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TOWN OF LOS ALTOS HILLS March 25, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE; LANDS OF WONG;
14470 DE BELL ROAD; FILE#268-97-ZP-SD-GD.
FROM: Suzanne Davis, Planner sD
APPROVED BY: Curtis S. Williams, Planning Dirq
RECOMMENDATION That the Planning Commission:
1. Approve the requested site development permit as submitted, subject to the recommended
conditions; OR
2. Approve the project, adding conditions to modify the plan to further reduce the difference
between the finished floor and natural grade and/or to add architectural detailing to two-
story facades. -
BACKGROUND
The subject property is located on the east side of DeBell Drive, midway between Estacada and
Manuella Road. The property was created as part of a 45 lot subdivision (Tract 1286 - Pinecrest
Heights) that was recorded in 1954, prior to the Town's incorporation. An existing 2,320 square
foot residence with attached garage will be demolished. There is a new residence under
construction on the adjacent lot to the south(Lands of Shukov). Other surrounding properties are
developed with single-family residences. The only easement overthe property is a five foot
drainage easement along the southwesterly property line.
Some properties created by the Pinecrest Heights subdivision had larger setbacks to allow for
adequate septic fields. However, the applicant's lot does not have such an encumbrance and the
standard setbacks apply.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this.application for a new
residence, pool and spa has been forwarded to the Planning Commission for review and
approval. Criteria for review pursuant to the code include grading, drainage, building siting,
landscaping, pathways, and outdoor lighting. Zoning Code review encompasses compliance
with floor and development area requirements, setbacks,height and parking.
DISCUSSION
Site Data
Gross Lot Area: 1.01 acres
Net Lot Area: 1.01 acres
Average Slope: 15.3%
Lot Unit Factor: 0.90
Planning Commission
March 25, 1998
Lands of Wong
Page 2
Floor and Development Area
Area Maximum Proposed Existing* Increase Left
Development 11,711 13,146 11,383 +328** -0-
Floor 5,162 5,092 2,859 +2,233 +70
*Existing house,driveway and some hardscape to be demolished.
**Revised plan will be submitted at the meeting indicating where development area will be removed to
bring the plan into compliance with the maximum development area.
Site and Architecture
The applicants are requesting approval of a site development permit to construct a new 4,347
square foot two-story residence with a 651 square foot attached three-car garage. An existing
cabana will be reduced from 131 to 75 square feet. An existing swimming pool and decking will
also remain on the site. Proposed exterior materials are stucco siding, wood frame windows and
doors, metal balcony railings, and Hardi-slate roofing. The maximum height of the new
residence would be 27 feet as measured from the building pad, and 35 feet as measured from the
lowest to highest point. At 171/2 feet high, the front entry is lower than the two adjacent wings
and the two-story house behind.
There are a number of architectural features, including balconies, a lower front entry, lower roof
lines, stucco window reveals and recessed garage doors which would help to reduce the
appearance of bulk and break up vertical elements. The second floor has been set back from the
first floor in most areas and the use of varying wall planes and roof lines also helps reduce the
massing of the house. There are some vertical elements on the east and southwest elevations,
although the wall lengths are relatively short, and the window detailing would provide some
relief. Two small skylights are proposed as shown on the roof plan and the northwest elevation.
The new residence has been located in about the same place as the existing house, but has been
angled differently. Mature vegetation on the property would help screen the property from some
off-site views. The site is fairly open toward the adjacent Shukov property where a new
residence is under construction. Also, several large trees are proposed to be removed which may
open up some views into the site. Story poles have been placed on the site for the Commission's
review. The applicants have shared their plans with neighbors who reportedly have no concerns.
The plans would maximize the development area allowed for the property and would bring the
floor area to less than 100 square feet of the allowable. Staff has included a condition requiring a
disclosure statement to be recorded that states this (condition#10).
Development Area
As shown on Worksheet #2, the proposed development area exceeds the allowable level of
development for the property (see Attachment 6). While 11,711 square feet is allowed, 13,146
square feet is proposed (1,435 square feet over allowable). When the worksheet was completed
the engineer and architect inadvertently excluded the second floor area. Since all floor area is
counted towards the overall development area, this caused the project to exceed the limitations
for the property. Staff did not catch the error until the week prior to the Commission meeting.
There is considerable hardscape on the site, and the project architect will work with the property
owners to revise the plan to conform the maximum development area(MDA). Staff has included
wording in condition #1 requiring the plan changes to be made and approved by the Planning
Department, prior to acceptance of plans for building plan check. The applicants have been
Planning Commission
March 25, 1998
Lands of Wong
Page 3
advised to have a revised site plan at the Commission meeting that indicates where development
area will be removed to bring the project into conformance with the MDA.
Driveway and Parking
The existing driveway has a circular element which is to be retained, although the two legs
would be shifted towards the west. The Fire Department has approved the driveway design. The
three garage spaces and one uncovered space next to the garage meet the requirement for four on-
site parking spaces. The new garage would be angled so that it is will not directly face DeBell
Road. The topography change between the street and the garage will help screen it from view as
the garage would sit below the road. There are also some existing trees that will help hide the
garage, and there is adequate space for additional landscaping to add screening if necessary. An
existing paved area off the roadway will be eliminated which will remove a large amount of
pavement from the front setback.
Trees &Landscaping
The existing landscaping on the site includes mature screening which would screen most of the
view of the residence from properties off Miranda Road and Miranda Court. The closest
neighbors on Miranda Court have a view towards the bay that would not be impeded by the
proposed residence. There is relatively good screening along DeBell Road although there would
be filtered views of the house from the street. The Shukov residence which is currently under
construction is at a higher elevation, and it does not appear that the proposed residence would
block any views from the new home. The neighbor directly across DeBell Road faces towards
the site where existing pine and cedar trees and large junipers provide reasonably good screening.
The new driveway may open some view into the site, but additional planting can be done to
mitigate this. A landscape screening plan will be reviewed at a Site Development Hearing once
the new residence is framed.
A 36-inch walnut, 14-inch Sycamore, 30-inch pine, six-inch fir and a palm tree are proposed for
removal as indicated on the site plan. The applicants plan to plant some new lower growing trees
that will help break up the house while not restricting views. Other than the two trees indicated
for removal, the trees along the property frontage should be preserved unless otherwise approved
with the landscape screening plan(see condition#2).
Condition #9 includes a requirement for fencing at the driplines of those trees potentially
impacted by construction activities. The Environmental Design & Protection Committee did not
have any concern about the existing trees on the site, but recommend coordination of screening
with adjacent neighbors.
Outdoor Lighting
Proposed exterior lighting is shown on the floor plans (sheets A3 and A4). One light is indicated
at each exit with three at the garage. Condition#7 requires lighting specifications to be reviewed
and approved by the Planning Department, prior to acceptance of plans for building plan check.
The condition also states that the three outside lights on the second floor must be down shielded.
In addition, any other fixtures that are visible from off the site must be down shielded or have
translucent glass so that the light source cannot be seen. Any landscape lighting will be reviewed
when the landscape screening plan is submitted.
Planning Commission
March 25, 1998
Lands of Wong
Page 4
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 is 280 cubic
yards of cut and 100 cubic yards of fill. The surplus 180 cubic yards of material is to be hauled
off the site. The grading is primarily for foundation excavation and re-contouring of the slope
below the. house. The Town's grading policies recommend that finished floor elevations
generally are no higher than three feet above existing grade. The applicants revised the original
plans to reduce the difference between the finished floor and natural grade, but there are still
several areas where the finished floor elevations would exceed this standard. The main level and
the family and living rooms would be as much as 51/2 feet above the grade and the wall below the
living room balcony would be seven to eight feet high. If the Planning Commission determines
that changes should be made, wording could be added to condition#1 and staff would work with
the applicant to achieve any desired plan changes.
Site drainage will be directed from a series of catch basins around the house and driveway to the
lower slope below. Four energy dissipaters will slow the water as it is released and will help
prevent erosion. The existing septic tank and leach field will be abandoned and the residence
will be connected to the public sanitary sewer prior to final inspection. The final drainage and
grading will be inspected by the Engineering Department, and any deficiencies will be required
to be corrected prior to final inspection.
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 recommended approval of
the project with two conditions (see Attachment 2). Condition #12 includes the
recommendations of the Town Geologist.
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 also requested
that the property address be placed in a location that is clearly visible from the street. The
driveway will be 14 feet wide with 131/2 feet of vertical clearance to facilitate Fire Department
access (see Attachment 3). The Fire Department recommendations have been included with the
conditions of approval.
Committee Review
The Environmental Design & Protection Committee comments were discussed in the landscape
and lighting sections of this report(see Attachment 4).
The Pathways Committee has no .request for pathway improvements or easements (see
Attachment 5). Since no pathway improvements are required and the project is adding more than
900 square feet of habitable floor area, a pathway fee has been requested pursuant to Section 10-
2.608 of the Site Development Ordinance. The fee of$7.00 per linear foot of the frontage of the
lot would provide for future path improvements in the Town(condition#11).
Staff is available to answer any questions that the Commission or the public may have.
Planning Commission
March 25, 1998
Lands of Wong
Page 5
ATTACHMENTS
1. Recommended conditions of approval
2. Letter from Cotton, Shires &Associates, dated January 15, 1998 (three pages)
3. Comments from Santa Clara County Fire Department, dated January 8, 1998 (two pages)
4. Environmental Design& Protection Committee Evaluation(one page)
5. Pathway Committee recommendation(one page)
6. Worksheet#2
7. Development plans: site, floor&roof plans, building sections, and elevations (nine sheets)
cc Pak Ching &Betty Wong
14470 De Bell Road
Los Altos Hills, CA 94022
Tom Sloan,Architect
Metro Design Group
255 N. Market Street, Suite 255
San Jose, CA 95110
Mark Helton
Giuliani &Kull, Inc.
20431 Stevens Creek Blvd., Suite 230
Cupertino, CA 95014
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR NEW RESIDENCE
LANDS OF WONG-14470 DE BELL ROAD
File #268-97-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. A revised site plan which shows a minimum of 1,435 square feet of additional
development area to be removed(maximum allowed=11,711 square feet) shall be
submitted and approved by the Planning Department,prior to acceptance of plans
for building plan check. Any 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. The trees and shrubs located along. DeBell. Road shall be protected during
construction. Other than the 30-inch pine and six-inch fir, no trees may be
removed from this area without prior approval from the Planning Department or
unless approved with the landscape screening plan. 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.
Neighbors at 14440 and 14467 DeBell Road shall be consulted about landscape
screening prior to submittal of plans. 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 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
$5,000.00, 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 residence.
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, garage 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.
Planning Commission •
March 25, 1998
Lands of Wong
Page 7
6. At the time of foundation inspection(s), 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 locations and elevations 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.
7. The outdoor lighting locations are approved as shown on the floor plans. Any
changes to the approved plan requires approval by the Planning Department prior
to installation. Lighting specifications for exterior lighting 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. Any lights on the second floor must be down shielded fixtures.
8. Standard swimming pool conditions:
a. Lights shall be designed so that the source is not visible from off-site.
b. Drainage outfall structures shall be constructed and located to the
satisfaction of the City Engineer.
c. Fencing or a locking pool cover is recommended for safety.
d. Equipment shall be enclosed on all four sides for noise mitigation and
screening, and may-not encroach into any required building setbacks.
9. Any significant trees 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 driplines. Town staff must 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 shall be
allowed within the dripline of the fenced trees.
10. A disclosure statement shall be recorded stating that the floor area approved under
this permit is close to the maximum, and the development area is 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.
11. A pathway fee ($7.00 per linear foot for the length of the DeBell Road frontage)
shall be paid to the Town,prior to acceptance of plans for building plan check.
B. ENGINEERING DEPARTMENT:
12. 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 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.
Planning Commission
March 25, 1998
Lands of Wong
Page 8
b. The project geotechnical consultant shall describe the results of
inspections and as-built conditions of the project in a letter to be submitted
to the Town Engineering Department prior to final inspection.
For further details on the above requirements, please reference the letter from
Cotton, Shires &Associates dated January 15, 1998.
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 DeBell Road 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 shall be connected to public sanitary sewer prior to final inspection.
An encroachment permit is required for any work within the public right-of-way,
and shall be issued by the Public Works Department prior to acceptance of plans
for building plan check.
Planning Commission •
March 25, 1998
Lands of Wong
Page 9
C. FIRE DEPARTMENT
20. The property address shall be placed so that they are clearly visible and legible
from DeBell Road. Numbers shall contrast with the background and shall be a
minimum of four inches high.
21. 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%.
22. 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, 5, 7, 10, 11, 12a, 15, 16, 17, 19 AND 22 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 installed 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 March
25, 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.
RECEIVED
COTTON, SHIRES & ASSOCIATES, INC. JAN ' 1998
CONSULTING ENGINEERS AND GEOLOGISTS
TOWN OF LOS ALTOS HILLS
January 15, 1998
L3028
TO: Suzanne Davis
Planner -
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills,California 94022
SUBJECT: Geotechnical Review
RE:- Wong,Residence
File#268-97-ZP-SD-GD
14470 De Bell Road
At your request, we have completed a geotechnical review of the subject
application using:
• Geotechnical Investigation (report) prepared by GeoForensics, Inc.,
dated September, 1997;
• Site/Architectural Plans (8 sheets, various scales) prepared by Metro
Design Group, dated December 12, 1997; and
• Site Development Plan (20-scale) prepared by Giuliani and Kull, Inc.,
dated November 4, 1997.
In addition, we have reviewed pertinent documents from our office files and
completed a recent site inspection.
DISCUSSION
Based on our review of the referenced plans, it is our understanding that the
applicant proposes to demolish the existing residence and construct a new two-story
residence, with attached garage and retaining walls. The existing driveway and
swimming pool will remain,while the existing septic field of record is to be abandoned.
Projected grading quantities are 280 yards of cut and 1,115 yards of fill.
Northern California Office Southern California Office
330 Village Lane 5245 Avenida Encinas •Suite A
Los Gatos,CA 95030-7218 Carlsbad,CA 920084374
(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 15, 1998
Page 2 L3028
SITE CONDITIONS
The subject property is generally characterized by gentle to moderately sloping
(8 to 14 percent inclination) northeast to east-facing, natural hillside topography.
Previous grading operations, associated with construction of the existing residence,have
resulted in creation of moderate to very steep cut slopes (17 to 70 percent inclination)
and moderately steep fill slopes (22 to 36 percent inclination). Overland drainage is
generally characterized by uncontrolled sheetflow directed to the east.
According to the Geotechnical Map of Los Altos Hills, the property is underlain,
at depth, by bedrock materials of the Santa Clara Formation. Overlying bedrock at the
site is potentially expansive silty clay (colluvium). During our field investigation, we
observed cracks up to 1 inch wide with up to 0.2 inch of vertical offset along concrete
slabs in the patio area, immediately east of the existing residence. In addition, the east-
facing retaining wall west of the pool is leaning toward the pool up to 18 degrees from
vertical. The potentially active Monta Vista and Berrocal fault zones are located
approximately 1.3 and 2.2 miles southwest of the property,respectively.
CONCLUSIONS AND RECOMMENDED ACTION
The proposed construction appears to be constrained by potentially expansive
soils, the presence of existing fill materials that may not meet current engineering
standards, and anticipated seismic shaking. Based on our review of the referenced
Geotechnical Investigation (report), it appears that the Project Geotechnical Consultant
has satisfactorily characterized site geologic and geotechnical conditions, and has
generally provided appropriate design recommendations for apparent site conditions.
However, the referenced report indicates that minimum 16-inch piers with four#4 bars
may be utilized in areas impacted by creep, and minimum 12-inch piers with two #5
bars may be used for piers not subject to creep loading. Based on our experience within
the Town, the typical standard of practice on this type of hillside lot is to use minimum
16-inch piers with a minimum of four #5 bars. Consequently, we recommend
geotechnical approval of permits for proposed site construction with the condition that
all foundation piers for the residence meet the minimum 16-inch diameter criteria
recommended by the Project Geotechnical Consultant. The following items 1 and 2
should also be made conditions of building permit issuance.
1. Geotechnical Plan Review - The applicant's geotechnical
consultant shall review and approve all geotechnical aspects of the
development plans and supporting structural calculations (i.e.,
site preparation and grading, site drainage improvements and
design parameters for foundations, retaining walls, concrete and
pavement, etc.), to ensure that his recommendations have been
properly incorporated. All geotechnical design aspects of
proposed Keystone retaining walls shall be specifically reviewed
and approved.
COTTON, SHIRES& ASSOCIATES, INC.
Suzanne Davis January 15, 1998
Page 3 L3028
The results of the plan review shall be summarized by the
geotechnical consultant in a letter and submitted to the Town
Engineer for review and approval prior to issuance of building
permits.
2. Geotechnical Field Inspection - The applicant's geotechnical
consultant shall inspect, test (as needed), and approve all
geotechnical aspects of the project construction. The inspections
shall include, but not necessarily be limited to; site preparation
and grading, site surface and subsurface improvements, and
excavations for foundations prior to the placement of concrete and
steel.
The results of these inspections and the as-built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town Engineer for review and approval
prior to final (as-built)project approval.
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
Tor Lacy
Staff Geologist
Patrick O. Shires
Principal Geotechnical Engineer
GE 770
POS:TL:st
COTTON, SHIRES & ASSOCIATES, INC.
~� ATTACHMENT 3
��° °%. FIRE DEPARTMENT
. A, E. a SANTA CLARA COUNTY
' FIRE CONTROL NUMBER
1. 1�.
'E5T.19; - 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
COURTESY B SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUMBER 97-3 515
FILE NUMBER 268-97-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of site plan for proposed new 4,347 square foot single family residence
with a 651 square foot attached garage and a 75 square foot detached accessory
building.
The planner forthis 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.
UFC 2. Required Fire Flow: Required fire flow for this project is 2,000 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 3. 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 ofthebuilding. The
fire sprinkler system shall conform to National Fire Protection Association
Standard #13D, 1994 Edition, and local ordinance requirements.
UFC 4. Required Access to Buildings: Portions of the structure(s) are greater than 150
902.2.1
902.2.2.4 feet of travel distance along an accessible travel path from an approved fire
apparatus access roadway or driveway. Provide an approved fire apparatus
roadway/driveway and approved turn-around OR provide an approved type
residential fire sprinkler system throughout all portions of the building.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 0 0 ❑ ❑ METRO DESIGN GROUP 01/08/98 1 O f 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
SFR-WONG 14470 De Bell 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
°L or,s FIRE DEPARTMENT
c"4FIRE1rQ SANTA CLARA COUNTY CONTROL NUMBER
I 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
_.�EST•E-1
COURTESY B SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUMBER n 269 c7-3 515
FILE NUMBER 8-97-Zn-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
UFC 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 El 0 0 0 0 METRO DESIGN GROUP 01/08/98 2 Q f 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson, Wayne
NAME OF PROJECT LOCATION
SFR-WONG 14470 De Bell 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
ATTACHMENT 4
ENVIRONMENTAL DESIGN COMMITTEE RECEIVED
NEW RESIDENCE EVALUATION JAN 2 1 1998
Applicant's Name: tA)0Y1 g TOWN OF LOS ALTOS HILLS
Address: ) 9L/ 7
Reviewed by: r Date:
)O1fsor-vv ;s k
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
i . -z eea o ' - yc-
Proposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
Creeks and drainage: (Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
�JQ
•
Siting_: (View impact: ridgeline, across valley, on neighbors. Will driveway -
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).)
y
,X,G idawittAyJ N , artOther Comments: �y�� ��
"67,
/tTrACI-IMEMT•
Town of Los Altos Hills
2/24/98 `
Ta • Planning Commission & Staff
11471 Page Mill Road; Lands • A. • iih:
Provide sufficient easeme'; ;a�' i g Page
From:�:�� es 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 ena ing adjacent to Buena V ota at the
alphabetical order by street and number, . --. East boundary of the property.and:
with the effective date at the .•:nd• of provide a pathway easement at least 10
each uteri. In cases where a ieet wide that encompasses tl.i; route.
recommendation for a giv€.a 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 to the II-B standard is 12238 Via Arline; Lands of Robinson&
recommm�,ended, it is to include irrigation Ikeda: No request. 1/26/98 :
at lea 't`;$'feet away from path and a
non=sWsurface 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 Be Bell Road;Lands of Wong No A—
•
request: 1/26/98
25935,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 that.point construct a native path
at the toeof the slope along Stonebrook
connecting to the existing native path
leading toJuan Prado Mesa Preserve.
1/26/98 •
12 580 Miraloma Way;Lands of Harari:
No request. 1/26/98
rfAR-18-98 11 :54 AM METRO}CROSS 408+2806658 P. 01
.r . ATTACHMENT 6 ___
TOWN OF LOS ALTOS HILLS
.;:.,26379:Fremont Road • Los Altos Hills,California 94022 • (415)941:7222 • FAX(415)941-3;160, •
;.: ' 'PLANNING,DEP • • . i •
WORKSHEET #2 .
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER':-; NAME ►i 9 W on , . �-
PROPERTY ADDR.fg 14.too pe... 1 (L/,>a ce
CALCULATED BY m'e ��0 i CrroQ io DATE 2 j 3.-,a;'7— e7
EV
1. PF,LOPMENT AREA (SQUA<:E FOOTAGE) - 7
Existing Proposed Total
Incl► gni naIr Rif-5«eec.•t1Ke� 21 22 (Additions or Det
A. ouse and Garage (from Fart l3) 2O - -1-$Q- 5o(f
• B. Decking . 5 f O . --- S loo - .; .0 . .
C. Driveway and Parking • r
(Measured 100' along centerline) l p,52- 2.0/ S e /cf/ . • •
D. Patios and Walkways 2_1 5 q, -- '7 2 j . . 0401 .
E. Tennis court 0 D ... . 69 '
•
F. Pool and Decking 3 I Coo -- 3 20 G S cf O
G. Accessory Buildings (from Part 13) • / — 5 3 • •' •1 5
•
H. Any other coverage. 7(o 'l --I to
TOTALS ./B� q 7.� (1 I --5 7 _ • --•1// 43 /3 I Li 6
III 3 2)3 /'7 G3 � j o
• Maximum Development Area Allowed MDA (from Worksheet #1) // .
2. FLOOR AREA (SQUARE FOOTACC) ''.
Existing Proposed T•
(Additions or Deletions)
•
A. House and Garage
a. 1st:Floor $ aa.if ( • (A q
b. 2nd.Floor I S 2-S _ — ill j 1 1.'}
c. • Attic and Basement D 0
d. Garage • S / •S (v 0.5 l
B. Accessory Buildings •
a. isti Floor j 3 .••S3 . .1:1;75
b. 2rtdPloor O 0 D
c. Attic and Basement 0 •
Q
TOTALS . Z 6.5/ - . 22.33 50g2
al
Maximum Floor Area Allowed - MFA (from Worksheet #1) 5/ • 1:69. .72---.
TOWN USE OIiit-Y CHECKED BY r r'&. 10- .S DATE 8 r
Revised 12/09/93 LRL: MAC HD/ORICINALS/PLANNING/Worksheet 12