HomeMy WebLinkAbout3.4 TOWN OF LOS ALTOS HILLS September 9, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE; LANDS OF
MARQUEZ; 25665 O'KEEFE LANE; FILE 104-98-ZP-SD.
FROM: Shaunn O'Connor, Assistant Planner
APPROVED BY: Curtis S. Williams, Planning Direc
RECOMMENDATION That the Planning Commission:
Approve the.requested Site Development Permit, subject to the attached conditions of
approval, including condition #1 to require the roofline elevation to be lowered a
minimum of three feet, and to limit the height to 22 feet.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this application for
a new residence has been forwarded to the Planning Commission for review and
approval. Criteria for review from the Site Development Ordinance include grading,
drainage, building siting, pathways, landscape screening and outdoor lighting. Zoning
Code review encompasses compliance with floor and development area requirements,
setbacks, height and parking.
BACKGROUND
The subject property for the proposed new residence is located near the terminus of O'Keefe
Lane on the southern side (Assessor's Parcel No. 178-48-082, Lot 7 of Tract 8044,
established in 1987). There are no subdivision conditions of approval for this site. The
property extends from O'Keefe Lane to Highway 280. A Human Habitation setback line,for
noise, exists along the southern boundary at approximately. 90 feet from the Highway 280
right-of-way. A 10-foot wide public utilities easement exists along the interface of the cul-
de-sac and a 10-foot wide pathway easement exists along the southern boundary of the
property. The site is currently vacant. The lots on the northern side of O'Keefe Lane are
developed and a residence is proposed for the adjacent site to the west.
Planning Commission
Lands of Marquez
September 9, 1998
Page 2
DISCUSSION
Site Data:
Gross Lot Area: 1.46 acres
Net Lot Area: 1.46 acres
Average Slope: 13.8 %
Lot Unit Factor: 1.34
Floor Area and Development Area:
Area Maximum Proposed Existing Increase Left
Development 18,190 8,104 0 8,104 +10,086
Floor 7,785 5,499 0 5,499 +2,286
Site and Architecture
The applicant is requesting approval of a site development permit for a new single story
residence with two two-car attached garages. The proposed house will include 4,025
square feet of living area, and 1,118 square feet in the garage. Please note that there is an
additional 356 square feet of attic space (with a ceiling height of 7' or greater) counted as
floor area.
Proposed exterior materials include smooth sand finish cement siding and cultured stone
veneer to break up the front facade and concrete roof tiles in a "slate" pattern. There are
no skylights proposed at this time (staff has included the standard skylight condition for
future reference). Exterior colors will be reviewed for conformance with the Town's
adopted color board, prior to the acceptance of plans for building plan check (see
condition#4).
The height of the residence will range from a maximum of 231/2 feet at the center portion,
stepping down to 20' feet at the entry way and 17 feet at the garage. The applicant has
broken up the massing of the residence by staggering various vertical elements, increased
setbacks and keeping a low horizontal profile. The house will be setback 47 feet from
O'Keefe Lane , 60 feet on the east property line and 30 feet on the west property line.
Story poles have been placed on the site for the Commission's review.
The Design Guidelines recommends reserving some floor and development area for
future projects. The proposed project would leave 2,286 square feet of floor area and
10,086 square feet of development area.
Planning Commission
Lands of Marquez
September 9, 1998
Page 3
Visibility and Height
The site is located on a knoll and is highly visible from neighbors on O'Keefe Lane,
Highway 280 and Foothill College to the southwest. The Site Development Code states
the following regarding construction on ridgelines and hilltops:
"single story buildings and height restrictions may be required on hilltops,
ridgelines, and highly visible lots (Section 10-2.702.b1)"
The applicant originally proposed a two-story house but, after working with staff the
applicant has revised the plans to limit the profile of the residence to one story with a
maximum height of 231/2 feet, with the highest chimney extending to 271/2 feet. The rear
of the residence is the most visible due to the topography of the site. The applicant has
attempted to break up the rear massing through varied roof lines, recessed areas and
window treatments. Staff believes that the roofline of the house could be lowered by 1-2
feet by reducing attic space or ceiling heights (10-15 foot ceilings are shown). In
conjunction with lowering the grade of the structure, the roofline elevation could be
reduced 3-4 feet to further minimize the prominence of the structure on the knoll.
Condition #1 would require the roofline elevation to be reduced by at least 3 feet through
a combination of lowering the building pad and reducing ceiling heights and/or attic
space. The maximum height of the structure is recommended not to exceed 22 feet from
the pad elevation.
Driveway &Parking
The driveway on the site plan is shown to be 14 feet wide as recommended by the Fire
Department. There are four parking spaces (two two-car garages) proposed which meets
the Zoning Ordinance requirement for four on-site parking spaces. One garage faces
O'Keefe Lane and the second faces the adjacent property to the west. The garages are in
line with and opposite the proposed garages for 25625 O'Keefe (property to the west).
There is a 60 foot separation between the proposed garages.
Outdoor Lighting
Structure lighting has been shown on sheet A6 of the plans along with cut sheets of
proposed lighting. The lighting appears to be downshielded and is proposed as one light
per exit. The front entry has two recessed can lights with a 100 watt maximum proposed.
Staff has included a condition (#6) for any additional outdoor lighting (including
landscaping), requiring that fixtures be downshielded and that all locations be approved
by the Planning Department.
Planning Coinmission
Lands of Marquez
September 9, 1998
Page 4
Trees &Landscaping
The project site is open grassland, lacking any trees that might help screen the proposed
residence. Additional landscaping will be required to help screen the project and further
break up the massing of the structure. Staff has included a condition (# 2) that will require
that a landscape plan be reviewed at a site development hearing once the house is framed.
Any planting required for screening or erosion control will be required to be planted prior
to final inspection. The Environmental Design & Protection Committee had concerns
about the visibility of the site.and asked that adequate screening be provided.
Grading &Drainage
The location for the proposed residence is on the most level area of the lot. Minor pad
grading (280 cubic yards of cut and 280 cubic yards of fill) is proposed for the building
pad. The proposed house generally meets the Town's grading policy with minor
exceptions. The living area steps up approximately 11/ feet from the garages. The left
elevation (east side)indicates the finished floor at 51 feet above grade. Staff believes that
the floor and pad levels for the house could be lowered by 2 feet to reduce the building
profile. This would increase cut and export, but would more closely comply with the
grading policy (see condition #1) and would help lower the structure into this highly
visible site.
The new driveway would require minimal grading. The proposed garage would be located
approximately 1 foot above natural grade.
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. The Engineering Department has suggested that
the site drainage be designed as surface flow wherever possible to avoid a concentration
of runoff. This has been included in condition #15. 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.
Noise
The Human Habitation Line was established for this subdivision to identify noise
exposure levels within which habitable structures shall not be located. In addition,
Edward Pack and Associates have reviewed the site plans and conducted a traffic noise
exposure analysis for the site. The analysis was based on the Town's Noise Element
standards for interior and exterior living areas, 45 dB and 60 dB respectively. The interior
noise exposure for the first level will be up to 47 dB (2 dB above standards). The second
story will be up to 49 dB, 4dB above Town standards. The consultants indicate that the
highest point of noise exposure for exterior living area would be at the edge of the newly
graded area at 62 dB during peak traffic hours (highest at morning commute). The
heightened noise levels are due to the direct line-of-sight to sections of Highway 280. As
Planning Commission
Lands of Marquez
September 9, 1998
Page 5
one steps back toward the building pad and patio the noise level decreases to 60 dB
(within Town standards). The report points out that the difference between a 60 dB
environment and a 62 dB environment is generally indistinguishable.
Edward Pack and Associates recommends that, if mitigation is desirable, a 6 foot sound
wall (stucco or wood) be constructed above the berm for the full length of the adjacent
site and connecting to the existing sound wall on the subject site to lower the noise level
for the edge of the newly graded area to 60 dB (see attachment 6). The Planning
Commission may require that the sound wall be constructed and modify the conditions of
approval. Interior mitigation will simply require that windows facing Highway 280 be of
sound construction and adequately sealed around their perimeter to reduce noise.
Graffiti •
The south side of the lot contains an existing sound wall that was constructed as part of
the subdivision improvements. The wall has been defaced with extensive graffiti,
however, the Public Works Manager has notified the previous owner to clean the wall.
Staff has included a condition of approval (#9) which requires that the graffiti cleanup be
completed, to the satisfaction of the Public Works Department, prior to the acceptance of
plans for building plan check.
Geotechnical Review
The Town geotechnical consultant, Cotton, Shires & Associates, has reviewed the plans
and has visited the site. Approval of the project is subject to the conditions as specified in
the Town Geologist's report of August 18, 1998 (see Attachment 3). Condition # 10
includes the recommendations of the Town Geologist.
Fire Department Review
The Santa Clara County Fire Department has reviewed the plans and has approved the
access to the residence. The property address will need to be placed so that it is clearly
visible from O'Keefe Lane. A flow test on the closest hydrant revealed that the capacity is
not adequate for a home of the proposed size and sections of the home are more than 150
feet from the centerline of the roadway. A residential fire sprinkler system will be
required and must have approval prior to acceptance of building plans for plan check.
Committee Review
The Pathways Committee has requested that the applicant restore the II-B path along
O'Keefe Lane. The Pathways Committee also invites the donation of a 10 foot pathway
easement along the western boundary of the property to connect the cul-de-sac to the
pathway adjacent to Highway 280. .
Staff is available to answer any questions that the Commission or the public may have.
Planning Commission
Lands of Marquez
September 9, 1998
Page 6
ATTACHMENTS
1. Recommended conditions of approval
2. Worksheet#2
3. Letter from Cotton, Shires &Associates,Inc. dated August 18, 1998 (three pages)
4. Santa Clara County Fire Department Comments dated June 10, 1998 (two pages)
5. Pathways Committee recommendation, dated June 22, 1998 (one page)
6. Sound wall Location map, Edward Pack and Associates, dated August 31, 1998
7. Plans
cc: John Marquez Euro Development
1190 Main Avenue 1190 E. Main Avenue
Morgan Hill, CA 95037 Morgan Hill, CA 95037
Planning Commission
Lands of Marquez
September 9, 1998
Page 7
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE
LANDS OF MARQUEZ, 25665 O'KEEFE LANE
File#104-98-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. The plans shall be revised to lower the roofline elevation by a minimum of
three feet, through a combination of lowering the building pad and
reducing ceiling heights and/or attic spaces. The maximum height from the
pad level shall not exceed 22 feet. Revised plans shall be submitted for
review and approval by the Planning Department prior to acceptance of
plans for building plan check. Any modifications to the approved plans
shall be approved by the Planning Director or the Planning Commission,
depending on the scope of the changes.
2. Subsequent to final framing, a landscape screening and erosion control
plan shall be reviewed at a Site Development Hearing. Particular attention
shall be given to plantings which will be adequate to break up the view of
the west side of the new residence from surrounding properties, streets and
Highway 280 and maintaining privacy between neighbors. 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.
Planning Commission
Lands of Marquez
September 9, 1998
Page 8
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 (class A or B) is required for all new construction.
6. Outdoor lighting locations and specifications are approved as indicated on
sheet A6. Any changes to outdoor lighting shall be approved by the
Planning Department. Any additional outdoor lighting shall be reviewed
with the landscape plan. Lighting fixtures shall generally be shielded and
directed downward. Exceptions may be permitted in limited locations
(entry, garage, etc.) or where the fixtures would not be visible from off
site. 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.
7. At the time of foundation inspection, the location, and elevation of the
new residence and garages shall be certified in writing by a registered civil
engineer or licensed land surveyor as being infat the approved locations
and elevations shown on the approved site development plan. At the time
of framing, the height of the residence 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.
8. Skylights, if utilized, shall be designed and constructed to reduce emitted
light. No lighting may be placed within skylight wells.
9. Graffiti on the sound wall adjacent to the south property line shall be
removed to the satisfaction of the Town's Public Works Manager,prior to
acceptance of plans for building plan check.
Planning Commission
Lands of Marquez
September 9, 1998
Page 9
10. As recommended by Cotton, Shires & Associates in their report dated
August 18, 1998, the applicant shall comply with the following:
a. The applicant's geotechnical consultant should characterize anticipated
peak and repeatable seismic ground motion in percent gravity for
consideration by the project structural engineer. Previously
recommended geotechnical design criteria should be updated as
necessary. The current standard-of-care design for foundation piers
within the Town (with similar soil conditions) is 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 of the development plans (i.e. Site
preparation and grading, site drainage improvements and design
parameters for foundations and driveway) to ensure that his
recommendations have been properly incorporated.
The results of the plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town
Geotechnical Consultant for review and approval prior to the
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. The
consultant shall verify that new fill materials are properly keyed and
benched 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 inspection.
For further details on the above requirements, please refer to the letter
from Cotton, Shires &Associates dated August 18, 1998.
B. ENGINEERING DEPARTMENT:
11. 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
Planning Commission
Lands of Marquez
September 9, 1998
Page 10
except with prior approval form the Town Engineer. No grading shall take
place within ten (10) feet of any property line except to allow construction
of the driveway access.
12. All public utility services serving this property shall be placed
underground.
13. 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.
14. 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
O'Keefe Lane 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.
•
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. 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.
Planning Commission
Lands of Marquez
September 9, 1998
Page 11
17. 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 acceptance of
plans for building plan check.
18. 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, showing the address as
"25665 O'Keefe Lane", 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.
19. The applicant shall restore the II-B pathway along O'Keefe Lane, to the
satisfaction of the Engineering Department, prior to final inspection.
C. FIRE DEPARTMENT
20. The driveway shall be a minimum of 14 feet wide (as shown on site
development plan) with an unobstructed vertical clearance 13' feet, shall
have an all weather surface that is designed and maintained to support the
imposed loads of fire apparatus (40,000 pounds) and the gradient shall not
exceed 15%.
21. An automatic residential fire sprinkler system approved by the Santa Clara
County Fire Department shall be included in the new residence. Plans
prepared by a sprinkler contractor shall be submitted and approved by the
Fire Department,prior to acceptance of plans for building plan check, and
the sprinklers shall be inspected and approved by the Fire Department,
prior to final inspection. The applicant may propose alternate means of
achieving an acceptable water supply in lieu of fire sprinklers, subject to
the approval of the Fire Department.
22. The property address shall be placed on the property so that it is clearly
visible and legible from O'Keefe Lane. The address numbers shall be a
minimum of four inches high and shall contrast with the background color.
Planning Commission
Lands of Marquez
September 9, 1998
Page 12
Upon completion of the construction, a final inspection shall be required to be set with
the Planning and Engineering Departments two weeks prior to final building inspection
approval.
CONDITION NUMBERS, 1, 4, 6, 9, 10a, 13, 14, 15, 17, 18 and 21 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 must pay School District ( Los Altos or Palo Alto) fees before receiving
their building permit from Los Altos Hills. The applicant must take a copy of
required fee payment forms that have been completed by the Town to both the
elementary and high school district offices, pay the appropriate fees and provide the
Town with a copy of their receipts.
NOTE: The Site Development permit is valid for one year from the approval date (until
September 9, 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.
• 1,4.00 400 o f 7140.7 J I U I LLI\ I nl:G UL
1996 13:57 409-615-4004 GIULIANI & KULL INC PAGE 01
• . • ilei- i-LoS
TOWN OF LOS ALTOS HILLS
. " ,- 26379 Fremont Road • Los Aims Kalb,
CaI fomta 94022 - (415)541- •FAX(415)9414160
PLANNING DEP ATTACHMENT 2
r.':":-,..' WORKSHEET #2
• gXiSTiNG AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNERS NAME r_•+
PROPERTY ADDRESSDATE $
CALCULATED BY G��IL�atit;FOOTAGO
isTote/
1. P • u a = ism Proposed
. (Additions or Deletions)
A. House and Garage (from Part$) �-- i ?.5
C. Driveway and Parking0
(Measured 100'along centerline) • •O
D. PV-c b,.
B. Tennis Court - .
F. Pool and Decking 49
G. Accessory Buildings (from Part 8) . ;,..—
H. Any other coverage
• TOTALS �.�
Mwdrnum DevelopmentD
Area Allowed - MA, (from Worksheet #1)
2 FLOOR AREA (SQUARE PoorAGi7
Existing Proposed Total
(Additions or Delations)
A. House and Garage
a. 1st Floor
b. 2nd Floor �5?s
c.d •Attic and.csriat • 111.6
d- Garage . •
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement - 0.02.....-1-4-1,,..c.,
q 9
TOTALS
Maximum Floor Area Allowed - MFA (from Worksheet #1) �155
TOWN USE ONLY I CHECKED DY
Um; MAC FID/COUGNALS/rLAIO /Wes1cthegt
AUG-18-98 15: 13 FROM=COTTON SHIRES ASSOC ID=4083541852 PAGE 1/3
ro.COTTON, SHIRES & ASSOCIATES, INC. ATTACHMENT
CONSULTING ENGINEERS AND GEOLOGISTS
August 18, 1998
L3158
•
TO: Susan Stevenson
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills,California 94022
SUBJECT: Preliminary Geologic and Geotechnical Review
RE: Lands of Euro Development-New Residence
File #10498-ZP-SD-GD
25665 O'Keefe Lane
At your request,we have completed a preliminary geologic and geotechnical review
of the applications for site development using:
. • Geotechnical Investigation.on 9-Lot residential development for Medhi
Mohammedian,prepared by Terrasearch Inc.,dated July 22 1986;
• Architectural Plans(6 sheets)prepared by Stotler Design Group, dated
•
July 7, 1998;and
• Site Development Plan prepared by Guiliani & Kull Inc, dated March
17, 1998.
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 to
construct a new two story residence on the subject property. Our review addresses the
geotechnical feasibility of the project development plan and the adequacy of submitted
geotechnical documentation_ Proposed project grading includes 280 cubic yards of cut and
280 yards of fill.
SITE CONDPITONS
The lot is characterized by a flat topped knoll and flanking slopes. An artificial fill
sound bather berm exists. The natural slopes southwestern either side of the subjectcorner of the property
moderately steep
(adjacent to
Interstate 280 y}
Southern California Office
3 0 Village CalifornianOffice 5245 Avenida En�tas•Suite A
330 Lane Carlsbad,CA 92008-4174
Los Gatos,CA 95030-7218 •
(760)931-2700•Pax(760)931-1020
(408)354-5542 •Fax(408)354-1852 e-mail:carl�csa$eo.com
e-mail:losg@csageo.com
AUG-18-98 15: 13 FROM:COTTON SHIRES ASSOC ID:4083541852 PAGE 2/3
Susan Stevenson August 18, 1998
Page 2 L3158
ATTACHMENT 15
(25 percent inclination). The slopes on the artificial fill material of the sound barrier berm
are very steep (58 percent inclination). Drainage on the lot is characterized as sheetflow
that moves away from the top of the knoll, and into swales beyond the east and the west
property lines.
The Town Geologic Map indicates that the house site is underlain, at depth, by
bedrock materials of the Santa Clara Formation (conglomerate, sandstone, siltstone, and
claystone). The bedrock is in tum overlain by clayey sand to silty clay (potentially
expansive soil, colluvium, and artificial fill). Although no direct exposure of bedrock was
observed on the subject property, the log of the borehole cuttings by Terrasearch suggest
conglomerate is found at depths below 6 feet. The mapped traces of the potentially active
Monta Vista fault and the active San Andreas fault are 800 feet northeast and 4 miles
southwest,respectively,from the subject property.
CONCLUSIONS AND RECOMMENDED ACTION
The proposed development is constrained-by potential soil creep, expansive soils,
and the susceptibility to strong seismic ground shaking. The basic site development plan
appears geotechnically feasible and we have no geotechnical objections to the currently
proposed residential design plan.
Prior to issuance of permits for construction, the Project Geotechnical Consultant
should update the 1986 geotechnical design criteria, as required to be consistent with
currently accepted standards of practice, and as needed to address proposed site
improvements. Consequently,we recommend that the following conditions be completed
prior to issuance of construction permits for site grading or building construction:
1. Geotechnical Plan Review and Supplemental Geotechnical •
Investigation - The applicant's geotechnical consultant should
characterize anticipated peak and repeatable seismic ground
motion in percent gravity for consideration by the project
structural engineer_ Previously recommended geotechnical design
criteria should be updated as necessary. 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 05 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,
and retaining walls) to ensure that their recommendations have
been properly incorporated. Only one exploratory bore hole was
drilled on the subject property for subsurface investigation. The
consultant should consider whether additional boreholes are
needed to adequately characterize the conditions as a basis of
recommended parameters for foundations, retaining walls, and
other structures.
•
COTTON, SHIRES&ASSOCIATES, INC.
AUG-18-98 15: 14 FROM:COTTON SHIRES ASSOC ID:40E3541852 PAGE 3/3'
Susan Stevenson August 18, 1998
Page 3 L3158
ATTACHMENT 3
The results of the supplemental evaluations plan review should be
summarized by the Project Geotechnical Consultant in a letter and
submitted to the Town Geotechnical Consultant 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 limitedto: 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 desalbedby 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
Supervising Engineering Geologist
CEG 1795 --
Ff, IC((Zak/Lea
Patrick O.Shires
Principal Geotechnical Engineer
GE 770
POS:TS_cw
COTTON,SHIRES&ASSOCIATES, INC.
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��c�'` °& FIRE DEPARTMENT
FIRE-11 ATTACHMENT
`-I+�-®..��� SANTA CLARA COUNTY CONTROL NUMBER
.4�
14700 Winchester Blvd.. Los Gatos,
4,11,04-#4,,,V, CA 95032-1818 BLDG PERMIT NUMBER
COURTESY 8 SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) 98- 1484
PLAN REVIEW NUMBER p �+
FILE NUMBER 104-98-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
UFC 5 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.
Prior to building permit being issued, applicant shall identify to this
department their intention to install fire sprinklers in the residence. The
required fire flow will need to be accomplished using two hydrants otherwise.
Contact Wayne Hokanson at 408-378-4010 for assistance if necessary.
•
•
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH ❑ ❑ ❑ ❑ ❑ STOTLER DESIGN GROUP 06/10/98 2 of 2
SECJFLOOR AREA LOAD DESCRIPTION r BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
SFR- 25665 Okeefe 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
- i ce•-a•_ l 1•�: -'r. - ...- - - .
- a
ATTACHMENT
:hway Minutes
ze 22 , 1998
'e Two
ast, Eric Clow, submitted a sample of another survey regarding the residents '
clings towards the pathway system in the town. The committee agreed it was
necessary to do another survey.
325 Edgerton Road; Lands of Cheek: No request .
L61 Fremont Road; Lands of Blair: Construct a II-B path along Fremont but
)arated from the pavement by at least 5 feet .'
)40 La Paloma Road; Lands -of Owen: Construct a II-B path along La Paloma
325 O' Keefe Lane; Lands of Borns Construction: Restore II-B path along
Ceefe Lane . Invite donation of a 10 foot pathway easement along either the -
:thern or eastern boundary of the property, to connect the cul-de-sac to the
:hway next to the freeway -
;65 O'Keefe Lane; Lands of Euro Development: Restore II-B path along O' Keefe
ie. Invite donation of a 10 foot easement along the western boundary of the
>perty to connect the cul-de-sac to the pathway next to the freeway ,
X85 Samuel Lane; Lands of Nuveen Construction: No request
;89 Samuel Lane; Lands of Nuveen Construction: Restore II-B path along
-issima Road
;00 Summerhill Road; Lands of Kam-anger: Construct II-B path, separated 5 feet
>m Summerhill ; grant easement if needed
'00 Wildflower Lane; Lands of Danaher: Grant an easement if needed and
!struct a II-B path along Wildflower Lane
•
anittee supported Les Earnest ' s attendance at the Pro Bike/Pro Walk
•ference, September 8-11
mitted by Sylvia Jensen
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