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HomeMy WebLinkAbout4.1 a I y61 TOWN OF Los ALTOS HILLS June 5, 1995 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE;LANDS OF KAWASAKI;27078 FREMONT ROAD. . , FROM: Suzanne Davis,Planner cb RECOMMENDATION That the Planning Commission: - Approve the requested Site.Development Permit as,submitted, subject to the attached conditions of approval. BACKGROUND The subject property is located on the east side of Fremont Road three lots south of Old Trace Lane. The property was created as part of an eight lot subdivision (Tract 7482 -Featherhill Farms)recorded in April 1984. The map includes a provision requiring.a type II(step on contour) foundation. There is a 10 foot wide utility and pathway easement along the frontage of the property. DISCUSSION Site Data: Net Lot Area: 1.10 acres Average Slope: 13.7% Lot Unit Factor: 1.01 Floor Area and Development Area: Area Max. Prop. Exist. Incrs. Left Devel. 13,749 7,875 -0- 7,875 +5,874 Floor 5,873 3,570 -0- 3,570 +2,303 The applicants are requesting approval of a single story residence. The maximum height of the housewill be 16 feet as measured from the existing grade. The house will be stepped to fit the contours, and the height as measured from lowest to highest point will be about 18 feet. Exterior materials will consist of medium stucco siding and chimney, metal or vinyl clad windows and flat tile roofing (either clay or concrete tile). Proposed colors are included on the plans (see sheet 3 of attachment 4). There are two small skylights planned. • Planning Commission June 5, 1995 Lands of f Kawasaki Page 2 The four required on-site p:rking spaces are provided in the driveway. Staff recommends that the drive ay be modified to allow four cars to park while providing a functional bac up area. While the present design would allow four cars to be parked without e croaching into the setbacks, there would not be adequate backup area if fo vehicles were parked at the same time. The applicants plan to build a g:rage in the future. Until the garage is built,four uncovered spaces will need to be maintained. Since the applicants may wish to remove an area of the drive ay once an equivalent nitimber of spaces are provided in a garage or ca ort,the additional parking area could be done with a material such las gravel or ushed fines. These materials would be less costly to install and easier to remove A condition of approval has been induded requiring the driveway to b• modified to park four vehicles and provide an adequate backup area. Staf can review and approve the changes prior to acceptance of plans for buil.,ing plan check. There are a number of trees on the property,including pines,eucalyptus,oak, pepper and fr4it trees. The ouse and driveway have been designed to preserve most of the existing trees. F e ur pine trees will need to be removed to construct the new residence. The En onmental Design Committee recommends that the trees to be removed be repl.ced with four Coast Live Oaks (1:1 ratio). The replacement trees can be loc.ted when the landscape plan is reviewed. The Engineering Departme t has reviewed the plans and has recommended conditions of approval as specified in Attachment 1. Grading volumes total 570 cubic yards (45I 0 cu. yds. of ut and 120 Cu. yds. of fill). Most of the excess 330 cubic yards of cut will need o be exported;some of the material may be distributed on the site. The Town Geologist has co ducted a review of the plans and geotechnical reports and has visited the site. The recommendation for approval of the project is subject to conditions (see ttachment 2). The Fire Department has no recommended conditions. The Pathways Committee vi ited the site and recomm nds that the existing path along Fremont Road be reha ilitated to type IIB standards. The proposed project will leave 2,303 square feet of floor area and 5,874 square feet of development area remaining for future additions or improvements. The project as proposed meets the requirements of the Zoning and Site Development Ordinances, a 4 staff is reco mending approval. Staff is available to answer any questions that the Com ission or community may have: Planning Commission June 5, 1995 Lands of Kawasaki Page 3 ATTACHMENTS: 1. Recommended conditions of approval 2. Letter from William Cotton&Associates dated March 17, 1995 (three pages) 3. Pathways Committee recommendation dated April 1, 1995 (one page) 4. Revised development plans: grading plan,site plan,roof plan,floor plans, elevations (six sheets) cc: Shumpei &Jane Kawasaki 579 Vista Avenue Palo Alto,CA 94306 Bill H. Bocook,Architect 4041 El Camino Way Palo Alto,CA 94306 Planning Commission June 5, 1995 Lands of Kawasaki Page 4 ATTACHMENT 1 t e . • ►1I $ • L • t !M_ e . / • ►4 FOR NEW RESIDENCE LANDS OF KAWASAKI-27078 FREMONT ROAD A. PLANNING DEPA TMENT: 1. The drivewa shall be modified to allow four 10' x 20' parking spaces and a I equate backup area. Revised plans shall be submitted and approve by the Planning and Engineering Departments, prior to acceptance f plans for building plan check. Any other changes or modification to the approved plans shall be approved by the Planning Dir ctor or the Planning Commission, depending upon the scope of t e changes. 2. The propertowner shall inform the Town of any damage and Shall repair a y damage caused by the construction of the project to pathways,private driveways,public and private roadways prior to final inspection and release of occupancy permits and shall provide the Town with photographs of the existing conditions of the roadways an pathways prior to acceptance of plans for building plan check. 3. Prior to final inspection the final landscape planting plan shall be submitted fo approval by the Site Development Committee. A mMinimum of our 15-gallon oaks shall be included to replace the pine trees to e removed. The Site Del elopment Committee may equire a de osit, a landscape maintenance agreement, or other security to a sure that the approved landscape is planted and mMaintained. utdoor lighting shall be reviewed with the landscape plan. 4. Prior to begi 'ng any grading operation or construction, any significant tre s in the area of construction are to be fenced at the ripline. The ening shall be of a material and structure to clearly delineate the ripline. Town staff must inspect and approve the fencing prior lo issuance of any building permits. The fencing must remain throu:hout the course of construction. No storage of equipment,v:hicles or debris shall be allowed within the driplines of these trees. Planning Commission June 5, 1995 Lands of Kawasaki Page 5 5. Other than thefour pinesapprovedfor removal,if any tree six inches in diameter or larger is removed to accommodate construction or if a.tree is damaged or destroyed during construction,it may be required to be replaced. The replacement tree(s) shall be equal in size to the removed or damaged tree(s),as determined by.the Planning Director. 6. 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 submittal of plans for building plan check.. The grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Fremont arid Arastradero Roads 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. 7. Skylights shall be designed and constructed to reduce emitted light. No lighting may be placed within the skylight wells. 8. Paint color shall be chosen by the applicant and approved by staff in conformance with the Town's adopted color board. Color samples shall be submitted to the Planning Director for approval prior to painting the exterior of the residence. 9. Fire retardant roofing is required for the.residence. B. ENGINEERING DEPARTMENT: 10. As recommended by. William Cotton & Associates in their report dated Marche.17, 1995, the applicant shall comply with the following: a. The project geotechnical consultant shall further evaluate the . . • expansive earth materials and pier embedment and reinforcement, revise design recommendations as needed, and submit the results of the'supplemental geotechnical evaluations for review by the Town Geologist and Engineering Department, prior to acceptance of plans for building plan check. Planning Commission June 5, 1995 Lands of Kawasaki Page 6 b. The p oject geotechnical consultant shall summarize the result of their plan review in a letter and submit it to the Town Engineer for approval, prior to acceptance of plans for buildi plan check. c. The p oject geotechnical consultant shall describe the results of ins ections and as-built conditions of the project in a letter to be ubmitted to the Town Engineering Department prior to fina inspection. For further d tails on the above requirements, please reference the letter from ' liam Cotton&Associates dated March 17, 1995. 11. he site drai age associated with the proposed development must •e designed as surface flow wherever possible to avoid concentration of runoff. The proposed drainage shall be designed to maintain t e existing flow patterns. Final drainage and grading shall be ins•ected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department •rior to final inspection. 12. Any, and all, changes to the existing grading and drainage plan hall first be .pproved by the Town Engineering Department. No grading shall take place during the grading moratorium between November 1 .nd April 1 except with prior approval from the City Engineer. o grading shall take place within ten feet of any property line -xcept to allow access to Fremont Road. 13. An erosion a d sediment control plan shall be submitted for review P4 nd approval by the Engineering Department prior to acceptance of lans for buildi g plan check. The contractor and the property owner hall comply with all appropriate requirements of the Town's NPDES perm t relative to grading and erosion/sediment control. kny areas on the site that have the native soil disturbed shall be rotectedfor rosion control during the rainy season and shall be planted pri r to final inspection. 14. 1 public util ty services shall be undergrounded. 15. The location, levation and height of the new residence, decking and driveway shall be certified in w�iting by a registered civil engineer or •licensed landsurveyor as being in the locations, elevations an heights approved by the Town and as shown on the Site Development Plan. Planning Commission June 5, 1995 Lands of Kawasaki Page 7 16. The existing pathway on Fremont Road shall be upgraded to type IIB standards to the satisfaction of the Town Engineering Department prior to final inspection. The driveway shall be roughened where it crosses the path to the satisfaction of the Engineering Department, and no irrigation or planting may be placed within five feet of the path. 17. All appropriate sanitary sewer connection fees shall be paid to the Town prior to acceptance,of plans for building plan check. The new residence shall connect to sanitary sewer prior to final inspection. 18. Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval. CONDITION NUMBERS 1, 2, 6, 10 AND 13 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. PROTECTIVE TREE FENCING SHALL BE INSPECTED AND APPROVED BY THE PLANNING DEPARTMENT PRIOR TO ISSUANCE OF BUILDING PERMITS. Properties residing-within the Los Altos School District boundaries must pay School District fees before receiving their building permit from Los Altos Hills. The applicant must take a copy of Worksheet#2 to both the elementary and high school district offices, pay the appropriate fees and provide the Town with a copy of their receipts. NOTE: The Site Development permit 'is valid for one year from the approval date (until.June 5, 1996). 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. tiL.w.r,,MhIGAL CONSIJLIan o a ,. William Cotton 330 Village Lane V, Los Gatos, California 85030 and ASsociteS (408) 354-5542 , • March 17, 1995 FILE curt' ; L3025------- .....--------- TO: ----- TO: Susan Manta •,.•. _.__ .. � ---.. . .... ,_�'� �,r..R�rti -'� I Go rcv�jg-d' Town Planner �- TQWN OF LOS • LTOS HILLS. �'"'"``"• .r�.w4 ' 26379 Fremont R•ad ��W"' /17/9 5 Los Altos Hills, I alifornia 94022 - k 444- lowri".' f SUBJECT: Preliminary Geo ogic and Geotechnical Revie RE: Kawasaki-New Residence 27078 Fre ont Road (Lot 8) #23-95-Z -SD-GD At your request, we ha e completed a preliminary geologic and geotecnnical • review of the subject application- using: • Geologic Investi:ation (report) prepared by Terrasearch, Inc., dated July 20, 19 3; • • Soil Investigatio (report) prepared by Terrasearch, Inc., dated October 6, 1982; , r'vt - • Architectural P1 ns and Sections (5 sheets, various scales) #2)/(q•C----1----2=6- prepared by Boco k,dated February 24, 1995 and • Topographic S ey Map (1 sheet, 20-scale) prepared by Lea & Suxg Engineering dated July 19,1994. • In addition,we have revi wed pertinent technical documents from our office files and performed a site reconnaiss ce. DISCUSSION Our revie7 of the refer ed documents indicates that the applicant is proposing to construct a single-family resid nce, attached garage,driveway,and retaining walls on an undeveloped lot. The propo ed driveway will provide access to the residence from Fremont Road. SITE CONDITIONS The propoed building s_te is located on a gentle to moderately steep (6 to 9 inclination), north est-facing slope. At the time of our site visit,the ground surface at the site was soft due to the recent rains and periodic tilling. Drainage at the subject property is generally characterized by sheetflow to the northwest that is intercepted along Fremont Road. I. ---•-•- ..... . ...... .. _.......-....I.-.._.. -...�. i nr.inkinme+ - et-al inineTIAN PNnINRFAINC; Susan Manca March 17, 1995. Page 2 L3025 The Town Geologic Map indicates that the site is underlain by semi-consolidated sedimentary bedrock of the Santa Clara Formation. The bedrockis overlain by potentially expansive silty and sandy clay (soil and colluvium). Data from the referenced soil investigation suggests that the colluvium is approximately 3 feet in depth. CONCLUSIONS AND RECOMMENDED ACTIQN The proposed development is con I trained by the presence of potentially expansive earth materials, creep of surficial materials on moderately steep slopes, and susceptibility to strong seismic shaking. According to the referenced documents by Terrasearch, surficial materials at the site iremoderatelyto highly expansive. The project geotechnical consultant has recommended that "non-expansive soils be utilized for finishing the pads". The propertyowner should be aware that any appurtenant structures constructed on potentially expansive materials (i.e., on-site soils) will likely undergo movement and resulting distress. The consultant has recommended that the residence be supported on a pier and grade beam foundation. However, the geotechnical design criteria prepared in 1982 should.be reviewed and updated. Consequently, the following conditions should.be satisfactorily completed prior to issuance of grading or building permits: ,. 1. Geotechnical Update and Supplemental Evaluations-the project geotechnical consultantshould complete the following geotechnical evaluations and provide appropriate updates to design • recommendations as necessary: •. Expansive Earth Materials: !The referenced documents indicate that site soils are moderately to highly expansive (PI values of 35 and 48), but that site soils may be utilized as fill. The consultant should clarify whether native soils are suitable for i use as fill beneath the proposed driveway. In addition, the consultant should clarify whether foundation piers and gradebeams are to be designed to resist uplift pressures from expansive soil materials. • Pier Embedment and Reinforcement: The consultant should identify the depth to competent foundation bearing materials for the piers,and recommend minimum pier embedment depths into competent materials considering the current standard of practice for foundation design. Recommendations for minimum pier reinforcement, required from a geotechnical standpoint,should be provided. The results of these supplemental geotechnical evaluations should be summarized by the consultant in a letter and submitted to the Town for review and approval by the Town Engineer and Geotechnical Consultant prior to issuance of grading or building permits. 2. Geotechnical Plan Review - The project geotechnical consultant should review and approve all geotechnical aspects of the final development plans (i.e., site preparation and grading,site drainage improvements and design parameters for foundations,and retaining William Cotton and Associates • Susan Manca March 17, 1995 • Page 3 L3025 walls) to ensure that his recommendations have been properly incorporated. • The results of t e plan review should be summarized by the geotechnical con_ultant in a letter and submitted to the Town Engineer for revi-w and approval prior to issuance of grading or biding permits. fi . 3. C. . • + +• = - i :. .. + -The geotechnical consultant shall ins' ect, test (as n-eded), and approve all geotechnical aspects of the project cons ction. The inspections should include, but not necessarily be li ted to: site preparation and grading, site surface and subsurface rainage improvements, and excavations for foundations and r-taming walls prior to the placement of steel and concrete. The results of the-e inspections and the as-built conditions of the project shall be de-cribed by the geotechnical consultant in a letter andl submitted to t e Town Engineer for review prior to final project appoval. Respectfully submitted, WILLIAM COTTON AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT • Ted Sayre Senior Engineering Geologist CEG 1795 Patrick 0. Shires Principal Geotechnical Engineer GE 770 POS:TS:rb • William Cotton and Associates Town of Los Altos Hills 4/1/95 l`G To: Planning Commission & Staff .. `:'L) 1995 Cc: Katy Stella From: Les Earnest, Pathways Committee Chair '� �'-- Subject: Pathway requests 13020 Cumbra Vista; Lands of Conradson: Construct II-B path in 12 foot easement along the I-280 frontage from the North boundary of property to the first point where the boundary changes direction, then along a 10% descending slope to the boundary with 13019 Cumbra Vista. Also provide a 10 foot easement over driveway from the end of Cumbra Vista and along the South boundary of the property to the pathway easement described above and construct a II-B path on the part beyond the driveway. 25879 Fremont Road; Lands of Wong: Restore II-B path along Fremont. 27078 Fremont Road; Lands of Kawasaki: Restore II-B path along Fremont as needed. 14127 Miranda Road; Lands of Curley: Restore II-B paths along Fremont and Miranda. 26879 Moody Road; Lands of Yanez: Construct II-B path in easement, parallel to Moody Road. 24025 Oak Knoll Circle; Lands of Loh!: No request. 27951 Purissima Road; Deer Creek Subdivision: Construct II-B path along Purissima and in a 10 foot easement along the North side of the property from Purissima to the corner then along the East side of the property to a point 10 feet beyond the boundary between 12829 and 12849 Canario Way, where a future pathway may connect to Canario Way. The slope of the path shall not exceed 10%, in general, a bridge or culvert crossing Deer Creek shall be constructed and the easement going uphill from the creek for a distance of 200 feet shall be 20 feet wide to accomodate switchbacks. 26707 Tanglewood; Lands of Lloyd: Pathway easement over Tanglewood Lane for future pathway connection to Chaparrel Way. Note: where construction or upgrading of paths to the II-B standard is recommended, this is to include irrigation at least 5 feet away from path and a non-slip surface on any crossing driveways. Where there is "no request" we recommend that in lieu fees be collected where possible.