HomeMy WebLinkAboutItem 3.2TOWN OF LOS ALTOS HILLS August 12, 2004
Staff Report to the Plannine Commission
RE: CONDITIONAL DEVELOPMENT PERMIT FOR A NEW RESIDENCE; LANDS
OF CHO; 13389 WILDCREST DRIVE; #111-04-ZP-SD-GD-CDP.
FROM: Debbie Pedro, Associate Planner
APPROVED BY: Carl Cahill, Planning Director C.(.�
That the Planning Commission:
Approve the requested Conditional Development Permit, subject to the recommended
conditions and findings of approval in Attachments 1 and 2.
BACKGROUND
The subject property is a hillside lot located on the south side of Wildcrest Drive. An
existing two-story residence with an attached garage is situated on the upper, southern
portion of the lot with steep slopes directly above and below the building pad.
Surrounding uses include single-family homes on adjacent parcels to the east, west, and
south and across Wildcrest Drive to the north. The applicant is proposing to demolish the
existing building on the site and construct a new two-story residence with an attached
garage.
As required by Section 10-1.1104 of the Zoning Code, this application for a new
residence has been forwarded to the Planning Commission for review and approval. A
Conditional Development Permit is required any time a proposed project is located on a
property with a Lot Unit Factor (LUF) of 0.50 or less.
Pursuant to Section 10-1.1107(3) of the Zoning Ordinance, the Planning Commission, in
reviewing a Conditional Development Permit application, determines whether the
proposed development meet the objectives and standards of the Town by considering
evidence in support of four necessary findings. The applicant has prepared Findings for
approval of the Conditional Development Permit for the Commission's review
(Attachment 2). In addition, the Zoning and Site Development sections of the Municipal
Code are used to evaluate new residences including building siting, floor and
development area limitations, grading, drainage, height, setbacks, visibility, and parking
requirements.
Staff Report to the Planning Commission
Lands of Cho
13389 Wildcrest Drive
August 12, 2004
Page 2 of 12
DISCUSSION
Site Data:
Gross Lot Area:
1.006 acres
Net Lot Area:
0.981 acres
Average Slope:
35.0%
Lot Unit Factor:
0.455
Floor Area and Development Area:
Area (sq. ft.) Maximum Existing Proposed Increase Remaining
Development 6,650 7,000 6,621 -379 29
Floor 4,550 2,770 4,468 1,698 82
Site and Architecture
The applicant is requesting approval of a Conditional Development Permit for a 4,468 sq.
ft. two-story residence with an attached garage. Constrained by steep topography, the
proposed home is sited in approximately the same location as the existing structure. The
first floor of the new residence has 2,745 sq. ft. of floor area and contains a foyer, living
room, family room, dining room, kitchen, guest bedroom, utility rooms and a three -car
garage. The second floor has 1,723 sq. ft. of living area and includes three bedrooms,
three bathrooms, a study and a playroom. The proposed building meets the setback,
height, floor area and development area requirements established in Title 10, Zoning and
Site Development, of the Los Altos Bills Municipal Code. The maximum building height
on a vertical plane and the maximum height of the building from the lowest point to the
highest point is 26'l I".
Proposed materials on the house include cement plaster finish exterior, vinyl windows,
wrought iron railings, and concrete flat roof tiles. Several skylights are proposed on the
house and requirements to reduce light emission from skylights are included. (Condition
of Approval #10)
Driveway & Parking
Access to the property is currently provided via two existing driveways. The first
driveway comes off of a 30' wide ingress/egress easement along the east side of the
property which serves three (3) other residences on Wildcrest Drive. The second
driveway, constructed by the previous owner without prior Town approval, is accessed
from Wildcrest Drive along the north property line. The applicant is proposing to remove
Staff Report to the Planning Commission
Lands of Cho
13389 Wildcrest Drive
August 12, 2004
Page 3 of 12
the unpermitted driveway and restore the area with natural vegetation. The garage at the
north end of the house provides three (3) parking spaces with standard dimensions of 10'
x 20'. One (1) additional outdoor parking space is located directly north of the garage
outside of the required setbacks.
Outdoor Lighting
Ten (10) exterior wall lights are proposed around the house and manufacturer's
specifications of the lighting fixtures are included on the site plan. Staff has included
condition #7 requiring the light fixtures to be down shielded, low wattage, and the glass
covers on the light fixtures be frosted or opaque so that the source of the lighting is not
directly visible from off-site.
Trees & Landscaping
There are a numerous trees and dense shrubbery on and around the property. Several
trees, including an acacia, pepper, bay, plums, and three small oaks (less than 12" trunk
diameter), are proposed to be removed as part of the site development proposal. All
heritage oak trees on the property will be preserved. The location and type of trees to be
removed are detailed on the site plan (Sheet A2). To ensure that all significant trees will
be protected throughout the construction period, staff has included condition of approval
#4 requiring that the trees within the vicinity of the construction be fenced with chainlink
for protection. In addition, the applicant is proposing to remove approximately 1,260 sq.
ft. of asphalt driveway north of the house and restore the area with landscaping.
A landscape screening plan will be required after final framing of the proposed residence
(Condition #2). Furthermore, any landscaping required for screening or erosion control
will be required to be planted prior to final inspection, and a maintenance deposit to
ensure viability of plantings will be collected prior to final inspection.
Geotechnical Review
The Town's geotechnical consultant reviewed the plans and noted site constraints
including expansive earth materials, existing artificial fill materials, and potential
landslide hazards on the property. The project consultant has evaluated the site
constraints and has provided geotechnical design recommendations that satisfactorily
address the geotechnical project design concerns. Consequently, the Town's geotechnical
consultant has prepared conditions of approval for the project as designed. These
requirements are included as conditions #13a and #13b.
Staff Report to the Planning Commission
Lands of Cho
13389 Wildcrest Drive
August 12, 2004
Page 4 of 12
Grading and Drainage
Total proposed grading quantities include 700 cubic yards of cut (for the foundation, fire
truck turnout, and retaining walls at the rear of the house) and 100 cubic yards of fill (for
the driveway). The Engineering Department has reviewed the proposed grading and
concluded that it is not in conformance with the Town's grading policy. Specifically,
retaining walls of up to 6' are proposed for the driveway, the fire truck turnout and at the
back of the house. In addition, up to 10' of fill (approximately 250 sq. ft. in area ) is
proposed for the back up area in front of the garage at elevation contour 336. Per the
Town's grading policy, the maximum cut and fill levels for a retaining wall is 4' and 3'
respectively.
The grading policy allows the Planning Commission the discretion to approve grading
levels beyond standard requirements when the individual site dictates the need to deviate
from the criteria. The subject property is constrained by site topography, specifically the
steep slopes north and south of the building pad . The applicants and their engineer have
considered several site designs. The City Engineer has reviewed the plans concluded that
the steep topography dictates some grading beyond policy guidelines. If the Planning
Commission approves the project as proposed, the Engineering Department recommends
conditions of approval which have been included in attachment #1.
Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the
Engineering Department has reviewed and determined that the proposed drainage design
complies with Town requirements. Storm water runoff generated from the new
development will be collected and carried to two 48" perforated pipes north of the new
residence where it will be retained and dissipated on-site. The applicant's engineer has
provided a storm flow analysis and calculations showing that the drainage improvements
will mitigate impacts of the site development and the quantity and flow rate of onsite
surface runoff will not increase beyond the pre -development level.
Fire Department Review
The Santa Clara County Fire Department inspected the property and determined that the
site is inaccessible to fire apparatus due to the existing topographical conditions. As a
result, the Fire Department is requiring the construction of a 20'W x 55'L fire truck
turnout within the ingress egress easement leading to the residence. Furthermore, the
flow capacity of the nearest water mains and fire hydrant will not be adequate for a home
of the proposed size and the applicant would be required to provide a fire sprinkler
system throughout all portions of the building to meet the Fire Department's
requirements. (Conditions of Approval #24 and #25)
Staff Report to the Planning Commission
Lands of Cho
13389 Wildcres[Drr e
August 12, 2004
Page 5 of 12
Committee Review
The Pathways Committee recommends a pathway in -lieu fee which is included as
condition #23.
The Environmental Design Committee has requested that an existing 14" oak tree along
the driveway be preserved and that skylights be subject to standard conditions of
approval. These comments have been incorporated into recommended conditions of
approval #4 and #10.
Conditional Development Permit
Pursuant to Section 10-1.1107(3) of the Town's Zoning Code, prior to granting a Site
Development permit on a substandard lot, the Planning Commission must make four
specific findings to determine that the proposed development meets the objectives and
standards of the Town and the new construction is appropriate for the site and the
surrounding neighborhood.
The site for the proposed development is adequate in size, shape and topography to
accommodate the proposed intensity of development. The property is currently
developed with a single family home constructed in 1958. The applicant is proposing to
replace the existing two-story house with a new two-story house in approximately the
same location, minimizing disturbances to the natural slopes. The floor area and
development areas of the proposed home is below the MDA and MFA allowed for the
site and the proposed design meets the height, setback, and parking requirements of the
Town.
The size and design of the proposed structures create a proper balance, unity and
harmonious appearance in relation to the size, shape and topography of the site and in
relation to the surrounding neighborhood. Due to topographical constraints, the proposed
development is modest in size and will cover approximately 15% of the one acre
property. The size and design of the new house within the Town's setback, height, and
MDA/NMA requirements and is in keeping with other homes in the surrounding
neighborhood.
The rural character of the site has been preserved as much as feasible by minimizing
vegetation and tree removal, excessive and unsightly grading and alteration of natural
land forms. The proposed new residence is sited over the existing building pad which
will minimize excessive grading and alteration of natural land forms on the property. A
number of trees will need to be removed around the vicinity of the building site to
accommodate the new development However, no heritage oak trees will be affected. In
Staff Report to the Planning Conunission
Lands of Cho
13389 Wildcre tDrive
August 12, 2004
Page 6 of 12
addition, the existing secondary driveway will be removed and the area replanted with
natural vegetation. The restored area will help screen the home from neighbor's views
and help preserve the rural character of the site.
The proposed development is in compliance with all regulations and polices set forth in
the Site Development Ordinance. The proposed development meets the setback, height,
floor area and development area requirements established in the Town's Zoning and Site
Development Code. However, due to the difficulty of the site terrain and the steep
contours, some minor exceptions to the Town's grading policy are required for the
retaining walls, driveway backup and fire truck turnout areas.
CEOA STATUS
The project is categorically exempt under Class 1 of the State CEQA Guidelines
ATTACHMENTS
1. Recommended conditions of approval
2. Findings for Approval of the Conditional Development Permit prepared by the
applicants dated July 29, 2004
3. Site Map
4. Worksheets #1 and #2
5. Recommendations from Santa Clara County Fire Department dated July 26, 2004
6. Recommendations from Cotton, Shires & Associates dated July 23, 2004
7. Recommendations from Environmental Design Committee dated May 27, 2004
8. Development plans: site, topographic, grading & drainage, floor, elevation, section,
roof, and lighting plans
cc: Tom Cho and Stephanie Wu
13389 Wildcrest Drive
Los Altos Hills, CA 94024
Scott Hoffman
Mission Engineers, Inc.
355 Reed St.
Santa Clara, CA 95050
Mike Ma
P.O. Box 6365
San Mateo, CA 94403
Staff Report to the Planning Commission
Lands of Cho
13389 W ildcrest Drive
August 12, 2004
Page 7 of 12
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR A CONDITIONAL DEVELOPMENT PERMIT
FOR A NEW RESIDENCE
LANDS OF CHO, 13389 WILDCREST DRIVE
File # 111-04-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. No other modifications to the approved plans are allowed except as
otherwise first reviewed and approved by the Planning Director or the
Planning Commission, depending on the scope of the changes.
2. 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 that will be adequate to break up the
view of the new residence from surrounding properties and streets. All
landscaping required for screening purposes or for erosion control (as
determined by the City Engineer) must be installed prior to final
inspection.
3. A landscape maintenance deposit (or certificate of deposit) in the amount
of $5,000 shall be posted prior to final inspection. An inspection of the
landscape to ensure adequate establishment and maintenance shall be
made two years after the installation. The deposit will be released at that
time if the plantings remain viable.
4. Prior to beginning any grading operation, all significant trees, including
an existing 14" oak tree north of the driveway, are to be fenced at the drip
line. The fencing shall be of a material and structure (chain-link) to clearly
delineate the drip line. Town staff must inspect the fencing and the trees to
be fenced prior to commencement of grading. The property owner shall
call for said inspection at least three 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 within the drip lines of
these trees. Existing perimeter plantings shall be fenced and retained
throughout the entire construction period.
5. At the time of foundation inspection for the new residence and prior to
final inspection, the location and elevation of the new residence shall be
Staff Report an the Planning Commission
Lands of Cho
13389 Wildcresl Drive
August 12, 2004
Page 8 of 12
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 the new
residence, the height of each building shall be similarly certified as being
at the height shown on the approved Site Development plan.
6. Pursuant to Section 10-1.501.b.2 of the Zoning Code, the roof eaves of the
building may extend into the side and rear yard setbacks by 12".
7. The existing secondary driveway along the north property line with access
off of Wildrest Drive shall be removed prior to final inspection.
8. Outdoor lighting is approved as shown on the approved site plans. No
lighting may be placed within setbacks except two entry or driveway
lights. Lighting shall be down shielded, low wattage, shall not encroach or
reflect on adjacent properties, and the source of the lighting shall not be
visible from off the site. The glass on the proposed light fixtures
(Hapsburg KLT9061 and KLT-9062) shall have frosted or opaque covers.
Any additional outdoor lighting shall be approved by the Planning
Department prior to installation.
9. Fire retardant roofing (Class A) is required for all new construction.
10. Skylights shall be designed and constructed to reduce emitted light (tinted
or colored glass, or other material). No lighting may be placed within
skylight wells.
11. Any new fencing or gates shall require review and approval by the
Planning Department prior to installation.
12. All properties must pay School District fees to either the Los Altos School
District or the Palo Alto Unified School Districtl, as applicable, before
receiving their building permit from Los Altos Hills. The applicant
must take a copy of Worksheet #2 to school district offices (both the
elementary and high school offices in the Los Altos School District), pay
the appropriate fees and provide the Town with a copy of their receipts.
B. ENGINEERING DEPARTMENT:
13. As recommended by Cotton, Shires & Associates, Inc., in their report
dated July 23, 2004, the applicant shall comply with the following:
Staff Report to the Planning Commission
Lands of Cho
13389 Wildcrest Drive
August 12, 2004
Page 9 of 12
a. Geotechnical Plan Review — The applicant's geotechnical
consultant should evaluate the results of the project geologic report
and verify that described site fill conditions are satisfactorily
addressed by recommended project geotechnical design criteria.
The consultant should review and approve all geotechnical aspects
of the project building and grading plans (i.e., site preparation and
grading, site drainage improvements and design parameters for
foundations, retaining walls and driveway) to ensure that their
recommendations have been properly incorporated. The consultant
should verify that appropriate locations have been selected for
water energy dissipaters to minimize the potential for adverse slope
stability impacts.
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 acceptance of
documents for building permit plan -check.
b. Geotechnical Field Inspection — The geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects 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.
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
(granting of occupancy) project approval.
For further details on the above geotechnical requirements, please refer to
the letter from Cotton, Shires & Associates, Inc., dated July 23, 2004.
14. Peak discharge at 13389 Wildcrest Drive, as a result of Site Development
Permit 111-04, shall not exceed the existing pre -development peak
discharge value of the property. Detention storage must be incorporated
into the project to reduce the predicted peak discharge to the pre -
development value. Provide the data and peak discharge hydrologic
model(s) utilized, as well as, the calculations of the peak discharge value
Staff Report to the Planning Commission
Lands of Cho
13389 Wildcrest Drive
August 12, 2004
Page 10 of 12
prior and post development. Determine the design peak runoff rate for a
10 -year return period storm and provide detention storage design plans to
reduce the predicted peak discharge to the pre -development value. All
documentation, calculations, inflow hydrograph, and detention storage
design (2 plan copies) shall be submitted for review and approval to the
satisfaction of the City Engineer prior to acceptance of plans for building
plan check. Prior to final inspection, a letter shall be submitted from the
project engineer stating that the detention storage design improvements
were installed as shown on the approved plans and in accordance with
their recommendations.
15. Any, and all, changes to the approved grading and drainage plan shall be
submitted as revisions from the project engineer and shall first be
approved by the Town Engineering Department. No grading shall take
place during the grading moratorium (November 1 to April 1) except with
prior approval from the City Engineer. No grading shall take place within
ten feet of any property line except to allow for the construction of the
driveway access.
16. All public utility services serving this property shall be placed
underground.
17. At the time of foundation inspection for the new residence and prior to
final inspection, the location and elevation of the new residence 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 the new
residence, the height of each building shall be similarly certified as being
at the height shown on the approved Site Development plan.
18. Two copies of an erosion and sediment control plan shall be submitted for
review and approval by the Engineering Department prior to acceptance
of plans for building plan check. The contractor and the property owner
shall comply with all appropriate requirements of the Town's NPDES
permit relative to grading and erosion/sediment control. 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 shall be protected for erosion control during the rainy
season and shall be replanted prior to final inspection.
Staff Report to the Planning Commission
Lands of Cho
13389 W ildcresl Drive
August 12, 2004
Page I1 of 12
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 address truck
traffic issues regarding dust, noise, and vehicular and pedestrian traffic
safety on Wildcrest Drive and surrounding roadways, storage of
construction materials, placement of sanitary facilities, parking for
construction vehicles, clean-up area, 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.
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, 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 the roadways and pathways prior
to acceptance of plans for building plan check.
21. The driveway shall be required to be fully constructed and to be roughened
where the pathway intersects, to the satisfaction of the City Engineer, prior
to final inspection.
22. The property owner shall submit three sets of a sanitary sewer plan for
review and approval by the Public Works Department prior to submittal
of building plan check. An encroachment permit shall be required by the
Town's Public Works Department for all work proposed within the public
right of way prior to start work.
23. The property owner shall pay a pathway fee of $45.00 per linear foot of the
average width of the property prior to acceptance of plans for building
plan check.
C. FIRE DEPARTMENT:
24. The property owner shall provide an automatic residential fire sprinkler
system approved by the Santa Clara County Fire Department throughout
all portions of the new residence. Three copies of plans prepared by a State
of California licensed fire protection contractor shall be submitted to the
Staff Report to the Planning Commission
Lands of Cho
13389 Wildcrest Drive
August 12, 2004
Page 12 of 12
Planning Department and approved by the Fire Department, prior to
acceptance of plans for building plan check, and the sprinklers shall be
inspected and approved by the Fire Department, prior to final inspection.
25. A 20' wide x 55' long fire truck turnout shall be constructed within the
ingress egress easement north of the driveway entrance. The fire truck
turnout shall be inspected and approved by the Fire Department prior to
final inspection.
26. The property address shall be placed on the main residence so that it is
clearly visible and legible from the street or road fronting the property. The
address numbers shall be a minimum of four inches high and shall contrast
with the background color.
CONDITION NUMBERS 13a, 14, 18, 19, 20, 22, 23 AND 24 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.
Project approval may be appealed if done so in writing within 23 days of the date of this
notice. The building permit cannot be issued until the appeal period has lapsed. The
applicant may submit construction plans to the Building Department after September 4,
2004, provided the applicant has completed all conditions of approval required prior to
acceptance of plans for building plan check.
Upon completion of the construction, a final inspection shall be required to be set with
the Planning and Engineering Departments two weeks prior to final building inspection
approval.
NOTE: The Site Development permit is valid for one year from the approval date (until
August 12, 2005). 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.
ATTACHMENT D -RECEIVED
9JgUpL 2 9 2004
Conditional Development Permit for 13389 Wilderest Dr. Los Altos Hills, FO<NN OP L0S ALTOS HILLS
Findings
The findings for a Conditional Development Permit are as followings:
1. The site for the proposed development is adequate in size, shape and topography
to accommodate the proposed intensity of development, including all structures,
yards, open spaces, parking, landscaping, walls and fences and other such features
as may he require by this chapter.
We had done our very best to comply with all the Zoning and Site Development
codes of the Town of Los Altos Hills for our proposed new 2 story home. Based on
the topography of the property, this property has a LUF of 0.455, MFA of 4550 and
MDA of 6650. Our proposed home is within all of these ordinances. And, the roof
height is also within the allowable height of 27 feet. We also had provided 4 parking
spaces as required. Due to the difficulty of the site terrain and the steep contours,
some grading is required for the retaining walls and the drive way cut out per the
Santa Clara County Fire Department. The un -permitted long driveway in front of the
house installed by the previous owner will be removed and replaced with nature
vegetation.
2. The size and design of the proposed structures create a proper balance, unity and
harmonious appearance in relation to the size, shape and topography of the site
and in relation to the surrounding neighborhood.
The houses in the WildcresUWildflower private road area are newer and larger
homes. There are only a small number of the older and smaller homes remain in the
neighborhood. The proposed home is clearly modest in size and height in the area.
This proposed home would subtly integrate with the surrounding neighborhood and
become harmonious with its natural setting. This will definitely improve the overall
property values of the neighborhood.
3. The rural character of the site has been preserved as much as feasible by
minimizing vegetation and tree removal, excessive and unsightly grading and
alteration of natural land forms.
We have kept the disruption of the natural terrain and vegetation to an absolute
minimum. The landscaping in the front of the house will remain as is. All dry weeds
and dead plants in the property will be clear for fire safety. The un -permitted
driveway in front of the house installed by the previous owner will be restored and
replaced with nature vegetation.
4. The proposed development is in compliance with all regulations and polices set
forth in the Site Development Ordinance.
We have substantially complied with the Site Development Ordinance. Due to the
difficulty of the site terrain, it is unavoidable for us to put up retaining walls that are
taller than the guidelines. It is a requirement by the City Engineer to have adequate
turning radius in front of the garage. For this matter we are asking for the planning
commission for approval. All other developments of this Site are in compliance with
all regulations and policies of the Town.
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I. CALCULATION OF AVERkCF.. SLOPE
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3. CALCULATION OF MAXI'-`'ruTM DEVELOPNIENT AREA 1vIDA
A. for S equal to or less thin 10% square feet"
NIDA = (LUF) (15,000) _
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B. for Sgreater than 10%u and less than 309% square feet*
MDA = (LUF) 115,000 - 375(S -"0A =
C. for S equal to or greater than 30% square feet*
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'ss Lb use 7,500 square feet for
* If the NIDA is less than 7,70C square feet (and the LUF is greater than 0.50),
your MDA
4. CALCULATION OF MAXIMUb°+FZ.00R AREA (MFA
A. for S equal to or less than 10% square feet**
MFA = (LUF) (6,000) =
B. for S greater than 10%n and less than 30% square feet**
MFA = ¢UF) [6,000 - SG(5 - 10A _
C. for S equal to or greater than 30% square feet**
MFA = (I SA') (5,000)
r1rr\
** If the . A is less thaw 5,000 sycare feet (and he LUF is greater than OSO) use 5,000 square feet for
your MFA.
NOTE: The MDA and MFA are maximums allowed by the Town Municipal Code. The City Council or the
Planning Commission may furiher limit development area or floor area due to site specific constraints
or site visibility (see "Site 1)6elopment Policy Statement").
gp. 7
Past 2 of 2
oxv en aim
'Fr 12 04 09: 46a f1 " = Ma f6 ' 649-2927
TOWN OF LOS ALTOS HILLz5
PLANNING DEPAR'T'MENT
26379 Fremont Road ^ Los Altos Bills, Califomia 94022 • (650) 941-7222 • FAX (650) 941-3160
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN VVITB YOUR APPLICATION
PROPERTY OWNER'S
PROPERTY ADDRESS
CALCULATEDBY c tt � AATEd ,;%'
1. DEVELOPMENT AREA
(SQUARE FOOTAGE)
A. House and Garage (,from Par[ 3. A.)
B. Decking (Fg-aT)
C. Driveway and Parking
(Measured 100' alone centerline)
D. Patios and Walkways( oa�-tslof-)
E. Tennis Court ,
F. Pool and Decking
G. Accessory Buildings(from Part B)
H. Any other coverag�AG UrJCf QAp)
TOTALS
Existing
Proposed
Total
(Addiboas;➢•edons)
-2-2
li��
ilk ✓
c�
��Tf
Zo ✓
Maximum Development Area Allowed - MDA (from Worksheet #1) fC✓��sJ-+
2. TOTALIMPERVIOUS SUWACE Existing Proposed Total
(SQLARE FOOTAGE) �
TOTALS
3. FLOOR AREA (SQUARE FOOTAGE)
A. House and Garage
a. 1st Floor ` 2!
b. 2ndFloor
c. Atticand Basement
d. Garage
B. Accessory Buildings
a 1st Floor
b. 2nd Floor
C. Attic and Basement
TOTALS<�777 ''
Existing Proposed Total
(AdditionslDeieHoas)
Maximum Fiocr Area Allowed - MFA (from Worksheet #1)
TOWN USE ONLY I C13ECI-11) BY
p.e xnmm
P—l..ft
E:7. CBiw"f07I*I-_r ,
CODE/SEC.
UFC
Apendix
iIFA
UPC
903.2
FIRE DEPARTMENT P4XXEVIEWNUMBEN 04 17 '12
��POLAEA COG
SANTA CLARA COUNTY BUGGPEXMUNUMBER ATTACHMENT 5
14700 Winchester Blvd, Los Gatos, CA 95032-1818
(408) 3784010 • (408) 378-9342 (fax) • www.sccfdnrg CONnLOLNUMBEe
FILE NUMBER 111-04-ZP-SD-GD
DEVELOPMENT REVIEW COMMENTS
SNEET
BEWIREMEM
Review of a proposed new 5,000 square foot single family residence with an
attached garage.
*** 7/23/2004 & 7/26/2004 Amended comments -See below ***
of this Developmental proposal is limited to acceptability of site access and
apply as they pertain to fire department operations, and shall not be
ed as a substitute for formal plan review to determine compliance with
I model codes. Prior to performing any work the applicant shall make
ion to, and receive from, the Building Department all applicable
ction permits. \
ad Fire Flow: The fire flow for this project is 2,000 gpm at 20 psi residual
e. The required fire flow is not* available from area water mains and fire
t(s) which are spaced at the required spacing.
flow from area fire hydrants.
Required Fire Flow Option (Single Family Dwellings): Provide an approved
fire sprinkler system throughout all portions of the building, designed per
National Fire Protection Association (NFPA) Standard #13D and local ordinances.
The fire sprinkler system supply valving shall be installed per Fire Department
Standard Detail & Specifications SP -6 (See attached). A State of California licensed
fire protection contractor shall submit three (3) sets of plans, calculations, a
completed permit application and appropriate fees to this department for review
and approval prior to beginning their work.
CXy, PLANS SPECS NEW FAUX AB
DCCUPPXLY
CONST. TYPE
AWIIl &nM
DATE
PAGE
LAH ❑ ❑ ❑ ❑ ❑
MIKE MA AIA
6/9/2004
1 OF 3
SEChLOOF
MFA
LDAO
DESCNIPDON
DY
Residential Development
Hokanson, Wayne
NAME OF PROJECr
LOCATION
SFR- CHO
13389 Wildcrest Dr
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clam County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Caton, Monte sereno, Morgan Hill, and Saratoga
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • MAuw.sccfd.org
PLANREVIEWNUMBEB 04 1212
BIDOPEAMMMUMBER
CONIIIOLMUMSEF
FILEMUMSER 111-04-ZP-SD-GD
DEVELOPMENT REVIEW COMMENTS
:ODEASEC. SHEET NO. BEWIAEMENT
L.2-.2 4 ...:.•
C
1.4.4
�C
2.2.2
5 Premises Identification: 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. Numbers shall contrast with their
6 7/23/2004 Amended Comments:
Following a site inspection, the applicant is to be advised that this department
considers the site to be inaccessible to fire apparatus due to existing topographical
conditions. The improvement of the condition appears to be impractical. This
condition is to be mitigated with the installation of certain access roadway
improvement to be identified in comment #7 below.
7 A turnout shall be provided proximal to the new driveway leading to the
residence. The dimension of the turnout shall be 55' in overall length with a
cumulative roadway width of 20'(10' of existing pavement with 10' of additional
width provided within the turnout area). The Civil Engineer shall refer to
Standard, Detail and Specification D-1 of this department (see attached). The Civil
Engineer shall submit plans to the Town of Los Altos Hills Building Department for
and approval prior to commencing any construction.
Ch, PLANS SPECS NEW NMOL AS
OCCUPANCY
CONST.TYPE
AMiessaMln
DATE
PACE
AH ❑ ❑ ❑ ❑ ❑
MIKE MA AIA
-
6/9/2004
2 OF 3
2JFLOON
NEA
LoaD
DESCHIPna.
CY
Residential Development
Hokanson, Wayne
TAME OF PROJECT -
LOCATION
SFR- CHO
13389 Wildcrest Dr
Organized as the Santa Clara County Central Fire Protection District
Serum, Santa Clam County and the cammunities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Serena, Morgan HiP, and Samtogo
�P Ci�RA COG FIRE DEPARTMENT PUN REVIEW HUMBER 04 1272
4� SANTA CLARA COUNTY BLDG PERMRNUMBER
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • wuwsocid.org COMROLNUMBER
— RLE NUMBER 111-04-ZP-SD-GD
DEVELOPMENT REVIEW COMMENTS
COOFISEG I SHEET I NO.I REQUIREMENT
Received a faxed site plan revision from Mission Engineers depicting a
fire department turnout at the location specified in the 7/23/2004
requirements. The reflected turnout and location of same will be
by this department. Item #4 above is removed from conditions of
Town of Los Altos Hills and applicant 7/27/2004. wh
CFy PYN$ SPECS NEW IMIOL AS
OCCL.
TI TE
.HEW
AWIt—tMemF
DAIS
PAGE
LAH ❑ E] ❑ ❑ ❑
MIKE MA AIA
6/9/2004
3 3
OF
SELIFLOOR
APo:A
LOAD
OESCPoPIIDN
BY
Residential Development
Holcanson, Wayne
NAME OF PROJECTIACRTION
SFR- CHO
13389 Wildcrest Dr
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clam County and the communities of Campbell, CHpernino, Los Altos,
Los Altos Bits, !os Gatos, Monte Sereno, Morgan Hill, and Saratoga
COTTON, SHIRES & ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS
TO: Debbie Pedro
Assistant Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Supplemental Geologic and Geotechnical Peer Review
RE: Cho, New Residence
File #111-04-ZP-SD-GD
13389 Wildcrest Drive
ATTACHMENT &
July 23, 2004
L0124A
At your request, we have completed a supplemental geotechnical peer review of
the application for site development using:
Engineering Geologic Review (report) prepared by John Coyle &
Associates, dated July 16, 2004; and
Geotechnical Investigation, Proposed Two -Story Single -Family
Structure (report), prepared by Wayne Ting and Associates, Inc.,
dated March 22, 2004.
In addition, we have reviewed pertinent technical documents from our office files
and discussed site conditions with the Project Geologist.
DISCUSSION
The applicant proposes to remove the existing residence and garage, and
construct a new two-story residence and garage in approximately the same location. In
our previous review report (dated June 16, 2004), we noted that the subject property
appeared to be located in the upper scarp area of a previously unmapped landslide.
We recommended that a Certified Engineering Geologist address potential risks to the
proposed project resulting from landsliding, and estimate the depth of artificial fill
materials present at the site. In addition, we recommended that Wayne Ting and
Associates evaluate the results of the requested geologic evaluation, verify the adequacy
of geotechnical design criteria to address existing site fill materials, and evaluate
appropriate locations for water energy dissipaters (away from existing fill materials).
CONCLUSIONS AND RECOMMENDED ACTION
The Project Geologist has completed an evaluation of landslide hazards at the
subject property. The consultant has concluded that the house site is not located on the
Northern California Office Southern California Office
330 Village Lane 5245 Avenida Enemas • Suite A
Los Gatos, CA 95030-7218 Carlsbad, CA 92008-4374
(408) 354-5542 • Fax (408)354-1852 (760) 931-2700 • Fax: (760) 931-1020
e-mail: losgatos®cottonshires.com www.cottonshires.com e-mail: cadsbad@cmtme,hires.com
Debbie Pedro
Page 2
July 23, 2004
L0124A
failed mass of a previous landslide and that the overall landslide hazard at the site is
low. The depth of existing fill materials in front of the existing house and upper portion
of the driveway have been estimated to be approximately 8 feet thick Cracks in the
driveway indicate that a portion of the fill may not be stable. The Project Geologist has
recommended that Wayne Ting and Associates consider described fill conditions in
project design.
Submitted project documentation satisfactorily addresses our primary
geotechnical project design concerns. We do not have geotechnical feasibility concerns
with proposed site development and recommend geotechnical approval of the proposed
layout of site improvements. We recommend that the following conditions be attached
to the building permit application.
Geotechnical Plan Review - The applicant's geotechnical
consultant should evaluate the results of the project geologic
report and verify that described site fill conditions are
satisfactorily addressed by recommended project geotechnical
design criteria. The consultant should review and approve all
geotechnical aspects of the project building and grading plans (i.e.,
site preparation and grading, site drainage improvements and
design parameters for foundations, retaining walls and driveway)
to ensure that their recommendations have been property
incorporated. The consultant should verify that appropriate
locations have been selected for water energy dissipaters to
minimize the potential for adverse slope stability impacts.
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.
2. Geotechnical Field Inspection - The geotechnical consultant
should inspect, test (as needed), and approve all geotechnical
aspects 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.
The results of these inspections and the as -built conditions of the
project should be described by the geotechnical consultant in a
letter and submitted to the Town Engineer for review prior to final
(granting of occupancy) project approval.
LIMITATIONS
This review has been performed to provide technical advice to assist the Town in
its discretionary permit decisions. Our services have been limited to review of the
documents previously identified, and a visual review of the property. Our opinions and
conclusions are made in accordance with generally accepted principles and practices of
COTTON, SHIRES & ASSOCIATES, INC.
Debbie Pedro
Page 3
July 23, 2004
L0124A
the geotechnical profession. This warranty is in lieu of all other warranties, either
expressed or implied.
POS:TS:rb
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Su eMsmg Engineering Geologist
Vtr175
` `
Shim ��
Principal Geotechnical Engineer
GE 770
COTTON, SHIRES & ASSOCIATES, INC.
Applicant's Name:
Address:
Reviewed by:
� 40 . NEW 1�e-s . ,
ENVIRONMENTAL DESIGN COMMITTEE
NEW RESIDENCE EVALUATION
7
7 ?1764
C
Date: 5
i
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
I
Proposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
Creeks and drainage: (Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscapb).)
Other Comments: 4/%�.//A%1� �O