The URL can be used to link to this page

Home My WebLink About4.4 4 • TOWN OF LOS ALTOS HILLS July 26, 1995 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND POOL; LANDS OF SHUM&TENG;24028 OAK KNOLL CIRCLE. FROM: Suzanne Davis,Planner SD j APPROVED BY: Curtis S. Williams,Planning Direclpl 3 RECOMMENDATION That the Planning Commission: Approve the requested Site Development Permit as submitted,subject to the attached conditions of approval. !: BACKGROUND The subject property is lot 17 of the McCulloch Subdivision (Stonebrook),which was approved in 1988. The rear of the lot abuts properties which are accessed from Dawson Drive. .Although.it is presently vacant,the property to the;north has approved plans for a new residence.and:pool.- The property to the south is developed with a home which existed prior to the approval of the subdivision. While some of the lots within the subdivision have specific development restrictions, there are no conditions of approval affecting this lot in that regard: There is however, a condition which requires that the interior noise levelof the new residence not exceed 45 dB (see condition 32-Attachment 3). A condition of approval has been included requiringthat a noise consultant verify this prior to final inspection. Subsequent to the subdivision,.a lot line adjustment was d,one between this lot and theadjacentlot 16.(Parcel Map.648-M-32). The development and floor area numbers shown in thesite data-tableare the new numbers that resulted,when the lot line adjustment was recorded. There is a private agreement with the owner of the property to the south regarding placement of the house on lot 17. The project architect has honored.the agreement, and has sited the house 95.feet from the front property line at the closest.point. The increased setback is to ensure that the structure will not obstruct the view of the neighbor. • • i Planning Commission July 26, 1995 Lands of Shum &Teng Page 2 DISCUSSION Site Data: Net Lot Area: 1 .11 acres Average Slope: 14.3% Lot Unit Factor: 85 _ Floor rea and Dev•lopment Area: Area Max. Prop. Exist. . Incrs. Left Devel. 16,650 11,688 -0- 11,688 _ . +4962 Floor 6,660 6,564 -0- 6,564 +96 Site and Architecture The applicants are requesti g approval of.a site development permit for anew residence wits a three car rage and an indoor swimming pool. The house is primarily a one story struct a with a height of 22 feet. The garage has been placed under one end of th house and there is also a small amount of living space on this tower level. a north end of the house is two-stories with a height of 27 feet. The height as m asured from lowest to highest point is 30 feet. Exterior materials will cons st of stucco siding and trin;and concrete tile roofing. The indoor pool is enclose with a glass sun room and there are three small skylights. The varying roo lines and detailing provide interest and break up the massing of th house. Oth r.than'a small patio,and the walkway from the driveway to the front entry no other site improvements are proposed. The floor area figure in he site data t ble includes the indoor poolarea and the garage. _ Driveway and Turnaround The driveway is shown on iihe site plan to be 20 feet'v ide..In response;.to a staff concern about the width of Ithe drive and'the amount of paving within the side setback,the aifchitect has indicated that.the width will.be reduced to fifteen feet from the street up to the parking bay. This will elimi ate 350-400 square feet of . pavement. The constructio plans will show the driveway with the reduced width. The turnaround are cannot be reduced in order to remain functional. The driveway and turnaro d will be a minimum of ten feet from the property line as requir d by the Cod . There is a three car garage under the north end of the house. The garage is oriented away from the street as recommended by the Design Guidelines. The thr e garage spaces and the two spaces in the parking bay provide a total of five o -site parking spaces. Planning Commission July 26, 1995 Lands of Shum &Teng Page 3 engineering&Geotechnical Review The Engineering Department has reviewed the plans and has recommended conditions of approval as specified in.Attachment,l. :Grading includes 930 cubic yards of cut and 520 cubic yards of fill. The excessdirt will beremoved from the site. The neighbor to the east has ex reised concern about drainage. Presently the natural drainage is towards this neighbor's property. The low point of the applicants' site is the southeast corner. The proposed drainage plan indicates that two swales will be created to carry water away from the house. There is a large area remaining between the house and the rear property;line where some water will be absorbed. However,should future improvements be done in this area,the runoff could increase. The Engineering Department will review and approve the final drainage plan to make sure that the drainage system is designed so that the flow towards the Dawson drive properties will not be increased as a result of the project. Revised plans will be required to be approved prior to acceptance of plans for building plan check. The Town Geologist has conducted a review of the plans and geotechnical reports and has visited the site. The recommendation for approval of the project is subject to conditions (see Attachment,2). Some supplemental work will be required,and will be reviewed and approved by the Town Geologist,prior to acceptance of plans for building plan check. Other Comments The Fire Department reviewed the plans and has no recommended conditions. The Pathways Committee recommends that the existing Type IIB path be rehabilitated as necessary. In addition,the driveway shall be roughened where it crosses the path. This is shown on the civil engineering plan. The Environmental Design Committee (EDC)had no comments on the project. There are no trees or unusual natural features on the site. The EDC will review the landscape plan when it is submitted. The landscape review will be important for this property since there is no existing vegetation to provide screening. The proposed project will leave close to 5,000 square feet of development area for future improvements,and is below the'allowable MFA. Staff is available to answer any questions that the Commission or the public may have. Planning Commission , July 26, 1995 Lands of Shum &Teng Page 4 ATTACHMENTS 1. Recommended conditio of approval 2. Letter from William Co'ton&Associates dated July 5, 1995 (three pages) 3. Pathway Committee re ommendation dated June 27, 1995 (one page) 4. Worksheet#2 5. Development plans: en:'neering& plans,floor plans,roof plan and elevations (five sheets) cc: Roger hum&Lind. Teng , 945 Re ent Drive Los Altos,CA 94024 Ron Harris R H Associates • . 10091 Streeter Road,b uite 13 Auburl ,CA 95602 Susan Roberts . - Giuliani &Kull 20431 Stevens Creek :oulevard,Suite 230 Cupertino,CA 95014 - Planning Commission July 26, 1995 Lands of Shum &Teng Page 5 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR NEW RESIDENCE LANDS OF SHUM&TENG-;24028 OAK KNOLL CIRCLE A. PLANNING DEPARTMENT: 1. The driveway width shall be.reduce to 115..feetfrom the street to the parking bay. Revised plans shall be submitted to the Town for approval, prior-to acceptance of plans for building plan check. Any other changes or modifications to the approved plans shall be approved by the Planning; Director or the. Planning Commission, depending upon the scope of the changes. 2. Subsequent.to framing,,a landscape planting plan shall be reviewed by the Site Development Committee. Particular attention shall be given to plantings which will be adequate to break up the view of the new residence from surrounding properties. All landscaping required for screening purposes or for erosion control must be installed prior to final inspection. Outdoor lighting shall be reviewed and approved with the landscape plan. 3. A landscape maintenance deposit,equal to the cost of materials and installation for all landscaping required for screening purposes or for erosion control, shall be posted prior to final inspection. An inspection of the landscape to ensure adequate establishment and maintenance shall be made one year after the installation. Fifty percent (50%).of the bond'shall be returned following the date of the inspection, if maintenance is adequate. The remainder will be released two years after installation if the plantings remain viable. 4. Skylights shall be designed and constructed to.reduce emitted light. No lightingmay be placed within the skylight wells. 5. Paint colors shall be chosen by the applicant and approved by staff in conformance with the Town's adopted color board, and shall exhibit a light reflectivity value of 50 or less. Roofs shall have a light reflectivity value of; 40 or less. White trim area shall be minimized, particularly on large surfaces:such as doors, columns, railings and trellises. A color sample shall, be submitted to the Planning Department for approval prior to painting the exterior of the residence. The residence shall be painted in conformance with the approved color(s) prior to final inspection. Planning Commission July 26, 1995 Lands of Shu_-n&Teng Page 6 6. ire retardan roofing is required for the residence. 7. At the time o foundation inspection ford the house,the location,and elevation of new residence shall be certified in writing by a registered civ 1 engineer or licensed land surveyor as being in/at the approved location,and elevation shown on the approved site development elan. At the time of framing,the height of the structure sha be similarly certified as being at the height shown on the approved,ite development plan. The hardscape and driveway ocations sha also be certified at time of installation. 8. Any outdoor ighting requires approval by the Planning Department p for to installation. Lighting specifications shall be submitted for Planning Department approval prior to acceptance of lans for buildi g plan check,if such plans will indicate electrical installation to support new lighting. Lighting shall be down shielded,low attage,shall not encroach or reflect on adjacent roperties,an. the source of the lighting shall not be visible from off the site. N. lighting may be placed within setbacks except for two driveway or entry lights. 9. The constructi.n of the house shall be such that the interior noise levels do not :xceed 45 dB ldn. Noise measurements performed by noise consul ant (chosen by the applicant and approved by the Town)verify' g that this has been accomplished shall be submitted too the Town f r approval,prior to final inspection. B. ENG EKING DE ARTMENT: 10. srecommen ed by William Cotton & Associates in their report dated July 5, 1 95, the applicant shall comply with the following: The pr ject geotechnical consul ant shall complete a site- specific geotechnical investigation and shall provide a letter summa izing the results which shall be approved by the Town t eologist, prior to acceptance of plans for building plan check. D. The pr.ject geotechnical consltant shall review and approv• all geotechnical aspects ofthe project and summa ize the results of their.Om review in.a letter to be submitt-d to the Town, prior to acceptance of plans for building plan the k. Planning Commission July 26, 1995 Lands of Shum&Teng Page 7 c. The project geotechnicat consultant shall describe the results of inspections,and as-built conditions of the project in a letter to be submitted to the Town Engineering Department prior tofinal inspection. I For further details on the above requirements, please reference the letter from William Cottoni&Associates dated.July 5, 1995. 11. 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 issueslregardingdust,noise, and vehicular and pedestrian.traffic safety on Oak Knoll Circle, Stonebrook Drive and surrounding roadways;;. storage, of construction materials; placement of sanitary facilities; parking for construction vehicles; and parking for construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the Los,Altos Garbage Company for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 12. The site drainage associated with the proposed development must be designed as surface flow wherever possible to avoid concentration of runoff. The proposed-drainage shall be designed to maintain the existing i flow patterns. The final grading and drainage plan shall be approved by the Town,prior to acceptance of plans for building plan check. Final drainage and grading shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. 13. Any, and all, changes to the approved grading and drainage plan shall first be approved byithe Town Engineering:Department. No grading shall take place during the grading, moratorium (November 1 to April 1) except with prior approval from the City Engineer. No gradingshall take place within ten feetof any property except to remove'existing development. Planning Commission L July 26, 1995 Lands of Shum &Teng Page 8 14. ' An erosion a( d sediment control plan shall be submitted for review arid approva by the Engineering Department prior to acceptance of plans for buil,r'ng plan check. The contractor and the property owner shall compl with all appropriate requirements of the Town's NPDES per it relative to grading and erosion/sediment control. The first 110 feet of the drivewa1 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 prot-cted for erosion control during the rainy season and Hall be repla ted prior to final inspection. 15. The property owner shall" inform the Town of any damage and shall repaira i y damage caused by the construction of the project to athways,pr vate driveways,public and private roadways prior to final anY ins ecti•n and release of occu c permits and shall provide P P � he Town w th photographs of the existing conditions of the roadways ano pathways prior to acceptance of plans for building plan heck: 16. 1The new resi•ence shall be required to connect to sanitary sewer service prior o final inspection. The required fees shall be paid to the City of Lo Altos and a copy of the receipt shall be submitted to the Town prio to acceptance of plans for building plan check. 17. Upon compl:tion of the construction, a final inspection shall be required to b: set with the Planning and Engineering Departments two weeks pr or to final building inspection approval. CONDITION NUMBER. 1, 8, 10, 11, 12, 14, 15 AND _16 SHALL BE COMPLETED AND SIG ED OFF BY THE PLANNING DIRECTOR AND THE CITY ENGINEERRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR FLAN CHEC BY THE BUILDING DEPARTMENT. Properties residing within the Los Altos School District boundaries must pay School District fees befo ie receiving their building permit from Los Altos Hills. The applicant must take a copy of Worksheet#2 to both the elementary and high school district of ices, pay the appropriate fees and provide the Town with a copy of their receipt.. NOTE: The Site Develop ent permit is valid for one year from the approval date (until Jul$ 26, 1996). • 1 required building permits must be obtained within that year and work on item' not requiring a building permit shall be commenced within one year and compl=ted within two years. William COu,con 330 Village Lane .14-T 11 Los Gatos, California 95030 ; and Associates (408) 354-5542 July 5, 1995 L3125 RECEIVED JUL -.5 1995 TO: Suzanne Davis TOWN OF LOS ALTOS HILLS Planner TOWN OF LOS ALTOS HILLS 26379 Fremont Road j Los Altos Hills, California 94022 SUBJECT: Preliminary Geologic and Geotechnical Review RE: Shum/Teng Residence 24028 Oak Knoll Circle (Lot 17) File #98-95-2P-SD-GD ' ' At your request, we have completed a preliminary geologic and geotechnical review of permit applications for proposed construction using: • Site Development Plan (1 sheet, 20-scale) prepared by Giuliani & Kull, dated February 10, 1995; • Architectural Plans (4 sheets, various scales) prepared by RH Associates; revised May 22, 1995; • Supplemental Geotechnical Evaluation - Lands of McCulloch (letter) prepared by Terratech, dated February 14, 1989; and • Supplemental Geotechnical Evaluation - Stonebrook (report) prepared by Terratech, dated March 28, 1992. In addition,we have reviewed pertinent technical documents from our office files regarding the Stonebrook/McCulloch Subdivision(L1587). DISCUSSION The applicant' proposes to construct a residence in the central portion of the property. A driveway is also proposed, providing access to the residence from the northwestern portion of the lot. Proposed site grading includes an estimated 930 cubic yards of cut and 520 cubic yards of fill. SITE CONDITIONS . The vicinity of the proposed house site is generally characterized by gentle (3°-4° inclination), northeast-facing slopes. In addition, gentle to moderate slopes (6° to 10° ENGINEERING GEOLOGY • ENVIRONMENTAL-EARTH SCIENCES • FOUNDATION ENGINEERING Suzanne Davis July 5, 1995 .. Page 2 L3125 inclination) are located in t e eastern and western portions of the lot. Drainage is generally characterized by sh:et flow to the northeast. Limited local subsurf.ce data indicates that the property is underlain, at depth, by bedrock materials of the lonterey Formation. The bedrock is overlain by potentially expansive silty clay (colluvi m) of unknown depth. An unnamed, potentially active thrust fault has been identifies approximately 400 feet north of the proposed house site by previous subdivision-level •eologic investigation (Hay,1988). CONCLUSIONS AND RECO MMENDED ACTION Proposed site developent is constrained by an unknown depth of potentially expansive soil, the relatively lose proximity of a mapped thrust fault, and the potential iri for strong to liolent seismic ground shaking. Our file review has not revealed any indication that subsurface inv stigation has been performed on this lot. The engineering properties of local soil and be rock materials should be investigated to form a basis for site-specific geotechnical desi criteria,prior to issuance of building or grading permits. Based on our review f all available data, the proposed site development plan appears to be feasible, as proposed, from a geotechnical standpoint. It appears unlikely that any significant visual aspect of the proposed development plan would be changed as a result of geotechnical considerations related to site soils or seismic conditions. Consequently, we recommen. approval of the proposed development plan with the following conditions, to be sa isfactorily addressed prior to issuance of permits for site building or grading: 1. Su . demental Geotechnical Investi•ation - The project geotechnical cons ltant should complete a site-specific geotechnical investigation as a basis for developing detailed geotechnical design recommendatio s for the proposed development. Subsurface investigation sh uld be performed to determine the thickness, distribution,and ngineering properties of site earth materials. The consultant sho Id prepare new or updated geotechnical recommendatio s (as needed) for the design of residential foundations, driv way pavement, slabs on grade and site grading. Anticipated pier epths and minimum steel reinforcement of piers (required from geotechnical perspective)!should be clarified. Estimates of pea and repeatable seismic ground accelerations should be provi ed for consideration by the project structural engineer. 1 The results of thi investigation should be submitted to the Town for review and a proval by the Town Geotechnical Consultant prior to issuance f permits for site building orl grading. 2. Structural Consi erations - It is likely that estimates of seismic accelerations (as equested in condition 1) will exceed standard Uniform Buildin Code (UBC) criteria. The 1 applicant should be aware that the BC provides minimum standards intended to prevent loss of lie, not to limit damage, maintain functions or provide for easy repair. The project structural engineer shall submit a letter to the Town to verify that site;specific acceleration William Cotton and Associates . RN• 114:'�' 14J:H • Suzanne Davis July 5, 1995 Page 3 L3125 estimates prepared by the project geotechnical consultant have been considered (as deemed appropriate) in the project structural design prior to issuance of building permits. 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 and driveway) to ensure that his recommendations have been properly incorporated. The results of the plan review shall be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to issuance of permits for site building or grading. Respectfully submitted, WILLIAM COTTON AND ASSOCIATES, INC. TOWN 'GEOTECHNICAL CONSULTANT Ted Sayre Senior Engineering Geologist CEG 1795 Patrick O. Shires Principal Geotechnical Engineer GE 770 POS:TS:rb • William Cotton and Associates • To of Los Altos Hills 6/27/95 To: Planning Commissio & Staff • From: Les Earnest, Pathwa s Committee Chair Subject: Pathwar requests 12012 Emerald Hill Lane; : nds of Goldberg: Change 4/26/95 recommendation to read as follows. Construct II-B path above and parallel to Ston brook, con ecting to the existing path on 12051 Stonebrook. 11881 Francemont Drive ( rcel 3); Lands of Ward: Amend earlier request to read s follows. Construct 'II-B path along Francemont. Provide a 10 foot pathway e sement along the South boundary of the property from F liancemont t -the point where the boundary turns South, then a 30 foot easement alo g that boundary and along the rest of the southern boundary of the p operty. Also provide a 20 foot pathway easement along the entire est boundary of the property: kc 124028 Oak Knoll Circle; La ds of Shum & Teng: Restore II-B path along Oak Knoll Circle as needed. 25410 La Rena Lane; Lands f California Water Services: 10 foot pathway easement along the West bo ndary. Note: where construction o upgrading of paths to the II-B standard is is recommended, this is to inc ude irrigation at least 5 feet away from path and a non-slip surface on a y crossing driveways. Where there is "no request" we recommend tha t in lieu fees be collected where possible. • .• ° TOWN OF LOS'ALTOS HILL:. • 26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX (415)941-3160 PLANNING DEPARTMENT WORKSHEET #2 i. , i EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA j • TURN IN WITH YOUR APPLICATION • •; ' 1, PROPERTY OWNER'S NAME 61,-1-0 1 I PROPERTY ADDRESS ?j de.-er..o 0 w 1.--0 T / 7 , CALCULATED BY 6710 Ll /4/U1 N- '&1) Li--, DATE S/4.1 1 4),5, 1. DEVELOPMENT Aim (SQUARE FOOTAGE) Existing Proposed Total (Additions or Deletions) , A. House,and Garage (from Part B) , (0 5—CO` 1 (251, 'y" B. Decking C. Driveway and Parking4 (Measured 100' along centerline) 240t 4) 3 "�'�' D. Patios and Walkways -1"51,Pt 1 n 1/1'0 • E. Tennis Court . F. Pool and Decking G. Accessory Buildings (from Part B) H. Any other coverage TOTALS - ' i 2 CveS I I (Aq , Maximum Development Area Allowed - MDA (from Worksheet#1) ` 160(a 50 2. FLOOR. AREA (SQUARE FOOTAGE) • • Existing Proposed Total (Additions or Deletions) A. House and Garage a. 1st Floor 54-15 54 75 b. d Floor lower L W/2,( , l 57 ' I cell- C. t arate 90? , 90Z B. Accessory Buildings a. 1st Floor b. 2nd Floor • c. Attic and Basement • TOTALS O ' 65e--4 &5& Maximum Floor Area Allowed - MFA (from'Worksheet #1) I ‘06090 TOWN USE ONLY CHECKED BY A ' "Davis DATE 11201 ' , Hevisad 12/09/9I LD1: MAC HD/ORICINALS/I'I,ANNINC/Workshwt/2 4