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TOWN OF LOS ALTOS HILLS December 13, 1995
Staff Report to the Planning Commission
RE: REQUEST FOR A SITE DEVELOPMENT PERMIT FOR A MAJOR
ADDITION TO AN EXISTING RESIDENCE; LANDS OF TAM; 14297
SADDLE MOUNTAIN DRIVE.
FROM: Suzanne Davis,Planner S
APPROVED BY: Curtis S.Williams,Planning Direc
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended
conditions.
BACKGROUND
The subject property is located on the private extension of Saddle Mountain
Drive. The lot was created as part of Parcel Map 532-M-31-32 which was
recorded in August 1984. The Saddle Mountain Drive right-of-way bisects the
property so that there are portions of the lot on both sides of the road. The area
on the westerly side of the road is in a conservation and storm drain easement.
The gross lot area of 4.48 acres is reduced to a net acreage of 3.62 acres since the
Saddle Mountain Drive right-of-way isdeducted as specified by Section 10-1.206
of the Zoning Ordinance.
CODE REQUIREMENTS
In accordance with Section 10-2.301 of the Site Development Ordinance, the
proposed project has been referred to the Planning Commission for review as it
includes an addition exceeding 900 square feet.
DISCUSSION
Site Data:
Net Lot Area: 3.62 acres
Average Slope: 29.2%
Lot Unit Factor: 2.13
Floor Area and Development Area:
Area Max. Prop. Exist. Incrs. Left
Devel. 16,614 10,727 7,987 +2,740 +5,887
Floor 10,735 7,760 5,020 +2,740 +2,975
Planning Commission
December 13J 1995
Lands of Tam
Page 2
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Architecture &Site
�
The applicants are requesting approval of a Site Development Permit for a major
addition to an existing two-story residence with a basement. The proposed
addition is 2, 40 square feet, and will be made at the!rear of the house. No other
improvements are proposed. Although the house has a three story facade on the
south side,this existing situation will not be exacerbated with the addition which
will be made at the rear of the house and will be one story.
ji
Exterior materials for the'new construction will match those existing: wood
siding, wood windows, doors and trim, and wood shdke roofing. No skylights
are proposed. If the exterior colors are changed the Planning Department will
review the proposed colors,for compliance with the Town's adopted color bd,ard.
During siteanalysis staff Suggested that the applicant consider changing. the
exterior color since it is very light and the house is highly visible from
surrounding properties. If the Planning Commission decides that this should be
a requirement,a condition of approval will need to be added.
The highest point of the house is 26 feet as measured from existing grade. he
height will not be changed,with the proposed project.; The highest point o i the
addition will to 17 feet six inches as measured from finished grade. The addition
would bring the total floor area to 7,760 square feet, including the basement and
garage level. The MDA and MFA would be well below the maximums allowed
for the property.
I �
Trees &Landscaping
No trees will be removed for the project. The addition will not be close to any
surrounding neighbors,but some new landscaping will be needed for mitigation
screening. Staff has included a condition requiring additional planting) for
mitigation screening and/o'r erosion control.
Parking &Driveway
There are presently three parking spaces in the garage and one uncovered space.
1.
No changes will be made td the existing driveway and turnaround area.
1
Plan Review Comments
The Engineering Department has reviewed the plans and has recommended
conditions of approval, as specified in Attachment 1. The only grading which is
required to construct the addition is the excavation for the foundation. Final
drainage will be reviewed by the Engineering Department, and any deficiencies
wilthe required to be corrected,prior to final inspection.
1
Planning Commission
December 13, 1995
Lands of Tam
Page 3
Attachment 5 shows the location of the existing sanitary sewer line in Saddle
Mountain Drive relative to the Tam property. The Town's policy is to require
major projects to connect to public sanitary sewer when the property is less than
400' from the nearest sewer line. While the Tam property is within 400' of the
existing sanitary sewer line, the portion of their property which is not in a
conservation easement is beyond the 400' distance. The Planning Commission
should discuss whether this property should be required to connect to sanitary
sewer or allowed to remain on septic. This issue was discussed in 1994 when the
Chan residence was approved on the adjacent property to the south. The Chan
project was approved with a septic system because the only way to provide
sewer service would be to use a pump. This same situation applies to the
applicant's property. Santa Clara County Environmental Health Services has
approved the project with the requirement that 359 feet of leach lines be added to
the existing septic system.
The Town's geotechnical consultant,William Cotton& Associates, has reviewed
the geotechnical reports and development plans, and has visited the site. The
Town Geologist's recommendations have been included in condition#9.
The Fire Department has requested that the property address be clearly visible
from Saddle Mountain Drive and that the property be kept clear of debris and
flammable materials during construction. These requirements have been
incorporated into the conditions of approval.
The Pathways Committee has requested that the Type IIB path along Saddle
Mountain Drive be rehabilitated (see Attachment 4). The pathway was originally
installed as part of the subdivision improvements for Parcel Map 532. The work
on the path will be done to the satisfaction of the Engineering Department,prior
to final inspection. Staff is available, to answer any questions from the
Commission or any member of the community.
ATTACHMENTS:
1. Recommended Conditions of Approval
2. Letter from William Cotton&Associates,received October 30, 1995 (three
pages)
3. Letter from Los Altos Fire Department received October 5, 1995 (one page)
4. Pathways Committee recommendation(one page)
5. Sewer line exhibit
6. Worksheet#2
7. Development plans: site,floor and roof plans and elevations (four sheets)
cc: Kim Tam
P. O. Box 26128
San Jose,CA 95159
j
Planning Co 'ssion
December 13, 1995 ! I
Lands of Tam
Page 4
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A
MAJOR ADDITION&REMODEL
I '
LANDS OF TAM-14297 SADDLE MOUNTAIN DRIVE 1
II
A. PLANNING DEPARTMENT:
1. Any changes or modifications to the approved plans shall be
I pproved by the Planning Director or the Planning Commission,
epending onl the scope of the changes. I I
2. All new outdoor lighting including fixtures to be placed onl the
house must be approved by the Planning Department prior to
installation. Lighting shall be low level,low wattage, and shall not
reflect or encroach on adjacent properties. No lighting may, be
placed withinlsetbacks except for two entry or driveway lights.
3. Subsequent to final framing, a landscape screening and erosion
control plan shall be reviewed by the Site Development Committee.
Particular attention shall be given to plantings which will be
adequate to break up the view of ,.the new residence from
surrounding properties and streets. All landscaping required for
screening puilposes or for erosion control (as determined by,the
City Engineer) must be installed prior to final inspection,unless the
Planning Director finds that unusual I circumstances, such as
weather or site conditions, require that planting be delayed.' In
hose instances, a deposit of an amount equal to the cost of
andscape materials and installation,!to the satisfaction of 1 the
lanning Director, shall be submitted to,the Town. Landscaping
shall in any event be installed not later:than six months after final
inspection,or the deposit will be forfeited.;
4. A landscape maintenance deposit (or certificate of deposit),equal to
the cost of materials and installation for all landscaping required
for screening purposes or for erosion control (as determined by the
City Engineer),but not to exceed$5,000.00, shall be posted prior!to
final inspection. An inspection of the landscape to ensure adequate
establishment land maintenance shall be made two years after
installation. The deposit will be released at that time if the 1
p lantings remain viable.
5. Skylights, if utilized, shall be designed',arid constructed to reduce
miffed light. iNo lighting may be placed within the skylight weds.
11 1
1
I
Planning Commission
December 13, 1995
Lands of Tam
Page 5
6. Paint colors, if changed, shall be chosen by the applicant and
approved by staff in conformance with the Town's adopted color
board, and shall exhibit a light reflectivity value of 50 or less. Roofs
shall have a light reflectivity value of 40 or less. White trim area
shall be minimized, particularly on large surfaces such as doors,
columns,railings and trellises. Color samples shall be submitted to
the Planning Department for approval prior to painting the exterior
of the residence. All structures shall be painted in conformance
with the approved color(s) prior to final inspection.
7. Fire retardant roofing is required for the new construction.
8. At the time of foundation inspection for the addition, the location,
and elevation of the new construction shall be certified in writing
by a registered civil engineer or licensed land surveyor as being
in/at the approved locations, and elevation shown on the approved
site development plan.
B. ENGINEERING DEPARTMENT:
9. As recommended by William Cotton & Associates in their reports
dated October 30, 1995, the applicant shall comply with the
following:
a. The project geotechnical consultant shall review all
geotechnical aspects of the construction drawings and shall
summarize the results in a letter which shall be submitted to
the Town Engineering Department for approval, prior to
acceptance of plans for building plan check.
b. The project geotechnical consultant shall describe the results
of inspections and as-built conditions of the project in a letter
to be submitted to the Town Engineering Department prior
to final inspection. The consultant shall observe pier drilling
operations and shall address whether deepening of piers
along the western side of the addition is necessary.
For further details on the above requirements, please reference the
letters from William Cotton&Associates dated October 30. 1995.
10. 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
i
i
Planning Commission
December 1311995 i
Lands of Tam
Page 6
deficiencies corrected to the satisfaction of the Engineering
Department prior to final inspection A final letter shall be
submitted from the project engineer stating that the site drainage
was constructed in conformance with ';the approved plans ;and
recommendations prior to final inspection.
11. An erosion arid sediment control plan shall be submitted for review
and approval by the Engineering Department prior to acceptance of
Tans for building plan check. The contractor and the property owner
shall comply; with all appropriate requirements of the Town's
I DES permit relative to grading and erosion/sediment control.
11 areas on 'the site that have the native soil disturbed shall be
protected for erosion control during the rainy season and shall be
replanted prior to final inspection. j
12. . Any, and all, changes to the approved,grading and drainage plan
' hall first be approved by the Town Engineering Department.; No
grading shall take place during the grading moratorium between
ovember 1 and April 1 except with prior approval from the City
ngineer. No grading shall take place within ten feet of any
' roperty line.)
I
13. The property, owner shall inform the Town of any damage and
shall repair arty damage caused by the construction of the project to
pathways, private driveways, and public and private roadways,
prior to final inspection and release of occupancy permits and shall
provide the Town with photographs of the existing conditions of
he roadways and pathways prior to acceptance of plans for building
lan check.
I
14. wo copies of a grading and construction operation plan shall be
submitted bye 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 plan shall address
truck traffic 1 issues regarding dust, 'noise, and vehicular and
pedestrian traffic safety on Saddle Mountain Drive and
surrounding roadways; storage of construction materials;
placement of sanitary facilities; clean up area; parking 1 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.
1
Planning Commission
December 13, 1995
Lands of Tam
Page 7
15. Any new public utility services serving this property shall be
undergrounded.
16. The property owner shall be required to connect to sanitary sewer
service prior to final project inspection. A plan showing the
extension of the sanitary sewer main in Saddle Mountain Drive
shall be prepared by a registered civil engineer and shall be
submitted to and approved by the Engineering Department prior to
submittal of plans for building plan check. A mylar copy of the
sanitary sewer plan showing the constructed sewer line shall be
submitted to the Town prior to final inspection.
17. Final approval of the septic system shall be obtained from the Santa
Clara County Health Department, and two stamped, signed plans
shall be submitted to the Town, prior to acceptance of plans for
building plan check.
C. FIRE DEPARTMENT
18. During the construction process,the building site and surroundings
shall be kept clear of debris and flammable materials.
19. The property address shall be placed on the property so that it is
clearly visible and legible from Fremont Road. The address
numbers shall contrast with the background color.
Upon completion of construction,a final inspection shall be set with the Planning
Department and Engineering Department at least two weeks prior to final inspection.
CONDITION NUMBERS 11,13,14,16 AND 17 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. ALL OTHER
CONDITIONS MUST BE SATISFIED PRIOR TO FINAL INSPECTION.
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 December 13, 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.
GEOTECHNICAL CONSULTANTS
William Cotton 330 Village Lane
Los Gatos, California 95030
and Associates (408) 354-5542
ATTACH
Pl rGmT 2.
October 30, 1995
L1417C
RECEIVED
OCT 3O 1995
TOWN OF LOS ALTOS HILLS
TO: Suzanne Davis
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills,California 94022
SUBJECT: Geotechnical Review
RE: Tam Addition
14297 Saddle Mountain Drive
At your request, we have completed a geotechnical review of the application for
proposed construction using:
• Geotechnical Investigation and Update (letter) prepared by
Terrasearch,dated August 14, 1995;
• Subsurface Investigation Update and Additional Recommendations
(letter) prepared by Terrasearch, dated December 17, 1987;
• Schwarz Subdivision Geotechnical Investigation (report) prepared by
Terrasearch, dated June 22, 1983;and
• Site Plan and grading Plan (1 sheet) prepared by Lee Engineering,
dated September 22, 1995.
In addition, we have reviewed pertinent technical documents from our office
files and completed a recent site inspection.
DISCUSSION
The applicant proposes to construct a one-story addition onto the northern
portion of the existing residence. Proposed grading is to consist of an estimated 250
cubic yards of cut and 200 cubic yards of fill to create a flat building pad and to alter a
portion of existing hillslopes located immediately northeast of the addition site.
ENGINEERING GEOLOGY • ENVIRONMENTAL EARTH SCIENCES • FOUNDATION ENGINEERING
- Suzanne Davis October 30, 1995
• Page 2 L1417C
SITE CONDITIONS
I
The vicinity of the proposed addition site is generally characterized by a gently
inclined, combination cut and fill bench. Graded slopes extending from the edge of!the
building pad aid down to saddle Mountain Road are steeply,inclined (approximately 50
percent). Native and graded slopes located to the northeast of the addition site are'
moderately steep to steep (approximately 20 to 50 percent).
The proposed addition site is underlain, at depth, by bedrock materials of the
Santa Clara Formation which dip approximately 10 to 20 degrees to the southwest. As
previously noted by the project geotechnical consultant, this bedding orientation results
in the potentia for excavations to expose potentially adverse dip-slope conditions.
Bedrock materials are overlain by potentially expansive sandy to silty clay (colluvium
and artificial fill).
CONCLUSIONS AND RECOMMENDED ACTION
The proposed addition construction appears to be feasible from a geotechnical
perspective. As indicated by the project geotechnical consultant,pier foundations along
the west side of the addition may need to be deepened [i.e., depending on the depth and
engineering properties of surficial materials encountered] and the final depth is tobe
determined during pier drilling by the soil engineer. In addition,the proposed cut slope
to the northeast of the addition should be closely inspected by the geotechnical
consultant for indications of potentially adverse dip slope conditions. Necessary slope
flattening or of her appropriate mitigation measures should be recommended if
potentially unstable slope conditions are identified.
We recommend geotechnical approval of permit applications for proposed
construction with the following conditions:
I '
1. Geotechnical Plan Review - The applicant's geotechnical consultant
shall review and approve all geotechnical aspects of the final grading
and construction plans (i.e., site preparation and grading, site I
drainage improvements and design parameters for foundations and
retaiing walls) to ensure that his recommendations have been
incorporated.
The esults 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.
2. Geotechnical Field Inspection - The geotechnical consultant shall
inspct, test (as needed), and approve all geotechnical aspects of the
project construction. The inspections should include, but not
nece sarily 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. The consultant shall specifically observe pier drilling
operations and address whether deepening of piers along the
western side of they addition is prudent. The consultant shall also
examine cut slopes for potential dip-slope conditions and
recommend appropriate mitigation measures if,potentially unstable
slope'conditions are identified.
William Cotton and Associates
Suzanne Davis October 30, 1995
' Page 3 L1417C
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
C/-c"=( leri&--
Ted Sayre
Senior ngineering Geologist
Q.11/64/4 .
William R. Cotton
Principal Engineering Geologist
CEG 882
WRC:TS:rb
William Cotton and Associates
• CITY OF LOS ALTOS M�11T
Og Allo FIRE DEPARTMENT •�,
v cl' 10 Almond Avenue
Los Altos, California 94022-2201 . s
10<* Tel: (415) 948-2404 i
Fax: (415) 949-2692
October 5, 1995
Suzanne Davis, Planner RECEIVED
Town of Los Altos Hills 0 C T b 199b26379 Fremont Road
Los Altos Hills CA 94022 TOWN OF LOS I,TCS HIV r
RE: File#180-95-ZP-SD-GD
Lands of Tam
14297 Saddle Mountain Drive
Major Addition
Dear Suzanne;
Notes to Applicant:
Approved numbers or addresses shall be placed on all new and existing buildings in such a
position as to be plainly visible and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
1988 UFC, Section 10.208(a)
During construction process, building site and surrounding property shall be cleared of debris and
flammable materials so as not to create a fire hazard.
1988 UFC, Section 11.201(a)
Sincerely,
, ,
Daniel Dunlap I
Fire Marshal
RESPONSIVE-INNOVATIVE-CONCERNED
Town of Los Altos Hills
Committee on Pathways, Recreation and Par144.
Meeting Agenda for Monday, October 23, 1995
00.
4-
Call
to order, 7:30 pm, Town Hall �' c)D 46
Roll Call `�.
Approval of Minutes 1 ,t
Announcements
Reports from Council, Planning Commission & Site Development
Meetings
Old Business
Pathways Day review
Page Mill/Arastradero bicycle facilities
Pathways element of General Plan (see draft memo, attached)
Path from Page Mill Road at Matadero Creek fenced closed on the
backside of 27947 Via Ventana.
New Business
25500 Burke Lane; Lands of Kash: Construct II-B path along both
Burke Road and Burke Lane.
26875 Elena Road; Lands of Parikh: No request, but street number
should be made even.
27880 Fawn Creek Court; Lands of Basiji: No request.
25685 Fernhill Drive; Lands of Schram: Restore II-B path along
Fernhill (currently gravel).
26089 Fremont; Lands of Weiler: Construct II-B path along Fremont.
25701 Lomita Linda Court; Lands of Lambert: No request.
12-109 Oak Park Court; Lands of Lohr: Restore II-B path along Oak
Park Court.
13671 Old Altos Road; Lands of Neal: Construct II-B path along Old
Altos.
14297 Saddle Mountain Drive; Lands of Tam: Restore II-B path along
I Saddle Mountain Drive.
28138 Story Hill Lane; Lands of Pang: Acquire pathway easement from
Story Hill Lane to the existing path leading to Bandera. Path easement
should go along West border of property with diagonal segment
leading to Story Hill Lane.
Presentations from the floor
Adjournment
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Al -I AC_H 1\116111-
TOWN OF LOS ALTOS HILLS
26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX (415)941-3160
PLANNING DEP
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME Ki m •7(1 1
PROPERTY ADDRESS 1 L 97 S1WI L It!r 1Q / L 1114-
CALCULATED
µCALCULATED BY k I Y►'� .7471 DATE /2 „._
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part B) Solo a 740 7 7£v
B. Decking J 07 ) 0 7
C. Driveway and Parking
(Measured 100' along centerline) L 2..
6a
D. Patios and Walkways 2_40
E. Tennis Court
F. Pool and Decking
G. Accessory Buildings (from Part B)
H. Any other coverage
TOTALS 79 7 a, 7 /C / 0, 72-7
Maximum Development Area Allowed - MDA (from Worksheet #1)
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor 2I Z '0
557 c
b. 2nd Floor 1 � j 1 5f 2_
c. Attic and Basement
d. Garage 6 7 Z G-72_
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
• c. Attic and Basement
TOTALS . Ci 7-7 40 7 7k
Maximum Floor Area Allowed - MFA (from Worksheet #1) ( 01 -735
( TOWN USE ONLY CHECKED BY &Z -f rl- IAV/S DATE (O(2- 1
Revised 12/09/93 LRL: MAC HD/ORIGINALS/PLANNING/Worksheet#2