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HomeMy WebLinkAbout4.4 I 14.14 TOWN OF LOS ALTOS HILLS June 28, 1995 Staff Report to the Planning Commission RE: REQUEST FOR INTERPRETATION ON APPROVED DRIVEWAY MATERIAL;LANDS OF GILMARTIN;25980 QUAIL LANE. FROM: Suzanne Davis,Planner SD APPR BY: Curtis S.Williams,Planning Director�3 V`�� RECOMMENDATION That the Planning Commission: Deny the applicants request,and require the originally approved "turfstone"or "grasscrete"pavers to be installed in the driveway and paring area as shown on the plans approved on May 11, 1994. BACKGROUND On May 11, 1994,the Planning Commission approved a site development permit for a major addition and remodel on the subject property. The development area that was on the site prior to the project exceeded the allowable MDA. The applicants proposed to remove development area to offset an addition,in order to keep the development area on the site at the same level and not increase the degree of nonconformity. The driveway surface was proposed to be removed and replaced with"turfstone"or "grasscrete",which would be counted as 50% coverage. The 50%exemption rule for open-style pavers with grass allowed the square footage gained to be placed elsewhere on the site (in this case as an addition to the house). The applicant is now proposing to use a different material in-lieu of turfstone or grasscrete. The proposed material is not one that has been considered by the Planning Commission or City Council for any exemption for counting development area. The applicants are requesting an interpretation from the Planning Commission as to whether the proposed "ecostone" is an acceptable material. There are several materials which are currently allowed a 50% exemption: (a) turfstone; (b) grasscrete; (c) grass-cel; (d) grass rings;or (e) geoblock. Attachments 1-5 are informational sheets on these five products. For purposes of discussion,this report is using the brand name "turfstone" when referring to the approved material for the driveway. ii a Planning C mmission June 28, 1995 Lands of Gilmartin f Page.2 DISCUSSION Site Data: 1 1 Net Iof Area: .83 acres - Average Slope: 23.2% , .I Lot Unit Factor: .59 . Floor Area and Development Area: Area Max. Prop. Exist. Incrs. Left Devel. 5,930 . 6,779, 6,781 -2 -849 Floor 4,000 4,000 2,391 +1,609 -0- 1 The proper is located on the south side of Quail Lane,three.lots west of Robleda Ro d. There is an access easement along the west side of the lot which serves the Gilmartin property and the property above; The shared portion of the drive will remain as it exists (asphalt). The driveway from the edge of the access easement to the required back-up area,forthe garage is to be turfstone pavers. The middle of the two paring spaces off the driveway are also to be turfstone (see Attachment 10, site plan). .. :. 1 The existing development area already exceeds the allowable level for the.. property based on the lot size and the average sloped Existing. development area was proposed to be removed from the site so that the MDA would not increase as a result o the.project. The driveway was.removed and reconfigured,and turf stone proposed to be inst4led in some areas to.reduce the amount of impervious coverage by. 1,789 square feet. This reduction allowed the applicants to add 1600 square feet t 9 their house,(which was also remodeled. ;The developmentarea with the use of turfstone pavers will remain at the same level as existed prior to the project. 1 e work on the residence has been completed and the project has been approv, d for final inspection. The owners posted-a bond to ensure that the driveway and parking b4 are completed within two.months (see Attachment 11)• . - i The applicants selected the ecostone pavers with they thought that they would be . acceptable die to the permeability of the material. They also prefer the . appearance ¢f the ecoston , and believe that it will better enhance their property. However,staff did not support the change in material as ecostone pavers are not open-style as turfstone is, and there is no grass used lin conjunction with the pavers. The small "voids"between the pavers are to;be filled with gravel,not 1 Planning Commission June 28, 1995 Lands of Gilmartin Page 3 grass. Although the ecostone pavers are an attractive material,the driveway will look 100% developed. A variance would be needed for the applicants to install a material which will count as 100%of the area covered since the site is already developed beyond the allowable MDA. The Council originally established the policy to count certain materials as 50%of the area covered because paving stones with grass have the appearance of less development. Of secondary importance is the permeability of the material. This issue was discussed at the June 21, 1995,Council meeting, and the Council adopted a new policy. No development area exemption will be given for open- style/permeable materials when used for required driveways,parking or turnaround areas. Because the Gilmartin project was approved prior to the policy change,and the work has been completed (except for the driveway and parking bay),the 50%credit will be honored as approved with the project. If the project were proposed today it could not be approved,as no development area exemption would be allowed for the driveway or the two parking spaces, regardless of the material used (see Council Policy,Attachment 10). Two properties where turfstone has been used are 13831 La Paloma Road (Io) and 27627 Via Feliz (Ben-Artzi). Staff is available to answer any questions from the Commission or the public. ATTACHMENTS 1. "Turfstone"brochure 2. "Grasscrete"brochure 3. "Grass-Cel"brochure 4. "Grassrings"brochure 5. "Geoblock"brochure 6. "Ecostone"brochure 7. Worksheets#1 and#2 8. Approval letter dated June 3, 1994 (four pages). 9. Planning Commission Minutes of May 11, 1994 10. Policy on Development Area and Sport Courts,Driveways, and Pervious Surfaces (one page) 11. Driveway Agreement(one page) 12. Site plan (one sheet) cc: Bill&Dee Gilmartin Bill Maston,Architect 25980 Quail Lane William Maston&Associates Los Altos Hills,CA 94022 384 Castro Street Mountain View,CA 94041 • , , , . Türfstones^ 40 4. rig �. dothe T.yy} r 4, r�s Its:. 'x`. • r f44, > • ' .. ob 4 t {: 4 ,' _, r, • ' . Turfstones'are an .ideal •y ��' �Y: r _: Turfstones;with their solution for.. -:' superior strength are y ' ,.L itf ;iNVell .r:; ..,, perfect for.. t • . Ecological lesign.problems ,�':. ... k•, M� ;1,�, .• • • l ' " % where drainage,aesthetics, � . e; ��. 44�, ? t " tL - 1 ,. .••..,‘0,:...i. Emergency and fire 1.;k; • erosion control and.zoning are 4 , , f r� �4..� +(4`., ••;;;41x; y • v ,'+lif y roadways '' • _ --y #' .. .�'h factors: •1. ;.''�i A., : m.,�^. , f. •,.... :1 I aq ` Auxiliary parking areas: ! ..', . . .. 1,. mac- y.i1s. . ...�'•�', •- • ` ' Stabilizing soil;and erosion •• ' ,, •�' -4,74P'•/-1,:n • t , �. . . V sR ' 'tj'Lr -': ,4 Access roads'-for heavy, ► i • a � ry r�, . •d r .•, N •. ,'control • •t. . ,..1.F.,.,� ,, " '; .•,.....-74,-1•11440 r ,• .,,.--,a - ,;vehicles ,;: Multi use areas where drainage. . , `�;:�, .. ,A,°:.K.,:'7- A. � ° .- ' 1.'. I ti.r•ti rd,� 'd� ' � Scenic parks and,greenspace �- r is needed.. 'i `G - , -° :} :,:,,,t, `.�.'sT,f.A n 4'a'° ''aTP` Above under round utilities- io tiP,rovades�stable surface with an . . F�, , . ° j' g • .t',, 'aestheticall„.y,pleasing look, , . u.4�n _ _". �;• r,., L<. b . , ' ..' ; - . .: . . , .7 y ., .Installation of the turfstones is, .. , ... r .. _. .. . .,, -, -„i (11 7 ' • ,c!,„,.. ° Quick and simple and easy to-handle .� �y� '- rF - N f ,Can.be-used immediately after installation • ' ".:,....':''.....•- mss.-�y: "� .. .,r• . r..7'.4.... Vi• rtually maintenance free . =;.> ?�� • ; ,, . '; "� » 3,' "s ,Minis. mal'Dependence ;-;'v.i,; r`,\k,,��,.;•&•_:; on skilled labor .,:.- :,• 4.'•„� �!i t‘,..,,•.:\,.---...-.•:•.:.sTeri ''',',;•. • Y • _ ,%1i� .1�ii �t?1\ti\- 114 SS _-_-",--_-_--_ f _ = s 1-1-�_ • IL y? a �.^�} ' 1 F ' _�iy� ���yi���'e�i����-f�+� High Strength il111�.,i1ji� �fq :z ��' . . . : '''': , • $uperior:Durability • ..,&•,-.14.4.., .i.---..... - ' ,�i' '' i�,,t�j' ExcellentVersatility ..1' , - o•: ,,, , ,� 1 , •• . Lasting beauty • r- - ! . -.. ,.4..,:';.,' �� t. P ,, ! r `•F`r yi[�, �t e' S a } .Low,�Maintenance ..c4'., -. �,.r , ' , 4, n .. ' -. • L. .,. } il . , r , • •• • •# , It v I' "�'.j. . ., _. f . Pacific Interlock Pavingstones ' 4 ' al '4'1 toneTM Ir�r< �f if Grid Paver - Erosion Control 1 . For commercial pavement excavate unsuitable, TurfstoneT" offers specific and distinct advantages unstable or unconsolidated subgrade material and controlling erosion of, and giving soil stabilization to: .compact the cleared area. Backfill and level with - • slopes, embankments, river and low flow channels, dense graded aggregate suitable for subbase flood plains and the shore Ines of Inland rivers, material (typically 4-10 In.)or as otherwise directed dikes, creeks, lakes, ponds and reservoirs, where there by Site Engineer/Architect/Landscape Architect. is no extreme wave action. Place bedding course of sharp, normal weight concrete or screening sand to a depth of approx Overflow Parking 1-11/21n.(25-35mm)leveled to grade.Install Turfstone'M Turfstone'" reinforces grassy areas subjected to and seat with tamper or vibrator uniformly level wheeled traffic that would otherwise become so and free of movement. Follow Erosion Control compacted as to inhibit the permeability of the soil revegetation procedures. structure that is necessary for the grass to survive. The hard surfaced green space created by Turfstone Dimensions paving system is an ideal overflow parking facility for parks, historical sites, institutions, university and school �, 2.6 sq. ff. campuses, golf courses and any location where public 4i;.;:.: , 7 58 lbs. parking periodically peaks extensively beyond 4 153/. 40% open everyday needs. `. '. ..� •• �: Apertures ♦ . ,_ ` 3-9/16"x3-9/16" Scenic Parks , . 'T ' 13'/e° It is often necessary to provide emergency and i 235/8" maintenance routes through greenspace, parkland and institutional complexes. Because Turfstone"' paving Quantity needed per 10 sq. ft. approx. 4 units enables the traffic to go where the grass grows, it is a suitable product for fire routes which, because of landscaping considerations, must remain greenspace. Cross Section Typical Residential Installation - .— PLANT MATERIAL Composition & Manufacture r ._� 1 - _� TurfstoneT" is made from a no-slump concrete mix. I . ' -' — 1'h"SAND Made under pressure and high frequency vibrations, : _ '7q1.' ; TurfstoneTM has a:com ressive strength of(6000 psi), a .''gr vr."4 -•. ,,, ,w.• — EXISTING SOIL water absorption maximum of 5%, and a Seze=thaw Turfstone and 11"leveling course after compaction resistance equal to Section 8 of ASTM C 67-73. 4000 lbs.per sq.ft..water runoff"C"factor equals 0.25. I Cross Section Typical Commercial Installation installation for Erosion Controlr , ddb_ drk c_.- PLANT MATERIAL Erosion control applications require the slope to be ; ; ;_tflik Ilk T i ' — 3Ye"1URFSTONE graded uniformly(ideally to a 2:1 or gentler slope) before bedding TurfstoneT" in a thin layer of sand. To 3;.,�dd.FAo o ,,o a4DA"/4''0 O o,"v '�' STONE RUSHED prevent migration of the finegranular material it :o,.'4"a::°? ::Ito: g ..::a_Q�4��•o•,Pa:�?� ab�V�?:¢ h••SIZE may be necessary to place a man-made filter cloth �- �A , -'' on the graded slope before applying the sand. They A �- i- — EXISTING SOIL filter fabric should permit revegetation. To support 4"thick crushed stone will support 80 lbs.per sq. in. 6"thick crushed stone will support 120 lbs.per sq. in. plant growth the openings must be filled Within 1/2 in. 10"thick crushed stone will support 160 lbs.per sq.in. (15mm) of the surface with suitable topsoil,or mixture of soil and fertilizer and then seeded, sprigged or Cross,,Section Typical Embankment Erosion Control plugged. o GREs TRIAL Residential and Commercial Pavement Installation lV ..z7'`O TURFSTONE �,. +.y �; '' y REVETMENT For residential applications remove soil to a depth of ^r-i �, CREFK BED withact area it. a tampere or vibrator. i read cleanpssand to a . 4,:i�; ;' . -. Aci TOE depth of approx.1-1 /2 in.(25-35mm) and screed level. Set Turfstone' and seat with, tamper uniformly level. Follow Erosion control revegetation procedures. Printed In U.S.A. ©1990 UNI-GROUP.U.S.A. II ....,.. A greenbelt with a purpose. . - It\ , ... ., -:c.i. .: ,.„-t-...,, ,„...,,....,,,; ,/ i• 4.4$ i ., ... .......,, . j. 9.I.'I`,. 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I'' ,y1,..•ii ", ,'.I. ,.1,:i , ,t•,,' ' , • . • .. • Specifying Gr-asscrete. . instal,ling Grasscrete. . - The Grasscrete Contractor is normally a specialty subcontractor and Special concrMi construction procedures arra followed for Grass- the work is called out in a section of the specifications that is separate Crete utilizing proprietary for mgrs and patonterl processes which ar from concrete and landscaping. necessary for,proper installation. Suggested Specifications.. -, Your Grasscrete Contractor..has been carefully selected and trained Section_:Grasscrete(generally Section 2p-Paving and Surfacing) by BOMANIT,E to add his skills and experience to insure a finished 1. Scope. All work in this section shall be as designat4d Grasscrete job of high qualify He is a member of the BOMANITE International in the plans. The work shall include all labor, materials, equipment Society, a world-wide network of exceptionally skilled concrete and transportation required to instalttGrasscrete. contractors. i 2. Contractor. The Contractor for ihis work shall be licensed by r .1 Bomanite Corporation, 81 Encina Avenue, Palo Alto;CA 94301,(415) ' ►\r -` J ti w 321-0718, to utilize the process described in U.S. Patents No. , `"� 1111 3,664,241 and 3,802,790.The Contractor shall provide a foreman or f 1..v supervisor who has done at least 3 Grasscrete installEtions of high ' r -'1----- ► r quality. g." ; : 3. Subgrade. The subgrade shallt�e compacted and prepared for Grasscrete consistent with the requirements for other concrete slabs -` = ~=- =i•`. on grade on this project. (Note to Specifier. Subgrade preparation • '• may be done either by the General Contractor or by the Grasscrete ,14.)'•i. _ U+ Contractor; the preferred choice being dependent ori the type of I - �••. project and the contractors involved. Also, Specifier should bear in �'x • mind that since water will drain into the subgrade,there is potential Placing the formers..on Reinforcing Steel .. in posi- for problems with poor or non-porous subgrades. For Lnstable soils prepared sub-base. tion in formers. such as expansive clays, a compacted layer of suitabl fill material . • such as gravel 6"thick is recommended.) - ---y 4. Concrete Mix.The concrete shall have a minimum compressive , ;r h i, strength of 4,000 psi. .. ,,,EX.,?:,-,Ns 1 N, - Portland cement shall conform to AS M C 150,Type I, II pr V,depend x �u'. •'..,:.,:',1 -•' a� .-..."r- ing on soil conditions. Aggregates shall conform to AS M C 33 and rr� 4 "�f f kill.;—,41,- : - �" J • '-' "'- be minus % Mixing water shall b fresh, clean, ani potable. In ,I r. y r +t• '5 4,V,,�,�at ,' '' — d, freeze-thaw areas,air entrainment of 4 to 6%shall be prcvided. °'• -� t'<7�?f' r `I.�r.� P=` "Z"- 5. 5. Slab Design.The Grasscrete slab shall have a thickness of -. -^` r •'' r # pit ..,1—"' .• . 1 s Are- Reinforcing reel.bar shall be -d ameter and shall b spaced on • :',..-0;,„` ,.,..I.;,,„;,;,:,-IV`',i ,..* W �� f ' 8" centers. Steel shall be supported to be located betty en Y3 and %, •`•-�- % • '- .;;"/":-., z the thickness of the slab. In heavy traffic areas,steel do els shall be :',i,-', . • •, N `=per- " :♦ provided to transfer loads between adjacent slabs. - ,, • , -- Guideline for Grasscrete slab thickness and rebalr selection Placing and leveling con- Opening the holes .. by ,- Maximum Slab Rebar crete .. screeded flush with burning or cutting away th - Intended Use Weight Thickness Dia. tops of formers. exposed tops of formers. - Cars& Light Vehicles; ��----• , ! ' • . .` , - light to moderate use 5 tons 4" I/a" r,. � � -- , ,' '' r Cars& Light Vehicles;heavy use 5 tons 4" %" •'- —- ,,� .- 7.. Light Trucks, moderate use 15 tons 4" 3/8" ,,,a , •• o + ' '''A6,-:.:1:-.:Q}'.i� , Fire Trucks; z '-'-----0-:--A:''':'' �x ' s emergency access lanes 15 tons 4" 3/8" �•,,rr ,...r'',Y a, - - ':!:....1, Light Trucks; heavy use 15 tons 6" 3/e" .- ,i w Heavy Trucks 30 tons 6" 3Ye" Y _ ' 'i .fir is ' ,may.. • .�_,•_ �4 6. Grasscrete Construction Process. Adding thesoil .. fills holes Planting .. with either sod • a. Subgrade shall be leveled to a plane parallel to the grade desired for planting. • plugs (shown) or blends of for finished concrete slab. grass seed suitable to area. b: Grasscrete formers shall be placed on the subgrade and reinforc- I-ing steel steel shall be placed. c. Concrete shall be placed and sere ded level to grade.) See Bulletin 303 or call BOMANITE Corporation to locate your d. The slab shall be cured with a suitable curing membra i e. local Grasscrete Contractor or Sales Representative. e. The plastic tops of the Grasscrete(formers shall be re oved after ' the concrete has reached its initial set. 7. Soil and Seed. Holes shall be filled with soil and grass seed or sod • ® . plug suitable for local conditions. (Note to Specifier: S it and seed 81 Enciria Avenue may be provided and installed by either the Grasscrete , ntractor or • by a landscape contractor, the prefer fed choice being dpendent on Palo Alio•CA y 1:101 the type of project and contractors involved.) CORPORATION (415)311-0718 8. Colored Concrete. Available in gr6at variety of color as option. Consult Contractor for detailed information. BOMANITE Corporation..originator of BOMANITE and other specialty Maintenance . . requires only normal watering and moIwing. Root concrete processes, provides special formers and Grasscrete patent structure is protected by concrete and is not damaged by vehicle rights to Grasscrete Contractors. In addition, BOMANITE also provides use. Mowing is seldom required in areas of frequent traffi,. research and development, installation training, technical service, and Mowing and Snow-Plowing . . becauae it is a reinforced monolithic quality control standards to the Grasscrete Contractors. slab, Grasscrete will remain a level surface.Thus, it cars always beI '' easily mowed and will not be damaged by snow plow blades. • • .. Grasscrete is a registered trademark with the U.S. Patent Office . and other foreign countries. a'Bomanite is al registered trademark and servicemark with U.S. Patent e/7G(1n(:nnvrinhe RCIMANITF('nrnnratinn IA70 • Office and other)foreign countries. . t- 3 • . L) , . . .. • . . . • T . . . ',.',f.::?, • Grassio• Cel ,. . ... 7 ,... . .:4 . . •. . . _ ,,.• . . ,.•, , . fl'44.•: i. 4.g•-,''..1.-' Structures .;t . . , '4 (t.i.v: t, ... •, .. ., , ... . •b t ..,;, ,. , .,-(,, ;,.,'. I Y 7.. fi„.-../•,' f,..,its,V.1:1 ( 4.,i.ii 'k,...I . - -1/4 - rp,...1, co: ,,,...,-.A„ ,\.•,i),‘,.?.:,.f,i,-.,f.. 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''''-.-!.(e,_::: SupportsHã ' ;;:,........:....1.1,2,61vm . „: • Maximum Percolaiiiq , ' • ...,,, ....., .. , . . Easy & Economical . , ...,. . . . 1 • TIlE POR () IIS • -(; It ASS l' A V 1IZ WITH REAL DEPTH. 1 • • t ,• - ` i� ,4' r iS.r..- ;:- . .,:::.,- ,j„4:,..:,..,. .(Y ir' A'`s L�;�.°S �uyiLlk}' f q-.„�,r _�i Psy .i•• + ::::.!,47:-3::::.1.ft....:::i.:,-.::LC`� ''l .1x ,1;4 ? 4k_ 4t v i# t;14~ . I� i I I oneycomb pavers'anco tg��y,�,,.,,Ine t rek natural`bea, , ! , 17'4'0 , h.c ii1.1 -s 4 i• h) 0I.” .:: gth of Grass-Cel'°for: r j , e� t7• r f✓5 i I 0T.t f.. • ' {'.r! '.{;i ka r.y. i ,. .. •e -'''';,.. W.;.1% , • if ,td',Y'- `M?.g-• .. - i ''. ;i i t : a G«i r fl k�',:`s ''i `', j it-L St• 4. •C ti -' i t /1 yliyi kT A a 1 e l tt rt."-, �`ltir, • 4 .•L. i h�lT.t •, X .., , • I �. � 7-r* ry t / iiii�•' «•^ L • f.,'t Y, ii (j,ii11 a }I l't I iia101'111:41H Il''in` g Ll 1 I n�i +• f � 1 01 04:.$1'0,1114.4; "< # t. :i . ,, 1j i', i i •• ,!' 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Specifications �• t .▪. 1 Dimensions: Overall dimensi ns •„,,„F,„,„,, - - - 13"x 12" x 1 1�2 . • `!`` � • 41. Note:When pieces 5 Aly • �=-, - are interlocked, he . ` e,r,• ,. z area covered app oximates -" v,,, _ [�} ,s " _ ;. �2' one square foot. '' r ^. ..---- 4, ▪ � '•!','":'," ,'-* •i"� Weight: 17 ounces per bl ck. '' ...S``,`` a t f. Color: Black ♦ i - -, Structure: 30 hexagon cells, 1" _ �. ''� ;. '` , - -- .... ' opening at base. • ,'*'' X111► - - Locking tabs and slots. '�� � x (, vim►"' I _- - • Material: Reinforced high `. ?'tel''' (' O`. density Polycthelene Alk rye��� - i with UV inhibito-s. '411k. ,;' f ,�~ - ' y; '' 1 1 „:.-- 1 Packaging: 54 pieces per car on. i 360 pieces per pallet. I op Vivo 1So11 Vivo' U LANDSCAPE P It O I) ll C II , S COMPANY Prlltecting Landscapes Since 11978 2951 Whipple Road •Unit n City,California 94587 •510-489-2422•Fax 510-489-9433 1 I • . - , • . , , • OBI • i, . A Ill • i 1 aft 4•I .. 71 : .,fa / S / PO. , ' ./...OS•11/-4.• '4.. 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':.%14::;:"C(1‘2:...::74!„;:''''1,.-41::„:3-C. 4:.7:4w"i411'4:;:r10:1:1,.... t:!1:40' CC 4.1 .,i;,.., ',1, ' „,"\‘..• ::4, .,1r/'.,.1 r•--,,,,J./.•• ••.'s• 4,• ..".0. ' 14`,''"e V 4r, "(14 ',' •, '..""?' • ---- al '....,k ,, ' Ji,. . :•••,. 4,..;', 7 . ' .-4 , -2,-,•,., :4,41 ,..• ,, ,,1 4::/..-',..,itc! . , / • •,`/../an 'A• , . . • . cl_-), • 11 -4zi-t1 1 1 Grassrings by Rittering3 USA,Inc. Fire departments need clear firelanes. BASE THICKNESS USING Grassrings provides porous grass paving People.will not park on a grass firelane. TENSAR SS1 GEO-GRIDS .t for low vehicular traffic volume applica- Many fire departments promote our lions,and maximum grass coverage at product because they get a safe firelane 18 ' the pavement surface.Pe colation rates and the owner and cit '°"FT'SS' d :•• � city Rom.el 'j% are higher than most normal turf.Heavy pleasing property. 14 r..> Ioads(including 63,000 pound fire trucks) drive on Grassrings lawns without corn- Ritterings USA,Inc.has prepared a 11z T°n.WSSI pacting the soil or damaging g the rings. Design Guide for Firelanes and Other ,o MOdW of Base Layer • Grass Pavements. It includes a list of i . Grassrings mats are 4 feet wide by 20 grass species choices,and comparison xo B f feet long.The mats have 1r high x 3' data for the selection of grass paving g ` diameter rings placed 6 per square foot products.Call us for your free copy,toll • a ;� ;a;,'.;1Ce'�r on flexible nylon or polyester netting.The free-1-800-428-1333.to support the load 2 ° mats have rigid ringsI and prevent compaction,yet remain Other applications for grass paving: flexible to conform to uneven ground, ° church parking areas s- ❑ overflow shopping center parking 0 2 4 6 8 ,o 12 14 18 ,B20 22 and allow soil movement to take place. ° residential drives and guest parking UNREINFORCED BASE—INCHES There are no exposed edges to trip over or to break mower blades. 0 primary and overflow recreation parking 0 grass channel stabilization Grassrings are strong.They are able to ❑ utility access and service drives support a load of 204 pounds per square ❑ highway shoulders and emergency Storm runoff can be directed toward our inch over the entire mat area or vehicles turn-arounds grass paving to take advantage of higher generating 9000 lbs of load per truck tire. o office building parkings bays percolation rates.Save existing trees by The rings transfer the load to the roadbase a for golf carts and pedestrian use we using Tensar to reduce the depth of base material below,and minimize soil corn- recommend Trailrings. course and minimizing cut and fill.Design grass slopes to 5-6%,to allow for low fric- paction within the upper 1.5'grass root zone. Design Procedures tion when grass is wet. Grass is a living plant.Studies show cornConsult a registered civil or geotechnical We recommend a sandy gravel base paction of the top 1.5'of soil is critical and engineer to determine the depth of sandy course,similar to Aashto Class 6 road- must be prevented.With soil compaction, gravel roadbase.You will need informa- base.ft includes gravel(maximum.75' tion on traffic volume,vehicle loads,and dia.)to fine sands.This mixture should grass roots are unable to obtain necessary oxygen,moisture,and nutrients from the existing soil conditions.Since grass is a contain no clay or silt material. • • soil,causing the plant to suffocate and die. Biking plant,vehicular traffic should be Agrosoke®crystals should be used to Grassrings prevents compaction. limited to 5 10 passes per day(depend prevent Grassrings areas from drying out. i n g upon grass species).A high quality These polyacrylamide crystals look like Applications maintenance program will allow higher salt and swell up with water,acting as a pe pp levels of traffic.Grassrings generally reservoir for developing grass roots.Sod Firelanes are rfect a lications for Grassrings grass paving.Fire and other require the same depth of base as requires 4 lbs per 1000 sf,while seeding emergency vehicles rarely drive on the needed for asphalt.Tensar Geogrids can needs 8 lbs per 1000 sf. surface.There is more green surface be used to increase the strength of the around the building.Grassrings paving base course and often will save money improves with age.Asphalt deteriorates by displacing 3-4'of sandy gravel. quickly with low traffic volumes. • 4 Grassrings Cross-section ' i j �' r • 'J€ ,• • ,$• f t t(Ittr ' jr�! i I f +; r. 0; :'tf l n 1 , 3rrt Vr s f?'t 1`..11't 11 1.! j 1,` o ; _:i f �I f � r0 f..z ke., f r.# J$l 1:.!-.4 Jt1f4.4-,: .14 v ' .4. • e,;;l)/� ''{ j ' fi.t�l (., Grass o'-0.•. ,p 1.,, Oq� . .. A•..•O w• .O.O��OYd:��6.Ao0•e•o'o'0-,:°'°-d :=00:©:.O°Q o'p•.o.°•O?�O.O•• -:6':•00,. o Sand Topdressing,or Sod ,....,,,..r...•1111=1,:.-: '° °'?°°.. -''44).f.!;•*:„;,°,,;:42,i;,••••',' 7,f`• _ oma,'. •o. '. ::7.Q.'o.4•..0.0:., 00%44 Grassrings Mat — •_tat'• •_• : • . .• :": °V....z•••. ° 661..... :• p ° .C° .° o.o . • . . o . °ooQ� •o 0 Opo•o U Qe:°� u;o' pQ •° •• . ' n 00 oOw ' °. U oo 0 O. 0.(16'..: oo'•' 'Frne to Medium Sand Fill,or Sol • ° o ° . ° • °° °' c. o! o 0 e .. ` 0 0 • ° Oo °.• o • .n o°.Agrosoke raked into Roadbase c 0 ° p° � • . • ° . ....°° 0 . • • 0• 0 0° o ° •. c o.o. <-.), o •u 0 o '• Od ••° O v O• ° O °• Op •0 � 0Sandy Gravel Roadbase O° . • • • 0 o ° 0 oo..°• 0 :0.;°, . °°• .. • oo . 0O •.0 °: °•moo•O ° o-lomatar SS- 1 Geogrids Q' •� Q • O • ° Cu'• O 0 • 0^ o o p • p ,'• ‘.--.° ee J • I Oo • i® . . ,C O . • O .VOry . o O • . , •p.c, °• ° 0`• o `• O• • ' 00 '.i0 oa. ' o aO0 o . • • ° 0` p O 0.0 . O• • 00.0O0 o0' ' oc7 O. u p • ° °•01 �• r; ° 6. Oo 0 •. •' IVoO .0 ° 0 0:00 1 . • . 0 0• ° • OO OI V:,'' 0o•• •., o.•Q °o.Q� •••Qn0 •.oV `�, o 0.... •°.°ou•.o° ° •0. • U'[51O I1IT BUYLINE 3709 • Do not place"topsoils"under Grassrings Maintenance Beachrings—ls used to provide access II is harmful to If ie performance of fl re Maintenance of Grassrings areas is for handicapped people in wheelchairs pavement,and could be harmful to enter- srrnplcr and easy Mow,irrigate,and Perth- or using walkers across loose sand soils, gency equipment users.Topsoil will often lire as needed for nOr rnat high quality turf. such as those found at beaches or in dry contain clay and or silt material,aloriq with Small worn areas should be topdressed stream beds for trail crossings.These organic materials,which can lead to corn- with a mixture of sand and grass seed mats are designed to be portable,and , pactiori.Use only sandy gravel for road Major repairs,utility access,etc.,can be can also be fastened together to cover base material. made by cutting netting,rings and turf large areas. togling ether with a standard sod cutter,and Grasses should be selected for greatest rolup the section. Agrosoke®—A plastic polyacrylamide wearability,ease of maintenance,shade polymer material used as a soil amend- tolerance(if needed),and general suit- Snow removal is made easy by mounting ment to retain moisture in the soil for use ability to local climates.Consult our Design small skids to the bottom of snow plow by plant material.It is a long-term non- Guideline,or your local extension service blades to keep the blade 1'off the soil biodegradable producfrlrrigation needs agent for advice. surface.Minor scalped areas can be top- can be reduced by 50°k dressed and reseeded in the Spring. Rings Plus—A totally natural and organic Installation Grassrings provides a beautiful 100% granular source of trace elements and Grassrings mats weigh about 28 lbs(for grass pavement surface.ft is easy and micronutrients to supplement normal ferti- 80 sf).An installer can carry two mats at a inexpensive to install and maintain. Maxi- lization applications. time,and easily install 15 mats per hour 1 (1200 sf).Follow standard road building mum percolation can take place to elimi Tensar Geogrids©—Are used as a nate the need for separate detention practices when installing Grassrings. ponds.Very little heat is reflected off grass "geotextile"to strengthen and keep the Install Tensar over properly graded and 1 roadbase in place.Use of this product surfaces onto buildi g walls,reducing compacted subsoils;compact road base reduces the depth of base material, material to between 90-95%Proctor,rake building cooling req irements.Grassrings lessening material and excavation costs. or mix Agrosoke into base material.Unroll works!Try it on your,next low traffic Grassrings mats and lay side-by-side.Cut volume application. Trevira Spunbondo—A premium the mat with knife or scissors.Fill rings I geotextile fabric material,made from with thick sod(1.5"),or sand flush with top Other Ritterings Products non-woven,needlepunched,polyester. of rings and cover with thin sod(.5"),or fill Trailrings—Similar to Grassrings in rein- We recommend it for soil separation and rings to top with sand and broadcast or forcing turf,but designed for smaller load filtration.It is available in several weights, hydroseed with fiber mulch,covering areas generated byrpedestrians,animals, with 1115 most often recommended. and small wheeled vehicles such as golf rings with sand topdressing after grass " matures.Contact our headquarters for carts.The rings are:2in diameter,with q Agrosoke%,s a trade name of Grosoke International. Fort Worth.TX 14 per square foot. Tensar Ge ids•-.s a trade name of The Tensar Cor orate^ specific installation instructions for your �r p pro ect requirements. Drainrings—Uses 4"diameter rings Morrow GA J q g 9 Trey ra spunbond'-is a trade"erne of Hoechst Flper Indust'?s attached to non-woven polyester geo- spartanourg.SC textile fabric to create strong,high volume horizontal or vertical flow channels for sub-surface drainage.Height of rings is variable for different flow demands. I 4 II • 1 • 1 it fit l • r,1`/t�,�r "j()}t1"//((t lkif)N.',!Ur,1.,•!l j!'`l p i ,, t;d'moi 1 r i 4(F'cl l fF i- ,, {'4111-„,,t'tr Roofdeck FirelaneCioss-section V7 ,tic y”t :1) ,11t,�.`�r fill 1.��r10;11r 1 Pili ftr • 4a1ilt1 J; ,, ,'a .t rf!' aill7 a o ,, o ;,4.�,...°ro,.-,4•• ...° o° ' Grass 0 c._ ' .: e°° ••0O• ° is 0 ° - • °o c •• p°..'-'..:::.°•• • a•. ..0 „ °r,o o•.•. .1 Sand Topdressing,or Sod 0..w D ', °•C ,.O 0. ".' ,. . ° Cpy rng''. 'o',.•°80. 0 +•O. Q ' o:• . • . o - _ °°•:• ;..• Grassrings Mat r ••p e , ' 3 ,• -,0.,.'.0',...•... °� ° ,.°•• :o_ .!?_°-.0:-... Fine to Medium Sand Fill,or Sod .d:. ' • oo 0.o .. • • ' Compacted Sandy Gravel Roadbase- pl.Q . r•'' .z? )00 . O' ,•J -- -o.-. - moo.:' "' 6 '-• . U o0' 1 :e,• o o'p :o"o .g r, 4 h - 4111111V- --ill . ? I .1 with Agrosoke at 1 Ib per 50 SF O ',• o••'• °. Drainrings Mat :-•4 .6 4', b '/0.... ►.4•a . 00..'.o v' • e •••4. �'� • ..° 0 • ••• 'o , • • 4 ••••••• •;t:• , .,% , .•.. ` ., ► 'p.• a::. .:'.• o ,.. :'• • o''° . Waterproofed Rooldeck • `: • . • '' ..°0ooO ! . '4•r.0 u •' 0 0 ••l• ::.�4.:'•'',':.d•O' 04: .•.4.:. 0 . I. •'. •i ► •°0 • o ,; 6 o ;':'•o Concrete Curb will r Drain Ports • %F. C:::. ... . ► ' O . , 00' •\' 00 • , •• • • • •0 � o . ►® A' Q',' o• • 00 • • • . ,•''/ • • . •, o• '•: ,Ca'' .o .'O (3' ' o ••:;• • ' 0 ►' 41.'1%7''.• 0 ® • 0 • • 0 ' •‘ +• • • • • di • • oO ' • •••• • • . 04.• © •' .• OA &A. •°••• : o ••• • O • o • ... •4•• Pirith. 5 t\% t r - • . . _, --- , _' t ....1 . I''./...••01.,,r'.i 1.•:, , '.... .1 tic." T . Y*3- iu-1'4,0W'911.!:11: ;^ '1' ' �e 8Tt:M. .r :, ...,. ., ,If'd.'''N?:'•". fflinfilW SUPPORTS HEAVY TRAFFIC ' - ' AND CONCENTRATED LOADS — _ _ _ Geoblock porous pavement reduces the, - Effect of Interlock amount of site preparation and subgrade • Soil Stress Distribution improvement required. . Its heavy-duty tongue-and-groove interlock..,• • — forms a flexible structural bridge which spreads concentrated loads.The Geoblock - , system design flexes under loads that would — break concrete while assuring maximum load - transfer from block to block minimizing rutting potential. Without Interlock • Yet the Geoblock porous pavement is lighter than gravel, it doesn't contribute to differential _- T settling by adding weight to the subbase. I I • • 4. :.•_ et'ci . . I s ..4., •.i e,+'• =4":•••••--";itI•��*7;..�ik••' �'1:;" • � ✓r' . * vf• Ylit : � V �� x -,.."1--!i ,r4 s',N w .'4C ta.7 t ti ?Pet t1YI J %,ti 4 St j'. :::.• �• r .-Cf 4 � r � - ,, . ,. Vi 'l wV ' 4`,/ tits. <:a,1t`I`-'-11r. r. ,` 'c-r . , :t'��y�.rl ''' GEOBLOCK Porous Pavement •+,�Z ,,� w) I. ?ti'ks'4, ,�- !x�rk""`t lia,-(l`,,�l..t+.r<l�•.t1Z,l. t,. ..'�y ^U" i.N - . . With Interlock• .wf, H-•,,:.x:%1;,1.; h:.tit f,� i .k--..,:i4,.:.��t',.i .t .1 1.i`�t1t.(Aj i..� k bI ,T• ' w^g:81. .44$ Hell:41' t !.'�ti')i• '.$�+Y R!„i'`� I- 'i- !. . , \``W - ' _-=�1 .'a � r' 0 �t'_.L't,:5;kys- �;Pt ;.'•,,,i .r ,--4. ''.. + I 1 '' ,�,•`'�h''�. ,4611:-,.<7..46,,•,, .. .'�,1' y A P r t � � k Ir + .•i §yfi, 1 - s ° .s \� -'` rte, < 1 �--'41121 ,c,„,,,_,'''''..(4(477 .-s-•cl[ . , ,i . � I t=. t .01 ...:"•.....1"..1::::,..--,,7,...,r� 9 -tea`' ! IF '" 2,-,-,‘-0 14-1'4.:11 , ! � I 1 ({ I. SYS�l '1^t � r 7 Y -'M.�p[�sl•' +.• �4-^.I� �� - ' •:f� ' 0� I',)1:i tr• IA ri i I'lJ I "::',:;-7'.4".1 . Y+ !'.;e° -� t .'+,. -i `!' '..c1:..' .: ! tit 1 Ii 11 111 . + { I ,•<*'• '� ,,:4: ;,k. 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PROTECTS THE CROWN OF THE i ' ..• La --1'°` ''r°':•�•'t.: GRASS AND PREVENTS SOIL "' COMPACTION r ''S,.;-`I ' Geoblock porous pavement directly bears -.4. .. _'ik:i' -•.'.' the weight of pedestrian and vehicular traffic L.:.`=: ' -`• . on its cell walls, protecting the crown of the grass and preventing compaction and deaeration of the topsoil. It will not absorb REDUCES STORMWATER RUN-OFF water in competition with the turf. AND ENHANCES GROUNDWATER Geoblock porous pavement provides further RECHARGE support for healthy grass growth by permitting Geoblock porous pavement surface the use of a soil-and-sand or soil-and-gravel geometry reduces run-off, increases mixture in the subbase. infiltration, resists erosion, and enhances The thick cover of grass maintained by the • groundwater recharge. . ' Geoblock system provides total design Geoblock porous pavement presents 82% flexibility, since it allows a load bearing open area to the surface. This design allows pavement to be located even in areas where water to percolate past the surface to the drainage and the natural beauty of grass are subbase through drain holes in the bottom of desired. the blocks.' •. ,�(JI iY,►.Ttr.„K! .StP• = J',»• �n�yurteai�•F�'tr•uY fi+1M r' l ' • • ••,, ,. . r) I • :7 }I � 'o (14.1 19"1 r II 1 Design Guidelines Specifications DESIGN 1: FIRE ACLANE -H2OLoading GEOBLOCK Porous Pavement System SS362 CESS - Fire Truck-Infrequent Pal ses Dimensions-Nominal 36 in.x 12 in.x 2 in. Pneumatic Tire,89 psi, ,000 Lbs.Gross Load - Color I I Charcoal — GEOBLOCK Porous Pavement • Material Fiber Reinforced Polyethylene IIMIIIMI_ .- — • . M� Weight,per block 7.7 lbs. •• •• Cover per,block-Nominal 3 ft.2 -_—. — ' 6"Mixture�0120%SoI&80%Sand OrGray•I I _ _ Cell Size 48 cell/blk. 2.65 in.x 2.80 in. -ii-e- n-a-u-n-1 Open Area Top of Block 82% •• nnnnn SubgradeL3CBR nnn =11=11n o n=n-n=n=n=n=n=n=n=n=n=n=n Open Area Bottom of Block 44% • • Interlock Between Blocks • 3/2 Tongue& • -I j Groove 1 DESIGN 2:SERVICd ROAD-H10 Load1ng Chemical Resistance Superior, ._ —. —.__ 'Occasional Heavy Service,Utility Or Runoff Coefficient-2'1"/hr.Rainfall 1.5% _ Delivery Truck-Non Residential road. • 1 I Pneumatic Tire,86 psi,161000 Lbs.Axle Load GEOBLOCK Porous Pavement' I .,,c,,,,"7;j? *i r GEOBLOCK �Izstf� , , / i 1 '4"Mixture 0120%_Soil r&80%Sand OrGravel Porous Pavement ; y (. _I.. • .n•:n I . •. . I .0 �I �I •u- 36"x 12"1x.2" a j^� - 45 t. i i . n=n=11 Subgrade_'3 CBR' n—n—n=l • -1,.-_�,'`,+'M. 1 ; • n°n=n=n=n=n=n=n=n=nRnr1=, I• Y DESIGN 3:AUXILIARY PARKING BAYS . - Cars&Pick-Ups-30 Pasies Per Day Pneumatic Tire.43 psi;2500 Lbs.Axle Load EOBLOCK Porous Parement � ' 11-11 1—II-11-11-11-11 - � 1414' Subgrade z5 CBIS L—n=n—n=n I nn -n=n=n=n=n=n=n=n=n=- • Made from 100% Post Consumer • 1 E) Recycled Plastic. • ( 1 014C45, Distributed by • . T : ' • •4� (209) 383-3296 :.., I 41.et'0 . ft!!Itifit 0 I I I Z.Elit I 0 rM 16.4 , 61 OHI OCK and(il OSY51I Mt,um lepmtuied Had ntulkb ol • • • • 11 • % 1 Y PROM/GISPu t., PROM/GIS COMPANY •19,J11 NIL 510 I'IIODUC I S COMPANY P.O.110x 4710 MERCED,CA 95744 FAX(209)303.7140 11af/a,,.l,,,I 01111410 1161•Ile•„lee,,.,le,l 1.,.Ilia I,e,i110 Ill,.0 1„n10,•mle,efled u,1110(II(18(g.1( I puu,,,.paw10,01 fyslam II wm"w,ar,on,..nrvhdly Idiot III put ii,,,161111 Plash,l'I,nIa1A(.unq ny •sf.u,n,s iii,l,nlially lin.If at,111611,Ill,enlld,nalnrss 1 u...1,l,.te„minh,ei ill the\m1.JnLly,,1 n'1y I M1011114111111.4tlul nlaluunl iatill 11011111111L11/1111•111.11 , I/1 1",1h 1nnnq 1IA,11l IA,is Ilm bolo Hflmbfd,Illy I,l IM I us.,1 UN 1 it:QU-biONE , _ ... • . au Li iir-til IN 11, ��MMii 1111111.11,0 Environmental concerns about water shortages in Installation: TT �-� ti��NT time of drought, pavement restrictions and over- 1. Excavate unsuitable, unstable or unconsolidated burdened sewer and drainage systems, have created subgrade material and compact the area which k. the need for a paved surface which would allow has been cleared. Then backfill and level with rainwater penetration through to the ground water dense graded aggregate suitable for subbase table below. UNI ECO-STONE'S" patented, unique material (typically 4-6 in. of compacted subbase design features funnel-shaped openings which are . for pedestrian and light vehicular traffic, increasing filled with coarse-grained material to facilitate the to 8712 in. for heavy vehicular and industrial use) percolation of the rainwater-into the sub-grade. or as otherwise specified by Site Engineer/Architect/ The attractively shaped UNI ECO-STONE'" interlocks to Landscape Architect. create a stable, durable pavement with a greater 2. Place bedding course of hard, crushed rock surface area than many of the turf-type pavers 11/16 -5/16-in. (2 -8mm) in diameter to a currently available. UNI ECO-STONE' is ideal for a uniform depth of approximately 11/2 in. (40mm) wide variety of residential, commercial, municipal leveled to grade. and industrial paving applications for both pedestrian 3a. Install UNI ECO-STONE'"with joints approximately and vehicular traffic. 1/8 in. (3mm). . In addition to the benefits to the environment, UN! 3b. Where required, cut paving stones with an ECO-STONE'" concrete pavers may decrease project approved cutter to fit accurately, neatly and costs by reducing or eliminating drainage and run-off without damaged edges. systems required by non-permeable pavements. Furthermore, UNI ECO-STONE" can be mechanically 3c. Tamp paving stones with mechanical vibrator installed for additional cost savings on paving projects. until uniformly level, true to grade and free of With concern for the environment and the earth's movement. resources at an all-time high, UNI ECO-STONE' offers 3d. Fill funnel-shaped openings and joints by swooping architects, engineers and landscape designers an in a coarse-grained material 1/16 - 3/16 in. grain alternative to non-permeable pavements. UNI ECO- size (2-5mm). STONE' incorporates the durability, attractiveness and Note:For complete installation and specificorion details.please contact the reliability of UNI® interlocking concrete paving stones UNIX manufacturer in your area.In areas where subsoil has insufficient with a new high-tech shape designed for water permeability,provisions should be made for excess water drainage. r conservation. I - Composition and Manufacture I 4 �' .5 .=� UNI ECO-STONE' is made from a "no slump" concrete ; mix. Made under extreme pressure and.high-frequency i 41.- "- COIED\ vibrations, UNI ECO-STONE' has a compressive strength 1 A. �� r , of minimum 8000 psi, a water absorption of maximum � - 5% and will meet or exceed ASTM C-369-82 and ,i. freeze-thaw testing per section 8 of ASTM t C-67-73. i • Dimensions: Cross-Section of UNI ECOTONE'" Height/Thickness 31/8" = 80mm Paver Installation' COARSE • GR?JvED MATERIAL Width • Approx. 41/2" = 115mm �: Length Approx. 9" = 230mm : y': —PAERS �. "` :IA, _ Quantity needed per sq. ft. approx. 3.5 stones �/..y., '•,` - i� e;et.-.:1,`•:-:-.,,-Y--i-.i.•r: —BEDDING COURSE igg -1.{j.: : o?a.,:W:�`'• ' o: Q'Q —COARSE Applications: 5O �;.. ¢p.Q::+ti}:..,a Q` .��i;?:::#� APP � ations: d:6i- a fla4: : ' fT4 Ai : GRANULAR BASE • Parking lots • Driveways • Patios • Highway rest :b . �'' 1 4::.• 4r. . ' a C . Qa.. Qfi).!..cp,1 Qn o;a: Q# Ci o-� areas.• Bridge underpasses • Entrance areas oma:4?';o • •c .o o •a .• Industrial yards • Storage depots • Farm roads • Side walks • Terraces • Garden paths • Golf cart paths 'Note:UNI ECO-STONE" installation differs from standard concrete paver • Street medians installation-for complete details contact your UNI'manufacturer. c?cc1 UNI-GROUP U.SA Printed In U.SA UNI-GROUP U.S.A. 4362 Northlake Blvd.,Ste.109 Esc:usivety licensed by F.von Langsdorlf Uc.Ltd.anal°.Canada • Palm Beach Gardens, FL 33410 •(407)626-4666• Fax(407)627-6403 -Td ECO-STONE"Is a trocemark of F.von Langsdont:.c.Ltd. U.S.Patent No.4834575 California's largest Uni-paving stone manufacturer Vii' iDave HOKANSON BUILDING COMPANY—SALES (010)452-5233 ;f.., .y 4751 Power Inn Road,Sacramento,CA 95826 Fax(918)452-3821 •Ax r 4t BEST'S BLOCKS,INC. (415)793-1991 '.✓�a. .. 27875 Timber Street, Newark,CA 94580 Fax(415)798-1528 COR-O-LITE BLOCK COMPANY (209)233-5804 Calvi»r.va•m•,•la,tnl•r,oc•U 9 P•Nnq•Ion• 4569 E.Florence,Fresno,CA 93725 Fax(209)233-6842 used ender I,c•n•a Interlocking Paving Stone • . " ATN K kite KtT- - TOWN OF LOS ALTOS HILLS 26379 Fremont Road • Los Altos Hills,Califomlia 94022 • (415)941-7222 • FAX (415)941-3160 PLANNING DEPARTMENT WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME G I LMAP-TI N. • PROPERTY ADDRESS 2 05c$O Q LtA I I.. t4S- CALCULATED BY V.L 159-7W N I DATE 3. 2_3.94 1. DEVELOP (SQUARE FOOTAGE) Existing Proposed 'Y- Total (Additions or Deletions) A. House and Garage (from Part B) ® 23(41 .0 e01•0 4000.0 B. Decking — C. Driveway and Parking 30 3� 4. (84�3 .38 2, 1 S4 (Measured 100' along centerline) O3 -' 29• 42, D. Patios and Walkways ® "I 5 I• to -9 2.� E .Tennis Court F. Pool and Decking G. Accessory Buildings (from Part B) H. Any other coverage Ccj') �-27 9 usep�tool,as M TOTALS 407-80. S-1 — Z (o Maximum Development Area Allowed - MDA (from Worksheet #1) I 5'000.9 I 2. FLOOR AREA (SQUARE FOOTAGE) Proposed Total Existing Po (Additions or Deletions) A. House and Garage 1�-QOO,O a. 1st Floor 2 .4. 1. 0 140C9. 0 b. 2nd Floor c. Attic and Basement / / B. Accessory Buildings a. 1st Floor b. 2nd Floor c. Attic and Basement I •TOTALS 2391 ( GO9 ••• Maximum Floor Area Allowed ,MFA from Worksheet 01) I 4-000.0 I WN USE ONLY I CHECKED BY S I�ll�1e- TD8Vis I DATE &4L9L 4 II TO ._. .....&Al%army intwl.raim_AWNING/WorkahMt a` • • WORKSHEET #1 {a. .,: CONTINUED 3. A. for S equal to or less than 10% square feet" MDA = (LUF) (15,000) = u A B. for S greater than 10% and less than 30 /590 square MDA= (LUF) [15,000-375(S- )]i 5329 5 .59(15,0=-376(23.2 ] ------- • C. for S equal to or greater than 30% square feet* MDA = (LUF) (7,500) = 't•L * MDA is less than-5,000 s•uare feet (and the LUF is • eater than 0.50), If ther n. use 5,000 square eet for your MDA � a1���A e�g '��^ exp 4. - - = tat • u : .4u 1u • • : : lu • A. for S equal to or less than 10% square feet*" MFA = (LUF) (6,000) = B. for S greater than 10% and less than 3)°/0 31st square feet** MFA = (LUF) [6,000-50(S-10)] _ 40c0 .'3°) (coax)-.SO(23.2-10)] C. for S equal to or greater than 30% square feet** MFA = (LUF) (5,000) = �1, � •»» If the MFA is less than 4,000 square feet (and the LUF is greater than 0.50 use 4,000 square feet for your MFA TOWN USE ONLY CHECKED BY A1 . ' s Page 2 of 2 . s' Jn n�. UAC tC MD%ORIN�► / y,:. .-K, -. LOSAI;TOS HILLS Pele*,I 14 be pm CALIFORNIA June 3, 1994 Mr. and Mrs. Gilmartin 25980 Quail Lane Los Altos Hills, CA 94022 RE: File #54-94-ZP-SD-GD. 25980 Quail Lane Major Addition and Remodel Dear Mr. and Mrs. Gilmartin: Your request for a Site Development Permit for a major addition and remodel was approved at the Planning Commission meeting of May 11, 1994. The City Council upheld the Planning Commission's.approval at their meeting of May 18, 1994. Please note the following conditions which apply to these approvals: A. PLANNING DEPARTMENT: 1. Any changes or modifications to the approved plans shall be approved by the Planning Director or the Planning Commission, depending upon the scope of the changes. 2. Additional landscaping may be required. Prior to final inspection and release of occupancy permit staff will visit the site to determine if new plantings are needed for screening mitigation or to restore areas of construction, and if so, a landscape platting plan shall be submitted to and approved by the Site Development Committee. Drought tolerant and native plantings are recommended. The Site Development Committee may require-a cash deposit, a landscape maintenance agreement, or other security to assure that the approved landscape is planted and maintained. 3. Any new outdoor'lightingshall be approved by the Planning Department prior to installation. The lighting plan may be reviewed with the landscape plan, or may be submitted separately • 26379 Fremont Road Los Altos Hills California 94022 415 / 941 - 7222 Fax 415/941-3161) Mr. and Mrs. Gilmartin June 3, 1994 Page 2 � 4. If any tree 6-inches in diameter or larger is removed to accommodate construction or if a tree is damaged or destroyed during construction, it will be required tp be replaced. The replacement tree(s) shall be equal in size Ito the removed or damaged tree(s), ash determined by the Planning Director. 5. Prio to commencement of any grading or construction, all significant trees in the area of construction are to be fenced at the dripline. The fencing shall be of a material and structure to clearly delineate the dripline. Town staff must inspect the fencing and the trees to be fenced prior to issuance of any building permits. i The fence must remain in place throughout the course of construction . No storage of equipment, vehi les or debri shall be allowed within the driplines of these trees. mlight, lighting 6. Skyl ghts shall bei constructed to reduce emitted and is not g perthitted to be l cated in the skylight wells: 7. Fire retardant roofing is required. 8. Pai t colors shall match the existing or if changed, shall be in conf rmance with the Town's adopted color, board. Color samples shall be s bmitted to the Planning Department for approval if the exterior color is changed. 1 9. Twos copies of grading and construction operation plan shall be submitted by the roperty owner for review,and approval by the City i Engneer and Planning Director prior to acceptance of plans for building ' P lar�check. The grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Quail Lne, Robleda Road and surrounding roadways; storage of construction rraterials; clean-up area (see Engineering Department for pecifications) placement of sanitary facilities; parking for construction vehicles; and parking for construction personnel. A debris box (trash dump9ter), shall be placed on s%te 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. 10. The property owner shall inform the Town ,of any damage and shall repair any damage caused by the construction of the project to pathways, privte 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. Mr. and Mrs. Gilmartin June 3, 1994 .Page 3 11. A deed restriction shall berecorded stating that the MDA of 6,779 square feet and the MFA of 4,000 square feet established by the approval of these permits are the maximum allowable levels of development for the property, and any further expansion requires Town approval. 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. B. ENGINEERING DEPARTMENT: 12. The site drainage associated with the proposed development must be designed to avoid concentration of.the runoff flow, and whenever possible to maintain the existing rate of runoff. A final drainage plan shall be submitted for review and approval by the City Engineer prior to acceptance of plans for building plan check. Final drainage shall be inspected by the Engineering Department,and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. 13. An erosion 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. 14. No grading may be done within ten feet of any property line, with the exception of the driveway connection to Quail Lane. No grading shall be done between November. 1 and.April 1. Any changes to grading during construction shall first be approved by the Engineering Department. 15. All conditions in William Cotton & Associates' report dated April 15, 1994 are conditions of this permit. 16. Pathway in-lieu fees according to the Town's fee schedule shall be .paid to the Town prior to issuance of building permits. 17. The applicants shall dedicate'ten (10) feet of right-of-way on Quail Lane and the applicants' 1/3 interest over Quail Lane shall be dedicated as - public right-of-way. A plat and legal description shall be submitted to the Engineering Department for preparation of the dedication agreements, and the signed, notarized document shall be returned to the Town prior to acceptance of construction plans. Mr. and Mrs. Gilmartin June 3, 1994 Page 4 18. .Overhead wires shall be uridergrounded to the satisfaction of the City Engineer. 1 19. A Certificate of C?mpliance shall be submitted prior to.acceptance of plans for building plan check. The Town requires a legal description and plat prepared by a registered civil engineer or licensed surveyor and a copy of the original grant deed (Book 1598 O.R.,Page 300,Recorded April 14, 1948). TheTown will prepare the certificate and the applicant will prepare the exhibits. 20. Upoi completion of the construction, a final inspection shall be required to be set with the Planning Director; and the City Engineer two weeks prior to final building inspection approval. CONDITION NUMBERS 5,9, 0, 11,12,13,15,17 AND 19 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY ENGINEER EEBY THE PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS,FOR PLAN CH BUILDING DEPARTMENT. The Site Development ent permit is valid for one year from the approval date (until May 11, 1995). An required b gilding permits must be obtained within that year and work on items nolt requiring a building permit shall be!.commenced within one year and completed within two years. ' Properties.residinig within the k,os Altos School District boundaries must pay School District fees before receiving their building permit from Los Altos Hills. The applicant must to e a copy of ' Vorksheet #2 to both thei elementary and high school district offices,p the appropriate fees and provide the Town-with a copy of their receipts. 1 — Please contact us if you have any questions. Sincerely, Linda S. Niles Planning Director Enc.: Copy of approved plans 1 cc: William Maston & Associates, 384 Castro Street, Mt. View, CA 94041 Planning Commission Chair, Environmental Design and Protection Committee Chair, Pathways Committee Building Official ArEe--01 M€ti I 9 ` Planning Commission Minutes Approved 6/22/94 May 11, 1994 Page 4 biscussion ensued regarding condition 12 and the request for pathway i lieu fee . MOTION SECON' i AND PASSED: Motion by Co ssioner Cheng and seconded by Commis ', er Ellinger to appro ; e Site Development Permit as submitted. AYES: Chairman Comiso 'ommi1ssio - Cheng,Ellinger,Schreiner, McMahon& , tz NOES: None ABSENT: e 'ssioner Takamoto '. ' em will appear on the City Council consent calendar May 18, 1994. 5.4 LANDS OF GILMARTIN(54-94-ZP-SD-GD),25980 Quail Lane: A request for a Site Development Permit fo r a Major Addition and Remodel. Staff had nothing further to add to the s aff report. Commissioner Schreiner discussed underground wiring being conditioned;the property not connected to sewer;the grandfathered area;the existing driveway and parking area being reduced; and putting in grasscrete. It was noted that Quail Lane is a private street. Commissioner Stutz commented that some of the pages of the plan were upside down. In the future staff should not accept plans which are not easy to read. OPENED PUBLIC HEARING Bill Maston,384 Castro Street,Mountain View,architect, discussed the impervious surface area;the original subdivision; completing the Certificate of Compliance;underground wiring;and their driveway, granting an easement to their neighbor. They have read and agreed with all conditions of approval. MOTION SECONDED AND PASSED: Motion by Commissioner Ellinger and seconded by Commissioner McMahon to approve the Site Development Permit with amended conditions as follows: 1. Add condition 19, "Overhead wires shall be..undergrounded to the satisfaction of the City Engineer.'1 2. Add condition 20, "A Certificate of Compliance shall be required prior to submittal of plans to the building department." Planning Commission Minutes Approved 6/22/94 May 11, 1994 Page 5 AYES:' Chairman Comiso,Commissioners Cheng,Ellinger,Schreiner, McMahon&Stutz NOES: None ABSENT: Commissioner Takamoto This item will appear on tr City Council consent calendar May 18, 1994. 5.• LANDS OF MOORING(41-94-ZP-SD-GD), 13791 La Paloma Road; ' . . request for a Site Development Permit for a New Residence and Po Staff ha• nothing further tr add to the staff report. OPENED P •LIC HEARING Glenn Cahoon, 1 •:5 The Alameda,San Jose,project architect, :iscussed the project noting they :greed with the conditions of approval. . ; I Dave MoorirLg, 13791 L. P Loma,applicant, questions•• ondition 18. Mr. Peterson commented on t'le condition to Mr. Moorin: s satisfaction. Mr. Peterson noted a correction ' wording for darifica- on in the first sentence of condition 18 which should rea', "The applicant s•altdedicate a thirty foot 1/2 street right-of-way on La Palom. Road." CLOSED PUBLIC HEARING MOTION SECONDED AND PASSED. \..•tion by Commissioner Ellinger and seconded by Chairman Comiso to a. •rove . e Site Development Permit with amended wording to condition 18 'rst sente e, "The applicant shall dedicate a thirty foot half street right-of--w. on La Paloma oad." AYES: Chairman Co r iso,Commissioners Ch.. g,Ellinger,Schreiner, McMahon : tutz NOES: None ABSENT: Commi iongr Takamoto This item will ap•-ar on the City Council consent calendar Ma 18, 1994. 5.6 LAND: OF VUC BCH(179-93-TM-ND-GD),13826 Page Mi Road (loc. 41 on Moon L ne); Negative Declaration and proposed s, •division . of : 4.97 acre parcel nto 3 lots (Assessors Parcel No. 182-08-021) ont'inued from Ma ch 23, 1994). MP ON PA SED BY CO SENSUS: To move the Lands of Vucinich to the ' t • blic hearing item. 1 1 , I+�Ch ink i t1 • TOWN OF LOS ALTOS HILLS Policy Re: Development Area and Tennis/Sports Courts, Driveways, and Pervious Surfaces Code Sections and Design Guidelines: Section 10-1.502(b) of the Zoning Code defines "development area" to include floor area as well as other coverage,including parking areas,patios, decks, walkways,swimming pools,and tennis courts,and othersurfaces comprised of artificially emplaced building materials (paving,roofing,masonry,stone or wood.) Page 4 of the Design Guidelines explains the,relationship of development area to slope and defines development area as total floor area plus the amount of other land covered by development. - Intent: The purposes of limiting development area on a site are twofold: 1) to protect the natural features and rural character of the Town; and 2) to minimize runoff and erosion concerns related to construction on slopes. The City Council finds that tennis/sports courts, driveways and parking areas appear as development regardless of the surface used, and generally require considerable land alteration to be accommodated on a site. Policy: 1. No development credit will be granted for the use of semi-permeable material(s) on any of the following: a. Tennis or sports courts b. Driveways c. Required parking areas d. Turnarounds e. -- Above-ground decks 2. In other development areas, credit for the use of semi-permeable material(s) (grasscrete, etc.) of up to 100% may be granted depending on the permeability and appearance of the surface. Approved by City Council: June 21,1995 vOSALl u► HILLS Plef411114 is ,III .11 CALIFORNIA May 30,1995 Bill & Dee Gilmartin 25980 Quail Lane Los Altos Hill , California 94022 re: driveway paving at 25 80 Quail Lane ! Dear Mr. &Mirs. Gilmartin: On May 31;1995,the Town of Los Altos Hills received a cash deposit in the amount of$7,500.00 in-lieu of paving the driveway at the above referenced address at this time. The purpose is to allow the prop�rty owners to final the building permit for a major addition/remodel (Building Permit#6905) rior to completion of the driveway. This cashdeposit will be held until July 31, 1995, or until the improvements are installed and approved by the .Town Engineering Department, whichever occur'Is first. The approved material ("Turfstone" or "Grasscrete") shall be installed in the driveway and parking area as shown on the approved plans, unless the Planning Commission or City Council authorizes use Iof an alternate material. If the improvements have not been installed and approved by July31, 1995, the cash deposit will be forfeited to theown and used to fund the improvement costsland also any administrative costs. If the Planning Commission anti/or City Council decision on the driveway paving material has not been made y June 30, 1995,, the City Manager may set a new date for compliance,such that the property o ers will have atleast 30 days to complete the driveway improvements. Please contactown for an ins ection of the driveway after it has been completed. By posting this deposit, Mr. & rs. Gilmartin also agree to allow any necessary right of entry to the Town to •ermit the comp etion of the aforementioned improvements. I 1A/110. 6-„..a„...1,-___ L At. —te, ,. A, Jeff P- - ` William Gilmartin City E•1' •er . 10,11 Gilmartin 26379 Fremont Road ' Los Altos Hills California 94022 415 / 941 - 7222 Fax 415/941-3160