HomeMy WebLinkAbout4.4 TOWN OF Los ALTOS HILLS August 12, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE, POOL AND SPA;
LANDS OF OWEN; 13938 LA PALOMA ROAD; FILE#117-98-ZP-SD-GD.
FROM: Suzanne Davis, Associate Planner SD
APPROVED BY: Curtis S. Williams, Planning DirecY,Q533
RECOMMENDATION That the Planning Commission:
Approve the site development permit for the new residence, pool and spa subject to the
recommended conditions in Attachment 1, including revisions to basement exiting.
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. Section 10-1.208 of the Zoning Ordinance is the definition
of basement adopted by the City Council in 1994.
B ACKGROUND
The subject property is a 1.23 acre parcel located on the east side of La Paloma Road, two
lots south of Fremont Road. The property was created as part of a two lot subdivision
(Parcel Map 640-M-12-13) that was approved by the Town in 1996 and recorded in 1997.
Subdivision improvements are currently under construction. Access to the site is from a
private easement off La Paloma Road that also serves three other residences. Twenty five
feet of the 50 foot wide ingress/egress easement runs along the south side of the
applicant's property. Adjacent properties are all developed with single family homes.
There is a new residence under construction on one lot across La Paloma Road (Lands of
Silvestri). The site is relatively flat, with an average slope less than 10%, and is currently
undeveloped.
Several subdivision conditions apply to the development of this lot. Development on the
property (parcel 1) was required to be designed to protect the openness of the La Paloma
corridor. In order to accomplish this, all development is required to be set back at least
65 feet from the La Paloma Road right-of-way, and the maximum height is 22 feet. Any
fencing within the 65 foot front setback is required to be open-style and of wood
materials.
Planning Commission
August 12, 1998
Lands of Owen
Page 2
DISCUSSION
Gross Lot Area: 1.23 acres
Net Lot Area: 1.10 acres
Average Slope: 5.5%
Lot Unit Factor: 1.10
Floor and Development Area
Area Maximum Proposed Existing Increase Left
Development 16,500 13,369 -0- +13,369 +3,131
Floor 6,600 6,375* -0- +6,375 +225
*not including a 3,070 square foot basement that would be completely below grade
Site and Architecture
The applicant proposes to construct a new 5,265 square foot residence with two garages
totaling 1,305 square feet, a 3,070 square foot basement and a swimming pool and spa.
The basement is exempt from counting as floor area since it would be completely below
grade except for required exiting. The floor area number includes 370 square feet that is
counted towards the maximum floor area because there are three walls with a solid roof
(covered entry).
Exterior materials will consist of stucco siding, window reveals and trim, wood windows
and flat concrete tile roofing. The designer has used architectural detailing, the lower
overall height, and varying wall and roof planes to keep the bulk and mass of the
residence down.
The maximum height of the residence is indicated to be 221 feet as measured from the
building pad to the highest ridge. The applicant is aware of the 22 foot height restriction
and will modify the plans to comply with this condition. Condition #1 requires submittal
of revised plans for approval by the Planning Department prior to acceptance of plans for
building plan check.
The house will be setback 80 feet from La Paloma Road (65 feet is required), and also has
greater than the minimum setbacks on the rear and sides. The Design Guidelines state
that greater setbacks can help reduce bulk and mass. As can be seen by the story poles on
the site the location and height of the proposed residence would keep an open feeling
along La Paloma Road, and there is good separation from homes on surrounding
properties.
The Design Guidelines recommends reserving some floor and development area for
future projects. The proposed project would leave 225 square feet of floor area and 3,131
square feet of development area.
Planning Commission
August 12, 1998
Lands of Owen
Page 3
Basement
The applicant is proposing a basement which appears to meet the definition in the Zoning
Ordinance other than the stairway off the guest suite and bedroom. The City Council in
adopting a new definition for basement in 1994, specified that the basement must be
wholly underground except for any exit(s) required by the Uniform Building Code
(UBC), and that any exit may not be visible from off the site. Also, window wells and
stairways are required to be the minimum necessary to meet UBC requirements for
exiting and natural light. These requirements vary based on the intended use of the floor
space. The initial plans showed a larger stairwell and double doors off the basement
bedroom and guest suite. Prior to this application being forwarded to the Commission
plans were modified to reduce the door and window wells as recommend by staff. Staff
believes that the width of the stair and window well (noted as a "patio" on the plans) can
be reduced further. Typically a three foot depth is adequate (five feet is shown on the
plans). Condition #1 includes a provision that the plans be revised so that the existing is
the minimum required by the UBC.
The Environmental Design & Protection Committee commented that a basement is
proposed within a flood plain. The property is not located in a 100 year flood plain and a
basement is allowed provided that it meets the Zoning Ordinance provisions.
Driveway &Parking
The driveway is shown on the site plan to be 14 feet wide as recommended by the Fire
Department. The five garage spaces and additional spaces within the circular driveway
are more than adequate to meet the Zoning Ordinance requirement for four on-site
parking spaces. The garage entries have been oriented to face the south and will not be
seen from La Paloma Road. The garages are in line with the garages on the adjacent
Lands of Tsui so as to not impact that neighbor. There is also good separation between
the proposed residence and the Tsui residence due to the 50 foot wide access easement
and minimum 30 foot setbacks on each property.
Trees &Landscaping
There are some orchard trees on the property and some perimeter planting which will
remain on the property. However, new landscaping will be required for screening of the
new residence. The landscape plan will be reviewed at a Site Development Hearing once
the house is framed. The landscape review will be important since there is no screening
along La Paloma Road or on the south and east sides of the property which face adjacent
neighbors.
Exterior Lighting
Proposed lighting locations are shown on the floor plans (sheet 1 of the development
plans). Lighting has been limited to one fixture per exit with two lights at the front entry
and three lights for the garages. Four of the exit lights are recessed fixtures. Staff
Planning Commission
August 12, 1998
Lands of Owen
Page 4
recommends that the outdoor lighting plan be approved as proposed. Any landscape
lighting would be reviewed with the landscape plan.
In addition to the exterior lighting, six small skylights are proposed. Two are over the
front entry and the others are over living areas. The Environmental Design & Protection
Committee expressed a concern that the rear facing skylights might annoy neighbors
above. The proposed skylights are small (the largest would be two feet by three feet) and
would not have any lighting in the wells in accordance with the Town's policy. They are
also located away from one another and would not combine to appear as a large skylight.
Staff has included a condition prohibiting lighting in skylight wells, requiring the
.,• skylights to be flat rather than bubble or pop-up type, and glass to be tinted.
•
Grading &Drainage
Proposed grading volumes include 2,180 cubic yards of cut and 120 cubic yards of fill.
The excess material will be hauled off the site. Most of the grading is excavation for the
basement. The Engineering Department has reviewed the grading and drainage plan, and
recommended conditions are included in Attachment 1. The final "as-built" drainage and
grading will be inspected by the Engineering Department, and any deficiencies will be
required to be corrected prior to final inspection. The property will be connected to the
sanitary sewer prior to final inspection.
Drainage has been a concern of many residents in the La Paloma area. On-site drainage
improvements and drainage work required with the subdivision approval will be installed
by the applicant. On-site drainage will be directed to the storm drain system that runs
along La Paloma Road. In addition to the on-site and subdivision drainage
improvements, the Town will be doing a capital improvement project in conjunction with
work on the Lands of Silvestri (13935 La Paloma Road) and the channel that has already
been excavated on the Wadhwani property (26170 Fremont Road). The Town will be
adding a rock lining to the channel as part of the capital improvement project. It is
anticipated that the Town project will begin in the next few weeks. The drainage that
currently enters the culvert under La Paloma Road at the bridge will be redirected into a
new 48-inch storm drain line that runs through La Paloma Road. The pipe will connect to
the 48-inch stoup drain line that is being installed through the Silvestri property as part of
their project. The drainage pipe will daylight in the vicinity of the property corners for
Lands of Silvestri, Pefly (Maurer Lane) and Wadhwani, and will then be carried in the
open channel to the storm drain inlet at Fremont Road.
Geotechnical Review
The Town geotechnical consultant, Cotton, Shires & Associates, has reviewed the plans
and geotechnical reports, and has visited the site. The recommendation for approval of
the project is subject to conditions as specified in the Town Geologist's report of July 13,
1998 (see Attachment 3). Condition #10 includes the recommendations of the Town
Geologist.
Planning Commission
August 12, 1998
Lands of Owen
Page 5
Fire Department Review
The Santa Clara County Fire Department has reviewed the plans and has approved the
access to the new residence. The property address will need to be placed so that it is
clearly visible from La Paloma Road. A flow test on the closest hydrant revealed that the
capacity is not adequate for a home of the proposed size and a residential fire sprinkler
system will be required. The Fire Department's recommendations are included as
conditions in Attachment 1. The turnaround for emergency vehicles will be at the end of
the private road serving this property. The hammerhead design has already been
approved by the Fire Department and will be on the Reed and Kirsch properties to the
rear of the applicant's lot. The turnaround will be constructed as part of the subdivision
improvements and will be in place prior to construction of the new residence as required
by the Fire Department.
Committee Review
The Environmental Design & Protection Committee comments were discussed in the
trees and landscaping, site and architecture and basement sections of this report (see
Attachment 4).
The Pathway Committee requested that Type IIB path be constructed along La Paloma
Road. The path is currently under construction, as it was required as a condition of the
Reed subdivision. If the path is damaged during construction of the new residence and
pool, it will be required to be repaired prior to final inspection (see condition#20).
Staff is available to answer any questions that the Commission or the public may have.
ATTACHMENTS
1. Recommended conditions of approval
2. Letter from Cotton, Shires & Associates dated July 13, 1995 (three pages)
3. Santa Clara County Fire Department comments dated June 22, 1998 (two pages)
4. Environmental Design & Protection Committee comments, received June 29,
1998 (one page)
5. Pathways Committee recommendation, dated July 28,1998 (one page)
6. Worksheet#2
7. Development- plans: site development, floor and roof plans, sections and
elevations (seven sheets)
cc: Bob Owen Susan Roberts
The Owen Companies Giuliani &Kull, Inc.
445 S. San Antonio Road 4880 Stevens Creek Boulevard, Suite 205
Los Altos, CA 94022 San Jose, CA 95129
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR NEW RESIDENCE, POOL & SPA
LANDS OF OWEN- 13938 LA PALOMA ROAD
File#117-98-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. The plans shall be revised so that the maximum height of the residence
does not exceed 22 feet as measured from the building pad or natural grad
(whichever is lower) to the highest point of the roof above. In addition,
the basement stairway and light well off the guest suite and bedroom shall
be reduced to a three foot depth, or the minimum required by the UBC.
Revised plans shall be submitted to and approved by the Planning
Department, prior to acceptance of plans for building plan check. Any
other changes or modifications to the approved plans shall be approved by
the Planning Director or the Planning Commission, depending upon the
scope of the changes.
2. Subsequent to final framing, a landscape screening and erosion control
plan shall be reviewed by the Site Development Committee. 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. All
landscaping required for screening purposes, replacement of removed
trees, 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 $5,000.00, 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. Skylights shall be designed and constructed to reduce emitted light (glass
must be tinted). Skylights shall be flat, not pop-up or bubble type, and no
lighting may be placed within the wells.
Recommended Conditions
Lands of Owen
Page 7
5. Fire retardant roofing (Class "A" or "B") is required for the new
construction.
6. 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 and approved by the
Planning Department 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.
7. At the time of foundation inspection for the house, the location, and
elevation of the new residence shall be certified in writing by a registered
civil engineer or licensed land surveyor as being in/at the approved
location and elevation shown on the approved site development plan. At
the time of framing, the height of the structure shall be similarly certified
as being at the height shown on the approved site development plan. The
hardscape, driveway and pool locations shall also be certified at time of
installation.
8. Outdoor lighting locations are approved as shown on the floor plans.
Lighting specifications shall be submitted for Planning Department
approval prior to acceptance of plans for building plan check. Lighting
shall be down shielded, low wattage, shall not encroach or reflect on
adjacent properties, and the source of the lighting shall not be visible from
off the site. No lighting may be placed within setbacks unless it is
demonstrated that it is needed 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, and shall not encroach into any required building
setbacks.
Recommended Conditions
Lands of Owen
Page 8
B. ENGINEERING DEPARTMENT:
10. As recommended by Cotton, Shires & Associates in their report dated July
13, 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.
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 July 13, 1998.
11. The site drainage associated with the proposed development must be
designed as surface flow wherever possible to avoid concentration of the
runoff. The proposed drainage shall be designed to maintain the existing
flow patterns. Final drainage and grading shall be inspected by the
Engineering Department and any deficiencies corrected to the satisfaction
of the Engineering Department prior to final inspection. A letter shall be
submitted from the project engineer stating that the drainage
improvements were installed as shown on the approved plans and in
accordance with their recommendations prior to final inspection.
12. Any, and all, changes to the approved grading and drainage plan shall be
submitted as revisions from the project engineer and shall be approved by
the Town Engineering Department prior to commencement of work. 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
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.
Recommended Conditions
Lands of Owen
Page 9
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
La Paloma Road and surrounding roadways; storage of construction
materials; clean-up area; placement of sanitary facilities; parking for
construction vehicles; and parking for construction personnel. A debris
box (trash dumpster) shall be placed on site for collection of construction
debris. Arrangements must be made with the Los Altos Garbage Company
for the debris box, since they have a franchise with the Town and no other
hauler is allowed within the Town limits.
16. The property owner shall inform the Town of any damage and shall repair
any damage caused by the construction of the project to pathways, private
driveways, and public and private roadways, prior to final inspection and
release of occupancy permits and shall provide the Town with photographs
of the existing conditions of the roadways and pathways prior to
acceptance of plans for building plan check.
17. The property owner shall be required to connect to public sanitary sewer
prior to final inspection. Connection fees shall be collected with the
building permit fees.
18. The driveway shall be fully constructed to the satisfaction of the City
Engineer prior-to final inspection.
19. All subdivision conditions and subdivision improvements , as listed in the
approval letter from the Town dated January 19, 1998, shall be constructed
and approved by the City Engineer prior to acceptance of plans for
building plan check.
20. Any damage to the Type IIB along La Paloma Road shall be repaired to
the satisfaction of the Engineering Department prior to final inspection.
C. FIRE DEPARTMENT
21. The driveway shall be a minimum of 14 feet wide with an unobstructed
vertical clearance of 13 feet six inches, 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. The property address shall be placed on the property so that it is clearly
visible and legible from La Paloma Road and the entrance to the property.
The address numbers shall be a minimum of four inches high and shall
contrast with the background color.
Recommended Conditions
Lands of Owen
Page 10
23. 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, 6, 8, 10a, 14, 15, 16, 19, AND 23 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.
Properties residing within the Los Altos School District boundaries must pay School
District fees before receiving theirbuilding permit from Los Altos Hills. The
applicant must take a copy of Worksheet#2 along with the required School District
forms 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 .
August 12, .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.
riaCOTTON, SHIRES & ASSOCIATES, INC. JUL 1 ? 1998
CONSULTING ENGINEERS AND GEOLOGISTS
ve r 7y
July 13, 1998
L3228
TO: Suzanne Davis
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Geotechnical Review
RE: Lands of Owen,New Residence and Pool
135 194$La Paloma Road
#117-98-ZP-SD-GD
At your request,we have completed a geotechnical review of permit applications
for proposed construction using:
• Geotechnical Investigation (report) prepared by Freeman-Kern
Associates,Inc., dated June 15, 1998; and
• Site Development Plan (1 sheet, 20-scale) prepared by Giuliani &
Kull,Inc., dated May 16, 1998.
In addition, we have reviewed pertinent technical documents (Reed/L3264) from
our office files and completed a recent site inspection.
DISCUSSION
Our review of the referenced documents indicates that the applicant is proposing
to construct a single family residence on the middle portion of the lot. A driveway is
proposed providing access to the residence from an existing private drive that leads to
La Paloma Road. The site development plan indicates proposed grading including 2,180
cubic yards of cut, 120 cubic yards of fill, yielding 2,060 cubic yards of export material.
Approximately one-half of the footprint of the house is to be underlain by a basement.
We previously reviewed the proposed subdivision and formation of the subject lot in
our letter dated December 8, 1994.
Northern California Office Southern California Office
330 Village Lane 5245 Avenida Encinas • Suite A
Los Gatos,CA 95030-7218 Carlsbad,CA 92008-4374
(408)354-5542 • Fax(408)354-1852 (760)931-2700 • Fax(760)931-1020
e-mail:losg@csageo.com e-mail:carl@csageo.com
Suzanne Davis July 16, 1998
Page 2 L3228
SITE CONDITIONS
The subject property is generally characterized by a gentle slope inclined to the
southwest. Drainage is generally characterized by sheet flow to the southwest. The
Town Geotechnical Hazards Map indicates that the property is underlain, at depth, by
bedrock materials of the Santa Clara Formation. The bedrock is overlain by silty clay
soil (potentially expansive soil, colluvium, and alluvium). The potentially active
Berrocal fault is located approximately 3,500 feet southwest of the site.
CONCLUSIONS AND RECOMMENDED ACTION
The proposed development is somewhat constrained by potentially expansive
soils and anticipated seismic ground shaking. Based on our review of the referenced
geotechnical report, it appears that the Project Geotechnical Consultant has adequately
characterized site conditions and recommended appropriate design parameters to
mitigate identified site constraints. Consequently, we recommend geotechnical
approval of the proposed development plan and permit applications for project
construction with the following conditions:
1. Geotechnical Plan Review - 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 foundations,
retaining walls and driveway) 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
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 benchedwhere 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.
COTTON, SHIRES & ASSOCIATES, INC.
Suzanne Davis July 16, 1998
Page 3 L3228
This review has been performed to provide technical advice to assist the Town
in its discretionary permit decisions. Our services have been limited to review of the
documents previously identified, and a visual review of the property. Our opinions and
conclusions are made in accordance with generally accepted principles and practices of
the geotechnical profession. This warranty is in lieu of all other warranties, either
expressed or implied.
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Supervising Engineering Geologist
CEG 1795
Patrick O. Shires
Principal Geotechnical Engineer
GE 770
POS:TS:ES
COTTON, SHIRES& ASSOCIATES, INC.
ATTACHMENT -3
o- -°6- FIRE DEPARTMENT
FIRE_ �
L_ ,a"` SANTA CLARA COUNTY CONTROLNjI� 2 J 1998
lY
'Esi.tea;' 14700 Winchester Blvd., Los Gatos, CA 95032-1818 BLDG PERMIT NUMBER
COURTESY&SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) TOWN W:i`9y.�gs s
PLAN REVIEW NUMBER T �i �+
FILE NUMBER 117-98-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of Plans for a new single family dwelling of 9075 sq. ft.
Planner is Suzanne Davis.
UFC 1. Required Fire Flow: Required fire flow for this project is 2500 GPM at 20 psi
Appendix
IIA residual pressure.
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 building. The
fire sprinkler system shall conform to National Fire Protection Association
Standard #13D, 1994 Edition, and local ordinance requirements.
Note: Due to the fire flow requirement, the installation of an approved fire
hydrant supplied from the existing fire main would still not be sufficient. The
installation of an approved residential fire sprinkler system would be the
appropriate mitigation factor to employ in this case.
•
UFC 3. Fire Apparatus (Engine)Access Driveway Required: -Provide an access driveway
902.2.2 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.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
0 0 0 0 0 THE OWEN COMPANIES 06/22/98 1 QF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF OWEN 13940 La Paloma 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` A°°e, FIRE DEPARTMENT
� '
"1FIRE1° "� SANTA CLARA COUNTY CONTROL NUMBER
14700 Winchester Blvd., Los Gatos, CA 95032-1818 BLDG PERMif NUMBER
COURTESY&SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUMBER 98- 1667
FILE NUMBER 117-98-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
UFC 4. Fire Department (Engine) Driveway Turn-around Required: Provide an
902.2.4 approved fire department engine driveway turnaround with a minimum
radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire
Department Standard Details and Specifications D-1.
UFC 5. Timing of Required Driveway Installations: Required driveway installations
901'3 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 tothe construction site until installations are completed as stated
above. Clearance for building permits also may be held until installations are
•
completed.
UFC 6. 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 •
0 0 0 0 0 THE OWEN COMPANIES ,06/22/98 2 OF 2
SEC/FLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT • LOCATION
LANDS OF OWEN 13940 La Paloma 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
•
Ai iActiIliit:('I l L
ENVIRONMENTAL DESIGN COMMITTEE z 9 1998
NEW RESIDENCE EVALUATION JUN
Applicant's:Name: 5i" OCV-e-4') TOWN OF LOS?�� S 'j
Address: /3V0 je`
Reviewed by: Date: • \I,t)42— 2g
Ef)f emffzeZ:e, •
Existing Trees: (Comment on size, type, condition, location with respect to .building
site. Recommended protection during construction.)
4)PriftieziV— ZU/c/d idt6n .V0e. f se.)cke, 6)05(31,7.60Y
Proposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
09-49u �� sxf — c-e2/ Le vea 3 - "
7/,0o 0_ km 5,Io gratletm
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?)' •
• 1L4-t,, Ja Ii4Z) 46D-ret-- ecia-6
.Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) _
1,4/3- «? Pna7 Gig i no j Urt-
Other Comments: I 4 2„.4,J tow Aet_eZec
e .... ... .. - Ai 1M.1IMtNI
Town of Los Altos Hills
7/28/98 c/
704
To: Planning Commission & Staff 12246 Via Arline; Landsq ,Godby:
From: Diane Barrager and Scott No request. 3/23/98 Vt ,
Vanderlip, Pathways Committee 14470 De Bell Road; Lands of AM'
Co-Chairs No request. 1/26/98
Subject: 1998 Pathway 27525 Edgerton Road; Lands of
recommendations Cheek: No request.. 6/22/98
This is a cumulative listing of all pathway 27760 Edgerton Road; Lands of
recommendations for 1998, in alphabetical Birnbaum: Construct II-B path along
order by street and number, with the Edgerton. 5/21/98
effective date at the end of each item. In
cases where a recommendation for a given 26431 Elena; Lands of Kuo: Construct
address has been revised, two dates are native path along the border of 26431 Elena
shown but only the final recommendation is and 26437 Elena along the fence, contingent
upon field investigation. Grant an easement
listed.
if indicated. 7/27/98
Where construction or upgrading of paths to
the II-B standard is recommended, itis to 12010 Elsie Way; Lands of . Murthy
include irrigation at least 5 feet away from & Srinath: Restore II-B path, along
path and a non-slip surface on any crossing Concepcion Road. 3/23/98
driveways. Where there is "no request" 25935 Estacada Way; Lands of Lee:
the Committee recommends that in lieu fees No request; 2/23/98
be collected where possible.
25461 Fremont Road; Lands of
Recommendations Zatparvar: Restore II-B path along
12025 Adobe Creek Lodge Road; Fremont and construct II-B path along
Lands of Chang: Construct II-B path Robleda. 5/21/98
along Adobe Creek Lodge Road separated from 27161 Fremont Road; Lands of
the road by 5 feet. Construct II-B path in a Blair: Construct a II-B path along
20 foot easement adjacent to Moody Road at Fremont separated from the pavement by at
the toe of the slope. 1/26/98 least 5 feet. 6/22/98
26450 Ascension Drive; Lands of 25518 Hidden Springs Lane; Lands
Munshi: Restore II-B path in front on of Bower: Restore II-B path along
Ascension Dr.. Restore native path on Altamont; reconstruct II-B path along
property line, addressing drainage issues. eastern boundary. 2/23/98
Grant pathway easement if needed. 7127/98
24055 Jabil Lane; Lands of Yeh: In
26131 Altadena Drive; Lands of order to connect to a future path to Fernhill,
Ewald: Acquire pathway easement and construct a II-B path along Jabil Lane from
construct a II-B path parallel to Altadena. Magdalena to the Southeast corner of the •
4/27/98 property. 3/23/98
26157 Altadena Drive; Lands of 13940 La Paloma Road; Lands of
Korman: Require easement along Kingsley Owen: Construct a II-B path along La �C
Way and construct a II-B path from the Paloma. 6/22/98
entrance to Esther Clark Park to a point 20
feet beyond where the path begins on the 27835 Lupine Rd; Lands of
other side of Kingsley. 5/21/98 Srinivasan: Restore II-B path and modify
the mailbox post to allow full access to the
12238 Via Arline; Lands of Robinson pathway. 7/27/98
& Ikeda: No request. 1/26/98
136/09/1998 08:23 408-61571004 GIULIINI & KULL,.INC ATTAMIENT G
TOWN OF LOS ALTOS HILLS
26379 Fremont Road • Los Altos Hills,California 94022 • (415) 941-7222 • FAX(415)941-3160
PLANNING DEP
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA .
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNERS NAME Ow Exi
PROPERTY ADDRESS
CALCULATED BY R.) G( 1-1-01 ..! 14.4_) t.� DATE (4 r c4 •
1. EVELOPMENT AREA (SQUARE FoorACE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part B) 17115 Oa•7 5
B. Decking
C. Driveway and Parking
(Measured 100' along centerline) Q) 34. 00
D. Walkways #'Th - a u. C3 to 0
E T -C-oart Zv14L Wa t it.►Ara,L 4- 41 i
F. Pool and Decking4 Q A on (p(u c> t' Co
G. Accessory Buildings (from Part B)
H. Any other coverage •
• _ TOTALS -G- (3 3 69 L& 4
Maximum Development Area Allowed - MDA (from Worksheet #1) I Co 501
2- fl,OOR AREA (SQUARE FOOTAGE)
•
Existing Proposed Total
(Additions or Deletions)
A. House and Garage 4-?DO
a. 1st Floor -- a5e `4-7C0
b. ZaR14-51eer Cn'L• Poi• � 5 3 no O70
c. Attic and Basement (exe snp--) d 1 - ( 30(70)
d. Garages 3 b l 8 D'S
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement _
TOTALS - 6 75
Maximum Floor Area Allowed - MFA (from Worksheet ##1) L._�.. t'O� tPD o
TOWN USE ONLY CHECKED BY /I% DATE 4 c�• •
Revised 12/09/93 I.RL MAC W/ORICINALS/PLA2YNIlYG/wocicsh.st