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4 j TOWN OF LOS ALTOS HILLS August 9, 1995 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW POOL;LANDS OF LOHR, 24025 OAK KNOLL CIRCLE. FROM: Susan Manca,Planner. - . APPROVED BY: Curtis Williams,Planning Direct RECOMMENDATION That the Planning Commission: Approve the requested Site Development Permit for the swimming pool,subject to the attached conditions of approval. BACKGROUND: The Planning Commission reviewed the application for a new residence and pool for lot 24 on June.5, 1995. The proposed residence was approved with conditions of approval and the pool was continued for further review. The Planning Commission approved the proposed residence,but allowed the applicant to redesign the driveway configuration to reflect a circular driveway. The Planning Commission continued these items to provide the applicant an opportunity to redesign the plans to address the following Planning Commission concerns: 1. Decrease the amount of grading.: The amount of grading proposed has been decreased;from a total of 1,880 cubic yards with 1,620 cubic yards of export,to 1,405 cubic yards with 845 cubic yards of export. The total cut proposed is 1,125 cubic yards, reduced from 1,750 cubic yards and the total fill proposed is 280 cubic.yards,:increased from 130 cubic yards. 2. Raise the elevation of the pool 2 to 3 feet. The pool elevation has been raised 2 feet from the previous pool design. In addition, the finished.floor elevation ofthehouse_has been raised by 6 inches. The pool elevation and the finished floor elevation are both at 483.5.feet. The building elevation, however,was not raised and the maximum height of the structure did not increase due to a lesser roof slope.. Planning Commission August 9, 1J95 Lands of Lohr Page 2 3. Sho proximity of etaining walls to the oak trees located in the side and rear f'the'house. The location of th: rear retaining wall has been staked in the field. In addition, the lefts de of the rear retaining wall was moved to the west to assure that the r•taining wall does not encroach into the:dripline of the oak tree locates on the side of the property.-Allretainingwall construction woul• be outside of the driplines of the oak trees. 4. Decrease the height of the retaining walls located in the rear of the pool. The height of the f'rst retaining walls in the original proposal was 3 feet and the secon wall had a maximum height of 7.5 feet. The revised proposal has reduc d the height of the rear retaining wall to 5.5 feet in height and the firs wall height remains at 3 feet. This was accomplishedthro 'gh raising the pool'by 2 feet. The'side.wall height has been raised to .5 feet due to the relocation of the rear wall away from the oak tree a mentioned in item#3. 5. ' Consider a change the driveway configuration to reflect a circular driveway. The driveway conf guration has been redesigned to follow the Commission's rece t recommendations for circular driveways including: both ent, ances are located out of the side setbacks;the dista ce between ti e two curbcuts is 77 feet;no segment of the .. driveay parallel t i the street would be located in the front setback;no retaining walls are equired for the construction of thecircular driveway; and no t lees are to be removed to construct the circular driveWI ay. The add,tional development area is still within the allowable for the site (see Att,chment 2). DISCUSSIO The applicant has generall compliedwiththe recommendations made.at the Planning Cormission meeting of June 5, 1995. The pool height has been raised by 2 feet, to reduce gradin and to lower the retaining walls on the rear portion of the lot. Thee applicant al o proposes to raise the height of the finished floor of the residence to minimize .ny possibility of the pool flooding the residence,in the case of an earthquake. The applicant proposes to tilize keystone retaining walls on the property to soften the look of the retai 'ng walls. The combination of the two keystone retaining walls will have le.s visual impact than one concrete retaining wall. Planning Commission August 9, 1995 Lands of Lohr Page 3 The grading has been reduced by approximately 50% due to the changes in the elevations of the pool and retaining walls The retaining walls are located away from the driplines of the oak trees and have been staked on the site to allow the Commissioners the opportunity to see the proximity of the walls to the trees. Any work done in the vicinity of the tree will be done with the approval of a registered arborist, as required in condition#6. The circular driveway, as described above,meets the guidelines outlined by staff and recommended by the Planning Commission at-the July 12, 1995 Planning Commission meeting..:The applicant is complying with the circular (double access).driveway policy, although it has not yet been adopted by, the City Council. Staff is available,to answer any questions4rom the Commission or any member of the community. ATTACHMENTS: 1. Recommended conditions of approval 2. Worksheet#2,(revised); - 3. Previous Staff Report dated June 5, 1995; . 4. Minutes from the Planning Commission Meeting dated June 5, 1995; 5. Development plans. . • cc. J. Lohr Properties , 2021 The Alameda,Suite. 145 San Jose, CA 95126. Planning Commission August 9, 1995 Lands of Lour Page 4 ATTACHMENT 1 • ME DEP S L o fl • F• LANDS OF L•HR,24025 OAK KNOLL CIRCLE, LOT 24 A. PLANNING DEP . TMENT: 1. Any modific.tionsto the approved plans shall be reviewed and approved by he Town Planner or the Planning Commission,. depending o the scope of the changes. 2. Prior to final i spection a landscape planting plan shall be reviewed by the Site D tvelopment Committee. Particular attention shall be given to plan ngs which will be adequate to break up the view of the new pool, decking and retaining walls from surrounding Properties. A cash deposit and/or landscape maintenance greement m.y be required to assure that the approved landscaping i planted and maintained. Outdoor lighting shall.be reviewed and approved with the landscape plan. 3. Any addition.1 outdoor lighting not shown on the plans requires approval by t e Planning Department prior to installation. Lighting spec ications shall be submitted for Planning Department. approval prio to acceptance of plans for building plan check, if such plans will ind cate electrical installation to support new lighting. Lighting shall be down shielded,low wattage, and shall not encroach or reflect on adjacent properties. The source of the lighting shall of be visible from off the site. No lighting may be placed within setbacks except for two driveway or entry lights. 4. No hardscape shall be constructed within the dripline of the oak trees located .n the south and east sides of the property. 5. Prior to begi 'ng any grading operation, all significant trees are to be fenced at e drip line. The fencing shall be of a material and structure to cl any delineate the drip line. Town staff must inspect the fencing an. the trees to be fenced prior to commencement of grading. The .roperty owner shall call for said inspection at least three days in •dvance of the inspection. The fence must remain throughout th• course of construction. No storage of equipment, vehicles or de.ris shall be allowed within the drip lines of these trees. Planning Commission August 9, 1995 Lands of Lohr Page 5 6. Prior to acceptance of plans for building plancheck;the applicant must submit to the Planning Department, a letter from a certified arborist recommending measures to assure the protection of the oak trees at the rear of the:site. If recommended;the arborist shall inspect the • site duringconstruction toassure that the trees are adequately _ protected:. 7. Prior to final inspectionfor the pool,grading,and hardscape improvements,the location,and elevation of the pool,decking,and driveway shall be certified,in writing by a registered civil engineer or licensed land:surveyor as being in/at the location and elevation shown on the approved Site Development plan. B. ENGINEERING DEPARTMENT: 8. - The site drainage associated with the proposed development must be designed as surface.flow wherever possible to avoid concentration Of the runoff..The proposed drainage shall be designed to maintain the existing flow.patterns. Final drainage and grading shall be inspectedlby the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering - Department prior to final inspection.: 9. 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 for access to Oak Knoll Circle. 10. 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 ori Oak 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. Planning Commission . August 9, 1995 Lands of Lolir Page 6 11. All public ut ity services serving this property shall be undergroun ed. 12. The properowner shall inform the Town of any damage and shall repairs y'damage:caused by construction of the project to pathways,p 'vate driveways, and public and private roadways prior to final i spection and release of occupancy permits. Photographs of the existing situations shall be submitted to the Town prior to acceptance of plans for building plan check. 13. Upon completion of construction,a final inspection shall be set with the Pla 'ng Department and Engineering Department at least two weeks p 'or to final building inspection approval. CONDITION NUMBERS 3,6 ..10 :AND:12 SHALL BE COMPLETED AND SIGNED OFF BY THE PL NNING DIRECTOR AND THE CITY ENGINEER PRIOR TO ACCEPTANC OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BU7.,DING DEP1IRTMENT. NOTE: The Site Develop lent permit is valid for one year from the approval date (until August 9, 1996). All required building permits must be obtained within that year and work e n items not requiring a building permit shall be commenced within one ye.r and completed within two years. f, TOWN OF LOS ALTOS HILLS 2079 Fremont Road.• Los Altos Hills,Cali1omia 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 ,J, LA, i P , ../ • PROPERTY ADDRESS 1 WE ; :.. i. L' r a �^_ : L4 DATE . . • e,• CALCULATED BY .a / L ,;i i 1. QUILDEMNIABEIA (SQUARE FooTac>7 Existing Proposed Total g_. (Additions or Deletions) A. House and Garage (from Part B) $ B. Decking --..._.- - d Parking C. Driveway an.. , •i �= . . _ (Measured 100'along centerline) D. Iladialand Walkways`_.. 315 ,3-! E. Tennis Court _ 33J4 33 4....._,..±... F. Pool and Decking . • ` G. Accessory Buildings (from Part B) H. Any other coverage - TOTALS ic7•11 7— Maximum Development Area Allowed - MDA (from Worksheet:#1) 2. yLOORAR , (SQUARE FOOTAGE) Existing Proposed Total 1 (Additions or Deletions) A. House and Garage . I a. 1st Floor b. 2nd Floor - c. Attic and Basement • _ - ...----.-- B. "B. Accessory Buildings a. 1st Floor b. 2nd Floor c. Attic and Basement ------ X93 TOTALS Maximum Floor Area Allowed - MFA (from Worksheet #1) .578 DATE i TOWN USE ONLY CHECKED BY 1.01: MAC Hl)/ORICINA46/PLANNING/WorbiwN 1: y.3 TOWN OF LOS ALT S HILLS. . " June 5, 1995 FPlanning Staff Report�o the Commission RE: S11fE:DEVELOP ENT PERMIT FOR A NEW RESIDENCE AND POOL;LANDS F LOHR,24025 OAK KNOLL CIRCLE. _FROM: Su an Manca,Pl nner:J . RECOMMENDATION.Th:t the Planning Commission: Approve the requested Site Development Permit subject to the attached conditions'of approval. BACKGROU :... The subject property is lot 44 in the McCulloch subdivision,Tract 8331 (Stonebrook). The lot is loc:ted in the center circle of the subdivision. While some of the lots within the ubdivision have specific development restrictions, there are no restrictions or onditions of approval affecting this lot.. There is, however,a condition whic requires_that the interior noise level of the new residence not exceed 45 dB see condition 32-Attachment 3). Condition of approval#13 has been ind ded requiring that a noise consultant verify the 45 dB interior no se level prior to final inspection. There is a human habitatio setback on a small portion of the front.of.the lot.. The setback was placed on the lot due to the proximity of- he 280 freeway and the resulting traffic noise. No s uctures are allowed within this setback,and none are proposed ith this app cation. There are 4 significant oak trees on the property whi h will be ma'( tained. DISCUSSION Site Data: . Net Lo Area: • .1 acres Average Slope: 4.3%. . Lot Unit Factor: .0 Floor Area and Devel opment Area: Area Max. rop: Exist. Inas. Remaining Devel. 13,380 1.‘,086 0 13,086 +294 Floor 15,784 •,693 ' " -0 5,693 +91 Planning Commission June 5, 1995 Lands of Lohr Page 2 The applicant requests approval of a:Site Development Permit for a new residence and pool: The lot is vacant with 4 significant:oak trees on the site, located in the south and east portions of the lot. The 3 trees located in the rear.of the lot(south) have trunk diameters of 40 inches,26 inches,and 48 inches. The tree located to the side of the property (east). has a trunk diameter of 50 inches. The applicant has designed the locations of the,residence and,pool away from the significant'oaks. Condition of approval#1.2'has been added that no hardscape be allowed within the driplines of the:trees. Another condition,#15, has been added to require that any work done on the trees be approved by a certified arborist. Theproposed residence has 5,693 square feet of floor area,and approximately 440 square feet of basement area,which is not calculated as floor area. A condition has been added requiring a recorded deed,restriction on the property. stating that the floor area is close to the maximum floor area allowed on the lot. The proposed development area on the lot is 13,086 square feet,leaving 294 square feet for further development on the lot. The new residence is a two-story structure with the second floor covering approximately 47%of the first floor. Tlie house is 2 stories as seen from-the street with a one story elevation on the west side. The second story is stepped back_ from the first floor walls of the residenc . 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 architectural features:proposed,such as bay windows and the arched entrance,which help to reduce the massing of the house. Exterior materials for the house will consist of stucco siding and a brown and orange clay tile roof. The lots immediately adjacent to this lot are vacant. The garage will face the west property line,oriented'away:from the street. The driveway will provide access 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 setback. 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 generally flat in the 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 retaining walls of approximately 3 feet and 7 feet in height are proposed to obtain flat decking to surround the pool. Both proposed retaining walls extend into the side setback. Condition#23 has been added to require that all retaining walls located within the setbacks not exceed 6 feet in height. The higher retaining wall located in the rear of the property will be a keystone retaining wall,which has a softer appearance than most retaining walls. , ,,,,,,,. •,,,, ,, Planning Commission 4 June 5, 1995 Lands of Lohr Page 3 1 This type of retaining wall is more easily blended into the hillside with plantings. Grading for he developm-nt will include 1,750 cubi yards of cut and 130 cubic yards of fill. The amount 0 f cut is largely due to the proposed basement area and pool. - • . , The Town G ologist,Willi:rn Cotton and Associates has reviewed the plans and geotechnical report for the subdivision,as well as information provided for previously approved proj•cts in the subdivision,and has recommended approval of the projecil with conditi.ns. The Los Altos County Fire Protection District had no recommeTded conditio . The Pathways Committee ecommends 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 pe IIB standards. The Environmental Design Committee hs not respono ed with any conditions of approval for this project. Staff is available to answer any questions that the Commission or community may have. ATTACHMENTS: 1. Recomme ded conditions of approval; 2. WorksheElt#2; 3. McCulloch Subdivision Conditions of Approval; 4. Letter from William Co ton&Associates dated April 3, 1995; 5. Developnient plans. cc. , J. LohrProperties 2021 The Alameda, ',uite. 145 . San Joe,CA 95126 . . , - Planning Commission June 5, 1995 Lands of Lohr Page 4 ATTACHMENT 1 RECOMMENDED CONDMONS FOR SITE DEVELOPMENT PERMIT LANDS OF LOHR,24025 OAK KNOLL CIRCLE, LOT 24 A. PLANNING DEPARTMENT: 1. Any modifications to the approved plans shall be reviewed and approved by the Town Planner or the Planning Commission, depending on the scope of the changes. 2. All recommendations in William Cotton&Associates' report dated • April 3, 1995, are condition's of this permit. These include the following: Additional inforxnation be submitted to the Town Geologist • concerning specific site information such as information on the proposed keystone walls,the specific foundation information, and the1 design of the pool and other areas of the proposed construction of the lot; b. Final construction and structural plans.of the keystone retaining walls are required prior to issuance of building permits; ' I • c. The applicant's geotchnical consultant shall review the final • building plans and submit a letter to the Town Geologist for review prior to issuance of building permits; d. The geotechnical cons' ultant shall inspect,test(as needed) and approve all geotechnical aspects of the project construction. The consultant shall submit.a letter to the Town Geologist on the result of the inspections and the as built conditions prior to final buildingk inspection. A letter of compliance from the applicants' geotechnical consultant shall be submitted to the Town prior to acceptance of plans for building plan check. 3. A landscape planting plan hall be approved by the.Site Development Committee prior to final inspection. Drought tolerant and native plantings are recommended. The Site - Development Committee nay require,a cash deposit,a landscape maintenance agreement, or,other security to assure that the approved landscape is planted and maintained., Planning Commission June 5, 1995 Lands of Lohr Page 5 4. Any new o tdoor lighting shall be approved by the Planning Department prior to acceptance of plans for building plan check. Any additional 1.ndscape lighting shall beapproved with the landscape planting pla :by the Site Development Committee. 5. Skylights,if utilized,shall be construc ed to reduce emitted light, and lighting shall not be located in the skylight wells. 6. Fire retarda i t roofing is required for the residence. 7. Paint colors .hall be chosen by the applicant and approved by staff in conforma ce-with the Town's adopted color board. Color samples sha be submitted to the Planning Department for approval pr'or to painting,and prior tojfinal building inspection. 8. Two copies sof a grading and construction operation plan shall be submitted b the property owner for review and approval by the City Engine:r and Planning Director prior to acceptance of plans for building plan check. The grading/construction operation plan shall address tru traffic issues regarding dust,noise,and vehicular and pedestrian •iaffic.safety on Oak Knoll Circle,Stonebrook.Drive and surroundin:roadways;storage of construction materials; clean-up area (see En ineering Department for specifications)placement of sanitary fad ities;parking for construction vehicles;and parking for construction personnel. A debris box (trash dumpster),shall be placed on si e.for collection-of construction debris. Arrangements must be ma a with the Los Altos Garbage Company for the debris box,since th y have a franchise with the Town and no other hauler is allowed w'thin-the.Town.limits. 9. The proper. owner shall inform the Town of any damage and shall repair ny damage caused by the;construction of the project to pathways,p ivate driveways,public and private roadways prior to final inspect'on and release of occupancy permits and shall provide the Town wi h photographs of the existing conditions of the roadways a d pathways prior to acceptance of plans;for building plan check. 10. A deed:restr ction shall,be recorded which states that the 5,693 square feet o floor area.approved under this permit is close to the maximum le el:of floor area currently:allowed by the Town. The deed!restrict on will be prepared by the Planning Department, and the signed,n tarized document shall be returned to the Town prior to acceptancef plans for building plan check. Planning Commission 6 June 5, 1995 Lands of Lohr Page 6 11. Standard swimming pool conditions: a. Lights shall be designed so that the source is not visible from off-site. Outdoor lighting must be low wattage and shall not reflect or encroach on adjacent properties. All lighting is required to be outside the setbacks except for the two driveway lights. b. Drainage outfall structures shall be constructed and located to the satisfaction of the City Engineer. c. If applicable,fencing or other barrier shall be required for • safety in conformance with the State and local standards and the Uniform Building Code. d. Equipment shall be enclosed on all four sides and a roof for noise mitigation and screening. 12. No hardscape shall be constructed within the dripline of the oak • trees located on the south and east sides of the property. 13. The construction of the house shall be such that the interior noise • levels do not exceed 45 dB ldn. Noise measurements performed by a noise consultant(chosen by the applicant and approved by the Town)verifying that this hs been accomplished shall be submitted to the Town for approval prior to final inspection. • 14. Prior to beginning any grading operation or construction,all significant trees 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 commencement of grading. The fence must remain throughout • the course of construction.;No storage of equipment,vehicles or • debris shall be allowed within the driplines of these trees. 15.• Any work proposed to the significant oaks must be approved by a • certified arborist. • Planning Commission June 5, 1995 Lands of Lohr Page 7 B. ENGINEERING D ARTMENT: 16. The site dra' age associated with the proposed development must be designed s surface flow wherever possible to avoid concentratio' of the runoff.' The proposed drainage shall be designed to aintain the existing flow patterns. Final drainage and grading shal be inspected by the Engineering Department and any deficiencies .•rrected to the satisfaction of the Engineering Department ono,.to final approval. 17. Any,and all,changes to the approved grading and drainage plan shall first be .pproved by the Town Engineering Department. No grading shall take place during the grading moratorium between November 1 :nd April 1 except with prior approval from the City Engineer. N. grading shall take place vrithin 10 feet of any property line except to access Oak Knoll Circle. 18. An erosion a d sediment control plan shall be submitted for review and approval by the Engineering Depa xtment prior to acceptance of plans for build'ng plan check. The contractor and the property owner shall comply ith all appropriate requirementsof the Town's INPDES per t relative to grading and erosion/sediment control. The first 100 et ofthe driveway shall lie rocked during (construction nd all cut and fill slopes shall be protected from erosion. All' reas on the site that have the native soil disturbed hall be prote ted from erosion. All areas on the site that have the ative soil di turbedshall be protected for erosion control during the rainy seas n and shall be replanted prior to final approval. 19. All public tit' ity services shall be undergrounded. 20. The location, eight and elevation of the proposed new residence, driveway,de king,pool and walls shall be certified in writing by a registered civ l engineer or licensed land surveyor as being in the locations,hei,hts and elevations approved by the Town as shown on the Site De elopment Plans. 21. The new resi•ence shall be required to connect to sanitary sewer Service prior t• final approval. The required fees shall be submitted tot he Town p for to acceptance of plans for building plan check. 23. The retaining ails that are located in the side setback shall not exceed 6 feet ' height. . Planning Commission June 5, 1995 Lands of Lohr Page 8 . I 24. completion Upon of construction,a final inspection shall be set P with the Planning Department and Engineering Department at least two weeks prior to final building inspection approval. CONDITION NUMBERS 2,4,8,9,10,18,AND 21 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. Properties residing within the Los Altos School District boundaries must pay School District fees before receiving their building permit from Los Altos Hills. The applicant must take a copy of Worksheet#2 to both the elementary and high school district offices;pay the appropriate fees and provide the Town with a copy of their receipts. NOTE: The Site Development permit is valid for one year from the approval date (until June 5,1996). All required building permits must be obtained within that year and work on items not requiring a building permit shall be commenced within one year and completed within two years. • • 1 ., OWN OF LOS ALTOS HILLS ., • 26379 Fremo t Road • Los Altos Hills,California 94022 • i(415) 941-7222 • FAXMENE1 i0 PLANNING DEPARTMENT WORKSHEET #2 MAR 2 1 1995 EXISTING AND.PROP ED DEVELOPMENT AREA ANDTIILLS • RN.IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME ,.j. hr pr 0 pr•fi e,4, PROPERTY ADDRESS ,l�AlE a Dsk. Lo r 0�4111 CALCULATED BY 6/0.4 twat -, , L L • DATE J - g . 95 1. DEVELOPMENT AREA (SQU FOOTAGE) Existing - Proposed Total (Additions or Deletions) A. House and G rage (from Pa B) 57. 9 3 50.5 B. Decking -s C. Driveway and Parking (Measured 100 along centerline 90O D. Pati aftd Walkways C -7 .� ''k- E. Tennis Court F. Pool and Decking cZ c) 5.::,-•'" °& 1 . G. Accessory Buildings (from rart B) H. Any other coverage ToTALS /3i D 7Cv _3 ).....1.1.(6 ,k, Maximum Development Area ° owed - MDA (from.Worksheet#1) ;•3 G 2. FLOOR AREA (SQt1ARE FOOTAGE) Existing Proposed Total (Additions or Deletions) A. House and Garage - - a. 1st Floo3 S8-.--7 b. 2nd Floor I.R • • 1 'R 1 77 c. Attic andl Basement • 4.4.eic ) -440'7 B. Accessory Buildings a. 1st Floo b. 2nd Floor c. Attic anal Basement TOTALS 5- 6093 570 q3 • from Workshe t #1) I ..57 g7' 1 Maximum Floor Area - MFA (Allowed TOWN USE ONLY ;CHECKED BY amp// DATE . 0 t Ito/shed 12/09/Y1 LOP MAC HD/ORIGINALS/PLANNING/Worksheet a ' . PV.P1fIr 2E14!"I,v , .R14.. ••�,• 7.y.�Mitrii rte•. ► .r•.. • '; `r• SfD he lit-110C)• M RESOLUTION'NO. 107-88 A RESOLUTION APPROVING T 'ATIVE SUBDIVISION MAP O LANDS OF McCULLOCII RESOLVED, by the City Council of the;Town of Los Altos Hills, County of Santa Clara.State of California, that WHEREAS, the City Council having examined the proposed Tentative Map entitled "LANDS OF McCULLOCH" herein referred to as the 'Tentative Map"; and WHEREAS,"°the Tentative Map having been reviewed by any other public agencies entitled to do so, and the recommendations of any such public agencies having been considered by the City Council prior to its taking action on the Tentative map; and • WHEREAS, the City Council having conducted a hearing concerning the Tentative Map and having considered the evidence presented at the hearing; and WHEREAS. the City Council having determine that the Tentative Map is •• in conformity with the requirements of Chapter 4 entitled 'Subdivision" of Title 9 of the Los Altos Hills Municipal Code; and the Subdivision Map Act of the State of California.commencing at Section 66410 of the Government Code; and WHEREAS. the City Council having read and considered the proposed conditions of approval concerning the Tentative Map which have been recommended by the Planning Commission,; NOW, THEREFORE, IT IS HEREBY FOUND, ORDERED AND DETERMINED as follows: 7Yu�r 15331 ..t ...^.1. '. K i V' -v -•4 *1. `' ,:0,,'t•,, b. } • .t•,,••• 1 y'' f t •.a „t'. '4',.t•'4,4-4,-..2.',;,.:,‘...,,,.; A$e r t ra s1.K•#!' ...pt, h} 1 ,' # i i{' ' '.J'I»- . !.••' `. • ;,-.4'/I 1,-.`",'74•'4";1.1 '',-,,s H, -r !1:./.' .,,/ s,' ,' '''. ., f•" .':.4n :aJl + , 'h f'•'I IY ~�� 1 i 0 ,,• J. , ''1 1.0 /s'/ 41r,�* 4I'p Y i ''j '' ` 170. 1 1. 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 ars set forth in Exhibit "A" attached hereto, ntitled"Condi dons of Approval Tentative Map", and which conditions are Incorporated he ein by reference and Made a part of this Resolution as though set forth f lly herein. ,'' REGULARLY passed and a opted this 5th day of October,1988. _'" r.. BY AV/ isV a. MAYOR st ATTEST: . AP O CITY CLER:, 1{' • . • t.'lr - .. .ap '1 .t. 10688 -2- 1 � .N '• . . •.., .y,.. 'VII': r s. '. s ,11 I • s: ••••_,, ,!•,, ,'.' 7 ;A...' •.',• I .l�'1`;,Y ^i llit.ZAI, W1(�4'I jtjX.: •44.414t li...":.;,•.4 4 Pti, . •,.: . • , i • .i.T ..`; I-4" t \tv;:11; ....„k-,•,,i.,' ,,,' . '4''6' • /1_1% .'.0.0 1' '... • ' .f •+, '• v? 1,2 , . ' ''''., ' PLANNING OMMISSION AND STAFF RECOMMENDED:`' t CONDITIONS OF .APPROVAL OF �' S-1-Doe b�Ol _. TENTATIVE MAP #TM 4-88 - Lands of McCulloch • Stonebrook Drive and Prospect Avenue City "A" City Council Hearing of October 5, 1988 Page 1 - September 29, 1988 J - j TraCt- e)5F1 . •' LAND AND EASEMENT DEDICATIONS: 1 . The developer shall dedicate a 30' - storm drain easement • running through Lots, .1 through 12 inclusive. This ease- ment shall also be a minimum of 40' wide centered over. •. the existing drainage ewale which shows on lot #2. This easement shall be recorded on the -Final Map. 2. The developer shall dedicate an easement from the pro- posed road to the- storm drain easementldescribed in. Con- - dition #1 , above, for the purpose of public access for maintenance purposes of this easement. This easement • shall be recorded on the Final Map. . 3. The developer shall dedicate sanitary sewer easements, as shown on the tentative map. I • 4. The developer shall record a slope easement on those - properties for which trading is proposed to extend beyond the limits of the proposed right-of-way. This easement . shall allow the Town: r-fight. -of entry to.. maintain the graded slopes. • - 5. The developer shall dedicate a130 foot wide pathway ease- . ment along the I-280 right-of-way bordering the northern edge of the propertycoincident with the storm drain easement described in Condition #1 above. i . 6. The developer shall dedicate, a ipathway easement along the alignment of the storm drain. maintenance easement from the proposed road to the, storm drain along theedge of Lot 12. 1 7. The developer shall dedicate a pathway easement coinci- dent with the 'emergency accessleasement between Lots 15 and 16. This pathway easement dedication shall beeane effective at such time as the easementcconnects to a pathway easement in the Dawson subdivision. (MENDED BY COMM, 10/5/88) • • I . p,y ,� ,.'' , le f' ." •.,• ' •3' (`1, 'x'�t J ,.E �, •, �I ^..., `L�IfOY/ •{ . PLANNING OMMIS ;ON AND ST •FF RECOMMENDED '' , • '. ti" - CONDITIONS OF A PRJVAL OF • .. .. - • • TENTATIVE'-MAP .#TM 4-88 - ',rids of McCulloch r Stonebrook Drive and Prosp ct Avenue' . . City Council Hearing of Oc .ober 5, 1988 ' Page 2 - September 29, 198: I . • The Planning Co mission re ommends the following Condition of Approval 7.a. A 20-foot pathway easement shall be dedicated within the • Conservation Easemendt along the south/southeastern (AMEzEID BY I. boundary to lead from theTown-owned •lands to Stonebrook ODUZL 10/5/88) Drive . This pathway should bee native pathway and• con- nect to*the existing p: th on the Town •Lands. Stonebraok Drive and to • ` 7.b. The right of way shall be • igned with the center line of Prospect. (ADDED BY COUNCIL 10/5/88) • '.:•. PUBLIC UTILITIES: 8. Per Subdivision Ordina ce section' 9-1.1105,. ell utilities within the subdivision are to be underground.>*inc-lading cable tv MENDED . . BY-OOL C1L 10/5/88) t!.• 9. Existing residences on the site shall be connected• to the. sewer line once public sewers are available. ` , 10. The septic drainfield •f Parcel "A" shall be abandoned . • from lot #18i once pubic sewers are available. 11 . All new residences sha 1- be connected to public sewers. 12. . The developer shall re ord an easement for pacific Bell telephone lines and ma ntenance to the satisfaction .of Pacific Bell. The Fin-,1 Map shall reflect this easement. 13. All lots shell• be conn-oted to the Purissima Hills. Water District orCalifornia' Water service prior to recordation . ;: of the Final Map. }N, 14. All wells on the prope ty shall be: sealed. in accordance ,, with Santa Clara -Valle Water 'District standards, and to the satisfa tion of the ' Santa Clara Valley Water Dia. ., ' trict. 15. All wells on the prope ty shall -be shown' ons the :Final Map, with. a notation a• o. the- disposition of each well. . = .trn 16. Water syste engineeri g plans shall be reviewed by- the .. ' {, Fire Depart ent. r. , 17. All fire hydrants requ red by the Fire Department shall • be installed prior to ecordation of the Final, Map. • • 1 . i i •• i 1 {:..t .‘,. . • ..f • ,,,, . ..1 'V 4„. 4. : • 7,,,.47%44',;. ' ''...,.,ft ., i .. .i, ../. .' '.. .);.. .. .; 0 .. ' ..* . *‘'..•:: . /'. 1',1 '. .N• .11‘.' .. PLANNIN OMMISSION AND" STAFF 'RECOMMENDED;;, • __.., • ti . CONDITIONS OF APPROVAL OF TENTATIVE MAP /TM 4-88 - Lands of McCulloch . Stonebrook 'Drive and Prospect Avenue ..1 City Council Hearing of October 5, 1988 Page 3 - September 29, 1988 I • IMPROVEMENTS:, ' - 18. The developer shall install' e' storm .drain system of. a de- . sign acceptable to the Town within the-. easement described • in Condition #1, above, 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 . constructed. 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 .' include design features that will ensure that off-site run-off rates and 'velocities not.exceed pre-development . levels. • 21. The developer shall . construct the proposed roadway' to ' ' Town Standards for a public road,' prior to recordation .of . the Final Map, or post a bond to the satisfaction of the Director of Public-'Works to: ensure; t_hat the improvements will be constructed. - '• 22. The existing roadway and 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 the proposed right-of-Way of . the new road to' appear as, an extension •of 'the' existing• Prospect Avenue -right-of-way, centered over the Prospect • - Avenue right-of-way. ' • 24. The developer shall construct .an..Emergency. Vehicle `Access Road to connect •with the one existing at the end of Dew son Drive. This construction is; to be to the satisfac- tion of the Los Altos Fire District and -the Town and .to - be completed 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. • • ' th. + + , • i 1 , . V1' i r . i. • .',; '' !..•, "e , w.'ot,,' .„. .; ,.\; ....‘,11,i:hc , A . y.,. '.,] 1. '•11'.';11^1, 7 . �'f �; `I, ' ',W,r ti'r.. .',,,,,I,. v�i,.h i k I •,. • ®® 41Y PLANNINd' bMMISSION AND STAF RECOMMENDED;4r T,f•'. ? CONDITIONS OF APP OVAL OF .. TENTATIVE MAP NTM�4-88 - Lan•s of McCulloch .- • Stonebrook Drive and Prospect Avenue . City. Council Hearing 'of Octo'er 5, 1988 Page 4 - September 29, 1988 • . 25. The developerQ shall con=truct the sanitary sewer line ` • proposed , prior to reco. dation of the Final Map, or post a bond to the satisfact on of the Director of Public Works to ensure that the improvements will be con- . structed. *SFS BEr 1. . 26. A Temporary Erosion and Sediment Control Plan shall be. implemented or all .states of construction under the su- •;•:k •• • • pervision ofthe projec , engine•mr as described on pages ' • • 4-16 through '4-18 of th- Draft IR for this project. . '. A Permanent Erosion and Sediment Control Plan shall be “:-^ formulated to the satis action of the City Engineer, and shall be incorporated i the Improvement Plan for the . ..! , , project. ' 27. The pathway along the f eeway shall be a native path. ' ' ' ''' a,. 28. Pathways con tructed wi •hin road rights-of-way shall be ;•�, Type IIB. J ' 29. The existing pathway aI.ng Stonebrook Drive . shall be im- .. • proved and sfall- access the pathway within the Conserva- I. , tion, Easement leading t. Town lands. _,:; See attached page 4a: `'`v'' • The Planning Commissi reco-Imends that- Condition` •f Approval `5-•� # 30 read as follows:t 30. Exterior Noise Contro : The developer . -hall present 'a :,--.., plan for mitigating noi' - improvement- which will meet 5" the standards set forth i the EIR, ich will be ap- ' a, proved by the Planning omm cion d built. prior 'to ', • Final Map Recordation. -1y,. Following then construct on o h- noise barr ers, a noise ,. ..:,:••,:. , .. contour map shall be pr: par- • by a •ualified consultant . selected by the _owner 'a d -pproved b . ' the Town, showing .. . " ' that the actual noise 1- -els, as deter, ned by on-site 'r,; testing, are ies's tha ''0 'dB Ldn.' . Noise ev-els in the . I,,•', rear yards mst bp s ow to be 'less than dB Ldn prior to recordation of- e ' F nal Map. . "r" ' 25. Add the following: The siz • of the suer line to serve the areas that ''ri. ,1: could feasibly use the syst, shallnot exceed 8". The Town will enter into - ..', a rein tx.irsanent agreement i i line is 'oversized' to'service area outside of ID BY •• IL 10/5/88)• 4''" • subdivision. ( '.2`s•• '`l,. d . • • .l? / �•rxr�/!i, r • .•'b R.•`1'1 .~•JI....•,,4, •••j 1,/1 ,�44,•, r `,."!,„'l,Py ...'1 h,lw� Ni'1,. •.1'., 1 ' �' s,„;•I.r'•••• ' �( r;l,) , ••:t.4 • I ° .r' 1•h: ' '1 ••• ; •,". ; , / • ' • •� ' •'q��� t , ! ,1•)I 11•� �1,•"1 1 • • •`� •�I• ! •. "( ,,,,P,. `.1-■,f•.' .,1 •*., . , 'A.4 ,• 1'1• NI ti ' 'ti•I ( ,,,11I • 1% •/ r •• • .,� ', 1 S na.•• • rI"� • e.,•. 'rr *� . •••. •D �' I. RECOMMENDED ', •� I • ,•, •"'• •� ' i ^ � .; PLANNIN OMMISSION AND• •TAFF ,' MEN A ,. '-'t.. ::• CONDITIONS OF APPROVAL •F •'::f'~ '` Zends of .McCulloch ", TENTATIYE:MA NTM 4-88 ct Avenue "' v. '''1�1' Stonebrook Dive and Pr•s pe :.,: City' Council Hearing of October 5, 1988 ' Page 7 - September 29, 1988 : ,.',,' ' , ''it '' 1 i,'�r >•`.. GEOLOGY AND $OILS s ; ; " ' . . '.,. shall ;r�,,. • _ = The developer ~�. 33. . Detailed Ceotechni 'ai Investigation =.; � ' • retain the service `of a•geotechnical consultant to con- .. f{,,,.i ry duct a detailed ge technical :investigation of the subject ,• j.'• property. • This in estigatiof shall address, but not ,,.:i%:.:...a.` building site necessarily brecom endationslim ted to eforlsite preparation and '0 feasibility,- t` ` '' ' r.oadwa d sign criteria, site surface and sub- a•. - grading, Y reliminary design ;��:� -i, • surfaceldrainage i provements, and .p . recommendations fo . retaining wall .and "residential .foun- �: dations•• Subsurfa e. exploration an_' apNropriate • . n , : . laboratory testing shall be performEd .tb characterize the :,,.:i. • engineering preper ies of site eaarArth�materiof al ahe nd exist-n , ing artificial fil materials. '. of building site f asiblity, lot-specific concerns stated ; . ; Vii: in the Metter from W311iam Cotton and, Aissociates dated } August 1, -1988 an attached shall be addressed. : ' The res, lts' of the geotechnical investigation shall be • ., submitted to the T wn to be reviewed and approved-by the 1 ` Town Geologist. and City Engineer prior to approval Final Map. i 34. Geotechnical Plan eview - The developdr,'s. geotechnicah shall r- view and approve all geotechnical • -, consultlant -•. t ` aspects of the development plans ( i.e. , site preparation V• • and grading, site drainage improvements and design param- eters for foundat ons and roadways) to ensure thatThes y recommendations h: ve been properly incorporated. • • .� consultant shall : lso verify that all proposed building ./..' ,.;r,• •• envelopes contain a building site which is feasible from ,-, 'x' ..1 e a geotechnical st:ndpoint. The results of th. plan review shall be summarized by the :7' • geotechnical cons ltant in a letter and submitted to the.` Town Engineer for review and approval prior to approval ,i.. of of the Final Map. 1 %, ; ,,,ir. 35. Ceotec nice) Fiel Inspection - A Deed Restriction shall 1- be rec rded with he Final Map and a Note recorded on the "� the Final Map as follows : °f face of ; Geotechnical Fiel• IteSte�esnner�ded )The geandcapproveconsul- 'S•.`' tent shall inspec , Y;• i ,S.q. S0 .,, 1110561011"4"18010"11"0144 "� " + • \i�,)ti &,'''..r i �'' ' r MISSION AND STAFF RECOMMENDEDy �' ' ' ry PLANyI NOM OF ,. %: 4...#,,, :q..r �', ';. ^• c: . CONDITIONS OF' APPROVAL < �;� TENTATIVE MAP #TM 4-88 - Lands' of -McCulloch • Stonebrook Drive and Prospect Avenuel • . • • City Council Hearing of October 5, 1988 . • . , • Page 8 - September 29, 1988 �` '` The in- + .; • geotechnical aspects of project construction. .., • apections should include, but not necessarily be limited , Fo Fo to: site preparation end grading, site.. surface and sub • �, • • surface drainage improvements, ,and excavations for foun- 4. dations and retaining walls prior to the placement of • �U44 steel and concrete. ` The results of these ' inspections. .and the as-built condi- •; • tions of the project shall be describeeabyotheegeotechni- , cal consultant in a letter and submit • • Engineer for review prior to 'approval of site development , _ permits.. ' ; • 36. A Human Habitation Setback shall be recorded on the Final Map as shown on the Tentative Map. A Deed Restriction ^ shall be recorded with the Final Map and a note placed on the face of the Final .Map noting ,the Human Habitation' ',..# Setback. from the fault, and' the • restrict-ion allowing no rt building within that setback. • . Development in' areas-of greater than 30 'perceservnt ation �:!,. 37� shall be restricted by the recordation of a Conon� . 20 and Easement- in arias of.. Lots 12, 113 and 14:. 18,1, 21 ; and 30, 31 and 32 as shown on Exhibit A. ET • . VN A • EGATIOND WILDLIFE 38. Areas of significant Oak Woodland shall be protected by- •.. • the recordation of a Conservation Easement in areas of ' Lotr s 2 12, 13, 1•t ,.-and 15, as shown. -on Exhibit A. e 39. The willow wetland on Lot 8 shall bentrOtected as bynthe hxhib- recordation of a Conservation it A. • yf The Planning Commission recommends that therovr s s hown4in2, brackets in the following Conditions of App o 40.3, and. 40.5 be incorporated :. • , 40. A Deed Restriction shall be recorded with' the :Final :Map and a note placed on the face ;of.-thea Final Map noting the following requirements: • V, • . • • ti.. . • ;;. l`; , al.10,0‘1.41019011 . ;;,�;�»Y. ' � AND TAFF RECOMMENDED : PLANi�IN OMMISSION ., T111 - , .` 'w'.,. CONDITIONS OF APPROVAL 0 • , TENTATIVE MAP #TM 4-88 - Lands of•'McCulloch • Stonebrook Drive and.- Prospect Avenue . . , City Council gearing of ctober 5, 1988 ,,;.. Page 9 - September 29, • 1 88 ,. 40.1 No construction act vities shail be'-permttted,near rmthee *c clmferenoe v root a stems -of any tree; [measuring 2 ground] proposed to remain',' and roots 'exposed during grading ehahl. be. qu ck_l.y recovered - to protect them from dessication, (1 `D BY COUNCIL 10/5/88) , �- trees [measuring 20"*circumfesenoe 40.2 The removal of any' }imbs or roots of j4 ' • at 41 from the grow d] 'during construction shall be ac- i . complished -under th '-supervision of a qualified, tree t., surgeon. (AMIINIDRD COW= 10/5/88) *�raanfere!noe1; • nd] • 40.3 Nativettrees vedeasu for road2cconstructionfrom shallgbeureplacedh ' .� must be remo • by planting of:theSame species, two trees forsivery one BY OCJf�CII+ ,•. removed, as near to the site of removal as p• 10/5/88) 40.4 Landscaping with native ossible to enhariceand wildlife shalll • . be undertaken wherever p • of the area., where wildlife use and residential use of the land will -be compatible.• ' , circianf 40.5 The existing oak t eesand[measuring 2be maintained and *pro-' 8 � ground]ten Lotsh1 , 2, ID BY CCUMI, 10/5/8 ) •.•� tected, and shall of be removed. . See Belay ' PLANNING AND ZONING • •. 41 . , All structures mad- non Conforming tayned,spriosur bdivision or- shall be removed, •r a variance dation f Final Ma"Worksa ostedbond ttoo tensurehe ithattthe build- ion of the %- • • Directo of Public P '- ings will be removd. - rz, and 14 42. The lot configurat on in the area of lots 12, 13, shall be redesigns• to create only 2 lots in the area, . "'°' each 'of which. shal meet all General .Plan and Subdivision OrdinanOe requirements and contain a building site not located in an area of 30 percent slope , the Human Habita- •, tion Setback from he earthquake fault, or an area of :f': • significant Oak Wo•dland as shown on Exhibit A, -and the Final Map shall re lect this reconfiguration. •'•'` 1 n inventory of all =. on tis subdivision • ef20"or circumference cabling 4 40.6 • . ified tree surgeon and the shapbe e a shall be reported to the Director of Public Worksbo u and other protective tees Corm the work prior to recordation of the final map or_' toeinsurer thatshatl is irk is done. (ADDED BY COUNCIL 10/5/88) to insure this n 0.7 The subfor the length of shall -tall and maintain ID trees o COUNCIL 10/5/88) .k Circle 4 of the improvement bond. 4: 1 ,'!'• _ / .. ' •��..,' ;'1 ;�, , � AND RECOMMEN DEQ ;.,' • STAFF PGANNIN OMMIg.ION' CONbITIONS OF APPROVAL OF • TENTATIVE MAP MTM 4-88r-sLandst A0 f'MeCuliloch - : Stonebrook Drive and -of October5r 19,8©;,, City Council Hearing:, . Page 10 - September29, 1988 ' A note requiring execution end reco.r ationi f relinquish-: quash ' 43. lots of the. ment of access from any onto Stonebrook Drive shall be recorded on the face.._ o the Final Map. See Beim . . . . • .::I-' •. PERMITS REQUIREDs.. .4. j �� .,! 44 . The developer shall obtain the permits necessary to allow r . M discharge `of storm, drain waters onto :the ,State of Cali- !, . _ fornia, .1-=,1tr property. •This �is '.to: be done prior to recordation of the Final Map. *I-280 (AMEDIDIDML . 10/5/88) .• • FINAL MAP 45. The lots shown as Parcels A and B on the withTentativeaMap ub- shall be shown on the Final Map as to The con- .:�-:• division, and shall be numbered accordingly. f; figuration of Parcels A and B as shown on the Final Map s:.Y shall 'conform to all applicable requirements of the Los • Altos Hills Zoning and Subdivision Ordinances. - :,+ . If the existing ingress/egress easement meotdaniththe oisite thehas zr.} 46. }�� not been abandoned at the time of r Final Map, the easement shall be shown on the shall Map and , b prior to recordation of the Final Map , shownteto the eaweenatheorequired� setbackthat ofatheieasement . site exists bet and the conservation easement on the losts affected by • the ingress/egress easement. • ; e feet maximan floor area and IAt #2 t •:, 43 a Lot 11 shall-be ri ted to 5to 4,arf un floor area. (ADDED BY L shall be restricted to 5,000 square ... 10/5/88) . 10/5/84) • 43.b. fps on Lots #17 and 126 shall be limited to one story. (ADDED BY OOUI3C1L •< 43.c. A condition shall be included in the Declaration of. Conditions. Corv�enants and .. Restrictions18 and #18 shall not be further dividable. ADDED BO ]stating/that8)� • ( I arra the developer •• eels A and B as shcWn on the tentative map ipero�- :. 45. shallhente of par agreement providing thatthe subdivider shall install •, • res enter into an the parcels A and B at developer's expen3e, ,r meets required for subdivision also on for its review and „ agreement shall be I sutmitted to theme ofw the i rent the formaof or whicho filing final map. Upon appmap. ( oa '.ID By • approval prior parfiA and I of may he eliminated f� the final agreement, parcels COUNCIL 10/5/88) . n Act'contracts oaverirx3 of the final map, the Williamso 10/5/88) • 48. prior to recordation shalhave expired or been cancelled. (ADDED BY COUNCIL the property shall . , r „,. . ,• , , .. , • ,,:,•?. . ..i•,...,IP,LANNINliortMISSION AND STAFF RECOMMEND. ' . •• !••,• „,•;',., i• CONDITIONS OFIAPPROVA , OF110500NOritallgr4.,,.. g.?•,:.:‘,.• . . .; •,, ,14.„, '„ i • /TENTATIVE MAP •#TM '4-8 4-,CLands,. of McCulloch . •• ' .' , • , r)•-'• - StonebrookF Drive and, rospect ,Avenue ••• t• • - , ', ; ' ” .'' ., • ' • City Councillalearing• f October. 5. .1988 ' • ' ' ;11.,••. ...I.r; • . ••, y .•'. f 1 . Page 11 - September 2 , 18,s 11'.f.,'. : ;4 )',,,,,-, ) , .A.,1400;A . . ' • . .. t,..;...9. , .„,,' 'iL)..‘ r' 0 • . r: :i•.::: -.10 :I : -vii• • ,I.3 '' r.? • 47. The names of• new streets within the subdivision shall be •• approVed by the os Altos Fire Department and the Los AltosHills Dire tor of Public Works and shall be shown on th -Final Map. . .• -,-1 ••4•'. •• • ' ' •'. • rci,•,••,.•• Wi'll N 1:.r.V.•,•• • ' • ''. :•• !•V,"... A ••)4:: !..• . '':'11:. i c.' . • .. I% .. '1"..1 • .' .f) e•••• ; 1.•• %• '' '.. • ...;"1. . y•.•,,, .....0 FEES: •, ".. •• •' ' •1; I• ! 44e •. v ,• . ;- l ., : • • • . • '• ••i. .. • . . 2.. . •-A• ..;.•:4: I ir:, : 4 8. Storm Drainage . und: • - • • ' •••••••47 • A• • -k•v;,,s ;I. , 32 lots 0 $200.00 per lot • .;• . $6,400.00— :,T,:•-.'-01;", ••,•••.,r,:::. • 49. Road In-Lieu Fee: ,, .. . - • ,,•,•,,,,,,, •• • . . 50. Path In-Lieu Fees. ' ' • ‘'tict"r• . 51 . Park and Recreation Fee 6-1:t,414, :,-,:.41....11 . • (Assessed Valuation: $6,400,000 $61 ,368.40 ;,.,--1, • ' _;•1•.••. . •-toR), Total Fees: 3677/76.45 ?c,•••4•••• 0. 0 '•i••••,:;"%i, ',.„'',1;, • • ,-,.,.,,,l':.,,,.• .• : .,,t.,, .r.,...:,,`I'';,Fs' ' - • , . :.,... ,—, • ''t,"11,1..‘1 • , a 4'.? .:•t!: e,'•;z:',• 1:•;,:i.- - • :•:Vs•I''`..:. . °I''',4“,i-, -• • .oxs, . • , 1...,..r - • - ,;.‘,,,-.•.'-v: ... ',,i'„,--x.,.• ;0,..., . 5,..,'..,14.-..'. ''.',4',1- 1 . • . ,. 1 . ..- tk'ir v4.':•• 1..11- .,,,A' " • fit,t...1.' . ,. 4 • „ j,. „. 1111111stir',7147 zir.do 1 e.:,. ' ' • in- ... :'... i 1 o 4-.. ,Ii'',',.,'!: . '' • ' .' . ' . ,, „' • - . , .• .. ,',:' ".`r • . ,, , .. I i I •1 Wuliam Cotn 330 Village LaneVY -10 Los Gatos, California 95030 .,4. and Associates (408) 354-5542 April 3, 1995 L3035 TO: Susan Manca Planner • l ; - ' ‘'i , ' • olp,p n cp TOWN OF LOS ALTOS HILLS U 26379 Fremont Road 104 61/sn . Los Altos HMS, California 9,i022: ' • ; ' : °1406,A, 'YS: SUBJECT: , Preliminary Geologic and Geotechnical Review RE: Lands of Lohr I • . . . 24025 Oak Knoll Circlie (Lot 24) File #39-95-ZP-SD-GD At your request, we have completed a preliminary.geologic and geotechnical review of permit applications for proposed construction Using: I , • Supplemental Geotechnical Evaluation -Lands of McCulloch (letter) prepared by Terratech, dated February 14, 1989; ' • Supplemental.Geotechnical Evaluation-Stonebrook,(report) prepared by Terratech, dated March 28, 1992; , . . ,. • Floor Plans and House Profiles (6 sheets, various Scales) not signed, dated February 1995; and [ • i - ,, • Site Development Plan (1,Sheet; 20-scale) prepared by Giuliani and Kull, dated March 9, 1995. In addition,we have reviewed pertinent technical documents from our office files regarding 1 . . the Stonebrook/McCulloch Subdivision(L1587).I DISCUSSION The applicant proposes to 'conStrUct a two-story residence in the western portion of the 1, property, a swimming pool, and a driveway providing access to the residence from the northern portion of the lot Two, terraced Keystone retaining walls, each to approximately 7 feet in height, are proposed at the southern side of the proposed swimming pool. . . SITE CONDITIONS , • , .. , - The vicinity of the proposed house and Pool sites are generally characterized by gentle (3°- 9° inclination) north-facing slopes. In addition, steep (27° inclination) fill slopes from approximately 3 to 8 feet in height,are,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. . . 1 . ; 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 • ENVIRONMENTAL EARTH SCIENCES • FOUNDATION ENGINEERING I Susan Manca April 3, 1995 - Page 2 L3035 CONCLUSIONS AND RECOM ENDED 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 s it engineering properties) has been performed on this lot. The engineering properties of site spe ific soil and bedrock materials should be investigated to form a basis for recommended geotechn cal design criteria. In addition, necessary geotechnical design criteria should be prepared for t e proposed Keystone retaining walls. It should be noted that approximately 5 feet or more ofateral excavation will be required upslope of the southernmost Keystone wall (for placement of upporting geogrids) in a direction that encroaches toward the existing oak trees. Evaluation ofpotential impacts to the oak trees (if any) is outside our area of expertise and should be consider d by the appropriate experts. It appears that the proposed site development plan is feasible gi en appropriate geotechnical design criteria and utilization of necessary engineering design meases. We recommend that the fo lowing 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-sp cific geotechnical investigation as a basis for developing detailed geotechnical desi recommendations. Subsurface investigation should be performed to determine th thickness, distribution,and engineering properties of site earth materials. The consultant should prepare new or updated geotechnical recommendations (as needed) for the design of residential foundations, swimming pool, Keystone retaining walls, driveway pavement, slabs on grade and site grading. Anticipated pier depths ar.d minimum steel reinforcement of piers (required from a geotechnical perspective) should be clarified. Estimates of peak and repeatable seismic ground accelerate ns should be provided fors consideration by the project structural engineer. 1 Geotechnical design criter a for Keystone walls should include friction angles, unit weights and cohesion val s for reinforced fill materials, retained soil/fill materials and foundation soils. T e global stability and any special loading conditions resulting from the terraced configuration of proposed Keystone walls should also be evaluated. Any seismic lo ding forces to be considered in the proposed wall design should be quantified. The results of this investi ation should be submitted;to the Town for review and approval by the Town Ge technical Consultant prior to issuance of permits for site building or grading. 2. Keystone Wall Plans - Fi al construction plans, supporting calculations and back- drainage details'for propo ed Keystone walls should be submitted to the Town for appropriate engineering nd geotechnical review prior to issuance of permits allowing wall construction I 1 3. Geotechnical Plan Revie - The applicant's geotechnical.consultant shall review and approve all geotechnicl 1 aspects of the development plans (i.e., site preparation and grading, site drainage improvements and design i parameters for foundations, 1 William Cotton and Associates • • Susan Manca April 3, 1995 L Page 3 3035 retaining walls and driveway) to ensure that his recommendations have been properly incorporated. • , The results of these evaluations shall be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to issuance of building - permits. 4.V Geotechnical Field Inspection - The geotechnical-consultant shall inspect, text (as needed), and approve all, geotechnical spects of the project construction. The , inspections-should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior'to the placement of steel and concrete. Due to the close proximity of the mapped fault trirace, all significant site excavations should be inspected by a"Certified Engineering Geologist to verify that anticipated geologic conditions are present at the proposed development The results of these inspections and the as-built conditions of the project shall be described by the,geotechnical consultant in a letter and submitted to. the Town Engineer for review prior to final (as-built)project approval. • - - Respectfully submitted, . WILLIAM COTTON AND ASSOCIATES, INC. TOWN GEOTECHNICAL' CONSULTANT • Ted Sayre Senior Engineering Geologist CEG 1795 Patrick 0. Shires 1. Piancipal Geotechnical Engineer GE 770 POS:TS:rb - . • William Cotton and Associates Planning Commission Minut:s Approved 6/14/95 June 5, 1995 Page 7 • 4.3 L DS OF LO ,24025 Oak Knoll Circle (lot 24)-(39-95-ZP-SD-GD); A request for a Sit Development Permit fora new residence and pool. Staff had nothing further to add to the staff report. Commissioner Cheng noted at a prior meeting they had discussed o y requiring a deed restriction if the remaining development or floor area is 1•ss than 50 square feet. It was Ms..Manca's understanding. that if the development or flour area remaining was between 100 and 50 square feet,the wording would be "close to". If the development or floor area remaining was 50 square feet of under,the deed restric ion would state "the maximum allowable at this time." It was noted tha a retaining all within the side setback cannot exceed 6 feet in height. The retaining wall being prop.sed is 7 feet in height and will need to be redesigned. Cut and fill figures Were discusses. - OPENED PUBLIC HEARING Steve Lohr,J. Lohr Properties,586 Lagunita,Stanford, discussed the design of the project noting that they wanted to ke:p the house low enough to preserve the views of the valley for the property owners on lo, 23 and the property owners to the south of this lot: Other design features iicluded mini 'zing the impact from the street;owners preferring the pool lower than the family ro.m;retaining wall at its peak is 7 feet by the stairway;no retaining walls over 6 feet in eight within the side setbck;basement cut will be 350 to 500 c.y. in the back area;and e basement stairs being in the setback being treated much the same way as a pool deck (ble to encroach 5 feet into the setback). CLOSED PUBLIC TESTIMO Commissioner ottlieb discus.ed the steep cut for the pool suggesting terracing in up three feet for the pad and terr.cing up again another three feet. This would conform with the slope ordinance. She also oted that all landscape on the subdivision should be of a native variety. Commissioner Stutz clarified that this was a request,not a requirement for native planting. The pool quipment location needs to be added to the plan which will reduce the crvelopment al ea only. Commissioner McMahon com ented that on cross section A,it does not leave the building and go out and pick p the pool,deck and terrace. The grade is not shown on the cross section. Commissioner Doran was always impressed with the applicant's use of the land,however there is a ne d for the use of other exterior materials to make the houses in the subdivision look different from each other. Perhaps they could use something other then stucco a d tile roofs. Mr. Lohr agreed noting that lot 27 has a redwood siding exterior with cedar shingle roof. Lot 1 has a stucco side with a real slate roof. They agree with varying the exterior materials and roofs as they are in the business of building custom homes..Co issioner Finn agreed with the need to vary the exterior Planning Commission Minutes Approved 6/14/95 June 5, 1995 Page 8 and roof materials. Commissioner Cheng was only concerned with the tremendous amount of cut. Mr. Lohr commented that the applicant would liketo maintain the exterior material and roofing as presented:With the upcoming homes,they will try to get as much variety as possible. The colors for this project will be brown/orange clay barrel tile. The color of the house will be some type of earthtone. Commissioner Stutzcommented that the house would have had a more gracious look with a circular driveway: Chairman Schreiner agreed with the comments regarding exteriorand roofing material. Her main concern was with the excessive cut for a flat pad. Terracing and stepping would reduce the amount of cut and the requirement for the retaining wall. Commissioner Stutz noted that the subdivision requirements provided-for some quiet area on the lots. If the pool is set up,they will have noise in the outside area. Commissioner Finn disagreedwith raising the pool,discussing-the possibility of water coming into the home during an earthquake. There was a consensus to request the pool to be raised a few feet Mr. Lohr agreed to redesign the pool after discussing this with to. applicant. He will also extend section A to show pool,terrace,retaining wallsandthe grade line. The Commission also asked that he indicate the limit of the last retaining wall in relationship to the oak trees.. The conditions of approval were discussed. Changes included the deletion of conditions #11,23,and deleting "decking,pool and walls" from#20 Commissioner Doran commented there:were a:number of properties in Town that they have approved with large elevation changes with approved stairways. They have all been occupied with temporary.stairways She would-like the temporary stairway policy eliminatedand the houses completed. MOTION SECONDED AND PASSED: Motion by Commissioner Doran and seconded by Commissioner Cheng to approve a site developmentpermit fora new residence only - including approval fora circular driveway (staying out ofthe setbacks)with the . - following changes/amendments to the conditions of approval. The redesign,of.the pool and the layout of the circular driveway shall return to the Planning Commission June 28 for review and approval. . #3,add,plantingon the west property line should not block views of lot 23. #11,delete • #20,delete "decking,pool and walls" #23, delete ' I Planning Commission Minute Approved 6/14/95 rip. June 5, 1995 Page 9 AYES: '; Chairman Schrei er,Commissioners McMahon,Gottlieb,Finn,Stutz, Cheng&Doran NOES: None This item will appear on the C ty Council consent calendarJune 21, 1995. . , . Brief break at 9:20 p.m. 4.4 L DS OF LIN D Y,27591 Purissima Road (199-94-TM-LS-ND-GD); • req i est for a tents tive map and mitigated negative declaration for . proposed three 1.t subdivision of 3.928 acr Is (APN-175-43-034) (c ntinued from May 10, 199.)., , - . Staff had nothih further to ad• to the'staff report. Chairman Schreiner omplimented gl � staff for the thorou.:h staff rep.rt.' The staff report indicated that all ,e required tests were completed. ' . OPENED PUBLIC HE • .I G Shannon Paboojian, applicant, ommented on changes in. i e since the previous meeting which included: shifting the h• a site on lot 1 toward . 1 e swale as requested.by Commissioner Gottlieb;chang:d t e public street na- e to Brubaker Lane;corrected lot 2 leach field designation;comple ed'a •tanist stud of the property; completed a habitat study for red and yellow legge• frogs; - bmitte• to the Town an"assessment of the expected effects of proposed gr:ding"pre D al.:i by Barrie Coate;andsubmitted to the Town a letter frorh the enginee i responsibl: ':or the topographic map which clarifies that it was a field survey. For clarif cation,h: corn .'ented that the decision not to abandon the easement along the souther y pro -•rty line s not his decision but rather:a situation of maintaining his neighbor's ' s arg.' 'ng tool" as fined by an agreement between the two former owners of their pro•- es. He has revie d and accepted the conditions of approval. He has reviewed an. accepted the Mitigated egative.Declaration and accompanying M itigation M•, toring Checklist. He reque ted approval of the project for the following reasons: lot co corm to the Town subdivision •rdinances;the proposed 'subdivision is consisten ith tie General Plan; all lots are•phy 'cally suitable for the . . proposed developme, as defi ed by the Town Geologist and Ci . Engineer;the lots conform to the exis 'ng neighb'ring properties;septic systems for t'-:lots where-defined through testing der the wors of.conditions;received the blessing o he Santa Clara Valley Water P strict; and he h.s satisfied the requirements of the.Depa ent of Fish and Game b , completing the B.tanist and Habitat study relating to the bri• :e. Discus 'on ensued regarding - restrictions (limits) on each lot;lot 1,six bedro• s;lot 2, four edrooms;and lot 3,four •edrooms and 4,500 square feet floor area which is ,of a re. irement. Commissioner G.ttlieb was concerned with lot 1 not having the area f'b a pool with a 6,000 square foot h.use. She would like to see a restriction placed on lot 1p