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TOWN OF LOS ALTOS HILLS August 12, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW SECOND UNIT; LANDS OF
DAVISON; 26960 ORCHARD HILL LANE; FILE#135-98-ZP-SD.
FROM: Susan Stevenson, Planner35
APPROVED BY: Curtis S. Williams, Planning Directk
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended conditions
of approval.
BACKGROUND
The subject property is currently developed with a single story ranch style house. The
property is located at the south side of the Orchard Hill Lane cul de sac. The subject
property is lot 6 of tract 3280 which was subdivided in 1963. There are no conditions of
the subdivision limiting development on the lot on record.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this application for
a new second unit has been forwarded to the Planning Commission for review and
approval. Second units larger than 750 square feet are forwarded to the Planning
Commission for review. 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.
This project has been scheduled for the Commission's "Consent Calendar,"
meaning there will be no discussion unless a Commission member or someone from
the public pulls the item for consideration. While there may be details which could
be discussed, staff strongly believes that the height, style, and materials proposed
are substantially consistent with the Town's codes and Design Guidelines, and the
project should be readily approved. If Conunissioners have questions about the
project, please contact staff in advance of the meeting.
Planning Commission
Lands of Davison
August 12, 1998
Page 2
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DISCUSSION
Site Data:
Gross Lot Area: 1.013 acres
Net Lot Area: 1.013 acres
Average Slope: 17.9%
Lot Unit Factor: 0.842
Floor Area and Development Area:
Area Maximum Proposed Existing Increase Left
Development 10,136 9,744 8,670 +1,074 +392
Floor 4,720 4,579 3,680 +899 +141
Site and Architecture
The applicant is requesting approval of a site development permit for a new second unit.
The unit would include 899 square feet. The unit would include 2 bedrooms and full
bathrooms, with a full kitchen and living area. The existing basement area of the main
residence would be backfilled 1 to 2 feet along the front of the house to meet the Code
requirement for basements.
The height of the new second unit would be 14 to 15.5 feet high, as measured from the
natural grade or building pad, whichever is lower. The south of the structure would be cut
into the hillside 3.5 feet with a 5 foot high retaining wall behind the building to allow
access around the structure. The north side of the structure would require up to 3 feet of
fill, with 3.5 feet of fill proposed to the north of the structure to allow for access around
the north side of the building. Please note that the left side elevation indicates more than 3
feet of fill for the structure, which is inaccurate based on the engineer's stamped site plan.
The story poles have been placed on the site for the Commission's review.
Proposed exterior materials include horizontal siding and a synthetic wood roof, matching
the main residence. No skylights are proposed. The proposed structure matches the
architectural style of the main residence. The roof pitch matches the pitch of the existing
residence and the windows along the rear elevation match the window design along the
front of the house. Exterior colors will be reviewed to match the residence or for
conformance with the Town's adopted color board, prior to the painting of the second
unit.
•
Planning Commission
Lands of Davison
August 12, 1998
Page 3
Driveway &Parking
The driveway enters the site from the end of the Orchard Hill Lane cul de sac. The
parking on the site includes 3 spaces in the garage and 2 spaces in the oversized
turnaround area. Both spaces located within the turnaround area are located within the
setbacks of the property, but are existing spaces which would not be required to be
changed.
Outdoor Lighting
Outdoor lighting has been shown on sheet 2 of the plans. The applicant proposes one light
per exit, except at the front entry. Light fixtures have not been selected, but are required
to be downshielded to minimize visibility from off site (condition#5).
Trees &Landscaping
There are several orchard trees along the slope to the north 6f the existing residence. The
trees will provide some minor screening of the new guest house from off site, although
additional screening would be required to minimize any visual impact. The
Environmental.Design & Protection Committee has commented that additional trees
should be planted along the north, downhill side of the new structure. Staff has included a
condition requiring staff to review a landscape screening plan for the building prior to
final inspection (condition #2).
Grading &Drainage
The guest house has been located on the flatter portion of the slope, downhill of the
residence. The guest house would require up to 3.5 feet of cut at the southern side of the
structure and 3 feet of fill along the north portion of the building. Additional cut and fill
has beendesigned around the structure to allow for access around the building. The fill to
the north of the residence would not exceed 3.5 feet and the retaining wall at the south
side of the structure would be 5 feet in height.
The basement of the main residence will be backfilled along the front of the residence to
assure that the Code requirement for basements is met and this space has not been
counted toward the floor or development areas.
The Engineering Department has reviewed the plans I and has recommended conditions of
approval as specified in Attachment 1. Drainage is designed to sheetflow around the new
guest house. The Engineering Department will review and approve the final drainage plan
prior to acceptance of plans for building plan check. Final "as-built" grading and drainage
will be inspected by the Engineering Department, and any deficiencies will be required to
be corrected prior to final inspection.
Planning Commission
Lands of Davison
August 12, 1998
Page 4
Fire Department Review
The Santa Clara County Fire Department's review determined that the flow capacity of
the nearest fire hydrant will not be adequate for the proposed second unit. Fire sprinklers
have been required to mitigate the inadequate fire flow, although the property owner has
the option to install fire hydrants per the Fire Departments requirements in lieu of the
sprinklers. In addition, the property address shall be clearly visible-from the street. The
Fire Department recommendations have been included as conditions in Attachment 1.
Committee Review
The Pathway Committee has no requirements for the pathway improvements, although
the Committee has requested that the owners consider dedicating a pathway connection to
Quail Lane to reflect current use by neighbors and school children. Such an off-road
connection may not be required, however, as it is not shown on the Town's master path
plan. The Environmental Design Committee recommends that screening trees be planted
along the north side of the new unit. Staff has incorporated these comments into condition
of approval#2. ..
Staff has received a letter from neighbors on Quail Lane (David and Carol Jury),
indicating concern regarding construction equipment accessing the site from Quail Lane.
Staff has included a condition of approval restricting access to the site for the
construction of the guest house to Orchard Hill Lane (condition #18). Staff is available to
answer any questions that the Commission or the public may have.
ATTACHMENTS
1. Recommended conditions of approval;
2. Comments from Santa Clara County Fire Department, dated June 24, 1998;
3. Pathway's Committee recommendation, dated July 27, 1998;
4. Environmental Design &Protection Committee evaluations, received July 21, 1998;
5. Letter from neighbors,David and Carol Jury, dated August 1, 1998;
6. Worksheet#2;
7. Development plans.
cc: Richard and Pamela Davison
26960 Orchard Hill Lane
Los Altos Hills, CA 94022
Planning Commission
Lands of Davison
August 12, 1998
Page 5
ATTACHMENT I1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW SECOND UNIT
LANDS OF DAVISON, 26960 ORCHARD HILL LANE
A. PLANNING DEPARTMENT:
1. Any changes or modifications to the approved plans shall be approved by
the Planning Director or the Planning Commission, depending upon the
scope of the changes.
2. Subsequent to final framing, a landscape screening and erosion control
plan shall be submitted for review by the Planning Department. Particular
attention shall be given to plantings which will be adequate to break up the
view of the new second unit from surrounding properties and streets and
maintaining privacy between neighbors, especially along the north of the
unit. All landscaping required for screening purposes or for erosion control
(as determined by the City Engineer) must be installed prior to final
inspection, unless the Planning Director finds that unusual circumstances,
such as weather or site conditions, require that planting be delayed. In
those instances, a deposit of an amount equal to the cost of landscape
materials and installation, to the satisfaction of the Planning Director, shall
be submitted to the Town. Landscaping shall in any event be installed not
later than six months after final inspection, or the deposit will be forfeited.
3. A landscape maintenance deposit (or certificate of deposit), equal to the
cost of materials and installation for all landscaping required for screening
purposes or for erosion control (as determined by the City Engineer), but
not to exceed $5;000, 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 and shall match the main residence.
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.
Planning Commission
Lands of Davison
August 12, 1998
Page 6
5. Skylights, if utilized, shall be designed and constructed to reduce emitted
light. No lighting may be placed within skylight wells.
6. Fire retardant roofing is required for the new construction.
7. Outdoor lighting specifications shall be submitted for Planning
Department approval prior to acceptance of plans for building plan check.
Locations are approved as shown on the elevations. Any additional
outdoor lighting shall be reviewed with the landscape plan. Lighting
fixtures shall generally be downlights. Exceptions may be permitted in
limited locations (entry, garage, etc.) or where the fixtures would not be
visible from off site. Flood lights shall be directed away from neighbors.
Any security lighting shall be limited in number and directed away from
clear view of neighbors, and shielding with shrouds or louvers is
suggested. Lighting shall be low wattage, shall not encroach or reflect on
adjacent properties, and the source of lighting should not be directly
visible from off site. No lighting may be placed within the setbacks except
for 2 driveway or entry lights, except where determined to be necessary for
safety.
8. At the time of foundation inspection for the new second unit, and prior to
final inspection for grading, and hardscape improvements, the location and
elevation of the new second unit 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.
B. ENGINEERING DEPARTMENT:
9. 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.
10. All public utility services serving this property shall be placed
underground.
11. 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
Planning Commission
Lands of Davison
August 12, 1998
Page 7
grading and erosion/sediment control. The first 100 feet of the driveway
shall be rocked during construction hand 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.
12. 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
Taaffe Road and surrounding roadways; storage of construction materials;
placement of sanitary facilities; parking for construction vehicles; and
parking for construction personnel. In particular, the plan should address
how construction personnel vehicles, will be parked so as to leave the
roadway clear. 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.
13. 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.
14. The driveway shall be required to be fully constructed and to be roughened
where the pathway intersects, to the satisfaction of the City Engineer,prior
to final inspection.
•
15. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection. A copy of a permit from the City of Los
Altos shall be required to be submitted to the Town prior to submittal of
plans for building plan check.
16. 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 final letter
•
Planning Commission
Lands of Davison
August 12, 1998
Page 8
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.
17. a. The property owner shall be required to connect the secondary unit
to public sanitary sewer prior to final inspection. Connection fees shall be
collected with the building permit fees. Copies of the recorded private
sanitary sewer easements which are required on neighboring properties in
order for the sewer connection to be done shall be submitted to the
Engineering Department prior to acceptance of plans for building plan
check. OR
b. A permit for the septic system shall be issued by the Santa Clara
County Health Department prior to acceptance of plans for building plan
check. Conditions of the Santa Clara County Health Department shall be
met prior to final inspection.
18. Construction vehicles may not access the site from Quail Lane. Access to
the site is limited to the site to enter from Orchard Hill Lane.
C. FIRE DEPARTMENT
19. The property address shall be placed on the property so that it is clearly
visible and legible from Orchard Hill Lane. The address numbers shall be
a minimum of four inches high and shall contrast with the background
color.
20. 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,
unless the Department approves an alternative means of improving water
supply to the site.
Planning Commission
Lands of Davison
August 12, 1998
Page 9
,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 4, 7, 11, 12, 13, 15, 16, 17 AND 20 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.
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 orie year from the approval date (until
August 12, 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.
•
08/03/98 11:11 1 408 378 9342 CFPD . IgOUL/UUZ
ATTACHMENT
° °6- FIRE DEPARTMENT
L IRE_( '4 SANTA CLARA COUNTY CONTROL NUMBER
EST.1947I* 14700 Winchester Blvd., Los Gatos, CA 95032-1818 Bim,PERMIT NUMBER
COURTESY&SERVICE (408)378-4010(phone) • (408)378-9342(fax) 98- 1782
PLAN REVIEW NUMBER
RLE NUMBER 135-98-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of plans for a new accessory dwelling (detatched).
Planner: Susan Stevenson
UFC 1. Required Fire Flow: Required fire flow for this project_is 1500 GPM at 20 psi
IIppedn
"` residual pressure. The required fire flow is not available from area water mains
and fire hydrant(s) which are spaced at the required spacing.
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.
UPC 3. Required Access to Water Supply (Hydrants): Portions of the structure(s) are
903
9as.2 greater than 150 feet of travel distance from the centerline of theroadway
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 PERLIrrTEE DATE PAGE
LAH 0 0 0 0 0 . A C &H CIVIL ENGINEERS 6/24/98 1 OF 1
SECJFLOOR AREA - LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF DAVIDSON 26960 Orchard Hill Lrt
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
a
2 1 ATTACHMENT '
25625 O'Keefe Lane; Lands of Borns property and provide a pathway easement at
Construction: Restore II-B path along least 10 feet wide that encompasses this
O'Keefe Lane. Invite donation of a 10 foot route. 1/26/98
i
pathway easement along either the Northern 11972 Rhus Ridge Road; Lands of
. or Eastern boundary of the property, to Malek: No request. 1/26/98
connect the cul-de-sac to the pathway next
to the freeway. 6/22/98 13474 Robleda Road; Lands of
Danver:' No request. 3/23/98
I
25665 O'Keefe Lane; Lands of Euro 27585 Samuel Lane; Lands of Nuveen
Development: Restore II-B path along Construction: No request. 6/22/98
O'Keefe Lane.. Invite donation of a 10 foot
easement along the Western boundary of the 27589 Samuel Lane; Lands of Nuveen
property to connect the cul-de-sac to the Construction: Restore II-B path along
pathway next to the freeway. 6/22/98 Purissima Road. 6/22/98
24004 Oak Knoll Circle; Lands of 26062 Scarff Way; Lands of Scarff:
Gorman: Restore II-B path along Oak Dedicate a 10 foot pathway easement along
Knoll Circle; construct a II-B path along the South boundary from Scarff Way to
Stonebrook from Oak Knoll Circle to a point Esther Clark Park and construct a II-B path
•
opposite the beginning of the II-B path on within this easement connecting to the
the West side of Stonebrook and from that existing sidepath along Scarff Way.
•
point construct a native path at the toe of the 4/27/98
• slope along Stonebrook connecting to the 27760 Sherlock Road; Lands of
existing native path leading to Juan Prado Huang: Provide a pathway easement on
Mesa Preserve. 1/26/98 Sherlock) 3/23/98
24028 Oak Knoll Circle; Lands of 27766 Stirrup; Lands of Earnest:
Shum and Teng: Restore II-B path. Roughen I driveway if needed. 7/27/98
7/27/98
26960 Orchard Hill Lane; Lands of 24300 Summerhill Road; Lands of
Davison: No request to Planning Kamanger : Construct II-B path separated
Commission. Request to Town for letter to . from Summerhill by 5 feet; grant easement
home owners. 7/27/98 if needed. 4/27/98
11030 Magdalena Avenue; Lands of 26870 Taafe Road; Lands of Lo:
Allison: No request. 4/27/98 Restore II,-B path along Taafe Road.
5/21 /98
14470 Manuella; Lands of Kwong: 26990 Taafe Road; Lands of Gafner:
Construct II-B path along Manuella. • No request. 4/27/98
3/23/9. 8
12580 Miraloma Way; Lands of 13700 Wildflower Lane; Lands of
• Harari: No request. 1/26/98 Danaher: Grant pathway easement.
6/22/98j 7/27/98
11471 Page Mill Road; Lands of 13737 Wildflower Lane; Lands of
Wilson: Provide sufficient easement along Seufferlein: Construst II-B path using
Page Mill Road to encompass at least 10 feet curb as one header. Grant pathway easement
from the top of the bank and construct a if needed. 7/27/98
native path along this route; construct an
off-road native path on the South side of
Buena Vista Drive beginning about 50 feet
from Page Mill Road and ending adjacent to
Buena Vista at the East boundary of the -
ATTACHMENT
ENVIRONMENTAL DESIGN COMMITTEE RECEIVED
NEW RESIDENCE EVALUATION J U L 2 l 1998
Applicant's Name: „az 7�� TOWN LF LOS + O3 CMS
Address:
Lewedb : �� �v 1/-, Date: 7
Existing Trees: (Comment on size, type, condition, ideation with respect to building
site. Recommended protection during construction.)
Proposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
/va
Creeks and drainage: (Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) _
��5 rCa /-eYJ
Other Comments:?5 ,7
ATTACHMENT 5
David and Carol Jury RECEIVED
26070 Quail Lane
Los Altos Hills, CA 94022 AUG 0 3 1998
TOWN OF LOS ALTOS HILLS
August 1, 1998
Curtis S.Williams
Planning Director
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills,CA 94022
•
Ref: Lands of Davison,25900(sic) Orchard Hill Lane:(135-98-ZP-SD)
Dear Mr.Williams:
As residents on Quail Lane,we have no comments on the site plan or the design of the
above application. Access is however of great concern to us.
The six families on Quail Lane are in the process of repaving Quail Lane and repairing
the culvert at Robleda and Quail. This project is being completed at considerable cost to
each of us.
Recent construction on a neighboring Orchard Hill property used Quail Lane for access
causing damage to the street that was never repaired.
As Quail Lane is a private road and maintenance is left to the residents on Quail,we
would appreciate the Town's support by including as a condition of approval of this
project and any subsequent Orchard Hill projects,a prohibition of the use of Quail Lane
for construction access,parking or permanent access'unless arrangements are made
with all of the Quail Lane property owners for indemnification for damages and
maintenance costs.
We will soon be completing our work and would hate to have it ruined by construction
vehicles. Thank you for your help in this matter.
Sincere ,
\ \
David Jury
cc: Quail Lane property owners
• ATTACHMENT h
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
26379 Fremont Road • Los Altos Hills,California 94022 i (415)941-7222 • FAX(415) 941-3160
• WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME PAM ) iNc V ( .S 0.1
PROPERTY ADDRESS 2696 9 0eC-( ARz RILL .LANE
CALCULATED BY A1C, CIVIL ....N C,- i R E E I S DATE N by c cA se g, 199 7
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part 2. A.) 3 . 8•a. 3690
B. Decking —
C. Driveway and Parking •
(Measured 100'along centerline) 3 13 0 3/30
D. Patios and Walkways ' EGO
P � 5
E. Tennis Court -
F. Pool and Decking _ .
G. Accessory Buildings (from Part B) — 8 9 9 S3`?9
H. Any other coverage
TOTALS 8.6 70 4Q 1614 956 1 Li Li
Maximum Development Area Allowed - MDA (from Worksheet #1) I 0 1 S Lv
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage •
•
a. 1st Floor '2.C1 2 L 2.137.1
b. 2nd Floor ._
c. Attic and Basement 1;5- (p:; Lo,,/ ( R
d. Garage 7 59' 759
B. Accessory Buildings
a. 1st Floor _ 89R gag
b. 2nd Floor
c. Attic and Basement !
TOTALS 3/09 o gc19 4- 7
Maximum Floor Area Allowed - MFA (from Worksheet #1) 4 S.0
TOWN USE ONLY CHECKED BY DATE M_
Revised 2/26/96 LRL MAC HD/ORICINALS/PLANNING/Worksheet tt2