HomeMy WebLinkAbout4.3 Town of Los Altos Hills June 23, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE, POOL AND
GAZEBO; LANDS OF YEH; 24055 JABIL LANE; File#30-98-ZP-SD-GD.
FROM: Susan Stevenson, Planner4S5
APPROVED BY: Curtis S. Williams, Planning Dire
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RECOMMENDATION That the Planning Commission EITHER:
1. Approve the requested site development permit with the attached conditions
requiring that the applicant reduce the proposed development area so as not to
exceed the MDA; reduce the height of the residence by 2 feet and reduce the
height of the entry element by 2 feet to reduce massing of the structure; and
reduce the height of the proposed fence along the front property line; OR
2. Require the applicant to redesign the residence to reduce the bulk of the second
story area, reduce the development area to meet the maximum development area
and reduce the extent of retaining wall proposed.
BACKGROUND
The subject property is located at the southwest corner of the Jabil Lane and Magdalena
Avenue intersection. There is no subdivision information on the creation of this lot,
therefore, a certificate of compliance will be required with the approval of the new
residence (see condition#18).
On June 10, 1998, the Planning Commission approved a new residence to the west of this
lot at 11030 Magdalena Avenue (Lands of Allison).
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:
Net Lot Area: 1.06 acres
Average Slope: 15.5% i
Lot Unit Factor 1.02
Planning Commission
Lands of Yeh
June 23, 1998
Page 2
Floor Area and Development Area:
Area Max. Prop. Exist. Incrs. Remaining
Devel. 12,097 12,097** na* 12,097** 0
Floor 5,349 5,335 3,556* 5,335 14
*Existing development to be removed.
**Condition#1 requires the reduction of development area to meet the MDA.
Site and Architecture
The applicant requests approval of a Site Development Permit for a new-4,465 square
foot two story residence with an 870 square foot attached 4 car garage. The second floor
area of 2,050 square feet includes areas which have more than 17 foot floor to ceiling
heights (although false ceilings have been shown on the cross sections). A pool is
proposed to the south of the residence and a 100 square foot gazebo is proposed at the
south end of the property.
The exterior material proposed for the residence is stucco siding with canvas awnings
along the rear elevation and redwood trellises along the rear and front elevations. The
applicant proposes to utilize slate tile roofing.
A wrought iron fence is proposed along the front property line, 5.5 feet in height. The
location of the fence would only allow for a 4.5 foot high open style fence per Section 10-
504(d)(2). Staff has conditioned that the fence be reduced in height to meet the Code
(condition#1).
Height and Visibility
The maximum height of the house on a vertical plane would be 27 feet through the center
portion of the house (front elevation), with the height of the roof dropping approximately
3 feet at the sides of the house. The rear, flat roofed portion of the residence (section 2,
sheet A6) is designed to be 24 feet in height. The height of the residence from the lowest
to highest point would be 27 feet, as the residence is located at a level portion of the site.
A slab foundation is proposed at the center of the house to allow for the maximum height
in the above ground elevation. It should be noted that the plans are not to scale, but the
noted elevations are correct. Story poles have been erected on the site outlining the
proposed new residence and gazebo for the Commissioners' review.
The proposed structure would not be visible from Magdalena Avenue, as the site is set in
from the corner of the intersection of Magdalena Avenue and Jabil Lane and there is
mature landscaping along the north property line. As indicated by the story poles, the
residence would be visible from Jabil Lane, however, Jabil Lane is a cul de sac which
serves only 6 other properties. Much of the existing screening along the front will be
cleared with the construction of the residence and driveway. Mature vegetation on the
property, especially on the southern property line would help to screen the property from
the neighboring parcels, and would limit views of the proposed residence from off site. A
small section of new roofline will be visible from the new home to the west, with a minor
impact on views from that site.
The second story comprises 62 percent of the lower floor area of the main residence
(second story includes open areas over 17 feet in floor to ceiling height). The residence
has been designed with second story decks, redwood trellises, stucco banding between the
first and second floor, the exterior spiral stairway and areas which are indented from the
Planning Commission
Lands of Yeh
June 23, 1998
Page 3
first floor to try to mitigate the vertical massing of the residence. Nonetheless, there are
several portions of the building which emphasize the vertical elements of the proposed
residence. Specifically, the front entry is proposed to be approximately 24 feet in height,
with a small deck at the second level above the front doors. Although the second floor
area comprises 62 percent of the lower floor, the exterior elevations appear to have a full
second story due to the large portion of open areas which have ceiling heights at or near
17 feet.
Staff recommends that the applicant reduce the interior height of the open areas and that
these portions of the building have the roof join the exterior wall at a lower height to try
_to hide some of the second story area. In addition, the roof at the front entry should be
dropped a minimum of 2 feet to allow the applicant to maintain the second story deck
while reducing the mass of the front element. Lastly,the interior height of the attic spaces
is 7 feet in many areas and could be reduced up to 2 feet to lower the height and profile of
the building.
A 100 square foot gazebo is proposed at the southern side of the property. The gazebo
would be 16 feet in height. The gazebo is proposed approximately 2 feet below existing
grade.
Parking, Driveway, and Turnaround
The applicant proposes to enter the site at the same location as the existing driveway
entrance. The driveway entrance is proposed 20 feet in width and would provide entrance
and turnaround to the 4 parking spaces provided in the garage. Staff recommends that the
driveway be reduced from 20 feet in width to a maximum of 16 feet in width at the
entrance and along the leg to the circular element to reduce the amount of proposed
- paving in front of the residence and allow more area for screening.
The engineer's site plan (second sheet) shows two driveway entrances to the property.
The development area for this design was calculated incorrectly and the architect has
proposed the design as shown on sheet Al. The elimination of the second entrance would
allow for the preservation of the 12 inch oak tree in front of the turnaround in addition to
reducing the development area. The applicant has indicated that the circular element
would be constructed of grasscrete, to reduce the development area of the guest parking
by 50 percent. The development area as calculated by the architect and staff do not
coincide. Staff has calculated the driveway with approximately 600 square feet of
development area over the maximum. This area could be removed through reducing the
width of the driveway entrance and turnaround to 16 feet maximum, and/or reducing the
development area for the pool and decking. Staff has included a requirement to reduce the
total development area to meet the MDA prior to submittal of plans for building plan
check.
Lighting and Landscaping
No skylights are proposed for the main residence at this time. Staff has included the
standard skylight condition #10, in the event that skylights are requested at a later date.
House lighting is shown on the site plan (sheet Al), with generally 2 lights at the garage,
and 1 at the rear exit. Three lights are shown at the double doors along the rear of the
house. Staff has included the standard lighting condition #8 including language for low
wattage and downlit fixtures as well as a requirement to reduce the lighting along the rear
double doors to 2 fixtures, and to require that landscape lighting be reviewed with the
proposed landscaping, after the residence is framed.
Planning Commission
Lands of Yeh
June 23, 1998
Page 4
The existing landscaping on the site includes heavy mature screening over much of the
property which would screen the view of the residence from neighboring properties,
particularly to the south and west of the site. Several larger pines are proposed to be
removed with the construction, as well as because of bark beetle infestation. One 12 inch
oak is located within the area of the circular drive, which will be saved with the change to
the driveway design. Additional landscaping along the front of the property would help to
screen the new residence from Jabil Lane. This has been required in condition#2.
Grading and Drainage
The plans indicate that the grading for the site would include 300 cubic yards of cut
(maximum depth of 2.5 feet) and 110 cubic yards of fill (maximum depth of 1 foot). The
residence has been proposed to be located slightly closer to the street than the existing
residence, on a level portion of the lot. The residence as proposed would meet the Town's
adopted grading policy, with the finished floor approximately 1 foot higher than the
existing grade. The garage top of slab would be at the same elevation as the existing
grade. The pool is proposed to be located approximately 2.5 feet below existing grade.
A small retaining wall is proposed to be located all the way along the southeast side of
the property, around the proposed gazebo and along the west property line. The wall is
proposed as a curb at the south of the driveway and is up to 4 feet in height to the east of
the gazebo, to create a flatter area around the pool. The wall along the west of the pool is
proposed to be 2 feet in height. Minor retaining walls are proposed at the entrance of the
property. The lowest wall is shown within the first 10 feet of the property and would be
required to be moved, as no grading is allowed within the first 10 feet of the property (see
condition #12). The Commission may wish to reduce or eliminate a portion of the
perimeter walls if construed to be substantial modifications to the existing topography
(although they would not be visible from off site).
Drainage from the site is proposed to be piped to an existing drainage swale on the
property which would flow into a culvert under Jabil Lane. Staff has included a condition
(#22) requiring that the final drainage design be reviewed and that drainage be designed
as sheet flow.
Geotechnical Review and Drainage
The Town's geotechnical consultant notes that the septic system has been located in an
area of fill and that the applicant's geotechnical consultant should examine the feasibility
of the design. The County Health Department has preliminarily approved the proposed
septic system. Staff has included condition #9 requiring the review as well as
geotechnical evaluation/update prior to preparation of detailed structural drawings or final
grading plans.
Fire Department Review
The Fire Department's review of the plans indicated that there is not adequate fire flow
available to the lot for the size residence proposed. The Fire Department has indicated
that installing fire sprinklers in the residence would provide adequate fire protection and
this has been included as a condition of approval (#26). The remaining comments from
the Fire Department include standard conditions for house numbers, access dimensions,
surface requirements, and road grade. Staff has included these as conditions#24-27.
.
Planning Commission
Lands of Yeh
June 23, 1998
Page 5
Committee Recommendations
The Pathways Committee has recommended that a type II-B path be constructed along
Jabil Lane from the southeast corner of the property to Magdalena Avenue. The subject
property does not extend to Magdalena Avenue, however, and the pathway would be
required to be installed only along the frontage of the property (condition #14). The
Pathways Committee also requested that a pathway easement be required over Jabil Lane
to accommodate the pathway intended to connect to the future pathway along Fernhill
Drive. The Environmental Design Committee had a concern about the visibility of the
second story from the home located across Jabil Lane. The Committee requested that
taller trees be planted along the front to help break up the view from the street and this
neighbor. Staff has included the standard condition;of approval (#2) that the landscape
screening and lighting will be reviewed after framing of the residence.
Staff is available to answer any questions that the Commission or community may have.
ATTACHMENTS:
1. Recommended conditions of approval;
2. Revised Worksheet#2;
3. Fire Department letter, dated March 16, 1998; I
4. Letter from Cotton, Shires &Assoc., dated March 31, 1998;
5. Recommendation from Pathways Committee, dated March 23, 1998;
6. Recommendation from Environmental Design Committee, dated April 7, 1998;
7. Note from James Scott, arborist, dated April 24, 1998;
8. Development plans.
cc: Bing and Deborah Yeh Kevin Chiang
24055 Jabil Lane 854 Hillview Drive
Los Altos Hills, CA 94022 Milpitas, CA 95035
Planning Commission
Lands of Yeh
June 23, 1998
Page 6
ATTACHMENT j1
RECOMMENDED CONDITIONS FOR A SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE, GAZEBO AND POOL
LANDS OF YEH, 24055 JABIL LANE
FILE#30-98-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. The applicant shall redesign the height/location of the fence along the
front property line to meet the Town's code requirements for fence
heights. In addition, the driveway shall be redesigned to reduce the
development area so as not to exceed the MDA and to reduce the width of
the driveway to 16 feet maximum to reduce the paving in the front of the
house. The front entry element shall be reduced a minimum of 2 feet and
the ridge height of the residence shall be reduced by 2 feet through
reducing the height of the attic space or other means. Plans shall be
reviewed and approved by the Planning Director and Town Engineer prior
to acceptance of plans for building plan check. Any further modifications
to the approved plans requires prior approval of the Planning Director or
Planning Commission depending upon the scope of the changes.
2. Subsequent to final framing of the residence, a landscape screening and
erosion control plan shall be reviewed by the Site Development
Committee. Special attention should be given to planting along front of the
residence to mitigate the view of the house from the street. All landscaping
required for screening purposes or fo'r erosion control (as determined by
the City Engineer) must be installed prior to final inspection, unless the
Planning Director finds that unusual crcumstances, 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 6 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. 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.
Planning Commission
Lands of Yeh
June 23, 1998
Page 7
5. Fire retardant roofing is required for the new construction.
6. At the time of foundation inspection for the house and gazebo, the
location, and elevation of the new structures 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 structures shall be similarly
certified as being atthe height shown on the approved site development
plan. The hardscape, driveway, and pool locations shall also be certified at
time of installation.
7. Prior to commencement of any grading on the site, all significant trees are
to be fenced at the drip line. The fencing shall be of a material and
structure to clearly delineate the drip line. Town staff must inspect the
fencing and the trees to be fenced prior to commencement of grading. The
property owner shall call for said inspection at least three days in
advance of the inspection. The fence must remain throughout the course
of construction. No storage of equipment, vehicles or debris shall be
allowed within the drip lines of these trees.
8. The lighting for the exterior of the residence and accessory building is
approved for locations as indicated. Any additional outdoor lighting
requires approval by the Planning Department prior to installation.
Lighting shall be down shielded, low wattage, and shall not encroach or
reflect on adjacent properties. The source of the lighting shall not be
visible from off the site. Light fixtures must be approved by the Planning
Department prior to acceptance of plans for building plan check. No
lighting may be placed within setbacks except for two driveway or entry
lights. Lighting (other`than exterior house and accessory building
lighting) shall be reviewed with the landscape screening plan for the
residence.
9. As recommended by William Cotton & Associates in their report dated
April 14, 1998, the applicant shall comply with the following:
a. The applicant's geotechnical consultant should characterize the
peak and repeatable ground motion in percent gravity for the
Berrocal and San Andreas fault zones, using a current attenuation
relationship. In addition, minimum standard-of-care pier design as
discussed above (see letter) should be considered. The potential for
adverse slope stability impacts associated with the septic leachfield
system should be addressed. The applicant's geotechnical
consultant shall review and approve all geotechnical aspects of the
development plans (i.e., site preparation and grading, site drainage
improvements and design parameters for retaining walls,
foundations, driveway, and swimming pool) to ensure that his
recommendations have been properly incorporated.
The results of the plan review and supplemental evaluations should
be summarized by the geotechnical consultant in a letter and
submitted to the Town for review and approval by the Town
Planning Commission
Lands of Yeh
June 23, 1998
Page 8
Geotechnical Consultant prior to acceptance of plans for building
plan check
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 consultant shall verify that new fill
materials are properly compacted, keyed and benched where
appropriate into competent earth materials. _
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 detail, please refer to the Cotton, Shires & Associates letter
dated April 14, 1998.
10. Skylights, if used, shall be designed to reduce emitted light and no light
fixtures may be placed within skylight wells.
11. 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.
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 10 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 undergrounded.
14. The applicant shall construct a type IIB pathway fronting the property
along Jabil Lane. A 10 foot wide pathway easement shall be granted over
Jabil Lane to accommodate the path. A legal description and plat prepared
by a licensed land surveyor shall be submitted, and the applicant shall
return the signed, notarized document to the Town,prior to acceptance of
plans for building plan check. The work shall be completed to the
satisfaction of the Engineering Department prior to final inspection.
•
Planning Commission
Lands of Yeh
June 23, 1998
Page 9
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
Jabil Lane 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.
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
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. A Certificate of Compliance is required to be issued by the Town for this
property. The property owner shall submit legal description and plat
exhibits prepared by a registered civil engineer or a licensed land surveyor
for the boundary of the property in addition to the title history for the
property prior to the Town's incorporation in January 1946. The Town
shall prepare the Certificate of Compliance. The required exhibits and tite
history shall be submitted and approved by the Town prior to acceptance
of plans for building plan check
19. A permit for the secptic system shall be issued by Santa Clara County
Health Department prior to acceptance of plans for building plan check.
20. Conditions of Santa Clara County Health Department shall be met prior to
final inspection.
21. The driveway shall be required to be fully constructed, to the satisfaction
of the City Engineer,prior to final inspection.
22. 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 wherever possible. A final grading and drainage plan shall be
submitted for approval by the Engineering Department prior to acceptance
Planning Commission
Lands of Yeh
June 23, 1998
Page 10
of plans for building plan check. The plan shall show angular rock to be
used at the outlet of the proposed storm drain system as it enters the
existing culvert. 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.
23. The property owner shall grant a 30 foot wide storm drain easement to the
Town over the drainage swale located within the property. The property
owner shall provide legal description and plat exhibits that are prepared by
a registered civil engineer or a licensed land surveyor and the Town shall
prepare the grant document. The grant document, includig the approved
exhibits, shall be signed and notarized by the property owner and returned
tot he Town prior to submittal of plans for building plan check.
C. FIRE DEPARTMENT:
24. Approved numbers or addresses shall be placed on all new and existing
buildings to be plainly visible and legible from the street or road fronting
the property. Said numbers shall contrast with their background and be a
minimum of 4 inches in height with a 3/8 inch stroke.
25. The vertical clearance for the driveway shall be a minimum of 13 feet 6
inches. This dimension shall be maintained. The driveway shall have an all
weather surface that is designed and, maintained to support the imposed
loads of fire apparatus (40,000 pounds). The gradient for a fire apparatus
access road (driveway) shall not exceed fifteen (15) feet.
26. Prior to final inspection, the applicant shall install a fire sprinklering
system to assure that adequate flowIs available to the residence. The
design of the fire sprinklering system shall be reviewed and approved by
the fire department prior to acceptancie of plans for building plan check.
27. The gates shall be designed so that when open gates shall not 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.
Planning Commission
Lands of Yeh
June 23, 1998
Page 11
Upon completion of construction, a final inspection shall be set with the Planning
Department and Engineering Department at least two weeks prior to final building
inspection approval.
CONDITION NUMBERS 1, 4, 8, 9, 14, 15, 16, 17, 19, 22 and 26 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.
All properties must pay School District fees to either the Los Altos School
District or the Palo Alto Unified School District, as applicable, before
receiving their building permit from Los Altos Hills. The applicant must take
a copy of Worksheet #2 to school district offices (both the elementary and high
school offices in the Los Altos School District), pay the appropriate fees and -
provide the Town with a copy of their receipts.
NOTE: The Site Development permit is valid for one year from the approval date (until
June 23, 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.
s' � •
ate= ATTACHMENT
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
26379 Fremont Road• Los Altos Hills, California 940221•(650)941-7222 • FAX(650)941-3160
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPEK'1Y OWNER'S NAME h
PROPERTY A15DRESS
is • Imo► Lane
• • I ; • DATE l e 16
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing ' Proposed Total
(Additions or Deletions)
A. House and Garage (from Part 2. A.) 5 3j5
B. Decking j 3 at)
C. Driveway and Parking
(Measured 100'along centerline) 4 -.5
D. Patios and Walkways ct Gj
E. Tennis Court
F. Pool and Decking c,Q I 1-1
G. Accessory Buildings (from Part B)
H. Any other coverage cr C p v
TOTALS ] -4'
Maximum Development Area Allowed - MDA (from Worksheet#1) 1 off, C>T
2. FLOOR AREA (SQUARE FOOTAGE) +See C
Existing Proposed Total
(Additions or Deletions)
A. House and Garage _
a. 1st Floor � y I�
b. 2nd Floor od5f)
c. Attic and Basement
d. Garage ISt o
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS,!
Maximum Floor Area Allowed - MFA (from Worksheet#1) e ,
.
TOWN USE ONLY CHECKED BY DATE� (p f
I ((
•
Revised 8/6/97
ARA
cL
FIRE DEPARTMENT °, n 5
77.
� SANTA CLARA COUNTS
R,■ FTDT,1rCONTROL NUMBER
IE :: *- 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
COURTESY 65ERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUMBER 98- 0562
pn c
FILE NUMBER 30-98-ZP-SD
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of proposed new 4465 square foot single family residence with an
attached 870 square foot garage.
The planner for this project is Ms. S-u-zaane-Davis.
(Cu s;n S4-e.0 e.n sa n
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 2000 GPM at 20 psi
Appendix Aresidual pressure. The required fire flow is not available from area water mains
II 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 of the building. The
fire sprinkler system shall conform to National Fire Protection Association
Standard #13D, 1994 Edition, and local ordinance requirements.
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.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH ❑ ❑ ❑ ❑ ❑ KC ASSOCIATES 03/16/98 1 of 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF YEH 24055 Jabil Ln
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
° A °o FIRE DEPARTMENT
`�' SANTA CLARA COUNTY
e' CONTROL NUMBER
E5f.1 ar 7 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
COUPTESY B'SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUMBER 98- 0562
0c
FILE NUMBER 30-98-Zp-SD
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.
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DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH El D 0 ❑ 0 KC ASSOCIATES 03/16/98 2
OF 2
SECJFLOOR AREA LOAD DESCRIPTION I BY
Residential Development Hokanson, Wayne
NAME OF PROJECT LOCATION •
LANDS OF YEH 24055 jabil Ln •
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
ra. COTTON, SHIRES & ASSOCIATES, INC.TACHMENT (4 RECEIVED
APR 0 1 1998
CONSULTING ENGINEERS AND GEOLOGISTS AT
IUWtl OF LOS ALIOS HILLS
March 31, 1998
L3088
TO: Susan Stevenson
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Preliminary Geologic and Geotechnical Review
RE: Lands of Yeh,New Residence and Pool
File #30-98-ZP-SD-GD
24055 Jabil Lane
At your request, we have completed a preliminary geologic and geotechnical
review of the subject property using:
• Geotechnical Investigation Proposed Yeh Residence (report) by Wayne
Ting & Associates, Inc., dated March 6, 1998; and
• Site Development Plan, Architectural plans (5 sheets, 20 scale)
prepared by KC Associates, dated February 26, 1998.
In addition, we have reviewed pertinent documents from our office files and
completed a site reconnaissance.
DISCUSSION
Our review of the referenced documents indicates that the applicant is proposing
to remove the existing residence and pool, and construct a new, single-family two-story
residence and pool. The new residence will require the construction of a new septic
system. Access to the proposed residence is via a circular driveway from Jabil Lane.
We have not received estimated grading volumes for the project, but submitted cross
sections appear to indicate relatively minor grading.
SITE CONDITIONS
The lot is characterized by existing cut and fill slopes forming the building pad
for the existing residence. Drainage of the site is characterized by sheetflow to the north
to a swale that borders the northern property line.
The Town Geologic Map indicates that the house site is underlain, at depth, by
greenstone bedrock of the Franciscan Complex. The bedrock is, in turn, overlain by
clayey sand to silty clay (potentially expansive soil, colluvium, alluvium, and artificial
fill). The mapped trace of the potentially active Berrocal fault and the active San
Andreas fault is 1,200 feet northeast and 3 miles southwest, respectively, from the
subject property.
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.come-mail:carl@csageo.com
Susan Stevenson March 31, 1998
Page 2 L3088
CONCLUSIONS AND RECOMMENDED ACTION
The proposed development is constrained'by soil creep, existing potentially non-
engineered fills,expansive soils,and susceptibility to strong seismic ground shaking.We
understand from the architectural plans that little excavation will be performed. We
also understand that site drainage design will be addressed to the satisfaction of the
Town Engineer.
The northeastern 25 feet of the proposed leachfield is located in existing fill. We
understand that the County Environmental Health Department will review whether the
leachfield is acceptable. We recommend that the Project Geotechnical Consultant
evaluate the potential for adverse slope stability impacts associated with the leachfield
system and characterize the expected seismic ground motion in percent gravity using a
current attenuation relationship and known earthquake sources in the area.. Also, the
current standard-of-care designfor foundation piers within the Town with similar soil
conditions is a minimum 16-inch diameter pier reinforced with a minimum of four, #5
vertical rebars. .
The basic site development plan appears geotechnically feasible if the proposed
leachfield design is favorably evaluated by the County Environmental Health
Department and the Project Geotechnical Consultant. Prior to issuance of permits for
construction,the Project Geotechnical Consultant should review all geotechnical.aspects
of the building plans, including specific evaluation of the design and placement of the
proposed swimming pool, foundation, cut and fill, and drainage" alterations.
Consequently,we recommend geotechnical approval of permits for project construction
with the following conditions:
1. Supplemental Evaluations and Plan Review - The applicant's
geotechnical consultant should_ characterize the peak and
repeatable ground motion in percent gravity for the Berrocal and
San Andreas fault zones,using a current attenuation relationship.
In addition, minimum standard-of-care pier design as discussed
above should be considered. The potential for adverse slope
stability impacts associated with the septic leachfield system
should be addressed. The applicant's geotechnical consultant
shall review .and approve all geotechnical aspects of the
development plans (i.e., site preparation and grading, site
drainage improvements and design parameters for the foundation,
retaining walls, and swimming pool) to ensure that his
recommendations have been properly incorporated.
The results of the plan review should be summarized by the
geotechnical consultant-in a letter and submitted to the Town
Engineer for review and approval prior to issuance.of building
permits.
2. Geotechnical Field Inspection -The geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of
COTTON, SHIRES& ASSOCIATES, INC.
Susan Stevenson March 31, 1998
Page 3 L3088
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 consultant shall verify that new fill materials
are properly compacted, keyed and benched where appropriate
into competent earth materials.
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
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
xJ
Chris Willoughby
Engineering Geologist
(,
Patrick O. Shires
Principal Geotechnical Engineer
GE 770
POS:CW:rb
COTTON, SHIRES & ASSOCIATES, INC.
47%
7 2)/5T'? r, a7 a
'ATTACHMENT 5
MINUTES OF THE LAH PATHWAYS, PARKS & RECREATION .C. . }iii 3a`E .MEETING
• March 23, 1998 APR 1
Roll Call: Present : Les Earnest, Diane Barrager, Betsy Bert v},, ylvia Jensen,
Katy Stella, Bob Stutz, Scott Vanderlip. Absent : Harry Emt..11.-iNPettty Rooker.
Minutes: February minutes 'approved.
Announcements:
Next pathway inspection walk is scheduled- for Saturday, April 4 at_ 1:15 pm.
Next pathway meeting is scheduled for Monday, April- 27 .at - 7 :30 pm at Town Hall .
Pathways Day Hike is scheduled for Sunday, Mayl31 beginning at 1 : 00 pm from Town
Ball Fields . This will preceed the Town picnic scheduled for about 2 :30 the
same day.
Reports
?lanning Commission liaisons will be Betsy Bertram on March 25, Diane Barrager
)n April 8, and Katy Stella on April 22 .
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Down Council turned down path along Beth Am property. Les Earnest will draft a
Letter to Council in response. The ,entire committee - agreed that this does not
appear to be consistent with the Master Pathway •Plan. •
)ld Business: •
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ies . Earnest will redo the Top Ten Maintenance Requests list. First ' on the list
sill be the route that will be used for the Pathway Day Hike on 5/31 . The
:apitol Expenditure list will also be redone.
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FEW BUSINESS
.2246 Via Arline; Lands of Godby: No request'.
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.2010 Elsie Way; Lands of Murthy & Srinath: Restore II-B path along Concepcion
oad.
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4055 Jabil Lane; Lands of Yeh:-- Construct a IIi-B path along Jabil Lane from
lagdalena to the Southeast corner of the property and acquire pathway easement
n order to connect to future path to Fernhill .
4470 Manuella; Lands of Kwong: Construct II-B path along Manuella .
3474 Robleda Road; Lands of Danver: No request . •
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7760 Sherlock Road; Lands of Huang: Provide a pathway easement on Sherlock.
ubmitted by Sylvia Jensen
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TOTAL P.02
_ATTACHMENT L
ENVIRONMENTAL DESIGN COMMITTEE RECEIVED
LAN CAPE 4 38 PEE&ALUATION APR 0 7 1998
LL�
Applicant's Name: L l/Z TOWN OF LOS ALTOS HILLS
Address: , 9,p5:3--
jezA/Z,E' /cy
Reviewed by:`7'd/'CZe S7' aI%ei•5� ate:
J / /6_z_/-
fop
Mitigation needed: ,Cf�
��` Gt�5 biz/Uk ` Sided 4 tome
e�/�1>eY�zc �t *-/
f //
rm5id Sir ,
Visibility from off site:.from distance (dxfections), from nea
neighbors A4'h% (directions) (include need for screening for privacy).
Noise: from pump/pool , air conditioner 7X-_, sport court
Light: from fixtures , automobile headlights"
Fence materials: color , open/solid . Erosion control
Other:
Planting Plan Evaluation: (Circle required trees and shrubs on plan)
Are sPecies appropriate: Deciduous?
Future height(view, solar, drive/path blockage)
Fire hazard
Hardiness/frost
Drought tolerance
Meet mitigation needs
`e 1'`y li'�Sc ale o474-= Y �S d 'teed `7�J//`-K`�s
S,des 1 GU,00id D6 7/o See lakc/.s /e,
Creeks and drainage: Is there a conservation easement? Are there sufficient
protections in place. Will fences impact wildlife migration? Invasive species
should not be planted near a waterway.
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Other: Are there obstructions to pathways, including future growth of plants? Are all
noise mitigations in place? No construction in road right-of-way.
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CERTIFIED ATTACHMENT '7 RECEIVED
1....-,. Certified, Insured Expertise
75-7v,...;..-7. at Owner-Operator Rates PR ? , i,99`'�
MI,M11,4•8040 1B
JAMES SCOTT TOWN OF LOS ALTOS HILLS
ARBORIST
Contractor's Lic.#667786 I L( 3 )-S/1/40 3 eW fry 4.je,
Bonded&Insured
Arborist#971 36—na)i
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