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HomeMy WebLinkAbout4.1 �6 l 4 y` I TOWN OF LOS ALTOS HILLS September 13, 1995 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE;LANDS OF LOHR, 12101 OAK PARK COURT. FROM: Susan Manca,Planner .J APPROVED BY: Curtis S.Williams,Planning Direc ��� ,RECO NDATION That the Planning Commission: Approve the requested Site Development Permit subject to the attached conditions of approval. BACKGROUND: The subject property is lot 2 in the McCulloch subdivision,Tract 8331 (Stonebrook). The lot is located along the western,outer circle of the subdivision, with the rear property line coincident with Stonebrook Drive. There are a number of conditions of the McCulloch subdivision that restrict this lot. Condition#43a (see attachment 3)limits the MFA of the lot to 5,000 square feet. Condition#32 of the subdivision requires that the interior noise level of the new residence not exceed 45 dB. Proposed condition of approval# 11 (see attachment 1) requires that a noise consultant verify the 45 dB interior noise level prior to final inspection. There are a number of significant oak trees on the property which will be maintained, as is required by subdivision condition#40.5 (see attachment 3). There is a conservation easement along the southern section of the property, which was placed on the site to protect the significant Oak Woodland (see condition#38 -attachment 3). The subject property shares a driveway with the neighboring lot 3. The driveway and required retaining walls have been completed,in connection with the residence on lot 3. CODE REQUIREMENTS According to Section 10-2.301 of the Site Development Code, all new residences are to be reviewed by the Planning Commission. Generally,the sections of Zoning Code utilized to evaluate new homes involve floor and development area limitations,grading,height, setback issues, and parking requirements. Planning Coimmission ,r September 13, 1995 Lands of Lohr Page 2 DISCUSSION Site Data: Net Lot Area: 1.6 acres Average Slope: 27.3% Lot Unit Factor: 1.01 Floor Area and Deelopment Area: Area Max. Prop. Exist. Incrs. Remaining Devel. 8,594 8,181 0 8,181 413 Floor 5,000 4,942 0 4,942 58 Site and Architecture The applicant requests approval of a Site Development Permit for a new residence. Lbt 3, adjacent to the north,has recently been completed. Lot 1, adjacent on the south side J is nearing completion. 1. The new residence is a two story structure,with a single story stepped foundation ii the front, center section of the house. The entry hall is stepped down to minimize grading on the property,with the living room stepped down as well. The remainder of the second story is at one elevation. The garage is located under the east side of the residence. Two bedrooms are located under the west side of he residence. The maximum height of the house on a vertical plane is 27 feet. The height of the residence from the lowest to highest point is 30 feet. Story poles have been erected on the site for the Commissioners' review. There are a n mber of architectural features proposed;such as the deck along front of the nook and master bedroom, and the turret style living room,which help to reduce the appearance of bulk of the house. The variated roof heights help as well. Exterior materials for the house will consist of vertical wood siding with stone veneer and a cod crete shake tile roof. The applicant proposes to include 3 skylights in the house. Condition#7 has been added to require that the skylights be designed to reduce emitted light and- that no lights be placed within the wells. The skylights will not be highly visible from the neighboring residences due to the numbers,of mature oak trees on the uphill side of the lot, screening the proposed residence; Planning Commission September 13, 1995 Lands of Lohr Page 3 Parking. Driveway, and Turnaround The garage will face the northpropertyline,oriented away from the street. The driveway will provide access to the residence from Oak Park Court. Four on-site parking spaces are proposed:3 in the garage and 1located to the east side of the house,outside of the front setback. All parking areas proposed for the site have adequate turnaround space. Approximately 60%of the proposed driveway pavement would be located out of the setbacks. Grading Grading for the development will include.290.cubic yards ofcut and 100 cubic yards of fill. One hundred ninety cubic yards will be,exported off the site. These numbers do not include the grading completed for the shared driveway. There will be minimal change in grade for the residence, as seen in the front elevation, on sheet A-2 of Attachment 5. This elevation shows the natural grade in comparison with the proposed grade. Trees The applicant is not proposing to remove any of the numerous oaks on the property. The house has generally been designed away from the significant oaks and from the conservation easement. Due to theconstraints on the lot,there is one section of the residence that abuts the conservation easement. Condition of approval#.10 has been added that no hardscape be allowed within the conservation easement. Another condition,# 13,has been added to require that any work done on the oak trees be approved by a certified arborist. Easements A large portion of the property is dedicated as a conservation easement due to the number of oak trees. A storm drainageieasment is dedicated along the west portion of.the lot. There are areas on the lot that have more than a 30%slope which were not included in the conservation easement at the time of subdivision. These areas are shown as hatched sections on page C-1 of the development plans (see attachment 5). The proposed structures are not shown within any areas that have a 30% slope or greater. There is a swale crossing the property,as shown on page C-1 of the development plans (see attachment 5). Condition#14 would require that the area within the tops of the banks of the swale be dedicatedlas a conservation easement. Planning Commission j September 13, 1995 Lands of Lohr Page 4 Recommendations The Town Geologist,William Cotton and Associates,has reviewed the plans and geotechnical report for the subdivision,as well as information provided for previously approved projects in the. subdivision, and ha's recommended approval of the project v ith conditions. The Los Altos Fire Protection Department had no recommendsconditions. The Pathways Committee recommends that the driveway be roughened where it crosses the existing path, and that any planting or irrigation be at least five feet from the path. If any damage occurs to the path during'construction it will be required to be 'epaired to type IIB standards. The Environmental Design Committee has not responded with any conditions of approval for this project. Staff is available to answer ahy questions that the Commission or community may have. ATTACHMENTS: 1. Recommended conditions of approval; 2. Worksheet #2; 3. McCulloch Subdivision Conditions of Approval; 4. Letter from William Cotton &Associates dated July 25, 1995; 5. Developme t plans. cc. J. Lohr Properties 2021 The Alameda, Suite 145 San Jose CA 95126 Planning Commission September 13, 1995 Lands of Lohr . Page 5 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT LANDS OF LOHR, 12101 OAK PARK COURT,,LOT 2 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 thescope of the changes. 2. Subsequent to framing and/or grading and/or installation of hardscape,a landscape screening planshall 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 screeningpurposes 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 thecost 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. Any additional outdoor lighting not shown on the plans requires approvalby the Planning Department prior to installation. Lighting specifications shall be.submitted for Planning Department approval prior toacceptance of plans for building plan check,if such plans will indicate electricals 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,not be visible from off the site. No lighting may be placed within setbacks except for two driveway or entry lights. 5. Paint colors shall be chosen bythe 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 use materials which have a light reflectivity value of 40 or less. White Planning Commission September 13, 1995 Lands of Lohr Page 6 1 trim area should 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 of the exterior of the residence. All applicable structures shall be painted in conformance with the approved color(s)prior to final inspection. I 6. All recommendations in William Cotton&Associates' report dated July 25, 1995,are conditions of this permit.' These include the following: a. The fina site grading plan and the site Geotechnical Investigation prepared by Terrasearch(dated August 5, 1994) should be submitted to the Town Geotechnical Consultantfor review and approval' with specific design parameters for Keystone walls; b The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the final building and grading plans to ensure that all recommendations have been properly incorporated. Aletter of compliance from the applicants' geotechnical consultant shall be submitted to the Town prior to acceptance of plans for building plan check. I. 7. Skylights shall be constructed to reduce emitted light, and lighting shall not be located in the skylight wells. I 8. Fire retardant roofing is required for the residence. 9. ` Prior to beginning any grading operation; all significant trees are to be fenced at the drip line. The fencing shall be of a material and structure to clearly delineate the drip line.'Town staff must inspect the fencing and the trees to be fenced prior to commencement of g lading. The property owner shall call for said inspection at least tl'ree days in advance of the inspection. The fence must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed withinthe drip lines of these trees. 10. NL hardsca a shall be constructed within the conservation easement. . 4 Planning Commission September 13, 1995 Lands of Lohr • Page 7 11. 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 bye the applicant and approved by the Town)verifying that this hasbeen accomplished shall be submitted to the Town for approval prior to final inspection. 12. At the time of foundation inspection for a building and prior to final inspection for grading and hardscape improvements,the location and elevation of the new residence, decking,and driveway shall be certified in writing by a registered civil engineer or licensed land surveyor as being in/at the approved location and elevation shown on the approved Site Development plan. At the time of framing inspection for a building and prior to final inspection for grading and hardscape improvements, the height of the building or other structures shall be similarly certified as being at the height shown on the approved Site Development plan. 13. Any work proposed to,or in the vicinity of,the significant oaks must be approved by.a certified arborist. 14. A Conservation Easement shall be granted over the swale on the property, as approved by the.Engineering Department. A legal description and plat shall be submitted to the Engineering Department for preparation of the grant document. The signed, _. notarized document shall be'returned to the.Town prior to acceptance of plans for building plan check. • j _ Planning Commission September 13, 1995 Lands of Loh• Page 8 B. ENGINEERING DEPARTMENT: 15. 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 inspected by the Engineering Department and any deficiencies corrected to the satisfaction'of the Engineering Department prior to final approval. 16. 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 prion approval from the City Engineer. No grading shall take place within 10 feet of any property line except to provide access to and from Oak Knoll Circle. 17. An erosion and sediment control plan shall be submitted for review and approval by the Engineering Department prior to acceptance of sTans for building plan check. The contractor and the property owner hall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control. The first 100 feet of the driveway shall be rocked during construction and all cut and fill slopes shall be protected from erosion. All areas on the site that have the!native soil disturbed Oiall be protected from erosion and shall ble replanted prior to final approval. 18. public util'lty services shall be undergrounded. 19. 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 ddress truck traffic issues regarding dust,;noise,and vehicular and pedestrian trafific safety on 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 prsonnel. A debris box (trsh dumpster),shall be placed on site or collection of construction debris. Arrangements must be made with the Los Altos Garbage Company for the debris box,since the},have a franchise with the Town and no other hauler is allowed within the Town limits. 11 i Planning Commission September 13, 1995 Lands of Lohr Page 9 20. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways,private driveways,public and private roadways prior to final inspection and release of occupancy permits. The property owner shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check. 21. The new residence shall be required to connect to sanitary sewer service prior to final approval. The required fees shall be submitted to the Town prior to acceptance of plans for building plan check. 22. The applicant shall roughen the driveway where the driveway intersects the pathway and shall reconstruct any portion of the pathway which was damaged during construction,prior to final approval. No plantings or irrigation may be installed within 5 feet of the pathway. 23. Upon completion of construction, a final inspection shall be set with the Planning Department and Engineering Department at least two weeks prior to final b ilding inspection approval. CONDITION NUMBERS 4, 6,10,14,17,19,20,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 September 13, 1996). 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R ' ,ft )D N' rain`;411"t%' 1; 1%. • ' • �D rk L7t or V1 RESOLUTION NO. 107-09 A RESOLUTION APPROVING TENTATIVE • SUBDIVISION MAP 0 LANDS OF_McCULLOCH. 1 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 . 3 K on the Tentative map; and WHEREAS, the City Council havi:.g 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: it%c. ' 0331 tIr.P.?1.tr f I ,.,3. • W •. % .,ii ' .' . ' ,... . ..:MVO"'i':"41.1 li.T. . . : :„ , „,, .. .4 ... • ... 4 V., :. • •''. .' ..',1' ..• ';‘ ''''. '. ••• •_. it5, .:-. " . 1111rIrelterril}Wripprill*FptlyirtiVe 1. The City Council of the Town of Los Altos Hills hereby approves the • • above-described Tentative Map subject to performance of rind compliance ,; ,. with each of the Conditions of Approval which are set forth in Exhibit "A" attached hereto. entitled"Conditions of Approval Tentative Map", and which conditions are Incorporated herein by reference and made a part of thin Resolution as though set forth fully herein. • REGULARLY pa sed and adopted this 5th dayof October.1988. • ,Y_. P ' • s• • /•i31, . , MAYOR _ ATTEST: — 1. = Nr ,.jx y- itft • 'h`x Vii, i k a,k. CITY CLER.` =,t a'' ,y. I 7 • i}.• 'F� ••.".?..! I • /t' • H .I t'' , . • 10688 ' -2- , . - I - •t , . • PLANNINPOMMISSION AND STAFF RECOMMENDED,:' - • ' CONDITIONS OF APPROVAL OF ' " • , .. _,5.f:T. ,i. (; a.4.-47.... .. ' TENTATIVE MAP #TM 4-88 - Lands of McCulloch Stonebrook Drive and Prospect Avenue • - �Lt. WAN City Council Hearing of October 5, 1988 - Page 1 - September 29, 1988 . . . ?;•55i -Tract . . . ., LAND AND EASEMENT DEDICATIONS: '• The developer shall dedicate :a 30' Storm drain 'easement ' , running through Lots 1 through 12 inclusive. :This vase- • meet shall also be a minimum of -40' wide centered over the existing drainage swale 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 easement described in Con- .. dition N1 , above, for the -purpose of public access for • s maintenance purposes of this easement. This easement shall be recorded on the Final Map. 3 . The deve_'oper shall dedicate sanitary sewer easements, ' as •; shown on the tentative map. . • J . 4. The developer shall record a slope easement' on those '; i r>. • properties for which grading Is proposed to extend beyond t,. the limits of the proposed right-of-way. This easement . '4 shall allow the Town .right of entry.�to maintain the graded slopes. • '"• _ • 5. The developer shall dedicate a 30 foot 'wide pathway ease- • 1 ment along the I-280 right-of-way bordering the northern . • -i edge of the property coincident with the storm' drain. ;ti • easement described in Condition #1 above . 'j • 6. The developer shall dedicate a pathway easement along the alignment of the storm drain °maintenance easement from the proposed road to the storm drain along the edge of +` Lot 12. 7. The developer shall dedicate a pathway easement coinci- _, dent with the emergency access, easement between Lots 15 and 16. This pathway easement dedicatio j shall become effective'at such time as the eascirnt connects-to a pathway.easa12nt in the Dawson subdivision. VOUN )D) BY COUNCIL 10/5/88) • i i • • • • PLAN N,INC�OMMI'SSTON AND STAFF RECOMMENDED;' ® ti. ..7 ..- CONDITIONS `CONDITIONS OF APPROVAL OF • . ! •.4 ' TENTATIVE MAP NTM 4-88 - Lands of McCulloch 'r ''`' • Stonebrook Drive and Prospect Avenue • `P'' City Council Hearing of Octp ber 5, 1988 ''_' Page 2 - Septemb r 29, 1988 , I 4'. ,. r ' aiA The Planning Commission recommends the following Condition of =} Approval1:r ' 7.a. A 20-foot p thway easer�ent shall be dedicated within the ;� , Conservation Easemendt along the south/southeastern • >{a" ( IDED BY • Ali,,,,, boundary to�lead from the Town-owned lands 'to Stonebrook �� 10/5/88) `„►`', Drive . Thi pathwayshould be a native pathway and con- * Stonebrook Drive and to nect to the existing path on the Town Lands. 7.b. The right of way shall be aligned with the center line of Prospect. (ADDED BYtr OOU + 10/5/8E) ;q s ' ' PUBLIC UTILITIES: if 8. Per Subdivision Ordinance section 9-1.1105, all utilities * .1 within the subdivision are to be underground. *includir cable tv (r NIDID • BY opmcU 10/5/86) "��_,...- 9. Existing residences on the site shall be connected to. the . .-47.,-; sewer line once public sewers are available. )41:: s 10. The septic drainfield of Parcel "A” shall be abandoned - 4.. .3'' from lot #18 once public sewers are available. T;; H re 11 . All new residences shall be connected to public sewers. . . ,• , 12. The developer shall ' record an easement for Pacific Bell ;. :__ telephone lines and maintenance to the satisfaction of .•:,- Pacific Bell; The Finan Map. shall reflect this easement. • a, i I N _ ^ rter.. 13. All lots sha 1 be connected to the Purissima Hills Water ���R_.: .. District or California Water service prior to' recordation �. q of the Final Map. 1 a•.i. 4�N 14. 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CD _ • 0 0 0 It ct 3. o o.0. o ct w it Co (D o. 03 03-0 •. 0 C7 .0.r . a r . ct O O < H 0 0 I-'1.5 ct r ct 0 b '1 - 3 ct"3 . < 0 ct CA 3 (9 '7 '_]y it'G m '1 (D '1 r , 3' Co 0 0. '1 et m 0- CD 1%r•:p, • CD •-•CD ct ? '1 ct - • Z1-' m 11 (Da'K 3 'i 08 O m C# ' O3 - 3' m < 3.00- 0 0 r - . Cb '1 's I 030 ct 0' 0ct3B`<: -fig ct w r-3(D CD . ct N H1' 3' U r.0 (D a 0 ct CD C 1.0 3 3' CO 0 `1- O ,-'O CD a' a' ct - r 3 ct O CA CD Z7 1-• cr m 0 3 et '1 t to 3 r (D O 1 'U to t3 rO a : < 0 ca •-•CO to C1 MctC e• _ X3wan x0 CO 's o '1 IC ' mpy- Det - 03 0 0ct a+ . 'U P'•t- CT 's ct 0 3 a CD J--"M ct 0 's ct t rt 1] CI' ►SOwrOm '1 Co 1 ►' 0 < w'< 0 I t0 CArCD r73mO --- . • - 3 Co HA O ct sC r w • (D O ct • '0 CO 0 .6-4 m O to r1 'U awe ) Co I-•CA 0 cr H Mret B -CA C?ct0 rO O C 0 CA 0() '0 3'< 0'(D m 0 o CD ct 3- '< 3' - ct''3 '1 Cs CT c-0 Co O 000 " 0 0 ct0 0 (D w 1103 0'O-r - . ' r t CD 0 I O 0 .0 . ct a• _ 'ct r it 0 s--' 0 •1 3 0'O. - r rn 1 0 ct I- Cl CO (D O 14 0''7 I-' 03 0 M O -- 0 .. V 11 . 0 • r-'0. 1 ii. :' + .. . . • o:,-,.-- (at 1 ..tom+. .,' "lP.. ;.r,5d,( .. -...:',.....1-1"..i,.°4.:. 3`' v1 '`.% r _ - 'i - , - • t; �;(( ti 1 • ;r 1• r 4 • r • cr 1 • * molal•T at. • , • HJN+,y�•� �` ��.• '11 •1, .�l. ' '1 'IP'?" 1 4 •.• •, t• i,, �'1 .1 • "t''''1 1. 1:. 1 ••1 ';'. 'ry4.r� 'IP' 1 ',4. ''' . •fir • t PLAN NIN,`CUMMISSION AND STAFF ECOMMENDED '!'''� ' "' '',';" OF APPRO i AL OF t<' � . r,5 f ,,,; CONDITIONS '` TENTATIVC MAP #TM 4-88 - Lends of McCulloch 4 I' �;`�.'` Stonebrook Drive and Prospect Avenue" ... .,e City Council Hearing of October 5, 1980 `` Page 4 - September 29, 1988 .` 'tr, line `a'fs' • 25. The developer shall construct the sanitary sewer post proposed , prior to recordation of the Final Map, a bond to the satisfaction of the Director of Public . ,y Works to ensure that the .;improvements will be con- ,•-414.,; :,:i„.4.,17. structed. *SIEDEU31.: ' a° ` 26. A Temporary Erosion and Sediment Control Plan: 'shall be `' ; implemented for all stages of construction under the au- ,0‹, ,;, 1.'.,r,:°vr°. pervision of the project engineer as described on pages =L �. 4A 4-16 through 4-118 of the Draft IR for this project. ; 3. ,, A Permanent Erosion and Sediment Control Plan shall be 4. formulated to the satisfaction of the City Engineer, and ; , shall be incoriorated in the Improvement Plar for the "' �' Prod . 27. The pathway along the freeway shall be a native .jpath. s;.,,, Y� ?ha.. 28. Pathways constructed within road .rights-of-wa shall be „ +� r Type IIB. ' _4 29. The existing pathway along Stonebrook Drive shall be im- to' ` proved and shall access the pathway within the Conserva- It:tion Easement beading to Town lands. ... See attache? pace 4a. ; .;-' The Planning Commissi:n recommends that Condition •fApproval . 30 reed as hollow :t5.14 �'�, k: Exterior Noise Contro : : The developer hall present a �.Y , 30 . r t , plan for mitig `ting nod - - improvement- which will meet .a the standards •eet forth i l the EIR, ich will' be ap- _,. •; proved by the Olanning Comm -sion - d built prior to �t,t, Final Map Reccrdation. ; Following the construction. o h- noise barriers, a noise t contour map shll be peeper, ' by a • ualified consultant �;L:; selected by the owner and l -pproved b• the Town, showing ,�},� L. f• that the actual noise. 1- 41s, as deter. ned by on-site ;; j,;, testing, are ltss: tha 6OIdB . Ldn. Noise evel�s , in the .rr' rear yards mus be s own :to be less than • ` 'dB Ldn prior ;; to recordation of le Final Map. ..rol, I •� y •; a ,� r. of the sewer line to serve the areas that 25. Add the following: The sizing :: could fclsibly use the system thallnot exceed 8". The Town will enter into 7.1.;1 t t if line is 'oversized' to service area outside of ,;' '.` a rcimtkirsoncnt aircrsr n 1.;• ; suWivision. (1ML'i�1D DY COUNCIL 10/5/88) . �,_;• . } 6 dl 1 I.. • ,11 1- : •+ .1 R. • ./. P�N, 1 ,•�, y,, q•J ,I' i , , ,'. ' ••' I ,,1, I'`� .fl. ,�1w. . .�'" 1. „pro. i.. 14 F �• A%.,,;(1:! ' ,. i. e!tYi.. • �. '••. i '.�'1'..1'.),'f. .0. .V,1•f• •.!41 �','• `,.'•. ;.5, , �•J '/ '• Z • +♦ ` 1y�►7 i. �l ', '.� ���•'�, .;• ". •. ••i••, 1•A • .,.. •w ,1*..it :if ikl.,','•1',,I•• • : � .4.4. I , :•:t"����' ' v,, • •. '1•. I .�,'��i( ,i 1R,,; ' •, , VF, f 1�•v`�LI•Jtil ,1.1 '•:.'l:f; . �; ` •. % -.:•. .,.•r {-•.• •�'- ;;1. •1 ,1.. .,P ,.' : ' . ./ ,, :: `:- I . ,S.,f,,l�. �. •ilk . 1-,••• v •4 w.:,......:)....1 .'w4-.•,%. ' I , y • Page 4a . . . .;. ,ti f. . :. .:,',, 7 . • : .1 I provide for simultaneous left 29.a. Subdivider shall provide ircprovanents.to ~ and right turns from Stonebrook onto El Monte. (MOLD BY 00th`10/5/88) • ; roved by the.Town shall be placed on all off-road pathways. 30. Signs app (ADDED BY COUNCIL 1.0/5/88). . shall present a plan for mitigating 31. Exterior Noise Controls: 'Ilse develoF?er • noise improvements which will meet the standards, set forth in the EIR, will be approved by the ,Planning Caimission'and built prior to Final Map Recordation. Follof the noise mitigation irprorverents. a ?mise contour the .all beuprepa a fied gnsultant selec`..er1 by the owner and.our mape shall own, showing i a noise levels. Areas greater than . and approved by the ZbHm; showing ' � - . . �. 't,•-_h�'� __ ;Vin. • GC dB Ldn shall. be recx r� on-t e final a= : - mLust l be s1 to be le_ss_than_60_dB 7.dn to '.he . 2�oise�eveZs n ,he ie -� rior, to recor3atian of the Final MaP• satisfaction of ,the City Council p (ADDED BY COUNCIL 10/5/88) :72/) ly residences shall .be built to 45 dB Ldn and this restric`�ion 1 shasingle f ti Conditions, Cave.�.a-^`s a•-x3 pasticti ws shall be set forth in the Decla:ati of _ to be executed and recrde3 b_v the subdivider concurrently withe`r recording of the Final Map, and the form of which shall be.approved by (ADDED BY COU CIL 10/5/88) - • • •• • • I ' I it',,, i',14,,4 , 4 I 1.� )• 4 �: ] t • c t:.`. , 1+ ll�,,i. , yY t , +a ' • t • t • t 4:-... r ,..‘ • i...; ; .i 11,1./1'1 ••1 I,r 1 '•`,' 1 /[.+•I•(-Ir • •1d a. i t t� :{` /k�`]�r •,I�' t' .. � ,'t t•:+;,.,,;::',..t:;.;'. ": '1 • A tf]J . • 11.! .�•• l r V. ` t 1 �• ;1; `I , •�A' Q��_* l i, �r�,1 1+1 r�l�'I�/i• 1'• I•'+•.. � �''• •`',l t di' 71!...,: ',...,:, • •'� , •N. 1 �+ PLANNING ' •OMMI SION AND- STAFF, RECOMMCNDED..1 . i' ,�,,�' r• CONDITIONS OF PPROVAL8 OFLands of McCulloch • - ,A ri TENTATIVE :MAP TM 4-88 • r Stonebrook Dri a end Prospect Avenue '�!'' . City Council Nearing of October 5, 1988 y . • I Page ? Septeiber 29, 1988 . .•. •,1. i .` 11, �' CY AND SOTLg; • • S OFOTO �: • shall ... .t ' ' ation = The: developer 33: Detailed Geotechnical Investigation consultant to con- {;.; ;' > retainuthe i1ed geotechnices Of a cal :investigationlof the subject .- ..1 drop a y. -deTh d g but not • • property. This investigation shall address, ;:•;: . .L:4 necessarily be limited to the folloxing:. `build3ng site ' feasibility, recommendations fora siteeprep ra tiandand ub- ., �. oadxay •design criteri , .;f grading, F � and preliminary design • ..+'-t� - surface drainageiczprovements,wa l prane r.esidrY des foun- recommendations for retaining dations. Subsurface exploration ami at�rcharacterize the ,r laboratory testing shall be performed ,. engineeri'ng -preperties of site earth matAtia1 and exist- As part of, the evaluation ing artificial fill materials. , Asconcerns stated of building site fe siblity, • in the letter from illiam Cotton abe• As l'�ciate3 dated , August 31, 1988 and attached shall The results of the geotechnical iwedsandation apProBeall be • • sown ee to the Town Cityto be Engineerepr ior: to ;approval of the ^._z. 1 Town Geologist and ,_ ; • Final Map. . :. _ . clinical Plan Review - The •develop'-r' s geotechnical 34. Gense rove all geotechnical consultant shall review and aPP 'site preparation `. aspects of the development plans ( i.e. , site drainage improvementsand esign par am " param- eters grading, F • ' eters for foundations and roadways)ito t The - recommendations have been properlyt incorporated. oprporate buildingTe consultant shall also verify site which is feasible from • envelopes contain a building a geotechnical standpoint. The results of the pIlan review shall be summarized by the geotechnical consul tant iand approvala letter npciormtotapprovalto the • Town Engineer for review of the Final Map. ection - A Deed Restriction shall 35 . beorecoriedl Field nP Map and a Note' recorded on . thMel)be recorded withhFie nal asafollows : • face of he Final Me Field Inspection - The geoteichnical consul- . Geotechnical approve all tont shall inspect , test (as needed ) , and • • I , I N, • P. .e,• . i • • I :squawa3Tnba1 2uTMotto3 ou dsW ISUT3. aug' 3o aos3 auq uo paostd agou u pus 4:101;1W auq a aooaa aq tieus uoTgo1agsad paaa v •07 teuT,� auk 4qTn PP : paga:zodJoouT eq S'07 Pus 'x•07 'Z•07 ' VC7 Isnoaddy 30. suoTgTpuoa 2uTnotiO3 aug uT sgaxoeaq uT uMous• spaoM au; geug spuawwooaa' uoTssTwwoo 2USuueid at4J, •Y gT x uo uMous- se quawase3 uoT4enaasuoa 8 10 .uoT;EPJOoe.1 . qIua4, Xq- pagoagoad eq tTgus 8 401 uo pus/lett nottTM euy 6 x uo unous sa '51. .pue ' ;'t. 'Cl. 'Zl. -'Z s401Y 2 UTu S en.ias.uoG 8 I0 uoTgePaooaa aug 3o s.ga.zg T guaaiasEg .uoT Aq Pagoagoad eqttgys PugipcoM x80 4usoS3Su8Ts Io seaay '8: 4 I 462. 1- , . _ • � I+1 GNY t.OL3C31 • Y 474Tux3 uo uMoys 88 ZC pus ;.5 '05 Pug : l.Z s,. .1, 'Z1. 8401 Io scans UT quawasg3 Pug OZ 66 '.96 •bl. Pu uoTggnaasuoG 8 3o uoTqe iaooaa auq •Aq PagoTagsaa eq ttegs adots quaoaad 0us44 aagsaab 3o. seaae UT 4U0Wd0IBABC1 'L5 • •xoeggee geyg -uTtOTM 2uTPtTnq ,•. ou 2uTMotig uoTgojagsaa a. q Pug •gina3 au; woaT Koggga5 • 4 :: • uoSggqgHuewnK ayg 2440u deW teuTd auq 30 aoe, aug uopaosid egou pue deW teuj3 auq q TA PaPaooaa eq tus uoTgoSagsaa peed Y • •dewanTgsguay auq uo unous 813 deW tugs oe. a 9� teuj3 auq uo PaPaooaa eq tiy x qq S uojgegTgsH uewnH Y • • • •egTwsad ,w g `�unoy aug oq PaggTwq uawdotets0P aglB Io tu, ojdde oq aojad najnaa . o; aaauT2u3 tis' pus aaggat e uT guegtnsuoo Teo new, oa oad eug Io suoTg Tugoagoa8 aug .�q Pagjaosap - egoadsuj asa�g IO. agtnsaa au,L -jpuoo gijnq-se ayq Pus Quojq. • , • t•:- '..• ...:., , 0 • •egaaouoo pus taaq s 44. • 1 oo auanaoetu ,eqq ogaojad viten BUTujegaa pue cuojq eP • . 1 -unTLos euojgeneoxa- pu 'squawanoadwT e8euTOJPeoo3ans Sir . -qns . pue n8 agjV liujpsa8 pue -uoiqsaedaad ogjg :oq ai.... pagium eq AvOugeaoau yu lnq •apntouj mow) QuoTgoads ;,, -LIT eta , uojgomnouoo goacoad =o pgoedQv Zvo u oa o8 ,, . ' , 0061 '6Z aogwogdas - 0 ©lied 006:b 'S aog0go0 Jo 8ujano) tjouno0 X470 y : enueAY goadsoad pue OATJQ xooagouogs • iue - 00-Y WIN dYW Wall/MIL 'r�. . , yoo.t. t' (. ;o s P '1 I : - �.�. . �...,,.r,�,;s.:. d0 'IVAOl1ddY .d0 SNOIS.IaNO0 w,�. . `a3QN3WW033U 3,�VIS GUY NOISSIWWO NINNY'ld . : ti, . ' . �.� A`•,.;,, ® � .tag �..- „, 411 11 . , ;;� ,•w"� ��NL'AND STIFF fCCOMMCNDED ' ' PLANNING OMMI k� CONDITIONS OF AFP ROVAL OF TENTATIVE; MAP k'�M 4-p3 - lands of McCulloch . ''? Stonebrook Driv and f Prospect Avenue uQ . f, ,' City Council He ring ofOctober5, 9 • Paso 9 - :eptem or 29. 9 ' •� : ' ermitted near the shall �1 40.1 No tosystemsiof • aitreesa[measuringp2O"*at' 4' from the *circunfercnco root a stems of any and roots exposed during . •.,•, ,, ground] proposed to remain, gradingshall be quicklyrecovered0to) pr.ot'ect them from essiction, ( 3IDIDBy C� • imbs or roots of trees ,[measuring 20"*circere�rsoe.r� .. . 40.2 The 4 'remove ofe any' limbs ion Shall treebi ,��.� ;a at from the ground$udervisionnotracgion shall be ac- ,' complished • under the p 10/5/88) 'V. surgeon. ( � BY "`t i * �anfcreoe ;'" 40. 3 Native trees [measuring 20• "*at 4' from thejground] which , must a removed for road cctwontreesl be',for everyco Ots�� BY OCA w' : ' , by pEs ofnear the same species, possible.removed, �s near to the site of removal as ,p 10J51E8) with nat; ve species of trees and shrubs shall , wildlife use qk be uLandscaping �� be undertaken wherever possible to enhance ; • of the ar a, where wirldlife use and residential use of the land ill be ccmpatible . *circumference' " ';" exist ng oak trees [measuring 20” *at 4I! from the • The ori Lots 1 , 21, and 24 shall be maintained and 1rc-Ba9 ' ground]tested , a d shall not be removed. ( f0. BY COCJNC See Below *' ►t � ; P 0.}!T T1t/� A}ta Zl^/;yT l\J ` _ non conforming by this subdivision 41 . All structures madeprior to recur- • . shall be Final , or ,or.s bondetobthensatifaction of the cation of Final Map, r, posted to ensure !that the build- ".; Director ctor �f Public. Works ; 1 • D_.e , • ir.gs will be removed. 12� 13, and 14 4 • 2. The lot cionfiguration in the area o2 �ots fin the area, shall be redesigned to create only i r� building site not each of which shall �meet�jalloGenneral Plan 'and Subdivis on Ordinance requirements Of percent slope ; the Human Habita- tiontSe bin an areaomthee 30 and the tion Setback• '_'rotn. earthquake fault, be an area of siEnificaint 'Oak M'a=iectdthis as $recontigura;tion.hown on A� . i .Final Ma� shall r circumference at: 4' this st i fen which are cir f cabling of all trees on eon arx1 the'need for tr.rmting, 40.6 An ll be inventory a �fiod tree surgeon Public Works. shall be coracle tryec �N� be reported to'the Director of PuJ or bow • �-u�.l other l uhail er steps shall wprior to recordation of the final rmaP;;u;�ividcr ctk�ll perform U� work P 13? ��CIL 10/5/88) done. (ADDID t.ci insure that this work is n��k Circle tall and maintain street freecon Stonebr . 40.7 ,for thehe lenuth ivider shall. i ler)th of theirprova nt. bond. (QLD BY! ODU,CZL 10/� 4111.111MIDL ^ )•1• ! ! ' r;.• ' ii.M., 'r .r'� ''�;..i!4,,, •/M' Mw....yr'• ,:. •y`, '1� ,• lr �� � ;C �'�: h� �7�`�'�v�Alb. / �1••�S F4�i.4V,y �• ,\1..S 1I: •I .' . . .•: � � t, PLANNIN OMMIS: ION' AND STAFF f ECOMMCNDED ' ''.",•' , ..,•1'', , CONbITJOFI3 OF APPROVAL OF \ �',� TENTATIVE MAP #TM• A-88 - tends of McCulloch. Stonebrook Drive and Prospect Avenuo. of October, 5, 1980 . • . , i' 4 City Council Hearing 'V . . September 29, 1988 ^,v7. Page 10 . 43. A note requiring execution and recordation of relinquish- , . ,-' ' ment of access fromany logia of the subdivision directly � onto Stonebrook Drive shall be recorded on the .face of • ", the Final Map. ,- See Belot./ •-•. ;•.`; PrRMTT? PrOUTREDMa 44 . The developer shall obtain the permits necessary to allow , discharge of .storm drain waters onto the State of Cali • - fornia , 1-=y11,17property. This is to be done prior to : • *.:k :i ,, recordation of the Final Map. *I-280 WIEZEIED BY COUNCIL 10/5/88) FTP7AL NAP s 45. The lots shown as Parcels A and B on the Tentative Map r, shall be shown on the Final Map as lots within Thethis sossub- ,�+ . division, and shall be numbered accordingly. i, figuration of Parcels A and B as shown on the Final 'Map shall conform to all applicable requirements of the Los •M, Altos Hills Zoning and Subdivision Ordinances. • '— Final othe enxabandone.dingress/egress time ofeasement recordationthe ofithe as ,`• ` not been a. Final Final Map, the easement shall be shown on the shall Mbeap • "R�` and , prior to recordation .of the Final Map s-4; shown to the 'satisfaction of the Town that a building site exists between the required setback ofathe ec easement • ?:Y• and the conservation easement on the tobr.•_ the ingress/egress easement. -;h'• • '.r'xy "^ $1 shall be restricted to 4,500 square feet ra u r.t.r floor area and Lot r 2 ` '' t, to 5 000 square feet maxim= floor area. (ADDED BY CI S== �- _ �':,ha+l be restricted ; 10/5/$0) . x- •�3, story. (ADDED BY ^..J'(1i� 10/5/r) . :;mss on Lots 117. and 1..6 shall be lir,. to one `.J.b. laratiCn of Conditions, �bv ",`s and - 43.c. A condition shall be included in the Dec �. Restrictions statin that Lots I8 and 118 !shall not be farther subdividable. • t$�. (ADDED BY C�U:�C IL 10/5/88) . • y5. The owners of parcels A and B as shown on the tentative map and the developer M { agreement providing thattle subdivider shall install i'•rove 11'` shall ro/uz into an he ' =, 1 mints r�zluiral for the subdivision also on parcels A and B at developer'd expanse, • • for its review zl.� the form of �,r+►ich y1recnxnt shall be ru2n�ittod to the Z l .� ar �rova1 prior to filii of the final m,p Upon ar,lz�••oval of the inprovcsz'en : : a'�rctirti'sit, parcels A and I3 may to climin Z ted from tho final map. (AMENDED BY 7, cz.11Jt7 11. 10/5/uu) . ,..� qQ• prior to recordation of the finalmap,� t Williamson (1�DUID contracts COUNCIL ��tri ) :' .the property uhall )cavo cxl�ir�c1 . � � . ! 'i • 1 r� .1 4, i. Y • •.i' .;'; • %. "4"14P4• ,_ . _ _ • -----2-'11r;--- -..7-:--4-4,-- - t..!•WfirStit._ ... •u- ,.. . . ,..4., ..c . • • . •• --- .';-s st1.- :: --7: " - . - -.•.&--. ---44 . . -- r-: `;7 --"-_, • • . •-• -- -------• `• - - . . . -.- : . . - , k_73\.71 Z-•-. 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Cr Z .. 0.='. . . ei 0 e3 a r•"c5 • n' 0 i•-•• • 0 - Ca i•-• • X = o' ... ,. - , . • . . . - . .. - • • • -- • . .-- . . • 1 . .1., �• 330 Village Lane VV illi am C®t�tv ri Los Gatos, California 95030 and Associates (408) 354-5542 July 25, 1995 L3145 ti Jut 7 TOWN 01Los gcr 0 OSh/`LS TO: Susan Manca Planner TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, California 94022 SUBJECT: Preliminary Geotechnical Review RE: Lohr, File #120-95-ZP-SD-GD 12101 Oak Park Court (Lot 2) At your request, we have completed a preliminary geotechnical review of the applications for house construction using: • Site Development Plan Review (letter) prepared by Terrasearch, dated June 28, 1995; • Site Development Plan (1 sheet, 20-scale) prepared by Giuliani & Kull, dated June 26, 1995; • Floor Plans and Elevations (5 sheets, 4-scale), unsigned, dated June 1995; and • Geotechnical Investigation - Lands of McCullouch (report) prepared by Edward Hay, dated June 16, 1988. In addition we have reviewed pertinent documents from our. office files and completed a recent site inspection. DISCUSSION The applicant proposes to construct a residence in the central portion of the lot. Access to the residence would be provided by a joint driveway serving Lot 2 and Lot 3. This driveway and associated retaining walls were under construction during our'recent field inspection. We understand that the construction of this driveway was approved as part of the building permits for Lot 3. Our current review does not address geotechnical aspects of the driveway construction. - ENGINEERING GEOLOGY • ENVIRONMENTAL EARTH SCIENCES • FOUNDATION ENGINEERING • Susan Manca July 25, 1995 Page 2 L3145 Estimated earthwork quantities for site development are 400 cubic yards of cut and 540 cubic yarlds of fill. We understand that proposed retaining walls, both upslope and downslope of the house (reaching approximately 4 to 5 feet in height), may be geo- grid reinforced Keystone walls. The referenced Development Plan does not provide details of proposed drainage improvements beyond basic flow directions. We understand that details of final site drainage design is to be prepared by the project engineer and approved by the project geotechnical consultant and Town Engineer. Attention should be given to verification that adequate drainage measures are proposed to convey water from the natural drainage channel located approximately 30 feet east of the residence. SITE CONDITIONS The vicinity of the proposed house site is generally characterized by moderately steep (25 percent inclination) northeast-facing hill slopes. Drainage is characterized by sheet flow to the northeast, and concentrated flow within a natural channel located to the east of the house site. I According to subdivision-level geologic investigation (Hay 1988), the site is underlain, at depth,by sandy to silty shale of the Monterey Formation. The bedrock is overlain by potentially expansive silty clay (colluvium). A potentially active fault has been mapped approximately 160 feet south of the proposed house site. CONCLUSIONS AND RECOMMENDED ACTION Proposed site development appears generally feasible as proposed. However, proposed final grades near the northwestern corner of the residence (master bedroom vicinity) as indicated on the Site Development Plan, do not appear consistent with the stated building pad elevation. There is an apparent 7-foot vertical mismatch in grade between the proposed final contour elevation and thestated pad elevation. Supplemental explanation or appropriate plan adjustments to address this issue should be submitted to the Town Planner for review prior to acceptance of the proposed design. Any necessary plan changes are very unlikely to adversely impact project feasibility. Prior to issuance of permits for site grading or construction,we recommend that the following items be satisfactorily addressed. 1. Supplemental Document Review - The site Geotechnical Investigation prepared by Terrasearch (dated August 5, 1994), and the final site grading plan should be submitted to the Town Geotechnical Consultant for review and approval. TI rrasearch should prepare and submit necessary geotechnical design parameters for Keystone walls if such walls are part of the p oject design. 2. Geotechnical Plan Review - The apps geotechnical eotechnical consultant shall review and approve all geotechnical aspects of the final building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations and retaining walls) to ensure that his recommendations have been properly incorporated. William Cotton and Associates • Susan Manca I July 25, 1995 Page 3 L3145 The results of the plan review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review and approval prior to issuance of building permits. Respectfully submitted, WILLIAM COTTON AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT GLf Ted Sayre Senior Engineering Geologist 0)-al-A )1 4-271°)-1-"/ a William R. Cotton Principle Engineering Geologist CEG 882 WRC:TS:rb I -- William Cotton and Associates