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HomeMy WebLinkAbout3.4 Town of Los Altos Hills June 10, 1998 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND DETACHED GARAGE; LANDS OF BOWERS; 25518 HIDDEN SPRINGS COURT; File#18-98-ZP-SD-GD. FROM: Susan Stevenson, Planner SS APPROVED BY: Curtis S. Williams, Planning Director RECOMMENDATION That the Planning Commission EITHER: 1. Approve the requested Site Development Permit, subject to the attached conditions of approval; OR 2. Direct the applicant to redesign to better step the roofline to minimize bulk and to reduce or revise the basement to minimize cut. BACKGROUND The subject property is located at the eastern terminus of the Hidden Springs Court cul- de-sac, on the south side of Altamont Road. The parcel was created as Lot 1 of Tract 8721, a 6 lot subdivision approved in 1996. The lot was restricted by the subdivision to step a minimum of 2 feet and to preserve some of the existing views for the single story house to the east of this lot. Several easements occur onsite including: a 10-foot wide public utilities easement along the face of the cul-de-sac and along the Altamont Road property line; a 25-foot wide storm drain easement and public utility easement along the Altamont Road property line; a 100-foot wide non human habitation easement, located along the north portion of the property; a 10 foot wide pathway easement along the east boundary; and a conservation easement encompassing the 48-inch diameter oak tree south of the driveway. 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. Planning Commission Lands of Bowers June 10, 1998 Page 2 DISCUSSION Site Data: Net Lot Area: 1.11 Average Slope: 13.7% Lot Unit Factor 1.02 Floor Area and Development Area: Area Max. Prop. Exist. Incrs. Remaining Devel. 13,885 9,627 0 9,627 4,258 Floor 5,931 5,907 0 5,907 24 Site and Architecture The applicant requests approval of a Site Development Permit for a new 4,796 square foot partial two story residence with a 673 square foot attached 3 car garage, and a 438 square foot detached garage. The exterior materials proposed for the residence are a combination of stucco siding with gray stone accents. The applicant proposes to utilize gray concrete tile roofing. The maximum height of the house on a vertical plane would be 27 feet through the center portion of the house (profile section Al). The height of the residence from the lowest to highest point would be 30 feet. The house steps a total of 8 feet from the west side of the house to the garage. The roofline steps with the contours in 3 portions of the roof, stepping 1 foot at each section(profile section Al). Story poles have been erected on the site outlining the proposed new residence and accessory building for the Commissioners' review. The second story comprises 42 percentof the lower floor area of the main residence (second story includes open areas over 17 feet in height). There are a number of architectural features, including varying rooflines, use of columns, bay windows, and the proposed exterior materials (stone veneer sections), which would help to reduce the appearance of bulk of the house and limit long horizontal elements. The second story area is mitigated along the exterior through the use of a second story balcony, steep rooflines that hide some of the floor area, and overhanging area over a veranda and the use of columns along the lower floor. The proposed structures would not be visible from Hidden Springs Court, as the site elevation is located lower than the cul-de-sac and the existing oaks provide very good screening along that property line. Some of this will likely be cleared to open some view towards the detached garage with the construction of the driveway. Mature vegetation on the property, especially on the northern property line (adjacent to Altamont Road) would help to screen the property from adjacent developed parcels, and would greatly limit views of the proposed residence from offsite. The residence would be somewhat visible from Bledsoe Court and the existing property to the east (off Altamont Road) through existing vegetation. The residence would be located with corners at these setback lines adjacent to those 2 lots, as the house is situated quite low on the hillside. Relocation higher on the hill is Planning Commission Lands of Bowers June 10, 1998 Page 3 constrained by the human habitation setback, although there may be some room to rotate the house to more closely parallel to the contour lines. While the pad level of the house drops 8 feet over its length, the roofline only drops 3 feet, creating a more bulky appearance. Revising the design to more closely step the rooflines with the changes in the floor levels may reduce the visual impact to the downhill neighbors. The basement is proposed to be cut as much as 16 feet below the finished floor level on the uphill end, and as much as 18 feet below existing grade. To minimize grading and to reflect the steps in the house, the basement could be limited to the area under the 379.7 finished floor or could be stepped up to the next level (3 81.7), but not beyond that point. This would be similar to and consistent with the new homes approved on Moon Lane, where basement cut was reduced to 8 to 10 feet below the finished floor. Parking, Driveway, and Turnaround The applicant proposes to enter the site off the Hidden Springs Court cul de sac, between the 40 foot front setback off Altamont Road and the conservation easement around the heritage oak tree. The driveway would be partially located within the dripline of the oak although it would be out of the conservation easement. Three of the 4 required parking spaces would be located in the attached garage, with the 4th space to be located along the backup area. All of the pavement is proposed out of the required setbacks. The access to the detached garage and the extra back up area required for the emergency vehicle turnaround is proposed to be constructed with grasscrete, allowing for a 50 percent reduction of that area counted toward the development area. Lighting and Landscaping No skylights are proposed for the main residence. House lighting is shown on the floor plans, with generally one light at each exit. Standard lighting condition #8 includes language for low wattage and downlit fixtures. The landscape lighting is not included in plans at this time and will be reviewed at a Site Development Hearing, along with the proposed landscaping, after the residence is framed. The existing landscaping on the site includes heavy mature screening over much of the property that would screen the view of the residence from Altamont Road and from adjacent developedand undeveloped properties. Additional landscaping along the east side of the property would help to screen the new residence from the existing residence (see letter from neighbor, Attachment #7). The retaining wall and grading to the west of the residence would require the removal of several screening trees between this property and Lot 6 (the Vellequette residence, under construction). Staff recommends that the grading in this area be redesigned to maintain as many of these trees as is feasible (see condition#1). Geotechnical Review and Drainage The Town's geotechnical consultant notes that the garage is proposed within the Human Habitation Setback, and over the Altamont fault. The consultant notes that the applicant must be willing to accept the disclosure that the garage is located above the fault and that there is a potential for loss of the garage in the event of an earthquake. Staff has included condition #10 requiring the statement as well as condition #9, requiring geotechnical evaluation/update prior to preparation of detailed structural drawings or final grading plans. Planning Commission Lands of Bowers June 10, 1998 Page 4 Fire Department Review The Fire Department's initial review of plans indicated the need for redesign of the turnaround to have a minimum radius of 36 feet. Consultation between the Fire Department and the applicant has resulted in the proposed turnaround. There is not adequate fire flow available to the lot for the size residence proposed. The Fire Department has indicated that installing fire sprinklers into the residence would provide adequate fire protection and this has been included as a condition of approval (#23). The remaining comments from the Fire Department include standard conditions for house numbers, access dimensions, surface requirements, and road grade. Staff has included these as conditions#21-25. Grading and Drainage The plans indicate that the grading for the site would include 2,500 cubic yards of cut (maximum depth of 8 feet, excluding the basement cut, which increases the depth of cut - to 18 to 19 feet at the uphill side of the basement) and 200 cubic yards of fill (maximum depth of 3 feet). The residence has been proposed to be located against the contours, due to the human habitation setback on the site. The residence as proposed would generally meet the Town's adopted grading policy, with the top of slab approximately 2.5 feet higher than the existing elevation at the garage, and the main residence approximately 8 feet lower than the natural grade at the parlor. The detached garage is proposed to be located approximately 3 feet above existing grade at the northeast corner of the structure. As noted, however, cuts of up to 18 to 19 feet are required for the basement. The construction of the residence requires the use of a retaining wall to be located to the west of the residence. The height of the wall would be 3 feet and grading around the wall would be required to provide drainage. While the wall would be only 3 feet high, cuts of up to 8 feet in depth would be required to locate the wall. The cuts would be sloped behind the wall towards the property lines. Drainage of the site is characterized by sheetflow from the west side of the house and several drains outletting in the creek around the east side of the house. An earthen swale is proposed at the rear of the main residence. Staff has included a condition (#20) requiring that the final drainage design be reviewed and that drainage be designed as sheet flow, as there is some concern regarding drainage from the neighbors to the east. • Committee Recommendations The Pathways Committee has recommended that the type II-B path along Altamont Road be restored and that the path along the eastern boundary be reconstructed (condition#14). The Environmental Design Committee had a concern about the heritage oak tree located within the conservation easement and commented on the importance of tree fencing during construction. The Committee also requested that a certified arborist prune the oak tree to maintain the health of the oak. Staff has included the standard condition of approval (#2) that the landscape screening and lighting will be reviewed after framing of the residence. Staff is available to answer any questions that the Commission or community may have. Planning Commission Lands of Bowers June 10, 1998 Page 5 ATTACHMENTS: 1. Recommended conditions of approval; 2. Worksheet#2; 3. Fire Department letter, dated May 19, 1997; 4. Letter from Cotton, Shires &Assoc., dated April 14, 1998; 5. Recommendation from Pathways Committee, dated March 31, 1998; 6. Recommendation from Environmental Design Committee, dated February 11, 1998; 7. Letter from Mr. and Mrs. Williams, dated June 1, 1998; 8. Letter from Mrs. Vellequette, dated June 2, 1998; 9. Development plans. cc: Mr. Derek Bowers Stan Gamble Glenn Cahoon 1502 Harrison Court 247 North 3rd St. 296 Kansas Way Sunnyvale, CA 94087 San Jose, CA 95112 Fremont, CA 94539 Planning Commission Lands of Bowers June 10, 1998 Page 6 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR A SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND DETACHED GARAGE LANDS OF BOWERS, 25518 HIDDEN SPRINGS COURT FILE#18-98-ZP-SD-GD A. PLANNING DEPARTMENT: 1. The applicant shall redesign the grading along the southwest property line to reduce the grading associated with the retaining wall and to maintain the existing trees to the satisfaction of the Planning Director and Engineering Department. The exterior exit from the basement should be designed to meet the minimum exit requirements as stated in the UBC. Plans shall be reviewed and approved by the Planning Director prior to acceptance of plans for building plan check. Any further modifications to the approved plans requires prior approval of the Planning Director or Planning Commission depending upon the scope of the changes. 2. Subsequent to final framing of the residence, a landscape screening and erosion control plan shall be reviewed by the Site Development Committee. Special attention should be given to planting along the northeast and southwest property lines. In addition, an arborist shall supervise any pruning required for the oaks on the site. 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 6 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. 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, 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. 5. Fire retardant roofing is required for the new construction. Planning Commission Lands of Bowers June 10, 1998 Page 7 6. At the time of foundation inspection for the house and detached garage, the location, and elevation of the new structures 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 structures 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. 7. Prior to commencement of any grading on the site, all significant trees are to 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 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. 8. The lighting for the exterior of the residence and accessory building is approved for locations as indicated. 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 source of the lighting shall not be visible from off the site. Light fixtures must be approved by the Planning Department prior to acceptance of plansfor building plan check. No lighting may be placed within setbacks except for two driveway or entry lights. Lighting (other than exterior house and accessory building lighting) shall be reviewed with the landscape screening plan for the residence. 9. As recommended by Cotton, Shires & Associates in their report dated April 14, 1998, the applicant shall comply with the following: a. 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 retaining walls, foundations and driveway) to ensure that his recommendations have been properly incorporated. The results of the plan review and supplemental evaluations should be summarized by the geotechnical consultant in a letter and submitted to the Town for review and approval by the Town Geotechnical Consultant prior to acceptance of plans for building plan check b. 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 prior to placement of steel and concrete. Planning Commission Lands of Bowers June 10, 1998 Page 8 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. For further detail, please refer to the Cotton, Shires & Associates letter dated April 14, 1998. 10. A disclosure and indemnification statement shall be recorded stating that the property owners acknowledge and accept the high level of risk associated with constructing a detached garage in such proximity to a known geotechnical hazard (the Altamont fault). The disclosure and indemnification statement will be prepared by the Town and shall be signed and notarized by the property owners prior to acceptance of plans for building plan check 11. The proposed grading encroaches into the dripline of the 48 inch oak tree. If the proposed grading cannot be changed to avoid encroachment into the oak tree dripline, an arborist's report shall be submitted to the Town, which addresses any potential impacts to the tree and gives recommendations for protecting the tree, prior to acceptance of plans for building plan check. B. ENGINEERING DEPARTMENT: 12. 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 between November 1 and 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. 13. All public utility services serving this property shall be undergrounded. 14. The applicant shall restore the type IIB pathway fronting the property along Altamont Road and shall reconstruct the type IIB pathway along the eastern border of the property. The work shall be completed to the satisfaction of the Engineering Department prior to final inspection. 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 Planning Commission Lands of Bowers June 10, 1998 Page 9 plan check. The grading/construction plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Hidden Springs Court and surrounding roadways; storage of construction materials; placement of sanitary facilities; parking for construction vehicles; and parking for construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the 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 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. 18. The driveway shall be required to be fully constructed, to the satisfaction of the City Engineer,prior to final inspection. 19. 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, covering both the house and the secondary unit, shall be required to be submitted to the Town prior to acceptance of plans for building plan check 20. 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 wherever possible. Due to concerns about the drainage from this site reading the neighboring property to the east, the drainage improvements shall carry the drainage from the eastern property boundary to the existing creek along the northern property line. 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. C. FIRE DEPARTMENT: 21. Approved numbers or addresses shall be placed on all new and existing buildings to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background and be a minimum of 4 inches in height with a 3/8 inch stroke. 22. The vertical clearance for the driveway shall be a minimum of 13 feet 6 inches. This dimension shall be maintained. The driveway shall have an all weather surface that is designed and maintained to support the imposed Planning Commission Lands of Bowers June 10, 1998 Page 10 loads of fire apparatus (40,000 pounds). The gradient for a fire apparatus access road (driveway) shall not exceed fifteen(15) feet. 23. Prior to final inspection, the applicant shall install a fire sprinklering system to assure that adequate flow is available to the residence. The design of the fire sprinklering system shall be reviewed and approved by the fire department prior to acceptance of plans for building plan check. 24. The emergency vehicle turnaround proposed shall be installed with engineering to support 40,000 pounds. 25. The required driveway installations shall be in place, inspected, and accepted by the Fire Department prior to the start of construction. Bulk combustible construction materials may not be delivered to the construction site until installations are completed as stated above. Upon completion of construction, a final inspection shall be set with the Planning Department and Engineering Department at least two weeks prior to final building inspection approval. CONDITION NUMBERS 1, 4, 8, 9, 10, 15, 16, 17, 19, 20 and 23 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 June 10, 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. • 'TOWN OF LOS ALTOS HILLS 0 ATTACHMENT c9__ 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 • OPERTY OWNER'S NAME -erre k Bower s ZOPERTY ADDRESS 1,55[S HiddelA six.;hccs NE ALCULATED BY Ejl•efit{� CG(,ti o DATE !_2-s- 9e DEVELOPMENT AREA (SQUARE FOOTAGE) Existing Proposed Total (Additions or Deletions) A. House and Garage (from Part 2. A.) 5469 . B. Decking C. Driveway and Parking (Measured 100' along centerline) 'CO 3 Sao ✓ D. Patios and Walkways - 4ZO ✓ 420 ✓ E. Tennis Court r* F. Pool and Decking G. Accessory Buildings (from Part B) I 435 V 43& ,v- H. 3& '/H. Any other coverage TOTALS Maximum Development Area Allowed - MDA (from Worksheet #1) 13/ sees . FLOOR AREA (SQUARE FOOTAGE) Existing I Proposed Total (Additions or Deletions) A. House and Garage a. 1st Floor 3, 173 317 3 LV b. 2nd Floor ( i Co23 16 v3 c. Attic and Basement (exewpf) j 4-54 d. Garage 673 6.73 ✓ B. Accessory Buildings a. 1st Floor 43e I-3s V. b. 2nd Floor c. Attic and Basement TOTALS 907 Maximum Floor Area Allowed - MFA (from Worksheet #1) - . 5, 93 ( TOWN USE ONLY CHECKED BY DATE v71,e ,n,,,,, T RI• MAC HD/ORIGINALS/PLANNING/Worksheet#Z ATTACHMENT 3 <c�° yam °e,, FIRE DEPARTMENT r":FI1�,E p SANTA CLARA COUNTY CONTROL NUMBER f1 .� 1�:. '-141C- Vi' 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 98- 0314 FILE NUMBER 18=99-ZP-SD DEVELOPMENT REVIEW COMMENTS CODE/SEC. SHEET NO. REQUIREMENT Review of proposed new 4,575 square foot single family residence with a 673 square foot garage. Theplanner for this project is Ms. Susan Manca. 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 III-A residual pressure. The required fire flow isnot available from area water mains and fire hydrant(s) which are spaced at the required spacing. UFC 3. 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. C 4. Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway 902.2.2 with a paved all weather surface and a minimum unobstructed width of 14 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications D-1. DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE LAH ❑ 0 0 0 0 GIULIANI & KULL INC 02/27/98 1 of 2 SECJFLOOR AREA LOAD DESCRIPTION BY TRACT#8721 Residential Development Hokanson,Wayne NAME OF PROJECT LOCATION LANDS OF BOWER 25518 Hidden Springs Ln 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 • �� °°orj. FIRE DEPARTMENT FI ' ' RE \ l�l1a� SAA CLARA COUNTY CONTROL NUMBER 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER t-_Est-tsdr, COURTESY&SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) PLAN REVIEW NUMBER 98-0314 FILE NUMBER 18=99-ZP-SD DEVELOPMENT REVIEW COMMENTS CODE/SEC. SHEET NO. REQUIREMENT • UFC 5. Fire Department (Engine) Driveway Turn-around Required: Provide an 902.2.2.4 approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. (See attached). UFC 6. Premises Identification: Approved numbers or addresses shall be placed on all 901.4.4 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 0 ❑ 0 ❑ 0 GIULIANI & KULL INC 02/27/98 2 o F 2 SEC./FLOOR AREA LOAD DESCRIPTION BY TRACT#8721 Residential Development Hokanson,Wayne NAME OF PROJECT LOCATION LANDS OF BOWER 25518 Hidden Springs Ln 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 MAY-22-98 14 : 51 FROM I:JUN SY11I< A Uu 1u:..tnoaa•tioac rmub. 1/;L ATTACHMENT 4 rall COTTON, SHIRES & ASSOCIATES, INC. CONSULTING ENGINEERS AND GEOLOGISTS HLECCPY April 14, 1998 L3048A TO: Susan Stevenson Planner TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, California 94022 SUBJECT: Supplemental Geotechnical Review RE: Lands of Bowers File #18-98-ZP-SD-GD-ZP-SD-GD 25518 Hidden Springs Court At,your request, we have completed a'supplemental geotechnical review of subject property using. - Geotechnical Review (letter) prepared by Earth Investigations Consultants, dated April 3, 1998. In addition,we have reviewed pertinent documents from our office files. DISCUSSION Our review of the referenced documents indicates that the applicant is proposing to construct a single-family, two story residence with garage and an additional unattached garage. In our previous review report(dated March 9,1998),we noted that the proposed garage was located in an area subjected to surface fault rupture hazards and recommended that the Project Geotechnical Consultant evaluate current site development plans. CONCLUSIONS AND RECOMMENDED ACTION The referenced letter prepared by the Project Geotechnical Consultant adequately addresses the issues of our previous review. The applicant must be willing to accept the disclosure of the Project Geotechnical Consultant that the detached garage could be seriously damaged or destroyed in its current position because of the underlying Altamont fault If this is not acceptable,then the garage should be moved outside of the fault setback zone_ With this understanding, we recommend geotechnical approval of permit applications 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 project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations, retaining walls and driveway) to ensure that his • recommendations have been properly incorporated_ Northern California Office Southern California Office 330 Village Lane 5245 Avenida Encinas•Suite A Los Gatos,CA 950307218 Carlsbad,CA 92008-4374 (408)3545542 •Fax(408)354-185Z (760)931-2700•Fax(760)931-1020 e-mail.losggcsageo.com e-mail:cart@csageo-com MAY-22-SO 14 .52 FROM=COTTON SHIRES ASSOC ID:4083541852 PAGE 2/2 Ms.Susan Stevenson April 14, 1998 Page 2 L3048A The results of the plan review should be su runarized 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 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 with discretionary permit decisions. Our services;have been limited to review of the documents previously identified,and a visual review of the property. Our opinions and conclusions are made in accordance with generally accepted principles and practices of the geotechnical profession_ This warranty is in lieu of all other warranties, either expressed or implied_ Respectfully submitted, COTTON,SHIRES AND ASSOCIATES,INC. TOWN GEOTECHNICAL CONSULTANT Ted Sayre Senior Engineering Geologist CEG 1795 Patrick O.Shires Principal Geotechnical Engineer GE 770 • POS:TS:rb • COTTON, SHIRES&ASSOCIATES,INC. • i ATTACHMENT .� + Town of Los Altos Hills RECEIvg ' 3/31/98 i '.°8 To: Planning Commission & Staff path on the West side of . from that point constr�!•a:� R� ${ive path From: Les Earnest, Pathways at the toe of the slope along Stonebrook Committee Chair connecting to the existing native path Subject 1998 Pathway leading to Juan Prado Mesa Preserve. recommendations 1/26/98 This is a cumulative listing of all 14470 Manuella; Lands of Kwong pathway recommendations for 1998, in Construct II-B path along Manuella. alphabetical order by street and number, 3/23/98 with the effective date at the end of 12580 MiralomaWay; Lands of Harari: each item. In cases where a No request. 1/26/98 recommendation for a given address has been revised, two dates are shown but 11471 Page Mill Road; Lands of Wilson: only the final recommendation is listed. Provide sufficient easement along Page Mill Road to encompass at least 10 feet Where construction or upgrading of from the top of the bank and construct a paths to the II-B standard is native path along this route; construct recommended, it is to include irrigation an off-road native path on the S outh at least 5 feet away from path and a side of Buena Vista Drive beginning non-slip surface on any crossing about 50 feet from Page Mill Road and driveways. Where there is "no request" ending adjacent to Buena Vista at the the Committee recommends that in lieu East boundary of the property and fees be collected where possible. provide a pathway easement at least 10 Recommendations feet wide that encompasses this route. 1/26/98 12025 Adobe Creek Lodge Road; Lands of 11972 Rhus Ridge Road; Lands of Malek Chang: Construct II-B path along Adobe No request. 1/26/98 Creek Lodge Road separated from the road by 5 feet. Construct II-B path in a 13474 Robleda Road;Lands of Danver: 20 foot easement adjacent to Moody No request. 3/23/98 Road at the toe of the slope. 1/26/98 24055 Jabil Lane; Lands of Yeh: In ordex 12238 Via Arline; Lands of Robinson & to connect to a future path to Fernhill, Ikeda: No request. 1/26/98 construct a II-B path along Jabil Lane 12246 Via Arline; Lands of Godby: No from Magdalena to the Southeast corner request. 3/23/98 of the property. 3/23/98 14470 De Bell Road; Lands of Wong: No 27760 Sherlock Road; Lands of Huang: request. 1/26/98 Provide a pathway easement on Sherlock. 3/23/98 12010 Elsie Way; Lands of Murthy.& Srinath: Restore II-B path along Concepcion Road. 3/23/98 25935 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 - ATTACHMENT la ENVIRONMENTAL DESIGN COMMITTEE RECEIVED NEW RESIDENCE EVALUATION FEB 13 1998 �,( TOWN OF LOS ALTOS H Applicant's Name: `�� Z'�%v � ILLS Address: .c>7 -9 P L%ia/liaa/0 010 ,0Capc- X Reviewed by: .ffi `- =-.0. f Date: c OA 9 Existing Trees: (Comment on size, type, condition, location with respect to building site. Recommended protection during construction.) t< , (il- / :+1 / / /, /f4,4- / f/ r ;• Al.ti f cam; , 1,, s''/' / „44..,,/ F - ; 001, / • // ` / `. / / ` // , , ,f / / y Il �� r Proposed Grading: (Impact on watertable, nearby vegetation. Erosion potentia All t: . grading at least 10' from property line?) / ' a ` 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?) i _ - Siting_: (View impact: ridgeline, across valley, on neighbors. Will driveway impact neighbors' privacy (lights, noise)? Recommended mitigation (height, color, landscape).) _ A Other Comments: / 0/ . %6 Ai 1.A. ATTACHMENT 7 Richard & Denise Williams 25462 Altamont Rd Los Altos Hills CA 94022 (650) 947-0194N 2 1998 • TOWN „Or LOS 4LTOS 1111 1.5 June 1, 1998 Curtis S.Williams Planning Director Los Altos Hills Town Hall 26379 Fremont Rd Los Altos Hills CA 94022 Dear Curtis S.Williams: Subject: Lands of BOWERS 25518 Hidden Springs Lane(19-98-ZP-SD-GD) The subject property is adjacent to the west side of our property and we have several concerns. 1. Drainage: There is a major problem with water run-off from this property. The water flows into our property and causes flooding. We are concerned that the development will aggravate the situation. The drainage ditch installed on the new property to the south proved to be inadequate during the rainy season—it overflowed into our yard. 2. Privacy: The house appears to look down into our property. We would like to work with the new owners on landscaping to ensure mutual privacy. 3. Car Lights: We are unclear from the plans if the headlights from cars will shine directly into our home. If you have questions regarding these issues please let us know. 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