the study and finds that a stopping sight distance for a 30 MPH speed is 200 ft. and not 250 ft. per the Caltrans – Highway Design Manual and the Manual on Uniform Traffic Control Devices (MUTCD- CA). The peer review found that the stopping sight distance from the project driveway does provide the required 200 ft assuming the conservative 30 MPH design speed.
The peer review was provided to the applicant for their review and an opportunity to prepare a response report.
Revised Traffic Safety Study by the Applicant (Attachment 7) The applicant prepared a revised report on October 13, 2022. The applicant provided the modifications recommended by the peer reviewer. This includes the Ball Bank Indicator test results and the revision of the stopping sight distance of 200 ft. based on design speed of a 30 MPH. The study further notates that there is a sight distance of 275 ft., which is exceeding the required 200 ft.
Access
The existing parcel is accessed from Altamont Rd. Similar to the existing parcel, proposed Parcel A will be accessed from Altamont Rd, and Parcel B will be accessed from Page Mill Rd. Page Mill Rd. is not within the Town Limits, and the applicant had to receive approval from the County of Santa Clara for access. The County’s Department of Roads and Airports required the applicant to submit a Site Distance Analysis which was found acceptable by the Department on April 25, 2022.
The accepted Site Distance Analysis has conditions of approval, including the road right-of-way dedication, frontage improvements, and removal of vegetation or other obstructions necessary for line-of-sight of the proposed. See Attachment 8.
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Geotechnical Review
The subdivision falls within the Town’s Geotechnical and Seismic Hazard Zones, specifically within Zone D (ground deformation/fault rupture) and Zone F (Fault Rupture). The applicant submitted a Geotechnical Investigation Report prepared by Silicon Valley Soil Engineering. The report was reviewed by the Town Geotechnical Consultant, Cotton Shires and Associates, Inc.
Per Section 9-1.902 a final geological report will need to be approved at least 30 calendar days prior to submission of the final parcel map to the City Council (see Attachment 1, Exhibit B, condition #1 and #2).
Fire Department Review
The Santa Clara County Fire Department reviewed the proposed plans and provided comments that the applicant will need to address during the development of each parcel for the driveway grade. (See Attachment 1, Exhibit B, condition #27 and #28). However, there are no outstanding issues for the proposed subdivision as the project does comply with applicable standards.
PLANNING COMMISSION MEETING NOVEMBER 03, 2022
At November 3, 2022, meeting, the Planning Commission reviewed the application and the traffic safety study prepared by Hexagon. The applicant and consultants were provided an opportunity to be heard and present additional testimony. At the meeting, Town’s traffic consultant, Jamie Rodriguez from Traffic Patterns, was present to answer the Commission’s technical questions related to the Traffic Study. A summary of the questions and responses are included in Attachment
3. In summary, the Town’s traffic consultant provided explanation as to the County’s sight distance standard, the relevant speed limit issue upon which sight distance analysis is based, and how the project would meet the County’s sight distance requirement.
Additionally, the applicant’s counsel also provided additional information regarding the proposed subdivision and traffic safety review. Applicant’s counsel illustrated that the applicant has a vested interest in the safety of the proposed driveway and that it does not create a hazardous situation.
The applicant has complied with the Commission and Council directions to provide a traffic safety analysis and agrees to carry out mitigation measures. The proposed driveway is a County roadway and thus would be required to meet County standards; as shown in the Traffic Safety Study, the results of the ball bank indicator reviewed by the County and by the Town’s traffic consultant, indicating that the driveway meets the safety standards at 30 mph. Likewise, applicant’s traffic safety consultant from Hexagon also demonstrated the measurement of 275 feet for sight distance and noted that the requirement from County is 200 feet. Applicant’s counsel further noted that proposed subdivision will improve public safety in key areas such as dedicating right of way space to allow safe pedestrian and cyclist travel and removal of vegetation that limits visibility at the site location. These foregoing comments are included in further detail in Attachment 3.
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Public Comments Received for the Planning Commission Hearing Planning Commission received eight (8) written comments (see Attachment 9) and three (3) oral comments at the public hearing.
Out of the eight (8) written comment letters, two (2) letters were in favor of the subdivision, one (1) letter was from the Attorney representing the applicant and remaining five (5) letters expressed their concerns regarding the safety of the driveway.
The oral comments made during the November 3, 2022, public hearing was all related to the safety concerns on Page Mill Rd access to Parcel B, including how motorists and cyclists do not drive at 25 mph or 30 mph.
STAFF COMMENTS/RECOMMENDATIONS
The proposed subdivision of the existing lot into two (2) lots meets the requirements and intent of the General Plan and Subdivision Ordinance. Based on the Planning Commission and City Council directions, the applicant has provided a traffic study (which is not a requirement under the Subdivision Ordinance). Upon submission of the study, staff consulted Traffic Patterns to conduct a peer review to ensure the accuracy of the traffic study. Peer review noted that there is a 200-foot stopping sight distance that meets the County’s requirement for the approval of the driveway access. Issues identified by the peer review were then addressed by the applicant through a revised study. In addition, staff has been in constant communication with the County pertaining to the driveway issue. It shall be noted that the traffic safety study evaluated the project’s compliance with sight distance requirements, which the County (as the only entity with jurisdiction over this roadway) imposes on applicants to address traffic safety concerns and as a precondition for obtaining access approval from the County. The Town has no jurisdiction over where the access from Page Mill Road could be or whether additional sight distance or traffic standards should be imposed as the County sets those standards for its right-of-way areas. Planning staff asked the applicant to seek approval from the County in order for this application to be deemed complete and presented to Planning Commission and City Council for consideration. The County conducted its review and provided an approval for the location of the driveway access to Parcel B. There are also frontage improvements (County Standard B/4A) required by the County including removal of vegetation or other obstructions as necessary for line-of-sight. The County further shared with staff that it is open to considering the installation of additional signage as warranted and the applicant would be required to explore that option with the County and to actually construct the signage if warranted, all as a part of the proposed conditions of approval for the subdivision.
However, staff does note the concerns about the steep slope for the proposed driveway to Parcel B. However, the design of the driveway access interior to parcel B is not part of the subdivision as it will depend on the siting of the house and garage. This issue will need to be resolved during the Site Development permit approval. Staff has added a condition of approval, COA #20, stating that “the residences on parcels A and B shown on the Tentative Parcel Map are conceptual only, and no approval of any residence is indicated by approval of the Tentative Map. Site Development applications are required for the new residences and shall be submitted to the Planning Department for review and approval by the Planning Commission.” This approval process would include