HomeMy WebLinkAbout3.2 •
TOWN OF LOS ALTOS HILLS April 8, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE, POOL AND
DETACHED GARAGE; LANDS OF JOY; 25599 FERNHILL DRIVE; 185-97-
ZP-SD-GD.
FROM: Susan Stevenson, Planner S�
APPROVED BY: Curtis S. Williams, Planning Direc
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended conditions
of approval.
BACKGROUND
The subject property is a vacant lot located to the right of the cul de sac, at the north east
side of the street, near the end of the roadway. There is an existing stone path leading to
a gazebo with a deck which is proposed to be relocated on the lot. The property is
populated with numerous oaks, including several heritage oak trees and areas with slopes
greater than 30 percent. There is a conservation easement along the rear of the property,
over the areas with more than a 30 percent slope, which includes numerous oak trees.
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.
DISCUSSION
Site Data:
Gross Lot Area: 2.44 acres
Net Lot Area: 2.44 acres
Average Slope: 29.8%
Lot Unit Factor: 1.405
Planning Commission
Lands of Joy
April 8, 1998
Page 2
Floor Area and Development Area:
Area Maximum Proposed Existing Increase Left
Development 10,643* 10,593 0 +10,322 +50
Floor 7,039* 6,393 0 +6,393 +646
*Please note that the MDA and MFA shown on the first page of the drawings is incorrect.
Site and Architecture
The applicant is requesting approval of a site development permit for a new two story
residence with a detached three-car garage with an office on the second floor. The house
would include 3,296 square feet on the first floor and 1,607 square feet on the second
floor. The garage would include 800 square feet with a 690 square foot office area on the
second floor.
The house has been located at a flatter part of the lot, and is designed to step down at the
family room to help follow the natural slope of the building site. The height of the
residence would range from 171/2 feet at the one story portion to 261/2 feet maximum at
the 2 story portion of the residence, although the majority of the second story area is 25
feet in height. The second story portion of the residence has been nested in the center of
the building and the use of varying roof heights and gables, as well as the use of decks on
the first floor, help to minimize the appearance of bulk. Story poles have been placed on
the site for the Commission's review.
Proposed exterior materials include painted lap siding with a hardishake roof. No
skylights are proposed with the residence at this time. The front entry is a one story
element with the same roof height (8 feet) as the main portion of the first floor. Exterior
colors have not yet been chosen. Staff will review proposed colors for conformance with
the Town's adopted color board,prior to the painting of the residence.
The residence has been designed with minimal grading required for the house and garage.
The property drops from the roadway to a more level area where the garage and house are
proposed. The lot begins to drop off at the back of the proposed house, where a small
pool is proposed. The existing oaks would screen the new development from
neighboring lots and from distant views.
The gazebo has been relocated on the site, but the deck has not been shown. Staff has
added a condition that the deck location must be out of the setback. The development
area for the deck and gazebo has been included in worksheet#2.
The applicant has designed the development on the lot up within 50 square feet of the
maximum development area. Therefore, staff has included a condition of approval (#11)
Planning Commission
Lands of Joy
April 8, 1998
Page 3
requiring that a disclosure statement be filed with the property stating that the
development area approved with this application is the maximum allowable for the lot.
Accessory Building
The proposed garage is located closer to the entrance of the property. It is designed as a 2
story building with an office area above the garage spaces. The second floor area has
been indented from the sides of the garage area to minimize the massing of the second
story. The garage is proposed to be located in line with the neighbor's garage to allow for
some outdoor area on the lot and to minimize visual and noise impacts from the
neighbor's property.
The accessory structure has been designed with a steep roof pitch and the second floor
area set into the roof. The sides of the second floor utilize the main roof area, parts of
which have less than 7 foot interior height. The applicant has included a ceiling within
the storage attic to limit the area to a height less than 7 feet. The height of the storage
area to the roof above is greater than 7 feet, however, and would therefore count as floor
area. Staff has added a condition (#1) that the floor area of the office be reduced to
ensure that the MDA is not exceeded.
Driveway &Parking
The driveway enters from the end of Fernhill Drive, off the right of the cul de sac. The
driveway is a minimum of 14 feet wide as requested by the Fire Department. The
driveway is proposed to be constructed from interlocking pavers. The garage entry will
not be seen from Fernhill Drive, as recommended by the Town's Design Guidelines. The
Zoning Ordinance requires at least four on-site parking spaces. The garage includes 3 of
the 4 required spaces, with the 4th located at the turnout of the driveway. The 4th space is
shown as a 10 foot by 18 foot space, rather than 10 foot by 20 foot required by the Code.
Staff has included a condition (#1), requiring the applicant to revise the space to meet the
Code. The driveway and turnaround areas are proposed to be located almost completely
out of the setbacks. The driveway requires the removal of 2 oaks and 2 other oaks will be
impacted by the construction of the driveway.
At the Planning Commission meeting on March 25, a neighbor voiced some concerns
regarding the impact of the construction to the roadway and the location of parked
construction vehicles. Staff has included the standard conditions of approval (#15 and
#16) requiring that pictures of the roadway be taken before the commencement of the
construction to record the condition of the roadway and to ensure that parking for the
construction crews is provided on site.
Planning Commission
Lands of Joy
April 8, 1998
Page 4
Outdoor Lighting
Outdoor lighting has been shown on Sheet A2 on the plans. Lighting has been shown
with two symbols, a small circle - recessed downlights and a larger circle- decorative
fixtures. Lighting appears to be excessive and staff has included a condition (#8) for
outdoor lighting, requiring that fixtures be downshielded and that all locations be
approved by the Planning Department, with a maximum of one fixture per exit except at
the garage and front entry.
Trees & Landscaping
There are numerous oaks that provide good screening of the site from Fernhill Drive and
from homes across the small valley. There are numerous oaks located along the
perimeter and throughout the conservation easement. The applicant proposes to remove 9
oaks for the construction of the garage, driveway and house. The arborist's evaluation of
the trees shows that a majority of the trees are not vital specimens. Staff has included a
condition (#4) requiring that the arborist provide a letter listing specific construction
techniques and that the arborist be on site at all times during construction and/or grading
within the vicinity of the heritage oak tree.
A landscape 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. The Environmental Design & Protection Committee
commented that new planting should be kept to a minimum, especially lawns located near
existing oaks. These items will be reviewed with the landscape plan at the site
development hearing,required by condition#2.
Grading & Drainage
The residence has been located at a more level area of the lot with the garage at a separate
location. The majority of the house is proposed at 11/2 feet above the natural grade, with
the family room stepping with the contours to be only 1/2 foot above natural grade. The
master bedroom portion of the residence is located up to 4 feet above natural grade (about
60 square feet). The decking around the house is proposed to be 1.5 feet above natural
grade, within the guidelines of the Town's grading policy.
The majority of the driveway is shown at natural grade, with a 2 foot cut at the entrance.
A 12 inch curb is shown along the length of the driveway.
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. Drainage is designed to be collected around the
house and outlet at the edge of the conservation easement, and along the western property
line. The Engineering Department will review and approve the final drainage plan prior
to acceptance of plans for building plan check. Final "as-built" grading and drainage will
Planning Commission
Lands of Joy
April 8, 1998
Page 5
be inspected by the Engineering Department, and any deficiencies will be required to be
corrected prior to final inspection.
Septic System
A portion of the septic system for the residence has been designed in the conservation
easement. The county health department and the applicant's arborist have reviewed the
plans and have preliminarily approved the location of the system. The arborist comments
that the last pipe should not be closer than 15 feet to the nearest oak, which has been
added as in condition#17.
Geotechnical Review
The Town's geotechnical consultant had some concerns regarding the pool design for the
property and additional information is required prior to submitting plans to the building
department for the pool. Cotton, Shires and Associates haveprepared conditions of
approval for the project as designed (see Condition#10).
Fire Department Review
The Santa Clara County Fire Department reviewed the plans and has requested that the
property address be clearly visible from the street. The flow capacity of the nearest fire
hydrant will not be adequate for a home of the proposed size. Fire sprinklers have been
required to mitigate for the inadequate fire flow, although the property owner has the
option to install fire hydrants per the Fire Departments requirements in lieu of the
sprinklers. The Fire Department recommendations have been included as conditions in
Attachment 1.
Committee Review
The Pathways Committee has requested that the native path along the west side of the
property be restored. This has been added as condition #21. The Environmental Design
Committee recommended that no lawn be planted under the existing oaks. The
Committee also requests that care be taken with irrigation near the oaks. Staff has
incorporated these comments into condition of approval#2.
Staff is available to answer any questions that the Commission or the public may have.
Planning Commission
Lands of Joy
April 8, 1998
Page 6
ATTACHMENTS
1. Recommended conditions of approval
2. Comments from Santa Clara County Fire Department, dated September 16, 1997 (two
pages)
3. Letter from Cotton, Shires and Associates, dated September 19, 1997 (three pages)
4. Letter from Pathways Committee, dated December 31, 1997 (one page)
5. Environmental Design & Protection Committee evaluations, received September 16,
1997 (one page)
6. Tree Survey prepared by Big Green Tree Company Inc., dated August 15, 1997 (two
pages)
7. Tree Survey prepared by Big Green Tree Company Inc., dated January 28, 1998 (one
page)
8. Worksheet#2
9. Development plans
cc: Robin and Pamela Joy
22 Shratton Ave.
San Carlos, CA 94070
Planning Commission
Lands of Joy
April 8, 1998
Page 7
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE, POOL AND DETACHED GARAGE
LANDS OF JOY, 25599 FERNHILL DRIVE
A. PLANNING DEPARTMENT:
1. The applicant shall redesign the office area above the garage to eliminate
the use of false ceilings and reduce the floor area of the office to maintain
the MDA on the site. In addition, the applicant shall revise the site plan to
show the 461 parking space with 10 foot by 20 foot dimensions. The
applicant shall show the relocation of the deck and gazebo or provide a
revised worksheet#2. The changes shall be reviewed and approved by the
Planning Department prior to acceptance of plans for building plan check.
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 be adequate to break up the view of
the new residence from surrounding properties and streets. At least five
native oak trees are required to be planted with the landscape screening to
replace the heritage oaks proposed to be removed for the construction.
Lawn and irrigation should be kept to a minimum under the existing oaks.
All landscaping required for screening purposes or for erosion control (as
determined by 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.
Planning Commission
Lands of Joy
April 8, 1998
Page 8
4. Prior to beginning any grading or construction operations, all significant
trees in the vicinity of construction shall be fenced at the dripline. The
fencing shall be of material and structure to clearly delineate the dripline.
Town staff must inspect the fencing and the trees to be fenced prior to
commencement of grading or construction. The fencing must remain in
place throughout the course of construction. No storage of equipment,
vehicles or debris shall be allowed within the driplines of these trees. The
applicant shall submit a letter from the arborist commenting on the impact
of the development as shown on the approved plans and listing
construction techniques to be used for the development. Any grading or
work to be done within the dripline of a heritage oak must be supervised
by a certified arborist and a report shall be submitted prior to final
indicating the health of the heritage oaks and that any repair work on the
trees has been completed.
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. 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. Outdoor lighting locations and specifications shall be submitted for
Planning Department approval prior to acceptance of plans for building
plan check. Locations should be kept to a minimum with 1 light per exit
and 2 allowed at the entry and garage. Any additional outdoor lighting
shall be reviewed with the landscape plan. Lighting fixtures shall
generally be downlights. Exceptions may be permitted in limited
locations (entry, garage, etc.) or where the fixtures would not be visible
from off site. Any security lighting shall be limited in number and
directed away from clear view of neighbors, and shielding with shrouds or
louvers is suggested. Lighting shall be low wattage, shall not encroach or
reflect on adjacent properties, and the source of lighting should not be
directly visible from off site. No lighting may be placed within the
Planning Commission
Lands of Joy
April 8, 1998
Page 9
setbacks except for 2 driveway or entry lights, except where determined to
be necessary for safety.
9. 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.
10. As recommended by Cotton, Shires & Associates in their report dated
September 18, 1997,the applicant shall comply with the following:
a. The applicant's geotechnical consultant should prepare
supplemental geotechnical design parameters for the proposed
swimming pool. The Consultant shall review and approve all
geotechnical aspects of the project building and grading plans (i.e.,
site preparation and grading, site drainage improvements and
design parameters for foundations, and retaining walls) to ensure
that his recommendations have been properly incorporated.
The supplemental recommendations and results of the plan review
should be summarized by the geotechnical consultant in a letter
and submitted to the Town Engineer for review and approval prior
to acceptance of plans for building plan check for the pool.
b. The geotechnical consultant shall inspect, test (as needed), and
approve all geotechnical aspects of the project construction. The
inspections should include, but not necessarily be limited to: site
preparation and grading, site surface and subsurface drainage
improvements, and excavations for foundations prior to placement of
steel and concrete.
The results of these inspections and the as-built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town Engineer for review prior to final (as
built)project approval.
For further details on the above requirements, please refer to the letter
from Cotton, Shires &Associates dated September 18, 1997.
Planning Commission
Lands of Joy
April 8, 1998
Page 10
11. A disclosure statement shall be recorded stating that the development area
established for the property under this permit is close to the maximum
floor area currently 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
B. ENGINEERING DEPARTMENT:
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 between November 1 and 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
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
Fernhill Drive and surrounding roadways; storage of construction
materials; placement of sanitary facilities; parking for construction
vehicles; and parking for construction personnel. In particular, the plan
should address how construction personnel vehicles will be parked so as to
leave the roadway clear. 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.
Planning Commission
Lands of Joy
April 8, 1998
Page 11
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
shall provide the Town with documentation of the existing conditions of
the roadways and pathways to the satisfaction of the Engineering
Department prior to acceptance of plans for building plan check If
damage to roadways or driveways is determined to be extensive,pavement
repairs and/or overlays may be required by the Engineering Department.
17. A permit for the septic system shall be issued by Santa Clara County
Health Department prior to acceptance of plans for building plan check
The plans must include the arborist's recommendation the last line of the
leachfield be a minimum of 15 feet from the nearest oak.
18. Any conditions of Santa Clara County Health Department shall be met
prior to final inspection.
19. The driveway shall be required to be fully constructed and to be roughened
where the pathway intersects, to the satisfaction of the City Engineer,
prior to final inspection.
20. The 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 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.
21. The native pathway along the west side of the property shall be required to
be rehabilitated to the satisfaction of the City Engineer prior to final
inspection.
C. FIRE DEPARTMENT
22. The driveway shall be a minimum of 14 feet wide, shall have a vertical
clearance of 13 feet six inches, shall be designed and maintained to
support the imposed loads of fire apparatus (40,000 pounds) and shall
have an all weather surface. Minimum circulating turning radius shall be
36 feet outside and 23 feet inside.
Planning Commission
Lands of Joy
April 8, 1998
Page 12
23. The property address shall be placed on the property so that it is clearly
visible and legible from Fernhill Drive. The address numbers shall be a
minimum of four inches high and shall contrast with the background color.
24. Prior to final inspection, the applicant shall install a fire sprinklering
system to assure that adequate flow is available to the residence. The
design of the fire sprinklering system shall be reviewed and approved by
the fire department prior to acceptance of plans for building plan check.
25. The required driveway installations shall be in place, inspected, and
accepted by the Fire Department prior to the start of construction. Bulk
combustible construction materials may not be delivered to the
construction site until installations are completed as stated above.
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, 8, 10, 11, 14, 15, 16, 17, 20, AND 24 SHALL BE
COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE
CITY ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS
FOR PLAN CHECK BY THE BUILDING DEPARTMENT.
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
April 8, 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.
GZ,ARA coo EIRE DEPARTMENT I�TfACHMENT
SANTA CLARA COUNTY
i1F'IREl;) CONTROL NUMBER
EST ` 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMTf NUMBER
COUHTESYCE (408) 378-4010 (phone) • (408) 378-9342(fax)
B. PLAN REVIEW NUMBER 97-2414
FILE NUMBER 185-97-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of new 4,846 square foot single family residence with a detached 1,632
square foot garage and upstairs use area.
The Planner for this project is Debbie Pollart.
NOTE: Scale used is not what is reflected on prints and topographical gradient
lines are not legible.
UFC 1. 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 2. 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 buildings (both).
The fire sprinkler system shall conform to National.Fire Protection Association
Standard #13D, 1994 Edition, and local ordinance requirements.
UFC 3. Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway
90 .2.2 with a paved all weather surface and a minimum unobstructed width of 14
feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius
of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations
shall conform to Fire Department Standard Details and Specifications D-1.
UFC 4. Emergency Gate/Access Gate Requirements: When open gates shall not
902.2.4.1
obstruct any portion of the required access roadway or driveway width. If
provided, all locks shall be fire department approved. Installations shall
conform with Fire Department Standard Details and Specifications G-1.
(Note: only if gate is proposed)
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
0 0 0 0 0 PEDLEY JOY 09/16/97 1 O f 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Construction Hokanson,Wayne
NAME OF PROJECT LOCATION
SFR-JOY 25599 Fernhill Dr
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
- 4�GLARA coG FIRE DEPARTMENT
SANTA CLARA COUNTY CONTROL NUMBER
�yy a
14700 Winchester Blvd., Los Gatos' CA 95030-1818
EST.194 BLDG PERMIT NUMBER
COURTESY 8SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUMBER 97-2414
FILE NUMBER
185-97-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
UFC 5. Timing of Required Roadway/Driveway Installations: Required roadway/driveway
9011.3
installations shall be in place, inspected, and accepted by the Fire Department prior to the start
of construction.Bulk combustible construction materials may not be delivered to the construction
site until installations are completed as stated above. Clearance for building permits also may be
held until installations are completed.
I
6. Provide an approved spark arrestor on all chimneys.
UFC 7. Premises Identification: Approved numbers or addresses shall be placed on all
9011.4.4
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
0 0 0 0 0 PEDLEY JOY 09/16/97 2 QF 2
SEC./FLOOR AREA LOAD DESCRIPTION BY
Residential Construction Hokanson, Wayne
NAME OF PROJECT LOCATION
SFR-JOY 25599 Fernhill Dr
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
•
ATTACHMENTS
• ria•
COTTON, SHIRES & ASSOCIATES, INC. -7 + / ,
CONSULTING ENGINEERS AND GEOLOGISTS
September 18, 1997
L3397
TO: Debbie Pollart
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Geotechnical Review
RE: Joy,New Residence and Pool
File #185-97-ZP-SD-GD.
25599 Fernhill Drive
At your request,we have completed a geotechnical review of permit applications
for proposed construction using:
• Geotechnical Investigation (report) prepared by Milstone
Geotechnical, dated August 22, 1997; and
• Architectural Plans (8 sheets) prepared by Pedley Joy, dated June
1997.
In addition,we have reviewed pertinent technical documents from our office files
related to the Tokheim&Green Subdivision (L1167).
DISCUSSION
The applicant proposes to construct a single-family residence, detached garage,
swimming pool, driveway and septic leachfield system at the subject property. The
proposed driveway would provide access to the residence from the northern terminus of
Fernhill Drive.
SITE CONDITIONS
The proposed house site is located at the crest of a relatively level knoll.
Flanking hillslopes to thenortheast, north and northwest are gentle to steep (14 to 33
percent inclination). Drainage is characterized by sheet flow in radial directions off the
knoll which is partially intercepted by a drainage swale located along the western
property line.
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
•
Debbie Pollart September 18, 1997
Page 2 L3397
The property is underlain at relatively shallow depth by greenstone bedrock of
the Franciscan Complex. The bedrock is overlain by clayey to sandy silt. The
potentially active Berrocal fault has been mapped approximately 500 northeast of the
house site.
CONCLUSIONS AND RECOMMENDED ACTION
Proposed site development does not appear to be constrained by adverse
geotechnical conditions beyond anticipated seismic ground shaking. Based on our
review of the referenced report, it appears that the Project Geotechnical Consultant has
recommended satisfactory geotechnical design criteria to mitigate apparent site
conditions. Supplemental geotechnical design criteria will be required for design of the
proposed swimming pool.
We recommend geotechnical approval of the submitted site development plan.
Prior to issuance of permits for site construction, we recommend that the following
conditions be addressed:
1. Supplemental Geotechnical Recommendations and Plan
Review - The applicant's geotechnical consultant should prepare
supplemental geotechnical design parameters for the proposed
swimming pool. The Consultant shall review and approve all
geotechnical aspects of the project building and grading plans (i.e.,
site preparation and grading, site drainage improvements and
design parameters for foundations, and retaining walls) to ensure
that his recommendations have been properly incorporated.
The supplemental recommendations and results of the plan review
should be summarized by the geotechnical consultant in a letter
and submitted to the Town Engineer for review and approval
prior to issuance of building permits.
2. Geotechnical Field Inspection -The geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of
the project construction. The inspections should include, but not
necessarily be limited to: site preparation and grading, site
surface and subsurface drainage improvements, and excavations
for foundations and retaining walls prior to the placement of steel
and concrete.
The results of these inspections and the as-built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town Engineer for review prior to final (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
COTTON, SHIRES & ASSOCIATES, INC.
Debbie Pollart September 18, 1997
Page 3 L3397
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 &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.
ATTACH"""•4
Town of Los Altos Hills
1997 December 31
r
Toc Planning Commission & Staff 13833 Barton Court; Lands of Barton: No
From: Les Earnest, Pathways
request. 2/24/97
.Committee Chair 14245 No request.e %23/9Co7 Lands of Sachs:
Subject: 1997 Pathway recommendations 14260 Berry Hill Court;Lands of Parikh:
This is a cumulative listing of all
Restore II-B paths along Berry Hill Court
and along north side of property.
pathway'recommendations for 1997, in � 9/22/97
alphabetical order by street and number,
with the'effective date at
where the end of Addis ��hai]. N�reque to 1�9�97
each item. In
recommendation for a given address has 10560 Blandor Way; Lands of
been revised, two dates are shown but 10560 Blah. No request. 1/9/97f
only the final. recommendation is listed. 25505 Bledsoe Court; Lands of
Where cgnstru B standard or upgrading of Veilequette: Restore II-B paths along
paths 011ie II-B is Moody Road and eastern boundary of
recommended, it into include irrigation property. 5/27/97
at least 5 feet away from path and a
non-slip surface on any crossing 25525 Bledsoe Court;Lands of
driveways. Where there is "no request" Buchanan: Restore II-B path along
the Committee recommends that in lieu Moody Road.. 5/27/97
fees be collected where possible. 13410 Burke Road; Lands of Rabbani: No
12025 Adobe Creek Lodge Road;Lands of request. 2/24/97
Le Joie Restore II-B path along Adobe 14440 DeBell Road; Lands of Shukov: No
Creek Lodge Road. Construct II-B path at request. 5/27/97
the toe of the slope in a 20 foot
easement adjacent to Moody Road 26280 Elena; Lands of Rarimi: No
4/28/97 request. 7/28/97
10460 Albertsworth Lane; Lands of 27320 8c 27330 Elena Road; Lands of
Arias: No request. 5/27/97 Bonds: No request. 5/27/97
26157 Altadena Drive;Lands of Rorman: 26350 Esperanza: Lands of Simmons:
Move Lowell Lane easement to Property Construct II-B path along Esperanza.
boundary and reconstruct native path, 2/24/97
with rock added in marshy zones. 25599 Fernhill Drive; Lands of Joy:
9/22/97 Restore native path along West side of
26565 Altamont Road;Lands of Cochran: property. 9/22/97
Restore II-B path along Altamont and 11890 Francemont Court;Lands of
Taafe Roads. 7/28/97 Harker(Kerns): Acquire pathway
26415 Anacapa Drive; Lands of Janson easement on the driveway to the top of
&Session: Restore II-B path along La the ridge, then leaving the driveway just
Cresta. •2/24/97 before the entry construct a native path
26790 Arastradero Road;Lands of in a 10 foot easement along the North
slope of the ridge at approximately
Congregation Beth Am: Construct II-B
path along Arastradero Road. If constant elevation to a point due North
of the proposed deck, then following a
necessary, acquire additional pathway 10%uphill slope to the West boundary
9 adjacent to road right-of-way. of the propery. Retain the existing
9//22/9722/97 pathway easement from the driveway
12421 Barley Hill Road; Lands of switchback half way up the hill to the
Chambers: No request. 6/23/97 a pathway easementein the Northeastre
ACNMENT
ENVIRONMENTAL DESIGN COMMITTEE
NEW RESIDENCE EVALUATION c"""Tr.
r j 9��97
Applicant's Name:
Address: 2 S-5-41.1 0 f~t L__
Reviewedby: E.b �l)!'�l LUf,l L E Date: 5-Err 1 j Tq
•
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
MA lite LP i.-6011fu 0A4r5 6A017 0 k_.)
/OOt f?RLc 4 t O k) - -
Proposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
x
• CD c lCtrl Tv 19A P D RooTS , Af a '#,1CtS
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?)
— MV5i E Set
Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) -
IU a a*. ts5 TREES '; t-44 !
! f,
Li 6-1iT►06- U N 4'Iv -- Ca 0 L • f347.- P 6
Other Comments:
ACCO, Y 0 ; Y k1 t t.' LL t DCA(1)!
✓t < V1/40 4-,A'- s S H-e)c D W
3,•. foi Da' C)A,:<j . S.LFTic: LLkES
MAY l ti4,P. C 1 TREES
Al ACHN1ENT.CP
THE PROPOSAL=
Fully Licensed BIG GREEN TREE
And Insured 1 1 1
COMPANY; INC.
Professional,Tree--Surgeons
100 SO. AMPHLETT BOULEVARD, SAN MATEO, CA 94401
TEL.: 415/344-6451 0 FAX: 415/344-0667 8-15-97
r - DATE
NAME Robin Joy PHONE 592-4381
ADDRESS 751 Laurel Street, Suite 221 FAX 508-8695
San Carlos 94070
CITY + 'STATEN=' ZIP
AC Traa Eva1Ia.att.ioriK'K
J 1 Sita : 25599 Farn.1zi11 Drives
Los Altos Hi 11 ss
! 1. Leaning California Live Oak tree is a multi-trunk tree with
a lot of deadwood and stubs. This tree is not vital to the
property.
2. California Live Oak tree with multi-crotch at trunk has
severe decay in center trunk, unhealed cavity at base,
and leans severely. This is not a vital tree.
3. Valley Oak has an over abundance of deadwood and an
unhealed old cut at base. This is not a vital tree.
4. Leaning skinny California Live Oak tree has a bad cavity
1
at the base. This is not a vital tree.
5. California Live Oak tree is one sided and would be too
close to the new home.
6. California 'Live Oak tree leans severely and would be
inside the new home.
❑ HAUL ALL WOOD AND DEBRIS. WE GLADLY ACCEPT
VISA OR MASTERCARD
❑ ALL WOOD CUT TO SIZE AND STACKED NEATLY ON PREMISES.
TOTAL
❑ W,OODSPLITTING AT AN ADDITIONAL CHARGE OF $ ESTIMATE $
TOTAL ESTIMATE INCLUDES CLEAN-UP AND REMOVAL OF DEBRIS, EXCEPT IF NOTED OTHERWISE. T IS ESTIMATE IS BINDING FOR 90 DAYS.
BY
CONTRACT
The Big Green Tree Co., Inc. will not be responsible for damage to underground utilities.
The undersigned orders the above work to be done and agrees to pay the amount stated upon completion of contract, unless
other terms have been written and agreed to by both parties at the time of acceptance of this contract.
Signature Date
ALL OUR EMPLOYEES ARE COVERED BY WORKMEN'S COMPENSATION INSURANCE.
•
• THE PROPOSAL
Fully Licensed
And Insured BIG GREEN TREE
COMPANY, INC.
Professional Tree Surgeons
100 SO. AMPHLETT BOULEVARD, SAN MATEO, CA 94401
TEL.: 415/344-6451 0 FAX: 415/344-0667
DATE 8-15-97
NAME Robin Joy (Cont'd) PHONE 592-4381
7. Leaning California Live Oak tree is very dry with
possible root crown problems and would be inside new
home.
8. California Live Oak tree would be in the middle of the
new home.
9. Tall skinny California Live Oak tree is leaning and
reaching for light. This is not a vital tree.
10. Leaning California Live Oak tree would be in the
middle of the new home.
11. 1 severely leaning California Live Oak tree needs low
cavity work on north side of base and is very end heavy.
12. Small Oak tree near gazebo is reaching for light and
leans too severely. This is not a vital tree.
**Note: There are over 150 miscellaneous trees on this site.
'a3NVIWISNI NOLLVSN34NOD S,NRIAMNOM Aa Q32i3AOD RIM 533AO7dw3 TW
arniral
•pr.Tuoa sttf ;o aaurpiaaae 3o amp mg aE salted epoq ,fq of paaae pup uanpm uaaq anvil sursal iaga
ssapin 'prruoa jo uoualdmoa uodn paarls ;uno nw aq}drd oa saa32r pur auop aq of x.on► anoge aga szapro pau$Israpun aq
.S 1m}n ptmo12:apun oa a9rtusp so; alglsuodsa.I aq fou IiI •auj '•o' aa:L uaa=g Sig aq
N‘1,1
'swa 06 VOA 9NIQNI3 SI 3LYLIII.IS3 SIH.L 3SIM>i'3H.TD 03L0N 31 143'X3 'SIlIS3Q 30 1VAONT31I QNY JA-NV3'IJ S3Q111DN1 3.LV14111S3 1V101
• : : , $ B.LYNILLS3 $ 3O 3OIIVHJ 'IdNOLLIQQV NV JV ONLLIrldSQOOM
•. ' .sasa 32Id NO A'I,Ld3N CIDIJ`d.LS INV 3ZIS OZ If1.J QOOM T1V
Q2IVDII3JSHNi 2IO VSIA
JATJJV RIQV ID 3M SI2IS3Q GNV QOOM 'I'1'b 1f1VH C
•eoasa. 3[VO
8UTwiT9XQ eqm Woz; ARAM iee; gZ 4goot attn;qno oitauTvzp egmoot
ptnoa Alm; 4nq 6a4ucsdantq uo pegmoTpuT as euT; aT uoTaapdaia
gTT�H si:c t1' c>e2
426-4 •XcETTVuT-x=40 g 66 352
AOr NISOU = I,LLY
OL046 dIIZ 7:21.` 16
d ;; - goTzv3 S AILD
9699-909 ?CHd • TZZ e�Ts►g '�eez�3 tozns'I .SSL SS3TIQQ�I
'9,0-908 3NOHd _ T*+Lc r-r.< •
dor go �etpea MANN
3J-t�Q • • . 04�
96-93—t0 6990-I4£/9W- ect9' /Sf la!
I01fi6 VD O Ni NVS � = •�s • Oil .LLT'IHdIAIV '0G OUt
suoa&nS ., :.:i UO!SSa4Our .oN dtl�
DNI 1443411410D
• O Z L E T 3a/a ,.;1 4 • 0 DIS paznsul puy
IVsoaO'ra pasuan7 /lln3
rr
ZO 39dd AOf NOSdWIS h31a3d 569880991h I :TO h66T/90/ZT
--. . . _ ATTACHMENT
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 •
PROPERTY OWNER'S NAME
PROPERTY ADDRESS Q.556t9 Fern h` IOr
• DATE {�
CALCULATED BY �`_ L� 121,
11d� FOOTAGE v
1. DEVELOPMENT AREA (SQUARE )
Existing Proposed Total
(Additions or Deletions) _
A. House and Garage (from Part 2.A.) tioV 13 .,�ii i
B. Decking 1 CI ✓ i, F7 s V
C. Driveway and Parking • l
(Measured 100'along centerline)
D. Patios and Walkways 7722 - - 2-
E. Tennis Court
F. Pool and Decking —1 SO ✓ rl.J D7
G. Accessory Buildings (from Part B) l
H. Any other coverage ezctkoc Cox J sq 1 ✓ i I
TOTALS 2 � '�$?-01
-
ibjeci-
to r5s2,
Maximum Development Area Allowed-MDA(from Worksheet#1) I [01 (643
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage Viel. .✓ 3 2,c/Coa. 1st Floo
b. 2nd Floor -4-131. ':-.3 Kcal/ S-1l.00
c. Attic and Basement
d. Garage -} --- Sl3D V
B. Accessory Buildings 24"/f l,x,rc i ca. 8 8
4 4cocterr/
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS (n33 -6A1--b C1213
Maximum Floor Area Allowed-MFA (from Worksheet#1) 71O 5c/
TOWN USE ONLY CHECKED BY DATE � /5/1<UV
Revised 2/26/96