HomeMy WebLinkAbout4.6 TOWN OF LOS ALTOS HILLS August 12, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE; LANDS OF NUVEEN
CONSTRUCTION; 27589 SAMUEL LANE (LOT 3); FILE#127-98-ZP-SD-GD.
FROM: Suzanne Davis, Associate Planner
APPROVED BY: Curtis S. Williams, Planning Director
RECOMMENDATION That the Planning Commission:
Approve the requested site development permit, subject to the recommended conditions in
Attachment 1.
BACKGROUND
The subject property is located on the northwest corner of Purissima Road and Samuel Lane.
The property was created as part of a three-lot subdivision that was approved by the Town on
May 24, 1995, and recorded on July 19, 1996. The applicant subsequently purchased this lot and
lot 1 (27585 Samuel Lane) from the subdivider, Lindy Properties.
The subdivision was approved without connection to the public sanitary sewer since the closest
lateral is some distance from the property. Recognizing that septic system requirements and Deer
Creek bisecting the property constrain the lots, a condition of approval was included limiting
future development. This condition states that (1) the home on lot 3 would be limited to four
bedrooms as recommended by the County Health Department; (2) that fire sprinklers are required
if so stated by the Fire Department; (3) that the driveway is to be designed with a fire truck
turnaround at its terminus and (4) the foundation shall be Type II (step on contour).
Additionally, it is stated that the future developer of any lot may not be able to utilize the
maximum floor and development areas or the maximum height, and the drainage swale located
on lots 1 and 3 shall be maintained. Attachment 2 is the condition containing these site
development restrictions.
There is a conservation easement over Deer Creek, including area within 25 feet of the top of the
bank, a 10 foot wide pathway easement along the north property line, and a 10 foot wide public
service easement along the east property line. There is also a triangular shaped slope easement
running along the southeasterly property line, the point beginning at the edge of the Samuel Lane
right-of-way and extending to 20 feet at the east property line. These easements are all shown on
the grading and drainage plan.
The property is abutted on the north by the Lands of Morrison. Although there is a house on this
property, it is located some distance from the common property line. The area adjacent to the
applicant's lot is vacant, although it may be developed in the future if the Morrison property is
Planning Commission
August 12, 1998
Lands of Nuveen Construction
Page 2
subdivided. To the east is lot 1 of the Lindy Subdivision. The applicant is also proposing a new
residence for this lot. A separate staff report has been prepared for that application. To the south
is lot 2 of the subdivision which is undeveloped. Across Purissima Road is property owned by
the Town. This land is also undeveloped. The closest homes are on Canario Way. These
neighbors are all closer to lot 1 than the subject property, and should not be impacted by the
project. The applicant has shared his plans with neighbors, who reportedly have no concerns.
Neighbors initially expressed concern about drainage, but these issues have been worked out
between them and the applicant. One neighbor has submitted a letter stating this (Attachment 6).
The 100 year flood plain is contained within Deer Creek, so the building site is not within a flood
plain (see letter from Santa Clara Valley Water District, Attachment 5).
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: 1.15 acres
Net Lot Area: 1.15 acres
Average Slope: 11.7%
Lot Unit Factor: 1.09
Floor and Development Area
•
Area Maximum Proposed Existing Increase Left
Development 15,640 9,004 -0- +9,004 +6,646
Floor 6,441 5,254 -0- +5,254 +1,187
Site and Architecture
The applicants are requesting approval of a site development pelliit to construct a new 4,606
square foot two-story residence with a 450 square foot attached two-car garage. The floor area
figure in the above table includes an additional 200 square feet for a, proposed carport as
discussed in the driveway and parking section of this report. The house has been located on the
Planning Commission
August 12, 1998
Lands of Nuveen Construction
Page 3
upper side of Deer Creek as was indicated as a preference by the City Council when the
subdivision was approved. The tentative map reviewed by the Planning Commission had shown
conceptual development on the lower site between the creek and Purissima Road. The new
residence will have good separation from neighbors and will be less imposing from Purissima
Road in its proposed location.
Proposed exterior materials are stucco siding and trim, brick accent, and flat concrete tile roofing.
The maximum height of the main roof ridge would be 27 feet as measured from the building pad.
The second floor has been set back from the first floor in all areas except for two short sections
of-wall. One area is near the front entry where the lower level will be open (the carport is
directly below). The other is an 11 foot section of wall at the southwest corner of the house. The
second floor would comprise 29% of the total floor area.
The architectural detailing and varying materials serve to provide interest and to reduce bulk and
mass. The house would also have greater than the minimum required setbacks which will help
reduce the visual impact of the structure. There is mature vegetation on the property that would
provide some initial screening of the house from Purissima Road and neighboring properties.
Story poles have been placed on the site for the Commission's review. The proposed driveway
has also been staked and marked with blue ribbons.
The Design Guidelines recommends retaining some floor and development area for future
projects, which the applicant has done. The project also appears to be in compliance with
applicable conditions of approval for the Lindy Subdivision.
Driveway and Parking
Because the new driveway would be more than 150 feet in length an on-site fire turnaround will
be required. Most of the required backup area for the garage has been kept out of the 30 foot side
setback. Two parking spaces are provided in an attached garage with a third space in an attached
one-car carport. A fourth space will be provided in a parking bay off the driveway. The garage
and carport have been placed so that they would not impact any neighbors. The garage entry
faces Samuel Lane, but the entrance is about 160 feet from the road. The carport would be
enclosed on the rear and left side and would not be open to the street. The opening on the front
would face the panhandle of lot 1 and should not impact the new residence on that lot. Staff's
interpretation on the carport is that it should be counted as floor area even if constructed as
proposed. The design would not have 50% of the exterior walls open, and the bulk and mass of
the building would not be lessened by having a carport versus a garage. The applicant could
decide to enclose the carport and make it a garage since it will be counted as floor space.
r
Planning Commission
August 12, 1998
Lands of Nuveen Construction
Page 4
Trees &Landscaping
The existing landscaping on the site includes mature trees that would provide some screening of
the house from Purissima Road the Morrison property and lot 2. Topography and vegetation on
lot 1 creates a good separation between the two proposed residences. New landscaping will be
needed around the house to soften and help screen the structure, and between the two driveways
for lots 1 and 3. A landscape screening plan will be reviewed at a Site Development Hearing
once the new residence is framed. The Environmental Design & Protection Committee
commented that the creekside vegetation should be preserved or replaced with native plants.
Any changes to the existing vegetation in and around Deer Creek will be reviewed with the
landscape plan. There are some large Redwood trees on the site that will need to be fenced
during construction (see condition#8).
Outdoor Lighting
Proposed exterior lighting is shown on the floor plans (sheet SD-1). One light is indicated at a
rear exit, there are three recessed lights over the front entry, two lights at the garage and one at
the carport entrance. Condition #7 requires lighting specifications to be reviewed and approved
by the Planning Department, prior to acceptance of plans for building plan check. Any fixtures
that would be visible from off the site will be required to be down shielded or to have translucent
glass so that the light source cannot be seen. Any landscape lighting will be reviewed when the
landscape screening plan is submitted.
Grading &Drainage
The Engineering Department has reviewed the preliminary grading and drainage plan, and has
recommended conditions of approval included in Attachment 1. Proposed grading is 300 cubic
yards of cut and 85 cubic yards of fill. The project is in conformance with the Town's grading
policy. The foundation has been stepped as required by a subdivision condition.
Site drainage will be directed from a series of catch basins around the house and garage to a
piped system that would tie into an existing storm drain in Samuel Lane. The Engineering
Department will review a final grading and drainage plan prior to acceptance of plans for
building plan check (see condition #11). 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.
A new septic system will be installed for the new residence. The Santa Clara County Health
Department has approved the septic tank and leach field locations, and will issue a permit for the
work when the project is ready to be constructed. Condition #18 requires the applicant to obtain
any required permits and to comply with all conditions of the Health Department. Condition#19
requires a permit to be obtained from the Santa Clara Valley Water District, as requested by that
agency.
Planning Commission
August 12, 1998
Lands of Nuveen Construction
Page 5
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 memo of July 30, 1998 (see
Attachment 3). Some supplemental evaluations by the project geotechnical consultant will be
required prior to acceptance of plans for building plan check. Condition #9 includes the
recommendations of the Town Geologist.
Fire Department Review
The Santa Clara County Fire Department has determined that the water flow is not adequate for a
home of the proposed size, and a fire sprinkler system will be required. The Fire Department
also requested that the property address be placed in a location that is clearly visible from the
street (see Attachment 4). The driveway will be 14 feet wide with 131 feet of vertical clearance
to facilitate Fire Department access. The driveway design will also be required to have a
turnaround for emergency vehicles. Some minor adjustments to the parking bay will be required
to gain Fire Department approval for an on-site turnaround. The Fire Department
recommendations have been included with the conditions of approval.
Committee Review
The Environmental Design & Protection Committee comments were discussed in the trees and
landscape section of this report (see Attachment 6).
The Pathways Committee has requested that the existing path along Purissima Road be restored
as needed (see condition#10). Any pathway restoration would be required to be completed prior
to final inspection.
Staff is available to answer any questions that the Commission or the public may have.
Planning Commission
August 12, 1998
Lands of Nuveen Construction
Page 6
ATTACHMENTS
1. Recommended conditions of approval
2. Subdivision condition limiting development of lots within the Lindy Subdivision (one page)
3. Memo from Cotton, Shires &Associates, dated July 30, 1998 (one page)
4. Comments from Santa Clara County Fire Department, dated June 22, 1998 (two pages)
5. Letter from Santa Clara Valley Water District, dated August 3, 1998 (two pages)
6. Environmental Design & Protection Committee Evaluation, received July 14, 1998 (one
page)
7. Pathway Committee recommendation dated June 22, 1998 (one page)
8. Letter from Dave &Arlene Pilling,received August 4, 1998 (one page)
9. Worksheet#2
10. Development plans: site, floor&roof plans, building sections, and elevations (nine sheets)
cc Nader&Parivash R. Zatparvar
410 Juanita Way
Los Altos, CA 94022
Rick Leitzinger
William A. Churchill Architect
17 Ashdown Place
Half Moon Bay, CA 94019
Warren Whaley
Whaley & Associates
220 State Street, Suite 10
Los Altos, CA 94022
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR NEW RESIDENCE
LANDS OF NUVEEN CONSTRUCTION- 27589 SAMUEL LANE(LOT 3)
File#127-98-ZP-SD
A. PLANNING DEPARTMENT:
1. Any changes or modifications to the approved plans shall be approved by the
Planning Director or the Planning Commission, depending upon the scope of the
changes.
2. Subsequent to final framing, a landscape screening and erosion control plan shall
be reviewed at a Site Development hearing. Particular attention shall be given to
plantings which will help screen the site from neighboring properties and from the
roadway. All landscaping required for screening purposes or for erosion control
(as determined by the City Engineer and the Planning Director) must be installed
prior to final inspection, unless the Planning Director finds that unusual
circumstances, such as weather or site conditions, require that planting be delayed.
In those instances, a deposit of an amount equal to the cost of landscape materials
and installation, to the satisfaction of the Planning Director, shall be submitted to
the Town. Landscaping shall in any event be installed not later than six months
after final inspection, or the deposit will be forfeited.
3. A landscape maintenance deposit (or certificate of deposit), equal to the cost of
materials and installation for all landscaping required for screening purposes or
for erosion control (as determined by the City Engineer), but not to exceed
$5,000.00, shall be posted prior to final inspection. An inspection of the
landscape to ensure adequate establishment and maintenance shall be made two
years after installation. The deposit will be released at that time if the plantings
remain viable.
4. Fire retardant roofing (Class "A" or"B") is required for:the new construction.
5. Paint colors shall be chosen by the applicant and approved by staff in
conformance with the Town's adopted color board, and shall exhibit a light
reflectivity value of 50 or less. Roofs shall use materials which have a light
reflectivity value of 40 or less. White trim area should be minimized, particularly
on large surfaces such as doors, garage doors, columns, railings, and trellises. A
color sample shall be submitted to the Planning Department for approval,prior to
acceptance of plans for building plan check. All applicable structures shall be
painted in conformance with the approved color(s) prior to final inspection.
Planning Commission
August 12, 1998
Lands of Nuveen Construction
Page 8
6. At the time of foundation inspection(s), the location, and elevation of the new
residence shall be certified in writing by a registered civil engineer or licensed
land surveyor as being in/at the approved locations and elevations shown on the
approved site development plan. At the time of framing, the height of the
structure shall be similarly certified as being at the height shown on the approved
site development plan. The hardscape, driveway and pool locations shall also be
certified at time of installation.
7. The outdoor lighting locations are approved as shown on the floor plans. Any
changes to the lighting plan requires approval by the Planning Department prior to
installation. Lighting specifications shall be submitted for Planning Department
approval prior to acceptance of plans for building plan check. Lighting shall be
down shielded, low wattage, shall not encroach or reflect on adjacent properties,
and the source of the lighting shall not be visible from off the site. Lighting shall
not be located within setbacks unless it can be demonstrated that it is needed for
safety.
8. Any significant trees shall be fenced at the dripline, prior to commencement of
any grading or construction. The fencing shall be of a material and structure to
clearly delineate the driplines. Town staff must inspect and approve the fencing
prior to issuance of any building permits. The fencing must remain throughout
the course of construction. No storage of equipment, vehicles or debris shall be
allowed within the dripline of the fenced trees.
B. ENGINEERING DEPARTMENT:
9. As recommended by Cotton, Shires & Associates in their report dated July 30,
1998, the applicant shall comply with the following:
a. The project geotechnical consultant shall update their 1994 report for
consistency with currently accepted geotechnical design criteria within the
Town and the approximate limits of fill excavation shall be clarified and
any revised recommendations made. A letter or report shall be submitted
and approved by the Town geotechnical consultant,prior to acceptance of
plans for building plan check.
b. The project geotechnical consultant shall review and approve all
geotechnical aspects of the project and summarize the results of their plan
review in a letter to be submitted to the Town,prior to acceptance of plans
for building plan check.
Planning Commission
August 12, 1998
Lands of Nuveen Construction
Page 9
c. The project geotechnical consultant shall describe the results of
inspections and as-built conditions of the project in a letter to be submitted
to the Town Engineering Department prior to final inspection.
For further details on the above requirements, please reference the memorandum
from Cotton, Shires & Associates dated July 30, 1998.
10. Any damage to the existing path along Purissima Road shall be repaired to the
satisfaction of the City Engineer, prior to final inspection.
11. The site drainage associated with the development shall be designed as surface
flow wherever possible to avoid concentration of the runoff. The proposed
drainage shall be designed to maintain the existing flow patterns. A final grading
and drainage plan that has been stamped and signed by a registered civil engineer
shall be submitted and approved by the Engineering Department prior to
acceptance of plans for building plan check. The plans shall show the relocation
of drainage lines so that no improvements are closer than 10 feet to any property
line. Final grading and drainage shall be inspected by the Engineering
Department and any deficiencies corrected to the satisfaction of the Engineering
Department prior to final inspection. A letter shall be submitted from the project
engineer stating that the drainage improvements were installed as shown on the
approved plans and in accordance with their recommendations prior to final
inspection.
12. Any, and all, changes to the approved grading and drainage plan shall be
submitted as revisions from the project engineer and shall first be approved by the
Town Engineering Department. No grading shall take place during the grading
moratorium (November 1 to April 1) except with prior approval from the City
Engineer. No grading shall take place within ten feet of any property line except
to allow for the construction of the driveway access.
13. All public utility services serving this property shall be placed underground.
14. An erosion and sediment control plan shall be submitted for review and approval
by the Engineering Department prior to acceptance of plans for building plan
check. The contractor and the property owner shall comply with all appropriate
requirements of the Town's NPDES permit relative to grading and
erosion/sediment control. The first 100 feet of the driveway 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.
Planning Commission
August 12, 1998
Lands of Nuveen Construction
Page 10
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 Samuel Lane, Purissima Road and
surrounding roadways; storage of construction materials; placement of sanitary
facilities; clean-up area; parking for construction vehicles; and parking for
construction personnel. A debris box (trash dumpster) shall be placed on site for
collection of construction debris. Arrangements must be made with the Los Altos
Garbage Company for the debris box, since they have a franchise with the Town
and no other hauler is allowed within the Town limits.
16. The property owner shall inform the Town of any damage and shall repair any
damage caused by the construction of the project to pathways, private driveways,
and public and private roadways, prior to final inspection and release of
occupancy permits and shall provide the Town with photographs of the existing
conditions of the roadways and pathways, prior to acceptance of plans for
building plan check.
17. The driveway shall be fully constructed to the satisfaction of the City Engineer,
prior to final inspection.
18. A permit for the septic system shall be issued by the Santa Clara County Health
Department prior to acceptance of plans for building plan check. All conditions
of the Health Department shall be satisfied prior to final inspection.
19. The construction drawings shall be reviewed by the Santa Clara Valley Water
District and any required permits shall be obtained prior to issuance of any
building permits by the Town.
C. FIRE DEPARTMENT
20. The property address shall be placed so that it is clearly visible and legible from
Samuel Lane. Numbers shall contrast with the background and shall be a
minimum of four inches high.
21. The driveway shall be a minimum of 14 feet wide and shall have an unobstructed
vertical clearance of 13 feet six inches. The driveway shall have an all weather
surface that is designed and maintained to support the imposed loads of fire
apparatus (40,000 pounds) and the gradient shall not exceed 15%.
Planning Commission
August 12, 1998
Lands of Nuveen Construction
Page 11
22. An automatic residential fire sprinkler system approved by the Santa Clara County
Fire Department shall be included in the new residence. The details of the
sprinkler system shall be included with construction plans. The plans shall be
stamped and signed by the Fire Department and submitted to the Town, prior to
acceptance of plans for building plan check, and the sprinklers shall be inspected
and approved by the Fire Department, prior to final inspection. The applicant may
propose alternate means of achieving an acceptable water supply in lieu of fire
sprinklers, subject to the approval of the Fire Department.
23. An approved fire turnaround shall be provided on the site. The final driveway
design shall be approved by the Fire Department prior to acceptance of plans for
building plan check.
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 5, 7, 9a and b, 11, 14, 15, 16, 18, 22 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.
Protective tree fencing shall be installed and approved by the Planning Department, prior
to issuance of any building permits.
Properties residing within the Los Altos or Palo Alto School District boundaries must pay
School District fees before receiving their building permit from Los Altos Hills. The
applicant must take a copy of Worksheet #2 to the school district office(s), pay the
appropriate fees, and provide the Town with a copy of their receipts.
NOTE: The Site Development permit is valid for one year from the approval date (until August
12, 1999). All required building permits must be obtained within that year and work on items
not requiring a building permit shall begin within one year and completed within two years.
- ATTACHMENT 2
Mr. Shannon Paboojian
June 30, 1995
Page 4
Land and Easement Dedication
14. A 10 foot wide pathway easement shall be granted to the public along the
northerly property line of the subdivision from Purissima Road to the
northeast corner of the property. The easement shall be kept clear of
obstacles, vegetation and obstructions. The dedication shall be
accomplished as part of the subdivision Final Map.
15. The Final Map shall provide for the requested easements to all utility
companies, including but not limited to: Pacific Bell, Pacific Gas &
Electric Company and cable television.
16. The subdivision C.C.&R.'s shall be reviewed by the City Attorney for
approval of the conditions and restrictions concerning the restriction of a
house design with a maximum of 4 allowable bedrooms as recommended
by the County Health Department for proposed Lot No. 2 & 3, and the
restriction of a house design-with a maximum of 6 allowable bedrooms
and a maximum floor area of 6,000 square feet for proposed Lots No. 1.
The C.C.&R.'s shall also indicate that fire sprinklers are to be installed in
all new residences for these proposed properties if required by the fire
department, that the driveway designs for Lots No. 1 and 2 shall be
designed for a fire truck turnaround at each terminus, and that the
foundation design for Lots No. 1 and 2 shall be restricted to type II
foundations as defined by the Town's Municipal Code. The C.C.&R.'s
shall include the statement that Site conditions on the Project require that
the design and development of each lot in the Project be carefully
reviewed by the Town of Los Altos Hills in connection with issuing a site
development permit. In connection with approving the tentative
subdivision map, the Town has informed Declarant that the development
area and the floor area for each lot in the Project will be restricted due to
various factors, including topography and required setbacks. The future
developer of any lot may not be able to utilize the Maximum
Development Area, the Maximum Floor Area and the Maximum Height
Allowance for such lot as set out in the Town's Municipal Code. The
C.C.&R.'s shall include provisions for the maintenance of the natural
drainage swale that is located on Lots No. 1 and 3.
17. The applicant shall be permitted to prepare a bridge construction and
right of way improvements reimbursement agreement for reimbursement
from 27575 Purissima Road in the event that said property subdivides.
The agreement shall be prepared by the applicant and shall be reviewed
and approved by the City Attorney. Said agreement will extend for a
period not greater than 10 years.
JUL-30-S8 15: 16 FROM:COTTON SHIRES ASSOC ID:4083541852 PAGE 1/1
• Cotton, Shires & Associates, Inc. ATTACHMENT 3
330 Village Lane, Los Gatos, California 95030-7218 Phone: (408) 354-5542 FAX: 354-1852
TO: ____S-1,,..7. bA VCS PHONE
FAX:
0 r•••44 F Los A r-Tes (+ILLS DAVE: 7- 30'-42
TIME:
PROJECT: N..age,. to4, ( 4-3 NUMBER: 2 6-`I 7s.
4'4.+:17Kve-s4-6(e) &c4-2.9, q
w (e14-kSSoa. 4r.c.Ja•s 4 1D?,,- .t'►'a..,s
Gc/4 j.d 3 , cltd- L S-•cg-4g
COMMENTS: / 1
Z yam- Wim. Gd 4- ait.ae "F5 . StC, (-7"..
riS
cri ('z°�'�"�" ‘7111•1.49--- 2' (o f5• (-�6c..Pitret_
4-- 8..,e4 rt.v„e_ei &fire_
leorA-5e- s C-1-e— Le-f- I Cs �. �i s
w ( ( a -r-o Pse- cg":0 Pio
tt z- - cs /1(5" 201,4177—
k ez i47 S,�a p t2.B,b..�,.rw LC ct rs0'6 �
ittis 644--l Issues-- cO'.(C. re d4 1 h 4- (4 t ioi.2.- re.-14.r Kt
oZ st cam-}-- ( p 4-x+8-'- I":4)5 414e-
• l r - 1« s�-f- rbc . f-aE
u[re •
t J'_
06 CC '
.�`. ke-.,id-A.r "tti-z- (41/K r r . -
Ge.-sjsa-e-rste�' ' Y cicpd-c.c( "Cee-4..,A-cc.;-(2 C .�cc
d,e s ( �cdt� w c' �_�. ���
d424 c.�zi `ftt._ lc _a;4-5
�ccKL
Gtrs� s���- �- (•c<<r.� �� cr,
re.c. s .�c�Kcc1 � s.tbd-z<r 1•. cN
FROM:
07/30/98 10:59 ^0408 378 9342 CFPD 41002/005
ATTACHMENT 4
0. °6- FIRE DEPARTMENT
1141,140/1 SANTA A CLARA COUNTY I CONTROL NUMBER
'EST.19Y7IP' 14700 Winchester Blvd., Los Gatos, CA 95032-1818 BLDG PERMIT NUMBER
COURTESY b SERVICE (408)378-4010(phone) • (408) 378-9342 (fax) g g. 17 3 2
PLAN REVIEW NUMBER
FILE NUMBER 127-98-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of plans fora new single family dwelling.
Planner: Suzanne Davis
UFC 1. Required Fire Flow: Required fire flow for this project is 2000 GPM at 20 psi
7, pendix
L> A residual pressure.
LFC 2. Required Fire Flow Option (Single Family Dwellings): Provide required fire
9)3.2 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.
iFC 3. Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway
902.2.2with 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. Fire Department (Engine) Driveway Turn-around Required: Provide an
9(12.2_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.
iISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
I,AH Q Q 0 0 0 WHALEY & ASSOCIATES 06/22/98 1 of 2
S°CJELOOR AREA LOAD DESCRIPTION BY
LOT 3 Residential Development Hokanson,Wayne
I WME OF PROJECT LOCATION
LANDS OF NUVEEN CONST 27589 Samuel 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
07/30/98 11:00 V408 378 9342 CFPD ijuusiuuo .
CLARA
•tP °°6- FIRE DEPARTMENT
L li ' SANTA CLARA COUNTY CONTROL NUMBER
7947. 14700 Winchester Blvd., Los Gatos, CA 95032-1818 BLDG PERMfrNUMBER
COILRTESY&SERVICE (408)378-4010(phone)• (408)378-9342 (fax) 98- 1732
PLAN REVIEW NUMBER p n C
FILE NUMBER 127-98-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
sof 3 5. Timing of Required Driveway Installations: 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. Clearance for building permits also may be held until installations are
completed.
1JFC 6. Premises Identification: Approved numbers or addresses shall be placed on all
01.4.4 new and existing buildings in such a position as to be plainly visible and legible
from the street or road fronting the property. Numbers shall contrast with
their background and be a minimum of four inches in height.
•
—DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH ❑ ❑ 0 0 0 WHALEY & ASSOCIATES 06/22/98 2 OF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
_OT 3 Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF NUVEEN CONST 27589 Samuel 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
ATTACHMENT 5
Santa Clara Valley Water District
5750 ALMADEN EXPRESSWAY
SAN JOSE, CA 95118-3686
TELEPHONE (408)265-2600
•
FACSIMILE (408)266-0271 I .;
www.scvwd .dst.ca. Us
AN EQUAL OPPORTUNITY EMPLOYER AU:'d — 3 1998
August 3, 1998
Ms. Suzanne Davis
Planner
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Dear Ms. Davis:
Subject: Lands of Nuveen Construction at 27589 Samuel Lane, Town of Los Altos Hills
File 127-98-ZP-SD-GD
The Santa Clara Valley Water District (District) has reviewed the site plan for thesubject property,
received on June 19, 1998.
Current Federal Emergency Management Agency (FEMA) maps show the majority of the site is in
Zone B. The 100-year flow through the site is contained within Deer Creek.
The site plan shows a proposed sanitary sewer line overcrossing Deer Creek at the Samuel Lane bridge.
Details of the sewer line and its placement on the bridge should be sent for our review.
The plan also shows a septic field located 50 feet from Deer Creek. The septic field must be a minimum
of 100 feet from Deer Creek as per San Francisco Bay Regional Water Quality Control Board
requirements.
The plan shows a number of proposed storm drains on the site. Detailed drainage plans should be sent
for our review. The plans do not show the direction of flow, nor the discharge location of the on-site
storm drains. There should be no overbank drainage from the developed portion of the site.
There is a proposed residence adjacent to Deer Creek. The residence should be located outside the 2:1
slope setback from the toe of the creek as it may be subject to damage from erosion of the creek. The
District recommends that a geotechnical report be done on the site to assess slope stability adjacent to
the creek. Revised improvement plans should clearly label the top of the creek banks and the toe of the
creek on the topography map. Cross sections of the creek adjacent to the proposed residence should be
provided which show: (1) top of bank, (2) toe of the creek, (3) 1 percent water surface elevation,
(4) proposed cut/fill, and (5) the proposed residence. The cross sections should be drawn to scale.
recycled paper
Ms. Suzanne Davis 2 August 3, 1998
Any construction adjacent to Deer Creek requires a District permit, as per District Ordinance 83-2.
Revised improvement plans, including grading, drainage, and landscaping should be sent for our review
and issuance of a permit prior to the start of construction.
District records show no wells on the site. In accordance with District Ordinance 90-1, the owner should
show any existing well(s) on the plans. The well(s) should be properly registered with the District and
either be maintained or abandoned in accordance with the District's standards. Property owners or their
representative should contact Mr. David Zozaya at (408) 265-2607, extension 2650, for more information
regarding well permits and the registering or abandonment of any wells.
Sincerely,
Sue A. Tippets, P. E.
Supervising Engineer
Community Projects Review Unit
cc: Whaley and Associates
220 State Street, Suite 10
Los Altos, CA 94022
ATTACHMENT G.
ENVIRONMENTAL`DESIGN COMMITTEE �� 199
• NEW RESIDENCE EVALUATION
/V. fpE wer)
. VV Y�Sj id Sl LOS f`i l' 1 Y,•La
Applicant's Name:
Address: C CT? ��'1�% e < �
Reviewed by: Z:bA" �T � �' Date: . 7 7
Existing Trees: (Comment on size, type, condition, location with respect to building
• site. Recommended protection during construction.)
Proposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
Creeks and drainage: (Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
0-7,/" ay^
%fry,"
• Siting_: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) _
RO
•
Other Comments: .477
•
08/04/1998 11: 02 4159495404BARRAGER
_ ATTACNE4i
. , 2
property and provide a pathway easement at
25625 O'Keefe Lane;' Lands of Borns least 10 feet wide that encompasses this
Construction: Restore II-B path along route. 1/26/98
O'Keefe Lane. Invite donation of a 10 foot Ridge Road; Lands of.
pathway easement along either the Northern 119721Rhus re der. 1/26/98
or Eastern boundary of the property, to q
connect the cul-de-sac: to the pathway next 13474 Robleda Road; Lands of
to the freeway. 6:22/98Danver: No request. 3/23/98
25665 O'Keefe Lane: Lands of Euro 27585 Samuel Lane; Lands of Nuveen
Development: Restore II-B path along Construction: No request. 6/22/98
O'Keefe Lane. Invite donation of a 10 foot
easement along the Western boundary of the 27589 Samuel Lane; Lands of Nuveen
property to connect the cul-de-sac to the Construction: Restore II-B path along
pathway next to the freeway. 6/22/98 Purissima Road. 6/22/98
, 24004 Oak Knoll Circle; Lands of 26062 Scarff Way; Lands of Scuff:
Gorman: Restore II-B path along Oak Dedicate a 10 foot pathway easement along
Knoll Circle: construct, a II-B path along the South boundary from Scarff Way to .
Stonebrook from Oak Knoll Circle to a point Esther Clark Park and construct a II-6 path
opposite the beginning of the I1-B path on within this easement connecting to the
the West side of Stonebrook and from that existing sidepath along Scarff Way.
point construct a native path at the toe of the 4/27/98
slope along Stonebrook connecting to the .
27760 Sherlock Road; Lands of
existing native path leading to Juan Prado Huang: Provide a pathway easement on
Mesa Preserve 1/26/98 Sherlock. 3/23/98
24028 Oak Knoll Circle; Lands of 27766 Stirrup; Lands of Earnest:
Shum and Teng: Restore II-B path. Roughen driveway if needed. 7/27/98
7/27/98 24300 Summerhill Road; Lands of
26960 Orchard Hill Lane; Lands of .
Kamanger: Construct II-B path separated
Davison: No request to Planning , from Summerhill by 5 feet; grant easement
Commi:;:;icon. Request to Town for letter to if needed. 4/27/98
home owners. 7/27/98
26870 Taafe Road; Lands of Lo:
11030 Magdalena Avenue;. Lands of Restore II-B path along Taafe Road.
Allison: No request. 4/27/98 5/21 /98
14470 Manuella; Lands of Kwong: 26990 Taste Road; Lands of Gaffer:
Construct II-B path along Manuella. No request. 4/27/98
3/23/98
13700 Wildflower Lane; Lands of
12580 Miraloma Way: Lands of Danaher: Grant pathway easement.
Harari: No requrst 1/26/98 6/22/98, 7/27/98
11471 Page Mill Road; Lands of 13737 Wildflower Lane; Lands of
Wilson: Provide sufficient easement along Seufferlein: Construct ll-B path using
Page Mill Road to encompass at least 10 feet curb as one header. Grant pathway easement
from this top of the bank and construct a if needed. 7/27/98
native path along this route; construct an
off-road native path on the South side of
Buena Vista Drive beginning about 50 feet
from Page Mill Road and ending adjacent to
Buena Vista at the East boundary of the
AUG 04 '98 12:39PM IDT RISC MPR P.2/4
ATTACHMENT e
To: Jeff Peterson, city Engineer '
Sheryl Proft, Asst. City Engineer
cc: Nader Zatparvar
Developer, Samuel Lane,
Los Altos Hills, Calif
Fm: David J. & Arlene I. Pilling
12849 Canario Way, Los Altos Hills,.
Calif. 94022
Sj : Run Off Calculations for Lot 3 on
Samuel Lane.
We recommend the development of Lots 1 and 3
by Nader Zatparvar on Samuel Lane based on your
approval of the SD calcs provided by Lea & Sung
Engineering, Inc. dated 7-29-98.
Sheryl Proft voiced her approval of these calculations
by phone on 7-30-98. The SD calculations point out
that the 12 inch PVC pipe is more than adequate to
handle the run off from the acreage above the property
under development for the serious storms we have experienced
in the last 20 years.
We appreciate the efforts of Nader Zatparvar in providing
this information and reviewing his plans with us. We
hope that the Town of Los Altos Hills will support his
efforts. We have no other issues with regard to this development.
/ /-
Da d J. Pil •ng Arlene I. Pilling
e
•
ATTACHMENT-9—
TOWN
ITACHME 9TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT •
26379 Fremont Road•Los Altos Hills,California 94022•(650)941-7222•FAX(650)941-3160
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION • /� `
PROPERTY OWNER'S NAME ,t/096 � �f
A �A /j )x � 'T PA-a `V 4/
PROPERLY ADDRESS, /ao 5 667 gA u ë t. ci -/s c
CALCULTED BY JE
t/L. C kerf'[c 1 Arra e��-� DAl4
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage(from Part 2.A.) S25-1 - s-4
B. Decking
C. Driveway and Parking
(Measured 100'along centerline) 32.6o 32 op
D. Patios and Wallcways 12, co
E. Tennis Court
F. Pool and Decking 300 3-cr0
G. Accessory Buildings (from Part B)
H. Any other coverage
TOTALS D0 CT 00
Maximum Development Area Allowed-MDA(from Worksheet#1) S 6 4 0
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor 34 0 E3 3401?
b. 2nd Floor. - l :t 9.6
c. Attic and Basement
d. Garage
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor. : '
c. Attic and Basement
TOTALS
Maximum Floor Area Allowed-MFA(from Worksheet#1) C4 4 I
•
TOWN USE ONLY I CHECKED BY {�l7an tjs.1i,$ DATE �L�Q
i 8/6/97