The URL can be used to link to this page

Home My WebLink AboutItem 3.33.3 TOWN OF LOS ALTOS HILLS April 14, 2005 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE; LANDS OF PHAN; 26231 Moody Road; #240-03-ZP-SD-GD. FROM: Debbie Pedro, AICP, Senior Planner APPROVED BY: Carl Cahill, Planning Director RECOMMENDATION: That the Planning Commission: Approve the requested Site Development Permit for the new residence, subject to the recommended conditions in Attachment 1. The subject property is located on the north side of Moody Road near the intersection of Adobe Creek Lodge Road. The parcel was created as part of a 2 -lot subdivision in 2002 (Lands of Micheletti, TM124-00, December 5, 2002). Surrounding uses include single- family homes on adjacent parcels to the east and west, across Chaparral Way to the north, and across Moody Road and Adobe Creek to the south. Existing development on the property includes a 1,612 sq. ft. bam and a driveway that connects to the adjacent parcel at 26271 Moody Road. The applicant proposes to demolish the bam and construct a new two-story residence with a basement and a detached garage on the property. CODE REQUIREMENTS As required by Section 10-1.1103 of the Zoning Ordinance, this application for a new residence has been forwarded to the Planning Commission for review and approval. 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. i�Yfl�hXY(iL•I Site Data: Gross Lot Area: 1.98 acres Net Lot Area: 1.64 acres Average Slope: 27.1% Lot Unit Factor: 1.04 Staff Report to the Planning Commission Lands of Phan 26231 Moody Road April 14, 2005 Page 2 of 11 Floor Area and Development Area - Area (sq. ft.) Maximum Existing Proposed Increase Remaining Development 8,931 2,737 7,922 5,185 1,009 Floor 5,351 1,612 5,303 3691 48 Site and Architecture The parcel is located on a moderately steep south -facing hillside with an average slope of 27.1%. A condition of tentative map approval for the subdivision (TM124-00, December 5, 2002) required an open space easement over the northern portion of the lot along Chaparral Way where the slope exceeds 30%. A 0.25 -acre portion of the parcel is separated from the rest of the site by Moody Road. This small, densely wooded parcel abuts Adobe Creek and was also placed in an open space easement. The applicant is requesting approval of a Site Development Permit to construct a 4,511 sq. ft. two-story residence with a 1,418 sq. ft. basement, and a 792 sq. ft. detached garage. The new residence and detached garage meet the setback, height, floor area and development area requirements established in Title 10, Zoning and Site Development, of the Los Altos Hills Municipal Code. The new residence will be located a minimum of 44' from the south (front) property line, 72' from the east and west (side) property lines, and 49' from the north (rear) property line. The maximum building height on a vertical plane is 25'3" and the maximum building height (including chimneys and appurtenances) is 28'. Proposed exterior materials include painted stucco exterior (dark tan), aluminum clad wood windows (dark beige), and clay file roof (terra cotta). The ground floor of the new residence has 2,787 sq. ft. of living area which includes a foyer, living room, dining room, family room, kitchen, guest room, and a library. On the west side of the house facing the detached garage, the family room opens out to a porch with an open deck above. The second floor has 1,724 sq. ft. of living space and includes four bedrooms and four bathrooms. The 1,418 sq. ft. basement which consists of a bedroom, bathroom, game room, media room, and laundry room, is fully underground and exempt from floor area calculations pursuant to Section 10-1.208 of the Municipal Code. An enlarged basement lightwell is located on the east side of the building and serves the dual function of an egress as well as a patio for the basement. The property is not subject to the development restrictions in Section 7-5.05 (Flood Plain Management) of the Municipal Code because it is not located within an area of special flood hazard or a 100 -year flood plain as identified by the Federal Insurance Administration or Federal Emergency Management Agency (FEMA). Staff Report to the Planning Commission Lands of Phan 26231 Moody Road April 14, 2005 Page 3 of I1 Driveway & Parking The existing driveway which is connected to the adjacent parcel will be removed and replaced with a new 14' wide driveway at the eastern end of the lot. A detached garage will provide three (3) covered parking spaces with standard dimensions of 10' x 20'. One (1) additional outdoor parking space is located southwest of the garage outside of the required setbacks. Outdoor Lighting The applicant is proposing a total of nine (9) exterior lights on the house and garage. Staff has included the standard condition of approval (#6) for outdoor lighting, requiring that fixtures be down shielded, low wattage, and shall not encroach or reflect on adjacent properties to mitigate visibility. Trees & Landscaping The site is primarily vegetated with grasses and low shrubs with clusters of oak trees around the perimeter of the property. No trees will be removed as part of the site development proposal. 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 for protection. A landscape screening and erosion control plan will be required after final framing of the new residence. 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. Grading and Drainage Total grading quantities include 2,055 cubic yards of cut (basement, rear yard, and garage) and 94 cubic yards of fill (driveway). The Engineering Department has reviewed the proposed grading and concluded that it is not in conformance with the Town's grading policy. Specifically, a slope cut between 4' to 10' (covering approximately 1,200 square feet of area) is proposed behind the new residence to create an 11' wide lawn area. The additional grading will provide an outdoor living area behind the house that is generally not visible from off site and the retaining walls will be terraced with a maximum height of 4'. According to the Town's grading policy, the maximum allowable cut for decks and yards is 4'. However, the Planning Commission has the discretion to approve grading levels beyond standard requirements when the individual site dictates the need to deviate from Staff Report in the Planning Commission Lands of Phan 26231 Moody Road April 14, 2005 Page 4 of 11 the criteria. 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 determined that the proposed drainage design complies with Town requirements. Storm water runoff generated from the new development will be collected and carried by a 6" pipe to a bio -Swale. Additional runoff will be directed to a 20' x 36" retention basin south of the new driveway. The storm water runoff is then metered out through a 2" restrictor pipe and released to a rock energy dissipator. 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. The Engineering Department will review and approve the final drainage plan prior to acceptance of plans for building plan check. Final "as -built" grading and drainage will be inspected by the Engineering Department, and any deficiencies will be required to be corrected prior to final inspection. Fire Department Review The Santa Clara County Fire Department is requiring standard conditions including premise identification and a fire truck access driveway. The requirements are included as conditions #22 and #23. Committee Review The Pathways Committee recommends dedication of a 10' pathway easement adjacent to the property line along Moody Road on the south side of the property. (Condition #21) The Environmental Design Committee recommends preservation of all oak trees around the perimeter of the property (Condition#5). CEOA STATUS The project is categorically exempt under Class 3 of the State CEQA Guidelines ATTACHMENTS 1. Recommended conditions of approval 2. Site Map Staff Report to the Planning Commission Lands of Phan 26231 Moody Road April 14, 2005 Page 5 of 11 3. Recommendations from Environmental Design Committee dated January 15, 2004 4. Recommendations from Pathways Committee dated January 26, 2003 5. Recommendations from Cotton, Shires, and Associates dated January 15, 2004 6. Recommendations from Santa Clara County Fire Department dated February 7, 2005 7. Worksheets#1 and#2 8. Development plans: site, topographic, grading & drainage, floor, elevation, section, roof, and lighting plans cc: Gregg Phan Shad Shokralla P.O Box 7232 Menlo Park, CA 94026 Staff Report to the Planning Commission Lands of Phan 26231 Moody Road April 14, 2005 Page 6 of 11 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH BASEMENT AND DETACHED GARAGE LANDS OF PHAN, 26231 MOODY ROAD File # 240-03-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, particularly the oak trees around the perimeter of the property, 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. Staff Report to the Planning Commission Lands of Phan 26231 Moody Road April 14, 2005 Page 7 of 11 5. All oak trees around the perimeter of the property shall be preserved 6. 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 cover on the proposed light fixture (Bellagio Model # 46910) shall be opaque or frosted. Any additional outdoor lighting shall be approved by the Planning Department prior to installation. 7. Fire retardant roofing (Class A) is required for all new construction. 8. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or colored glass, or other material). No lighting may be placed within skylight wells. 9. No new fences are approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 10. 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: 11. As recommended by Cotton, Shires & Associates, Inc., in their report dated January 14, 2004, the applicant shall comply with the following: Supplemental Geotechnical Investigation — The applicant's geotechnical consultant (including a Geotechnical Engineer and an Engineering Geologist) shall evaluate the potential slope stability impacts associated with the project and recommend any appropriate engineering design measures to ensure slope stability. Supplemental subsurface exploration shall be performed to conclusively determine whether existing shear surfaces are present that would impact appropriate engineering design solutions. Documentation addressing the above should be submitted to the Town for approval by the Town Staff Report to the Planning Commission Lands of Phan 26231 Moody Road April 14, 2005 Page 8 of 11 Geotechnical Consultant prior to acceptance of plans for building plan check. b. Geotechnical Plan Review — The applicant's geotechnical consultant shall 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 results of the plan review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to acceptance of plans for building plan check. c. Geotechnical Field Inspection — The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall 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 (as -built) project approval For further details on the above geotechnical requirements, please refer to the letter from Cotton, Shires & Associates, Inc., dated February January 14, 2004. 12. Two sets of a final grading and drainage plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. Final drainage and grading shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. A letter shall be submitted from the project engineer stating that the grading and drainage improvements were installed as shown on the approved plans prior to final inspection. 13. Any, and all, changes to the approved grading and drainage plan shall be submitted as revisions from the project engineer and shall first be Staff Report to the Planning Commission Lands of Phan 26231 Moody Road April 14, 2005 Page 9 of I1 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. 14. All public utility services serving this property shall be placed underground. 15. 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. 16. 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. 17. 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 gradingtconstruction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Moody Road 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 dum aster) 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. Staff Report to the Planning Commission Lands of Phan 26231 Moody Road April 14, 2005 Page 10 of 11 18. 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. 19. 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. 20. The property owner shall be required to connect to the public sanitary sewer prior to final inspection. 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. A copy of a permit from the City of Los Altos shall be required to be submitted to the Town prior to submittal of plans for building plan check. 21. An on -road pathway easement shall be granted on Moody Road. The property owner shall provide legal description and plat exhibits that are prepared by a registered civil engineer or a licensed land surveyor for an on -road easement and the Town shall prepare the dedication document. The dedication document, including the approved exhibits, shall be signed and notarized by the property owner and returned to the Town prior to submittal of plans for building plan check. C. FIRE DEPARTMENT: 22. The applicant shall provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14', vertical clearance of 13'6", minimum circulating taming radius of 36' outside and 23' inside, and a maximum slope of 15%. 23. 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 Ila, 11b, 12, 16, 17, 18, 20 AND 21 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE Staff Report to the Planning Commission Lands of Phan 26231 Moody Road April 14, 2005 Page I1 of 11 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 May 7, 2005 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 pemtit is valid for one year from the approval date (until April 14, 2006). 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 cP--/ Ca a .r o0 a a °moo O N 8N LU -0-o N �N� Co N N J ATTACHMENT cP--/ P,qA ENVIRONMENTAL DESIGN COMMITTEE gTTgCHMENT3 NEW RESIDENCE EVALUATION Applicant's Name: 7�3? � q \ I ✓ Address: c2////((�� '� �1 010&.11R)Q Reviewed by: Date: (7) ' ' S —0 Existing Trees: (Comment on size, Type, condition, location with respect to building site. Recommended protection during construction.) Proposed Grading: (Impact on water table, nearvegetation. 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).) I I _ Other Comments: A Master Pathway Map Ad-hoc Committee update ATTACHMENT B. Planning Commission report Dec. meetings. C. Town Council report December meetings. D. County S1 Trail update (Cassam). E. Other Committee member activities. I. Pathway Liaison with Westwind Sam Board Insufficient time to cover these items. Postponed until Feb 2300 meeting. S. UNFINISHED BUSINESS A. Privacy Screening Program. Second reading of a new program to assist in providing privacy screening from pathways for new, critical connectors. B. Impact fees. It has been recommended in the past to adjust the way impact fees are calculated ('Report of Council Policy Regarding Construction of Roadside Paths', 4 May, 2000). Discuss alternative formulas and whether to recommend a change to the Council. Insufficient time to cover these items. Postponed until Feb 2e meeting. 6. NEW BUSINESS: A. Recommendation on properties: i. 27673 Lupine Road (Alun residence; new home and pool). Recommendation: IIB path starting at SW comer of property, continuing along southern boundary of property up until the bulb where the Fran Stevenson's path abuts; taking into consideration the small creek and built to the satisfaction of the Town Engineer. Unanimous approval. ii. 27460 Altamont Road (Chen residence; major addition). The owners were present Recommendation: Upgrade path to IIB. Approved: Aye 6, no 0. abstain 2 (DK, DM). iii. 28238 Christopher's Lane (Me residence). Recommendation: Restore existing to IIB status and grant 10 it easement over the pathway. Unanimous approval. Iv. Moody Road, Parcel #2 (Phan, new residence). Recommendation: 1) request on -road easement on Chaparral; 2) request 10 It easement adjacent to the property line along Moody Rd. on south side of the property, 3) grant 10 it easement and construction of standard 5 It IIB path on the other side of Moody Rd. (underlined added by NG) — to follow creek for the length of the property. - V. 26739 Fremont Road (new Town Hall) Recommendation: Request to maintain adequate separation of path from road, to prevent cars from parking on path. Unanimous approval. A. 12252 Menafto Drive (Parivash new residence) Recommendation: Collect impact fees. Unanimous approval. vii. 24931 Oneonta Drive (Lands of Kila). Recommendation: Collect impact fees. Unanimous approval 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: Geotechnical Review RE: Phan, New Residence 26271 Moody Road #240-03-ZP-SD-GD ATTACHM9NT 5 January 14, 2004 L0163 At your request, we have completed a geotechnical review of permit applications for proposed construction using: Response to Geotechnical Review (letter) prepared by Earth Systems Consultants, dated July 13, 2000; Geologic and Geotechnical Study (report) prepared by Earth Systems Consultants, dated June 7, 1999; Architectural Plans (6 sheets) prepared by Classical Property Development, dated December 9,2003; and Sections, Grading and Drainage Plans (2 sheets) prepared by Mason- Sulic, dated October 2003. In addition, we have reviewed pertinent technical documents from our office files and have completed a recent site inspection. DISCUSSION The applicant proposes to construct a new multi -story residence in the eastern portion of the property (formerly Lot 2 of the Micheletti Subdivision). Access to the residence would be provided by a proposed loop driveway connecting to Moody Road. Terraced retaining walls are proposed upslope of the residence and driveway. Proposed site excavation reaches a maximum depth of approximately 13 feet below existing grade. Estimated project grading quantities include 1,477 cubic yards of cut and 321 cubic yards of fill. Northern California Office Southern California Office 330 Village Lane 5245 Avenida Encinas • 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: carlsbad0muonshires.com Debbie Pedro January 14, 2004 Page L0163 In our previous review report regarding the Micheletti Subdivision (dated August 22, 2000), we presented specific recommended conditions pertinent to the future development of Lot 2. As recommended by the Project Geotechnical Consultant, Earth Systems Consultants (ESC), we noted that residential development plans should incorporate sub -excavation of the soil "bulge' area as detailed in the referenced letter of July 13, 2000. In addition, we recommended that ESC consider recommendation of minimum 16 -inch diameter foundation piers reinforced with a minimum of four, #5 vertical bars to conform with prevailing local standards for hillside construction. The subject property is generally characterized as a moderately steep (10 to 15 degrees inclination) south -facing hillside. The property is underlain, at depth, by greenstone bedrock of the Franciscan Complex. In previous drilling on Lot 2, 5 feet of apparent fill material was identified overlying colluvium. Colluvium was logged to a depth of 17 feet and underlain by greenstone bedrock of the Franciscan Complex. During our site inspection in June 2000, we noted a laterally subdued bulge in the slope near this exploratory boring that possibly may have been deposited as a result of shallow landsliding from above Chaparral Drive (a small, steep flanked drainage swale is located above the roadway in this area). The potentially active Berrocal fault is mapped approximately 1,000 feet east of the site, the potentially active Monta Vista fault is mapped approximately 1.4 miles northeast of the site, and the active San Andreas fault is mapped approximately 2.1 miles southwest of the site. CONCLUSIONS AND RECOMMENDED ACTION Proposed project construction is constrained by a thick sequence of colluvial soils (up to 17 feet in thickness above bedrock at the proposed house site per previous site Boring Bl) and anticipated seismic ground shaking. The proposed project grading plan depicts significant removal of colluvial soils immediately upslope of the proposed residence with the potential for initiating slope instability. Appropriate engineering design of proposed terraced retaining walls (utilizing deep pier foundations) and/or corrective grading of potentially unstable slope earth materials would likely address this issue; however, such design measures may not be compatible with the standard design of proposed interlocking modular block retaining walls. Beyond the above issue, we do not have geotechnical concerns with the layout of proposed site improvements. Prior to issuance of permits for initiation of site grading or residence construction, we recommend that the following supplemental geotechnical evaluations be satisfactorily completed: 1. Supplemental Geotechnical Investigation - Considering the extent of excavation proposed upslope of the residence, the Project Geotechnical Consultant (including a Geotechnical Engineer and COTTON, SHIRES & ASSOCIATES, INC. Debbie Pedro Page 3 January 14, 2004 L0163 Engineering Geologist) should evaluate the potential slope stability impacts associated with the project and recommend any appropriate engineering design measures to ensure slope stability. Both static and seismic conditions should be analyzed. We note that the previous exploratory boring completed in the vicinity of the proposed residence was sampled at approximately 5 -foot intervals. We recommend that supplemental subsurface exploration be performed to conclusively determine whether existing shear surfaces are present that would impact appropriate engineering design solutions. Global slope stability should be addressed for terraced retaining wall configurations. Any updated recommendation for design of site improvements should be provided, including provisions for appropriate surface drainage control adjacent to retaining walls. We recommend that the Project Geotechnical Consultant contact the Town Geotechnical Consultant to discuss their intended scope of work prior to initiation of supplemental site investigation. Appropriate documentation to address the above should be submitted to the Town for approval by the Town Geotechnical Consultant prior to final design of project retaining walls or acceptance of documents for building permit plan -check. 2. Geotechnical Plan Review - The applicant's geotechnical 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 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. 3. Geotechnical Field Inspection - The geotechnical consultant should inspect. test (as needed), andapprove ,It geotechnical aspects of the project construction. Ue 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. COTTON, $HIRES & ASSOCIATES, INC. Debbie Pedro Page LIMITATIONS January 14, 2004 L0163 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 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 ervising Engineering Geologist Patrick O. Shires �• Principal Geotechnical Engineer GE 770 COTTON, SHIRES & ASSOCIATES, INC. ,SP�1�, COG FIR. DEPARTMENT SANTA CLARA COUNTY I 14700 Winchester Blvd., Los Gatos, CA 95032-1818 F 5 (408) 378-4010 • (408) 378-9342 (fax) • uww.sodd.org PLNNNEVIEWNUMBER 05 0322 /— BLDG PEXMR NUMBER ATTACHMENT l/'] CONTROLNUMBER FILE NUMBER 240-03-ZP-SD-GD TOWN OFLOS ALTOSDEVELOPMENT REVIEW COMMENTS CODFJSEC. UFC Appendix III -A UFC A Ufpendix UFC Appendix IIIA SHEET FEOUIREMENT review of site plan for a proposed new 6,078 square foot single family residence ,vith a 792 square foot detached garage. This property is in the hazardous fire area. REVISION 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. -d Fire Flow: The fire flow for this project is 2000 gpm at 20 psi residual e. The required fire flow is available from area water mains and fire t(s) which are spaced at the required spacing. 2. Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. Revise drawings to reflect required width. 3. Timing of Required Driveway Installations: Required driveway installations (6 inches of class 2 aggregate base and subgrade compacted to 95%) shall be constructed and accepted by the Fire Department, prior to the start of construction. Bulk combustible materials shall not be delivered to the site until installations are complete. Note that building permit issuance may be withheld until installations are completed. C" P SPECS NEW PMOL RB OCCVPBNCY C°NST. TYPE RppOunlMnp OPTE PFG. LAH ❑ ❑ ❑ ❑ ❑ MASON-SULIC 2/7/2005 1 of �_ SECJFLOON AIIFA LOAD OESCRIPrION BY Residential Development Rucker, Ryan NFME OF PROJECTOCFTION L26271 SFR Moody Rd 1 Organized as the Santa Clara County Central Fire Protection District Serving Santa Clam County and the communities of Comphell, Cuxruro, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Sammga FIRc DEPARTMENT SANTA CLARA COUNTY PNNREVIEWNUMBEN 05 0322 BLDG PERMIT NUMBER 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) • aAoa sccfd.org CONTROL NUMBER MLENUMBER 240-03-ZP-SD-GD DEVELOPMENT REVIEW COMMENTS COMIC. I SHEET I NO.I REQUIREMENT C 4. Premises Identification: Approved numbers or addresses shall be placed on all .4 .4 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 Ory PLANS SPECS NEW RMDL AS CCDIRPANCY CONST. TYPE APPII.Name DATE PAGE AH ❑ [:1❑ [:] ❑ MASON-SULIC 2/7/2005 2 2 OF CIFLOO. AREA LOAD OEBCRIPNON BY Residential Development Rucker, Ryan AME OF PROJECT LOCATION SFR 26271 Moody Rd the Santa Clara Countv Central Fire Protection District Seining Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga .�i5`E6T � ff TOWN OF LOS ALTOS HILLS 26379 Fremont Road • Loa Altos Hill,, Califomia 94C221 • (415) 941-7= • FAX (415) 941-3160 PLANNING DEPARTMENT ATTACHMENT WORKSHEET ,:1 CALCULATION OF AVERAGE SLOPE, LOT UNIT FACTOR MAMMUM DEVELOPMENT AREA, AND MAXIMUM FLOOR AREA • TURN IN WITH YOUR APPLICATION PROPERTY OWNER'S NAME /8,2 -a5—G01� PROPERTY ADDRESS �/�� / /yDODy �pyj>� !OS /VGTD.5 /-/ILLS CALCULATED BY ii�✓�. '?/' aDDo 1,ALCAIC__C-MATT 'iS AVERAGFC OP - / T 2 -O E7 T/D Z FSC MEN A. CONTOUP. LENGTH WITHIN NET AREA OF LOT (An) 7 CONTOUR LE-.GTIi (INCHES) CONTOUR LENGTH (INCHES) CONTOURI LEN,;TH (INCHES) CONTOUR LENCTh (INCHES) TOTAL Convert inches to feet (multiply by map scale) = (I.) _ ,3 �-�� feet B. AVERAGE SLOPE WITHIN NET AREA OF LG"C S = (0.0023) (I) (L) I = contour interval � = total length of ]F—An = net acreage i AI, in feet contours in feet of lot S = (0.0023) 7 / %p cam- nearest 0.1% LUF = (An)j1 - [0.02143(S - 10)1) _ /, D� ✓ Acs/3 ap. / C> If the average slope is less than 10%, the LUT for the lot is equal to the net area. b If the LUF is equal to or less than 0.50, you will need a Conditional Development Permit. Make an appointment with the Town Planner for further information. Page 1 of 2 0.NISED 11/W/9I LD;: AUC HD/ORIGIN.\IS/PUNNING/lVwtshal •I -f5 EST 2 B WORKSHEET »"1 CONTINUED 3- CALCULATION OF MAXTR" IA" D V OPNINT ARFA (MDAI A. for S equal to or less than 10 MDA = (LUF) (15,000) = 17/1- square feet* C/ for S greater than 10% and less than 30% MDA = (LLTF) [15,000 - 375(S - 10)] = Q R 3 square feet* C for egwd to or greater than 30% MDA = (LUF). (7,500) _ -7 square fejt i ' If the MDA is less than 5,000 square feet (and the LUF is greater than 0.50), use 5,000 square feet for your MDA 4. CAT CIM ATION OF MAXIMUM FLOOR ARFA (MFAI A. for 5 equal to or less than 10% MFA = (LUF) (6,000) = h /, square feet' B. for 5 greater than 10% and less than 30% MFA = (LUF) [6,000 - 50(S - 10)] = square feet— lee,/ eet" to S, a;Z./ S3S- C for S equal rr or greater than 30 MFA = Q.Ur) (5,000) = �71ti square feet" If the MFA is less than 4,000 square feet (and the LUF is greater than 0.50) use 4,000 square feet for your MFA REV.9/1/94 Page 2 of 2 TOWN OF LOS ALTOS HILLS PLANNING DEPARTMENT 26379 Fremont Road • Los Alms Hills, California 94022 • (650) 941-7222 • FAX (650) 941-3160 WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION PROPERTY OWNER'S NAME Gregg Phan PROPERTY ADDRESS 26271 Moody Road, Lot 2 CALCULATED BY Shad Shokndla (Classical Property Development LLC) DATE 0222105 1. DEVELOPMENT AREA Existing 386 (SQUARE FOOTAGE) TOTALS A. House and Garage (from Pan 3. A.) 0 B. Decking Maximum Development Area Allowed - MDA C. Driveway and Parking 1,125 (Measured 100' along oemedim) Existing D. Patios and Walkways + Lightwell 0 E. Tennis Court F. Pool and Decking +4,134 G. Accessory Buildings (from Part B) ,612 Proposed (AddirimOkletions) +5,303 Total 5,303 +1,108 2,233 +386 386 TOTALS 2,737 +5,185 0 -1,612 H. Anyothercovemge TOTALS 2,737 +5,185 7,922 Maximum Development Area Allowed - MDA (from Worksheet #1) e,s31 2. TOTAL IMPERVIOUS SURFACE Existing Proposed Total (SQUARE FOOTAGE) TOTALS 2'737 +4,134 6,871 3. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total - (Additions/Delebons) A. House and Garage o +2a87 2,767 a. 1st Floor b. 2nd Floor 0 +1,724 1,724 c. Attic and Basement — ��trt8i —Cl�l't8� d. Garage o + 792 792 B. Accessory Buildings -1,612 0 Barn a. 1st Floor Ba b. 2nd Floor — c. Attic and Basement — — TOTALS 1.612 +3,691 5,303 Maximum Floor Area Allowed - MFA (from Worksheet #1) s,351 TOWNUSEONLY CHMMI)BY DATE Rev. 32=2 Page 1 of I Tom of Loa Altos Hills