HomeMy WebLinkAboutItem 3.5TOWN OF LOS ALTOS HILLS January 27, 2005
Staff Report to the Plannin Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE, SECONDARY
DWELLING UNIT, AND POOL; LANDS OF BLACKMAN; 13815 BARTON
COURT; #220-04-ZP-SD-GD.
FROM: Debbie Pedro, AICP, Senior Planner --3;R.
APPROVED BY: Carl Cahill, Planning Director C. C.
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit for the new residence and secondary
dwelling unit and deny the request for a grading exception for the swimming pool and
yard area, subject to the recommended conditions in Attachment 1.
BACKGROUND
The subject property is located at the terminus of a cul-de-sac on Barton Court.
Surrounding uses include single-family homes on adjacent parcels to the east, west and
south. The applicant proposes to demolish an existing single story residence on the
property and construct a new two-story residence with a basement, an attached secondary
dwelling unit, and a swimming pool.
CODE REOUIREMENTS
As required by Section 10-1.1103 of the Zoning Ordinance, this application for a new
residence has been forwarded to the Planning Commission for review and approval. The
Zoning and Site Development sections of the Municipal Code are used to evaluate new
residences including building siting, floor and development area limitations, grading,
drainage, height, setbacks, visibility, and parking requirements.
DISCUSSION
Site Data:
Gross Lot Area:
1.055 acres
Net Lot Area:
1.055 acres
Average Slope:
14.7%
Lot Unit Factor:
0.949
Staff Report to the Planning Commission
Lands of Blackman
13815 Barton Court
January 27, 2005
Page 2 of l I
Floor Area and Development Area
Area (sq. ft.) Maximum Existing Proposed increase Remaining
Development 12,562 7,312 12,553 5,241 9
Floor 5,471 3,355 5,459 2,104 12
Site and Architecture
The applicant is requesting approval of a Site Development Permit to construct a 4,746
square foot two story residence with a 1,844 square foot basement, a 713 square foot
attached garage, and a 853sq. ft. swimming pool.
The parcel is located on a gentle to moderately steep sloping hillside with an average
slope of 14.7%. The existing residence is located primarily on a cut building pad,
adjacent to a fill slope from previous site grading. The proposed new residence is sited on
the widest portion of the lot north of the existing house. The two-story building meets the
setback, height, floor area and development area requirements established in Title 10,
Zoning and Site Development, of the Los Altos Hills Municipal Code. The new
residence is located a minimum of 61' from the north (front) property line, 30' from the
east and west (side) property lines, and 53' from the south (rear) property line. The
maximum building height on a vertical plane is 24'10" and the maximum height of the
building (including chimneys and appurtenances) from the lowest point to the highest
point is 31'6". Proposed exterior materials include a cement plaster exterior with cultured
stone veneer, mission file roof, arched windows and balconies with wrought iron railings.
The ground floor of the new residence has 4,038 sq. ft. of living area which includes a
foyer, living mom, dining room, family room, kitchen, master suite, guest suite, and a
library. The second floor has 708 sq. ft. of living space with two bedrooms and two
bathrooms. The 1,844 sq. ft. basement includes a 992 sq. ft. secondary dwelling unit, a
wine cellar, theatre, a hobby room, storage room and mechanical rooms. The basement is
fully underground and exempt from floor area calculations pursuant to Section 10-1.208
of the Municipal Code. An enlarged basement lightwell is located on the south side of
the building and serves the dual function of an egress as well as a patio for the basement.
Because the property is not located within an area of special flood hazard or a 100 -year
flood plain as identified by the Federal Insurance Administration or Federal Emergency
Management Agency (FEMA), the basement is not subject to any development
restrictions per Section 7-5.12 of the Municipal Code.
Driveway & Parking
The existing legal nonconforming driveway will be removed and replaced with a new
driveway which will be located a minimum of 10' from the property line to comply with
Staff Report to the Planning Commission
Lands of Blackman
13815 Barton Court
January 27, 2005
Page 3 of 11
code requirements. The new driveway would be a minimum of 14 feet in width for its
entire length and a required fire truck turnaround has been incorporated into the proposed
driveway plan. A garage will provide three (3) covered parking spaces with standard
dimensions of 10' x 20'. Two (2) additional outdoor parking spaces are located directly
east of the main entrance outside of the required setbacks.
Outdoor Lightin
The applicant is proposing two (2) driveway entry lights and two (2) recessed step lights
within the east property line setback to provide safety fighting in the driveway backup
area (Lighting Plan L3). Staff has included condition #6 for outdoor lighting, requiring
that fixtures be down shielded, low wattage, and shall not encroach or reflect on adjacent
properties. The applicant has submitted lighting specifications indicating that all proposed
fixtures will be downshielded or have opaque glass covers to mitigate visibility.
Trees & Landscaping
Existing vegetation on the property includes a row of cypress trees which provides dense
screening along the southwest property line. The rest of the property is sparsely planted
with several oaks, a cypress, a pepper tree, and some ornamental plantings around the
house and at the bottom of the driveway. Trees proposed to be removed as part of the site
.development proposal include one (1) 12" pepper, one (1) 10" fig, and four (4) 8"-10"
oak trees. The location and list of the trees to be removed are detailed on the preliminary
site plan (Sheet C2). To ensure that all significant trees will be protected throughout the
construction period, staff has included condition of approval #5 requiring that the trees
within the vicinity of the construction be fenced for protection.
A landscape screening and erosion control plan will be required after final framing of the
new residence.. Furthermore, any landscaping required for screening or erosion control
will be required to be planted prior to final inspection, and a maintenance deposit to
ensure viability of plantings will be collected prior to final inspection.
Drainage
Water runoff generated from the new development will be collected and carried to an
onsite storm water detention system consisting of four 24"D x 35'L solid storage pipes.
The system slows down the incoming flow and meters the outflow to a 3" pipe. The
water is then carried to a 8' x 10' rip -rap dissipater located west of the new driveway. In
addition, a new earthen Swale will be constructed around the perimeter of the property to
capture additional stormwater runoff from neighboring properties. The applicant's
engineer has provided a hydrology study which included storm flow analysis and
calculations showing that the proposed drainage improvements will mitigate impacts of
Staff Report to the Planning Commission
Lands of Blackman
13815 Barton Court
January 27, 2005
Page 4 of 11
the site development and the quantity and flow rate of onsite surface runoff will not
increase.
Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the
Engineering Department has reviewed and determined that the proposed drainage design
complies with Town requirements. The Engineering Department will review and approve
the final drainage plan prior to acceptance of plans for building plan check. Final "as -
built" grading and drainage will be inspected by the Engineering Department, and any
deficiencies will be required to be corrected prior to final inspection.
Grading
Total grading quantities include 5,075 cubic yards of cut (basement, rear yard, and
swimming pool) and 660 cubic yards of fill (driveway and north of the main residence).
The Engineering Department has reviewed the proposed grading and concluded that it is
not in conformance with the Town's grading policy. Specifically, the applicant is
requesting up to 12.5' of slope cut in the rear yard covering approximately 4,000 square
feet in area to create a flat pad in order to accommodate a swimming pool and lawn areas.
(Attachment 3) According to the Town's grading policy, the maximum allowable cut for
decks and yards is 4'. However, the Planning Commission has the discretion to approve
grading levels beyond standard requirements when the individual site dictates the need to.
deviate from the criteria.
The purpose of the Town's grading policy is to assure construction that retains the
existing contours and basic landform of the site to the greatest extent feasible. In
reviewing the proposal, staff does not recommend approval of the excessive grading for
the following reasons:
1) The Planning Commission has approved exceptions to the grading policy for
necessary improvements such as a driveway or a main residence particularly when
such exceptions would result in the preservation of trees or the lowering of the house
profile on highly visible hillside lots. However, the Planning Commission has
determined that the installation of amenities such as pools, decks, and lawns should
generally conform to the limitations of the Town Grading Policy and the existing
hillside terrain. In the past, the Planning Commission has rejected requests for the
wholesale grading and alteration of hillsides in order to accommodate pools and
expansive flat lawns. The most recent example was for the Lands of Shimmon, 24301
Elise Court, 202-02-ZP-SD-GD on June 12, 2003.
2) In reviewing similar proposals, staff has consistently directed applicants to redesign
their projects to adhere to the Town's grading limits. This property is not unique in
that many other sites in the Town are similarly constrained by the hilly terrain.
Staff Report to the Planning Commission
Lands of Blackman
13815 Barton Court
January 27, 2005
Page 5 of I 1
3) Adherence to the grading policy would not prevent the property owner from
constructing a swimming pool or establishing useable outdoor living space. The
swimming pool can be relocated and/ or redesigned and the lawn area can be reduced
to minimize the amount of proposed cut. Terracing is a common technique used by
property owners to create outdoor living space that conforms to the Grading Policy.
Fire Department Review
The Santa Clara County Fire Department has reviewed the proposal and is requiring a fire
truck tumamund on the property which has been incorporated into the driveway plan.
Additional conditions including installation of fire sprinklers throughout the building,
temporary driveway to access the property, and premise identification are included as
conditions #26-28.
Committee Review
The Pathways Committee recommends a pathway in -lieu fee which is included as
condition #25.
The Environmental Design Committee noted that the area directly west of the new home
needs mitigation. Recommended condition of approval #2 requires a landscape screening
and erosion control plan to be submitted after final framing of the new residence to
address view impacts to surrounding neighbors.
CEOA STATUS
The project is categorically exempt under Class 1 of the State CEQA Guidelines
1. Recommended conditions of approval
2. Site Map
3. Plan and section views of proposed grading exceeding grading guidelines
4. Recommendations from Environmental Design Committee dated December 17, 2004
5. Recommendations from Cotton, Shires, and Associates dated January 11, 2005
6. Recommendations from Santa Clara County Fire Department dated November 18, 2004
7. Worksheet #2
8. Development plans: site, topographic, grading & drainage, floor, elevation, section.
roof, and lighting plans
cc: Brad and Carla Blackman
28 Alma Court
Los Altos, CA 94022
Staff Report to the Planning Commission
Lands of Blackman
13815 Barton Court
January 27, 2005
Page 6 of 11
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE WITH BASEMENT
SECONDARY DWELLING UNIT AND POOL
LANDS OF BLACKMAN, 13815 BARTON COURT
File If 220-04-ZP-SD-GD
A. 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. Subsequent to final framing, a landscape screening and erosion control
plan shall be reviewed by the Site Development Committee. Particular
attention shall be given to plantings that will be adequate to break up the
view of the new residence from surrounding properties and streets. All
landscaping required for screening purposes or for erosion control (as
determined by the City Engineer) must be installed prior to final
inspection.
3. A landscape maintenance deposit (or certificate of deposit) in the amount
of $5,000 shall be posted prior to final inspection. An inspection of the
landscape to ensure adequate establishment and maintenance shall be
made two years after the installation. The deposit will be released at that
time if the plantings remain viable.
4. The areas of grading for the proposed swimming pool and lawn areas
behind the main residence, which exceed 4 -feet of cut, are not approved.
The applicant shall redesign the swimming pool and rear yard area to
conform to the Town's grading policy.
5. Prior to beginning any grading operation, all significant trees are to be
fenced at the drip line. The fencing shall be of a material and structure
(chain-link) to clearly delineate the drip line. Town staff must inspect the
fencing and the trees to be fenced prior to commencement of grading. The
property owner shall call for said inspection at least three days in advance
of the inspection. The fence must remain throughout the course of
construction. No storage of equipment, vehicles or debris shall be allowed
Staff Report to the Planning Commission
Lands of Blackman
13815 Barton Court
January 27, 2005
Page 7 of 11
within the drip lines of these trees. Existing perimeter plantings shall be
fenced and retained throughout the entire construction period.
6. Outdoor lighting is approved as shown on the approved site plans. No
lighting may be placed within setbacks except two entry or driveway lights
and two recessed Steplight model L-012 located within the east setback.
Lighting shall be down shielded, low wattage, shall not encroach or reflect
on adjacent properties, and the source of the lighting shall not be visible
from off the site. The proposed Bellacor "Newcastle" wall lights model
#37339 shall have opaque glass covers. Any additional outdoor lighting
shall be approved by the Planning Department prior to installation.
7. Fire retardant roofing (Class A) is required for all new construction
8. No portion of the roof eaves or roof overhang shall encroach within the
property line setbacks.
9. Walkways located within the property line setbacks shall not exceed 4' in
width.
10. 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.
11. The location, height and materials of the fences shall be constructed
according to the approved plans. Any changes to the location, height, or
construction of any proposed fences shall first be approved by the
Planning Department.
12. The owner shall be responsible for verifying that the new fence is located
within the property lines.
13. Standard swimming pool conditions:
a. Lights shall be designed so that the source is not visible from off-site.
b. Drainage outfall structures shall be constructed and located to the
satisfaction of the City Engineer.
c. Equipment shall be enclosed on all four sides with a roof for noise
mitigation and screening.
14. For swimming pools, at least one of the following safety features shall be
installed to the satisfaction of the Town Building Official:
a. The pool shall be isolated from access to the residence by an enclosure
(fencing).
Staff Report to the Planning Commission
Lands of Blackman
13815 Barton Court
January 27, 2005
Page 8 of 11
b. The pool shall be equipped with an approved safety pool cover.
c. The residence shall be equipped with exit alarms on those doors
providing direct access to the pool.
d. All doors providing direct access from the home to the swimming pool
shall be equipped with a self-closing, self -latching device with a
release mechanism placed no lower than 54 inches above the floor.
15. All properties must pay School District fees to either the Los Altos School
District or the Palo Alto Unified School Districtl, as applicable, before
receiving their building permit from Los Altos Hills. The applicant
must take a copy of Worksheet #2 to school district offices (both the
elementary and high school offices in the Los Altos School District), pay
the appropriate fees and provide the Town with a copy of their receipts.
B. ENGINEERING DEPARTMENT:
As recommended by Cotton, Shires & Associates, Inc., in their report dated
January 11, 2005, the applicant shall comply with the following:
Geotechnical Plan Review — The applicant's geotechnical
consultant shall review and approve all geotechnical aspects of the
project building and grading plans (i.e., site preparation and
grading, site drainage improvements and design parameters for
foundations, retaining walls, and driveway) to ensure that their
recommendations have been properly incorporated.
The results of the plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town
Engineer for review along with other documents for building
permit plan -check.
b. Geotechnical Field Inspection — The geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of
the project construction. The inspections should include, but not
necessarily be limited to: site preparation and grading, site surface
and subsurface drainage improvements, and excavations for
foundations and retaining walls prior to the placement of steel and
concrete.
The results of these inspections and the as -built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town Engineer for review prior to final (as -
built) project approval.
Staff Report to the Planning Commission
Lands of Blackman
13815 Barton Court
January 27, 2005
Page 9 of 11
For further details on the above geotechnical requirements, please refer to
the letter from Cotton, Shires & Associates, Inc., dated February January
11, 2005.
16. Peak discharge at 13815 Barton Court, as a result of Site Development
Permit 220-04, shall not exceed the existing pre -development peak
discharge value of the property. Detention storage must be incorporated
into the project to reduce the predicted peak discharge to the pre -
development value. Provide the data and peak discharge hydrologic
model(s) utilized, as well as, the calculations of the peak discharge value
prior and post development. Determine the design peak runoff rate for a
10 -year return period storm and provide detention storage design plans to
reduce the predicted peak discharge to the pre -development value. All
documentation, calculations, and detention storage design (2 plan copies)
shall be submitted for review and approval to the satisfaction of the City
Engineer prior to acceptance of plans for building plan check. Prior to
final inspection, a letter shall be submitted from the project engineer
stating that the detention storage design improvements and site grading
were constructed as shown on the approved plans.
17. Any, and all, changes to the approved grading and drainage plan shall be
submitted as revisions from the project engineer and shall first be
approved by the Town Engineering Department. No grading shall take
place during the grading moratorium (November 1 to April 1) except with
prior approval from the City Engineer. No grading shall take place within
ten feet of any property line except to allow for the construction of the
driveway access.
18. All public utility services serving this property shall be placed
underground.
19. At the time of foundation inspection for the new residence and prior to
final inspection, the location and elevation of the new residence shall be
certified in writing by a registered civil engineer or licensed land surveyor
as being in/at the approved location and elevation shown on the approved
Site Development plan. At the time of framing inspection for the new
residence, the height of each building shall be similarly certified as being
at the height shown on the approved Site Development plan.
20. 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
Staff Report to the Planning Commission
Lands of Blackman
13815 Barton Court
January 27, 2005
Page 10 of 11
comply with all appropriate requirements of the Town's NPDES permit
relative to grading and erosion/sediment control. The first 100 feet of the
driveway shall be rocked during construction and all cut and fill slopes
shall be protected from erosion. All areas on the site that have the native
soil disturbed shall be protected for erosion control during the rainy season
and shall be replanted prior to final inspection.
21. Two copies of a grading and construction operation plan shall be
submitted by the property owner for review and approval by the City
Engineer and Planning Director prior to acceptance of plans for building
plan check. The grading/construction operation plan shall address truck
traffic issues regarding dust, noise, and vehicular and pedestrian traffic
safety on Barton Court and surrounding roadways, storage of construction
materials, placement of sanitary facilities, parking for construction
vehicles, clean-up area, and parking for construction personnel. A debris
box (trash dumpster) shall be placed on site for collection of construction
debris. Arrangements must be made with the Los Altos Garbage Company
for the debris box, since they have a franchise with the Town and no other
hauler is allowed within the Town limits.
22. The property owner shall inform the Town of any damage and shall repair
any damage caused by the construction of the project to pathways, private
driveways, and public and private roadways, prior to final inspection and
release of occupancy permits and shall provide the Town with
photographs of the existing conditions of the roadways and pathways prior
to acceptance of plans for building plan check.
23. The driveway shall be required to be fully constructed and to be roughened
where the pathway intersects, to the satisfaction of the City Engineer, prior
to final inspection.
24. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection. An encroachment permit shall be required
by the Town's Public Works Department for all work within the public
right of way prior to start work. A copy of a permit from the City of Los
Altos shall be required to be submitted to the Town prior to submittal of
plans for building plan check
25. The property owner shall pay a pathway fee of $46.00 per linear foot of the
average width of the property prior to acceptance of plans for building
plan check.
C. FIRE DEPARTMENT:
Staff Report to the Planning Commission
Lands of Blaclonen
13815 Barton Court
January 27, 2005
Page 11 of 1 l
26. An automatic residential fire sprinkler system approved by the Santa Clara
County Fire Department shall be included in the new residence and the
second unit. Three copies of plans prepared by a sprinkler contractor shall
be submitted to the Planning Department and approved by the Fire
Department, prior to acceptance of plans for building plan check, and the
sprinklers shall be inspected and approved by the Fire Department, prior
to final inspection.
27. A temporary driveway of class 2 aggregate base (6 inches in depth)
compacted to 95% shall be constructed and accepted by the Fire
Department, prior to start of construction.
28. The property address shall be placed on the main residence so that it is
clearly visible and legible from the street or road fronting the property. The
address numbers shall be a minimum of four inches high and shall contrast
with the background color.
CONDITION NUMBERS 16, 20, 21, 22, 24, 25 AND 26 SHALL BE COMPLETED
AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY
ENGINEER 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 this
notice. The building permit cannot be issued until the appeal period has lapsed. The
applicant may submit construction plans to the Building Department after February 19,
2005 provided the applicant has completed all conditions of approval required prior to
acceptance of plans for building plan check.
Upon completion of the construction, a final inspection shall be required to be set with
the Planning and Engineering Departments two weeks prior to final building inspection
approval.
NOTE: The Site Development permit is valid for one year from the approval date (until
January 27, 2006). 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.
ATTACHMENT0,
SITE MAP
Lands of Blackman
13815 Barton Court
220-04-ZP-SD-GD
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EN v IRONMENTAL DESIGN COMMITTEE ATTACHMENT q
NEW RESIDENCE EVALUATION
Applicant's Name
(3 t, q Ny- I-( ft-f"rv' c L` 1 ? 2004
: �y
Address: �QA 43 p
kp (L�m '.
Reviewed by: KO�.h i .� Date: i ' 1 7,
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
H dwI f en �-fi ds W -TJ l e✓ , J1 "e,� t,J (- 4 0A
Proposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
Creeks and drainage: (Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscap6).) I i _
Other Comments: No 40,cA�e-
Wf or
U9 S� 4- 1�� M Se b at
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ATTACHMENT 5 -
COTTON, SHIRES & ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS
January 11, 2005
L0234A
TO: Debbie Pedro
Assistant Planner Tn" 9011V SM 40 WAM
TOWN OF LOS ALTOS HILLS
26379 Fremont Road Boot zI Nvr
Los Altos Hills, California 94022
SUBJECT: Supplemental Geotechnical Peer Review CM333H
RE: Blackman, New Residence
#220-04-ZP-SD-GD
13815 Barton Court
At your request, we have completed a supplemental geotechnical peer review of
the subject application using:
• Supplemental Data and Recommendations (letter), prepared by
American Soil Testing, dated December 10, 2004; and
• Architectural Plans (12 sheets, various scales), prepared by Stotler
Design Group, dated November 10, 2004.
In addition, we have reviewed pertinent technical maps from our office files.
DISCUSSION -
The applicant proposes to remove the existing residence and construct a two-
story residence with basement, new driveway, swimming pool and cabana. Indicated
project grading includes 5,200 cubic yards of excavation and 660 cubic yards of fill
placement. In our previous project review report (dated November 29, 2004), we
recommended that the Project Geotechnical Consultant, American Soil Testing (AST)
complete supplemental geotechnical evaluations prior to geotechnical approval of the
proposed site development plan. We requested specific geotechnical evaluation of
proposed project 2:1 (horizontal:vertical) cut slopes, and evaluation of appropriate
seismic design parameters associated with the nearby Monta Vista fault (UBC Type B).
CONCLUSIONS AND RECOMMENDED ACTION
The referenced letter prepared by the Project Geotechnical Consultant adequately
addresses the issues of our previous review. The consultant has concluded that
proposed 2:1 (horizontal:vertical) cut and fill slopes are acceptable for the proposed
project design. Supplemental seismic design criteria have also been provided.
Consequently, we recommend geotechnical approval of permit applications for project
construction with the following conditions:
1. Geotechnical Plan Review - The applicant's geotechnical
consultant should review and approve all geotechnical aspects of
the project building and grading plans (i.e., site preparation and
grading, site drainage improvements and design parameters for
foundations, retaining walls and driveway) to ensure that their
recommendations have been properly incorporated.
Northern California Office Southern California Office
330 Village Lane 5245 Avenida Encinas • Suite A
Los Gatos, CA 95030-7218 Carlsbad, CA 92008-4374
(408) 3545542 • Fax (408) 354-1852 (760) 931-2700 • Fax: (760) 931-1020
e-mail: losgatos@cottonshires.com www.cottonshires.com a -mail Carlsbad@cottonshires.com
Debbie Pedro January 11, 2005
Page 2 L0234A
The results of the plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town
Engineer for review along with other documents for building
permit plan -check.
Geotechnical Field Inspection — The geotechnical consultant
should inspect, test (as needed), and approve all geotechnical
aspects of the project construction. The inspections should
include, but not necessarily be limited to: site preparation and
grading, site surface and subsurface drainage improvements, and
excavations for foundations and retaining walls prior to the
placement of steel and concrete.
The results of these inspections and the as -built conditions of the
project should be described by the geotechnical consultant in a
letter and submitted to the Town Engineer for review prior to final
(granting of occupancy) project approval.
LIMITATIONS
This peer review has been performed to provide technical advice to assist the
Town with discretionary permit decisions. Our services have been limited to review of
the documents previously identified, and a visual review of the property. Our opinions
and conclusions are made in accordance with generally accepted principles and
practices of the geotechnical profession. This warranty is in lieu of all other warranties,
either express or implied.
POS:TS:rb
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
'-_ ,
Td Sayre
Supervising Engineering Geologist
CEG 1795
:
Patrick O. Shires
Principal Geotechnical Engineer
GE 770
COTTON, SHIRES & ASSOCIATES, INC.
FIRt DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fast) • www.wdd.org
ATTACK', ENT iD
PLANREVIEWNUMSER 04 2936
BLDG PERMU NUMBER
CD"rRDLNUMBER
FEE NUMBER 220-04-ZP-SD-GD
DEVELOPMENT REVIEW COMMENTS
DODErsED.
B"Ett
NG (Review
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DATE
PAGE
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of a proposed 6245 square foot Single family residence with an attached
STOTLER DESIGN GROUP
11/18/200?
garage and a 70 square foot cabana.
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Review of this Developmental proposal is limited to acceptability of site access and
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water supply as they pertain to fire department operations, and shall not be
Residential Development
Rucker, Ryan
NAME OF PROJEtt
construed as a substitute for formal plan review to determine compliance with
SFR- BLACKMAN
13815 Barton Ct
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from, the Building Department all applicable
construction permits.
UFC
1.
Required Fire Flow: The fire flow for this project is 2000 gpm at 20 psi residual
irne"diz
pressure. As an automatic fire sprinkler system will be installed, the fire flow has
been reduced by 50% establishing a required adjusted fire flow of 1000 gpm at 20
psi residual pressure. The adjusted fire flow is available from area water mains and
fire hydrant(s) which are spaced at the required spacing.
2.
Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in
loo .t.z as
Amended by
excess of 2,000 GPM or new homes located within the hazardous fire area, shall be
LAHMC
protected throughout by an approved, automatic fire sprinkler system,
B-8.0.1
hydraulically designed per National Fire Protection Association (NFPA) Standard
#13D.
A State of California licensed 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.
Cl, P.S SPECS NEW iMDL AS
OLCUPFNCY
CONST. ttPE
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STOTLER DESIGN GROUP
11/18/200?
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Residential Development
Rucker, Ryan
NAME OF PROJEtt
LOCATION
SFR- BLACKMAN
13815 Barton Ct
Organized as the Santa Clara County Central Fire Protection Uistnct
Seraing Los Alt. HiC� Los Gad theMonte Sereno oMo,4a 1`144, and Saint go s Altos,
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (tax) • w .scctd.org
PLPNBEVIEWNUMBER 04 2936
SLOG PEBMR NUMBER
CONIBOLNUMBER
FEE NUMBER 220-04-ZP-SD-GD
DEVELOPMENT REVIEW COMMENTS
`AGEJBEC. I SHEET NO.I REWWEMENr
C
3.2
C
2.2.2
C
2.2.2.4
=C
,pendix
-A
FC
11.4.4
3. Required Access to Water Suppl_y(Hydrants): Portions of the structure(s) are
greater than 150 feet of travel distance from the centerline of the roadway
containing public fire hydrants. Provide an on-site fire hydrant OR, provide an
approved fire sprinkler system throughout all portions of the building.
4. Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway
with a paved all weather surface, 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.
5- Fire Department (Engine) Driveway Turn -around Required: Provide an
approved fire department engine driveway turnaround with a minimum radius of
36 feet outside and 23 feet inside. Installations shall conform with Fire Department
Standard Details and Specifications D-1.
6. Timing of Required Driveway Installations: A temporary driveway of class 2
aggregate base (6 inches in depth) compacted to 95% shall be constructed and
accepted by the Fire Department, prior to the start of construction. Bulk
combustible materials shall not be delivered to the site until installations are
complete. Note that building permit issuance may be withheld until installations
are completed.
7. Premises Identification: Approved numbers or addresses shall be placed on all
new and existing buildings in such a position as to be plainly visible and legible
from the street or road fronting the property. Numbers shall contrast with their
Chy PLANS SPECS NEW RMN 0.S
OCCINpNCV
CONST. TVPE
pppll,wilNenn
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STOTLER DESIGN GROUP
11/18/2004
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DESCRIPOON
By
Residential Development
Rucker, Ryan
ISME OF PROJECT
wcpnox -
SFR- BLACKMAN
13815 Barton Ct
Organized as the Santa Clara County Central Fire Protection District
Seining Santa Clara County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
FIRL DEPARTMENT PW REVIEW NUMBER 04 2936
SANTA CLARA COUNTY BLDGPEPMMNUMBEP
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • w eccfd.org CDIRROLNUMBER
FRE NUMBER 220-04-ZP-SD-GD
DEVELOPMENT REVIEW COMMENTS
CODUSEC. I SHEET I NO.I REWIREMENr
notes to reflect compliance with items 2,3,4 & S.
To prevent plan review and inspection delays, the above noted Developmental
Review Conditions shall be restated as "notes" on all pending and future plan
submittals and any referenced diagrams to be reproduced onto the future plan
LAH ❑ ❑ ❑ ❑ ❑ I I STOTLER DESIGN GROUP 111/18/20041 3
Residential Development I Rucker, Ryan
SFR- BLACKMAN 113815 Barton Ct
Organized as the Santa Clara County Central Fire Protection u1stnc
Serving Santa Clam County and the communities of Campbe)l, Cupertino, Los Altos.
Los Altos Hills, Los Gobs, Monte Sereno, jv TOr Hill, and Saratoga
wiro nwrc waao bbb y41 8314 12/23/04 04:0SPM P. 002
ATTACHME ,i"i °7
TOWN OF LOS ALTOS HILLS RECEIVED
PLANNING DEPARTMENT
26379 Fremont Road • Los Altos Hills. California 94022 • (650) 941-7222 • FAX (650) 941-3160
DEC 2 7 2004
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLCMUMIcOS ALTOS HILLS
I Tnov I Isn1rH VfuTn A PM TrA TTAX .
PROPERTY OWNER'S NAME
PROPERTY ADDRESS /3 r1 /l lf5 '14'x' IW
CALCULATED BY/cA li, //AL1, %/%).'`f
1.
DEVELOPMENT AREA
Existing
Proposed
Total
(SQUARE FOOTAGE)
(AdditonsFDel dom)
A.
House and Garage (from Pan 2. X),?i
l�
Z/"
-dell 11
B.
Decking
C.
Driveway and Pazldng
(Measured 100' along centerline)
D.
Patios and Walkways
/f!/jf
2'42 G!
E.
Tennis Court
71"F.
Pool and Decking }j+0.
Dt`
G.
Accessory Buildings (from Part B)
�01"
T'
-
11.
Any other coverage
0;32
�—
TOTALS
Maximum Development Area Allowed - MDA (from Worksheet
#1) 55,1 Sf
2.
TOTAL IMPERVIOUS SURFACE
Existing
Proposed
Total
(SQUARE FOOTAGE)
TOTALS
3.
FLOOR AREA (SQUARE FOOTAGE)
Existing
Proposed
Total
A.
House and Garage
(AdditionArDdetionA)
a. 1stFlor
�7�-
b. 2nd Floor
70
c. Attic and Basement
d. Garage
Y.
Accessory Buildings
a. F or
2n
b. 2nd Floor
c. Attic and Basement
TOTALS
`✓faximum Floor Area Allowed - MFA (from
Worksheet
r—
TOWN USE ONLY
CHECKED BY
DATE
I w ro
x/20/03
Page I of I
Town of lux A),os 14;11,