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TOWN OF LOS ALTOS HILLS June 5, 1995
Staff Report to the Planning Commission
RE:. SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND
POOL;LANDS OF LOHR,24025 OAK KNOLL CIRCLE.
FROM: Susan Manca,Planner 5-zr'n
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit subject to the attached
conditions of approval.
BACKGROUND:
The subject property is lot 24 in the McCulloch subdivision,Tract 8331
(Stonebrook). The lot is located in the center circle of the subdivision. While
some of the lots within the subdivision have specific development restrictions,
there are no restrictions or conditions of approval affecting this lot. There is,
however, a condition which requires that the interior noise level of the new
residence not exceed 45 dB (see condition X32 Attachment 3). Condition of
approval# 13 has been included requiring that a noise consultant verify the 45
dB interior noise level prior to final inspection:
There is a human habitation setback on a small portion of the front of the lot. The
setback was placed on the lot due to the proximity of the 280 freeway and the
resulting traffic noise. No structures are allowed within this setback, and none,
are proposed with this application. There are 4 significant oak trees on the
property which will be maintained.
DISCUSSION
Site Data:
Net Lot Area: 1.1 acres
Average Slope: 14.3%
Lot Unit Factor: 1.0
Floor Area and Development Area:
Area Max. Prop. Exist. Incrs. Remaining
Devel. 13,380 13,086 ! 0 13,086 +294
Floor 5,784 5,693 0 5,693 +91
Planning Commission •
June 5, 1995
Lands of LoF.r
Page 2
The applicant requests ap s royal of a Site Development Permit for a new
residence and pool. The l s t is vacant with 4 significant oak trees on the site,
located in tisouth and e.st portions of the lot. The 13 trees located in the rear of
the lot(sou )have trunk oiameters of 40 inches,26 inches,and 48 inches. The
tree located t6 the side of t e property(east)has a trunk diameter of 50 inches.
The applicant has designs the locations of the residence and pool away from
the significant oaks. Cond tion of approval#12 has been added that no
hardscape be allowed wit 'n the driplines of the trees. Another condition,#15,
has been added to require at any work done on the trees be approved by a
certified arborist.
The propose residence ha. 5,693 square feet of floor area,and approximately
440 square feet of basemen area,which is not calculated as floor area. A
condition habeen added equiring a recorded deed restriction on the property
stating that the floor area i• close to the maximum floor area allowed on the lot.
The proposed developmen area on the lot is 13,086 square feet,leaving 294
square feet fo further dev:lopment on the lot.
The new resi ence isa two story structure with the second floor covering
approximately 47%of the f rst floor. The house is 2 stories as seen from the street
with a one story elevation in the west side. The second story is stepped back
from the first floor walls of the residence. The maximum height of the house on a
vertical plane is 27 feet. Story poles have been erected on the site for the
Commissioners' review.
There are a number of arc tectural features proposed,such as bay windows and
the arched en 'ance,which help to reduce the massing of the house. Exterior
materials for the house will consist of stucco siding arid a brown and orange clay
tile roof. The lots immedia rely adjacent to this lot are vacant.
The garage will face the we.t property line,oriented away from the street. The
driveway wil provide acce.s to the residence from Oak Knoll Circle. There will
be 4 on-site parking spaces: 3 in the garage and 1 space located in front of the
house,outside of the front •etback. All parking areas proposed for the site have
adequate turnaround space Approximately 60%of the driveway pavement is
kept out of the setbacks.
The lot is gen rally flat in t e front portion of the lot,where the applicant has
sited the residence. The lot slopes to approximately 10% in the area where the
pool is proposed. Two reta ning walls of approximately 3 feet and 7 feet in
height are proposed to obta n flat decking to surround the pool. Both proposed
retaining walls extend into he side setback. Condition#23 has been added to
require that aretaining w.11s located within the setbacks not exceed 6 feet in
height. The hi her retainin- wall located in the rear of the property will be a
keystone retaining wall,w ch has a softer appearance than most retaining walls.
• Planning Commission
June 5, 1995
Lands of Lohr
Page 3
This type of retaining wall is more easily blended into the hillside with plantings.
Grading for the development will include 1,750 cubic yards of cut and 130 cubic
yards of fill. The amount of cut is largely due to the proposed basement area and
pool.
The Town Geologist,William Cotton and Associates,has reviewed the plans and
geotechnical report for the subdivision,as well as information provided for
previously approved projects in the subdivision, and has recommended approval
of the project with conditions. The Los Altos County Fire Protection District had
no recommended conditions.
The Pathways Committee recommends that the driveway be roughened where it
crosses the existing path, and that any planting or irrigation be at least five feet
from the path. If any damage occurs to the path during construction it will be
required to be repaired to type IIB standards. The Environmental Design
Committee has not responded with any Conditions of approval for this project.
Staff is available to answer any questions that the Commission or community
may have.
ATTACHMENTS:
1. Recommended conditions of approval;
2. Worksheet#2; •
3. McCulloch Subdivision Conditions of Approval;
4. Letter from William Cotton&Associates dated April 3, 1995;
5. Development plans.
cc.
J. Lohr Properties
2021 The Alameda,Suite. 145
San Jose,CA 95126
Planning Commission •
June 5, 1995
Lands of Lohr
Page 4
ATTACHMENT 1
_. S. ii k11_ 11 S D •. et
S I E DEVELOPMENT PERMIT
1
LANDS OF LO R,24025 OAK KNOLL CIRCLE, LOT 24
A. PLANNING DEPA TMENT:
1. Any modifica ions to the approved plans shall be reviewed and
approved by t e Town Planner or the Planning Commission,
depending on the scope of the changes. 1
2. All recomme ations in William Cotton&Associates' report dated
April 3, 1995,are conditions of this permit. These include the
following: II
I
a. Additi.nal information be submitted to the Town Geologist
concer 'ng specific site information such as information on
the pro sosed keystone walls, the specific foundation
inform.tion, and the design of the pool and other areas of
the pro•osed construction of the lot;
li. Final c.nstruction and structural plans of the keystone
retaini g walls are required prior'to issuance of building
permits
c. The ap licant's geotechnical consultant shall review the final
buildin plans and submit a letteri to the Town Geologist for
review rior to issuance of building permits;
d. The ge technical consultant shall inspect, test (as needed)
and ap rove all geotechnical aspects of the project
constru tion. The consultant shall submit a letter to the
Town eologist on the result of the inspections and the as
built co ditions prior to final building inspection.
A letter of compliance from the applicants' geotechnical consultant
shall be submi-ted to the Town prior to acceptance of plans for building
plan check.
3. A landscape p anting plan shall be approved by the Site
Development ommittee prior to final inspection. Drought
tolerant and n five plantings are recommended. The Site
Development ommittee may require a cash deposit, a landscape
maintenance a reement,or other security to assure that the
a proved land cape is planted and maintained.
I
• Planning Commission
June 5, 1995
Lands of Lohr
Page 5
4. Any new outdoor lighting shall be approved by the Planning
Department prior to acceptance of plans for building plan check. Any
additional landscape lighting shall be approved with the landscape
planting plan by the Site Development Committee.
5. Skylights,if utilized, shall bye constructed to reduce emitted light,
and lighting shall not be located in the skylight wells.
6. Fire retardant roofing is required for the residence.
7. Paint colors shall be chosenby.the applicant and approved by staff
in conformance with the:Town's adopted color board. Color
samples shall be submitted Ito the Planning Department for
approval prior to painting and prior to final building inspection.
8. 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 operation plan shall
address truck traffic issues regarding dust,noise,and vehicular and
pedestrian traffic safety on pak Knoll Circle,Stonebrook Drive and
surrounding roadways; storage of construction materials; clean-up
area (see Engineering Department for specifications)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.
•
9. 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,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 and pathways prior to acceptance of plans for building plan
check.
10. A deed restriction shall be recorded which states that the 5,693
square feet of floor area approved under this permit is close to the
maximum level of floor area currently allowed by the Town. The
deed restriction will be prepared by the Planning Department, and
the signed,.notarized document shall be returned to the Town prior
to acceptance of plans for building plan check.
Planning Commission
June 5, 1995
Lands of Lo
Page 6
11. Standard swimming pool conditions:
a. Light'. shall be designed so that ithe source is not visible from
off-si •. Outdoor lighting must be low wattage and shall not
reflec or encroach on adjacent properties. All lighting is
req 'ied to be outside the setbacks except for the two
drive ay lights.
b. Drain:ge outfall structures shall be constructed and located
to the satisfaction of the City Engineer.
c. If apps icable,fencing or other barrier shall be required for
safety in conformance with the State and local standards and
the U ' orm Building Code.
d. Equip ent shall be enclosed on all four sides and a_roof for
noise itigation and screening.
12. No hardscap- shall be constructed within the dripline of the oak
trees located on the south and east sides of the property.
13. The construc ion of the house shall be such that the interior noise
levels do not exceed 45 dB ldn. Noise measurements performed by
a noise cons itant (chosen by the applicant and approved by the
Town)verify ng that this has been accomplished shall be submitted
to the Town ior approval prior to final inspection.
14. Prior to beg' `ng any grading operation or construction, all
significant tr I.es are to be fenced at the dripline. The fencing shall
be of a mater al and structure to clearly delineate the dripline.
Town staff st inspect the fencing and the trees to be fenced prior
to commences ent of grading. The fen9e must remain throughout
the course of construction. No storage of equipment,vehicles or
debris shall b- allowed within the driplines of these trees.
15. Any work pr.posed to the significant oaks must be approved by a
certified arboi ist.
Planning Commission
June 5, 1995
Lands of Lohr
Page 7
B. ENGINEERING DEPARTMENT:
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 a fisting flow patterns. Final drainage and
grading shall be inspected by the Engineering Department and any
deficiencies corrected to the satisfaction of the Engineering
Department prior to final approval.
17. Any, and all, changes to the approved grading and drainage plan
shall first be approved by the Town Engineering Department. No
grading shall take place during the grading moratorium between
November 1 and April 1 except with prior approval from the City
Engineer. No grading shall take place within 10 feet of any
property line except to access Oak Knoll Circle.
18. 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 from eroion. 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 approval.
19. All public utility services shall be undergrounded.
20. The location,height and elevation of the proposed new residence,
driveway, decking,pool and walls shall be certified in writing by a
registered civil engineer or,licensed land surveyor as being in the
locations,heights and elevations approved by the Town as shown
on the Site Development Plans.
21. The new residence shall be required to connect to sanitary sewer
service prior to final approval. The required fees shall be submitted
tot he Town prior to acceptance of plans for building plan check.
23. The retaining walls that are located in the side setback shall not
exceed 6 feet in height.
I
Planning Commission 3
June 5, 1995
Lands of Lohr
Page 8
24. Upon comple on of construction, a final inspection shall be set
v,ith the Pla ng Department and Engineering Department at least
two weeks pri.r to final building inspection approval.
CONDITION NUMBERS 2 4, 8,9,10,18,AND 21 SHALL BE COMPLETED
AND SIGNED OFF BY TH PLANNING DIRECTOR AND THE CITY
ENGINEER PRIOR TO AC EPTANCE OF CONSTRUCTION PLANS FOR
PLAN CHECEt BY THE B LDING DEPARTMENT.
Properties res ding within he Los Altos School District boundaries must pay
School District fees befog: receiving their building permit from Los Altos
Hills. The applicant must t:ke a copy of Worksheet#2 toboth the elementary
and high school district offi es,pay the appropriate fees and provide the Town
with a copy of their receipts
NOTE: The Site Developme i t 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 ln.ork on items i of requiring a building permit shall be commenced
within one yeai. and complet-d within two years.
;ll
.
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F•.
TOWN OF LOS ALTOS HILLS
2h379 Fremont Road • Los Altos Hills, California 94022 • (415) 941-7222 • FAX RIECENE1050
PLANNING DEPARTMENT
WORKSHEET #2 MAR 2 1 1995
EXISTING AND PROPOSED DEVELOPMENT AREA ANDTPMi tT HILLS
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME �, LO{ pc-0 0, 4165
PROPERTY ADDRESS „5Td�lE �/ LOT � "' -
CALCULATED BY Ci1UL/P/-/ -. k OL.'(- I DATE ,3 . g - 95
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing. Proposed Total
(Additions or Deletions)
•
A. House and Garage (from Part B) SCo 9 3 506
B. Decking -F
C. Driveway and Parking ��0�
(Measured 100' along centerline)
D. ..E.,tizo6_2114 Walkways I Of -7 3
E. Tennis Court
F. Pool and Decking X520 ---''�
G. Accessory Buildings (from Part B)
H. Any other coverage
TOTALS /310 FC.o
Maximum Development Area Allowed MDA (from Worksheet.#1)
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed- Total
(Additions or Deletions)
A. House and Garage • `
a. 1st Floor �� �
b. 2nd Floor L . \ A 171
c. Attic and Basement • ! 4.440 X44 cf
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS 5 6093 .37aCf3
Maximum Floor Area Allowed - MFA (from Worksheet #1) ( .57 g7'
TOWN USE ONLY 1 CHECKED BY I DATE
kt,VIM 12/tN/yl WI: MAC HD/ORICINAIS/PLANNINC/Worksheet •2
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I. The City Council of the Town of Los Altos Hills hereby approves the
above-described Tentative Map subject to performance'of and compliance
.
with each of the Conditions of Approval which are set forth in Exhibit "A"
attached hereto, entitled"Conditions of Approval Tentative Map", and which
conditions. are incorporated herein by reference and made a part of this•
•Resolution as though set forth fully herein. `
REGULARLY passed and adopted this 5th day of October,1988.
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BY Elf
MAYOR
ATTEST:
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PLANN•INd OMMISSION AND STAFF RECOMMENDED'j[lt , 14%. •
CONDITIONS OF APPROVAL OF
TENTATIVE MAP #TM 4-88 - Lands of McCulloch s ,.
Stonebrook Drive and Prospect Avenue { Y
City Council Hearing of October 5, 1988
Page 2 - September 29, 1988 , •• , ,.`
' The Planning Commission recommends the following Condition of • �•
Approval . ;ti"`
7.a. A 20-foot pathway easement shall be dedicated within the •
Conservation Easemendt along the south/southeastern (AMIIEID ;.
boundary to lead from the Town-owned lands to Stonebrook '''''
Drive . This pathway should be a native pathway and con- 1015/88) # .,.,
nect to*the existing path on the Town Lands. Stonebrook Drive and to _"
7.b. The right of way shall be .aligned with the center line of Prospect. (ADDED BY :`-y
1 COUNCIL 10/5/88) ,;k •
PUBLIC UTILITIES: ;=:"
8. Per Subdivision Ordinance section 9-1.1105, all utilities * - `• �} -,-
i .
within the subdivision are to be underground.*including cable tv (AMEIIDED . . ,;.
BY ODUICIL 10/5/88)
9. Existing residences on' the site shall be connected to the
sewer line once public sewers are available.
10. The septic drainfield of Parcel "A" shall ,be •abandoned • •icy
from lot #18 once public sewers are available. ,.-„ .
11 . All new residences shall be connected to public sewers. #,.
12. The developer shall record an easement for Pacific Bell y..;,
telephone lines and maintenance to the satisfaction of • *v`4.
Pacific Bell. The Final Map shall reflect' this easement. -;:.,,.
13. All lots shall be connected to the Purissima Hills Water <<
District or California Water service prior to recordation ' `
of the Final Map. n'.;
14. All wells on the property shall be sealed in accordance 4,shall
with Santa Clara Valley Water District standards, and to , "''
the satisfaction of the Santa Clara Valley Water Dis-
y,;.a4,.,
trict.
15. All wells on the property shall be shown on the Final _ti.'a
Map , with a notation as to the disposition of each 'well.
16. Water system engineering plans shall be reviewed by the
Fire Department. . ••
k",
17. All fire hydrants required by the Fire Department shall ''.
be installed prior to recordation of the Final Map. 0...,
,b
•
•
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,' '` ` �
. •• '- PLANNIN
OMMI$SION AND S IAFF RECOMMENDED,;;, ,• ► •`,
CONDITIONS OF APPROVAL OF ''..
TENTATIVE MAP *TM 4-88 - ands of McCulloch
Stone brook 'Drile and Prosect Avenue
City Council Nearing of O.tober 5, 1988 . •
Page 3 - Septethber 29, 19:8 ;
IMPROVEMENTS: .. '," .
18. The developer shall nstall a storm drain system of a de- • . .•�°<'
sign acceptable to t e Town within the .easement described ` :"'
in Condition #1, abo e., prior to recordation of the Final
Map, or p st a bond o the satisfaction of the Directory",
of Public Works to e sure that the improvements will be :,
construct d.
19. The design for the storm drain system for the site shall
be reviewed by the Santa Clara Valley Water District for • `,
comment prior to approval of the improvement plans by the
Town. .
20. The design for the storm drain system for the site shall r
include design features that will ensure that off-site ,:r
•
run-off r tes and velocities not exceed pre-development • '
levels. '�'"
*},
r.
21 . The developer shall construct the proposed roadway to
Town Standards for a public road, prior to recordation of '=`
the Final Map, or. po t a bond to the satisfaction of the
Director of Public Works to ensure that the improvements - ,.
will be constructed. 04.
22. The existing roadway nd any associated fill is to be
removed prior to recordation of the Final Map, or a bond $`'
posted to the satisfaction of the Director of Public
• Works to •ensure that the work will be done.
23. The developer shall realign tho proposedight-of-way of
the new road to appear as an extension of the existing
Prospect Avenue right-of-way, centered over the Prospect '
Avenue riiht-of-way.
r'
24. The developer shall construct an Emergency Vehicle Access . `
Road to connect with the. one existing at the end of Daw- ; '
"
son Drive . This construction is to be to the satisfac- f
tion of the Los Altos Fire District and the Town and to • ;°;
be completed prior to recordation of the Final Map, or a 17,
bond posted to the satisfaction of the Director of Public „."
Works to ensure that the work will be done . . •
•* A',, '..„1. :1,,i 2* ' v. rr F ",t ){ °7: 0 .' t''° J j '� J ' ..,:c:
jt, .. a '01'4..,,:4',,4',4,-,
'; c. €x', ,' , I 'r it ' r,. , , ,. t A e,.1 ,`c
,�Sark ® 2• el/ � a • ,
a`Itf ti�. f ! 1'� '. , Za.Y 1 5.,�� �''/j'�, F'' '�'1�� �.1:'�'�i.�A�.����ar~'� t{��=� ,� ��r v�"f�i '.�•'1 �i,' J•
PLANNINdTUMMISSION AND STAFF RECOMMENDED-u�'1 g .
CONDITIONS OF APPROVAL OF • 1 ;.
TENTATIVE MAP #TM 4-88 - Lends of McCulloch
Stonebrook Drive and Prospect Avenue
City Council Hearing of October 5, 1988 d.Page 4 - September 29, 1988 .
25. The developer shall construct the sanitary sewer line ` ,,,..
proposed , prior to recordation of the Final Map, or post
a bond to the satisfaction of the Director of Public „ '.
Works to ensure that the improvements will be con- .'`.
structed. *sEs BEL X1.
z
26. A Temporary Erosion and Sediment Control Plan shall be . . .'
implemented for all stages of construction under the su- , ..,. -,.{
pervision of the project engineer ash described on pages
4-16 through 4-18 of the Draft ::IR for this project. ;
A Permanent Erosion and Sediment. Control Plan shall be ,;. .a, .
formulated to the satisfaction of the City Engineer, and . a .
shall be incorporated in the Improvement Plan for the "•` F
project. . ,4
27. The pathway along the freeway shall be a native path. x "
28. Pathways constructed within road rights-of-way shall beY .
Type IIB. ,,
29. The existing pathway along Stonebrook Drive shall be im- • ,; -„;
proved and shall access the pathway within the Conserve- '.;, ,,
tion Easement leading to Town lands. 1 =�,,,
See attached page 4a. i.
The Planning Commissi: recommends that Condition if Approval :•d,�, --
# 30 read as follows:t : ";kms%
30. Exterior Noise Contro : : The developer hall present a ,
plan for mitigating not• improvement- which will meet `.,;
the standards set forth i the EIR, 1 ich will be ap- '• ` ..,
Mi
proved by the Planning Comm • sion d built prior tor,a
Final Map Recordation. .= K'
41•4
Following the construction o h- noise barriers, a noise l;,#
contour map shall be prepay- c bya qualified consultant ,.R.'.
selected by the owner and -pproved ti . the Town, showing
that the actual noise 1- ,els, as deter ned by on-site :A'AY Fr,;
testing, are less tha 60 .dB Ldn. Noise evels in the1 .
rear yards must be s own to be lessHthan • dB Ldn prior _,
to recordation of e Final Map. r., ;:.•
e'l
25. 13d the following: The sizing of the sewer s that line to serve the areas {=£r
;,cid•
could feasibly use the system shallnot exceed 8". The Town will enter into f k',s
a reimtxirsement agreement if line is 'oversized' to service area outside of am '..
10/5/88). s"`�
subdivision. (AMENDED BY COUNCIL "'' '
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. ,•f.,• PLANNIN OMMISSION AND. STAFF• RECOMMENDED -1 ' 1
. CONDITIONS OF APPROVAL OF •.? .' ”
v Lands of McCulloch .:A'
„: .. TENTATIVE:MAP //TM 4-88 l A �' -.
Stonebrook Drive and Prospect Avenue • . +
, Cit Council Hearing of October 5, 1988 "
• Page 7 - September 29, 1988 • . , . :
". GEOLOGY AND SOILS: '";'
• , shall
33;.• Detailed Geotechnical Investigation - The developerIt 1.$7l. � retain the services of a� geotchnical` consultant to con-
duct ,_`
, ;•
^�� •• a detailed geotechnical :in_vestigation of the subject
This investigation shall address, but not t;:. .. -.. ,` •;
�� property. building site
:'' _ necessarily be limited to the following:
feasibility, recommendations for site preparation and . i ,
e ." grading, roadway.,•design criteria, site surface and sub- r.
r1� t_. and
i„, recfmme •
dationseforpretainingvwall andlresidentialifoun- .,�.;:
: ,?' recommendations
':•114. v-'- . . dations.“ Subsurface exploration an:' a appropriate ••
,x '
:•r ‘g laboratory testing shall be performed to characterize the r.-;_
4 :,,:z.` engineering properties of site ear,tb material and exist-. • .
• -i +�' Ing artificial fill materials. . As part of the evaluation ..
, a
. of building site feasiblity, lot-specificconcerns
stated
d
.
,ru°' •';; in the letter from William Cotton an •
,,' ' August 31, 1988 and attached' shall be addressed. •
s'' The results of the geotechnical investigation shall be
•' ' `.
< submitted to the Town to be reviewed and approved
lbyf thehe r
? Town Geologist and City Engineer prior to appy
-;. Final Map. ,•`
FY eotechnical ,
.:.. '” 34. Geotechnical Plan Review - The develop_r s g
t- approve all geotechnical •sL
:r :_ consultant shall review and
aar .,•
aspects of thsitevdrainage elopment improvlans ements andedesignrparam-
r and grading,
r. reon endationsahavesbeen propernd ly, incorporated. Theg
c
_,- < consultant shall also verify that all proposed building
;:l:;,,.,� � envelopes contain a building site which is feasible tom
W, ;r
<�.,.� a geotechnical standpoint.
'''.`,
4`i.,: The results of the plan review shall be summarized by the
� geotechnical consultant in a letter and submitted to the
.yid;'+„ Town Engineer for review and approval prior to approval
.c� •• of the Final Map.
.5,^ '' 35 . Geotechnical Field Inspection - A Deed Restriction shall
a be recorded with the Final Map and a Note recorded on the
face of the Final Map as follows :
;.;
i Geotechnical Field Inspection - The geotechnical rovecallul-
y2 •., , test (as needed ) , and approve taut shall inspect,
ro
die .
t..
...._
i 6
. ,.
i�Af••J • \r :::','f ,S.rs4.i•f �;;1 1S��i':*p; 1c1/1 <..� :`y,'r v "• ' % , 410 ,,,,,m,,,%„ ..,,., ,...
, -.
' . ,„ ,,
i` PLAN INOMMISSION AND S AFF RECOMMENDEDy , � ;r
^ ;� CONDITIONS OF' APPROVAAL8 OF ands poi McCulloch `
TENTATIVE MAP #TM 4
•
Stonebrook Drive and Prosect Avenue Ao
City Council Hearing of 0 tober 5, 1988 . }
Page 8 - September 29, 1988 : '
• The in- � •. .�
geotechnical aspects of project construe ion.
• spections� should include, but not necessarily be limited _:'
to: site preparation and grading, site surface and sub •-
surface drainage im•rovements, and excavations for fours- ` . 4. u'
dations and retaining walls prior to the' nlacement of ;:
steel and concrete. .
of thea= inspections and the as-built condi-
The resultseotpchni- '. �
tions of the projec • shall be described by the g
cal c onstltant in a letter and submitted ed totthe eeTowopment '��
Engineer for review prior to app
permits. •
36. A Human abitation 'etback shall be recorded on the Final
• Map as s own on the Tentative Map. ADeed noteriction on iction `�.1.
,`' ' shall be recorded w th the Final Map g
thefaceof the Fin: 1 Map noting the Human Habitation
• Setback rom the fa lt, and the restriction allowing no • •
building within tha setback. •
i�_` ' 37. Development in area of greater than 30 percent slope
shall be restricted by the1reCordation4of1a,Conservation
Easement in areas o Lo , 13 ' nd
21 ; and 0, 31 and 2 as shown on Exhibit A.
•
VEGETATION AND WILDLIFE •
38. Areas of significan, Oak Woodland shall
be prointectedoby . ;i
the recordation of : Conservation Easement
Lots 2, ii2, 13, 1.1 , and 15, as shown on Exhibit A.
39. The willow wetland .n Lot 8 shall be protected by the
:.. recordation of a Co servation Easement as shown on Exhib-
• it A.
•
The Planning Commission recommends that the riTords shown in
brackets in tee followin: Conditions of Approval 40.1 , 40.2,
40.3, and 40.5 be incorporated :
he
inal
40. A Deed Restriction
shall
the facerecorded
the FinaltMapFnotingathe
and a note placed o
following requirements:
l,1y:y N�4ti :44'4,;6
•rt
t I l
•�xrv. k' r
a •f"F ' • ,, 'Mc4'i -(
.
• ' « Y . ' �Y �
''r •N ' PLANyIN �OMMYSSION AND STAFF RECOMMEN ED;, , •
P; CONDITIONS OF APPROVAL OF ,
, TENTATIVE MAP #TM 4-88 - LaendstAofnuf Mc�Culloch '
i ' Stonebrook Drive and Proap .J
City Council Hearing of October 5, 1988
i .Page 9 - September 29, • 1988
• �, n ,` --
��i fromathe *cl rcumg�enc� :'f.,
40.1 No construction activities shall be permitted near the •Y
root systems of any trees [measuring 20 at 4
ground] proposed to remain, and roots exposed during ,�
•
grading shall be quickly recovered to) protect them from 'I r
' g ( is »ID IIY COUNCIL '
dessication,
} • limbs or roots of trees [measuring 20 .+ F •,
•
40.2 The 4' froml the any i .0,.
` at from ground] during construction shall be ac- �,t •
complished under the •supervisien8)of. a qualified tree
surgeon. (AFD BY •'',•
which �nfe�a�
3 40.3 Native trees [measuring 20"gat 4' from the ground] ""' �
replaced .;; v
must be removed
thefor
sameroad
species,ctwontreeslfor evry one MEMED BY
by planting possible. ( 10/5188)
`1 removed, as near to the site of removal as p
andscaping with native species of trees and shrubs shall
' 40.4 Lwherever possible to enhance wildlife use
bef undertakena
.i the area, where wildlife use and residential use of
of
�`� the land will be compatible . *circu�nf �
f1 ' from the
`:' •
oak trees [measuring 20" 'fit 4
A 4005 The existing and 24 shall bei twined and p0��188)
ground] on Lots 1 , 2c 1 .
tected , and shall not be removed. . ID BY >Z
ee
. S
PLANNING AND ZONING
conforming by this subdivision
41 . All structures made non prior to recor
A; shall be removed, or orvarbondetoobtained ,
satifaction of the
•
-; • dation of Final Map,
Director of Public Works posted to ensure that the buil
=•r?,. . ings will be removed.
• c.� n the and 14
:Q:' 42. The lot configurnedoton icreate aonly o2 lots in� the 9area,
';,, shall be redeshall
.,� �•; • each of which shalle8ndall
containGeneral
a building sitenotSubdi
vision
Ordinance requirementsthe Human Hnotts-�
a_ ercent slope ,
>�� located in an area of 30 P or an area of
,.£.•: hown on and the.,: tion Setback from the earthquake fault,
significantapshall reflectOak dthisas lareconfiguration.A�
.*.-
„,,t.
r .- Final Map
a;�• at 4'
iii to of all trees on this subdivision which are 20 cit
tum for trimming, cabling
40.6 lin inventory be rY i fied tree surgeon and the Works.
shall be made by a qualified
}� reported to the Director of Publicor bona
other protective steps recordation of the final map
r perform the work prior to 10/5/88)
”' to insure shall per DID BY COUNCIL�,, to insure that this work is done. Circle
l I intajn street trees on Stonebrook
'�
• 40.7 The sutxiivider shall install
bond. (ADDED BY �UC:CLL 10/5/88) .
zl
for the length of the improvement
v 1
4v1
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yTo:.-- ,e t/1i h }u'AF , ! r!e Sr ,t{ -; i_ ! f s t rl' 1 41.:”,,4,.'.fW."�,.g� Y t,. r l 1d.t4 ,,. i -,, ...~5 ` . �F oy� i + . I, �r,+f a� ,y' R A'`� ,%F' . . . , ♦ ,..1 e r . , C
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Id IS�'
" PLANNIN OMMISSIION' AND 9TAF' RECOMMENDED • 4,,..•.t•.,
CONbiTIONS OF APPROVAL OF ! „ .s.•"''
TENTATIVE MAP #TM 4-88 - Lands of McCulloch .'• v ,1.;J.
Stonebrook Drive and Prospect Avenue ,;.,� _,�'
City Council Hearing of October 5, 1984
Page 10 - September 29, 198= ::
t,.';!-',37:A'�'Fo.r'I fF�S.;
43. A note requiring execution and recordation of relinquish- }„ ',37:
ment of access from an lots of the subdivision directly �2 }
onto Stoneb�ook Drive shall be recorded on the face of ;4-,
the Final Map. ' . '
See Below ,� Y•
PERMITSREQUIRED . v e.
1• t
d4 . The developer shall ob°�ain the permits necessary to allow '.: ,r
s,Its.
discharge of storm dra n waters onto the State of Cali- i— 4/4.,444.
� 1T'4Y�`-S
fornia , g-=?'tom* propert This is to be done prior to
recordation of the Fin- 1 Map. *1-280 (AiE3�ID BY COUNCIL 10/5/88) � ' f
i
FINAL MAP
45. The lots shown as Parc-ls A and B on the Tentative Map 'J
shall be shown on the inal Map as lots within this sub-
division, and shall be numbered accordingly. The
l PLA •NNIN 'YOMof Parcels licableand B sshown on requirementseofithe Los
shall conform to all applicable
Altos Hills Zoning and Subdivision ordinances. r
,,
46. If the existing ingress/egress easement on the site has • M1++
not been abandoned at he time of recordation of the
Final Map, the Basemen shall be shown on the Final Map ,
and , prior to recordation of the Final Map it shall be ,� ,
shown to the satisfaction of the Town that a building ;
site exists) between th- required setback of the easement • , '”
0.4
and the conservation e-sement on the losts affected by ,.;.
the ingress'/egress easement.
floor area arra Lott
43 a Lot 11 shall be restri .. to 4,500 square feet m j�
shall be restricted to 5,100 square feet maxisr floor area. (ADDED BY IL
10/5/88) .
10/5/8°) . ;��',
43.b. Fps on Lots #17 and X26 shall limited to one story. (ADDED BY t
i.L43.c. A condition shall be incl Aed in the Declaration of Conditions, Covenants1a ;.
further subdividab .
II,
Restrictions Istating that Lots 18 and 118 shall not be •
.
(ADDED BY ONC10/5/88) . 'K
�IB as shown on the tentative map and the developers'
45. shallha owente enter into toofpaants A an agr �� t providirr� that subdivider shall install i
meets ra uir(d for the - • 'vision also on parcels' A and B at developer's expense, ;';:'
t shall be submitted to the Town for its review arra
the form of which agr ' roy
W.
approval prior to filing .f the final map. Upon APF al of the improvementfinal man. (ASID BY �h.
agreement, parcels A and B may be eliminated from the '1%t
ODUNCIL 10/5%88) . a4 ,
48. Prior to recordation of, final map, the williamsonn t contracts covering 10/5/88)
5 Q)
rt shall have incl or been noel lod. r
the property
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William Cott u l Los G Village Lane
- 1:4-; Los Gatos, California 95030 •
and Associates (408) 354-5542
April 3, 1995
L3035
TO: Susan Manca /?4-CP
Planner ���� ®
TOWN OF LO' ALTOS HILLS
26379 Fremont oad Q��yyEF
0F• &VS
Los Altos Hills, California 94022 OSA/
SUBJECT: Preliminary Geo logic and Geotechnical Review OS Was
RE: Lands o Lohr
24025 O•k Knoll Circle (Lot 24)
File #39 95-ZP-SD-GD
At your re uest, we have completed a preliminary geologic and geotechnical review of
permit applications for proposed onstruction using:
• Supplemental Geotechnic.l Evaluation - Lands of McCulloch (letter) prepared by
Terratech, dated February 4, 1989;
• Supplemental Geotechnica Evaluation- Stonebrook (report) prepared by Terratech,
dated March 28, 1992;
• Floor Plans and House Pro iles (6 sheets, various scales) not signed, dated February
1995; and
▪ Site Development Plan (1 sheet, 20-scale) prepared by Giuliani and Kull, dated
March 9, 1995.
In addition,we have revie ed pertinent technical documents from our office files regarding
the Stonebrook/McCulloch Subdiv'sion (L1587).
DISCUSSION
The applicant proposes to construct a two-story residence in the western portion of the
property, a swimming pool, and a driveway providing access to the residence from the northern
portion of the lot. Two, terraced eystone retaining walls, each to approximately 7 feet in height,
are proposed at the southern side o'the proposed swimming pmol.
SITE CONDITIONS
The vicinity of the propose° house and pool sites are generally characterized by gentle (3°-
9° inclination) north-facing slo es. In addition, steep (27° inclination) fill slopes from
approximately 3 to 8 feet in height •re present along the northern perimeter of the lot. Drainage is
generally characterized by sheet flow to the north which is intercepted by the storm drain system
along Oak Knoll Circle.
Limited local subsurface data indicates that the property is underlain at depth by bedrock
materials of the Monterey Formation. The bedrock is overlain by potentially expansive silty clay
(colluvium and artificial fill). An unnamed, potentially active thrust fault has been identified
approximately 50 feet north of the proposed house site by previous subdivision-level geologic
investigation (Hay, 1988).
ENGINEERING GEOLOGY 0 ENVIRONMENTAL EARTH SCIENCES ® FOUNDATION ENGINEERING
• 'Susan Manca April 3, 1995
• •
Page 2 L3035
CONCLUSIONS AND RECOMMENDED ACTION
Proposed site development is constrained by an unknown depth of potentially expansive
soil, the relatively close proximity of a mapped thrust fault, and the potential for strong to violent
seismic ground shaking. During file review, we did not find any indication that subsurface
investigation (i.e., to determine soil engineering properties) has been performed on this lot. The
engineering properties of site specific soil and bedrock materials should be investigated to form a
basis for recommended geotechnical design criteria. In addition, necessary geotechnical design
criteria should be prepared for the proposed Keystone retaining walls. It should be noted that
approximately 5 feet or more of lateral excavation will be required upslope of the southernmost
Keystone wall (for placement of supporting geogrids) in a direction that encroaches toward the
existing oak trees. Evaluation of potential impadts to the oak trees (if any) is outside our area of
expertise and should be considered by the appropriate experts. It appears that the proposed site
development plan is feasible given appropriate geotechnical design criteria and utilization of
necessary engineering design measures.
We recommend that the following conditions be satisfactorily addressed prior to issuance of
permits for site building or grading:
1. Supplemental Geotechnical Investigation - The project geotechnical consultant
should complete a site-specific geotechnical investigation as a basis for developing
detailed geotechnical design recommendations. Subsurface investigation should be
performed to determine the thickness, distribution, and engineering properties of site
earth materials. The consultant should prepare new or updated geotechnical
recommendations (as needed) for the deign of residential foundations, swimming
pool, Keystone retaining walls, driveway pavement, slabs on grade and site grading.
Anticipated pier depths and minimum steel reinforcement of piers (required from a
geotechnical perspective) should be clarified. Estimates of peak and repeatable
seismic ground accelerations should be 'provided for consideration by the project
structural engineer.
Geotechnical design criteria for Keystone walls should include friction angles, unit
weights and cohesion values for reinforced fill materials, retained soil/fill materials
and foundation soils. The. global stability and any special loading conditions
resulting from the terraced configuration of proposed Keystone walls should also be
evaluated. Any seismic loading forces to be considered in the proposed wall design
should be quantified.
The results of this investigation should be submitted to the Town for review and
approval by the Town Geotechnical Consultant prior to issuance of permits for site
building or grading.
2. Keystone Wall Plans - Final construction plans, supporting calculations and back-
drainage details for proposed Keystone walls should be submitted to the Town for
appropriate engineering and geotechnical review prior to issuance of permits
allowing wall construction
3. Geotechnical Plan Review - 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 foundations,
William Cotton and Associates
Susan Manca April 3, 199
Page 3 L3035 A
retaining walls and driv way) to ensure that his recommendations have been
properly incrporated.
The results f these evaluate ons shall be described by the geotechnical consultant in a
letter and submitted to th- Town Engineer for review prior to issuance of building
permits.
4. Geotechnical Field Ins.e(tion - The geotechnical consultant shall inspect, text (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 •ubsurface drainage improvements, and excavations for
foundations and retaining ails prior to the placement of steel and concrete. Due to
the close prcximity of the apped fault trace, all significant site excavations should
be inspected by a Certified Engineering Geologist to verify that anticipated geologic
conditions ae present at th- proposed development site.
The results f these inspections and the as-built conditions of the project shall be
described b the geotech ical consultant in a letter and submitted to the Town
Engineer for review prior to final (as-built)project approval.
Respectfully submitted,
WILLIAM COTTON AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Senior Engineering Geologist
CEG 1795
, _s7,(,,,& ar-
Patrick O. Shires
1 Principal Geotechnical Engineer
GE 770
POS:TS:rb
•
William Cotton and Associates