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TOWN OF LOS ALTOS HILLS January 14, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND POOL AND
VARIANCE TO ALLOW GRADING OVER A PROPERTY LINE; LANDS OF
WYTHE &VITU; 13824 MOON LANE(PARCEL 3); FILE#47-96-ZP-SD-GD.
FROM: Suzanne Davis, Planner SD
APPROVED BY: Curtis S. Williams,Planning Director
RECOMMENDATION That the Planning Commission:
1. Make the findings as required by section 10-1.1107(2) of the Zoning Ordinance
for the granting of a variance and approve the site development permit for the new
residence and pool, subject to the recommended conditions; OR
2. Make the findings as required by section 10-1.1107(2) of the Zoning Ordinance
for the granting of a variance and direct the applicants to make design changes to
the house and/or pool area, working with staff to achieve the requested plan
revisions, subject to the recommended conditions, modifying condition #1
accordingly; OR
3. Continue the application to February 11, 1998 and direct the applicants to
redesign the residence to eliminate or reduce the basement, eliminate the pool
and/or reduce the floor area to bring the project as close as possible to the Town's
Grading Policy.
BACKGROUND
This proposal for a new residence and pool is the companion application to a proposed
residence for the adjacent lot to the west. A complete background is contained in the
staff report for parcel 2 at 13826 Moon Lane. The minutes from the two Planning
Commission meetings and one Council meeting where discussion on the project took
place are attached to the report for parcel 2.
Several development restrictions were placed on parcel 3 as conditions of the subdivision
that created the lot. The new residence may not exceed the 370 foot contour line in
elevation. The condition also states that development shall be designed to minimize
disturbance to the natural topography, and that the houses shall be stepped down or set
into the sites. Due to steep topography and a conservation easement over a drainage
course, the maximum floor and development areas may not be able to be achieved. The
subdivision also required a single access to parcels 2 and 3 from Moon Lane.
Two letters have been received from neighbors, and are attachments 8 and 9 to the staff
report for parcel 2. Neighborhood concerns are the same as those indicated for parcel 2:
the size and height of the houses, compatibility with existing homes on Moon Lane,
grading volumes, retaining walls, and whether the sites can accommodate the proposed
amount of development.
Planning Commission
January 14,1997
Lands of Wythe&Vitu(Parcel 3)
Page 2
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this application for
a new residence has been forwarded to the Planning Commission for review and
approval. Criteria for review from the Site Development Ordinance include grading,
drainage, building siting, pathways, landscape screening and outdoor lighting. Zoning
Code review encompasses compliance with floor and development area requirements,
setbacks, height and parking. The granting of a variance requires four findings to be
made,pursuant to Section 10-1.1107(2) of the Zoning Ordinance.
DISCUSSION
Site Data
Gross Lot Area: 1.62 acres
Net Lot Area: 1.58 acres
Average Slope: 25.1%
Lot Unit Factor: 1.07
Floor and Development Area
Area Maximum Proposed Existing Increase Left
Development 9,999 9,168 -0- +9,168 +831
Floor 5,613 4,900* -0- +4,900 +713
*excludes 950 square foot basement that is completely underground
Site and Architecture
The applicants are requesting approval of a site development permit to construct a new
4,200 square foot stepped one-story residence with an attached 700 square foot three-car
garage and a 950 square foot basement. A small swimming pool and spa are also
proposed. The second story has been eliminated and the building now steps down the
slope. The house size (including garage) was reduced from 5,587 to 4,900 square feet.
The total development area has increased slightly from 9,125 to 9,168 square feet due to
the addition of a small pool. Although a basement has been added to the plans, it is not
counted as floor or development area since it underground, and does not affect the above
ground bulk and mass of the structure.
Proposed exterior materials include a mixture of vertical wood and stucco siding, stone
veneer accent, brick chimneys and flat tile roofing (resembles shake). The rear and left
side (east) elevation have stucco siding, and the front and right side (west) have wood
siding. The Design Guidelines state that a mixture of materials can create interest and
detail, and that wood and stone can help soften the appearance of stucco and blend it with
the natural setting. The exterior colors can also help blend the house into the site.
The house has been stepped in four sections. The main living area would be 51/2 feet
lower than the master bedroom wing. The secondary bedrooms step up 2'/2 feet from
there with the garage 10 feet below. Rounded and bay elements, a mix of exterior
materials, architectural detailing, varied roof lines and wall planes have been proposed to
break up the massing of the building.
Planning Commission
January 14,1997
Lands of Wythe&Vitu(Parcel 3)
Page 3
The maximum height of the new residence would be 24 feet from the finished grade, and
26 feet as measured from the lowest to highest point. The roof line generally steps with
the hillside, although it may be able to be lowered in some areas if the Commission so
desires. No skylights are proposed. The house would not be above the 370 foot elevation
as required by the subdivision conditions. There would be 741 square feet of the floor
area and 831 square feet of development area remaining for future projects as
recommended by the Design Guidelines. However, due to steep slopes, setbacks, and a
conservation easement on the site, it is unlikely that all of the allowable development area
could be used.
Driveway and Parking
The garage entry has been oriented away from the street as recommended by the Design
Guidelines. The garage entry will face the garage of the house on parcel 2. There is
adequate space between the two backup areas for a landscape buffer. Part of the garage
backup area encroaches into the side setback. The pavement would be about 18 feet from
the property line at the closest point. This is the same driveway design as the original
submittal. There were not any concerns stated about this design at previous Commission
or Council hearings. The garage orientation for the two lots is the best approach given
the requirement for a shared driveway. A reciprocal driveway easement will be required
since the driveway will be partially on both properties until it splits to the separate
garages, and part of the common driveway will serve as backup. The three spaces in the
garage and one uncovered space meet the Zoning Ordinance requirement for four on-site
parking spaces.
The City Council discussed the condition and width of Moon Lane at its June 4, 1997
meeting and stated that the road should be widened and improved to facilitate emergency
access and to meet minimum Fire and Engineering Department standards. Condition#21
requires the road improvement design to be approved by the City Engineer and the Fire
Department, and the work to be completed prior to acceptance of plans for building plan
check. This conditions is attached to development of both parcels. Improvements would
include widening Moon Lane from Page Mill Road to the shared driveway, exclusive of
the bridge crossing, and a new asphalt overlay. The road would be widened to 14 feet
and would have turnouts.
Trees &Landscaping
There are no trees or substantial landscaping on the property. Landscape screening will
be an important element of the project. Conceptual planting has been shown on sheet 1
of the development plans. The landscape plan will be reviewed at a site development
hearing once the house is framed (see condition #2). This will allow for noticing of the
neighbors, and better evaluation of where screening is needed. The Environmental
Design & Protection Committee previously commented that the Incense Cedars on the
property should be saved, which is the applicants' intent. The Committee recommended
riparian planting in the conservation easement. This provision is included in condition
#2. The Committee also pointed on the need for tall trees on the sides of the house, and
the importance of exterior colors. Evergreen trees, such as redwoods and oaks, were
suggested for screening. The standard color condition has been included, requiring
compliance with the Town's adopted color board. As noted in the Design Guidelines,
darker ornatural colors blend with surroundings, and roof colors should be darker with a
variety of shades.
Planning Commission
January 14,1997
Lands of Wythe&Vitu(Parcel 3)
Page 4
Lighting
Proposed exterior lighting locations have been shown on the floor plans. Lighting has
been limited to one fixture per exit. Staff will review the lighting specifications prior to
acceptance of plans for building plan check (condition #8). Landscape lighting will be
reviewed with the landscape plan. No skylights are proposed, but if the applicants decide
to add any, no lights would be allowed within the skylight wells, and the glass would not
be allowed to be clear in order to reduce emitted light.
Grading&Drainage
The Engineering Department has reviewed the preliminary grading and drainage plan,
and has recommended conditions of approval included in Attachment 1. Proposed
grading is 2,910 cubic yards of cut and 25 cubic yards of fill. Most of the grading is
being done to set the house into the hillside and for excavation of the basement.
Recontouring behind the house is being done for geotechnical stability of the slope
above. Grading for the driveway would cross the common property line between parcels
2 and 3. This is not considered a variance since it is necessary to construct a required
shared driveway. Proposed grading across the property line behind the proposed
residences on parcels 2 and 3 does require a variance.
There are some areas where the proposed residence and pool do not meet the Town's
grading policy. These areas are as follows (grading policy maximum is in parenthesis):
• The main level finished floor is five feet above the natural grade (three feet)
• House cut is up to 111/2 feet(20' feet for basement) (eight feet excluding basement)
• Cut for the patio behind the house is up to 13 feet(four feet)
• Cut for the garage is up to 15 feet(eight feet)
• Retaining walls behind the house up to 12 feet(three to four feet)
The site is very steep and it is unlikely that the grading policy can be absolutely met. As
discussed in the report for parcel 2, staff is concerned that the total amount and extent of
excavation is substantial, particularly where cuts of up to 201/2 feet are proposed for the
basement. Raising the house while minimizing the cut would make the house more
visible from off the site. Eliminating the basement or reducing it substantially would
lessen the grading and the amount of material to be exported from the site. If the pool
were eliminated the length of the retaining wall along the east side of the house would be
reduced and grading would be reduced.
More strict compliance with the grading policy would require more substantive changes,
such as increasing the garage elevation to 335.0 and deleting the floor area above it, or
lowering or pulling the front of the house back to the 330 foot contour to reduce the main
level. If the Commission desires such extensive modifications, staff suggests language
similar to that provided in recommendation#3.
Drainage is shown to be partially piped and partially sheet flow, with water being
directed around the house, down the slope towards the swale that runs through the
property below Moon Lane. Water from the upper slope and the back of the house would
be collected by a series of catch basins, with a pipe daylighting on the lower slope below
the house. An energy dissipater at the pipe outlet would slow the water and help prevent
erosion. The swale has been engineered to handle the drainage from the proposed
project. A final site grading and drainage plan will be reviewed and approved by the
Engineering Department, prior to acceptance of plans for building plan check. The final
Planning Commission
January 14,1997
Lands of Wythe&Vita(Parcel S)
Page 5
drainage and grading will be inspected by the Engineering Department, and any
deficiencies will be required to be corrected prior to final inspection. The property will
be connected to the public sanitary sewer prior to final inspection.
Variance
To grant a variance the Planning Commission must make four findings, as required by
Section 10-1.1107(2) of the Zoning Ordinance. The most important of these findings
requires specification of unusual or unique characteristics of the property that support
exceptions to the provisions of the Code. In this case, the grading and re-contouring that
is proposed to set the two houses into the hillside would create a hump between the two
lots if the grading were not carried through between the two properties. The slope would
look more natural if the grading is allowed. None of the neighbors should be adversely
impacted since the grading would be done between the two home sites, and would not be
close to any neighboring homes. Attachment 2 outlines the recommended findings for
the proposed variances. If the Commission cannot make one or more of the findings, the
variance should be denied.
Geotechnical Review
The Town geotechnical consultant, Cotton, Shires & Associates, has reviewed the revised
plans and geotechnical report (see Attachment 3). Condition #12 includes the
recommendations of the Town Geologist.
Fire Department Review
The Santa Clara County Fire Department requested that an on-site hydrant or a residential
fire sprinkler system be provided since portions of the house would be greater than 150
feet from the existing hydrant. The Fire Department also requested that the property
address be placed in a location that is clearly visible from the street and that the driveway
meet minimum standards for fire access (see Attachment 3 to the staff report for parcel
2). The Fire Department recommendations have been included with the conditions of
approval.
Committee Review
The Pathways Committee has no request for the property. Pathway improvements were
part of the subdivision, and a pathway fee is not required. The Environmental Design &
Protection Committee comments were discussed previously in this report.
Staff is available to answer any questions that the Commission or the public may have.
Planning Commission
January 14,1997
Lands of Wythe&Vitu(Parcel 3)
Page 6
ATTACHMENTS
1. Recommended conditions of approval
2. Recommended findings for the granting of a variance
3. Letter from Cotton, Shires &Associates, dated January 7, 1998 (three pages)
4. Worksheet#2
5. Development plans: site, floor & roof plans, building sections, and elevations and
conceptual landscape plan(three sheets)
cc: Evan Wythe &Janet Vitu
13826 Page Mill Road
Los Altos Hills, CA 94022
Susan Roberts
Giuliani &Kull •
20431 Stevens Creek Boulevard, Suite 230
Cupertino, CA 95014
Glenn Cahoon
G& G Design
445 S. San Antonio Road, Suite 103
Los Altos, CA 94022
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR NEW RESIDENCE, POOL & SPA
LANDS OF WYTHE &VITU- 13824 MOON LANE (PARCEL 3)
A. PLANNING DEPARTMENT:
1. The basement exiting and window wells shall be the minimum required by
the Uniform Building Code, and the entire basement shall be below the
adjacent finished grade. Plans demonstrating conformance shall be
submitted for approval by the Planning Department,prior to acceptance of
plans for building plan check Any changes or modifications to the
approved plans shall be approved by the Planning Director or the Planning
Commission, depending upon 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.
Consideration shall be given to views from neighbors homes, and use of
evergreen, native species such as oaks and redwoods is recommended.
Planting within the storm drain and conservation easements shall be
native, riparian species. All landscaping required for screening purposes
or for erosion control (as determined by the City Engineer) must be
installed prior to final inspection, unless the Planning Director finds that
unusual circumstances, such as weather or site conditions, require that
planting be delayed. In those instances, a deposit of an amount equal to
the cost of landscape materials and installation, to the satisfaction of the
Planning Director, shall be submitted to the Town. Landscaping shall in
any event be installed not later than six months after final inspection, or
the deposit will be forfeited.
3. A landscape maintenance deposit (or certificate of deposit), equal to the
cost of materials and installation for all landscaping required for screening
purposes or for erosion control (as determined by the City Engineer), but
not to exceed $5,000.00, shall be posted prior to final inspection. An
inspection of the landscape to ensure adequate establishment and
maintenance shall be made two years after installation. The deposit will
be released at that time if the plantings remain viable.
4. If any equipment will be accessing the site in the vicinity of the juniper
tree near Moon Lane, the tree shall be fenced at the dripline prior to
commencement of any grading or construction. The fencing shall be of a
material and structure to clearly delineate the dripline. Town staff must
inspect the fencing prior to issuance of any building permits. The fencing
must remain throughout the course of construction. No storage of
equipment, vehicles or debris shall be allowed within the driplines of
fenced trees.
5. Fire retardant roofing is required for the new construction.
6. Paint colors shall be chosen by the applicant and approved by staff in
conformance with the Town's adopted color board, and shall exhibit a
light reflectivity value of 50 or less. Roofs shall use materials which have
a light reflectivity value of 40 or less. White trim area should be
Recommended Conditions
. Lands of Wythe&Vitt'(Parcel 3)
Page 8
minimized, particularly on large surfaces such as doors, columns, railings,
and trellises. A color sample shall be submitted to the Planning
Department for approval,prior to acceptance of plans for building plan
check. All applicable structures shall be painted in conformance with the
approved color(s)prior to final inspection.
7. Skylights, if utilized, shall be designed and constructed to reduce emitted
light. No lighting may be placed within skylight wells.
8. Lighting specifications for outdoor lighting fixtures on the house shall be
submitted for Planning Department approval prior to acceptance of plans
for building plan check. 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. No lighting may be placed
within setbacks except for two driveway or entry lights. Any light fixtures
that are visible from the roadways shall be down shielded fixtures or shall
have opaque glass. Any other outdoor lighting shall be reviewed with the
landscape plan at a Site Development Hearing.
9. At the time of foundation inspection(s), 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 locations and elevations
shown on the approved site development plan. At the time of framing, the
height of the structure shall be similarly certified as being at the height
shown on the approved site development plan. The hardscape, driveway
and pool locations shall also be certified at time of installation.
10. Standard swimming pool requirements:
a. Lights shall be designed iso that the source is not visible from off-site.
b. Drainage outfall structures shall be constructed and located to the
satisfaction of the Town Engineering Inspector.
c. Fencing or a locking pool cover is recommended for safety.
d. Equipment shall be enclosed on all four sides for noise mitigation, and
the enclosure shall be screened with landscaping. The equipment
enclosure shall not encroach into any setbacks.
B. ENGINEERING DEPARTMENT:
11. As recommended by Cotton, Shires & Associates in their report dated
January 7, 1998,the applicant shall comply with the following:
a. The project geotechnical consultant shall review and approve all
geotechnical aspects of the project including minimum pier
reinforcement, and shall summarize the results of their plan review
in a letter to be submitted to the e Town, prior to acceptance of
plans for building plan check.
b. The project geotechnical consultant shall describe the results of
inspections and as-built conditions of the project in a letter to be
submitted to the Town Engineering Department prior to final
inspection.
Recommended Conditions
Lands of Wythe&Vitu(Parcel 3)
Page 9
For further details on the above requirements, please reference the letter
from Cotton, Shires &Associates dated January 7, 1998.
12. A final site grading and drainage plan shall be required to be approved 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 prior to final inspection. A letter shall be
submitted from the project engineer stating that the drainage
improvements were installed as shown on the approved plans and in
accordance with their recommendations prior to final inspection.
13. 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.
14. All public utility services serving this property shall be placed
underground.
15. An erosion and sediment control plan shall be submitted for review and
approval by the Engineering Department prior to acceptance of plans for
building plan check. The contractor and the property owner shall comply
with all appropriate requirements of the Town's NPDES permit relative to
grading and erosion/sediment control. The first 100 feet of the driveway
shall be rocked during construction and all cut and fill slopes shall be
protected from erosion. All areas on the site that have the native soil
disturbed shall be protected for erosion control during the rainy season and
shall be replanted prior to final inspection.
16. 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 plan shall address truck traffic
issues regarding dust, noise, and vehicular and pedestrian traffic safety on
Moon Lane 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 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.
17. The driveway shall be required to be fully constructed, to the satisfaction
of the City Engineer,prior to fmal inspection.
18. 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
Recommended Conditions
Lands of Wythe&Vita(Parcel 3)
Page 10
of the existing conditions of the roadways and pathways, prior to
acceptance of plans for building plan check.
19. The property owner shall obtain an additional driveway easement from the
property owner of Parcel 3, and shall submit a copy of the recorded
document to the Town, prior to acceptance of plans for building plan
check. The driveway shall be fully constructed to the satisfaction of the
City Engineer,prior to final inspection.
20. The property shall be connected to the public sanitary sewer, prior to final
inspection.
21. Moon Lane shall be widened to a minimum of 14 feet with turnouts
provided, from Page Mill Road to the shared driveway to the project site,
exclusive of the bridge crossing. Lower Moon lane shall have an asphalt
overlay from the access driveway to Page Mill Road. The design shall be
approved by the City Engineer and Santa Clara County Fire Department
and the work shall be completed to the satisfaction of the City Engineer,
prior to acceptance of plans for building plan check.
C. FIRE DEPARTMENT
22. The property address shall be placed so that it is clearly visibleand legible
from Moon Lane. Numbers shall contrast with the background and shall
be a minimum of four inches high.
23. The driveway shall be a minimum of 14 feet wide and shall have an
unobstructed vertical clearance of 13 feet six inches. The driveway shall
have an all weather surface that is designed and maintained to support the
imposed loads of fire apparatus (40,000 pounds) and the gradient shall not
exceed 17%.
24. The driveway shown on the site development plan in combination with the
driveway for parcel 2 is adequate for turning around emergency vehicles.
Any changes to the driveway design(s) shall first be approved by the Santa
Clara County Fire Department and the Town Engineering and Planning
Departments.
25. Unless otherwise determined by the Santa Clara County Fire Department,
an automatic residential fire sprinkler system approved by the Fire
Department shall be included in the new residence. The details of the
sprinkler system shall be included with construction plans. The plans shall
be stamped and signed by the Fire Department and submitted to the Town,
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. The applicant may propose alternate means of achieving an
acceptable water supply instead of fire sprinklers, such as installation of an
on-site fire hydrant, subject to the approval of the Fire Department.
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.
Recommended Conditions -
Lands of Wythe&Vitu(Parcel 3)
Page 11
CONDITION NUMBERS 1, 6, 8, 11a, 12, 15, 16, 18, 19, AND 24 SHALL BE
COMPLETED AND SIGNED OFF BY THE PLANNING AND ENGINEERING
DEPARTMENTS PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR
PLAN CHECK BY THE BUILDING DEPT.
Protective tree fencing shall be inspected and approved by the Planning
Department,prior to issuance of any building permits.
Properties residing within the Los Altos or Palo Alto School District boundaries
must pay School District fees before receiving their building permit from Los Altos
Hills. The applicant must take a copy of Worksheet #2 to the school district
office(s), pay the appropriate fees, and provide the Town with a copy of their
receipts.
NOTE: The Site Development permit is valid for one year from the approval date (until
January 14, 1999). 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
RECOMMENDED FINDINGS FOR THE GRANTING OF A VARIANCE TO ALLOW
GRADING WITHIN 10 FEET OF AND ACROSS A PROPERTY LINE
LANDS OF WYTHE&VITU- 13824 MOON LANE (PARCEL 3)
1. Because of exceptional and extraordinary circumstances applicable to the subject
property, including size, shape, topography, location or surroundings, the strict
application of the provisions of this Title is found to deprive such property of
privileges enjoyed by other properties in the vicinity and under identical zoning
classification.
The property has a relatively steep slope, and the location of the new residence is
established by the minimum building setbacks, the requirements that the 370 foot
elevation not be exceeded and that the house be stepped or set into the slope, and
the presence of a conservation easement. The two lots are being developed
concurrently, and a common driveway was required along the joint property line.
Also, the grading behind the houses has been designed to address geotechnical
concerns on slope stabilization. These constraints require a large amount of
grading to be done, and if the grading over the property line were not allowed, an
unnatural cut hill would be created between the two properties, which would be an
undesirable topographic feature. The granting of the variance will allow the
property owners to have a more natural slope similar to that on other properties in
the surrounding neighborhood. A strict application of the zoning standards would
deprive the subject property of a privilege enjoyed by other properties in the
vicinity and in the same zoning district(more natural grading).
2. Upon the granting of the variance, the intent and purpose of the applicable
sections of the Zoning Ordinance will still be served and the recipient of the
variance will not be granted special privileges not enjoyed by other surrounding
property owners
The intent and purpose of the Zoning Ordinance will still be served because the
grading to be done across the property line will be confined to a relatively small
area between parcels 2 and 3, which will be developed concurrently. The
remainder of the grading for the project will not encroach into the 10 foot area
along property lines. The site is unusual in that there are strict conditions placed
on the property by the subdivision approval. The granting of the variance would
not provide the owners of the property with any special privileges or allow
installation of improvements that are not enjoyed by other residents in the area.
3. The granting of such variance will not be materially detrimental to the public
welfare or injurious to the property, improvements or uses within the immediate
vicinity and within the same zoning district.
The house will be constructed to meet all imposed development restrictions and
will be set into the hillside, and the project meets or has been conditioned to meet
all other applicable Town codes and policies. Grading across the property line
will allow a more natural topographic transition between parcels 2 and 3, and will
not adversely affect any neighboring properties. The proposed plan is sensitive to
the character of the land,the surroundings and the Town's codes and policies.
Recommended Variance Findings
Lands of Wythe&Vitu(Parcel 3)
Page 13
4. The variance will not authorize a use or activity which is not otherwise expressly
authorized by the Zoning District regulations governing the parcel of property.
The proposed single family residence is a permitted use in the R-A zoning district,
and grading between this property and the adjacent parcel 3 would not allow a use
or activity that is prohibited in the zoning district.
f-v{ 1
COTTON,ra SHIRES & ASSOCIATES, RECEIVED
INC.
CONSULTING ENGINEERS AND GEOLOGISTS JAN - 8 1998
Janu OWNryMEE thS ALTOS HILLS
L3186B
TO: Suzanne Davis
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills,California 94022
SUBJECT: Supplemental Geotechnical Review
RE: Lands of Wythe/Vitus New Residence
File#47-96-ZP-SD-GD
Moon Lane (Parcel 3)
At your request, we have completed a supplemental geotechnical review of
application for site development using:
• Revised Site Development Plan (1 sheet, 20-scale) prepared by
Giuliani and Kull,dated December 26, 1997; and
• Improvement Plans Review (letter) prepared by Earth Systems
Consultants, dated November 18, 1997.
DISCUSSION
The applicant proposes to construct a single-family residence and driveway on
the subject property. Proposed site grading includes 2,910 cubic yards of excavation and
25 cubic yards of fill placement. In our previous review memorandum (dated April 8,
1997) regarding the subject property, we evaluated a previous site development plan
dated June 14, 1996. We concurred with the Project Geotechnical Consultant that the
proposed site development was geologically feasible.
CONCLUSIONS AND RECOMMENDED ACTION
We do not have geotechnical objections to the basic, currently proposed site
development concept. However, we note that the latest development plan has
Northern California Office Southern California Office
330 Village Lane 5245 Avenida Encinas • Suite A
Los Gatos,CA 95030-7218 Carlsbad,CA 92008-4374
(408)354-5542 • Fax(408)354-1852 (760)931-2700 • Fax(760)931-1020
e-mail:losg@csageo.com e-mail:carl@csageo.com
Suzanne Davis January 7, 1998
Page 2 L3186B
apparently not been formally reviewed by the Project Geotechnical Consultant. In
addition, it is not clear where the supplied concrete swale detail is to be implemented in
the project design. As a minimum, we assume a concrete swale (V-ditch) is to be
constructed along the upslope side of retaining walls behind the residence. The current
drainage plan also does not indicate how water collected by concrete swales will be
conveyed to an appropriate discharge point, or how surface flow, which is intercepted
along the upslope side of the two joining driveways, is to be properly controlled. We
understand that final site drainage improvements are to be designed to the satisfaction
of the Town Engineer.
We recommend geotechnical approval of permits for project construction with
the following conditions:
1. Geotechnical Plan Review - The applicant's geotechnical
consultant shall review and approve all geotechnical aspects of the
final project construction plans and supporting structural
calculations (i.e., site preparation and grading, site drainage
improvements and design parameters for retaining walls,
foundations and driveway) to ensure that his recommendations
have been properly incorporated. The consultant shall verify that
steel reinforcement for foundation piers and grade beams meet
minimum geotechnical criteria to address site soil conditions.
The results of the plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town
Engineer for review and approval prior to issuance of building
permits.
2. 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 consultant shall inspect site excavations to
verify anticipated subsurface conditions and observe the drilling
of foundation piers to confirm satisfactory embedment into
supporting materials.
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.
This review has been performed to provide technical advice to assist the Town in
its discretionary permit decisions. Our services have been limited to review of the
documents previously identified, and a visual review of the property. Our opinions and
conclusions are made in accordance with generally accepted principles and practices of
COTTON, SHIRES & ASSOCIATES, INC.
Suzanne Davis January 7, 1998
Page 3 L3186B
the geotechnical profession. This warranty is in lieu of all other warranties, either
expressed or implied.
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES,INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Supervising Engineering Geologist
CEG 1795
Patrick O.Shires
Principal Geotechnical Engineer
GE 770
POS:TS:rb
COTTON, SHIRES & ASSOCIATES, INC.
I 1 r4cHvt�Tc
•
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
26379 Fremont Road•Los Altos Hills,California 94022•(415)941-7222•FAX(415)941-3160
f2--.e_A/5.e_a WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME I A 1y Q.- & V 1,-
,b
PROPERTY ADDRESS ( 324- c)on La'w_ C Parcek. 3.)
CALCULATED BY , & G DSS llA 1 E /�
1. DEVELOPMENT AREA (SQUARE FOOTAGE) l
Existing Proposed Total
(Additions or Deletions)
A. House and Garage(from Part 2.A.) C.,c ) (.-Capp
B. Decking
C. Driveway and Parking •
(Measured 100'along centerline) 2 5 I Qj 2- 12)
D. Patios and Walkways I Off) t 0E0
E. Tennis Court
F. Pool and Decking Oji] ;t1c)
G. Accessory Buildings (from Part B)
•
H. Any other coverage
TOTALS .c-- I Q-RD 916a
Maximum Development Area Allowed-MDA(from Worksheet#1) 4999
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed. Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor L4.2_ O 42-00
b. 2nd Floor
c. Attic and Basement Cxx'P,rnp0 (. )
d. Garage r1 00 r/ CO
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS L.4-9Op (4900
r r
Maximum Floor Area Allowed- MFA(from Worksheet#1) SP 13
TOWN USE ONLY CHECKED BY E i2an aVlS DATE j . 7i LOY6.
Revised 2/26/96