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TOWN OF LOS ALTOS HILLS March 11, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE; LANDS OF
ROBINSON &IKEDA; 12238 VIA ARLINE; #263-97-ZP-SD-GD.
FROM: Suzanne Davis,Planner S)
APPROVED BY: Curtis S. Williams, Planning Dire
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended conditions
of approval in Attachment 1.
BACKGROUND
The subject property is accessed from a private easement off Concepcion Road, westerly
of Westwind Way, and across from Birch Hill Way. The parcel was created as part of a
six lot subdivision that was approved by the Town in 1981 and recorded in 1987 (Lands
of Taaffe). There is a 25 foot wide ingress-egress easement along the easterly boundary
of the lot that is used to access this lot and the adjacent lots to the north and south. The
access easement reduces the gross lot area of 1.25 acres to a net of 1.13 acres. The net lot
area is used to calculate the maximum floor and development area numbers.
A 20 foot wide storm drain easement runs diagonally through the lot in front of the
proposed building site. There is a new residence under construction on the lot to the
north (Lands of Wen), and pending applications for the undeveloped lots to the south (lot
3) and at the corner of Concepcion Road and Elsie Way (lot 6). The property to the west
is developed with a single family residence (lot 5) and the adjacent lot 4 is the equipment
yard for the M. B. Taaffe Company. Across Via Arline is an orchard (Lands of Melchor).
The subdivision conditions of approval required a geotechnical investigation which has
been submitted and reviewed by the Town geotechnical consultant. Also as required by
the subdivision,the new residence will be connected to the public sanitary sewer.
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
Lands of Robinson&Ikeda
Mrch 11, 1998
Page 2
DISCUSSION
Site Data:
Gross Lot Area: 1.25 acres
Net Lot Area: 1.13 acres
Average Slope: 17.5%
Lot Unit Factor: .95
Floor Area and Development Area:
Area Maximum Proposed Existing Increase Left
Development 11,578 9,293 -0- +9,293 +2,285
Floor 5,344 5,334 -0- +5,334 +10
Site and Architecture -
The applicant is requesting approval of a site development permit for a new two-level
residence with an attached three car garage. The proposed residence has single-story
elements with a 227 square foot lower level and 820 square foot garage and storage area.
There is one area above the hall where attic space would be higher than seven feet. This
will be required to be changed prior to building plan check since areas with floor to
ceiling heights above seven feet are counted as floor area(see condition#1).
Varied roof lines and wall planes, a lower roof line, balconies, bay windows and
architectural detailing have been used to provide interest and to break up the vertical
appearance of the two story portion of the house. Five small skylights are proposed.
Condition#6 requires the skylights be designed to reduce emitted light and no lights will
be allowed in the light wells.
Proposed exterior materials include stucco siding, stone accent, wrought iron balcony
railings, wood doors, windows and trim, and composition shingle roofing. Exterior colors
have not yet been chosen, other than the roof material which will be black. Staff will
review proposed colors for conformance with the Town's adopted color board, prior to
acceptance of plans for building plan check.
The maximum height of the new residence will be 27 feet as measured from the building
pad. Cross section 3 scales slightly higher than 27 feet (sheet 5 of the development
plans). Building plans will need to be modified so that the 27 foot height limitation is not
exceeded(see condition#1).
Planning Commission
Lands of Robinson&Ikeda
Mrch 11, 1998
Page 3
There is adequate development area remaining for future projects, although the floor area
is at the maximum. Condition #4 requires a disclosure statement that specifies that the
floor area for the property is the maximum allowed by the Town.
Driveway& Parking
The driveway to the garage is 14 feet wide as requested by the Fire Department. The
garage entries will not be seen from the street as recommended by the Town's Design
Guidelines. The three garage spaces and one uncovered space near the front entry meet
the requirement for four on-site parking spaces. Additional parking could be
accommodated in the driveway and circular turnaround near the entry.
•
Outdoor Lighting
The Environmental Design & Protection Committee commented that there is excessive
outdoor lighting. However, the lighting locations were not shown on the original plans
which the Committee reviewed. Proposed outdoor lighting is shown on the reduced plans
attached to the development plans. Five low level lights are proposed around the
driveway and at the front walkway. Lights on the house have been kept to one per exit,
with two at the front entry and three at the garage. There would also be two low level
path lights at the bridge to the front entry. This does not appear to be excessive, however,
if the Commission feels that any of the lights are inappropriate, condition #9 can be
modified to require changes to the lighting plan. Staff will review the specific light
fixtures prior to acceptance of plans for building plan check, and will be looking for down
directed fixtures for the house and low level, low wattage fixtures for the walkway and
driveway lighting.
Trees &Landscaping
There are a number of mature pines trees on the site. Five are proposed for removal as
marked on the site plan. The trees proposed for removal are not in good health. The
Environmental Design & Protection Committee commented that new tree planting is
needed, and that extra screening should be considered due to the placement of skylights.
The landscape screening plan will be reviewed at a site development hearing once the
house is framed. Any planting required for screening or erosion control will be required
to be planted prior to final inspection.
Grading &Drainage
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. Proposed grading includes 433 cubic yards of cut
and 234 cubic yards of fill. Some of the excess material will be used for landscaping and
the remainder will be exported from the site. Proposed grading is within the limits of the
Town grading policy except for part of the dining room where the finished floor elevation
•
Planning Commission
Lands of Robinson&Ikeda
Mrch 11, 1998
Page 4
would be more than four feet above the natural grade (the grading policy recommends a
maximum of three feet).
Drainage will be directed to the swale that runs through the property, through the Wen
property (continuation of the swale) to an existing catch basin on Concepcion Road. A
final grading and drainage plan will be reviewed by the Engineering Department, 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.
The Environmental Design & Protection Committee expressed a concern about drainage
and commented on the swale under the house. Staff also noted this condition and the
applicant redesigned the plans so that the house will be outside the storm drain easement.
Culverts will be installed where the driveway crosses the swale, and there will be a bridge
across to the front entry. The proposed design is acceptable to the Engineering
Department.
Staff has not recommended a conservation easement over the drainage swale because it
was created to handle drainage from the subdivision and is part of the subdivision
improvements. Also, a conservation easement was not required on the Wen property to
the south.
Geotechnical Review
The Town's geotechnical consultant, Cotton, Shires & Associates, has reviewed the plans
and geotechnical report and has visited the site. The recommendation for approval of the
project is subject to conditions (see Attachment 2). Supplemental geotechnical
evaluation will be required for the design of the structure. The recommendations of the
Town Geologist have been included in condition#12.
Fire Department Review
The Santa Clara County Fire Department reviewed the plans and has requested that the
property address shall be clearly visible from the street (condition #19). The water flow
from the closest hydrant is not adequate for a home of the proposed size, and fire
sprinklers or other acceptable water source will be required (condition #21).
Additionally, the driveway may need to be modified to accommodate emergency
vehicles. The plans will need to be reviewed and approved by the Fire Department prior
to acceptance of plans for building plan check(condition#20).
Planning Commission
Lands of Robinson&Ikeda
Mrch 11, 1998
Page 5
Committee Review
The Pathways Committee has no request for pathway improvements or easements (see
Attachment 5). Since pathway improvements were done with the subdivision, no
pathway fee is required.
The comments from the Environmental Design Committee were discussed in the lighting
and landscape sections of this report.
Staff is available to answer any questions that the Commission or the public may have.
ATTACHMENTS
1. Recommended conditions of approval
2. Letter from Cotton, Shires &Associates, dated January 2, 1998 (three pages)
3. Comments from Santa Clara County Fire Department, dated December 23, 1997
(two pages)
4. Environmental Design & Protection Committee evaluation, received January 2, -
1998 (one page).
5. Pathway Committee recommendation, dated February 24, 1998 (one page)
6. Worksheet#2
7. Development plans: site, floor and roof plans, elevations and sections, and
engineering plan(eight sheets)
cc: Rodney Robinson&Nancy Ikeda
P. 0. Box 4477
Mountain View, CA 94040
Verne Freer
260 Main Street, Suite 207
Redwood City, CA 94063
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR NEW RESIDENCE
LANDS OF ROBINSON& IKEDA- 12238 VIA ARLINE
A. PLANNING DEPARTMENT:
1. The plans shall be revised so that no attic space is higher than seven (7)
feet and the highest point of the house does not exceed 27 feet as measured
from the building pad. Revised plans shall be submitted for review and
approval by the Planning Department, prior to acceptance of plans for
building plan check. Any other 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. A landscape screening plan shall be reviewed at a Site Development
Hearing, prior to final inspection. Additional screening shall be
considered for the skylights, and five replacement trees are required for the
pines to be removed (native, evergreen species). All landscaping required
for screening purposes or for erosion control (as determined by the
Planning Director and the City Engineer) must be installed prior to final
inspection, unless the Planning Director finds 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, 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. A disclosure statement shall be recorded stating that the floor area (5,334
square feet) established for the property under this permit is the maximum
level of development allowed by the Town. The Planning Department will
prepare the statement and the signed, notarized document shall be returned
to the Town prior to acceptance of plans for building plan check
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
Recommended Conditions
Lands of Robinson&Ikeda
Page 7
light reflectivity value of 50 or less. Roofs shall use materials which have
a light reflectivity value of 40 or less. White trim area shall be minimized,
particularly on large surfaces such as doors, columns, railings, and
trellises. 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. Skylights shall be designed and constructed to reduce emitted light. No
lighting may be placed within skylight wells.
7. Fire retardant roofing is required for the new construction.
8. At the time of foundation inspection for the house, 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, the height of the structure 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.
9. The locations of lighting fixtures shown on the floor and site plans is
approved. The wall fixtures shall be down shielded unless they can not be
seen from off the site. The walkway and driveway lighting shall be no
higher than two feet above the ground and shall be down directed. Any
additional outdoor lighting requires approval by the Planning Department
(with review by the Environmental Design & Protection Committee) prior
to installation. Lighting specifications 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 it can be demonstrated that they are
needed for safety.
B. ENGINEERING DEPARTMENT:
10. As recommended by Cotton, Shires & Associates in their report dated
January 2, 1998,the applicant shall comply with the following:
a. The project geotechnical consultant shall prepare supplemental
evaluations for the design of the garage slabs, driveway pavement,
retaining walls, drainage, minimum pier reinforcement and grade
beam reinforcement. Appropriate documentation to address these
Recommended Conditions
Lands of Robinson&Ikeda
Page 8
items shall be submitted for review by the Town Geologist,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 final
inspection.
For further details on the above requirements, please reference the letter
from Cotton, Shires &Associates dated January 2, 1998.
11. 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. A final grading and drainage plan that has been stamped and
signed by a registered civil engineer shall be submitted for 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 drainage
improvements were installed as shown on the approved plans and in
accordance with their recommendations prior to final inspection.
12. 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.
13. All public utility services serving this property shall be placed
underground.
14. 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
Recommended Conditions
Lands of Robinson&Ikeda
Page 9
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.
15. 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
Berry Hill Court and surrounding roadways; storage of construction
materials; placement of sanitary facilities; 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.
16. 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
17. The driveway shall be required to be fully constructed, to the satisfaction
of the City Engineer,prior to final inspection.
18. The property owner shall be required to connect to public sanitary sewer
prior to final inspection. Connection fees shall be paid with the building
permit.
C. FIRE DEPARTMENT
19. The property address shall be placed on the property so that it is clearly
visible and legible from Via Arline. The address numbers shall be a
minimum of four inches high and shall contrast with the background color.
20. The driveway shall be a minimum of 14 feet wide with a vertical clearance
of 131/2 feet, shall be designed and maintained to support the imposed loads
of fire apparatus (40,000 pounds) and shall have an all weather surface. The
final driveway design shall be reviewed and approved by the Fire
Department,prior to acceptance of plans for building plan check.
Recommended Conditions
Lands of Robinson&Ikeda
Page 10
21. 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 1,4, 5, 9, l0a and b, 11, 14, 15, 16,20 AND 21 SHALL BE
COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE
CITY ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS
FOR PLAN CHECK BY THE BUILDING DEPARTMENT.
Properties residing within the Los Altos School District boundaries must pay School
District fees before receiving their building permit from Los Altos Hills. The
applicant must take a copy of Worksheet #2 to both the elementary and high school
district offices, pay the appropriate fees and provide the Town with a copy of their
receipts.
NOTE: The Site Development permit is valid for one year from the approval date (until
March 11, 1999). 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.
0-1.1 irvieniviCa I L.
ro• RECEIVED
. COTTON;SHIRES & ASSOCIATES, INC. JAN - 8 1998
CONSULTING ENGINEERS AND GEOLOGISTS
OF LOS I tTOs HILLS
January 2, 1998
L3507
TO: Suzanne Davis
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Geotechnical Review
RE: Robinson,New Residence -
#254-97-ZP-SD-GD-VAR
12238 Via Arline
At your request,we have completed a geotechnical review of permit applications
for site development using:
• Site and Architectural Plans (8 sheets various scales) prepared by Verne J.
Freer, dated December 1, 1997; and
• Soils/Geotechnical Report for New Wood Frame Addition, prepared by
Charles H. Hartsog, dated Tuesday Afternoon September 9, 1997.
In addition,we have inspected site conditions and reviewed pertinent technical
documents from our office files.
DISCUSSION
The applicant proposes to construct a single family residence within a broad
swale in the central portion of the approximately 1.25 acre parcel. Access to the site will
be provided from a driveway from the currently unpaved Via Arline Road. A
pedestrian bridge is proposed to provide access to the front door of the residence from
the driveway. Project grading quantities were not provided at the time of this report,
but necessary grading beyond the house footprint appears to be relatively minor.
SITE CONDITIONS
The proposed house site is located on a flat to shallow sloping (0 to 8 percent
inclination),broad,north-trending drainage basin, flanked by moderately steep (18 to 37
percent inclination), northeast and southwest facing hillslopes. Via Arline road was cut
into the southwest facing slope with excavated soils placed as fill on the downslope side
of the road, east of the proposed house site. The cut slope is moderately steep to
precipitous (18 to 100 percent inclination). Drainage is characterized by sheetflow,
which is intercepted along the axis of the north flowing swale.
The property is underlain by mapped bedrock of the Santa Clara Formation.
Potentially expansive, soft sandy clay (colluvium) of at least 3 feet in depth overlies
bedrock. A mapped trace of the potentially active Monta Vista fault is located
approximately 3,600 feet southwest of the house site.
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:losg@csageo.com e-mail:carl@csageo.com
Suzanne Davis January 2, 1998
Page 2 L3507
CONCLUSIONS AND RECOMMENDED ACTION
Proposed site development is constrained by the potential for seasonally shallow
groundwater conditions, potentially expansive earth materials and anticipated seismic
ground shaking. Based on our review of the referenced Soils Report, it does not appear
that engineering properties of site earth materials have been tested in a generally
accepted manner, or that complete geotechnical design recommendations have been
presented that are consistent with typical standards of practice within the Town. No test
results are presented which characterize the expansion potential of site soils.
Recommended minimum pier reinforcement (one #5 vertical bar) is not consistent with
prevailing local standards of practice. Supplemental geotechnical design criteria for
restrained retaining walls, garage slabs and driveway pavement are required. Standard
soil engineering index properties such as soil density, moisture content and Atterberg
limits need to be tested and reported. Supplemental geotechnical design criteria to
address possible seasonal shallow groundwater conditions should be considered.
The proposed site development plan appears feasible from a geotechnical
perspective if appropriate geotechnical design criteria are utilized. However, we
recommend that the following supplemental geotechnical evaluations be performed to
provide a satisfactory technical basis for project design parameters, and to complete
preparation of necessary design criteria for the project.
1. Supplemental Geotechnical Evaluations - The Project
Geotechnical Consultant should perform supplemental
evaluations/earth material testing to address the following:
a) Standard soils laboratory testing should be completed to
determine the strength, density and expansive characteristics
of site earth materials.
b) Supplemental geotechnical recommendations should be
prepared for design of garage slabs and driveway pavement
section. Standard practice within the Town requires
establishment of a capillary break beneath garage slabs
typically consisting of drainrock, impermeable membrane and
capping of sand.
c) Supplemental geotechnical recommendations should be
prepared for design of restrained retaining walls which are
part of the project design. A specific recommended equivalent
fluid pressure should be provided for design of unrestrained
retaining walls. Sand backfill combined with a filter fabric
wrapped drain pipe is not an acceptable wall backdrain design
from a standard of care perspective.
d) Consideration should be given to the potential for seasonal
shallow ground water conditions within the drainage swale
area. Potential benefits of a subdrain system along the eastern
portion of the house foundation should be addressed.
COTTON, SHIRES & ASSOCIATES, INC.
Suzanne Davis January 2, 1998
Page 3 L3507
e) Typical minimum pier reinforcement within the Town
generally consists of four, vertical #5 rebar, generally
accommodated in a minimum 16-inch diameter pier. These
prevailing design standards should be considered by the
Project Geotechnical Consultant.
f) The consultant should verify that minimum recommended
grade beam reinforcement is sufficient to address uplift forces
from potentially expansive soils or provide specific uplift
pressures to be considered in design by the Project Structural
Engineer.
Results of the above evaluations should be submitted to the Town for review by
the Town Geotechnical Consultant prior to approval of permits for project construction.
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.
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES,INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Supervising Engineering Geologist
CEG 1795
Patrick O. Shires
Principal Geotechnical Engineer
GE 770
POS:TS:rb
COTTON, SHIRES & ASSOCIATES, INC.
ATTACHMENT 3
°L= °�� FIRE DEPARTMENT
° FIDErG SANTA CLARA COUNTY CONTROL NUMBER
L'Esr:isar` 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
COURTESY 6SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUMBER s97-3379
• FILE NUMBER 263-97-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODEISEC. SHEET NO. REQUIREMENT
Review of site plan for a new 5,500 square foot single family residence with
attached garage.
The project planner for this project 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.
2. Comply with this department's standard & detail D-1 for driveway width, slope
and turn-around dimensions (see attached). It is noted that a three-point
turnaround exists with this submittal. Driveway width may need to be
expanded to allow this area to be used as the turnaround however.
Inc 3. Required Fire Flow: Required fire flow for this project is 2000 GPM at 20 psi
Appendix
III-A residual pressure. The required fire flow is not available from area water mains
and fire hydrant(s) which are spaced at the required spacing.
UFC 4. Required Fire Flow Option (Single Family Dwellings): Provide required fire
903.2 flow from fire hydrants spaced at a maximum of 500 feet OR Provide an
approved fire sprinkler system throughout all portions of the building. The
fire sprinkler system shall conform to National Fire Protection Association
Standard #13D, 1994 Edition, and local ordinance requirements.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 0 0 0 0 VERNE FREER 12/23/97 1
OF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson, Wayne
NAME OF PROJECT LOCATION
LANDS OF ROBINSON & IKEDA 12238 Via Arline
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
SAG 4- EIRE DEPARTMENT
�' SANTA CLARA COUNTY
CONTROL NUMBER
riFfRE_.4)1'' �.
'''.' ' 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
COURTESY
SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) 97-3379
PLAN REVIEW NUMBER
FILE NUMBER 263-97-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
UFC 5. 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 VERNE FREER 12/23/97 2 Q f 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF ROBINSON & IKEDA 12238 Via Arline
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
AI (ACHMENT `+
RECEIVED
ENVIRONMENTAL DESIGN COMMITTEE JAN - 2 1998
NEW RESIDENCE EVALUATION
/; .�, ,� � TOWN OF lOS ALTOS Hf1lS
Applicant's Name: �� Z �i :. y ( ���edk_
lI 1
Address: /t0? . ) /.f� li • rG L(
AWReviewed by: l . G''t Date: t
a72 dCv k).y&/
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
agP/W---0_>,ViadP4/07/67 .4Q 2f/- 5
ifProposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
Creeks and drainage: (Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
(, )0e6(-/z27 — te) (e_
e)(fid,‘o-q,4
• Siting_: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) _
77-1-- ,e,x-yciut,4/y. ztA7z2-07n __z;owier
- ,,,a&4•6f-
&'(14_, ___.) –/'S_e -
ten` �%'.�L'j� Uig
G � ,:Jf�,C.. 9'
Other Comments: = �' Uig `� '�
Ife pt;t "c — ��vGb4 IU kct 644_ re
AUACHMENT 5
Town of Los Altos Hills
2/24/98
Toc •:Planning Commission & Staff 11471 Page Mill Road; Lang -
g Page
Provide sufficient easeme ,�+�
From: i!Les Earnest, Pathways ,
;Committee Chair Mill Road to encompass at east'.10 feet
from the top of the bank and construct a
Subject. 1998 Pathway native path along this route; construct
recommendations an off-road native path on the South
This is a cumulative listing of all side of Buena Vista Drive beginning
about 50 feet from Page Mill Road and
pathway recommendations for 1998, in enkling adjacent to Buena Vista at the
alphabetical order by street aid number, East boundary of the property.-and
the effective date at the •:nd of provide a pathway easement at least 10
each item In cases where a feet wide that encompasses this route.
recommendation for a giveA address has 1/26/98
been revised, two dates are shown but
only the final recommendation is listed. 11972 Rhus Ridge Road; Lands of Malek
Where construction or upgrading of No request. 1/26/98
paths td the II-B standard is 12238 Via Arline; Lands of Robinson&
recommmered, it is to include irrigation Ikeda: No request 1/26/98 ••
at leasrt`Vieet away from path and a
non-slip`surface on any crossing
driveways. Where there is"no request" _
the Committee recommends that in lieu
fees be collected where possible.
Recommendations
12025 Adobe Creek Lodge Road;Lands of
Chang Construct II-B path along Adobe
Creek Lodge Road separated from the
road by 5 feet. Construct II-B path in a
20 foot easement adjacent to Moody
Road at the toe of the slope. 1/26/98
14470 De Bell Road;Lands of Wong No
request. 1/26/98
2593 5.'Estacada Way; Lands of Lee No •
request 2/23/98
25518 Hidden Springs Lane; Lands of
Bower: Restore II-B path along
Altamont; reconstruct II-B path along
eastern boundary. 2/23/98
24004 Oak Knoll Circle; Lands of
Gorman. Restore II-B path along Oak
Knoll Circle; construct a II-B path along
Stonebrook from Oak Knoll Circle to a
point opposite the beginning of the II-B
path ori the West side of Stonebrook and
from thatpoint construct a native path
at the toe of the slope along Stonebrook
connecting to the existing native path
leading to:Juan Prado Mesa Preserve.
1/26/98:`
12 580 Miraloma Way;Lands of Harari:
No request. 1/26/98
ATTACHMENT 6
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
26379 Fremont Road• Los Altos Hills, California 94022 •(415) 941-7222 • FAX(415)941-3160
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPER'I"Y OWNER'S NAME KD b1 nS b(1 $ ( ke_a a
PROPERTY ADDRESS -76Y I ne-
CALCULATED BY UV-Yu. Frur (Db1nsz"yL DAM: l
1. DEVELOPMENT AREA (SQUARE FOOTAGE) •
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part 2.A.) 5a344
B. Decking l ova cis
C. Driveway and Parking •
(Measured 100'along centerline) 3' 03 55D3
D. Patios and Walkways 4 99 4c)
E. Tennis Court
F. Pool and Decking
G. Accessory Buildings (from Part B)
H. Any other coverage •
TOTALS -e- 92 93 923'3
Maximum Development Area Allowed- MDA (from Worksheet#1) l l ,15
2. FLOOR AREA (SQUARE FOOTAGE) •
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor L 7 42:72-
b.
2:72b. -2nd Floor (.cam r Lwet 2G2-
c.
G2c. Attic and Basement
d. Garage 4- S-kkorc 8o0 ?DOC)
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS (-1
Maximum Floor Area Allowed - MFA (from Worksheet#1) 5 (-tL4
1OWN USE ONLY CHECKED BY SLl'2&rt 1Q-IDavlS �AT"E It 19.9.)
Revised 2/26/96