HomeMy WebLinkAbout3.4 Town of Los Altos Hills May 13, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A MAJOR ADDITION & REMODEL
AND A SWIMMING POOL; LANDS OF KWONG; 14470 MANUELLA .
ROAD; File#25-98-ZP-SD-GD.
FROM: Suzanne Davis, Planner SD
APPROVED BY: Curtis S. Williams, Planning DirecV
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended conditions
of approval in Attachment 1.
BACKGROUND
The subject property was created as part of a 28 lot subdivision (Pinecrest Heights - Tract
1286), that was recorded in 1954. The property is located on the east side of Manuella
Road between Estacada Drive and DeBell Road, and is currently developed with a partial-
two story residence, storage shed and hardscape. The shed will be removed as part of the
project.
When the subdivision was approved in 1954, there were unusually large front setbacks
placed on many of the lots, including the subject property. These building setback lines
were to ensure that there would be adequate space reserved for septic fields. Since that
time many of the properties in the Miranda and Manuella Road area have connected to
the sanitary sewer. In 1995 seven property owners filed an application requesting that the
tract map be amended to remove these setbacks, and that the regular Town setbacks of 40
foot front and 30 foot side and rear yards be applied. The City Council approved a •
certificate of correction to the map on July 19, 1995, which removed the building setback
lines established by Tract 1286. The current title report for the property reflects this
change, and the standard setbacks now apply to the lot.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this application for
a major addition has been forwarded to the Planning Commission for review and
approval since more than 500 square feet will be added to the second floor. 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.
Planning Commission
Lands of Kwong
May 13, 1998
Page 2
DISCUSSION
Site Data
Gross Lot Area: 1.00 acres
Net Lot Area: 1.00 acres
Average Slope: 18.7%
Lot Unit Factor: .81
Floor and Development Area
Area Maximum Proposed Existing Increase Left
Development 9,549 9,518 6,669 +2,849 +31
Floor 4,527 4,525 3,121 +1,404 +2
Architecture & Site
The applicants are requesting approval of a 300 square feet addition to the first floor, a
1,114 square feet addition to the second floor, and a major remodel of an existing
residence. The resultant structure will essentially be a new residence as most of the
existing walls will be removed. A swimming pool is also proposed as part of the project.
The existing house is mostly one-story with a second floor over the garage. The project
would change the character of the residence from a ranch style to a Mediterranean design.
Although some of the existing second floor is not set back from the first floor, all of the
new construction on the second floor would be nested. The new front entry would 15 feet
in height. The second story would cover 54% of the first floor. Varying roof lines and
wall planes, architectural detailing and roof eaves have also been used to reduce bulk and
mass.
The existing trees and vegetation provide good screening of the site from the road and
from neighbors. Surrounding homes are located a sufficient distance from the applicant's
home so as to not be visually impacted, and several neighbors' homes are at higher
elevations. None of the adjacent homes have view windows oriented towards the
applicant's property.
Exterior materials would consist of cement plaster siding, detailing and window reveals,
and light weight concrete tile roofing. Exterior colors have not been chosen. Staff will
review the exterior colors and materials for compliance with the Town's color policy
prior to acceptance of plans for building plan check.
The existing house is 20 feet high. With the proposed project, the maximum height of the
house would be 25 feet as measured from the building pad. Story poles have been set on
Planning Commission
Lands of Kwong
May 13, 1998
Page 3
the site for the Commission's review. The project would bring the development area
within 31 square feet of the allowable and the floor area has been maximized. Staff has
included a condition requiring a disclosure statement to be recorded that states this.
Lighting and Landscaping
Outdoor lighting is shown on sheet A2 of the development plans. All of the existing light
fixtures are proposed to be replaced with a new fixture to match the new style of the
residence. The number of light fixtures proposed appears minimal, with one per exit
except at the front entry. The low level path lights along the driveway and pool area are
spaced approximately 20 feet apart. Landscape lighting is not typically reviewed with the
initial submittal. Staff recommends that the path lights and any other outdoor lighting not
attached to the house be considered with the landscape plan, so that the Environmental
Design Committee can review the plan and provide input.
As noted on the plans, the glass for the decorative light fixtures would be translucent so
that the light bulbs cannot be seen. The flood lights at the garage will be required to be
shielded fixtures, and to be on a motion detector so that they are not obtrusive to the
adjacent neighbor. Condition #7 includes these provisions, and also specifies that any
changes to the lighting plan be approved by the PlanningDepartment.
Three new skylights are proposed to be added. Condition #8 requires the skylights to be
designed to reduce emitted light and that no lights be placed in the light wells.
There are a number of mature trees on the site including oak, pepper, redwood and elm
and pine species. While some ornamental shrubs near the house will be removed, all of
the large trees will be saved. The mature screening appears to be adequate to break up
the visibility of the proposed additions from the neighbors. Condition#2 states that staff
will evaluate the site once the additions have been framed to determine if any new
landscaping is needed for screening and/or to replant areas that have been disturbed
during construction. It is likely that some planting will be needed around the house. At a
minimum, the outdoor lighting would need to be reviewed by staff and the EDP
Committee. Any required planting for screening or erosion control will be required to be
planted prior to final,inspection.
Parking, Driveway, and Turnaround
There are currently two parking spaces on the site withinthe garage. An existing storage
area will be converted toprovide a third parking space. The fourth parking space is
shown within the dripline of a 22-inch oak. Staff is concerned that adding more
pavement within the dripline of the oak could be detrimental to the tree. Since an
existing nonconforming situation is being improved, and a fourth space cannot be easily
provided, staff recommends approval of the project without the fourth parking space. If •
the Commission decides that the fourth space should be added, an arborist should
Planning Commission
Lands of Kwong
May 13, 1998
Page 4
evaluate the oak tree and make recommendations to increase the likelihood of the tree's
survival (a condition would need to be added requiring this).
Grading and Drainage
The Engineering Department has reviewed the plans and has recommended conditions of
approval, as specified in Attachment 1. Since the additions to the residence are primarily
on the second floor, and the first floor expansion is over existing hardscape, the proposed
project would require only minimal grading for foundation excavation. Drainage
improvements include new roof leaders that will tie into the existing drainage system, and
slight modifications to a drainage line at the front of the house. Final drainage will be
reviewed by the Engineering Department, and any deficiencies will be required to be
corrected,prior to final inspection.
Geotechnical Review
The Town geotechnical consultant, Cotton, Shires & Associates, has reviewed the
development plans and geotechnical report and has visited the site. The recommendation
for approval is subject to submittal of supplemental information, and plan review and
final letters verifying that construction plans and as-built conditions are in accordance
with the project geotechnical consultant's recommendations (see Attachment 2 and
condition#10).
Fire Department Review
The Santa Clara County Fire Department has reviewed the proposed project and has
requested that the property address be clearly visible from Manuella Road and that the
driveway meet Fire Department standards for access. The closest hydrant does not have
an adequate flow capacity, so residential fire sprinklers will be required unless some other
acceptable water source is proposed (see Attachment 3). The Fire Department conditions
are included in Attachment 1.
Committee Review
The Pathways Committee has recommended that a Type IIB pathway be constructed
along Manuella Road. Condition #15 requires the construction of the pathway prior to
final building inspection and the driveway to be roughened where it crosses the path.
The Environmental Design Committee has reviewed the site and would like to review the
landscape plan after framing of the additions is completed. As discussed in the landscape
section above, staff will evaluate the site once the additions are framed. The final
outdoor lighting plan, and planting plan, if applicable, will be reviewed by staff with
input from the EDP Committee. The landscape plan will be required to be reviewed at a
Planning Commission
Lands of Kwong
May 13, 1998
Page 5
site development hearing only if the existing trees along Manuella and the rear of the
property are removed during construction.
Staff is available to answer any questions that the Commission or community may have.
ATTACHMENTS:
1. Recommended conditions of approval
2. Letter from Cotton, Shires and Associates, dated April 29,.1998 (three pages)
3. Fire Department comments,dated March.12, 1998 (one page)
4. Pathway Committee recommendation, dated March 20, 1998,(one.page)
5. Environmental Design & Protection Committee evaluation, received March 13, 1998
(one page)
6. Worksheet#2
7. Development plans: site, floor and roof plans, building sections and elevations (seven
pages). .
cc: . Robert and Stella Kwong
14470 Manuella Road
Los Altos Hills, CA 94022
Steve Yang and Associates
1150 North 15` Street, Suite 140
San Jose, CA 95112
Planning Commission
•
Lands of Kwong
May 13, 1998
Page 6
ATTACHMENT 1
RECOMMENDED CONDITIONS FORA SITE DEVELOPMENT PERMIT
FOR A MAJOR ADDITION AND REMODEL
LANDS OF KWONG- 14470 MANUELLA ROAD
File #25-98-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. Any modifications to the approved plans requires prior approval of the
Planning Director or Planning Commission depending upon the scope of
the changes.
2. Additional landscaping may be required. Staff will visit the site prior to
final inspection to determine if any plantings will be needed to screen the
additions or to restore areas disturbed by grading or construction, and if
so, a landscape screening plan shall be submitted and reviewed by staff or
at a site development hearing, at the discretion of the Planning Director.
The Environmental Design & Protection Committee shall review and
provide input on the planting and/or outdoor lighting plans, regardless of
the approval process.
3. 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 doors, garage doors,
columns, railings, and trellises. Color samples shall be submitted to the
Planning Department for approval prior to acceptance of plans for
building plan check. The residence shall be painted in conformance with
the approved color(s)prior to final inspection.
4. Fire retardant roofing is required for the new construction.
5. At the time of framing inspection for the additions, the height of the
residence shall be certified as being at the height shown on the approved
Site Development plan.
6. Prior to commencement of any grading on the site, all significant trees
shall be fenced at the drip line. The fencing shall be of a material and
structure 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 •
Planning Commission
Lands of Kwong
May 13, 1998
Page 7
advance of the inspection. The fence must remain throughout the course
of construction. No storage of equipment, vehicles or debris shall be
allowed within the drip lines of these trees. Any mature trees damaged
during construction shall be replaced prior to final inspection.
7. The lighting for the exterior of the residence is approved as shown. Any
additional outdoor lighting requires approval by the Planning Department
prior to installation. Lighting shall be down shielded, low wattage, and
shall not encroach or-reflect on adjacent properties. The new light fixtures
shall be approved by the Planning Department prior to acceptance of
plans for building plan check. 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.
8. Skylights shall be designed to reduce emitted light. No lighting may be
placed within the skylight wells.
9. A disclosure statement shall be recorded stating that the floor area
established for the property under this permit is the maximum allowed,
and the development area is close to the maximum allowed. The Planning
Department will prepare the statement and the signed, notarized document
shall be returned to the Town prior to acceptance of plans for building
plan check
10. Standard swimming pool requirements:
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 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 pool equipment
shall not be located within any required setbacks.
11. As recommended by Cotton, Shires & Associates in their report dated May
5, 1998,the applicant shall comply with the following:
a. The project geotechnical consultant shall complete supplemental
evaluations, and shall submit this information for review and
approval by the Town geotechnical consultant,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
Planning Commission
Lands of Kwong
May 13, 1998
Page 8
plan review in a letter to be submitted to the Town, prior to
acceptance of plans for building plan check.
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 May 5, 1998.
B. ENGINEERING.DEPARTMENT:
12. 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. 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.
13. Any, and all, changes to the approved grading and drainage plan shall first
be approved by the Town Engineering Department. No grading shall take
place during the grading moratorium (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.
14. Any new public utility services serving this property shall be placed
underground.
15. 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
shall provide the Town with photographs of the existing conditions of the
roadways and pathways prior to acceptance of plans for building plan
check
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
Manuella Road 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
Planning Commission
Lands of Kwong -
May 13, 1998
Page 9
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 fully constructed to the satisfaction of the
Engineering Department,prior to fmal inspection.
18. The applicant shall install a 5 foot wide, type IIB pathway along Manuella
Road. The driveway shall be roughened where it crosses the path. The
work shall be completed to the satisfaction of the Engineering Department
prior to fmal inspection.
19. 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. All cut and fill slopes shall be •
protected from erosion, and the first 100 feet of the driveway shall be
rocked if the asphalt is removed prior to construction. 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.
C. FIRE DEPARTMENT:
20. The property address shall be placed so that it is clearly visible and legible
from Manuella Road. Numbers shall contrast with the background and
shall be a minimum of four inches high.
21. 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).
22. An automatic residential fire sprinkler system approved by the Santa Clara
County Fire Department shall be included in the new residence. The plans
shall be approved 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 fmal
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.
Planning Commission
Lands of Kwong
May 13, 1998
Page 10
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 3, 7, 9,. lla and b, 15, 16, 19 AND 22 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.
All properties must pay School District fees to either the Los Altos School District or
the Palo Alto Unified School District, 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.
NOTE: The Site Development permit is valid for one year from the approval date (until
May 13, 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.
RECEIVED
r
COTTON, SHIRES & ASSOCIATES, INC.
MAY - 5 19y�
CONSULTING ENGINEERS AND GEOLOGISTS AWN QF(�$A(T0�tiit(S
aj April 29, 1998
• L3038
ATTACHMENT 2.
TO: Suzanne Davis
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Preliminary Geologic and Geotechnical Review
RE: Lands of Kwong,Major addition and remodel
File #25-978-ZP-SD-GD
14470 Manuella Road
At your request, we have completed a preliminary geologic and geotechnical review
of the subject property using:
• Geotechnical Investigation Proposed Remodeling and Addition (report)
by Wayne Ting &Associates, Inc., dated February 13, 1998, and
• Site Plans, Architectural plans prepared by Steve Yang & Assoc.
Architects.
In addition, we have reviewed pertinent documents from our office files and
completed a site reconnaissance.
DISCUSSION
Our review of the referenced documents indicates that the applicant is proposing a
major remodel and addition to the existing residence. The existing foundation is to be
modified. by adding piers or underpinnings. A new swimming pool will be constructed
adjacent to the north side of the residence. Our review addresses the geotechnical feasibility
of the project development plan and the adequacy of submitted geotechnical design criteria.
SITE CONDITIONS
The lot is characterized by cut and fill slopes forming the building pad on the
western half of the lot, and a moderately steep (21 percent inclination) west facing slope on
the eastern half of the lot. Very steep (65 to 75 percent inclination) cutbanks and steep (50
percent inclination) non-engineered fill prisms, associated with abandoned unpaved roads
are located above the existing residence. Site drainage is characterized by sheetflow to the
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 April 29, 1998
Page 2 L3038
east to a drainage ditch adjacent to Manuella Road on the eastern property line. The
patios, foundation, and stucco walls of the existing residence show signs of moderate
distress,with cracks up to 0.3 inches wide. Also, the 2 foot high wood retaining wall on the
east side of the house has been pushed downward,indicating downward movement (creep)
of soils on the natural slope.
The Town Geologic Map indicates that the house site is underlain at depth by
bedrock of the Santa Clara Formation (conglomerate, sandstone, siltstone, and claystone).
The bedrock is in turn overlain by clayey sand to silty clay (potentially expansive soil,
colluvium, alluvium, and artificial fill). No direct exposure of bedrock was observed on the
subject property. The mapped trace of the potentially active Monta Vista fault and the
active San Andreas fault is 7,000 feet northeast and 4 miles southwest, respectively, from
the subject property.
CONCLUSIONS AND RECOMMENDED ACTION
The proposed development is constrained by soil creep, potentially non-engineered
fills, expansive soils, and susceptibility to strong seismic ground shaking. We understand
from the architectural plans that little excavation will be performed. We understand that
site drainage design will be addressed to the satisfaction of the Town Engineer.
The basic site development plan appears geotechnically feasible and we have no
geotechnical objections to the proposed development plan. Prior to issuance of permits for
construction,the Project Geotechnical Consultant should review all geotechnical aspects of
building plans induding specific evaluation of the design and placement of the proposed
swimming pool, foundation, cut and fill, and drainage alterations. Consequently, we
recommend geotechnical approval of permits for project construction with the following
conditions:
1. Geotechnical Plan Review and Supplemental Evaluations - The
applicant's geotechnical consultant should characterize
anticipated peak and repeatable seismic ground motion in percent
gravity for consideration by the project structural engineer. The
consultant should evaluate the potential for slope instability of
the existing graded slopes behind the residence, and recommend
any appropriate stabilization measures (if necessary) to protect
the residence. The slope stability benefits of replacing the
distressed wood retaining wall should be addressed. In addition,
the current standard-of-care design for foundation piers within
the Town with similar soil conditions is a minimum 16-inch
diameter pier reinforced with a minimum of four #5 vertical
rebars. These standards should be considered by the consultant.
The applicant's geotechnical consultant shall review and approve
all geotechnical aspects of the development plans (i.e., site
preparation and grading, site drainage improvements and design
parameters for the foundation, retaining walls, and swimming
pool) to ensure that his or her recommendations have been
properly incorporated.
COTTON, SHIRES & ASSOCIATES, INC.
Suzanne Davis April 29, 1998
Page 3 L3038
The results of the plan review should be summarized by the
Project 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 verify that new fill materials, if
any, are properly compacted, keyed and benched where
appropriate into competent earth 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 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
\A cPatrick O. Shires
Principal Geotechnical Engineer
GE 770
POS:TS:cw
COTTON, SHIRES& ASSOCIATES, INC.
ATTACHMENT 3
° %. FIRE DEPARTMENT
FIR '� SANTA CLARA COUNTY CONTROL NUMBER
EST.I947* 14700 Winchester Blvd., Los Gatos, CA,95030-1818 BLDG PERMIT NUMBER -
COURTESY 6SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) _
PLAN REVIEW NUMBER 98-0502
-FILE NUMBER
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of proposed 1,460 square foot addition to an existing 3065 square foot
single family residence. The new total area for this structure is 3,225 square feet.'
The planner for this project is Ms. Suzanne Davis.
UFC 1 Required Fire Flow: Required fire flow for this project is 1,000 GPM at 20 psi
Appendix
III-A residual pressure. The required fire flow is available from area water mains and
fire hydrant(s). It is unclear however if these hydrants are within the required
spacing (within 250' from site).
UFC 2 Required Fire Flow Option (Single Family Dwellings): Provide required fire
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.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 ❑ 11 STEVE YANG 03/12/98 1 OF 1
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson, Wayne
NAME OF PROJECT LOCATION
SFR-KWONG 14470 Manuella Rd '
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
ATTACHMENT 4
ENVIRONMENTAL DESIGN COMMITTEE RECEIVE®
LANDSCAPE/HARDSCAPE EVALUATION MSR X998
Applicant's Name: /fGv �► TOWN OF LQS ALTOS HILLS
Address: J L/Ll 7l)
Reviewed by: ,c(4.—`<< 'tet, `� �" �Yr Date: ,---31)/3/9 P
Mitigation needed: tx. / c.e_et„,„(d✓G� -
Visibility from off site: from distance (directions), from nearby
neighbors (directions) (include need for screening for privacy).
Ph
Noise: from pump/pool ", air conditioner , sport court
Light: from fixtures , automobile headlights"
Fence materials: color , open/solid . Erosion control
Other:
Planting Plan Evaluation: (Circle required trees and shrubs on plan)
Are species appropriate: Deciduous?
Future height(view, solar, drive/path blockage)
Fire hazard
Hardiness/frost
Drought tolerance
Meet mitigation needs
•
" . 1/_/.. .4 / i iii '
?J
if/ .5 v4 .40440-6-47,6v-dAs IJ ) NU-1(-6,-Ce....,1 4/ ice/
1
Creeks and drainage: Is there a conservation easement? Are there sufficient
• protections in place. Will fences impact wildlifation? Invasive species
should not be planted near a vrway.
•
Other: Are there obstructions to pathways, including future growth of plants? Are all
noise mitigations in place? No construction in road right-of-way.
l�
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`7Z�� 7"" /aPte'
ATTACHMENT 5
Town of. Los Altos Hills
4/28/98 ' ^. .N:�-.�
t ,
Ta Planning Commission & Staff 24004 Oak Knoll Circle; . ' of' rri
From Les Earnest, Pathways Gorman: Restore II-B path a. i g Oak
Committee Chair Knoll Circle; construct a II-B th along
Stonebrook from Oak Knoll C" le to a
Subject 1998 Pathway point opposite the beginning of the II-B
recommendations 'path on the West side of Stonebrook and
This is a cumulative listing of all from that point construct a native path
pathway recommendations for 1998, in at the toe of the slope along Stonebrook
alphabetical order by street and number, connecting to the existing native path
with the effective date at the end of leading to Juan Prado Mesa Preserve.
each item. In cases where a 1/26/98
recommendation for a given address has 11030 Magdalena Avenue; Lands of
been revised, two dates are shown but Allison: No request. 4/27/98
only the final recommendation is listed. 14470 Manuella; Lands.of Kwong:
Where construction or upgrading of Construct II-B path along Manuella.
paths to the II-B standard is 3/23/98
recommended, it is to include irrigation 12580 Miraloma Way; Lands of Harari:
at least 5 feet away from path and a No request. 1/26/98
non-slip surface on any crossing
driveways. Where there is"no request" 11471 Page Mill Road;Lands of Wilson:
the Committee recommends that in lieu Provide sufficient easement along Page
fees be collected where possible. Mill Road to encompass at least 10 feet
Recommendations from the top of the bank and construct a
native path along this route; construct
12025 Adobe Creek Lodge Road;Lands of an off-road native path on the South.
Chang Construct II-B path along Adobe side of Buena Vista Drive beginning
Creek Lodge Road separated from the about 50 feet from Page Mill Road and
road by 5 feet. Construct II-B path in a ending adjacent to Buena Vista at the
20 foot easement adjacent to Moody East boundary of the property and
Road at the toe of the slope. 1/26/98 provide a pathway easement at least 10
26131 Altadena Drive; Lands of Ewald: feet wide that encompasses this route.
Acquire pathway easement and 1/26/98
construct a II-B path parallel to 11972 Rhus Ridge Road;'Lands of Malek
Altadena. 4/27/98 , No request 1/26/98
12238 Via Arline; Lands of Robinson& 13474 Robleda Road; Lands of Danver:
Ikeda: No request. 1/26/98 No request. 3/23/98
12246 Via Arline; Lands of Godby: No 24055 Jabil Lane; Lands of Yeh: In order
request. 3/23/98 to connect to a future path to Fernhill,
14470 De Bell Road; Lands of Wong: No construct a II-B path along Jabil Lane
request. 1/26/98 from Magdalena to the Southeast corner
of the property. 3/23/98
12010 Elsie Way; Lands of Murthy& 26062 Scarff Way; Lands of Scarff;
Srinath: Restore II-B path along Dedicate a 10 foot pathway easement
Concepcion Road. 3/23/98 along the South boundary from Scarff
25935 Estacada Way; Lands of Lee No Way to Esther Clark Park and construct a
request 2/23/98 II-B path within this easement
25518 Hidden Springs Lane; Lands of connecting to the existing sidepath
along Scarff Way. 4/27/98
Bower: Restore II-B path along
Altamont; reconstruct II-B path along 27760 Sherlock Road;Lands of Huang:
eastern boundary. 2/23/98 Provide a pathway easement on Sherlock.
3/23/98
ATTACHMENT G
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
26379 Fremont Road•Los Altos Hills,California 94022•(415)941-7222•FAX(415)941-3160
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
•TURN IN WITH YOUR APPLICATION •
PROPER•1"Y OWNER'S NAME, Robert & Stella Kwong
PRUPER1"Y ADDRESS 14470 Manuel la Road
CALCULA1"ED EY Steve Yang, Principal Architect ' DA"1E 1.. 14 . 98
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage(from Part 2.A.) 3 , 0 6 5 + 1 , 4 6 0 4 , 5 2 5
B. Decking ( 2nd floor) 48 - 10 9
- 55
C. Driveway and Parking 2
(Measured 100'along centerline) , 2 0 0 0 2, 2 0 0
D. Patios and Walkways . 1 , 3 0 0 - 8 0(I .•5 0 0
E. Tennis Court 0 0 0
F. Pool and Decking 0 + 1 ,'800 1 , 8 0 0
G. Accessory Buildings (from Part B)shed
H. Any other coverage (4 CO 4 0 0
TOTALS -6 , 669 + 2,, 849 " 9,518
Maxim»(rnN beveclopmenttAre'Mllowed`f M15A(from Worksheet#1) 9,54 9
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage – 5 2
a. 1st Floor 1 , 948 + 352 2, 248
b. 2nd Floor 4 7 9 + 1 , 114 1 ,5 9 3
c. Attic and Basement 0 0 0
d. Garage 638 + 46 684
B. Accessory Buildings
a. 1st Floor — 0
•
b. 2nd Floor 0 0 0
c. Attic and Basement n n n
TOTALS 6-5 SI 2( + 1 , 460 1L4C 4 4,525
Maximum Floor Area Allowed-MFA(from Worksheet#1) 4,.527
[ 'OWN USE ONLY CHECKED BY -,1.-?.anrye -oavis DA"Z"E 41?gypI j
•
•
Revised 2/26/96