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HomeMy WebLinkAbout3.1 LOSALTOS HILLS Pe,ON it nil .. •� MEMORANDUM CALIFORNIA Date: January 23, 1998 To: Planning Commission From: Suzanne Davis, Planner Re: Lands of Wilson 11471 Buena Vista Drive The arborist report for the above reference project is attached for your review. Staff recommends that condition#8 be reworded as follows: 8. All mitigation measures and preservation guidelines outlined in James M. McClenahan's Tree Preservation & Protection Plan dated January 20, 1998 and report dated November 3, 1997, shall be complied with. The project arborist shall supervise any cutting of roots greater than two inches in diameter and shall conduct periodic inspections of the site during construction, particularly during grading operations. Prior to final inspection, the project arborist shall submit a letter to the Town verifying that the required inspections were made and that the preservation measures have been completed to his satisfaction. 26379 Fremont Road Los Altos Hills California 94022 650 / 941 -7222 Fax 650/941-3160 RECEIVED JAN 2 3 1998 TOWN OF LOS ALTOS HILLS TREE SURVEY TO INCLUDE TREE PRESERVATION AND PROTECTION PLAN Submitted To: Mrs. Walter W. Wilson 7175 Red Holly Court San Jose, California 95120 Project Location: Proposed Construction Site 11471 Page Mill Road Los Altos Hills, California Submitted By: James M. McClenahan, ASCA President, Consulting Arborist January 20, 1998 ©Copyright S. P. McClenahan 1998 RECEIVED CONTRACTOR'S#651341 — • JAN 2 3 1998 JAMES M.MCCLENAHAN • J. ' .�:•.. TOWN OF LOS ALTOS HILLS GA YE F.ARM TRO GE DAVID F.MOORE S.P. McCLENAHAN INC. - JOHN H.McCLENAHAN CO.',. GENE K.PEGLOW ARBORICULTURISTS #1 ARASTRADERO ROAD,PORTOLA VALLEY,CA 94028 TELEPHONE(650)326-8781 FAX(650)854-1267 January 20, 1998 Mrs. Walter W. Wilson 7175 Red Holly Court San Jose, California 95120 RE: Proposed Construction Site 11471 Page Mill Road Los Altos Hills, California Dear Mrs. Wilson: As requested, I inspected significant trees at the above referenced site to determine present condition, impact of proposed site improvements and provide recommendations for tree preservation. • For purposes of identification, trees have been tagged with numbered aluminum markers which correspond to those on the landscape screening plan and this survey. In determining 'Tree Condition', several factors have been considered which include: (1) Rate of growth over several seasons; (2) Structural decays or weaknesses; (3) Presence of disease or insects; and (4) Life expectancy. The following guide for interpretation of 'Tree Condition' as related to Life Expectancy is submitted for your information. 0 - 5 Years = Poor 5 - 10 Years = Poor to Fair 10 - 15 Years = Fair 15 - 20 Years = Fair to Good 20 + Years = Good RECEIVED JAN 2 3 1998 Mrs. Walter W. Wilson Page 2 January20, i' '� LOS ALTOS HILLS All trees included in this survey have been pruned and initial soil injection fertilization has been accomplished in the fall of 1997. Additional fertilization applications are scheduled for the spring and summer of 1998. Tree#1 Species: Coast Live Oak (Quercus agrifolia) 38.7" diameter @ 4-1/2' above grade Condition: Fair Observation: Proposed garage will not encroach within tree environment. No adverse effect to tree health as a result of site improvements is anticipated. Prognosis: Adoption of tree preservation guidelines will provide a favorable prognosis. Tree #2 Species: Coast Live Oak 27.2" diameter @ 4-1/2' above grade Condition: Fair Observation: • Proposed garage will encroach no closer than within 16' of the trunk on the easterly side. At that distance, buttress roots will be preserved and sufficient lateral root environment will remain to sustain tree vitality. Prognosis: Adoption of tree preservation guidelines will insure a favorable prognosis. Tree #3 Species: Coast Live Oak 25.9" diameter @ 4-1/2' above grade Condition: Fair to Good Observation: Proposed garage will encroach to within 15' on the southerly side and parking area to within 18' on the easterly side. No adverse effect to buttress roots will occur and sufficient lateral root environment will remain to sustain tree vitality. Prognosis: Adoption of tree preservation guidelines will insure a favorable prognosis. Mrs. Walter W. Wilson Page 3 January 20, 1998 • Tree #4 Species: Coast Live Oak 25.1" diameter @ 4-1/2' above grade Condition: Fair Observation: Proposed retaining wall will encroach to within 12' on the south easterly side and "tight" leach line to within 4' on the northerly side. Trenching and or grading operations must be accomplished by hand when within 8'of the trunk. Roots greater than 2"in diameter must not be severed until inspected by a qualified Arborist. Prognosis: With adoption of preservation guidelines, prognosis for continued health is considered favorable. Tree #5 Species: Coast Live Oak Multi trunk: 33.2", 22.4" diameters @ 4-1/2' above grade Condition: Fair Observation: Low trunk decay encompassed approximately 40% of trunk circumference and has been treated to encourage callus closure. Weak crotch formations have been braced with cable supports. Proposed retaining wall will encroach to within 16' on the northerly side and 12' on the easterly side. Proposed parking area will encroach to within 4' on the westerly side and pathway to within 2' on the southerly side. No preservation measures on the southerly (pathway) side are required as a result of dead buttress root and non functional sapwood on the southerly side. An inspection trench should be installed on the westerly(parking) side at edge of grading if depth greater than 6"is required.. Roots greater than 2"in diameter must not be severed until inspected by a qualified Arborist. Prognosis: Adoption of preservation guidelines will provide a favorable prognosis. Tree #6 Species: Coast Live Oak Tree has been removed as a result of extensive decay of buttress (anchoring) roots and dieback of limb structure. Mrs. Walter W. Wilson Page 4 January 20, 1998 Tree #7 Species: Coast Live Oak • 46.2" diameter @ 4-1/2' above grade Condition: Fair Observation: Low trunk and root crown deterioration has been treated to encourage callus closure. Proposed retaining wall will encroach to within 16' on the northerly side and 14' on the westerly side. At this distance, minimal impact to lateral root environment is expected. Prognosis: Adoption of preservation guidelines will provide a favorable prognosis. **************************************** Mrs. Walter W. Wilson Page 5 January 20, 1998 - Tree Preservation Guidelines • Protection Plan In providing recommendations for tree preservation, we recognize that injury to trees as a result of construction include mechanical injuries to trunks, roots and branches, and injury as a result of changes which occur in the growing environment. To minimize these injuries, we recommend grading operations encroach no closer than four times the trunk diameter, (i.e. 30" diameter tree x 4=120" distance). At this distance, buttress/anchoring roots would be preserved and minimal injury to the functional root area would be anticipated. Should encroachment within the area become necessary, hand digging is mandatory and root severing should be accomplished only after inspection by a qualified arborist. • Barricades Prior to initiation of construction activity, temporary barricades should be installed around all trees in the construction area. These barricades should be placed around individual trees and/or groups of trees as the existing environment dictates. The temporary barricades will serve to protect trunks, roots and branches from mechanical injuries, will inhibit stockpiling of construction materials or debris within the sensitive 'dripline' areas and will prevent soil compaction from increased vehicular/pedestrian traffic. These barricades should remain in place until completion of project. Designated areas beyond the driplines of any trees should be provided for construction materials and on site parking. Fencing should be a minimum of three feet (3') in height. Nylon, cyclone or snow fence on steel posts is recommended. • Root Pruning (if necessary) During and upon completion of any trenching/grading operation within a tree's dripline, should any roots greater than two inches (2") in diameter be damaged, broken or severed, timely root pruning to include flush cutting and sealing of exposed roots should be accomplished under the supervision of a qualified arborist to minimize root deterioration beyond the soil line. Water soaked burlap should cover roots exposed more than seventy-two (72) hours prior to treatment. Mrs. Walter W. Wilson Page 6 January 20, 1998- • Inspection Periodic inspections by a qualified Arborist are recommended during construction activities, particularly as trees are impacted by trenching/grading operations. Inspections at approximate four (4) week intervals would be sufficient to assess and monitor the effectiveness of the Tree Preservation Plan and to provide recommendations for any additional care or treatment. *************************************** We thank you for this opportunity to be of assistance in your tree preservation concerns. Should you have any questions, or if we may be of further assistance, kindly contact our office at any time. Very truly yours, S. P. McCLENAHAN CO., INC. r JAiLBy: ames M. McClenahan, ASCA resident, Consulting Arborist JMMc:pm enclosure cc: Duxbury Architects c/o Mr. William McIntosh 382 A First Street Los Altos, California 94022 i. a TOWN OF LOS ALTOS HILLS January 28, 1998 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH ATTACHED GARAGE AND A DETACHED ONE-CAR GARAGE; LANDS OF WILSON; 11471 BUENA VISTA DRIVE(FORMERLY PAGE MILL ROAD); FILE#266-97-ZP-SD-GD. FROM: Suzanne Davis, Planner SD APPROVED BY: Curtis S. Williams,Planning Direc or RECOMMENDATION That the Planning Commission: 1. Approve the requested site development permit for a new residence as submitted, subject to the recommended conditions in Attachment 1; OR 2. Approve the project,modifying condition#1 to require design changes to the basement or to lower the main floor elevation. BACKGROUND The subject property is located on the northeast corner of Page Mill Road and Buena Vista Drive. The property address will be changed from 11471 Page Mill Road to 11471 Buena Vista Drive since the site is accessed from Buena Vista. The lot was created by a 1911 deed conveyance. There is a record of survey for the property so a certificate of compliance is not needed. The site is presently vacant (a 1,720 square foot residence and three accessory buildings were demolished in 1996). There is a 25 foot access easement through the property for Buena Vista Drive, which is a private street serving a total of eight lots. A new 40 foot wide right-of-way will be granted and the existing easement abandoned as part of the project. There are a number of heritage oak trees (trunk diameter 12-inches or greater) on the site. Adjacent properties are developed with single-family residences. Across Page Mill Road to the west is Foothills Open Space Preserve (City of Palo Alto). Properties across Moody Road to the south are in Santa Clara County. The area is very rural with a large amount of open space and natural vegetation around mostly smaller homes than are typically seen in the hills. The Planning Commission considered the requirement for the road right-of-way for Buena Vista Drive on April 9 and 23, 1997. The Commission determined that a 40 foot width would be adequate since it is a private street, and a precedent for the width had been established when two other properties on the road had granted rights-of-way. The minutes from the two meetings are Attachments 2 and 3. CODE REQUIREMENTS As required by Section 10-2.301 of the Site Development Ordinance, this application for a new residence has been forwarded to the Planning Commission for review and approval. Criteria for review from the Site Development Ordinance include grading, drainage, building siting, pathways, landscape screening and outdoor lighting. Zoning Code review encompasses compliance with floor and development area requirements, setbacks, height and parking. Planning Commission January 28, 1998 Lands of Wilson • Page 2 DISCUSSION Site Data Gross Lot Area: 3.17 acres Net Lot Area: 2.51 acres Average Slope: 27.2% Lot Unit Factor: 1.58 Floor and Development Area Area Maximum Proposed Existing* Increase Left Development 13,509 13,409 2,498 +11,011 +100 Floor 8,121 7,372 2,498 +4,874 +749 - *Previous house,accessory buildings and driveway were demolished;previous hardscape coverage unknown Site and Architecture The applicants are requesting approval of a site development permit to construct a new 5,899 square foot one-story residence with a 961 square foot attached three-car garage and a storage basement. A 512 square foot detached garage is also proposed. Proposed exterior materials for both the residence and detached garage are stucco siding, wood windows, trim and doors, stone veneer trim and charcoal gray concrete tile roofing. The maximum height of the new residence would be 233/4 feet high as measured from the floor of the basement to the roof peak, and 29 feet as measured from the lowest to highest point. The detached garage would be 13 feet high. Ten skylights are proposed for the residence; fourwould be 11/2 feet by 11/2 feet and six would be four feet by four feet (12 feet by 4 feet for each of two groups of three). Eight of the skylights would be within a flat section of roof. Two of the smaller size would be over the front entry. The low profile design and stepping elements combined with the topography and existing oak trees will help blend the house into the site. The house has been designed around all of the large oak trees. Although one tree was recently removed due to poor health, the footprint goes around its location as the applicants originally intended to save it. Only after the project arborist conducted a more complete inspection of the tree was it discovered that it had severe buttress root decay and large limbs had died. The arborist recommended removal since the health of the tree was poor and he did not believe that it would live for more than a year or two. The Environmental Design & Protection Committee likes the low profile of the proposed residence and commented that the applicants have done a good job planning around the trees. The Committee also commented that the stucco color should be from the Town's color board, which is a standard condition for new residences (see condition#5). The proposed project would leave 100 square feet of development area and 749 square feet of floor area allowed for the property. Staff has included a condition requiring a disclosure statement to be recorded that states that the development area is close to the maximum allowed by the Town. Planning Commission January 28, 1998 Lands of Wilson Page 3 Basement The basement is not included in the floor and development area calculations since it is less than seven feet high and is intended for storage use only. No habitable floor area is proposed within the basement and it would be unheated space. The basement has been stepped so that part of it would be 3'/2 feet high with the remainder at six feet 10 inches high. Most of the basement will be below the adjacent grade although one of the walls wouldbe exposed. The daylighted side creates a two-story facade on the rear elevation. This is a different approach than has been proposed since the current basement definition was adopted in 1994. The Code specifies that basements are to be wholly below the adjacent grade in order to be exempted from counting as floor area. As defined by the Uniform Building Code, the basement is not considered habitable floor area since it is less than seven feet six inches high and is not heated space. The Zoning Ordinance definition of floor area states that attic spaces that are greater than seven feet in height are counted as floor area, but there is no provision for basements. The seven foot rule has been applied to storage areas in the past. While the proposed basement is clearly not living space, it is not entirely below grade, and it presents more than a one-story facade on the rear of the house. The area within the basement that would be six feet ten inches high is about 1,225 square feet. If the basement area is counted, the project would exceed both the maximum MFA and MDA. If the Commission determines that the basement should be counted, the applicants should be directed to reduce the size of the portion that is greater than 3'A feet in height so that the floor and development area are not exceeded. Alternatively, if modifications can be made so that the finished floor of the main level would not be higher than three feet above the existing grade, the project would be more consistent with the Town's grading policy, and perhaps justification to exclude basement floor area less than seven feet in height. Condition #1 should be modified accordingly, and staff would work with the applicants to achieve any desired plan changes. Driveway and Parking The applicants are proposing a driveway on Buena Vista Drive, approximately 215 feet from the intersection with Page Mill Road (a minimum of 100 feet is required). The exact location of the previous driveway is not shown on the plans, although an approximate location can be estimated based on the location of the old garage, cottage and barn. Some portions of the new driveway would be within the dripline of oak trees. The previous development on the site was in the same location as the proposed driveway, and the project arborist believes that the trees will not be adversely impacted by the proposed development. The required four on-site parking spaces are provided in the garages. Additional parking would be available in the driveway. Trees &Landscaping As mentioned earlier in this report, all of the existing oak trees will be saved except for one that was recently removed due to poor health and failing limbs. There are some portions of the proposed residence and driveway that would encroach into the dripline of some of the oaks. The project arborist has worked with the design team, and does not believe that the proposed development will be detrimental to any of the trees. The applicants have planned their project around the oaks as they intend to preserve them. The arborist and landscape architect have been and will continue to work with the architect, engineer and contractor to ensure the oak trees are maintained and remain healthy. The arborist has recommended fertilizing, pruning and removal of dead wood for six of the oaks. Condition#8 requires these measures to be completed prior to final inspection of the new residence. Planning Commission January 28, 1998 Lands of Wilson Page 4 A conceptual planting plan has been included in the plan set for informational purposes (see sheet L-1). The applicants intend to plant along the street frontages as well as around the house and courtyard walls to soften them. Condition #2 requires the final landscape screening plan to be reviewed at a site development hearing once the new residence is framed. The Environmental Design & Protection Committee.visited the site and was pleased that the existing oaks will be saved. The Committee recommended protective tree fencing during construction and requested that no parking or storage of building materials be allowed under the oak trees (see condition#9). The Committee also recommends that no grading occur closer than 10 feet from the trunk of any oak tree. Lighting Proposed exterior lighting is shown on the plans (sheet A1.2). Three wall mounted fixtures are proposed, two on the main garage and one on the detached garage. These are indicated to be down directed fixtures: The remainder of the house lighting would be recessed fixtures within the eaves (16 total around the perimeter of the house). There would also be step lights built into the various steps for safety. Condition#7 reiterates that lighting specifications and locations will be reviewed by the Planning Department the time of building plan check. The Environmental Design&Protection Committee commented that outdoor lighting should be minimal. ConservationEasement Staff is recommending that a conservation easement be placed over the area on the south side of the proposed Buena Vista right-of-way since the slope is generally greater than 30%. The applicants have indicated that they plan to have a vineyard in the.area where there are not any trees. Condition #22, which requires the conservation easement, includes a provision that a vineyard and any necessary irrigation is an allowed use where there are not.any oak trees. Any other planting within the conservation easement would be required to be non-invasive native species. Any fencing within the easement would be required to be open-style such as split rail. Grading& Drainage The Engineering Department has reviewed the preliminary grading and drainage plan, and has recommended conditions of approval included in Attachment 1. Proposed grading volumes include 1,275 cubic yards of cut and 115 cubic yards of fill, with most of the excess cut proposed for export. The Town's grading policies recommend that fill not exceed three feet in height, cut not exceed eight feet for the main residence (excluding the basement) and that finished floor elevations generally are no higher than three feet above existing grade. There are several areas where the proposed design would exceed these parameters. Portions of the garage and driveway would be higher than three feet above the natural grade(five feet worst case). The bedroom wing on the west end of the house is higher than three feet above the natural grade (up to eight feet) as is a small area of the master bedroom (up to 4Y2 feet). The project architect has submitted some of the design considerations for the proposed residence (see Attachment 9), and will be present at the meeting. Drainage is shown to be primarily sheet flow. There will be some catch basins to collect water. around the house. Piped water is to be released into two energy dissipaters on the slopes below the house. The final drainage and grading will be inspected by the Engineering Department, and any deficiencies will be required to be corrected prior to fmal inspection. A new septic system including new leach fields will be installed with the project. Planning Commission January 28, 1998 Lands of Wilson Page 5 Geotechnical Review The Town's geotechnical consultant, Cotton, Shires & Associates, has reviewed the plans and geotechnical report and has visited the site. The Town Geologist has indicated that the proposed construction is feasible, with standard requests for plan review and field inspection (see Attachment 4). Condition#11 includes these recommendations. The project geotechnical consultant's recommendations include removal of an existing wedge of uncompacted soil behind the house site. The excavation for the basement will result in the removal of this unengineered fill. Fire Department Review The Santa Clara County Fire Department conducted a flow test on the closest hydrant and determined that the water flow is not adequate for a home of the proposed size, and fire sprinklers or other acceptable water supply will be needed. The Fire Department has requested that the property address be placed in a location that is clearly visible from the street. The driveway will be required to be 14 feet wide with 131/2 feet of vertical clearance, not to exceed a 15% gradient and shall be an all weather surface (see Attachment 5). The Fire Department recommendations have been included with the conditions of approval. Committee Review The Pathways Committee has not discussed the proposed project since it did not meet in December and has not yet had a meeting this month. The Pathway Committee Chair requests a pathway easement along Page Mill Road, so that a future path can be constructed along the top of the bank. There appears to be a limited space along the top of the bank and the heavy brush and steep bank along Page Mill will make development of a path difficult. The Pathway Committee Chair is also recommending that a five foot wide native path be cleared on the south side of Buena Vista Drive parallel to the road. The native path is to be located below the roadway rather than running parallel with it. The property owners have some concerns about this request. The land on the south side of the new right-of-way is relatively steep, making it difficult to construct a path. The path would need to meander and switchback due to the steep slopes and existing trees. Retaining walls may also be necessary due to the steep grade. Alternatives to locating a path below the south side of Buena Vista would be to grant an easement over the road right-of-way, or to have a path cleared next to the pavement. Granting a pathway easement over the road is what has typically been done with other private roads in the Town. The most recent project where this occurred was the Lands of Loughmiller (approved by Council on January 7, 1998). Pathway easements have also been done over Burke Lane, Moon Lane and Sherlock Road. Off road pathways have usually only been required where the Pathway Master Plan shows an off road path or where there is an existing roadway or treadway that is already used by pedestrians and/or equestrians (such as the Bellucci Subdivision). The applicants do not object to granting an easement over their portion of Buena Vista Drive. Conditions 24 and 25 include the Pathway Committee recommendations. Staff has worded condition #25 to require the location of the native path to be worked out between the applicants, the City Engineer and the Pathway Committee. If the Commission decides that the native path should not be required in the location requested by the Pathway Committee Chair, condition #25 should be revised. The Commission may also want to consider deleting the requirement for a path along Page Mill Road since it does not appear to be a feasible location due to the narrow shoulder. Planning Commission January 28, 1998 Lands of Wilson Page 6 The Environmental Design & Protection Committee comments were discussed in the Site-and Architecture, Landscape and Lighting sections of this report(see Attachment 6). The project architect has prepared a model which can be viewed during Town business hours, and will be at the Planning Commission hearing. In addition, story poles have been set on the site for the Commission's review. Staff is available to answer any questions that the Commission or the public may have. ATTACHMENTS 1. Recommended conditions of approval 2. Planning Commission Minutes of April 9, 1997 (two pages) 3. Planning Commission Minutes of April 23, 1997 (two pages) 4. Memorandum from Cotton, Shires &Associates, dated January 15, 1998 (one page) 5. Comments from Los Altos Fire Department, dated January 7, 1998 (two pages) 6. Environmental Design & Protection Committee Evaluation, received January 2, 1998 (one page) 7. Pathway Committee recommendation(one page) 8. Letter from Mrs. Mary Steers,received January 14, 1998 (one page) 9. Architect's design considerations,received January 21, 1998 (five pages) 10. Worksheet#2 11. Development plans: site, floor&roof plans, building sections, and elevations (nine sheets) cc Walt&Liz Wilson 7175 Red Holly Court San Jose, CA 95120 Peter Duxbury Duxbury Architects 283A First Street Los Altos, CA 94022 Jerry Clements Clements &Associates 4966 El Camino Real, Suite 116 Los Altos, CA 94022 Ton Klope,ASLA 960 San Antonio Road, Suite 270 Los Altos, CA 94022 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT -FOR NEW RESIDENCE AND SETACHED GARAGE LANDS OF WILSON. 11471 BUENA VISTA DRIVE File #266-97-ZP-SD-GD A. PLANNING DEPARTMENT: 1. Any further changes or modifications to the approved plans shall be approved by the Planning Director or the Planning Commission, depending upon the scope of the changes. 2. Subsequent to final framing, a landscape screening and erosion control plan shall be reviewed at a Site Development hearing. Particular attention shall be given to plantings which will help screen the site from neighboring properties and from the roadway. All landscaping required for screening purposes or for erosion control (as determined by the City Engineer and the Planning Director) must be installed prior to fmal inspection, unless the Planning Director fmds that unusual circumstances, such as-weather or site conditions,require that planting be delayed. In those instances, a deposit of an amount equal to the cost of landscape materials and installation, to the satisfaction of the Planning 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. 3. 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 and maintenance shall be made two years after installation. The deposit will be released at that time if the plantings remain viable. 4. Fire retardant roofing is required for the new construction. 5. Paint colors 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 use materials which have a light reflectivity value of 40 or less. White trim area should be minimized, particularly on large surfaces such as doors, columns, railings, and trellises. A color sample shall be submitted to the Planning Department for approval,prior to acceptance of plans for building plan check. All applicable structures shall be painted in conformance with the approved color(s)prior to final inspection. 6. At the time of foundation inspection(s), the location, and elevation of the new residence and detached garage shall be certified in writing by a registered civil engineer .or licensed land surveyor as being in/at the approved locations and elevations shown on the approved site development plan. At the time of framing, the height of the residence shall be similarly certified as being at the height shown on the approved site development plan. The hardscape and driveway locations shall also be certified at time of installation. Planning Commission January 28, 1998 Lands of Wilson • Page 8 7. Any additional outdoor lighting requires approval by the Planning Department prior to installation. Lighting specifications for all exterior lighting on the structure shall be submitted for Planning Department approval prior to acceptance of plans for building plan check. 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. No lighting may be placed within setbacks except for two driveway or entry lights unless needed for safety. Any light fixtures that are visible from the roadways shall be down shielded fixtures or shall have opaque glass. 8. The tree preservation measures outlined in S. P. McClenahan's Arborist report dated November 3, 1997, including pruning, trimming, and fertilization, shall be complied with. Prior to final inspection, the project arborist shall submit a letter to the Town verifying that the preservation measures have been completed to his satisfaction. 9. The oak trees near the construction areas shall be fenced at the dripline prior to commencement of any grading or construction. The fencing shall be of a material and structure to clearly delineate the dripline. Town staff shall inspect and approve the fencing prior to issuance of any building permits. The fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris is allowed within the driplines of the oak trees. 10. A disclosure statement shall be recorded stating that the floor area approved under this permit is close to the maximum allowable level of development allowed by the Town. The disclosure statement will be prepared by the Planning Department and shall be signed and notarized by the property owners prior to acceptance of plans for building plan check. B. ENGINEERING DEPARTMENT: 11. As recommended by Cotton, Shires &Associates in their report dated January 15, 1998,the applicant shall comply with the following: a. The project geotechnical consultant shall evaluate the location of the secondary leach field on the eastern portion of the site for slope stability and possible impacts to adjacent properties, and shall submit the results to the Town,prior to acceptance of plans for building plan check. b. The project geotechnical consultant shall review and approve all geotechnical aspects of the project and summarize the results of their plan review in a letter to be submitted to the Town,prior to acceptance of plans for building plan check. c. 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 fmal inspection. For further details on the above requirements, please reference the letter from Cotton, Shires &Associates dated January 15, 1998. Planning Commission - January 28, 1998 Lands of Wilson Page 9 12. The site drainage associated with the proposed development must be designed as surface flow wherever possible to avoid concentration of the runoff. The proposed drainage shall be designed to maintain the existing flow patterns. Final drainage and grading shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. A letter shall be submitted from the project engineer stating that the drainage improvements were installed as shown on the approved plans and in accordance with their recommendations 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 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. 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. 16. 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 plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Page Mill Road, Buena Vista Drive and surrounding roadways; storage of construction materials; placement of sanitary facilities; clean-up area; parking for construction vehicles; and parking for construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the Los Altos Garbage Company for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 17. 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 18. The driveway shall be required to be fully constructed, and the existing driveway shall be abandoned to the satisfaction of the City Engineer, prior to final inspection. 19. The property owners shall irrevocably dedicate to the Town as public right of way the 40 foot wide right of way for Buena Vista Drive as shown on the approved site Planning Commission January 28, 1998 Lands of Wilson Page 10 development plan. Legal description and plat exhibits prepared by a licensed land surveyor shall be submitted and the Town will prepare the dedication document. The dedication document (including approved exhibits) shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building plan check The right of way dedication will not be accepted by the Town at this time. 20. The property owner shall dedicate to the Town, a 60 foot wide public utility easement which covers the proposed 40 foot wide Buena Vista Drive right of way and an additional 10 feet on each side. Legal description and plat exhibits prepared by a licensed land surveyor shall be submitted, and the Town will prepare the grant document. The grant document (including approved exhibits) shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building plan check • 21. The property owner shall dedicate to the Town as public right of way an additional 10 feet along both Moody Road and Page Mill Road as shown on the approved site development plan. The property owner shall provide legal description and plat exhibits prepared by a licensed land surveyor and the Town will prepare the dedication documents. The dedication documents (including approved exhibits) shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building plan check 22. The property owner shall grant a conservation easement to the Town over all of the property located to the south of the proposed Buena Vista Drive right of way since the grade of the land is generally greater than 30%. Legal description and plat exhibits prepared by a licensed land surveyor shall be submitted and the Town will prepare the grant document. The document shall include a provision that a vineyard and any related irrigation is permitted within the conservation easement provided that it does not conflict with any heritage oak trees. The grant document, including approved exhibits, shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building plan check 23. The property street address shall be changed from a Page Mill Road address to 11471 Buena Vista Drive since the property access is from Buena Vista Drive. 24. A future path will be constructed along Page Mill Road at the top of the bank. A pathway easement to accommodate this path shall be granted to the Town. Legal description and plat exhibits prepared by a licensed land surveyor shall be submitted to the Town for preparation of the grant. document which shall be signed and notarized by the property owners and returned to the Town,prior to acceptance of plans for building plan check. 25. A five foot wide native path shall be constructed on the south side of Buena Vista Drive in a location to be determined and agreed upon by the applicants, the Pathway Committee and the City Engineer. The work shall be completed to the satisfaction of the City Engineer,prior to final inspection. Planning Commission January 28, 1998 Lands of Wilson Page 11 C. FIRE DEPARTMENT - _ 26. The property address shall be placed so that it is clearly visible and legible from Buena Vista Drive. Numbers shall contrast with the background and shall be a minimum of four inches high. 27. The driveway shall be a minimum of 14 feet wide and shall have an unobstructed vertical clearance of 13 feet six inches. The driveway shall have an all weather surface that is designed and maintained to support the imposed loads of fire apparatus (40,000 pounds) and the gradient shall not exceed 15%. 28. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in the new residence. The details of the sprinkler system shall be included with construction plans. The plans shall be stamped and signed by the Fire Department and submitted to the Town,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. The applicant may propose alternate means of achieving an acceptable water supply in lieu of fire sprinklers, subject to the approval of the Fire Department. 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. CONDITION NUMBERS 5, 7, 10, lla and b, 15, 16, 17, 19, 20, 21, 22, 24 AND 28 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING AND ENGINEERING DEPARTMENTS PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPT. Protective tree fencing shall be inspected and approved by the Planning Department prior to issuance of any building permits. Properties residing within the Los Altos or Palo Alto 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 the school district office(s), 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 January 28, 1999). All required building permits must be obtained within that year and work on items not requiring a building permit shall begin within one year and completed within two years. kr-TAC HP/ ENT- 2 Minutes of a Regular Meeting Approved 4/23/97 Town of Los Altos Hills PLANNING COMMISSION Wednesday,April 9, 1997, 7:00 p.m. Council Chambers, 26379 Fremont Road cc. assettes (3 )#6-97 1. ROLL , L AND PLEDGE OF ALLEGIANCE The Planning Commission :-ting was called to order at 7:00 . ::. m the Council Chambers at Town Hall. Present: Chairman Doran, Commissione . -. :s ., Schreiner, Gottlieb, Stutz&Jinkerson Absent: Commissioner Finn Staff: Curtis Wi ':1 s, Planning Director; Suzanne Davis, ' anner; Lath Lonberger, Pl. g Secretary 2. 'RESENTATIONS FROM THE FLOOR-None. 3 CONSENT CALENDAR 3.1 LANDS OF SOLLOWAY, 11471 Page Mill Road (27-97-MISC.); A request to determine the future proposed width of Buena Vista Drive. Commissioner Schreiner requested the item be pulled for discussion and to allow the neighbors on Buena Vista Drive to be noticed. It was clarified this was only a policy determination of the future planned right-of-way width for Buena Vista Drive. Chairman Doran suggested, since the Solloways and the prospective buyers of his property were present, to open the public hearing for discussion. OPENED PUBLIC HEARING Sheldon Solloway, 955 Stony Hill Road, Redwood City, discussed the vacant property located on the corner of Page Mill Road and Moody Road with access running parallel to Moody Road through Buena Vista Drive which is a private dead end street. The neighbors on Buena Vista Drive want to maintain the rural nature of the area by not increasing the width of the road. He was asking the Commission to determine the future planned width so that the prospective buyers can calculate the future lot unit factor, MFA& MDA limits and setbacks. Planning Commission Minutes Approved 4/23/97 April 9, 1997 Page 2 Walt Wilson, San Jose, potential buyer of 11471 Page Mill Road, has spoken to six out of the eight neighbors on Buena Vista Drive regarding the road width. They all felt the rural nature of the road should remain. He referred to the staff report indicating it appears from past Buena Vista Drive applications the future planned width for Buena Vista Drive was determined several years ago by the Planning Commission to be 40 feet. CLOSED PUBLIC TESTIMONY Commissioner Schreiner felt Buena Vista Drive was very similar to Moon Lane which has seen a great deal of development currently. What happens on Buena Vista Drive is not particularly relevant to this property but what happens in the future to the two large parcels at the end of the road will. She questioned three areas which may or may not be relevant: what roadway pavement width would be required if development occurs along the road (including potential subdivision); what roadway pavement width is likely to be requested by the Fire Department; and how would the alignment of the road be determined, where would easements likely be placed, and would it be preferable to have pathways, utilities, etc. within easements or right-of- way. She requested looking at the whole area at this time. She disclosed she had spoken briefly to Art Lachenbruch, a resident of Buena Vista Drive. The Planning Director noted the request is to establish a right-of-way. They will not, through this process, define precisely where the road goes, how wide it is or where the other easements go. He felt the assistant engineer would be able to give them some indication as to how wide the road might be, what kind of provisions might be made for easements, etc. Unfortunately, the assistant engineer is attending an all week seminar and was not available. Commissioner Stutz felt they had already determined the width of the road during the two previous applications as noted in the staff report. She did not feel the current Fire Department requirements would make a difference. Chairman Doran agreed with Commissioner Stutz although she also agreed with noticing the neighbors on Buena Vista Drive. Mr. Solloway clarified he was applying for a 40 foot easement without regard to location or any other issues raised. The current easement of record is not where the road is located; it is not aligned at all. At this time, they are discussing "40 feet" wherever it may be; location is not relevant. MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Jinkerson to continue Lands of Solloway to April 23, 1997 to allow public notice to the residents on Buena Vista Drive. AYES: Chairman Doran, Commissioners Stutz, Gottlieb, Jinkerson& Schreiner NOES: Commissioner Cheng ABSENT: Commissioner Finn I I rt/Vltki I Minutes of a Regular Meeting Approved 5/14/97 Town of Los Altos Hills PLANNING COMMISSION Wednesday,April 23, 1997, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (3 )#7-97 1. ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 7:08 p.m. in the Council Chambers at Town Hall. Present: Commissioners Cheng, Schreiner, Finn, Gottlieb, Stutz&Jinkerson Absent: Chairman Doran Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Suzanne Davis,Planner; Lath Lonberger, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR-None. 3 PUBLIC HEARINGS 3.1 LANDS OF SOLLOWAY, 11471 Page Mill Road (27-97-MISC.); A request to determine the future proposed width of Buena Vista Drive. This item was introduced by Ms. Proft commenting on the road right-of-way policy relating to width on other private roads, in particular Moon Lane, Miraloma Way, and Central Drive OPENED PUBLIC HEARING Elizabeth Wilson, 7175 Red Holly Court, San Jose, new buyer of 11471 Page Mill Road, explained the determination of road right-of-way width was needed so they could move forward with their architectural design plans. Art Lachenbruch, 11820 Buena Vista Drive, reviewed the plans and felt this was a' reasonable request which will also preserve the rural atmosphere. Planning Commission Minutes Approved 5/14/97 April23, 1997 Page 2 Moosa Malek, 26801 Altamont Road, owner of the lot at the end of Buena Vista Drive for nine years, said it will ultimately be developed. The accessibility to the lot appears to be from Buena Vista Drive. CLOSED PUBLIC TESTIMONY Discussion ensued regarding factoring in the long term possibilities, easements taken outside of the road right-of-way; and a 40 foot width being adequate for a two lane road. MOTION SECONDED AND PASSED: Motion by Commissioner Stutz and seconded by Commissioner Finn to uphold the previously implied determination that the future planned right-of-way width for Buena Vista be 40 feet wide. AYES: Vice-Chair Gottlieb, Commissioners Cheng, Schreiner, Jinkerson, Finn & Stutz NOES: None ABSENT: Chairman Doran 3.2 LANDS OF ROSENBAUM, 10560 Blandor Way (210-96-ZP-SD- . 0); A request for a Site Development Permit for a new residence,poo . d spa (continued from April 9, 1997). The Planning Dir-•tor introduced this item noting the receipt of a -tter from Marilyn Clemmensen, the up'; 1 neighbor, withdrawing objections a• -r a meeting with the architect and geotechnical - :ineer. OPENED PUBLIC HEARING Murdo Morrison, 3645 Jefferson Avenue, °.=•wood City, project architect, discussed the proposed project which replaces the exi g ho e with a reduction of 494 square feet of development area. He provided a • ••el of the pro'-ct explaining their desire to protect the hillside with changes in th- - evation. He also pr. ided a site plan and described changes to the driveway. T. - basement will provide a fami room, shower, mechanical room and storage. = exterior will consist of varied mate > s with stone accents. Further discussion -- ued regarding the Fire Department requireme . for the connection of the driveway • Blandor Way width of 70 feet (existing width 35 fee , • d the request by staff fo e applicant to work with the Fire Department to reduce - driveway entranc- idth to the greatest extent feasible. The assistant engineer felt th- could ch. •_e the material to prevent visual impact. Mr. Morrison also provided a mem. in -sponse to the staff report recommendations. JAN-15-9Ei 110. blo tilUM=LUiiUA& 5rrii r+aaut, lU= Y1GOJ7'tL0.1C /""'Oita ai ATTACH Marr L} Cotton, Shires & Associates, Inc. 330 Village Lane,Los Gatos, California 95030-7218 Phone: (408) 354-5542 FAX: 354-1852 TO: ? lit ,�J�c PHONE 1� FAX:( C( L o w.,- a S DATE (– ( 5--7 i TIME PROJECT': GJ, S� �( ( CZ 7� `'� G���� NUMBER: �–i7–Z–17 -(71) � COMMENTS: 5 JC-,4 v'/y�/O l ( Y I_- -- p�1-6�- is•��-'� • 1 _S-- ClAgweAfrnlirj-7;4„ s . 1�1.SYX.GJ� �LT�- ,ey'd YeC6-47 W��,,"�" — (,� PSS `. 7dt-�Irr�►� I ‘I. e– (7 – Q,�o ,rd's.- r`.,ee—` -v s Iope– c�.s 0 5 S C r (47e,-6/ ("'apt 4.10�L,,(3� / tom `z • 1 s L - cs FROM: /\ I /fl,Ft lNIt-N I t e). FIRE DEPARTMENT ' ` � SANTA CLAVA COUNTY LFIREl CONTROL NUMBER 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER COUMESV85EPVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) PLAN REVIEW NUMBER 97-3477 C nn FILE NUMBER #266-97-ZP- DEVELOPMENT REVIEW COMMENTS CODE/SEC. SHEET NO. REQUIREMENT Review of site plan for proposed new 5,899 square foot single family residence with an attached 961 square foot garage and a detached 512 square foot garage. This project is located within the hazardous fire area. The project planner is Ms. Suzanne Davis 1. Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall apply to the Building Department for applicable construction permits. UFC 2. Required Fire Flow: Required fire flow for this project is 2250 GPM at 20 psi Appendix HI-A residual pressure. The required fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. UFC 3. Required Access to Water Supply (Hydrants): Portions of the structure(s) are 903.2 greater than 150 feet of travel distance from the centerline_of the roadway containing public fire hydrants. Provide an on-site fire hydrant OR provide an approved residential fire sprinkler system throughout all portions of the building. UFC 4. Premises Identification: Approved numbers or addresses shall be placed on all 901.4.4 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 background and be a minimum of four inches in height. DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE LAH 0 0 0 0 0 DUXBURY ARCHITECTS 01/07/98 1 OF 1 SECJFLOOR AREA LOAD DESCRIPTION BY Residential Development Hokanson, Wayne NAME OF PROJECT LOCATION SFR-WILSON 11471 Page Mill Rd A California Fire Protection District serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga • �IR�ECEIVED ,r� << ENVIRONMENTAL DESIGN COMMITTEE JAN - 2 1998 NEW RESIDENCE EVALUATION TOWN OF LOS ALTOS HILLS Applicant's Name: W ilae-,4-' , Address: //477/ 7'qe // Reviewed by: f / -g/J1 Date: - -C- '//G#C' ,oil / At Ii// ' :tA _ Existing Trees: (Comment on size, type, condition, location with respect to building site. Recommended protection during construction.) c L_4 . _.. 1tL?dV6' ' 1/) ( ' '4/ �' Ai‘41 f / ' e ; ' '‘ : r)0/7, A I I. i'AV('' >#/ • 1. eto, ., _, .„, r.,...,;,,, - i, d'!_t:._' (Impasaxct onvater table, nearbyvegetation. Erosion potential. Allposed � evev-mc( eg-44 -ovizia44. 517-4- . grading at least 10' from property-line?) - '10-: de / ' vivezete(A _elaval' ol-20 /6:Sioix e - 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, landscape).) _ V '( ...! kef Other Comments: 417-)/„.:4,....-'. /s.4.�, � �y�' 1 /, /' �1' l e6 . . t ..„1 .t)vaze(-. , IN ,e. L t�lNlC1�.� t Les Earnest's recommendation for 11471 Buena Vista Drive received 1/19/98 (has not yet been discussed by the Pathway Committee): - - (1) Off road native path to be constructed parallel to Buena Vista Drive (on south side of Buena Vista, below the road) from near the intersection of Page Mill to the easterly edge of property. An alternative would be to have an easement over the road. (2) A future path will be installed along Page Mill at the top of the bank; make sure there is sufficient easement to accommodate this path). i_. ( l f-JL5 �!'' Ni - . RECEIVED a v� JAN 1Li199S TOWN OF LOS ALTOS HILLS ��' l O\C k-o- D----3`-'"dS .1 -9)-\-.. . ,.. , .-,,••,, i. S--- - \......t 0,,,,,.... Y 3 ` t 4(tri - ',..!','1''.SL< C4' 37\ -'. .. :' '''''.„.. ..'' • \A - ' ..__D: !P° C;Ve . • LR a-, • .S -es--•--t-.- --k , a.„\,,,,;\ -� 6.ji.... ..e....1,‘..i..).,vv ..42,\"... ....) Q p :9....'"r.tr\'..j..A ` ��`� ��f1 N Itl\.i 1 9 • .D.u..x. .k.u. y...A....r..c.h...�.t..e... . . 382A First Street Los Altos, CA 94022 - (650) 917-3840 fax 917-3848 PLANNING NOTES; DATE: 1.21.98 PROJECT: Wilson Residence The Wilson site is unique in that a private road runs through the property at the flattest portion of the site. With setbacks, easements, and oak trees there is little flat area to site the house. Also the front setback line runs along the ridge line of the site and would create an awkward and highly visible building location and largely unusable site. Duxbury Architects sited the house away from the setback, lowered the floor elevation, and cut into the site to achieve the following. SITING CONCERNS 1. The house was designed and sited to minimize the impact to and maximize the appreciation and enjoyment of the many large mature Oak trees on the property. Much of the native screening will be preserved as well. 2. The Geotechnical Engineer, after conducting his investigation, recommends the removal of unstable existing fill in the approximate location of the basement, creating a usable yet non-habitable storage space. 3. The house has been designed with a cut, stepped foundation to lower the profile of the building as seen from both Buena Vista and Page Mill(The house will not be visible from Moody), and to preserve the grove of trees along the ridge line of the site. 4. The house was set downhill from the setback to preserve open space around the road and to allow for the creation of a private,sun-filled patio behind retaining walls and natural beams. This strategy locates the developed patio near the house yet out of public view, using the site to its potential. 5. The floor elevations were set to maximize the benefit of lowering the profile of the house, as well as minimize the cut and removal of earth. Although portions of the house are greater than three feet above'natural'grade*, much of the house is cut three or more feet below'natural'grade. Lowering the floor elevations would only necessitate more cut grade. *(Portions of'natural'grade are artificially created by fill installed by previous owners. Some backfilling may be possible to raise the line of'natural'grade subsequent to construction, up to a 50%slope). BASEMENT CONCERNS 1. The storage space below the house meets the required definition of a basement with the exception of a portion that is not entirely below adjoining grade. This entire portion, as well as the egress door,will be hidden, however, beneath an adjoining wood deck. FILE: PROPOSED H0(OCCUPIED BY ND PROPOSED) . NATURAL GRADE II I 1 III I I 1 ► 11 I 1 I 1 i i i i I �i i I i t I I 1 Il II 1 1 ► 1 1 I 1 1 I I ii II II 1 1 I I II I I 1 1 I I II 1 I I S I I 1 I i ► I I I I 1 I I I I I I I I I I I I . I 1 I ► I I 1 I t I I ► I I 1 I ► 1 I ► I I ► 1 1 I 1 1_ 1 I 1 I I I ► 1 I I I 11 1 1 I 1 I I ► I I I I I I I I 1 1 1 I 1 E I I I I 1 I I ► 1 I ► I I 11 1 1 II I 1 I I I I ► I I I I I I I 1 1 I m 1 I 1 1 . I I I I 1 I 1 I I I {I I I 121 I 1 I I I I 1 I I I I I I I 1940 91561 19341 1 I I 9281 9301 93Z 9341936193819401 9421 9441 19441 x9401 p , 19321 9301 9281 926 0 f ROFILE DIAGRAM SCALE: 1/16" =1'-0" I I - GEOTECHNICAL ENGINEERING INVESTIGATION for Mr. and Mrs . Walter Wilson Proposed Home 11471 Page Mill Road Los Altos Hills, California DUNHAM AND ASSOCIATES CONCLUSIONS AND RECOMMENDATIONS General Considerations 1) It is recommended that drilled piers that are well embedded into greenstone be used as a means of foundation support. This will enable you to penetrate the overburden soil such as was encountered at boring No. 3 to a depth of 4 feet. 2) The drilled piers should be designed to resist a lateral soil pressure that may be exerted against them from possible soil creep activity involving the overburden soil, as recommended in paragraph 9. 3) It appears that the grade beams along the downhill side of the attached garage will retain some fill. The piers that support those grade beams should be designed to resist both the lateral force acting against the grade beams as well as the lateral force from the overburden soil, as recommended in paragraph 14. • 4) It is understood that a cut may be made into the hillside for a storage area on the downhill side of the house. The making of such a cut at the northeast part of the house would be advantageous because it would result in the removal of the existing wedge of uncompacted soil in that area. 5) It is recommended that the existing fill at least be cut back, so that not less than 3 feet of fill is removed from the top of the fill slope. Otherwise, the drilled piers in that area will need to be designed to resist a larger lateral soil force. Drilled Piers 6) It is recommended that the drilled piers be designed on the basis of an allowable skin friction value that is not greater than 500 p.s.f. where they derive their support from bedrock (greenstone). This is for dead and live load conditions and may be increased by a factor of one-third for the combination of dead, real live and earthquake loads. 4 1997 UNIFORM BUILDING CODETM VOLUME 1 ADMINISTRATIVE, FIRE- AND LIFE-SAFETY AND FIELD INSPECTION PROVISIONS �EENCE OF 0�� eG : UNIFORM y o BUILDING o rs CODE , •1997-UNIFORM BUILDING CODE 310.4 310.9.1.3. Access to,and egress from,buildings required to be accessible If any room has a furred ceiling,the prescribed ceiling height is shall be provided as specified in Chapter 11. required in two thirds the area thereof, but in no case shall the • Basements in dwelling units and every sleeping room below height of the furred ceiling be less than 7 feet(2134 mm). the fourth story shall have at least one operable window or door 310.6.2 Floor area. Dwelling units and congregate residences approved for emergency escape or rescue that shall open directly shall have at least one room that shall have not less than 120 into a public street,public alley,yard or exit court.The emergency square feet(11.2 m2)of floor area. Other habitable rooms except door or window shall be operable from the inside to provide a full, kitchens shall have an area of not less than 70 square feet(6.5 m2). clear opening without the use of separate tools. Efficiency dwelling units shall comply with the requirements of EXCEPTION:The window or door may open into an atrium corn- Section 310.7. plying with Section 402 provided the window or door opens onto an 310.6.3 Width. Habitable rooms other than a kitchen shall not ' exit-access balcony and the dwelling unit or guest room has an exit or be less than 7 feet(2134 mm) in any dimension. exit-access doorway that does not open into the atrium. Escape or rescue windows shall have a minimum net clear 310.7 Efficiency Dwelling Units. An efficiency dwelling unit openable area of 5.7 square feet(0.53 m2).The minimum net clear shall conform to the requirements of the code except as herein openable height dimension shall be 24 inches (610 mm). The provided: minimum net clear openable width dimension shall be 20 inches 1. The unit shall have a living room r -ol less than 220 square (508 mm).When windows are provided as a means of escape or feet(20.4 m2)of superficial floor are: •'itional 100 square rescue,they shall have a finished sill height not more than 44 in feet (9.3 m2)of superficial floor arr provided for each ches (1118 mm)above the floor. , occupant of such unit in excess of Escape and rescue windows with a finished sill height below 2. The unit shall be provided with a separYe closet. the adjacent ground elevation shall have a window well.Window wells at escape or rescue windows shall comply with the follow- 3. The unit shall be provided with a kitchen sink, cooking appliance and refrigeration facilities,each having a clear working ing: space of not less than 30 inches(762 mm)in front.Light and ven- 1. The clear horizontal dimensions shall allow the window to tilation conforming to this code shall be provided. be fully opened and provide a minimum accessible net clear open- ing of 9 square feet (0.84 m2), with a minimum dimension of 4.The unit shall be provided with a separate bathroom contain- 36 inches(914 mm). ing a water closet,lavatory and bathtub or shower. 2. Window wells with a vertical depth of more than 44 inches 310.8 Shaft and Exit Enclosures. Exits shall be enclosed as (1118 mm)shall be equipped with an approved permanently af- specified in Chapter 10. fixed ladder or stairs that are accessible with the window in the Elevator shafts,vent shafts,dumbwaiter shafts,clothes chutes fully open position.The ladder or stairs shall not encroach into the and other vertical openings shall be enclosed and the enclosure required dimensions of the window well by more than 6 inches shall be as specified in Section 711. (152 mm). In nonsprinklered Group R,Division 1 Occupancies,corridors Bars, grilles, grates or similar devices may be installed on serving an occupant load of 10 or more shall be separated from emergency escape or rescue windows, doors or window wells, corridors and other areas on adjacent floors by not less than ap- provided: proved fixed wired glass set in steel frames or by 20-minute 1. The devices are equipped with approved release mecha- smoke- and draft-control assemblies, which are automatic clos- nisms that are openable from the inside without the use of a key or ing by smoke detection. special knowledge or effort; and 310.9 Smoke Detectors and Sprinkler Systems. • 2. The building is equipped with smoke detectors installed in 310.9.1 Smoke detectors. accordance with Section 310.9. 310.9.1.1 General. Dwelling units, congregate residences and 310.5 Light,Ventilation and Sanitation. Light and ventilation hotel or lodging house guest rooms that are used for sleeping pur- shall be as specified in Chapter 12.The number of plumbing fix- poses shall be provided with smoke detectors. Detectors shall be tures shall not be less than specified in Section 2902.6. installed in accordance with the approved manufacturer's instruc- 310.6 Room Dimensions. tions. 310.6.1 Ceiling heights. Habitable space shall have a ceiling 310.9.1.2 Additions,alterations or repairs to Group R Occu- height of not less than 7 feet 6a inches(2286 mm)except as other pancies. When the valuation of an addition,alteration or repair wise permitted in this section. Kitchens, halls,bathrooms and toi- to a Group R Occupancy exceeds$1,000 and a permit is required, let compartments may have a ceiling height of not less than 7 feet or when one or more sleeping rooms are added or created in exist- (2134 mm) measured to the lowest projection from the ceiling. ing Group R Occupancies, smoke detectors shall be installed in Where exposed beam ceiling members are spaced at less than accordance with Sections 310.9.1.3, 310.9.1.4 and 310.9.1.5 of 48 inches(1219 mm)on center,ceiling height shall be measured this section. to the bottom of these members. Where exposed beam ceiling EXCEPTION: Repairs to the exterior surfaces of a Group R Occu- members are spaced at 48 inches (1219 mm) or more on center, pancy are exempt from the requirements of this section. ceiling height shall be measured to the bottom of the deck sup- 310.9.1.3 Power source. In new construction, required smoke ported by these members, provided that the bottom of the mem- detectors shall receive their primary power from the building wir- bers is not less than 7 feet (21 34 mm) above the floor. ing when such wiring is served from a commercial source and If any room in a building has a sloping ceiling, the prescribed shall be equipped with a battery backup.The detector shall emit a ceiling height for the room is required in only one half the area signal when the batteries are low. Wiring shall be permanent and thereof. No portion of the room measuring less than 5 feet(1524 without a disconnecting switch other than those required for over- mm) from the finished floor to the finished ceiling shall be in- current protection. Smoke detectors may be solely battery oper- eluded in any computation of the minimum arca thereof. ated when installed in existing buildings;or in buildings without 1-27 TAC H M E 1J T I O MAY 22 '96 04:50PM ',,- ALTOS HILLS P.13 [OWN OF LOS ALTOS HILLS PLANNING DEPARTMENT 26379 Fremont Road • Los Altos FElls,CAlifornia 94022 • (415)941-7222• FAX(415)941-3.160 WORKSHEET#2 • EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME W 1 L S o n.1 PROPERTY ADDRESS 1(L4-7 ( PAGE MILL ROAD CALCULATED BY W. M GI t,rroS DATE - 12 • II. 97 L DEVELOPMENT AREA (SQUARE FOOTAGE) Existing Proposed Total Cd2Vvto is Ined)(Additions or Deletions) A. House and Garage (from Part 2.A.) ( 9-56 . (o Oso ,ENDO sF . B. Decking 1 j -10 Co s€. I , 70A se C. Driveway and Parking (Measured 100'along centerline) (,L i 1 d U) 1 ",219'(a8 sf , 21%6 S� D. Patios and Walkways . . J 3 I363 sf E. Tennis Court F. . Pool and Decking G. Accessory Buildings (from Part B) I ,2 512 s( 512 se H. Any other coverage TOTALS 7,-4 d-- 1 3_1_1.10 q sf hardscape, Maximum Development Area Allowed - MDA (from Worksheet #1)• 5,509 s-( 2. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total (dQNlDtish,ed') (Additions or Deletions) A. House and Garage a. 1st Floor 117;20 5,&99 5 2)99 sf b. 2nd Floor c. Attic and Basement (l 225) (l 225) d. Garage (0 1 cc 9(01 sc B. Accessory Buildings a. 1st Floor C/O-ft-Ty- 1,92. 512 5f ,512 cf b. Floor- ba.r vi 32,0 c. Attic and Basement TOTALS 7 372 sf 7,372- sf Maximum Floor Area Allowed - MFA (from Worksheet #1) ?j, 121 sf TOWN USE ONLY I CHECKED BY "A,(." p l L `C-)av i S 1 DATE ( 19 e _1 1 - Revised 2/26/% LRL• MAC HD/ORIGINALS/PIANNINC/W«iaheet r2