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_ TOWN OF LOS ALTOS HILLS March 11, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE; LANDS OF
GORMAN & CHENG (LOT 22); 24004 OAK KNOLL CIRCLE; FILE #269-97-
ZP-SD-GD.
FROM: Suzanne Davis, Planner SD
APPROVED BY: Curtis S. Williams, Planning Direc
RECOMMENDATION That the Planning Commission:
•
1. Direct the applicant to make design changes to lower the profile of the house,
through reduction of height, nesting of the second story, use of step-down
elements and/or shifting the house location, and continue the application; OR
2. Approve the requested Site Development Permit for a new residence, subject to
the recommended conditions in Attachment 1.
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.
BACKGROUND
The subject property is lot 22 of the McCulloch Subdivision (Tract 8331), also known as
Stonebrook. The property is located on the southeast corner of Oak Knoll Circle and
Stonebrook Drive. Properties across Oak Knoll Circle are developed with single family
residences and related uses. Lot 1 to the north and lot 23 to the.east were developed by
J. Lohr Properties. The Davilla residence at 24005 Oak Knoll Circle was built prior to
the subdivision. Lot 21, the adjacent property to the south is undeveloped. Properties
across Stonebrook Drive to the west all have existing homes.
There is a 10 foot wide public utility easement along the frontage of the lot. Unlike many
of the other lots within the subdivision, there are no human habitation setbacks or
conservation easements on the property.
Two subdivision conditions of approval are applicable to the development of lot 22. One
condition requires that the interior noise level of the new residence not exceed 45 dB. A
condition of approval has been included requiring that a noise consultant verify this prior
to final inspection. A second condition requires a supplemental lot specific geotechnical
investigation, which was provided by the applicant and reviewed by the Town's
Geotechnical consultant.
The Stonebrook Architectural Committee has reviewed the plans and has submitted a
letter stating several concerns about the project (see Attachment 7). These concerns
Planning Commission
Lands of Gorman&Cheng(lot 22)
March 11, 1998
Page 2
--:,=about the lack of articulation of the roof and second story and the visual impact of the
proposed residence, are discussed later in this report.
Although there were development restrictions on some of the lots within the subdivision,
there were no specific elevation or height limitations placed on the applicants' lot. Lots
19 and 20 were required to have homes that are no more than 10 feet above the roadway,
homes on lots 17 and 26 were limited to one-story and lots 1 and 2 have floor area
limitations that are less than the calculated MFA. The Planning Commission still has the
discretion to require height reductions, shifting of the house on the site and/or other
mitigation as needed to reduce impacts to neighbors as the property is clearly a highly
visible lot, and is at the entrance to the subdivision.
DISCUSSION
Site Data •
Net Lot Area: 1.23 acres -
Average Slope: 16.8%
Lot Unit Factor: 1.05
Floor and Development Area
Area Maximum Proposed Existing Increase Left
Development 13,073 11,691 -0- +11,691 +1,382
Floor 5,943 5,943 -0- +5,943 -0-
Site and Architecture
The applicant is requesting approval of a site development permit for a two-story
residence with an attached three car garage. The proposed residence will be two stories,
with the 619 square foot garage and 3,349 square feet of living space on the main floor
and a 1,974 square foot second story. The second story would cover 50% of the first
floor. No skylights are proposed. The architectural style of the residence is unique for
the subdivision. Proposed exterior materials are stucco siding with contrasting color
stucco banding and metal roofing. The trellis would be painted metal.
Design elements that have been used to reduce the bulk and mass of the two story
portions of the house include a trellis along the rear elevation, recessed windows, terraced
wall elements and roof eaves. The house is also curved which will help reduce a vertical
appearance (although the curve is contrary to the curve of the land contours). The roof
pitch is shallow, so most of the height of the structure is from the wall area of the house.
The two-story portion of the house is behind a single story element. While this keeps the
profile of the house down as viewed from Oak Knoll Circle, the house steps up rather
than down the hill towards Stonebrook Drive. The maximum height of the residence
would be 27 feet as measured from the building pad and 31 feet as measured from the
lowest to highest point.
As stated in the Design Guidelines, greater setbacks can also help reduce bulk and mass.
Part of the front of the house is at the 40 foot front setback, but the remainder of the
structure is set back further than the minimum required setbacks. However, the location
of the house on the site combined with the vertical two-story character of the design
Planning Commission
ti Lands of Gorman&Cheng(lot 22)
March 11, 1998
Page 3
-_ would make the residence highly visible from Stonebrook Drive and from other homes to
the west.
Exterior colors have not yet been chosen, although the plans indicate that the roofing
would be dark gray. Staff will review proposed colors for conformance with the Town's
adopted color board,prior to acceptance of plans for building plan check.
Square Footage
The applicants are proposing to use a recycled material called "Rastra" for the walls of
the house. A brochure about the material has been included for the Commission's
information. Rastra is thicker than most walls, providing better energy efficiency. The
Zoning Ordinance states that everything within the exterior walls is floor area. Since the
Rastra material combined with the stucco finish is 11 inches thick, the applicants have
requested that they be allowed to calculate the floor area from the centerline of the
exterior walls rather than including the entire wall (see Attachment 9). A typical wall
thickness for standard construction would be about six inches. The proposed floor area is
at the maximum allowed for the property based on slope density calculations. If the
entire wall thickness is counted, the total "floor area" would exceed the allowable limit.
This is an unusual circumstance and one which staff has not encountered before. The
thicker walls would add to the massing of the structure and the Code requires floor area to
be counted from the exterior walls. If the Commission determines that the entire wall
thickness should be counted as floor area, condition #1 should be modified to require
revisions to the floor plans to keep the project within the allowable floor area of 5,943
square feet.
Neighborhood and Architectural Committee Concerns
The architectural review committee for the Stonebrook Subdivision(J. Lohr Properties) is
concerned about the proposed exterior materials, the second story massing and the low
roof pitch of the proposed residence. Jerry Lohr's letter of February 24, 1998 points out
that the exterior siding is entirely stucco, and that many of the other homes in the
subdivision have used stone, brick or wood in place of or to break up stucco. Also, the
two other homes at the entrance to the subdivision have all stucco exteriors. The
Planning Commission has expressed concern about the number of houses with stucco
siding in the Stonebrook Subdivision in the past. The Design Guidelines state that a
mixture of materials can create interest and details, and that texture and well designed
detail added to wall surfaces helps minimize the impact of large wall surfaces. Staff has
included wording in condition #1 requiring the applicants to add stone or brick as an
accent to the exterior of the house. If the Planning Commission decides that this is not
necessary, this language should be deleted from the condition.
While there are no other homes with metal roofs in the subdivision, there are residences
in the Town that have used this material. There are no code provisions prohibiting the
use of metal roofing. The Commission has been concerned about the reflectivity of metal
roofing with other applications, and staff has included wording in condition #2 requiring
the material to have as non-reflective finishing as possible. Condition #8 requires the
color of the roofing to be dark enough that it has 40% or less reflectivity.
As mentioned in Jerry Lohr's letter, the low roof pitch does place more emphasis on the
walls of the house. The height of the walls is greater since the roof does not comprise
much of the overall height of the structure. Suggestions were given to reduce or break up
the wall in front of the garage and the two-story stairwell. The project architect believes
that the low roof pitch minimizes the overall massing of the house. The architect's
• Planning Commission
Lands of Gorman&Cheng(lot 22)
March 11, 1998
Page 4
response letter is Attachment 7. A model of the house is available for viewing in the
�—Planning Department. The model will also be at the meeting.
Neighbors across the street on Stonebrook Drive are concerned about their view (see
Attachment 8) and suggest moving the house down the slope to the west. This would
require considerable design changes since the slope drops off behind the proposed house
site. If the house is stepped down or shifted down the hill, the garage would need to stay
in its present location so that the driveway grade does not exceed 15%. The height and
profile could otherwise be reduced by dropping the building pad, lowering the plate
heights or stepping the house more.
Staff was also contacted by a neighbor across the street on Oak Knoll Circle who is
concerned about the high profile of the house above the roadway. It was this neighbor's
understanding that the house would not extend more than 10 feet above the roadway.
However, this condition was placed only on lots 19 and 20 at the time of the subdivision.
Lighting -
Locations of exterior lighting are shown on the floor plans. Down lights are proposed at
the garage and front entry as well as in the trellis at the rear of the house. Recessed wall
lights would be used on the retaining walls for low level lighting. Path lights are
proposed along the front walkway and driveway. Staff recommends approval of the
outdoor lighting as proposed by the applicant. Lighting specifications will be required to
be submitted prior to acceptance of plans for building plan check (condition#10).
Trees &Landscaping
There are several large pine trees at the corner of the site that will provide some initial
screening of the new residence from lot 1. However, there are open views into the site
from the east and west. New landscaping will be needed around the house, particularly at
the front and rear. The slope below the house may need planting for erosion control. The
landscape plan will be reviewed at a site development hearing once the house is framed.
The mitigation landscaping will be required to be planted prior to final inspection.
Driveway& Parking
The three garage spaces and one uncovered space adjacent to the garage provide a total of
four on-site parking spaces as required by the code. The garage entry is oriented away
from the roadways as recommended by the Design Guidelines. The driveway will be 14
feet wide as requested by the Fire Department. Most of the backup area has been kept out
of the setbacks.
Grading &Drainage
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. Grading volumes include 950 cubic yards of cut
and 700 cubic yards of fill. The surplus material (250 cubic yards) will be hauled off the
site. Aside from the construction of the driveway, the grading is being done to set the
house into the site. There are several areas where the plans slightly exceed the Town's
grading policy, with finished floors and part of a patio up to four feet above the natural
grade. The Town's policy recommends the finished grade or fmished floor elevation be a
maximum of three feet above the natural grade. These are relatively minor exceptions to
the grading policy.
t
• Planning Commission
Lands of Gorman&Cheng(lot 22)
March 11, 1998
Page 5
The "as-built" 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 sanitary sewer.
Geotechnical Review
The Town's geotechnical consultant, Cotton, Shires & Associates, has reviewed the plans
and geotechnical reports and has visited the site. The recommendation for approval of
the project is subject to conditions (see Attachment 2). Some supplemental evaluations
are required, and will be reviewed and approved by the Town Geologist before plans are
accepted for building plan check. The energy dissipater shown at elevation 490 is to be
moved to a down slope location as approved by the project geotechnical consultant,
GeoForensics. Condition#14 includes the recommendations of the Town Geologist.
Other Plan Review Comments •
The Santa Clara County Fire Department has reviewed the proposed plans and has
requested that the property address be clearly visible from the street. The Fire
Department performed a flow test on the closest hydrant and determined that the water
flow is not adequate for a home of the proposed size. In addition, portions of the
residence would be more than 150 feet from the street. These two conditions mean that
fire sprinklers or other acceptable water supply will be needed. The Fire Department's
recommended conditions are included in Attachment 1.
The Pathways Committee has requested that the existing pathway on Oak Knoll Circle be
restored as needed and that a new path be constructed along Stonebrook Drive (see
Attachment 5). Part of the path along Stonebrook would be Type IIB and the remainder
would be a native path. Condition #23 requires the applicant to do any repair or
restoration work and to install the new path to the satisfaction of the Engineering
Department, prior to final inspection. Also, the driveway will be required to be
roughened where it crosses the path on Oak Knoll Circle.
The Environmental Design Committee recommends planting new trees on all sides of the
new residence (see Attachment 4). The Committee also commented on outdoor lighting
and the need for it to be minimal due to the visibility of the site.
Staff is available to answer any questions that the Commission or the public may have.
4
• Planning Commission
Lands of GormaR&Cheng(lot 22)
March 11, 1998
Page 6
ATTACHMENTS
1. Recommended conditions of approval
2. Memo from Cotton, Shires &Associates dated March 3, 1998 (one page)
3. Comments from Los Altos Fire Department dated January 8, 1998 (two pages)
4. Environmental Design& Protection Committee evaluation, received January 2,
1998 (one page)
5. Pathway Committee recommendation dated February 24, 1998 (one page)
6. Letter from J. Lohr Properties,received February 24, 1998 (one page)
7. Rempel, Lao & Sheahan's response to Architectural Committee review, received
March 3, 1998 (two pages)
8. Letter from Stan& Sondra Hill, received February 26, 1998 (one page)
9. Memos from Rempel, Lao & Sheahan regarding exterior material and floor area
calculation, received February 26, 1998 and March 3, 1998 (two pages)
10. Photos of model of proposed residence (one page)
11. Worksheet#2
12. Development plans: site, floor and roof plans, elevations, sections, and
perspective (five sheets)
cc: John Gorman&Jennifer Cheng
55 South Market Street, Suite 1100
SanKose, CA 95113
Patrick Sheahan
Rempel - Lao - Sheahan
3221 Fifth Street
Berkeley, CA 94710
Susan Roberts _
Giuliani & Kull
20431 Stevens Creek Boulevard, Suite 230
Cupertino, CA 95014
Jerry & Steve Lohr
J. Lohr Properties
2021 The Alameda. Suite 145
San Jose, CA 95126
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE
LANDS OF GORMAN & CHENG- 24004 OAK KNOLL CIRCLE (LOT 22)
A. PLANNING DEPARTMENT:
1. Stone or brick accent shall be added to the exterior of the residence to
break up the stucco. Revised plans shall be submitted for review and
approval of the Planning Department, prior to acceptance of plans for
building plan check. Any other 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. A sample of the metal roofing shall be submitted for review and approval
by the Planning Department, prior to_acceptance of plans for building
plan check. The metal roofing shall have a matte finish in order to reduce
the reflectivity of the material.
3. 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 which 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, 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.
4. 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, 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.
5. The mature trees on the site 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 dripline of the
trees.
6. Skylights, if utilized, shall be designed and constructed to reduce emitted
light. No lighting may be placed within the skylight wells.
7. Fire retardant roofing is required for the new residence.
• Recommended Conditions
° Lands of Gorman&Cheng(lot 22)
Page 8
8. 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
minimized, particularly on large surfaces such as garage and house 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.
9. At the time of foundation 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, the
height of the structure shall be similarly certified as being at the height
shown on the approved site development plan. The hardscape and
driveway locations shall also be certified at time of installation.
10. Outdoor lighting locations are approved as shown on the plans. Lighting
specifications or cut sheets shall be submitted for Planning Department for
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 unless it can be demonstrated that they are needed
for safety.
11. The construction of the house shall be such that the interior noise levels do
not exceed 45 dB ldn. Noise measurements performed by a noise
consultant (chosen by the applicant and approved by the Town) verifying
that this has been accomplished shall be submitted to the Town for
approval, prior to final inspection.
12. A disclosure statement shall be recorded stating that the floor area
established by the approval of this permit is the maximum allowable level
of development currently allowed by the Town. The disclosure statement
will be prepared by the Planning Department and shall be signed and
notarized by the property owners prior to acceptance of plans for building
plan check.
B. ENGINEERING DEPARTMENT:
13. As recommended by Cotton, Shires & Associates in their report dated
March 3, 1998,the applicant shall comply with the following:
a. The project geotechnical consultant shall.complete supplemental
geotechnical evaluations, and shall submit the results along with
the construction details to the Town for review and approval by the
Town Geologist, prior to acceptance of plans for building plan
check.
b. The project geotechnical consultant shall review and approve all
geotechnical aspects of the project and summarize the results of
their plan review in a letter to be submitted to the Town,prior to
acceptance of plans for building plan check.
Recommended Conditions
Lands of Gorman&Cheng(lot 22)
Page 9
c. 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.
For further details on the above requirements, please reference the letter
from Cotton, Shires &Associates dated March 3, 1998.
14. The site drainage associated with the proposed development must be
designed as surface flow wherever possible to avoid concentration of the
runoff. The proposed drainage shall be designed to maintain the existing
flow patterns. A final grading and drainage plan shall be submitted for
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 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.
15. 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.
16. All public utility services serving this property shall be placed
underground.
17. 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.
18. 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
Oak Knoll Circle and surrounding roadways; storage of construction
materials; placement of sanitary facilities; clean-up area; 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.
Recommended Conditions
Lands of Gorman&Cheng(lot 22)
Page 10
19. 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.
20. The driveway shall be fully constructed and shall be roughened where the
pathway intersects, to the satisfaction of the City Engineer, prior to final
inspection.
21. The property owner shall be required to connect to public sanitary sewer
prior to final inspection. A copy of a permit from the City of Los Altos
shall be submitted to the Town prior to acceptance of plans for building
plan check.
22. The existing pathway along Oak Knoll Circle shall be restored as needed
and the driveway shall be roughened where it crosses the path. A Type
IIB path shall be constructed along Stonebrook Drive until the point where
the IIB path on the opposite side of the street begins. From this point to
the end of the property a native path shall be cleared. The work shall be
done to the satisfaction of the Engineering Department, prior to final
inspection.
C. FIRE DEPARTMENT
•
23. The property address shall be placed on the property so that it is clearly
visible and legible from Oak Knoll Circle. The address numbers shall
contrast with the background color and shall be a minimum of four inches
high.
24. An automatic residential fire sprinkler system approved by the Santa Clara
County 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 in lieu of fire sprinklers,
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.
CONDITION NUMBERS 1, 2, 8, 10, 12, 13a and b, 17, 18, 19, 21 AND 24 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.
TREE FENCING SHALL BE IN PLACE AND SHALL BE APPROVED BY THE
PLANNING DEPARTMENT PRIOR TO ISSUANCE OF ANY BUILDING
PERMITS.
Recommended Conditions
Lands of Gorman&Cheng(lot 22)
Page 11
Properties residing within the Los Altos 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 both the elementary and high school
district offices, 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
March 11, 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.
MAR-03-98 11 - 13 FROM:COTTON SHIRES ASSOC ID:4083541852 PAGE 1/1
ATTPCFM-6W- 2
Cotton, Shires & Associates, Inc.
- -3343Wi11age Lane, Los Gatos, California 95030-7218 Phone: (408} 354-5542 FAX: 354-1852
TO: Ze-rtke- D Vt S PHONE:
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DATE: 3- 3--q8' .
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• . • (¢GLA coe, _ FIRE DEPARTMENT
Tw7TTs D ` �Q SANTA C COUNTY CONTROL NUMBER
'���'' 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
- COURTESY 8 SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUMBER 97-3 516
FILE NUMBER 269-97-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of proposed new 5,943 square foot single family residence with attached
garage.
The planner for this project is Ms. Suzanne Davis.
1. Review of this Developmental proposal is limited to acceptability of site access
and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall apply to
the Building Department for applicable construction permits.
UFC 2. Required Fire Flow: Required fire flow for this project is 2,000 GPM at 20 psi
Appendix Aresidual pressure. The required fire flow is not available from area water mains
II and fire hydrant(s) which are spaced at the required spacing.
UFC 3. Required Fire Flow Option (Single Family Dwellings): Provide required fire
903
903.2 flow from fire hydrants spaced at a maximum of 500 feet OR Provide an
approved fire sprinkler system throughout all portions of the building. The
fire sprinkler system shall conform to National Fire Protection Association
Standard #13D, 1994 Edition, and local ordinance requirements.
UFC 4. Required Access to Water Supply (Hydrants): Portions of the structure(s) are
903.2 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 residential fire sprinkler system throughout all portions of the
building.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 0 0 0 0 GIULIANI & KULL INC 01/08/98 1 of 2
SECJFLOOR AREA LOAD DESCRIPTION BY
LOT 22 Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
SFR-GORMAN 24004 Oak Knoll Cr
A California Fire Protection District serving Santa Clara County and the communities of
Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
•
• ( .PSL coei ` FIRE DEPARTMENT
SANTA CLARA COUNTY
,( Fi ) CONTROL NUMBER
® � 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
COURTESY 8SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUMBER 97- 3 516
FILE NUMBER 269-97-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
UFC 5. Premises Identification: Approved numbers or addresses shall be placed on all
904.1.1 new and existing buildings in such a position as to be plainly visible and legible
from the street or road fronting the property. Numbers shall contrast with
their background and be a minimum of four inches in height.
•
•
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH ❑ ❑ ❑ ❑ ❑ GIULIANI & KULL INC 01/08/98 2 OF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
LOT 22 Residential Development Hokanson, Wayne
NAME OF PROJECT LOCATION
SFR-GORMAN 24004 Oak Knoll Cr
A California Fire Protection District serving Santa Clara County and the communities of
Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
pcTRE• � iVE�NT u
ENVIRONMENTAL DESIGN COMMITTEE JAN - 2 1998
NEW RESIDENCE EVALUATION
_ TOWN OF LOS ALTOS HILLS
'Applicant's Name: lr�� %'7�� /(*
Address: o71/CY da' ?.d d
Reviewed by: 0 ✓/� i �/ Date: 1�c:7., l w)
Existing Trees: (Comment on size, type, condition, location with respect to building
,/i047- 4611/Z
�site. Recommended protection during construction.)
z/' , C����.�f/1 4e, .J -- (/W X _40(- i
/ r
/✓ . -J/a/, J iAf-'\Lj�.-/ 1 ri�� 1 i
-
j'// /
Proposed Grading: (Impact on water tab e, 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?)
,
OP,02,4(2---- .z/?,O1-2)91, Ceglteer ,
Siting_: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) -
gi, „la:: / aA,...: 5.i . ._,v4 , v ,- .
, . . 4 / 1 /ii9t-/ f i..1 Mbl ,r, ..,' •
Other Comments:
Town of Los Altos Hillsl° y,`
i �• ,J;V
... z/24/98 0
---TAc • Planning Commission & Staff11471 Page Mill Road; Lang
,.�. .
Les Earnest, Pathways Provide sufficient easeme',,`:t :
;. s g Page
', Committee Chair
From: Mill Road to encompass at east'10 feet
;
from the top of the bank and construct a
Subject,'1998 Pathway native path along this route; construct
recommendations an off-road native path on the South
This is a cumulative listing of all side of Buena Vista Drive beginning
pathway recommendations for 1998,..in about 50 feet from Page Mill Road and
enuring adjacent to Buena Vista at the
alphabetical order by street and number, East boundary of the propertrand
the effective date e
the nd of provide a pathway easement at least 10
each item: ° In cases where a feet wide that encompasses t1.11 -route.
recommendation for a give.&address has . . 1/26/98
been revised, two dates are shown but
only the final recommendation is listed. 11972 Rhus Ridge Road; Lands of Malek
Where construction or upgrading of No request. 1/26/98 ,:
paths td the II-B standard is 12238 via Arline; Lands of Robinson&
reco ended, it is to include irrigation . Ikeda: No request. 1/26/98
at lea *feet away from path and a
non-slip:surface on any crossing
driveways: Where there is"no request" - -
the Committee recommends that in lieu
fees be collected where possible. - - . ,:
Recommendations
12025 Adobe Creek Lodge Road;Lands of
Chang Construct II-B path along Adobe
Creek Lodge Road separated from the
road by'5 feet. Construct II-B path in a
20 foot easement adjacent to Moody
Road at the toe of the slope. 1/26/98
14470 be Bell Road;Lands of Wong No
request. 1/26/98 •
2593$`Estacada Way; Lands of Lee_ No •
request.^2/23/98
25518 Hidden Springs Lane; Lands of
Bower: Restore II-B path along
Altamont; reconstruct II-B path along
eastern boundary. 2/23/98
24004 Oak Knoll Circle; Lands of
Gorman: Restore II-B path along Oak
Knoll Circle; construct a II-B path along
Stonebrook from Oak Knoll Circle to a
point opposite the beginning of the II-B
path on the West side of Stonebrook and
from that point construct a native path
at the foeof the slope along Stonebrook
connecting to the existing native path
leading to`Juan Prado Mesa Preserve.
1/26/98'.,
12 580 Miraloma Way;Lands of Harari:
No request. 1/26/98
f'c 1 1 {GL H lJ l t; 1 I ce
• RECEIVED
FEB 2 4 1998
77On
OWN OU.OS ALTOS HILLS
l "` ` 2021 The Alameda Suite 145 • San Jose,Calitb`�Hia�95126 • (408) 984-3355
FAX (408) 984-2075
Properties,Inc.
February 24, 1998
Mrs. Suzanne Davis
Assistant Planning Director
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Re: 24004 Oak Knoll Circle, Stonebrook Lot 22
Dear Suzanne,
Whereas we appreciate the unique character of the proposed home and its generally
appropriate siting on the lot, we have the following concerns:
1. The exterior material is stucco. Several of our recent houses may have had some or
predominately stucco exteriors but still had strong stone, wood or brick additions
which gave other than a"stucco" appearance to the house. The other two homes at
the entrance to the subdivision are already all stucco.
2. There seems to be minimal vertical articulation to the roof. The second floor plate line
is of uniform height and thereby creates an excessive feeling of mass. No other homes
at Stonebrook have a metal roof or a roof with an approximate 2 on 12 pitch. A roof
with this low a pitch tends to emphasize the massiveness of the walls.
3. The entire second story has practically no articulation. The first story facing the street
(east elevation) has a large, practically unbroken wall in front of the garage and the
two story stairwell. We have generally tried to avoid such large unbroken planes in
the subdivision.
We are unable to grant architectural approval to the house design as presented. However,
we feel a contemporary design is still appropriate for this lot and would welcome a revised
design that mitigates the above mentioned concerns.
Yo r s. ce
dm- J. Lohr
'resi•ent, J. Lohr Properties
FROM : `Rempe l + Lao PHONE N0. : 510 845 9778 Mar. 03,/1998 1^2:13P' N M� P1�
A-rAc C�1
E0r
Rempel Lao Sheahan 2213 Fifth Street
Berkeley CA 94710
Architecture& Planning tel 510.845.9777
tel 510.849.3934
fax 510.845.9778
5tharch@sirius.com
@sirius.com
Transmittal: Gorman Residence
•
To: Town of Los Altos Date: 27 Feb 98 j
Address: 26379 Fremont Road Tel: 650.941.7222
Los Altos Hills CA 94022 Fax: 650.941.3/60
Project: . Gorman & Cheng Residence Attn.: Suzanne.Davis
24004 Oak Knoll Circle (Stone brook Lot 22)
Dear Suzanne,
We have met with both Jerry and Steve Lohr to discuss their comments on the
proposed design. They have emphasized that they appreciate the general design
quality and siting on the lot. After having had a chance to meet with them on February
26 and show them the actual model and a sketch of the proposed home, we were
advised,that they do not intend to oppose the design.
In response.to their.letter (J. Lohr Properties, February 24, 1998) we offer t e following:
1. The exterior material is proposed as integral color, hand trowelea cement
plaster with bands of contrasting color at the lower level and at the window sill line of
the upper level to emphasize the horizontality of the massing. It is the owners'
preference to use slate or other contrasting stone:for the banding, although they are
very concerned about the cost. Accordingly, the contrasting plaster is propce: :l as a
more economical alternative, although the intent is to use stone stone bandnj if
manageable within the overall budget.
Other proposed materials include painted steel and wood for the terrace tre l;e and
metal fascias and roofing. All ';.o,lors and materials wi'4 conform to reflectivity
requirements. We will bring a sample and photos of an installation to the hearing.
2. The pitch of the roof is low to minimize the overall mass of the house. The
second story eave line is a curving line emphasizing the horizontality of the massing in
a similar manner to the contrasting banding. It should also be noted that the owners of
the house to the west on Stonebrook are concerned about view to the east, ri id the
low roof pitch is intended to minimize the visual impact.
FROM :.Rempel + Lao PHONE NO. : 510 845 9778 Mar. 03 1998 12:13PM P2
y
•
The second story is only half the area of the main level, and is almost
completely surrounded, or nested, with one story elements and trellising. The largest
area of two story wall, at the stair adjacent to the garage, is only 20 feet in length, and
at the terrace above the garage steps down to become the terrace railing. In addition,
this area;of the house is only visible driving by on Oak Knoll Circle, and not from other
neighboring houses.
We are well aware of and respect the design guidelines of The Town of Los Altos Hills
and the Stonebrook subdivision. The design of this house is of a more contemporary
nature, and interprets the guideiines in a different manner than other house;; .n the
Stonebrook subdivision and surrounding area. We believe our design introduces
additional variety in architectural style, and is a positive addition to Stonebrook and
Los Altos Hills.
Sincerely,
Pa ick*Kelly Sheahan, Architect Timothy Rempel, Architect
cc: John Gorman
• _ RECEIVED
FEB 2 6 1998
12051 Stonebrook Drive
= Los Altos Hills, CA. 94022 TOWN OF LOS ALTOS HILLS
February 25, 1998
Ms. Suzanne Davis
Los Altos Hills Planner
26379 Fremont Road
Los Altos Hills, CA 94022
Dear Ms. Davis:
Thank you for taking the time to meet with my wife Sondra last week to discuss the planned
construction of a new house on the ridge line in the Lohr Stonebrook subdivision. The exact
address of the property in question is 24004 Oak Knoll Circle,(Lot#22).
Our home is located at 12051 Stonebrook Drive, directly across from the proposed new
construction. We bought our home in early 1992 before Lohr had commenced building. We were
assured by him at the time that the existing ridge line on the west side would be preserved. This
was important to us as one of the major considerations in our deciding to purchase the 12051
Stonebrook property was the view of the bay and the east foothills which were directly visible
over the referenced ridge line.
As a result of subsequent construction in the Lohr development, our original view has been
practically eliminated. This resulted directly from three homes built in the Lohr subdivision.
The addresses of these properties are 24000, 24001 and 24009 Oak Knoll Circle. Now,judging
from the elevation markers at the 24004 Oak Knoll Circle address, our only remaining"peek
view" will be lost entirely if construction proceeds in accordance with these markers.
Since it has'always been our understanding that the remaining ridge lines in Los Altos Hills will be
preserved to the greatest extent possible, I respectfully request that the planning department
review this matter before it gets too far along. This proposed construction would clearly violate
the ridge line protection objective. From our viewpoint, we would like to see the proposed home
moved down the slope to the:west (toward Stonebrook Drive) such that the roof line is no higher
than the ridge line projection'as seen from our home. In this way, our small"peek view", and the
remaining ridge line, will be preserved.
Thank you for your attention to this matter. I may be reached at 650-349-7400 days or 650-948-
0513 evenings.
Sincerely, ,
57:
Stan Hill
TTAC4-tNr)&KIT `J
Rempel Lao Sheahan 2213 Fifth Street
Berkeley CA 94710
Architecture&Planning RECEIVED tel 510.845.9777
tel 510.849.3934
FEB 2 6 1998 fax 510.845.9778
5tharch@sirius.com
TOWN OF LOS ALTOS HILLS
Transmittal: Gorman Residence
To: Town of Los Altos Date: 25 Feb 98
Address: 26379 Fremont Road Tel: 650.941.7222
Los Altos Hills CA 94022 Fax: 650.941.3160
•
Project: Gorman & Cheng Residence Attn.: Suzanne Davis
24004 Oak Knoll Circle (Lot 22)
Dear Suzanne,
We are forwarding information on the RASTRA wall system, which we propose
using for the Gorman & Cheng Residence.
The system is quite interesting for a number of reasons:
1. It is made from recycled polystyrene waste.
2. _ It is fireproof.
3. Properly engineered it is highly earthquake resistant.
4. It is highly energy efficient, with an insulation value of R-30.
5. The wall thickness allows windows to be set in from the face of the wall, giving
added dimensionality to the building facade.
From a planning standpoint, the reason we wish to discuss this use with the Planning
Commission is that the wall thickness is 11" when finished with plaster. Due to the
dimensional constraints of the floor plans as submitted, we propose that we be
allowed to dimension to the centerline of the exterior wall for square footage
calculations per the allowable MFA. This would then allow the interior dimensions to
remain as planned.
We are also forwarding color copies of a rendering of the proposed house as viewed
from the northwest.
Sincere! -y
Patrick Kelly Sheahan, Architect cc: John Gorman
FROM :.Rempel + Lao PHONE NO. : 510 845 9778 Mar. 03 1998 01:04PM P1
Rempel Lao Sheahan 2213 FifthiStreet
•
•
Berkeley CA 94710
Architecture&Planning tel 510.845.9777
tel 510.849.3934
fax 510.845.9778
5th arch C sirius.com
Transmittal: Gorman Residence
To: Town of Los Altos Date: 3 Mar 98
Address:., 26379 Fremont Road Tel: 650.941.7222
Los Altos Hills CA 94022 - Fax: 650.941.3160
Project Gorman & Cheng Residence Attn.: Suzanne Davis
24004 Oak Knoll Circle (Lot 22)
Dear Suzanne,
I am responding to your question regarding the relative wall thicknesses of the
RASTRA wall system vs. conventional frame construction:
RASTRA Wall System:
1/2" exterior plaster
10" RASTRA block
1/2" interior plaster
11" :.total wall thickness
Conventional Frame construction:
7/8" exterior lath & plaster
1/2" plywood sheathing
3 1/2" studs
5/8" interior plaster
5 1/2' total wall thickness
• Per our previous letter regarding the use of the RASTRA Wall System , the reason we
wish to discuss this use with the Planning Commission is to request that we be
allowed to measure to the centerline of the RASTRA wall, in order to maintain the
same interior dimensions as if built with conventional frame walls.
Please call if you have any further questions,
Sincerely,
Patrick Kelly Sheahan, Architect cc: John Gorman
. .
0
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FWOR, :*Rempe 1 + Lao PHONE NO. : 510 845 9778 Dec. 29 1997 11:23AM P4
��, -uJ 1 JJ I 11.LJ 14U04,-)7- ,4517 ':a11JL1ANI k;ULL INC PAGE 03
TOWN of LOS ALTOS Huns ATTACHMENT 11
26379 Fremont Road`Los Altos Hills, California 94022`(415) 941-722"Fax (415) 941-3160
PLANNING DEPARTMENT
WORKSHEET #2
PROPERTY OWNER'S NAME: John Gorman
PROPERTY ADDRESS: Stonebrook Lot 22
CALCULATED BY: i Giuliani a Kull 'DATE 12/15/97
1.pEYELOEMENT AREA(SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part)3) 0 5943 5943
i,.
B.Decking ":t: 0
0 0
C.Driveway and;Parking 0 - 3008 • . 3068
I(Measured MO'along centerline)
D.Patios and Wralkways 0 1520 1520
E. Tennis Courd ! 0 0
F. Pool and Decldug 0 1160 - 1150
G.Accessory Buildings (from Part B) 0 0 0
H. Any other coverage 0 0
TOTALS 0 11691 11091
Maximum Development Area Allowed- MDA(from Worksheet#1) 13073
2, ?'1,00R AREA(SQUARE FOOTAGE)
Existing Proposed Total
- (Additions or Deletions)
A. Nouse and Garage
a. 1st Floor 0 3349.5 3349.5
b. 2nd Floor 0 1974 1074
c. A.ttfic and Basement 0 0
d. Garage 0 819.5 619.5
B. Accessory Buildings
a. 1 at Floor 0 0 0
b. 2nd Floor 0 0 0
. c. A 4c and Basement 0 0 0
TOTALS 0 5943 5945
Maximum Moor Area Allowed- MFA (from Worksheet #1) 513
TOWN USE ONLY' CHECKED BY , ( k g Q. p 1 15 DATE ;Z,(Z 1
Pager 3 of 3 97182.xle
RECEIVED
MAR 0 4 1998
TOWN OF LOS ALTOS HILLS
PETITION AGAINST PROPOSED.HOUSE CONSTRUCTION IN STONEBROOK
SUBDIVISION OF LOS ALTOS HILLS
This petition, signed by the following residents of Los Altos Hills, is for the purpose of stating our
strong objection to the proposed building construction on THE LANDS OF GORMAN, 24004
Oak Knoll Circle,Los Altos Hills (267-97-ZP-SD-GD).
The proposed elevation lines of this construction would destroy the ridge line and block existing
residents' views of the surroundings. In addition, the design is inconsistent with the established
subdivision practice of blending roof lines into natural ridge lines thereby creating "low profile"
appearances when viewed from Oak Knoll Circle and from Stonebrook Drive. Other homes built
in Stonebrook have complied with this practice and we would like to see it maintained.
Accordingly, we respectfully petition the city of Los Altos Hills to deny the proposed construction
application.
Name. Signature Address Date
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